Toronto 55 Sheppard East | 45.41m | 14s

[sunnyraytoronto]

All that means is 88 Sheppard likely sold out. It's already under construction.

Doris service ring road south extension was always going ahead,... just a matter of how urgent and when,... in our lifetime or our grandkid's! Now basically a 10 year time line. Sheppard & Doris/Bonnington/Tradewind to become 90 degree intersection, skewed intersection or one of 2 offset intersection options (like Lawrence & Mt Pleasant). Talk about urban square park. Dedicated bike lanes on Doris extension south of Greenfield to Avondale, that stretch 1 car lane each direction & parking lane or 2 car lanes for each direction.

 

[TheHYPO]

All that means is 88 Sheppard likely sold out. It's already under construction.

Doris service ring road south extension was always going ahead,... just a matter of how urgent and when,... in our lifetime or our grandkid's! Now basically a 10 year time line. Sheppard & Doris/Bonnington/Tradewind to become 90 degree intersection, skewed intersection or one of 2 offset intersection options (like Lawrence & Mt Pleasant). Talk about urban square park. Dedicated bike lanes on Doris extension south of Greenfield to Avondale, that stretch 1 car lane each direction & parking lane or 2 car lanes for each direction.

However, the sales centre is 49 Sheppard. There was a zoning/plan proposal last year for 49 Sheppard and all the houses on bonnington for a condo all down the west side of bonnington. It looks like it got rejected because the status is on "OMB appeal"
http://www.toronto.ca/legdocs/mmis/2013/ny/bgrd/backgroundfile-57969.pdf
http://app.toronto.ca/DevelopmentAp...icationsList.do?action=init&folderRsn=3289411

So if that whole space was and always is going to be ring-road, what hope did the proposal have? and if it has no hope, what are they selling with 55 Sheppard on the sales centre?

I admit, I'm very poorly versed in the whole planning application/approval process...

 

[sunnyraytoronto]

Condo sale centres always go up for development proposal that are not approved yet. You'll have to go into the sale office to see what they're selling.

OMB appeal is usually because city and developer can't come to an agreement. If you really want to find out more, go to the OMB hearing,... OMB hearing is schedule for May 26 at 10am @ OMB - 655 Bay Street 16th floor Hearing Room

This is more complicated than the usual development application.

You should have went to the drop in meeting for the Doris service road south. City is still planning on Doris Service road extension south to Avondale. That plan been on the books since 1992 with the former city of North York and reconfirmed with the amalgamated city of Toronto in 1998; but the city never went around to acquire the land needed. City should have acquired the land long ago but never did,... this development proposal basically forces the city's hand to do something now,... thus the Doris Service Road extension study.

 

[FinchConnection]

Seems to me like someone dropped the ball a few years back. To be honest the cities strategy for the entire area has left me confused. I've always felt like they should have rezoned the whole suburban block east of Doris to Kenneth and from Finch south to Avondale, for mid to high rise development.

 

[sunnyraytoronto]

Oh yeah,... somebody messed up big time. And most of the area ratepayers associations thought the Doris extension south of Sheppard was a done deal - Beecroft and Doris service roads have been inching north for years,... both now north of Finch. Most folks were caught off-guard by this Doris extension south being stuck at Sheppard,... heck we saw all the properties along Tradewind being reserved for it,...

The service ring roads of Beecroft Road and Doris Avenue is "supposed" to act as the boundary for the high density developement along the Yonge Street Corridor between 401 (actually Poyntz & whatever on the west side) and Finch hydro corridor. The service ring road is "supposed" to protect those single residential houses outside of the service roads from traffic from the higher density within the Yonge corridor.

If those properties between Doris and Kenneth become mid-high rise development,.... Kenneth would have to become a service road,... and we'll have the same problem of widening it and extending it north and south.

 

[FinchConnection]

A heck of a situation no matter which way you slice it. My rationale for making that plot of land available has to do with its location relative to three subway stations. An argument can be made however that the Yonge subway line doesn't need the added traffic. This seems like a poor densification strategy.

 

[drum118]

April 06
This is being call 55 Sheppard.com

 

[sunnyraytoronto]

Could this application just be an exercise to make the land worth more for when the City expropriates? That's what the landowners tried (somewhat unsuccessfully) down at the First Parliament site.

