15/02/10 – Toronto – Apt./Lofts

jim baer

Matthew

thanks for the recognition and kudos last week. i am sure it is for my brilliant designs and insightful comments and not my limited culinary contributions! :) i will revel in my slowhomeness all week….

P.S. the pronunciation was spot on.

MollyK

Comment: Walkscore of 92/100
Kitchen has little storage and counter space.
Bathrooms too small for storage and counter space.
No Study–did not penalize (scored it ’1′)
Parking underground
Corner space probably better than interior units.

Project Name: L2A

Size: 730 sq ft

Project Address: Tridel: 300 Front Street West, Toronto Canada

Project URL: http://www.tridel.com/300front/loft/l2a_suite.php

Slow Home Test Score: 18

John Brown

Good morning everyone.
I anticipate a “slow” day on the site today because of the Family Day weekend in some parts of Canada and President’s Day in the United States.

Have a happy holiday!

John Brown

For those of you that do post today, your results will not be reflected on the map until tomorrow as our offices are closed.

Frank

Here is a link to a number of condo project websites in the Toronto area.

http://www.condolifemag.com/Builders/ProjectLinks.aspx

MollyK

Comment: Walkscore 92/100
Selected interior unit which scored lower (not surprising). Given its orientation (Context) I felt the sunlight would be minimal at best, making the living space dark. Scored ’0′
Was flexible with ‘outdoor living’ considering the type of residence.
Liked use of sliding doors in bedroom for privacy and openness.
Laundry just not functional in present location.

Project Name: L1G

Size: 490 sq ft

Project Address: Tridel: 300 Front Street West, Toronto Canada

Project URL: http://www.tridel.com/300front/loft/l1g_suite.php

Slow Home Test Score: 13

MollyK

Comment: Walkscore 92/100
Context score reflects East sun with large window and balcony
Kitchen space not utilized properly and makes dining ‘iffy.’ Therefore, scored kitchen ’0′ but dining got a ’1′.

Project Name: 1J+D

Size: 667 sq ft

Project Address: Tridel: 300 Front Street West, Toronto, Canada

Project URL: http://www.tridel.com/300front/p1b/1jd_suite.php

Slow Home Test Score: 16

MollyK

Comment: Walkscore 92/100
Context: floorplan a little quirky with separation of bedrooms but master has more privacy because of its placement. some wasted space but nothing to cause penality.
Entry failed to use space wisely–disappointing.
Kitchen has same problem as all other units I’ve scored–not thoughtfully planned thus counter space is reduced. Feels like a cookie-cutter design used throughout units.
Laundry feels like an afterthought. Disappointing since the loft has 2 bedrooms which means more laundry!
Finally, would be nice to incorporate a wall screen between the dining and kitchen when eating…it could be engineered to retract into the wall beside the frig when not in use!!!! Now that’s good use of form and function.

Project Name: 2C+D

Size: 988 sq ft

Project Address: Tridel: 300 Front Street West, Toronto Canada

Project URL: http://www.tridel.com/300front/p2b/2cd_suite.php

Slow Home Test Score: 17

Mid America Mom

Comment: Hi everyone!
Welcome to Toronto.

*in light of the changes to the test with adding environment my first plan will reflect this. It comes from the first phase of the massive redevelopment of Regent Park. Regent Park is a community of public housing downtown.

Little about it- They are taking the 50′s community of public housing and changing it apartments AND lower cost Condo units, there will be new amenities in the area such as arts center and pool, adding commercial spaces. The One Cole by Daniels – http://www.onecole.ca … are LEED gold and will feature a massive 3rd floor rooftop park!

*The first plan you will need to scroll down in the internet link for the plan- the coleman.

