Midtown Urbanist
Superstar
^ As per the broker brochure, here is a conceptual rendering of the density:
- Thread starter yyzer
- Start date
Northern Light
Superstar
Lobbying has commenced on this site, as per the lobbyist registry:
Decision(s) or issue(s) to be lobbied
500 Sheppard Avenue East
IBI is the lobbyist
The client is Field Gate Homes
Details for Subject Matter Registration: SM32432
Decision(s) or issue(s) to be lobbied
500 Sheppard Avenue East
IBI is the lobbyist
The client is Field Gate Homes
Northern Light
Superstar
Here's the App...............
*side note*...... it's a good thing I can't sleep, this is the 5th app I'm posting tonight.........
Link: http://app.toronto.ca/AIC/index.do?folderRsn=N6I714wcB1cLcfMcGbNjaQ==
Lots of photos and site info above in the thread, so I'll leave it at that in this post.
*side note*...... it's a good thing I can't sleep, this is the 5th app I'm posting tonight.........
Link: http://app.toronto.ca/AIC/index.do?folderRsn=N6I714wcB1cLcfMcGbNjaQ==
Lots of photos and site info above in the thread, so I'll leave it at that in this post.
Northern Light
Superstar
*No Docs Yet*
But description is up:
But description is up:
Northern Light
Superstar
*Docs are up*
Architect is IBI
Not a one pretty render in sight I'm afraid.
Meh, its IBI, probably sparing us some grief!
Architect is IBI
Not a one pretty render in sight I'm afraid.
Meh, its IBI, probably sparing us some grief!
Undead
Senior Member
Not a fan of the park fronting the intersection. Should be inside the site with the building framing the street.
TossYourJacket
Senior Member
It could work if they designed the retail to be café/restaurant patios fronting the parkette. But nope, they didn't do that, so this is just more crap urban design from Toronto developers/architects.
Northern Light
Superstar
While I have a similar preference...............
I think it's important to cut the proponent some slack here...........in that the existing corner is considered a City Parkette.
Now, I have to say, I'd forgive anyone who didn't realize the corner was a City Park, because I didn't realize that either til looking it up.
Let's look at Streetview:
There is no signage in Streetview, that I can see, telling anyone this is a public park or public land; the fixtures (benches, perimeter retaining barrier) are not City-standard finishes.
Very odd.
Rather than expand this peculiar park; I'd be inclined to seriously consider selling the existing one to the proponent in exchange for equivalent land area area elsewhere.
Barring that, at least putting the expansion money into a more useful off-site acquisition nearby. Yes, I do have one in mind, TY for asking! LOL
There is still one house in the middle of this nearby park for reasons I can't quite fathom.
Yup.........this is she, with City Park wrapping it completely:
*****
Another good choice can be found at the bottom-left of this image:
Glendora Park has Wilket Creek running underneath it, it's also relatively small, with an irregular shape, and has high density development coming at it from the west along Glendora Ave.
It would make immense sense to expand it by purchasing all the homes fronting Anndale Drive and Avondale Avenue this could allow for a sports field if so desired (functional gain); or
could provide enough room to daylight the creek. Either way, a better gain for this area than tacking a small addition onto a Park no one knows exists.
sunnyraytoronto
Senior Member
About that C-shaped MapleHurst Park,...
- over 10 years ago, immediate area was identified by CityStaff as being Parkland deprived
- For MapleHurst Park - 10 bungalow properties are placed on CityPlanning's "HotList" and Developers try to acquire lots for Off-Site Section 42 Parkland Dedication,... resulting in redirection of Section 42 Parkland Dedication money from high-density North York Centre Secondary Plan area to single residential house area,... where local Cllr has stronger support base
- Here, MapleHurst Park formed via "land assembly" of 9 out of 10 "targeted" lots,...
- MapleHurst Park opened 2013 (park improvement & openings are usually in 3rd-4th year of term,... just before election,.... just a coincidence!)
The Korean owner of the 10th and remaining lot (as I recall surname Lee but maybe Kim) refused to sell.
- City loves getting land conveyed from Developers via Section 42 Parkland Dedication or Section 37 Community Benefit
- City hates expropriating land - it's a costly time consuming process that's often only used as a last resort
Here, instead of expropriating land for a park,.... the City built the new MapleHurst Park as a C-shaped park around a single residential house at 290 Maplehurst Ave (that refused to sell),... meanwhile, he has a pretty good deal - well manicured parkland around his property with tree and bush buffers and no nosey neighbours bothering him! If and when the owner of 290 MapleHurst Ave finally decides to sell,... the City - but more likely a Developer on the City's behalf - will buy it at market value plus whatever premium. Nobody else can buy this property since the City essentially placed a "lien" on the property.
With all the high-density redevelopment in the area,... this Ward has a very large cash reserve of Section 42 Parkland Dedication and Section 37 Community Benefit,... so money really isn't an issue,... nor lack of opportunities for Section 42 Parkland Dedication from other redevelopment proposals. It's more timing with when the owner would like to sell.
Note: Lee Lifeson Art Park is another local Willowdale park where a land owner (Dr. M.K.Law of 223 Doris Ave) refuse to sell his/her property so City built park around the lot!
