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Small plaza to bite the dust..............

3105 SHEPPARD AVE E
Ward 40 - Scarborough District

Proposed Official Plan Amendment from Neighbourhoods to Mixed Use and Zoning Amendment to permit a 30 storey mixed use residential building with a 6 storey podium and a 24 storey tower element. 365 residential units are proposed with a gross floor area of 29 005 m2 including 1 190 m2 of retail and service commercial uses at grade and 341 parking spaces.
Proposed Use --- # of Storeys --- # of Units ---
Applications:
Type Number Date Submitted Status
OPA & Rezoning 14 265429 ESC 40 OZ Dec 17, 2014 Under Review


 

salsa

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I think midrise would be more appropriate, but it's good news nevertheless. With all the delays and dithering on the Sheppard LRT, Scarborough has probably missed out on countless developments along Sheppard.
 

innsertnamehere

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No, Condos give surprisingly little ridership boost to subways, unless you get NYCC level densities, which isn't happening any time soon on Sheppard.


Look at all the towers that have gone up along the existing subway in the last decade, but ridership is still abysmal.
 

r2siv

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No, Condos give surprisingly little ridership boost to subways, unless you get NYCC level densities, which isn't happening any time soon on Sheppard.


Look at all the towers that have gone up along the existing subway in the last decade, but ridership is still abysmal.

I'm not sure why people expect the 5 stop Sheppard subway to have the same ridership as the 31 station Line 2 or 32 station Line 1. The ridership is abysmal because it's not a complete line. It should've been and still should be extended to Scarborough Town (or McCowan and Sheppard). That's the only way it can siphon passengers from parallel routes like Steeles, McNicol, Finch and Ellesmere.
 

WislaHD

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Ridership comes from connecting bus routes. Imagine if Line 1 and Line 2 weren't collecting passengers from connecting bus routes, they would be ghost lines as well.

What needs to be asked is whether the connecting bus routes have high enough demand when reaching Sheppard in order to justify subway. The answer for the moment is no, and no amount of condos along Sheppard will change that.

Now I do agree that Sheppard would have more riders and be seen as more of a viable line than the current stub if it was extended to Downsview. Network connectivity is important and often overlooked when Sheppard is discussed.
 
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11th

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Ridership comes from connecting bus routes. Imagine if Line 1 and Line 2 weren't collecting passengers from connecting bus routes, they would be ghost lines as well.

What needs to be asked is whether the connecting bus routes have high enough demand when reaching Sheppard in order to justify subway. The answer for the moment is no, and no amount of condos along Sheppard will change that.

Now I do agree that Sheppard would have more riders and be seen as more of a viable line than the current stub if it was extended to Downsview. Network connectivity is important and often overlooked when Sheppard is discussed.
Then imagine if the majority of Finch and York Mills (Ellesmere) buses terminate at Kennedy/Sheppard, and/or Victoria Park/Sheppard; - the subway will be packed. The current stub is a failure because it's too short to be a trunk route. Is it also surprising when you compare the N-S bus routes of Bayview and Leslie, to the ones in Scarborough?
 

PMT

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An update:

http://www.toronto.ca/legdocs/mmis/2016/cc/bgrd/backgroundfile-91755.pdf

This project was appealed to the OMB last June due to the City's inability to respond to the application in time. A hearing was held this April, but not before the proposal was chopped down to 18 storeys. This is the decision:

ORDER

[23] The appeals are allowed. The proposed official plan amendment (Exhibit 7) is approved; the proposed amendment to the Sullivan Community Zoning By-law No. 10717, as amended, (Exhibit 8-A) is approved; and, the proposed amendment to Zoning By-law No. 560-2013, (Exhibit 8-B) is approved. For convenience, these three instruments are attached to this decision as Attachment 1, Attachment 2, and Attachment 3, respectively.

[24] The Board will withhold its Order until confirmation is received that s. 37 details have been finalised and secured and that any remaining technical reviews have been completed.


Unfortunately, I couldn't find an updated render.
 

PMT

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Developer is Liberty Developments, architect is Turner Fleischer:
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