-The location is great (though the neighborhood is not the most safe right now). The streetcar is right on the corner and a nice grocery, low cost restaurant, and bank is right there. A school is nearby. -The Coleman unit faces South and East in the WEST building and you will notice that it will overlook the large rooftop park.. great views there.
-The sleeping and living spaces are divided to two sides of this corner unit. The hallway to get from the entry to the farthest space is minimal.
-Bike storage is on site, low e glass, energystar appliances, low VOC paints are some of the green features of this LEED building.
-The entry has a nice closet, looks to be 5 wide and can handle a small hall table if needed.
-THe living space has wonderful light and you can fit some nice pieces in the space.
-The balcony is NOT shallow and the entry is from the dining area but out of the way of furniture.
-The kitchen has a nice counter next to the sink. The back wall looks to have 12″ depth cabs up to down versus a blank wall.
-Dining can be from stools or placing your table right next . There is slider to the outdoor space here.
-The Master has two closets though I think the one would be better for linen. Entry to the ensuite is NOT from the bed area- YEAH! My issue here is the small window and it needs to be a little larger. The second bedroom is fine for a single bed and that window is nice.
-Bathroom are not oversided and placed well in relation to the bedrooms. Wish we had a little more counter space but they work.
-No study
-laundry- it is in a closet that swings into the main traffic pattern. Besides no where to put a basket- it would work better if the swing was to the second bedroom.
-Parking is available if not already included.
For the size this plan smartly packs what it has.

Project Name: One Cole

Size: 864- the Coleman

Project Address: 500 dundas street east toronto on

Project URL: http://www.onecole.ca/pdf/fp/west/The_Winchester.pdf

Slow Home Test Score: 18

MollyK

Comment: Walkscore 92/100
This floorplan was the most frustrating for me.
Context score ’2′ yet even with nice West light and windows this loft will be dark during the morning hours. In Toronto that would make me feel cold for a good portion of the day. Perplexing situation.
Blind,narrow entry scored ’0′ yet it looks to be a victim of the main corridor floorplan. Could be mechanical rooms adjacent to it…can’t tell what the rooms are. Hmmm…hope there’s sound-proof insulation between this loft and those rooms.
Kitchen…again the same cookie-cutter design
Dining scored ’1′ but felt like it was floating. Struggled with this.
Bedrooms scored ’0′…abused use of space in Master closet that should have been allocated to poor laundry…smaller bedroom furniture layout concerns me since the side table is drawn against the closet door.
Laundry…an afterthought.
Somebody will probably disagree with my score of the bedrooms and that’s o.k. I’m not sure how to score the space issues anyway.

Project Name: Loft 2H

Size: 885 sq ft

Project Address: Tridel: 300 Front Street West, Toronto, Canada

Project URL: http://www.tridel.com/300front/p2b/2h_suite.php

Slow Home Test Score: 16

MollyK

There are additional floorplans at http://www.tridel.com/300front/sales.php that could be scored. I’d be interested to see what other people thought.

Terri

John & Matthew;
You’ve made excellent revisions to the Slow Home Test. I’m looking forward to trying it out. I can’t believe that the entry for that TO apt was labelled as study–a new low in marketing.

Terri

Comment: The kitchen is too cramped for 1024 SF; the wide space for entry/laundry might also be sold as study space (so I put 0 for study).
I don’t like the bedroom doorway coming from the living area (possibly the walk-in closet area could have been used instead). Generally, though, the orientation (south and east) and the continuous balcony make this quite a liveable unit.

Project Name: Tower2D+D

Size: 1024SF

Project Address: 300 Front St. W, Toronto

Project URL: http://www.tridel.com/300front/p2b/2dd_suite.php

Slow Home Test Score: 18

Terri

MollyK,
Thanks for the link to 300 Front St. W. I took your suggestion to evaluate another unit. I agree with your assessment of 2H; I may not have offered 1 for dining, as the table is basically at a traffic junction…

MollyK

Terri,
Yes, I sat (literally) a long time pondering that area of the plan. I have problems in general with ‘floating’ dining areas. They are particularly conspicuous in small plans like lofts/apartments…not so much so when square footage is larger. If you happen to look at any other plans at 300 Front ST. W. let me know what you think of the kitchen. I don’t want to bias anyone but I found the same design repeated throughout the floorplans I examined. I struggle with being too critical of counter space. My perspective is that having the right number of appliances in the kitchen doesn’t mean there is enough room to work adequately. So give me your perspective in this area.
Actually, anybody can give me some perspective in this area. The floor is open (no pun intended).