Northern Light
Superstar
I knew you would know!
I always say....."In North York, if you want to know where the bodies that aren't in the cemetery were buried; talk to Sunnyray!" LOL
Thanks for the info, as always!
YIMBY519
Active Member
Fieldgate really taking shots at these outdated North York Secondary Plans and their perceived FSI caps. First along Yonge, now blowing this one up also. Keep the height at the intersection and along the 401. The midrise forms along here are working. I hope this rush to 40 storeys everywhere doesn't trickle into the stretches between the various Sheppard Stations.
sunnyraytoronto
Senior Member
Actually, not FieldGate,... but rather the 4.5FSI maximum density limit of the North York Centre Secondary Plan (Yonge corridor between 401 to Drewry/Cummer) was broken by Diamante's 5300 Yonge project for Double Density that was granted at OMB/OLT in February 2020,.... which in turn triggered the current avalanche of Double Density redevelopment applications within the North York Centre. FieldGate Urban - along with First Capital, Capital, Inmino, A1, Ghods, Sorbara, Menkes, KG Group, Oulahen, etc,... are now just along for the Double Density ride!
Bella Condominiums | 138.36m | 43s | Mirabella Dev Corp | Scott Shields
New docs posted May 31. Height is now 33 storeys, 107.26m: http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=4228981&isCofASearch=false&isTlabSearch=false This now includes a parkland dedication north of the building:
BTW,
- this FieldGate 500 Sheppard East site is not within the North York Centre Secondary Plan,... it's actually subject to the Sheppard East Subway Corridor Secondary Plan.
- Anyways, FieldGate ain't done yet!
Note: North York Centre Secondary Plan's maximum density of 4.5FSI was actually violated about 12 years ago when OMB granted Menkes Gibson Square almost 6.0FSI density,... since then the North York Centre Secondary Plan allows up to 5.98FSI at prime corner lots in North York Centre with direct subway connections,.... but now Menkes' 4800 Yonge is Double Density at over 12FSI
YIMBY519
Active Member
@sunnyraytoronto love your insight - always! I used North York (not North York Centre) Secondary Plans as plural to capture what is happening in the Sheppard East SP as the FSIs have been under attack just like what happened along Yonge Street. Tribute and some updates to Concord's Sheppard frontage leading that charge, and now at Don Mills as well. The city took way too long to adjust their rules and are paying for it..Actually, not FieldGate,... but rather the 4.5FSI maximum density limit of the North York Centre Secondary Plan (Yonge corridor between 401 to Drewry/Cummer) was broken by Diamante's 5300 Yonge project for Double Density that was granted at OMB/OLT in February 2020,.... which in turn triggered the current avalanche of Double Density redevelopment applications within the North York Centre. FieldGate Urban - along with First Capital, Capital, Inmino, A1, Ghods, Sorbara, Menkes, KG Group, Oulahen, etc,... are now just along for the Double Density ride!
Bella Condominiums | 138.36m | 43s | Mirabella Dev Corp | Scott Shields
New docs posted May 31. Height is now 33 storeys, 107.26m: http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=4228981&isCofASearch=false&isTlabSearch=false This now includes a parkland dedication north of the building:urbantoronto.ca
BTW,
- this FieldGate 500 Sheppard East site is not within the North York Centre Secondary Plan,... it's actually subject to the Sheppard East Subway Corridor Secondary Plan.
- Anyways, FieldGate ain't done yet!
Note: North York Centre Secondary Plan's maximum density of 4.5FSI was actually violated about 12 years ago when OMB granted Menkes Gibson Square almost 6.0FSI density,... since then the North York Centre Secondary Plan allows up to 5.98FSI at prime corner lots in North York Centre with direct subway connections,.... but now Menkes' 4800 Yonge is Double Density at over 12FSI
Just referenced Fieldgate because they are the ones challenging both Sheppard East and NYCC Plans.
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artyboy123
Senior Member
New rendering updated in the database! The overall building height and total two building storey counts remain the same. However, the total unit count increased from 928 to 1028 units. The total parking count increased from 291 parking spaces to 333 parking spaces.
The rendering is taken from the architectural plan via Site Plan Approval:
The rendering is taken from the architectural plan via Site Plan Approval:
sunnyraytoronto
Senior Member
Huh? Same Total Residential GFA of 55,000m2; Same Total Non-Residential GFA of 3,000m2; Same 10.12FSI density,... so how did they manage to add another 100 units? Oh,... they FieldGate-d the condo unit size!
Directly west of this site - Sheppard corridor is subject to Sheppard Willowdale Secondary Plan which went under review recently,..... originally 2 large Church lots close to this site were excluded but during Review/Consultation periods, the Churches expressed a strong desire to be included and CityStaff obliged,.... I'm hearing the bigger church lot recently sold to a Developer,..... so, probably expect to see Development Application by year end.
Sheppard Avenue Commercial Area Secondary Plan Review
The purpose of the study is to review the permitted land uses, density and development standards along the Sheppard Avenue East segment of the Sheppard Avenue Commercial Area Secondary Plan (SACASP). The review of the Sheppard Avenue Commercial Area Secondary Plan (SACASP) was initiated by North...
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