In May 2020, NYX Capital Corp. acquired several retail properties located at 3180-3202 Yonge Street, north of the intersection of Yonge St. and Lawrence Ave. on the west side of Yonge Street. The site includes all properties between Bedford Park Avenue and Woburn Avenue with the exception of the TD Bank on the northwest corner of Bedford Park Avenue, currently occupied by 12, 2-storey buildings with independent retail on the first level and a mix of commercial and residential uses on the second level. The developer applied to to build a 9-12 storey 46m/151ft high mid-rise residential building with a retail podium at grade and 109 residential condominiums on upper floors. Although north of the LPRO boundaries, we joined the Bedford Park Residents’ Organization (BPRO) and the City of Toronto in opposing the project as submitted because this project would be the precedent setting building for the north of Lawrence, part of our broader neighbourhood, and will also be cited as a precedent for south of Lawrence.
A preliminary City Planning Report outlining the details of the proposal, applicable policies, and issues to be addressed was considered by North York Community Council on March 1, 2021. The Report stated that City Planning Staff believe the site is appropriate for a mid-rise building, whereas the Developer has proposed a tall building. LPRO signed a joint letter along with Bedford Park Residents’ Organization, Bedford-Wanless Ratepayers’ Association, South Armour Heights Residents’ Association, Teddington Park Residents’ Association, Uptown Yonge Neighbourhood Alliance, York Mills Heights Residents’ Association and The York Mills Valley Association.
A virtual community consultation attended by over 400 people took place on May 3, 2021. City Planning provided an overview of applicable policies, followed by presentations from the project architect and the Developer’s planning consultant. Many residents raised concerns about the proposal, however the Developer refused to make any meaningful changes.
City Planning Staff released its Final Report at the end of September 2021 recommending that the City’s Legal and Planning Staff oppose the proposal at the Ontario Land Tribunal. Both LPRO and the Bedford Park Residents’ Organization were granted Party Status, allowing us to fully participate in the process.
LATEST UPDATE: SETTLEMENT
After a series of mediation meetings with the Developer and the City from January through May 2022, a settlement was achieved to address the most egregious elements of the proposed development (massing, height, entrance access, and shadowing to surrounding buildings/homes). The 12th floor was eliminated, remaining height of each floor reduced, various setbacks achieved on each floor for acceptable shadowing, green aspects introduced at ground level, and a safer corner construct at Woburn and Yonge. The settlement has been approved by City Council.
LPRO felt that the process of mediation was good and fair, and all parties gave up ground to arrive at a reasonable settlement.