Mid America Mom

Comment: Hi Molly and Terri Tridel has a LEED Silver registered building, Nuvo 2, at their Essex development in a suburb next to Toronto- Etobicoke.

Good- This unit is at the end and gets light from all directions. For a one level condo there is a surprise in THREE balconies. Kitchen is a good size and the U shape (I love that shape). We see a laundry ROOM that even has a sink! The baths are good size and the counter can handle a double sink in the master.

Not so good things:
Walk score is 65. This building is so close to the transit line to Toronto but shops are a little farther then we would like. I could not give them the point. The master bedroom layout- you look right into the bath and we have two walk in closets. One of the secondary bedrooms has a shallow walk in closet. You would think these people spend more time eating than anything LOL! Three eating areas- breakfast bar, nook, and dining space. The nook has wonderful light BUT it is NOT large enough to handle a 4 seat table, bar stools, and the traffic flow to a balcony (maybe a bistro table.)

If this home was a little closer to the Islington and Bloor intersection it would be more walkable. We have friends right there and many folks do not have a car.

Project Name: Nuvo 2

Size: 1791- the S4

Project Address: 25 Viking Road Etobicoke ON

Project URL: http://www.tridel.com/nuvo2/s2/s4_suite.php

Slow Home Test Score: 15

MollyK

M.A.M
What’s the square footage of Nuvo2? I thought 1000 sq ft was the cut-off. But an impressive layout none the less.
Since you have friends near there answer me a question…do you know if it is typical for these high-rise buildings not to have parking lots since the locations are so walkable?

Mid America Mom

Comment: Project from Baird Sampson Neuert Architects. The sales centre is quite a sight :) for sore eyes. It was designed by Will Alsop. The plans is to keep it intact after. Here is a shot of the sale centre – http://www.worldarchitecturenews.com/index.php?fuseaction=wanappln.projectview&upload_id=390

This development is another Green, LEED, project in Downtown Toronto. These lofts are in an up and coming area, artist centric neighborhood in the western part. Area developments have had some controversy as some feel the area is losing its flavor and yes the affordability. But what is nice is that in partnership with a community group the first three floors of this project will be rented as artist live/work spaces.

GOOD- Walk is 89. This corner unit faces south and east and the windows bring plenty of that light in. The main living area is ample and plenty of connection to outside with those windows.

Bad- the second bedroom suffers from a small closet and a PILLAR in the corner that looks to take 2 feet round space. And how are we supposed to clean the dust bunnies from behind that? The entry is narrow and the front door conflicts with the second bath door. The kitchen is a galley when it does not need to be. ***You will find with most new construction in TO that galley kitchens, regardless of price point, is a popular layout of builders I contend (who really likes these? oh yeah those who do not cook).*** The balcony is too shallow.

What I was not sure with was the organization point. The beds off to one side and those spaces that really do not need light – baths and kitchen are on the interior wall. The balcony door is in the middle which works. What is not so great is walking through the kitchen to get to the bedrooms. I am going to say no.

I will see if anything else is of interest here.

Project Name: West Side lofts- The curve

Size: 725 -sq feet Loft 14

Project Address: 1151 Queen Street West Toronto ON

Project URL: http://www.westsidelofts.ca/725sqft-L14.pdf

Slow Home Test Score: 14

Mid America Mom

Hi Molly. You are right this is above 1000- to the 1800 or so range. You are right in LA John mentioned a ceiling but there was no mention this week. JOHN or MATTHEW? I was trying to follow 1000 sq foot guideline in Toronto. What is your call on footage?
I stumbled on this with delight however. It is very rare to find a condo with three ACTUAL bedrooms (closet and window and not like 8 by 8), be new or old, and they are nice sized! In new construction we see two bedrooms plus DEN (most just as bad as todays example).

Mid America Mom

Oh Molly sorry I forgot on the car question. The area of Bloor and Islington, near Nuvo2, we have plenty of condos and apartments. There is a mix of parking.

