Urbanizing the Suburbs

2 NIMBLE SPACES Pop-up community 3 LPAT RULES Clarification sought

FRIDAY, NOVEMBER 2, 2018

Vol. 22 No. 43

NORTH YORK DISTRICT PROFILE URBANIZING THE SUBURBS

Rachael Williams

In the final part of a four- new community facilities, new Vaughan. Opened in December Yonge line was built out, it part series on planning and connections in terms of new 2017, the extension has replaced the streetcar. The city development in each of the city’s public roads, new cycling paths resulted in three new stations already existed. Most of the community planning districts, and so forth and a lot of this in Toronto, including York places where the university NRU sat down with North York stuff is being implemented University, Finch West and line [extension] opened, there’s district staff for a wide-ranging as we speak. And what this is Downsview Park. nothing there. So the subway conversation about active projects doing is creating a much better “I think there is a lot of building...becomes a landmark and initiatives in the district. urban environment,” said North misconception about the for a neighbourhood that York community planning subway buildings,” said urban doesn’t yet exist.” onsistently overshadowed director Joe Nanos. design manager Leo Desorcy, The subway extension to C by the gleaming condo Transit enhancements in reference to the grand Vaughan has also changed the towers and buzz of activity have been critical to spurring architecture, high cost and geographical parameters of taking place in the downtown, development interest in lack of development currently what is considered “Midtown,” North York District planners are North York. This includes the surrounding the sites. “But I said Nanos. creating unique and enviable extension of the TTC Yonge- think the difference is where “Typically, Midtown has communities in the suburbs. University-Spadina line to we are in the city. When the been looked at as Yonge and From the redevelopment of Eglinton, from a Toronto lens. Lawrence Heights to preparing With the subway extending up for an aerospace campus in to Vaughan, when you look at Downsview Park, North York it from a GTA lens, the north planners are striving to create part of Toronto is becoming destinations in north Toronto. CONTINUED PAGE 7 Critical to these projects are Rendering of Pioneer Village subway detailed planning frameworks station, located near Steeles Avenue and collaboration across all city West and Northwest Gate. It is intended departments to ensure these to provide access for existing and redevelopments exemplify future developments along Steeles complete communities. Avenue West. The building has been “We are setting in motion a laid out to maximize the potential for transit-oriented development to occur. lot of projects that are resulting in ARCHITECT: WILL ALSOP new public parks, public squares, LANDSCAPE ARCHITECT: JANET ROSENBERG URBANIZING the Yonge line also benefits acre public park with a skating people coming in from rink. Markham, Pickering and Ajax North York east section THE SUBURBS as well because it gives them community planning manager another opportunity to get John Andreevsky explained downtown that perhaps isn’t a there are also blocks that will CONTINUED FROM PAGE 1 GO train.” be saved for future school sites the midtown of the GTA... central section community Many of the large-scale for the Catholic and public and that’s part of the success of planning manager Giulio redevelopments taking shape school boards. those areas and why condos are Cescato, the project team in North York are in areas with “When you look at a selling so well because people is approaching 30 per cent pre-existing secondary plans. project like this, you aren’t realize they’re connected to the design. This includes Downsview, York just laying out the buildings, GTA when they’re there,” he “Obviously the priority University, Bayview, North you are creating a complete noted. for the city is the relief line,” York Centre, Don Mills, Yonge- community and connections to In addition to the secondary said Cescato. “The subway Eglinton, Lawrence Heights surrounding areas,” he said. plans for York University extension shouldn’t open before and along the Sheppard East The Lawrence Heights and Downsview, the city has the relief line opens. You’d subway corridor. Revitalization Project, launched the Keele Finch Plus be pushing that [capacity] Significant developments located south of Yorkdale study, in preparation for the problem up to Finch because underway include Concord Shopping Centre, is about the future Finch West LRT. York Region has approved a lot Park Place, an old Canadian transformation of a 100-acre Staff is also planning for of density from Steeles to 16th Tire warehouse that is being site into a vibrant mixed- the proposed Yonge subway Sideroad. If all of those people redeveloped by Concord Adex income community. Over 1,208 extension to Richmond Hill get onto the subway without into a large-scale condominium CONTINUED PAGE 8 with the Yonge Street North the relief line in place, it’s going and mixed-use development Below left: Map showing planning study. This study to be problematic.” with 5,000 homes for 10,000 significant non- will help develop a vision for Cescato said calling it the residents. Spanning 45-acres, residential development in the future of Yonge Street, “downtown relief line” was the development, known North York District between July 2016 and June 2018. between Finch and Steeles a misnomer because it was as Concord Park Place, will avenues, in response to existing never about connectivity in the include Toronto’s largest Below: Map showing and anticipated development downtown. community centre, a public significant residential pressures. The environmental “It was about connecting library, childcare facility, development in North York District between July 2016 and assessment has been approved the 416 suburbs and recreational facilities, an June 2018. for the subway extension [improving] their commute... aquatic centre and an eight- SOURCE FOR ALL: CITY OF TORONTO and according to North York and adding some capacity on

