artyboy123
Senior Member
No new renderings are updated. The only project information change is the total unit count changed from 372 & 9 units to 358 & 7 units. Total parking count reduced from 200 parking to 127 parking.
- Thread starter pipolchap
- Start date
Sky High Arch
New Member
This is good news, these units where small. Would like more retail on the ground floor and pushed a little bit back from the park, they keep getting closer each time on the east side.
AlbertC
Superstar
Project being marketed as the "North Core Condos":
northcorecondos.com
North Core Condos | North Core Condos
northcorecondos.com
DavidCapizzano
Senior Member
from https://www.instagram.com/p/CkJdPtzJSwv/
fieldgate_urban
We’re excited to reveal the first rendering of our new residence #NorthCore
Designed by @ibi_group, this 16-storey mixed-use condominium will create a lasting imprint on North York, celebrating it as one of Toronto’s greatest communities.
“In many ways, NorthCore embodies all the great attributes of North York, transitioning seamlessly between the high-rise towers on Yonge Street to the lower density to the west,” says Mansoor Kazerouni, Director of Global Buildings, IBI Group.
Discover #YourNewCentre and register at northcorecondos.com
AlbertC
Superstar
Tram Vu on Instagram: "[NorthCore Condos] preview event is happening now! 🔥NorthCore Condos situates in the Lansing neighbourhood, one of North York's primary commercial business district, offering park-side living. Residents can easily connect to S
Tram Vu shared a post on Instagram: "[NorthCore Condos] preview event is happening now! 🔥NorthCore Condos situates in the Lansing neighbourhood, one of North York's primary commercial business district, offering park-side living. Residents can easily connect to Sheppard-Yonge Subway station and...
www.instagram.com
innsertnamehere
Superstar
Funny how this sits with zoning approved for years and years then sells out basically overnight when it *finally* hits the market.
Amare
Senior Member
Is there a reason why this is so damn short when it's right next to 2 major subway lines? Is it because of the park that's right next door, or because it backs onto SFHs, or another reason?
Just genuinely trying to understand what's going on here.
Just genuinely trying to understand what's going on here.
AlbertC
Superstar
ADHOC STUDIO on Instagram: "NORTHCORE by @fieldgate_urban @westdaleproperties — NorthCore offers residents the best of both worlds – a location right in the heart of Yonge & Sheppard's dynamic city centre, but surrounded by the calm of lush greenspac
ADHOC STUDIO shared a post on Instagram: "NORTHCORE by @fieldgate_urban @westdaleproperties — NorthCore offers residents the best of both worlds – a location right in the heart of Yonge & Sheppard's dynamic city centre, but surrounded by the calm of lush greenspaces and low-rise communities 🌳🏡 🌳...
www.instagram.com
Transportfan
Senior Member
Someone who obviously doesn't subscribe to missing middle planning principles!
Amare
Senior Member
Nope not while this is next to 2 major rapid transit lines, and we build skyscrapers next to where there's no rapid transit. Unless there's a limiting factor, i'm genuinely curious as to why this isnt a bit taller.
sunnyraytoronto
Senior Member
Since y'all wondering,...
Many moons ago with Yonge Subway North Extension about to open new Subway Stations at Sheppard and Finch in 1973 then delayed to 1974 (notice I didn't include North York Centre Station!),... the City of North York and Mayor Mel Lastman tried to build a downtown North York with Offices along Yonge and Apartments off-Yonge:
- this was really just a scheme to stack new taxpayers on top of each other, thus raising total Property Tax Revenue
- To help get the existing local community to agree, they promised building a Downtown would keep taxes low for existing homeowners,...
- and boundaries for this new Downtown North York was set as the new Service Roads to be built and extended parallel to Yonge called Beecroft Rd and Doris Ave,... within which would be the "sandbox" for Developers to play,... today, this is called the North York Centre Secondary Plan
As you can see from images in this post:
4800 Yonge Street | 168.24m | 49s | Menkes | Arquitectonica
Hmm?..168.4 meters tall will be North Yorks tallest, unbelievable, looking at the 100m list there are 107 buildings ( planned, under construction, built) in the GTA that will be taller than that
- In 1990 as part of HR Developments Nestle Canada Building (Phase 1), Beecroft was extended south of Sheppard east of Lansing United Church
- in 2008, Lansing United Church which would have been allowed about 15-storey on their site, sold off their Air-Rights to Bazis Emerald Park which got about 8.6FSI site specific density (above the 5.98FSI max for direct subway connected sites) or about 5.6FSI averaged with the Church.
- more recently, Menkes 4800 Yonge got 12.03FSI (double the 5.98FSI max for direct subway connected sites) based on arguing for Density Transfer from Albert Standing Park!!! Which was formed as Section 42 Parkland Dedication from the original HR Development 35 years ago that created Nestle Canada Building (Phase 1) but Phase 2 never proceeded and was sold off to Menkes for their 4800 Yonge project.
