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I expect we will start seeing it sooner rather than later tbh, the north side of Viewmount could work perfectly for taller element with on-site parkland to expand the frontage of Viewmount Park. Particularly if someone goes for 225-231 and can expand the connection on the west side, or assemble...

I agree, I don't have an issue with that or the heights really.

I'd actually argue it's worse than a typical subdivision, greenfield/sprawl issues aside. Generally in new greenfield with this level of units, you will have new parks, new school blocks, SWM ponds, rec trails ect integrated as part of the overall subdivision. This proposal is just lazy, and...

That much density and height and no real public space other than a nominal POPS at the corner? Come on.

I always saw this project as an expropriation play, secure an approval/concept to demonstrate value and hope the City expropriates the air rights for the park.

I am highly skeptical that the third party appeal restrictions will be included in the approved legislation unfortunately :(

Definitely, to me this is a 'force them to the table application'. But when I look at the two potential tower sites, the southern site makes more sense as it can accommodate a tower without externalizing separation requirements to the site to the north, while this site can't say the same about...

The problem with that logic though (as I see it) is that rationale is nearly-equally applicable to the southern properties (but for the heritage aspect). A 675 floorplate w/ 12.5m separation to the north is a viable site. I just can't see property owner's on Yonge giving up their future...

I'm not so sure this is in for smooth sailing with south tower setback as-proposed... unless there is an LDA in place or will be in place that isn't noted as part of this application? Kinda hard to say the site to the south of you isn't a tower site, when it has the same depth and slightly more...

Ah interesting

Closer, but todays vote was Planning Committee and it still requires Council approval.

Looks like the Refusal has been adopted by Council: https://secure.toronto.ca/council/agenda-item.do?item=2023.NY8.9 The two submissions provide some more insight as well: https://www.toronto.ca/legdocs/mmis/2023/ny/comm/communicationfile-172915.pdf...

I know right....shocking from this government! My guess, we will see BILD quietly advocate to walk back that refund provision (no developers I know actually want it) as people are seeing the negative impacts from it. It's basically the City saying "fine you want your decision in 90 days? Here it...

Fair enough, but Council has to make a decision or the fees will have to be refunded. That's the central issue here, as the timing in the Planning Act isn't for staff to make a recommendation, it's for Council to make a decision. No decision, fees become liable to be refunded which isn't going...

Correct. They have 20 days to file an appeal following the decision, or else that becomes the final outcome of the application and a new one would need to be filed.

Nobody wants to go to a contested hearing, I agree there. But once council makes a decision to refuse, then yes without an appeal that is it. You can't continue to negotiate an application once refused without an appeal, unless you want to have off the record conversations and submit a new...

You don’t think Madison will appeal a refusal from council, which this recommends? They absolutely will or the application dies there which they probably aren’t interested in. I agree with your assessment RE: refusal reports becoming more common though, Staff have made it clear they won’t be...

This will 100% go to OLT, there is enough ambiguity in the PPS to test in a hearing.

It will hopefully patina over time, it's a bronze material from France but I can't recall the specific name. IIRC, it's the same material from the canopy and fins at the Tom Patterson theater though it does look more yellow-y in these photos. I think there is a treatment that gets applied.

Wow, this has been kicking around for YEARS! Great to see something come forward.