Steeles Ave W Steeles Ave E Steeles Ave W Steeles Ave E

e v t

0 v t A S 0 t 0 t A t

S d t t 0 4 t S

S d ttttttt w 4 S tttttttt tttttttt S t ttttttt

R e S rs w y t e t e R y SSSSSS i e SSSSSS n SSSSSS i 4 t e SSSSSS g u e SSSSSS i l s a i i a S v S n g l ttttttt l s r ttttttt 0 i t t n l h tttttttt S tttttttt s v l eS tt y i w r t w n l l s e ssssss 4 e ssssss o e i ssssss y ssssss e h f ssssss h l e a rrrrrr a e rrrrrr o e rrrrrrrr e f rrrrrrrr n rrrrrrr M f a g L Y y g e f M i n u u B B L e uuuuuu i Y u uuuuuu a uuuuuu uuuuuu e B u n a H w J hhhhhh K hhhhhh n hhh h H D hhhhhh hhhhhh

ttt t o J ttttttt K tttttttt D tttttttt ttttttt H

aaaa a aaaaaa aaaaaa D aaaaaa aaaaaa

BBBBBB BBBBBB BBBBBB BBBBBB

Finch Ave W Finch Ave W Finch Ave E Finch Ave E

g i

H Sheppard Ave W Sheppard Ave W Sheppard Ave E Sheppard Ave E

Wilson Ave Wilson Ave York Mills Rd York Mills Rd

y y

w w k k

d P P

R y y

e e e l l l u l a n a

e V V

v n n

A o o

d D D Lawrence Ave W Lawrence Ave E Lawrence Ave W R

e Lawrence Ave E

d n

R e

A Proposed Non-Residential GFA (m2) A Proposed Residential Units 20,000 Eglinton Ave W 500 Eglinton Ave W 100,000 Eglinton Ave E EglintonEglinton AveAve EE 2,500