42

This development application is Dead,.... developer don't even own the land anymore.


This is a soap-opera,....

In early 1990's City of NorthYork started planning for a Doris Ave extension south of Sheppard to Avondale,... possible via Bales Ave but Minto eventually built Spring and Radiance condo on that former Seneca College Newtonbrook(?) campus land,.... so the only option became the west-side of Bonnington Place (which sort of "encouraged" the expansion of the NorthYorkCentreSecondaryPlan area eastward to BonningtonPlace and TradeWind Ave),.... but a local "investor" (who I'm not going to name but have referred to as one of the area's monopoly player with regards to acquiring land) started acquiring all the required 13 properties along the west-side of Bonnington Place from Sheppard Ave East to AnndaleDrive. The City refuse to negotiate with this "investor",... and thus Doris Ave extension south of Sheppard Ave to Avondale was stalled,... for decades! Technically, the City can wait indefinitely,.... but the "investor" doesn't have an unlimited lifespan,.....

A couple of the properties, 2 & 10 Bonnington Place, were acquired by Tridel from the "investor" and handed over to the City as part of the Section 42 or 45 settlement for HullmarkCentre whose Final Report was approved in early 2010,.... and those properties been demolished and grassed over,....
http://www.toronto.ca/legdocs/mmis/2010/ny/bgrd/backgroundfile-27581.pdf

Seeing that the City still refuse to negotiate for the remaining 11 properties along the west-side of BonningtonPlace,.... eventually, this "investor" presented this 55 Sheppard Ave East development proposal to force the City's hand,.... and this forced the City reopened the Doris Ave extension south of Sheppard Ave East to Avondale Ave study,.....
http://www.slideshare.net/TorontoPCU/nyc-service-rdslides20150527e

Thus, it doesn't seem the strategy was to make this specific site worth more for an expropriation but rather to force the City to finally negotiate or expropriate the remaining 11 properties along west-side of BonningtonPlace,.... in addition, the "investor" is suing local councillor and thus local councillor can't have anything to do with anything to do with these properties including the Doris Ave extension south or this development application or expropriation,...

In 2014, the City started expropriation for this site and all remaining properties along west-side of BonningtonPlace for the Doris Ave extension south of Sheppard Ave to Avondale Ave,... earlier this year, the City give the "investor" the cheque for all the remaining 11 properties along west-side of BonningtonPlace,..... the registered landowner of all the properties along west-side of BonningtonPlace is now the City,....

Now it gets interesting,.... the amount the "investor" got was based on 2014 market value plus whatever,..... the area market prices has increased dramatically since then, so the "investor" is not happy with the amount received,..... and will likely take the City to provincial court over it at the "investor's" earliest opportunity,... next year. In the meantime, all the properties along west-side of BonningtonPlace has been left to rot,.... The City legally own all these properties now but refuse to do anything to them,... no demolition,... no clean-up,... no municipal licensing and standards,... if there's squatters living in these properties, the city won't do anything,.... during working hours the driveways and front lawns are packed with illegally parked cars,... and the City won't even issue a parking ticket!

In the meantime, the City still needs to expropriate one more property not on BonningtonPlace,.... and thus Doris Ave extension south of Sheppard to Avondale Ave,... likely won't happen until 2021 or 2019 at the very earliest,....

Here's a photo of the west-side of BonningtonPlace south of this site, 55 Sheppard Ave East,... which appears as the box advertisement structure at the very far right,... Hmmm,... don't these little bungalow houses look like those houses in the Monopoly Game,.... that's why I refer to the "investor" as a local "monopoly player" who accumulates strategic land,...

 

[innsertnamehere]

I've seen city documents pointing to 2018 construction as the extension is needed before they reduce lanes on Yonge for streetscape improvements as planned. What I find interesting is how they plan to ban left turns at Yonge and Sheppard and force left turning traffic onto the bypass roads.