As for new construction in Toronto itself I am not easily finding the present requirements. We do have some folks putting these car stackers/elevator type things in and at least one of those rent a car on the go- car share programs- in place.

Terri

Hi Molly,
Yes, I also noticed that the kitchens seemed identical in the apts. at 300. Maybe they got a deal on buying bulk cabinets?;)
This one is too funny–they have a living room chair literally two feet from the kitchen sink–maybe if you tipped the chair back you could get a glass of water without walking.
This is the plan:http://www.tridel.com/300front/loft/l2a_suite.php

Terri

Hi M.A.M.,
I checked out Nuvo2 at Essex. It looks like you found the best plan. S1 and S2 have a dining room at the back, as if you’re not supposed to sit there unless it’s dark outside anyway. The little nook through the galley kitchen would have to do. The galley looks pretty narrow though, so the cook will have to clear out to allow passage.

leo

Comment: I have been generous with this place, although it is really small and lacking storage. The kitchen lacks a good workspace, and the bathroom lacks storage, although given the size of the apartment, I think it is appropriate. The same goes for the entrance: it’s small and tight, and there is potential conflict with the washer dryer, but I think that that is appropriate given the size of the place. Of note, there are only three units of this size, and all are south facing. Overall, given the size constraints, I think it’s a good plan.

Project Name: Couture, Tokyo 557

Size: 557 Sq Ft

Project Address: 600 Jarvis St

Project URL: http://www.monarchgroup.net/Community.aspx?CommunityID=433

Slow Home Test Score: 19

MollyK

Terri,
You may not be too far off with your cabinet prediction. Oh, and very funny about L2A…I scored that loft and didn’t notice that chair. What a hoot! The logical chair for that location is the “classic” and “timeless” big recliner! I’m thinking mustard-yellow naugahyde (or is ‘pleather’ more politically correct?).

M.A.M,
Thanks for the car information. Check out my recliner in Tridel L2A for a good laugh. Sometimes you just need to laugh during all this serious scoring.

Mid America Mom

LEO- I was going to post the 964 plan at Monarch but maybe you can? I was thinking this would be around a 15… let me know what you think.

MOLLY- LOL. Oh that chair.

Hum-we cannot see how someone scored only the final number (well I use firefox maybe that is why?). By your comments I see the kitchen and baths were problematic in this plan. I think you were a little generous though. That living and dining space just shrinks because of the kitchen. OH Redesign idea. Ditch one of the baths, make the other bigger, and thereby gain some needed space for a kitchen!

Frances Grant-Feriancek

Comment: I love the abundance of glass in this unit. The veiw of Lake Ontario may be partial it will depend on what will be beside it. My only concern is the entry, it feels like you walk directly into the kitchen in an otherwise wonderful layout.
I didn’t see any nod to sustainable building methods or materials, too bad.

Project Name: Pier 27 Condominiums

Size: 890sq ft

Project Address: Unit 2 Level 6, 25 Queens Quay East

Project URL: http://www.listofcondo.com/Pier_27_Condominiums/page_1991642.html

Slow Home Test Score: 17

Mid America Mom

Folks just looked at that Tower2D+D at the Tridel 300. I think we could hold a small party outside of the hall bathroom. Am I seeing those dimensions correctly- 13 by 7?

Terri you are right about those walk through galley kitchens they have in the other plans – YUCK. But then I love U … meaning U shaped kitchens ;) . I had one, once. Nice size with an island. Of course it even needed modifications. I had the builder move the island more toward the center of the room (originally they left only about 3 feet between it and the dishwasher and sink!) and eliminated the breakfast bar overhang which had a person almost with their back into the refrigerator.

Mid America Mom

FRaces-
here is the actual site from the developer- http://www.waterlink.ca/main.html

Check out the P015 at 1416 feet. this is the one that does look directly out to the water. I wish they did something with those pillars!

