06-26-2022, 08:19 PM
I'm not a fan of the building massing as I don't like rectangular building footprints, but as Vive Development primarily develops rental properties I'll be happy to see this get built if it is approved. They seem to really be attracted to the south-east end of downtown (although this sits slightly outside of it, but it's close enough I'll consider it downtown). While I'm sure a big reason is due to the fact the properties being sold cost less, they also seem to be sincerely interested in reviving and redeveloping this area of the city. They even have their office located in an old historical building at 1020 King.
The materials are going to be a mixed bag but have a lot of emphasis on glass, so it might look okay as long as it doesn't look like a monochromatic monolith like their Lower Kitchener project (hopefully not as they do seem to go with a variety of building styles). 2 floors of commercial space is an interesting feature and more commercial space is always nice to see - especially in this area - as are 2 floor townhouse units. The open courtyard style amenity space could be nice as well...I don't believe there are any projects in the region that have it in the middle of two buildings like this is proposing, at least not newer ones. The parking space to unit ratio is decent as well as it's a shame when developers build parking spaces at a near 1:1 ratio.
Also, the architect(s) used a great idea we often use when building a multi-building project like this which was to put the shorter building nearer the single family homes which will cast fewer shadows and have less of an imposing presence for those living next door. The taller building - which would still cast shadows on single family homes - would at least cause fewer problems as most of the closest buildings are low rise commercial buildings. That should hopefully make it easier to be approved.
The materials are going to be a mixed bag but have a lot of emphasis on glass, so it might look okay as long as it doesn't look like a monochromatic monolith like their Lower Kitchener project (hopefully not as they do seem to go with a variety of building styles). 2 floors of commercial space is an interesting feature and more commercial space is always nice to see - especially in this area - as are 2 floor townhouse units. The open courtyard style amenity space could be nice as well...I don't believe there are any projects in the region that have it in the middle of two buildings like this is proposing, at least not newer ones. The parking space to unit ratio is decent as well as it's a shame when developers build parking spaces at a near 1:1 ratio.
Also, the architect(s) used a great idea we often use when building a multi-building project like this which was to put the shorter building nearer the single family homes which will cast fewer shadows and have less of an imposing presence for those living next door. The taller building - which would still cast shadows on single family homes - would at least cause fewer problems as most of the closest buildings are low rise commercial buildings. That should hopefully make it easier to be approved.