PMT

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15 HOLMES AVE
Ward 23 - North York District


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29 storey apartment building and 1 8 unit block of townhouses.

Proposed Use --- # of Storeys --- # of Units ---


Applications:
Type Number Date Submitted Status
Site Plan Approval 18 147361 NNY 23 SA Apr 23, 2018 Under Review
OPA & Rezoning 18 147351 NNY 23 OZ Apr 23, 2018 Under Review
 

PMT

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UD2

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Curved windowed wall glazing makes horrible unit designs. These will be balcony only I suspect.

All the retails along Yonge Street now have that horrible sinking feeling that their property value just dropped.
 

WislaHD

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Very much the right location to add some more density to. Would fit right in with the surroundings.
 

Edward Skira

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All the retails along Yonge Street now have that horrible sinking feeling that their property value just dropped.

What does this comment mean?
 

sunnyraytoronto

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Yeap, still plenty of room left on Yonge for condo tower,... a-la Conservatory Groups Pearl Place using Yonge frontage lots between SpringGarden Ave & Hollywood Ave.

Also, no fear of Yonge frontage property dropping either,.... look at Yonge storefronts downtown - valuation going up too high due to all the surrounding developments, so those storeowners/renters complaining their net property tax increasing too much!

BTW, in North York Centre really no fear of these smaller Yonge frontage lots being assembled for larger developments since prices already too high to make it worthwhile for developers. I can't recall any of these type of smaller Yonge frontage lots being assembled for development in the last 20 years in North York Centre; developers have always targeted larger size lots as the price per square footage of land is cheaper and logistically easier to deal with less sellers. That's why in North York Centre Secondary Plan area, most of the larger redevelopments are actually off Yonge towards Beecroft & Doris.
 

sunnyraytoronto

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Interestingly, the townhouse redevelopment on this site were built about 35 years ago around 1983; before Doris Ave was extended north through here.

I believe this development proposal is only the second "infill" development within the North York Centre Secondary Plan Area; the first infill being RioCan's Yonge-Sheppard Centre currently under major renovation/construction. Also, this seems to be Capital's first development in North York Centre.

Many of the surrounding towers built prior to around 2000 are about 13 to 16-storey tall; since then most of the newer towers on this stretch of North York Centre Secondary Plan are subject to basic 100m height limit (usually around 30-storey) with 4.5 FSI density. While the proposed height seems within 100m maximum the proposed 4.99 FSI may force the height to be chopped or tower slimmed by about 10%.

The on-site parkland dedication along the east side of the site will add to the existing parkette.
 

sunnyraytoronto

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Many of the surrounding towers built prior to around 2000 are about 13 to 16-storey tall; since then most of the newer towers on this stretch of North York Centre Secondary Plan are subject to basic 100m height limit (usually around 30-storey) with 4.5 FSI density. While the proposed height seems within 100m maximum the proposed 4.99 FSI may force the height to be chopped or tower slimmed by about 10%.

Or they could get a Density Transfer from one of the surrounding older 13 to 16-storey tower. But Height/Density Transfer (Air Rights) remain rare in North York Centre: Only Emerald Park did it with Lansing United Church Community Centre, GibsonSquare got over 100m via OMB, HullmarkCentre got over 100m via high Community Contribution Funding.
 

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