Anyways,... this site is on the wrong side of Frizzel Rd - it's outside of the high-density North York Centre Secondary Plan area! This is why this site isn't getting 30-storey.
Here, at this site along Sheppard Ave,... Sheppard Ave Commercial Area Secondary Plan was approved at City Council in 2017 limiting developments to about 5-6-storey (depending on depth) and 1.5FSI,... but for this site, in 2015 a Land-Assembler submitted a Development Application for 14-storey along Sheppard and 4-storey Townhouse along adjacent north side of Bogert Ave,... and thus NOT subject to the new Sheppard Ave Commercial Area Secondary Plan,... and was approved at OMB/OLT
- the Land-Assembler UpZoned-to-Flip and sold off all (or most; I'm hearing he's still involved!) to FieldGate Urban who chopped ceiling height to increase proposal from 14-storey (42.5m) to 16-storey (48.1m) and chopped condo-size in half to increase from 183 units to 381 units!
While this site is within the 800m and previous 500m limit for the Provincial Transit Hub intensification rule,... the City's Secondary Plans over-ride the Provincial Transit Hub rule. And this is why you're not seeing significantly more intensification at this site.
Amare
Senior Member
Absolutely great insight and details, appreciate you sharing that history background and the various plans/policies regarding what we've seen take place in this area of the city. It all makes sense now!Since y'all wondering,...
Many moons ago with Yonge Subway North Extension about to open new Subway Stations at Sheppard and Finch in 1973 then delayed to 1974 (notice I didn't include North York Centre Station!),... the City of North York and Mayor Mel Lastman tried to build a downtown North York with Offices along Yonge and Apartments off-Yonge:
- this was really just a scheme to stack new taxpayers on top of each other, thus raising total Property Tax Revenue
- To help get the existing local community to agree, they promised building a Downtown would keep taxes low for existing homeowners,...
- and boundaries for this new Downtown North York was set as the new Service Roads to be built and extended parallel to Yonge called Beecroft Rd and Doris Ave,... within which would be the "sandbox" for Developers to play,... today, this is called the North York Centre Secondary Plan
As you can see from images in this post:
- in 1985, Beecroft Rd (west of the Sheppard TTC Terminal) did NOT extend south of Sheppard,.. yet and the two blocks southwest of Yonge and Sheppard were mainly full of residential house,... the question was how to extend Beecroft Rd south of Sheppard,.. go east or west of Lansing United Church! Thus, for these 2 blocks Frizzel Road became the western boundaries of the North York Centre Secondary Plan!4800 Yonge Street | 168.24m | 49s | Menkes | Arquitectonica
Hmm?..168.4 meters tall will be North Yorks tallest, unbelievable, looking at the 100m list there are 107 buildings ( planned, under construction, built) in the GTA that will be taller than thaturbantoronto.ca
- In 1990 as part of HR Developments Nestle Canada Building (Phase 1), Beecroft was extended south of Sheppard east of Lansing United Church
- in 2008, Lansing United Church which would have been allowed about 15-storey on their site, sold off their Air-Rights to Bazis Emerald Park which got about 8.6FSI site specific density (above the 5.98FSI max for direct subway connected sites) or about 5.6FSI averaged with the Church.
- more recently, Menkes 4800 Yonge got 12.03FSI (double the 5.98FSI max for direct subway connected sites) based on arguing for Density Transfer from Albert Standing Park!!! Which was formed as Section 42 Parkland Dedication from the original HR Development 35 years ago that created Nestle Canada Building (Phase 1) but Phase 2 never proceeded and was sold off to Menkes for their 4800 Yonge project.
Anyways,... this site is on the wrong side of Frizzel Rd - it's outside of the high-density North York Centre Secondary Plan area! This is why this site isn't getting 30-storey.
Here, at this site along Sheppard Ave,... Sheppard Ave Commercial Area Secondary Plan was approved at City Council in 2017 limiting developments to about 5-6-storey (depending on depth) and 1.5FSI,... but for this site, in 2015 a Land-Assembler submitted a Development Application for 14-storey along Sheppard and 4-storey Townhouse along adjacent north side of Bogert Ave,... and thus NOT subject to the new Sheppard Ave Commercial Area Secondary Plan,... and was approved at OMB/OLT
- the Land-Assembler UpZoned-to-Flip and sold off all (or most; I'm hearing he's still involved!) to FieldGate Urban who chopped ceiling height to increase proposal from 14-storey (42.5m) to 16-storey (48.1m) and chopped condo-size in half to increase from 183 units to 381 units!
View attachment 439428
While this site is within the 800m and previous 500m limit for the Provincial Transit Hub intensification rule,... the City's Secondary Plans over-ride the Provincial Transit Hub rule. And this is why you're not seeing significantly more intensification at this site.
PMT
Senior Member
Demo permit applications have been filed:
PMT
Senior Member