Leo

I’ll do it MAM. Are you the quarterback here? It’s good to see so many people active on the site. With the change of format, it seemed like a ton of people came out of the woodwork to participate. I haven’t been participating much, as I am up to my ears in childcare and renovations (I think we’re already significantly over budget, and we’ve just started!) It’s been a lesson in how things never quite go as planned…

Leo

Comment: I gave this condo a high score, but with some reservations. I think that on many criteria, it only just barely passed the test. The smaller unit is much better designed. My biggest complaint is the smaller bedroom. It’s entry cuts a swath of circulation through the the main living/dining area, greatly reducing the utility of that area. It makes the living/dining area very difficult to furnish, despite it being a really nice space in terms of area and light. The master bedroom is OK, but one can argue that it’s opening off of the entrance is not great either. The actual bedrooms themselves are quite appropriately sized and lit, so it was hard to give it a zero.

I had questions about the bathrooms: both are reasonable, but should there really be two bathrooms? Given how people live in Toronto, I suppose that is what many people would like, but is it “Slow”? I thought they were reasonable enough to give them a passing grade, but it does take up precious space and hinder the overall circulation.

Overall, I would have scored it about a 15 like MAM on impression, but because it barely passes a number of criteria, the overall score is higher.

Project Name: Couture, Paris 964

Size: 964 Sq Ft

Project Address: 600 Jarvis St

Project URL: http://www.monarchgroup.net/Community.aspx?CommunityID=433

Slow Home Test Score: 18

Mid America Mom

Childcare and Reno- I bet many days you look forward to getting some much needed sleep!

Quarterback LOL. Toronto is my adopted home. I stumbled on this project around the new year. We are renting and will be moving later this year to another rental so this is a great learning experience.

*Oh I uncovered a column in the national post newspaper in Canada called constructive criticism. Looks similar to what we have done – http://network.nationalpost.com/NP/blogs/posted-homes/archive/tags/Constructive+Criticism/default.aspx

Mid America Mom

Comment: Yes the name of this development is Giraffe- take a look at the website- http://www.giraffeliving.com

Architect Stephen Teeple. Developer is TAS DesignBuild

The Good: Walk is 89. Nice location near the desirable high park. This project wants to earn LEED silver so is building to those guidelines. I like how everyroom in the apartment can be accessed from the central core area a few steps away from the entry. Living can be easy. The living and dining rooms can handle your furniture. Outdoors are yours with a massive wrap around terrace some of which has a canopy from above. Den could be bigger but with some nice frosted glass doors (or doors with a transom above) it can handle a desk and provide privacy with light.

The Bad: Though I am fine with it (from a privacy standpoint) we have the bedrooms split in this two bed with den plan. The second bedroom closet could run 2 feet more, toward a door, but they choose not to. Why is there a single wall galley kitchen though we have cabinets on two? And why not just go and do the island extension instead of offering as an option.

The ugly: Master bedroom. Great start with room for a bed and dresser and a window that looks to be at least 4 wide with west light. It stops there. We have this narrow hall to a not too deep walk in closet and direct view into non segmented bath. Bathroom two is labeled a powder room though it has the smallest size corner shower I think they could find.

Project Name: Giraffe

Size: 1432

Project Address: 1540 BLOOR STREET WEST TORONTO, ONTARIO

Project URL: http://www.giraffeliving.com/imageData/floorplans/pdfs/g45.pdf

Slow Home Test Score: 15

Mid America Mom

Comment: Another from Giraffe.
A small unit that has a decent size bedroom. Notice no pillar but a boxed space instead. The bathroom has the ability to have a glass partition between the bathtub and bedroom (fine if this is frosted!). The front closet has room for coats and has laundry unit. The terrace spans 14 feet. What would make this work better. 1. Making the kitchen from that builder desirable single wall galley to a L. 2. Reworking the closet and bath spaces.

