Since this Conservatory Group Ruby development application is technically dead - but they're still holding up Beecroft North Extension,... I'll be squatting Beecroft North Extension here (as I've been squatting Doris South Extension at 55 Sheppard East thread)

Since Conservatory Group (Yolanda Flanders) don't have active development application here,.... City can't get conveyed land for Beecroft North Extension at this Inez Court site.
--- So instead of extending Beecroft Road directly north to Drewry, Beecroft Rd will become at east-west road to cross Yonge at NorthYorkHydro (Times Group 5800 Yonge) site to form J-Road to connect with Cummer hence "Beecroft Extension to at least Turnberry Court to connect to Cummer Ave (2024-2026)" which coincide with completion of Aoyuan's M2M Phase 1 & 2 at former NewtonBrook Plaza site. Based on Development Applications - by 2026, there should be 10 new condo towers completed here along Yonge south of Drewry/Cummer to J-road (Aoyuan's M2M, Times Group 5800 Yonge, 5840 Yonge); about 4,000 additional new condo units,... IE 4,000 additional cars! (I'm not even including north of Drewry/Cummer! Ghods', North Yonge St, 905er side of Steeles, etc,..)
View attachment 291818
Yellow line shows "Beecroft North Extension" City committed to in funding.

Construction Phasing Strategy
• Phase 1 - Doris Ave Connection to Tradewind Ave Extension (2023-2024) - Fund in Reserve Fund due to lateness
• Phase 2 - Beecroft Extension to at least Turnberry Court to connect to Cummer Ave - Funded
(2024-2026)
• Phase 3 – “Transform Yonge” (2026+) - UnFunded
Pg 16: https://www.toronto.ca/legdocs/mmis/2020/ie/bgrd/backgroundfile-158594.pdf

Beecroft North Extension (Finch Ave to Drewry/Cummer):
- Timeline: 2024-2026
- Already Funded: Beecroft Extension north to Drewry Ave by 2024 ($10.892m) & 2025-2029 ($17.726m) ***
Top of pg 31: https://www.toronto.ca/legdocs/mmis/2020/bu/bgrd/backgroundfile-141484.pdf
- Notice, budget has 5-year 2025-2029 ($17.726m) that may go beyond this stated 2024-2026 timeline. WHY? Because, City doen't own all the land required for Beecroft North Extension! Same issue City had and Still Have for Doris South Extension!
- City still need 3 chunk of land - Inez Court, north side of HendonAve & westside Greenview Ave

Notice how that J-road from TimesGroup 5800 Yonge to Aoyuan's M2M link up to the purple mid-block proposal for Doris North extension that Cllr Filion is proposing - to save his favoured Silverview Community (meandering roads east of Yonge between Finch Hydro Corridor and Cummer) VS Dumont Rd City Planning favours which cut through Silverview Community
View attachment 291819
pg 20: https://www.toronto.ca/wp-content/u...nity-Consultation-Meeting-October-29-2020.pdf
A naive question : is this a City bluff to force Conservatory Group to go ahead with their development ?
If this J-Road is built, City wouldn't need that piece of land and can play really hard ball.
 
A naive question : is this a City bluff to force Conservatory Group to go ahead with their development ?
If this J-Road is built, City wouldn't need that piece of land and can play really hard ball.

City can't bluff - City has nothing!

North York Centre Secondary Plan requires 2 service roads parallel to Yonge and so will it's northern extension - Yonge Street North Planning-Study/Secondary-Plan
- one to to west along Beecroft and other to the east along Doris
- intensification brings more vehicular traffic, vehicular traffic from high-density development along this Yonge corridor should directly enter/exit onto service road or side-streets but NOT Yonge St - if vehicular traffic directly enter/exit onto Yonge the turning traffic would delay Yonge Street traffic and create more Pedestrian-Vehicle Conflict Points
- Beecroft Road is relatively easy to extend northward to Steeles; Doris would be a bitch to extend north to Steeles since it'll have to cut through meandering Silverview Community (east of Aoyuan's M2M where J-road is); politically the current local councillor wants to protect Silverview Community - hence the BS purple Doris proposal - current Yonge Street North Planning Study is trying to figure out how to extend Doris with CityStaff perfering the Blue Doris proposal.

That J-road (Olympic Garden Drive) needs to be built to service Aoyuan M2M which will open phase 1 in 2 years, phase 2 likely in 5 years. Before this BS Conservatory Group Inez Court completes,...

