Is North York Planning Department blowing up this block of single-family house area along Avondale to Glendora and Bales to Tradewind?
@interchange42 this is a zoning/planning amendment, 1 application but for 2 different parcels, I couldn't decide how to title it or whether to keep it as one, or one for each parcel! Addresses: *note the these are 2 discrete, though close-by parcels of land...
urbantoronto.ca
No, these houses are within a Secondary Plan,... redevelopment is allowable. As it is here, within another Secondary Plan!
First,... there is no "blow up"! Everything is going according to Plan, well,... mostly anyways. That's what City Planning does,..
The development of most of North York was after WW2,... when large field lots were converted to subdivisions of post-war bungalows and retail strip plazas along some main streets,... and this is basically the same built form that mainly exist here along Yonge corridor near Steeles south to Drewry/Cummer,....
But not to the south. Why? To the south,... with the original Yonge Subway North Extension from Eglinton to Sheppard and Finch Station opening in 1974, then City of North York Mayor Mel Lastman plan to build a Downtown North York (promising the added density of new taxpayers will keep property taxes low for the House area):
- only Office towers along Yonge Street (rule was broken in mid-1990's (after Office market tanked) by Menkes Empress Walk's 2 condo towers above podium mall)
- Apartment/Condo towers off Yonge St
- Parallel Service "Ring Road" of Beecroft Rd and Doris Ave each about 200m off Yonge St to act as the boundary of the downtown intensification. Over time, there's been some "leakage" (townhouses west of Beecroft near Ellerslie-Churchill Ave; townhouses & condo east of Doris north of Church Ave)
This is now the North York Centre Secondary Plan area,... Yonge Corridor between Beecroft and Doris from 401 to Drewry/Cummer. Over time certain limitations has been weaked by OMB approvals like maximum allowable height (100m for about 30-storey) or maximum allowable Density 4.5FSI becoming 5.98FSI for prime corner site with direct subway connections). It's now about 80% redeveloped,..
In late 2010, Ghods officially submitted Redevelopment application of North York Chrysler Jeep Dodge dealership at 5959 Yonge St,... just north of Drewry/Cummer,... just outside the boundaries of the North York Centre Secondary Plan. This triggered City Planning to start a the Yonge Street North Planning Study to set up the framework for Redevelopment of Yonge corridor north of Drewry/Cummer to Steeles (basically have the Planning Study ready so that IF/When OMB approves Ghods 5959 Yonge proposal the City can trigger a new Secondary Plan),... which is now the Yonge Street North Secondary Plan,... basically an extension of the North York Centre Secondary Plan to the south!
Yonge Street North Secondary Plan The Yonge Street North Planning Study has concluded with Council’s adoption of the Yonge Street North Secondary Plan. The Yonge Street North Secondary Plan establishes a new planning framework for the area and includes policies to guide growth and a complete...
www.toronto.ca
Yonge Street North Secondary Plan:
These houses along this Abitibi Ave between Yonge and Dumont Street are within the Yonge Street North Secondary Plan area,.. and subject to intensification.
The house neighbourhoods outside the Secondary Plans,... are to be protected!
Here, for the Yonge Street North Secondary Plan,...
- there's plan for Beecroft North Extension to form a solid boundary to protect the single residential house neighbourhoods to the west
- A similar Doris Ave north extension was too difficult due to meandering roadways in Silverview neighbourhood,... so the previous Cllr Filion was more ok with setting up a more transitional buffer area,.. I believe the current Cllr Lily is leaning more towards a Doris north extension,..
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