Toronto 55 Yonge | 232.86m | 68s | H&R REIT | PARTISANS

[Bibi L]

Do you mind explaining what that means? Or anyone else that can? Just brief would be great.

Thanks

Found this: https://olt.gov.on.ca/the-ontario-land-tribunal/

The Ontario Land Tribunal (OLT) hears and adjudicates matters related to land use planning, environmental and natural features, heritage protection, land valuation, land compensation, municipal finance, and related matters.

The Tribunal was established on June 1, 2021 under the authority of section 2 of the Ontario Land Tribunal Act, 2021.

The Tribunal and all who work within it are committed to providing access to justice and to high quality, independent, timely, fair and principled resolutions of the matters brought before them.

Mandate​

In accordance with the Ontario Land Tribunal Act, 2021, the Ontario Land Tribunal will fairly, effectively and efficiently resolve disputes related to land use planning, environmental and natural features and heritage protection, land valuation, land compensation, municipal finance, and related other matters as authorized by statute and regulation.

Mission​

We deliver modern, fair, responsive, accessible, effective and efficient dispute resolution services that support strong, healthy communities and the public interest.

 

[Paclo]

Do you mind explaining what that means? Or anyone else that can? Just brief would be great.

Thanks

The OLT (provincial court that adjudicates matters related to land use planning) had partially approved the settlement between the proponent and city back in March 2023. Their final approval was subject to certain conditions; specifically these four:

Now that these conditions have been satisfied the OLT has issued the final order ratifying the settlement and thereby officially approving the zoning by-law amendment.

 

[mburrrrr]

New application submitted today.
233m
3 m shorter?

These might be different views of the same building.

Application Details

www.toronto.ca

55 Yonge

Re-envisioning 55 Yonge – a proposal for a bold and transformative residential and office development in the downtown core of Toronto

55yonge.ca

 

[Northern Light]

New application submitted today.
233m
3 m shorter?

These might be different views of the same building.
View attachment 608073

View attachment 608078
View attachment 608077

View attachment 608076

Application Details

www.toronto.ca

55 Yonge

Re-envisioning 55 Yonge – a proposal for a bold and transformative residential and office development in the downtown core of Toronto

55yonge.ca

Ha! I had a head's up this one would be public-facing this week.

I even opened all the files at 4am..........

But.........I was too tired to put the post together.............so I thought there was a risk I might get scooped.........but who knew it would be @mburrrrr at 7:12am............

***

The big change here is the one you might expect............the office component is gone.

There will be some affordable housing as an off-set, a number that is still to be negotiated; @HousingNowTO will want in on that.

 

[DSC]

Unless I am not reading plans right, I am surprised (well not really) and upset (really) that there is no direct entry to the King subway station. The TTC are busily improving access and accessibility to King and have been working on King/Colborne. I hope the City may insist on a (public) subway entrance on south/east corner of King & Colborne. SEE: https://www.ttc.ca/about-the-ttc/projects-and-plans/King-Station

 

[Northern Light]

Unless I am not reading plans right, I am surprised (well not really) and upset (really) that there is no direct entry to the King subway station. The TTC are busily improving access and accessibility to King and have been working on King/Colborne. I hope the City may insist on a (public) subway entrance on south/east corner of King & Colborne. SEE: https://www.ttc.ca/about-the-ttc/projects-and-plans/King-Station

I believe your reading of the plans is correct.

I also concur that a connection to King Station here would be logical and worthwhile.

 

[interchange42]

Unless I am not reading plans right, I am surprised (well not really) and upset (really) that there is no direct entry to the King subway station. The TTC are busily improving access and accessibility to King and have been working on King/Colborne. I hope the City may insist on a (public) subway entrance on south/east corner of King & Colborne. SEE: https://www.ttc.ca/about-the-ttc/projects-and-plans/King-Station

The City isn't that interested in pushing residential developers to connect to the TTC, they're more interested if the building is commercial or mixed-use. What the City will want here is to push for as much affordable housing as they can get.

42

 

[Northern Light]

The City isn't that interested in pushing residential developers to connect to the TTC, they're more interested if the building is commercial or mixed-use. What the City will want here is to push for as much affordable housing as they can get.

42

The object isn't really one of connecting the building per se.

It's creating a new east side of Yonge access to a very crowded station, whose existing access points east of Yonge are solely limited to King and both are outdoor stairs that aren't accessible.

Incorporating a connection into a redevelopment on the east side allows for the inclusion of an elevator and/or escalators and much needed new capacity.

 

[DSC]

The object isn't really one of connecting the building per se.

Its creating a new east side of Yonge access to a very crowded station, whose existing access points east of Yonge are solely limited to King and both are outdoor stairs that aren't accessible.

