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Northern Light

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A new application into the AIC for this assembly of SFH lining Montgomery from just west of Yonge all the way to Duplex.


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Aerial Pic:

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Site size is ~3000m2 or ~33000ft2

Streetview:

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Everything from the Fire Hall to Duplex (the lights). Yes, that's 500 duplex off in the distance.

***

Oh and * Docs are Up *

Architect is RAW

Proponent is First Capital REIT

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Above image looking east


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Above image looking west

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This context map from the Planning Report may be instructive; I like it for the fact it shows the current trend in the area to put a small, under-sized park on every single block..........

Which instantly made me think of that that old Oprah trope......."And a car for you, and a car for you and a car for you" except as, "A park for you, another for you, and one for you too!"

Not shown below is that the properties on the south side of the road here may be a future public park.

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The neighbours hating on 500 Duplex are gonna love this!

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cd concept said:
Yes it does! What year were these homes built in the 1920s or 30s or up more?
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By the looks of it early 1920s. The Goad's Atlas shows at least 8 homes there by 1924, although interestingly there was a larger building beside the firehall; warehouse or manufacturing of some sort perhaps. They have a pared down Arts & Crafts style that was popular at that time.

They are quite common around the city, and ultimately this is better land use for the area, but they are certainly charming. I've always wanted something in that general style, preferably in the Upper Beaches which has a lot of nice little A&C bungalows.
 
Interesting how the renderings show a park with numerous young deciduous trees across Montgomery on the south side. Don't think there's a land assembly occurring on the south side to establish a park?
 
Midtown Hank said:
Interesting how the renderings show a park with numerous young deciduous trees across Montgomery on the south side. Don't think there's a land assembly occurring on the south side to establish a park?
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The park on the south side of Montgomery IS in the City's plans. But I don't believe they've moved to actually acquire the properties yet.

Here's the Plan:

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The City is leaving the acquisition of the Montgomery houses to area developers who need to fulfill their parkland contributions. Madison have already bought a whole bunch of them for all their apps in the area (50-90 Eglinton W, 150 Eglinton E, etc.) and others chomping at the bit. Problem is that owners now know that developers want them and can price them accordingly.
 
ProjectEnd said:
The City is leaving the acquisition of the Montgomery houses to area developers who need to fulfill their parkland contributions. Madison have already bought a whole bunch of them for all their apps in the area (50-90 Eglinton W, 150 Eglinton E, etc.) and others chomping at the bit. Problem is that owners now know that developers want them and can price them accordingly.
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Great insight PE, thanks!

Question, to your knowledge is there any similar assembly of homes on Edith Drive (next to Eglinton Park) ?
 
This one is the subject of an Appeals Report to the next meeting of NYCC:


Applicant appealed on June 23rd, so staff are now seeking authority to oppose this at OLT

The City appears to be fine with shifting this out of Neighbourhoods and is ok w/the height of the building.

Some technical quibbles with studies aside, the City's main concern seems to be setbacks. They want Montgomery to be a 'Park Street' and were able to achieve a 5.9M setback on an adjacent redevelopment, where this site currently provides for 2.5M, so the the City wants ~5.9M here.

Also desired is a greater setback from the adjacent heritage fire station to better showcase it.

The City would also like an off-site parkland dedication here.
 
Merit Hearing for this one is scheduled for June 17th, 2024.
 
Details of the settlement are now public. Changes are as follows:
  • Storeys increased from 24 to 27
  • Height increased from 80.26 to 89.81m
  • Total residential units increased from 306 to 353 (incl. 10 affordable rental units)
  • Total vehicular parking increased from 124 to 125
  • Total bicycle parking increased from 348 to 394
Updated renderings:
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Massing perspectives:
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A Merit Hearing was scheduled to commence on June 17 and has since been cancelled. A Settlement Hearing has not been scheduled yet at this time.
 
allengeorge said:
How does everyone feel about colonnades? Cause in general I’m not a fan.
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Me neither. As a general rule, overhangs limit retail viability due to reduced visibility from the road or the opposite sidewalk. They tend to create darker spaces, with perceived safety issues (sometimes real, some times illusory), and maintenance headaches.

I don't mind them on occasion, but I think they should be part of a well planned, integrated streetscape over at least a couple of full blocks, and they should be high quality architecture and appropriately scaled (high ceilings) to optimize them. They ought not to be routine.
 
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