This site is located on the west side of Yonge Street and 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. The site is 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.
A preliminary 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 states that City Planning Staff believe the site is appropriate for a mid-rise building, whereas the Developer has proposed a tall building. To express our significant concerns with the proposed development 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. Residents groups along Yonge Street are united in their opposition to the development as currently proposed and will continue to work together to advocate for significant changes to the proposal.
A City-led, virtual community consultation meeting took place on May 3, 2021. The meeting was attended by over 400 people. City Planning provided an overview of applicable policies, followed by presentations from the project architect and the Developer’s planning consultant. Members of the public were given an opportunity to ask questions and comment on the project. Many residents raised concerns about the proposal, including building height, neighbourhood transition, lack of conformity with planning policies, construction impacts and the consequences of increased traffic given the proposed building’s proximity to Blessed Sacrament School and the north entrance of Lawrence Station.
The Developer has now submitted revised plans. The density of the building has only been reduced by 2.5%. Concerns raised by the community and City Planning regarding the height of the building, the separation distance between a 13-storey wall and the adjacent neighbourhood, and the building’s relation to Yonge Street were ignored. The Developer has appealed to the Ontario Land Tribunal (OLT), formerly known as LPAT.
A proposal was submitted by NYX Yonge LP on November 4, 2020 to construct a 12 storey building that is 46.1m in height. It will appear taller because it includes very tall ceiling heights and a full mechanical level above floor 12. The proposed building would consist of 5 retail units on the ground floor and 109 residential units on floors 2-12. The proposal includes 91 underground parking spaces exiting onto a private easement encumbered laneway at the rear with access to Bedford Park Avenue and Woburn Avenue.
The proposal would be much taller than any buildings north of Lawrence and exceeds the height permitted by the Mid-Rise Guidelines – a maximum of of 27m in this location – by 70%. The rear of the building does not appropriately scale down towards the adjacent neighbourhood and it is too close to the rear/west lot line shared with Blessed Sacrament Catholic School. The building would result in substantial shadow impacts on the neighbourhood. The upper storeys do not adequately terrace back from Yonge Street, giving the impression of a large slab.