In June 2017, Roselawn & Main Urban Properties Inc. (the Developer) submitted a proposal to redevelop the lands at 2400, 2430, 2440 and 2444 Yonge Street. This site is located on the west side of Yonge Street between Montgomery and Roselawn. Planning staff wrote a report recommending the application be refused due to numerous issues identified. The initial proposal was subsequently refused by City Council in December 2017. The Developer appealed the City’s refusal to the Ontario Municipal Board (now LPAT). Both LPRO and the Eglinton Park Residents’ Association sought and were granted Party Status in the appeal, allowing full participation in the proceedings.
In the fall of 2019 the Developer resubmitted their application for an even more aggressive proposal, which failed to recognize the concerns outlined by City Planning which had led to the proposal’s refusal in 2017. The revised proposal increased the height of the towers and podium, number of units, bulk of the towers and reduced setbacks from the lot lines. LPRO notified the Councillor and City Planning of our serious concerns with the revised proposal.
LATEST UPDATE: SETTLEMENT
In August 2020 representatives from LPRO and Eglinton Park Residents’ Association (EPRA) participated in an LPAT-led mediation with the Developer and the City. At that time a settlement was reached, but the details could not be made public prior to City Council approval. In July 2021 City Council voted unanimously in favour of the settlement. With all parties in agreement, OLT (formerly LPAT) is expected to approve the settlement agreement.
LPRO and EPRA are pleased to report that the mediation negotiations resulted in important changes to the application which make it a much more appropriate development for the neighbourhood.
- A new public park measuring 1,232 sq m (13,261 sq ft) will be constructed on Roselawn Avenue. The park will occupy 15% of the site even though the parkland bylaw only requires 10%. This is 3x the size of the park proposed in the Developer’s application prior to the mediation. The park, will have frontage of 30m (99ft) on Roselawn Avenue and a depth of 41m (134ft). In addition, the ownership of the park land will be transferred to the City. This much-needed additional green space in the dense Yonge-Eglinton area is the largest new public park within walking distance in roughly a century. The park will also provide a buffer between the north tower of the development and the adjacent low rise neighbourhood.
- The park will be connected to Yonge Street by a new 12.6m (41ft) wide promenade on the south side of Roselawn Avenue. There will be a generous setback from Roselawn and the sidewalk will be widened by reducing the width of the roadway.
- The two towers have been slimmed down considerably. The size of the tower floors has been reduced from 860 sq m on the south tower and 844 sq m on the north tower ro 785 sq m on both towers. The reduced tower floor plates are much more in line with City policies. This has also resulted in an increase in the separation between the towers from 25m to 37m.
- The height of the south tower has been reduced from 97m to 95m and the height of the north tower has been reduced from 85m to 77m. Both towers are now setback a minimum of 7m from the Yonge Street property line.
- The podium height facing Yonge Street has been reduced from 12 storeys and 49.1m to six storeys and 28.7m facing Yonge Street, a reduction of 42%, and steps down further to two storeys along the Yonge Street sidewalk. The proposed podium height and step-backs are now proportionate to the width of Yonge Street and align with City policies.
- The podium facing Roselawn Avenue has been reduced from 11 storeys and 45.1m to 28.7m, a reduction of 36%. The height also steps down to four storeys towards the low-rise neighbourhood, providing additional transition.
- The development now includes dedicated space for pick-up and drop-off activity for each of the towers on the Developer’s property, in addition to a circular driveway, mitigating potential traffic problems.
- The slimmed-down towers, greater tower separation, reduced podium heights and increase step-backs will mitigate the visual impact of the tall buildings.
- The proposed number of residential units has been reduced from 687 to 539, a reduction of 148 units or 22%. The density of the development has been reduced from 6.61 times the lot area to 5.71, a reduction of 14%.