Incorporating a connection into a redevelopment on the east side allows for the inclusion of an elevator and/or escalators and much needed new capacity.

Yes, it is NOT primarily for that building and may well NOT have a direct entrance into it; as you note it is for 'the general good' and would allow a proper entrance/exit on east side of Yonge with escalator or elevator.

 

[interchange42]

Yes, it is NOT primarily for that building and may well NOT have a direct entrance into it; as you note it is for 'the general good' and would allow a proper entrance/exit on east side of Yonge with escalator or elevator.

The object isn't really one of connecting the building per se.

It's creating a new east side of Yonge access to a very crowded station, whose existing access points east of Yonge are solely limited to King and both are outdoor stairs that aren't accessible.

Incorporating a connection into a redevelopment on the east side allows for the inclusion of an elevator and/or escalators and much needed new capacity.

It would be up to the TTC to budget the money. The City is not going to push the developer of a residential tower downtown to plow any public benefit money into a new TTC station entrance; the City wants affordable housing with those scant funds.

42

 

[Northern Light]

It would be up to the TTC to budget the money. The City is not going to push the developer of a residential tower downtown to plow any public benefit money into a new TTC station entrance; the City wants affordable housing with those scant funds.

42

No one is against affordable housing here. It's about being opportunistic to address multiple goals.

The City has integrated new station entrances into multiple residential buildings over the last few years.

We saw this at both the N/E and N/W corners of University and Dundas. A new connection/entrance was established at the north end of Wellesley station. One will be a condition of development at Yonge/Gould (Dundas station north exit).

The City is not short of money if it wants it, see my post in the parking catch-all thread.

Parking - Catch All

Can't remember if I (or anyone else) has posted the new look, Green P pay-and-display machines. I encountered one on Huron St. at U of T yesterday, August 7th, 2024:

urbantoronto.ca

 

[interchange42]

No one is against affordable housing here. It's about being opportunistic to address multiple goals.

The City has integrated new station entrances into multiple residential buildings over the last few years.

We saw this at both the N/E and N/W corners of University and Dundas. A new connection/entrance was established at the north end of Wellesley station. One will be a condition of development at Yonge/Gould (Dundas station north exit).

The City is not short of money if it wants it, see my post in the parking catch-all thread.

Parking - Catch All

Can't remember if I (or anyone else) has posted the new look, Green P pay-and-display machines. I encountered one on Huron St. at U of T yesterday, August 7th, 2024:

urbantoronto.ca

Read my posts again, I'm talking about where the money would come from. If the City wants an entrance here, yes, as I said, the money can come from the TTC budget, not the developer's. Meanwhile, both north corner buildings at University and Dundas are mixed-use, not strictly residential, and I already covered that above.

42

 

[DSC]

Read my posts again, I'm talking about where the money would come from. If the City wants an entrance here, yes, as I said, the money can come from the TTC budget, not the developer's. Meanwhile, both north corner buildings at University and Dundas are mixed-use, not strictly residential, and I already covered that above.

42

The developer is asking for lots of 'exceptions' from the City and the price for this could include BOTH housing and a public TTC entrance. AFIK, the King Station abuts the property line so there is no need for a long tunnel, 'only' space on B1 level and main floor. You may be right that the City will try to get ALL of its pound of flesh as 'subsidised housing' but there ARE other needs.

 

[Tuscani01]

The developer is asking for lots of 'exceptions' from the City and the price for this could include BOTH housing and a public TTC entrance. AFIK, the King Station abuts the property line so there is no need for a long tunnel, 'only' space on B1 level and main floor. You may be right that the City will try to get ALL of its pound of flesh as 'subsidised housing' but there ARE other needs.

To @interchange42's point, the city can only collect 4% of the property value at the time of building permit as a community benefit. We no longer have the benefit of Section 37 where the city could negotiate benefits in exchange for density. That 4% doesn't go far.

 

[Northern Light]

To @interchange42's point, the city can only collect 4% of the property value at the time of building permit as a community benefit. We no longer have the benefit of Section 37 where the city could negotiate benefits in exchange for density. That 4% doesn't go far.

A knock-out panel on B1 is hardly a huge cost burden; shell space between B1 and Ground does have some value, but only in so far as it impacts lost income, since the building would be there anyway.

I think its reasonable enough that the developer provide the shell space and knock-out panel and the City/TTC finance fit-out (pay for the stairs/elevator/ and finishes.

Sure, the developer can refuse, but the City can also refuse the application and make the developer appeal to OLT, at a cost that could easily run to 7 figures, then the City can slow walk permits and penalize the applicant at other locations..

There's is plenty of room for the City to make a polite ask, and take a cooperative look at options, while the developer is quietly reminded that being uncooperative could be vastly more costly than playing nice.