3180-3202 Yonge: March 2025 update

DEVELOPER WANTS A ‘MINOR’ VARIANCE TO ENLARGE THE PROPOSED BUILDING AT 3180-3202 YONGE STREET

This site is located just past the northern entrance to the Lawrence subway station. Blessed Sacrament school is on Bedford Park just behind the site. Ten local stores – most of the block between Bedford Park and Woburn – have been demolished.

In November 2022 Moncrest (formerly NYX Capital), the developer of 3180 Yonge (between Bedford Park and Woburn), Bedford Park Residents Organization and LPRO reached a settlement before the Ontario Land Tribunal (OLT). Notwithstanding that mediated settlement, on June 7, 2024 the applicant submitted a Minor Variance proposal to the Committee of Adjustment (CoA), for a 15-storey/58.13m building. This represented a one-third increase in overall size from what had been approved by Toronto City Council in 2022. The City staff report for the new proposal stated, “The absence of appropriate transition and separation suggests that the proposed tall building may not integrate well with the existing neighbourhood fabric, where tall buildings are not considered desirable.” Many letters of objection to the proposal were received. A week before the CoA hearing, the applicant reduced the proposed height to 14 storeys/55.3m. The application was heard at the CoA on August 29, 2024, and was refused. The applicant then appealed the decision to the Ontario Land Tribunal.

On March 25, 2025, the Ontario Land Tribunal conducted a hearing for the applicant’s appeal to increase the height from the previously approved 11 storeys (36.9m + 5m mechanical) to 14 storeys (55.3m including mechanical).

LPRO and BPRO were granted participant status for the hearing. As participants they could submit a document with their issues that would be included in the binder for the hearing, but otherwise could not participate in the proceedings. The Toronto Catholic District School Board was granted party status. A Construction Management Hub for the site is needed, especially given its proximity to the Blessed Sacrament School.

Prior to the hearing, the applicant made several revisions to the CoA application that had been refused. The number of storeys was reduced from 15 to 14. The total number of units was reduced and the size of individual units was increased.

At the hearing the planner for the applicant, NYX Yonge LP, presented their rationale for this significant size increase over what had been agreed upon and approved in 2022.

Legal counsel for the City presented objections to the increase, including:

  • the proposed building height of 58m is more than double the 27m width of Yonge Street
  • the proposed height would be subject to tall-building guidelines
  • it would be the tallest building in the Yonge-Lawrence area
  • it does not transition well to the residential area on Woburn Ave.
  • it would destroy the pedestrian scale achieved in the 2022 Settlement.
  • City legal counsel concluded that the variances requested do not meet the 4 tests for a minor variance.

The OLT Member will review the OLT hearing proceedings and issue a ruling. LPRO will report on this page when it becomes available.

For background on this development, go to 3180-3202 Yonge