 

[sunnyraytoronto]

For the Doris Ave extension south of Sheppard Ave to Avondale, at their last community presentation in Summer 2015, they were talking 2017-2018 construction. Even latest ReImaginingYongeStreetStudy slides shows "within 5 years",... no specific year,... see page 19 see where the blue arrow is,...
http://www.slideshare.net/knelische...toid=a331edb9b72d3510VgnVCM10000071d60f89RCRD

Anyways, it's impossible to meet 2018 now,... while the city legally owns all the properties required along west-side of BonningtonPlace and that's basically a 3 year process from 2014 to 2016 (payment) to 2017 (court),... the City still needs to expropriate one more property (69 GlendoraAve) at the southwest corner of TradeWind Ave and Glendora Ave that just started (as I recall),... thus 2019 - at the very earliest,... that's only assuming owner don't take city to court,... they can't fight expropriation but they can challenge the amount received in court

Two months ago, I spoke to project managers from Transportation Service - Infrastructure Management/Planning Group and they're talking more 2021 construction of Doris Ave south extension,.... 2019 is the very earliest and very optimistic,....

Issue is ReImaginingYongeStreet Study proposal of lane reduction (elimination of parking lanes and rush-hour traffic lanes to be replaced with cycle track) on Yonge Street north of Sheppard and they're aiming for 2018,.... they plan to divert traffic to Doris Ave and Beecroft Road - good luck with that since Doris Ave south extension won't be done for years after,... and their traffic modelling uses the City's "Official Plan", look at NorthYorkCentre - development doesn't follow the City's Official Plan, that's why every high density development need zoning, density, height changes,... thus, their traffic modelling is crap!

I've already did a number of post on ReImagining Yonge Street Study proposal on EmeraldPark thread earlier this month,... go through them if you're interested,...
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-134#post-1162938

We've also discussed the no left turn from Yonge to Sheppard,...
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-134#post-1163051

The left turn ban is part of Mayor Tory's directive of fixing Hot Spot intersections like Yonge&Sheppard,... but banning that left turn only divert traffic elsewhere where it must travel longer and thus increase congestion elsewhere! Now they're looking at making Doris Ave and Beecroft Road one way streets,.... and closing off a number of the small side streets from Yonge Street,... like Bogert, Harlandale, etc,... basically any small side street without a traffic light at Yonge.

 

[amnesiajune]

The left turn ban is part of Mayor Tory's directive of fixing Hot Spot intersections like Yonge&Sheppard,... but banning that left turn only divert traffic elsewhere where it must travel longer and thus increase congestion elsewhere! Now they're looking at making Doris Ave and Beecroft Road one way streets,.... and closing off a number of the small side streets from Yonge Street,... like Bogert, Harlandale, etc,... basically any small side street without a traffic light at Yonge.

Welcome to any other major city on this planet. Toronto has a stupid obsession with allowing two-way traffic on every street. Every other city has figured out that one-way streets improve traffic flow even if people have to take ever-so-slightly longer routes, but as usual the Centre of the Universe apparently knows something that nobody else does.

 

[sunnyraytoronto]

Started Demolition for 55 Sheppard Construction,....

Oh, that's a BS development application! Used to force City's hand on Doris south extension,....

The demolition is really entire west side of Bonnington Place from Sheppard Ave East to Anndale Drive for Doris south extension,..... technically City still need to deal/expropriate a house at southwest corner of Glendora & Tradewind,.... and deal with the POPS and Catholic School board at northeast corner of Sheppard & Doris.

 

[marcus_a_j]

I lived in one of those houses that are gone. What a strange sight.

 

[sunnyraytoronto]

Based on GoogleEarth, this front stair from 6 BonningtonPlace. Flat land in middle from 10 Bonnington Place (previous conveyance along with #2 Bonnington Place from HullmarkCentre developer community contribution) Photos taken Friday Dec 8 at 4:30.

 

[sunnyraytoronto]

A stranger sight for marcus_a_j

Doris Ave south extension still in limbo as project now tied to REimagining Yonge, CityStaff likely trying to time completion with lane reduction on Yonge to negate some of before and after data,... but if proposed Transform Beecroft with Enhanced Yonge (keeping 6 lanes) goes through,.... better chance to detached Doris Ave south extension from that project,.... still need one single residential house property at south-west corner of Glendora & Tradewind along with some properties north of Sheppard.