200,000 r

Overlea Blvd i

a Overlea Blvd 5,000 L

FRIDAY, NOVEMBER 2, 2018 NOVÆ RES URBIS TORONTO 7 Top-10 Residential a network of public and private URBANIZING streets, a new public park, publicly- Development accessible open space, retail and THE SUBURBS Proposals community space. NORTH YORK DISTRICT, JULY 2016 – JUNE 2018 6. 2450 Victory Park Avenue— Proposal to redevelop the site with CONTINUED FROM PAGE 7 1. 844 Don Mills Road—Proposal four mixed-use buildings ranging to redevelop the site into 18 blocks in height from 11 to 44 storeys, with Toronto Community Housing Although the focus in consisting of office buildings 1,247 residential units and ground- units will be replaced, and Toronto is almost always in (including the retention of the floor retail space. A new on-site Celestica headquarters), commercial public park and two new private over 4,000 new private market the downtown, North York and retail space, 4,974 residential streets are also proposed and the units will be built, along with planners say it is the work being units within a range of building types existing seven-storey office building new parks, retail space, public done in the 416 suburbs that including tall buildings, mid-rise would be demolished. art and roads connecting will become the focus as the buildings and low-rise town houses, land for a community centre, new 7. 2901 Bayview Avenue & 630 Lawrence Heights to the GTHA continues to grow out. public streets, parks and open Sheppard Avenue East (Bayview surrounding community. “The whole planning spaces. A total of 85,545 m2 of Village)—Proposal for the north site In Downsview, Centennial profession focuses on an non-residential gross floor area is includes one 19-storey, mixed-use proposed. building, two six-storey mixed-use College is planning to open a urban downtown condition buildings and a retail addition to the campus in January 2019 for and it prejudices it—the 2. 770 & 805 Don Mills Road— existing Bayview Village Shopping aerospace and aviation. The downtown is desirable, the Proposal consists of two Centre (372 dwelling units). Proposal historic de Havilland of Canada suburbs are not,” added development sites, each consisting for the south site includes a mixed- of three residential towers, with use building with two towers (33 and building is being repurposed Cescato. “But there is no heights ranging from 22 to 52 28 storeys), 760 dwelling units and a for the new campus, which successful downtown without storeys, above two six-storey base five-storey parking structure. will create 138,000 square a successful suburb and... our buildings with commercial and 3450 Dufferin Street feet of instruction space large work here...contributes to the community space. A total of 2,377 8. —Proposal residential units are proposed. for a mixed-use development enough to include a hangar urbanity of downtown and the consisting of a 37-storey hotel/ for commercial jets. North urbanity of suburbs as well.” 3. 325, 314-317 Bogert Avenue & residential building, 33-storey York west section community 306-308 Poyntz Avenue—Proposal residential building connected to for six residential towers, two blocks a six-storey residential building, planning manager Al Rezoski Rendering of the York University of townhouses, a public park, and a 29-storey residential building, subway station, located in the explained the campus will a public street. The demolition of two-storey townhouses, new heart of the York University be complemented by a seven of 10 existing rental buildings public streets and a public park. campus. This station is intended mix of residential housing is also proposed. The proposal A total of 255 hotel rooms, 1,044 to remove the existing bus includes a total of 1,617 units— residential units and 16,926 m2 of in the Stanley Greene service currently circulating retention of 148 rental units in their non-residential gross floor area are neighbourhood, mixed-use through the campus, and to existing form and the demolition and proposed. developments in the Allen provide pedestrian access for replacement of 269 rental units. A existing and future facilities and three-storey addition is proposed 9. 110 - 120 Broadway Avenue— district and greenspace in developments on the campus. above the retained rental building. Proposal for 28-storey and 35-storey Downsview Park and the ARCHITECT: FOSTER ASSOCIATE ARCHITECTS towers connected by six-storey base William Baker neighbourhood. LANDSCAPE ARCHITECT: MBTW 4. 3401 Dufferin Street (Yorkdale building. The proposed development Shopping Centre)—Proposal for would consist of 822 residential a long-term mixed-use plan that units, including 121 rental includes three conceptual block replacement units, new on-site master plan options comprising public parks and mid-block walkway. a range of retail, office, hotel and residential uses and an internal 10. 4 & 6 Tippett Road—Proposed private street network. Among the phased development comprises a three options 738 to 1,496 residential 16-storey residential building with units are proposed. 265 units and a 16-storey, mixed-use building with 382 residential units. A 5. 815-845 Eglinton Avenue East, new on-site public park and private 215 Laird Drive—Proposal for street. CONTINUED PAGE 9 seven buildings with 1,435 units, in a mid-rise and tall building forms,