Project Name: Giraffe

Size: 565

Project Address: 1540 BLOOR STREET WEST TORONTO, ONTARIO

Project URL: http://www.giraffeliving.com/imageData/floorplans/pdfs/g7.pdf

Slow Home Test Score: 18

Anonymous

Comment: The problems here are the following: decks too small; study is a mislabelled space (a cubby next to the entry–right!); the master bedroom access is awkward; the master bath wastes the space, putting the vanity on a plumbing wall for expediency where there’s not enough space for a decent amount of storage.
On the positive: downtown building, which uses high-efficiency boilers for hot water; energy-efficient appliances and fixtures and windows, concrete structure, VOC paints, laminates and natural carpets.

Project Name: Couture, London 977

Size: 977SF

Project Address: 600 Jarvis St. Toronto

Project URL: http://www.monarchgroup.net/Community.aspx?CommunityID=433

Slow Home Test Score: 13

Terri

The above is me.
Leo,
Did you happen to view this project’s promotional video? I should have known with a name like Couture, but really, it’s a little sad (or is it savvy?) to sell a building based on style image (no substance at all).
It seems that they at least provided a lot of glass in these units (low-e, of course).

Terri

M.A.M.,
I just looked at P015 at Waterlink. Lots of glass to enjoy the view. It looks like the person who lives here may not cook–that long counter–where’s the triangle? They probably go out to dinner. Or take long, luxurious baths–what a huge bathroom.

Mid America Mom

Teeri- sorry did not see your post until now. Again a horrible kitchen design. Super bath! Ever had one of those jacuzzi or soaker tubs? My parents have used theirs- once.

MollyK

John & Matthew,
Hope LA is nice. Was looking through the Slow Home Map and Project list and noticed that 4 of my 5 submissions for Toronto Lofts category are missing. I looked through the submissions from Monday and found another submission missing. Did not check any other day…just too many submissions. So what does that mean? If the project is not on the map does that mean you did not get the submission?

Vickie

Comment: walkability score of 98%
west facing balcony. Although it is small, it is adequate considering the size of the condo, and the accessibility from living space.

Project Name: The Curve at Queen West

Size: 505 sq. ft.

Project Address: 1151 Queen Street West

Project URL: http://www.westsidelofts.ca/floor.html

Slow Home Test Score: 17

Vickie

Comment: Walkability score of 88%
Although they have a section about Green Building Program, it doesn’t specify what exactly is energy efficient or how they will minimize environmental impact = no points.

Project Name: ArtScape Triangle Loft / LISGAR PLAN

Size: 775 sq. ft.

Project Address: Sudbury and Abell Streets

Project URL: http://www.artscapetrianglelofts.ca/floor-plan

Slow Home Test Score: 13

Vickie

Comment: Walkability score of 98%
BEDROOM: the way the bedroom is organized in plan with a larger bedside table in the upper corner, makes the door swing into the bed. Maybe removing the chair in the left upper corner and have a similar sized bedside tables would rectify the problem.
BATHROOM – there is no counter space or cabinets – no points.
OUTDOOR LIVING: there is a rooftop terrace and a green roof! See more – http://www.tridel.com/reve/masterplan.php

Project Name: REVE King West, Unit 1D1

Size: n/a

Project Address: 2 Carlton St, Toronto

Project URL: http://www.tridel.com/reve/1bd/1d1_suite.php

Slow Home Test Score: 17

Vickie

Comment: Walkability score of 85%

Project Name: Toy Factory Lofts / one bedroom den

Size: 1480 sq. ft.

Project Address: 43 hanna avenue, toronto

Project URL: http://www.torontolofts.ca/toyfactory/flash/flash.html

Slow Home Test Score: 17

Vickie

Comment: walkability of 85%
The space is there for living and Dining, so gave the points, although I don’t think it has been organized in the best way.

Project Name: Henley Gardens

Size: 1304 sq. ft.

Project Address: 1091 Kingston Rd. Henley Gardens

Project URL: http://www.henleygardens.com/pdffiles/1091KingstonRd-820.pdf

Slow Home Test Score: 11

Vickie

Comment: walkbability score of 43%
Floor plan 006

Project Name: Waterlink at Pier 27 / Unit 006

Size: 692 – 775 sq. ft.

Project Address: Younge st.

Project URL: http://www.waterlink.ca/pier_006.pdf

Slow Home Test Score: 14

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