11th + 11th | 138.07m | 44s | Intergulf | Ramsay Worden

General Rating of the project

  • Great

    Votes: 20 24.1%

  • Very good

    Votes: 40 48.2%

  • Good

    Votes: 13 15.7%

  • So so

    Votes: 5 6.0%

  • Not very good

    Votes: 5 6.0%

  • Terrible

    Votes: 0 0.0%
  • Total voters
    83
heritageguy said:
Nice looking building but seems excessively tall for this location
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calapp-01362_141.jpg
 
Mountain Man said:
It's downtown, that's where tall buildings go.
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Closer to the edge of the Beltline. Not against tall buildings in the Beltline but 44 stories seems excessive for this location and dwarfs other buildings in the area - some but built long ago. Are there height restrictions along 10th, 11th and 12th Ave or just based off FAR?
 
heritageguy said:
Closer to the edge of the Beltline. Not against tall buildings in the Beltline but 44 stories seems excessive for this location and dwarfs other buildings in the area - some but built long ago. Are there height restrictions along 10th, 11th and 12th Ave or just based off FAR?
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yo how are NIMBYs literally complaining AFTER the building was built, what are you gonna do, tear it down? smh
 
heritageguy said:
Closer to the edge of the Beltline. Not against tall buildings in the Beltline but 44 stories seems excessive for this location and dwarfs other buildings in the area - some but built long ago. Are there height restrictions along 10th, 11th and 12th Ave or just based off FAR?
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There are height restrictions along 10th and 11th, but they are fairly liberal based on FAR. Some of the highest FAR numbers are along those stretches, FAR values of 8 and 12 IIRC.
 
UrbanRED said:
yo how are NIMBYs literally complaining AFTER the building was built, what are you gonna do, tear it down? smh
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Not at all the case. Dense infill>greenfield dev. Just wondered why 44 stories? 10 stories shorter would visually fit the neighborhood better and still provide a lot of homes.
Cowtown said:
There are height restrictions along 10th and 11th, but they are fairly liberal based on FAR. Some of the highest FAR numbers are along those stretches, FAR values of 8 and 12 IIRC.
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Thanks for the info. Just reading into the zoning bylaw and it looks like most similar sites to this have CC-X zoning and it says no height restrictions for sites with this zoning. Max FAR is supposed to be 5.0 but it looks like you can get bonused density up to a max of 12.0 . Huge discrepancy. Was a variance given to Cidex to get so much density or did they have to buy the extra density or pay for some type of public amenity?
 
heritageguy said:
Closer to the edge of the Beltline. Not against tall buildings in the Beltline but 44 stories seems excessive for this location and dwarfs other buildings in the area - some but built long ago. Are there height restrictions along 10th, 11th and 12th Ave or just based off FAR?
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What's ironic is that all of the buildings it dwarfs that were built long ago were themselves dwarfing much older buildings when they were built. The 7-10 storey apartment and office buildings in the area demolished a bunch of single family housing, and were 5-10 times as tall as the buildings in the area. By that standard, 44 stories across from 7 isn't excessive at all, it just fits in with traditional local practice.

1969 - the tallest building in the area is probably Connaught School, it's primarily SFD:
1645206998541.png


1982: A bunch of out-of-scale, excessively tall buildings dwarfing the remaining single family stock:
1645207105890.png



heritageguy said:
Not at all the case. Dense infill>greenfield dev. Just wondered why 44 stories? 10 stories shorter would visually fit the neighborhood better and still provide a lot of homes.
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I disagree about 34 stories fitting the neighbourhood better than 44. This is a pedestrian neighbourhood and the interaction from the street with a 24, 34, 44 and 54 storey building are identical, as long as the bottom three stories are the same. I have walked past Stella/Nova/Luna dozens of times and Versus W/ Versus E / Mark on 10th hundreds of times and I couldn't put either of those sets of three buildings in height order without looking it up. I know the townhouses and CRUs at ground level very well, and then there's just "tall apartments" above. With a standard 60 degree cone of vision, a 34 and 44 story building are indistinguishable within a range of 200m or so unless you're craning your neck trying to notice the difference. So from the perspective of the neighbourhood, it visually fits exactly as well as any of the other half dozen 20+ storey apartments within a couple of blocks. And I think that the pedestrian walking through the neighbourhood trumps the skyline aesthete.
 
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