FRIDAY, NOVEMBER 2, 2018 NOVÆ RES URBIS TORONTO 8 total of 78,495 m2 of non-residential An additional shared use space URBANIZING gross floor area is proposed. is proposed, including a fitness centre, banquet hall, restaurant, 4. 3125 Steeles Avenue East— cafe, gallery, auditorium, shared THE SUBURBS Proposed master plan for the site classroom space and chapel. includes the development of eight new buildings with 49,021 m2 of 8. 1750 Finch Avenue East CONTINUED FROM PAGE 8 additional gross floor area. (Seneca College Newnham Campus)—Proposal for a five- Top-10 Non-Residential Celestica headquarters, commercial 5. 3621 Dufferin Street— storey, 25,579 m2 academic and Development Proposals and retail space, 4,974 residential Proposal for a 10-storey mixed-use administrative building. units within a range of building development incorporating 166 2 NORTH YORK DISTRICT, JULY 2016 – JUNE 2018 types including tall buildings, residential units, 3,467 m of retail, 9. 200 Fairbank Avenue— mid-rise buildings and low-rise 5,691 m2 of office, and 23,560 m2 of Proposal to construct a 24,121 m2 town houses, land for a community self-storage, as well as new public self-storage facility. 1. 3401 Dufferin Street (Yorkdale centre, new public streets, parks streets and a public park. Shopping Centre)—Proposal and open spaces. A total of 85,545 3450 Dufferin Street—Proposal includes three conceptual block 10. m2 of non-residential gross floor 755 Caledonia Road—Proposal for a mixed-use development master plan options comprising of 6. area is proposed. for the development of four consisting of a 37-storey hotel/ a range of retail, office, hotel and buildings, 28,011 m2, with two self- residential building, 33-storey residential uses and an internal 3. 900 York Mills Road—Proposal serve public storage buildings, one residential building connected to private street network. Among the for two residential mixed-use car wash facility and an ancillary a six-storey residential building, three options 160,066 m2 to 298,061 buildings with proposed heights building for the self-storage 29-storey residential building, m2 of non-residential gross floor of 32 and 26 storeys with a total operation. two-storey townhouses, new public area is proposed. of 564 residential units, and a streets and an on-site public park. new eight-storey mid-rise office 7. 901 Lawrence Avenue West— A total of 255 hotel rooms, 1,044 2. 844 Don Mills Road—Proposal building. A rear addition to an Proposal for a new four-storey, residential units and 16,926 m2 of to redevelop the site into 18 blocks existing 21-storey hotel, including a 25,780 m2, joint venture facility non-residential gross floor area are consisting of office buildings new 10-storey hotel, new ballroom consisting of a separate high proposed. including the retention of the and expanded conference centre. A school and a community facility.

Our law firm specializes in planning law, including an active participation with applications for official plan amendments, zoningE\ODZDPHQGPHQWV, site plan approval, registrations of plans of subdivision,severanceV and minor variances. This has included the processing of applications through the Municipal, Regional andProvincial processDQG7KH/RFDO 3ODQQLQJ$SSHDOV7ULEXQDO3URFHVV.

Intermediate Planner Position In Memoriam: Michael Stewart Available Immediately With the greatest of sadness, we must share the heartbreaking news of the passing of our very dear friend and colleague Minimum 5 Years experience required Michael Stewart after a courageous battle with cancer. Our thoughts and prayers are with his husband Jack, his parents, family and friends. We are seeking an individual that is knowledgeable and/or has an understanding of the process in processing applications for minor variances, severances, rezonings and official plan A memorial service in celebration of Michael’s life amendments. You will be involved in corresponding will be held on Friday, November 9th at 2:00pm directly with clients, consultants and municipal planning staff. at St. James Cathedral Centre – Snell Hall. If desired, donations in memory of Michael may be made to the Princess Margaret Hospital Foundation. Please send your resume in confidence to [email protected]

FRIDAY, NOVEMBER 2, 2018 NOVÆ RES URBIS TORONTO 9