Raise the Hammer

Based on my detailed reading of the proposed zoning map and the text of the proposed plan I would like to attempt to describe what is actually in the plan for each of the pictures shown in the article above:

• Devenport Street from York: all of these homes would remain zoned as low density residential
• Locke Street North: the two houses depicted could potentially be assembled into a high density residential development fronting onto York incorporating the existing parking lot and one storey law office
• Ray Street North: the two houses depicted could potentially be assembled into a medium density mixed use development fronting onto York, likely incorporating the adjacent Stonewalls parking lot or building
• All of the pictures of homes on Inchbury: maximum 2.5 storey townhouses or apartments would be permitted
• Strathcona Avenue North (1st image): homes on the right hand side would allow maximum 2.5 storey townhomes or apartments; the two last homes on the left hand side could be assembled into a mixed use medium density development fronting onto York (presently a parking lot and the Realtors Association building); the first two homes on the left hand side would remain as presently zoned
• Strathcona Avenue North (2nd image): maximum 2.5 storey townhouses or apartments would be permitted
• Strathcona Avenue North (3rd image): two homes could be assembled into a mixed use medium density development fronting onto York (presently lawn)
• Devenport Street (two images), York Boulevard (two images), Dundurn Street North (three images, note that only the two homes on the left are being rezoned): These two homes on Devenport, five homes on York and two homes on Dundurn could potentially be assembled with the existing parking lot at Devenport and York into a mixed use medium density development fronting onto York

(Some definitions: in the plan medium density is 2-6 stories, with up to 10 if studies indicate it's compatible; and high density is 2-10, with more permitted if studies indicate it's compatible. Read the plan for further details).

So how could this all potentially look if developers actually came and purchased up homes and built new buildings? The following scenario seems like an entirely plausible outcome:

• A six storey apartment building is built at York and Dundurn (replacing 7 existing homes and a parking lot), with ground level retail, perhaps looking something like the Hellenic Apartments on Strathcona and Head
• A nine storey residential apartment building is built at the corner of Locke and York (replacing two homes, a one storey office, and a parking lot), perhaps looking similar to the existing building at Pearl and York but with a larger rear setback from existing homes
• A five storey apartment building is built (replacing the Albanese Branding building, parking lot and the two homes to the south of it), perhaps looking similar to the Hellenic Apartments but with larger setbacks from the homes behind it
• An eight storey apartment building is built (to replace the IMHO awful Realtors Association building along York, and the existing parking lot and two homes), with ground level retail and offices, with residential above, perhaps looking something like the Good Shepherd building, with gradual stepdowns to the homes behind
• Probably nothing happens with the small patches of grass at the north end of Inchbury because the amount of space actually zoned high density is tiny
• And possibly some of the homes between Strathcona Gardens and York boulevard get replaced with townhomes, or perhaps a 2.5 storey apartment, perhaps looking like the home on the SE corner of Head and Dundurn, or perhaps like the student rentals on Strathcona just north of King.

In all honesty, having read the proposed plan in detail, it really doesn't seem too bad to me at all. Frankly, I think it looks pretty good. (And just to be clear, I live right near Locke and Florence). I'd appreciate any corrections to my above assessment if there are errors.