City will need this Inez Court land for Beecroft North Extension,... regardless of the J-road which basically only service Aoyuan's M2M,...... Beecroft extension and Doris extension north to Steeles are both needed to service new Yonge Street North Secondary Plan area.
YongeStreetNorth_RoadSystem1.PNG


Conservatory Group (Yolanda Flanders) got City by the balls and have been squeezing for years! I believe the current development application is BS Head Fake and will be revised upward - significantly! Ditto for adjacent 5840 Yonge but not just due to a potential Cummer Station
 
2009 called - they want their tower design back. Why not just put a bit more effort into the aesthetic like Azura did down the street and try to capture a few more revenue dollars?

Asking the Conservatory Group to put more effort into aesthetics would be like asking Tim Hortons to elevate their coffee quality. As long as they're making sales then I doubt they'll be bothered to make any changes to their strategy.
 
Meanwhile, haven't studied this closely, but this park is already much larger than what the City would be asking for from just the redevelopment of this site. Does this represent park dedication from other Conservatory Group sites in the area as well, like Pearl Place for example? Anyone know?

42

While this on-site parkland dedication seems excessive - it’s really not what the City requested; this site is very close to Finch Hydro Corridor (Provincial) and thus, not an area lacking green space.

City Planning in consultation with Transportation Services, Park&Recs, Councillor, etc,... have a “hit list” of targeted properties they would like for Developers to convey to City. In comparison, Tridel HullmarkCentre - the largest 2-tower development in North York Centre Secondary Plan area - conveyed 10 requested “hit list” properties to City (3 at Edithvale Park, 3 on Bennington Place for Doris south extension and 4 at MapleHurst Park (as I recall)).

Here Conservatory Group is conveying the equivalent to about 17 house lots to City
- some could be considered on “hit list” for Beecroft north extension
- those for park were not really needed since plenty of nearby green space at (provincial) Finch Hydro Corridor
The parkland is west of the extended Beecroft Rd - which is typically the boundary of North York Centre Secondary Plan area,.... thus, this dedicated parkland area is relatively useless for redevelopment currently zoned for the single residential houses there,... maybe possible to sneak in townhouse arguing already townhouses directly north - but typically townhouses NOT allowed west or east of North York Centre Secondary Plan area,.... a few *leakage* has been granted at OMB - basically the air rights from the parkland dedication has been transferred over to the development proposal.

The most interesting part of this "Proposed Inez Court Park Dedication" is that it's adjacent to the "Proposed 5800 Yonge Park Dedication" - follow link to 5800 Yonge thread to see why joining these two proposed Park Dedication is significant!
 
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No new renderings are not updated in the database. The only change in the database are changing the building height from 106.00m & 38.15m to 104.25m & 38.75m.
 
Starting in November 2019, adjacent 5800 Yonge hosted Refugee Shelter but a year later City's SSHA (Shelter Support and Housing Administration) converted it to Homeless Shelter,... and soon afterwards, many of Yolanda Flander's / Conservatory Group boarded up bungalow properties 8-28 Inez Court and 51 Drewry became Squatter Ville and BonFire Alley with a Drug Den at 21 Inez Court - adjacent to the 5800 Yonge Homeless Shelter!

Yolanda Flanders / Conservatory Group couldn't deal with the on-going squatter issue,... so Cllr Filion's "solution" to the Inez Court squatting issue was for North York Community Council to grant a special demolition permit before Redevelopment Proposal been approved - about 5 years early! (Usually City only allow demolition when Redevelopment has been approved and Construction is about to start)

In a few months, we'll see the demolition of all of Yolanda Flanders / Conservatory Group boarded bungalows to be sodded over 8, 9, 10, 11, 12, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28 Inez Court and 51 Drewry,... so squatters can't squat there!

The squatters were kicked out months ago,... with nowhere to go, most have set up encampments first behind 5800 Yonge - until Toronto's Emergency Management Team kicked them off the property,... then the nearby Provincial 5760 Yonge and Finch Hydro Corridor land. I'm calling the encampment A-La-Camp,... after another Cllr Filion's fiasco,.. A-La-Cart
 
Taken from DevApp:

"Official plan amendment, zoning by-law amendment, and site plan application to finalize an LPAT settlement for a 10-storey and 32-storey residential buildings connected by a 2-storey podium with 551 residential units and an FSI of 2.29. A new public road and a parkland dedication of 7,535.4 square metres is also being provided."

DevApp Link: http://app.toronto.ca/AIC/index.do?folderRsn=ekBdJviXRGDN3sN9GUw4nA==

Development Application disappeared from CityPlanning site months ago,... welcome to Yolanda Flanders' world,....
 
Future Beecroft extension looking south at Drewry.

IMG_4606.JPG


North extension of Beecroft to Centrepoint Mall will go through here.
IMG_4607.JPG
 

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