[UT Admin]

An application to redevelop on the west side of Kipling Avenue north of Mervyn Avenue was begun in July but then postponed. We do not know the extent of the properties involved other than that both 1006 and 1012 Kipling have been indicated directly, therefore we can assume that the assembly includes 1008 and 1010 as well. There are possibly some other properties involved.

 

[interchange42]

We have this one image, but all the docs are gone from the City's page for this. Once this starts up again, it could be totally different, who knows...

42

 

[Tim MacDonald]

Absolutely zero chance of this happening. It is surrounded by SFH. I might have a photo of this location in my archives. If I do, I'll post it.

 

[rdaner]

Though I can see why you might think that this is 1.5 blocks north of Kipling/Bloor as well as being in the subway zoning area. And the Avenues zoning is coming in soon. Numerous buildings are going up all around it so it will be interesting!

Who said ‘It’s later than you think?!’

 

[Tim MacDonald]

As luck would have it, I have an accidental capture of this from this morning. Roughly the blue circle but it should be slightly to the north since my circle is erroneously including some houses on Mervyn.

 

[rbt]

Absolutely zero chance of this happening. It is surrounded by SFH. I might have a photo of this location in my archives. If I do, I'll post it.

It'll be interesting to see. Both Ontario and Toronto have considered legislating much higher densities around subway stations (Major Transit Station Areas) and I think this location would have fallen into Kiplings catchment (700m from Kipling station, within the 10 minute walk guideline). Basically, both levels of government believe the neighbouring SFHs are not optimal but haven't figured out how to tell them that yet.

 

[rdaner]

^Plus all lots in the city are now zoned for 4 units which will have an effect as well as the potential for business zoning along all arterials.

 

[ADRM]

Between the PMTSA and Major Streets/Avenues frameworks, the approval of this is a no-brainer; the only question is whether it'll be via Council or OLT (I know which one the local councillor will be pushing for...).

If the Major Streets by-law wasn't currently under appeal, the height proposed here would be as-of-right.

 

[Tim MacDonald]

If this thing fronted Bloor and replaced one of the plazas, I could see it having a better chance. The fact that it is on Kipling, surrounded by homes in a very, very NIMBY area, I have strong doubts.

 

[ADRM]

If this thing fronted Bloor and replaced one of the plazas, I could see it having a better chance. The fact that it is on Kipling, surrounded by homes in a very, very NIMBY area, I have strong doubts.

On a street not designed a Major Street (and also not within a PMTSA), you would likely be correct, but this one is pretty close to a shoe-in (at least as it pertains to height and built form). As soon as the Major Streets appeal is resolved, this will literally be as-of-right; if one conforms to the by-law, one does not even have to go through a rezoning.

 

[Tim MacDonald]

On a street not designed a Major Street (and also not within a PMTSA), you would likely be correct, but this one is pretty close to a shoe-in (at least as it pertains to height and built form). As soon as the Major Streets appeal is resolved, this will literally be as-of-right; if one conforms to the by-law, one does not even have to go through a rezoning.

Wow! Is that a provincial or city thing that would allow this? Quite frankly, I'm shocked but I'm just a guy that takes aerial photos in my spare time.

 

[ADRM]

Wow! Is that a provincial or city thing that would allow this? Quite frankly, I'm shocked but I'm just a guy that takes aerial photos in my spare time.

It's a City policy that is the byproduct of a years-long policy framework called Expanding Options in Neighbourhoods (EHON). It passed Council but was appealed by a developer so is making its way through the OLT process as we speak. It will be enacted sooner or later.

The City's own maps classifying Major Streets through EHON are perplexingly difficult to find; thankfully, the folks at Smart Density have collated them at this link.