Opposition to Over-Sized Mixed-Use Condo Proposed for Yonge and Woburn
You have likely heard about the zoning amendment application for a 12- storey condo proposed for 3180 Younge Street between Bedford Park and Woburn. The TPRA strongly encourages you to voice your concerns about the nature of the development as proposed.
The proposed development is highly unpopular in north Toronto. Eight north Toronto residents’ associations submitted a letter of objection to the proposal to city planning on February 26, 2021 (attached).
A virtual public meeting was hosted by Toronto Planning on May 3. From 350 to 400 area residents attended. Strong opposition to the development as proposed was expressed by both Councillor Mike Cole (Ward 8) and Councillor Jaye Robinson (Ward 15) as well as every one of the residents that either sent in comments or were selected to speak.
The TPRA encourages you to send an email voicing your concerns about the proposal Councillors Jay Robinson and/or Mike Colle. A list of politicians and city staff to email or copy is provided below.
The TPRA wants to make sure that the proposal is amended in keeping with current regulations, zoning by-laws and takes community concerns into account. If this development proceeds as planned, it will set an un-stoppable precedent for the rest of Upper Yonge between Lawrence and Yonge Boulevard. Do we really want more high-density 12+ storey condos on Yonge Street between Snowdon and Glen Echo? If this project proceeds as proposed it will change the low-density, relatively quiet nature of the commercial development on Upper Yonge forever.
The TPRA intends to join forces with the other residents’ associations that are opposed to the proposal. We will host a TPRA wide virtual meeting on this topic and about high- rise development on Yonge Street north of Lawrence generally. Be on the look out for our street signs for dates of virtual meetings and milestone dates of high-rise development proposals.
A sample letter of opposition is available via the link below. Feel to email this letter or a edited version of this letter expressing the points of most relevance to you.
Excerpts Summarized from the BPRO flyer:
The proposed 12-storey commercial/residential development will consume almost the entire block from Woburn Avenue to Bedford Park Avenue. The new building dramatically exceeds planning guidelines and zoning regulations and will set a precedent for all future development of all of Upper Yonge Street north of Lawrence. The future of our neighbourhood rests on the actions we take today!
Community Safety is at Risk
The developer is proposing that all vehicle traffic accesses the 109 condos via the narrow laneway beside Blessed Sacrament Catholic School. This will be dangerous and disruptive to the young students. Major congestion will be created by school buses, vehicles dropping off and picking up kids, and the pedestrian traffic caused by the existing TTC entrance at the junction of Bedford Park Road and the laneway on Bedford Park Road will be become an accident waiting to happen.
Excessive Footprint and Density
Essentially the proposed development is too big for the land upon which it sits. It doesn’t meet the required minimum distance from other properties, and the lack of sidewalk space along Yonge doesn’t take into account priorities such as a high-quality walking environment, room to safely distance, or the possibilities of future street-level amenities.
The current proposal would be 70% taller than the current allowable maximum
Not only is this a violation of zoning regulations, but a 12-storey building is completely out-of-scale with the surrounding commercial buildings and community character of Yonge-Lawrence Village. Per Section 4.1.5 of the Official Plan, the development does not conform to the “prevailing” Younge Street north of Lawrence. The developer has not reflected current zoning standards, density guidelines and homeowners’ shadow rights into the proposal.
Provision for amenities that enhance the neighbourhood
We would like to see the developer mandated to have features that are both forward-thinking and, at the same time, honour the historic nature of the community. These include: wider sidewalks and provision for restaurant patio space; an increased number of smaller, street-level retail spaces to attract a wider diversity of independent businesses in keeping with our Village streetscape; and consideration for addition of a green space or parkette.
Once again, the Board of Directors of the TPRA strongly advise you to voice your opinions about this proposed zoning amendment. Send a message to our councillors that you do not wish Upper Yonge to become a high-density, noisy, congested high-rise urban neighborhood like Yonge and Eglington or Yonge and Sheppard.