3180 - 3202 Yonge

BACKGROUND

In May 2020, NYX Capital Corp. (now Moncrest) 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 AND APPEAL

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.

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/58m building. This represented a one-third increase in overall size from what had been approved by Toronto City Council in July 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. 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 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 55.3m 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.