Toronto 6200 Yonge | 57.23m | 16s | Arkfield | ZO1

Northern Light

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New Application into the AIC for this site:

1641028046146.png



App lists 6200 Yonge, 11 and 15 Moore Park Avenue as included.

Aerial Pic:

1641028172492.png



Note that everything as far south as 6184 reads as the same legal property at 6200 Yonge (pink lines) as such I'm inclined to think these are included in the application.

The orange lines normally outline discrete buildings. That confuses things a bit as that would appears to show everything as far south as 6174 as one building.

it doesn't read that way visually on streetview, below:

1641028409009.png


Same row from the south, starting at 6174:

1641028575923.png


I'm leaving the site size out given the lack of clarity as to what's included here.

Only the corner parcel seems necessary to serve the described application. Hmmm; the homes may be part of an on-side parkland dedication. (speculative)
 
"Developer" is Bosseini Living,... their other projects focus more on resort living in Orillia & Belleville,.... so maybe this 6200 Yonge will be a retirement home???
"6200 Yonge Street - Yonge Street North is evolving from a largely commercialized area into a more diverse neighbourhood, both in form and fabric. As of today, there are three visions for 6200 Yonge, a residential community that is a marker of the change being undergone in the neighbourhood. The number of storeys and square footage to best serve the growing population and its demands are still under consideration. For this project, city approvals for a 250,000 square foot mixed use mid-rise building is underway."
source: https://www.bosseini.com/future/6200-yonge-street/

From Bosseini's Site Map - 6174-6180 Yonge are NOT included in this development application; only 6180-6200 Yonge and 11 & 15 Moore Park Ave
6200Yonge_BosseiniSiteMap.PNG
 
"Developer" is Bosseini Living,... their other projects focus more on resort living in Orillia & Belleville,.... so maybe this 6200 Yonge will be a retirement home???
"6200 Yonge Street - Yonge Street North is evolving from a largely commercialized area into a more diverse neighbourhood, both in form and fabric. As of today, there are three visions for 6200 Yonge, a residential community that is a marker of the change being undergone in the neighbourhood. The number of storeys and square footage to best serve the growing population and its demands are still under consideration. For this project, city approvals for a 250,000 square foot mixed use mid-rise building is underway."
source: https://www.bosseini.com/future/6200-yonge-street/

No longer - they flipped it back in December
 
From development application,.... Owner/Developer is Ferrow Real Estate - the first 3 letters of Ferrow are from the first letter of the first name of their 3 founders,.... the "E" is from Edward Rogers.
 
Request for Direction Report (to oppose this at OLT) headed to the first meeting of the new Council Term, of NYCC:


There's lots of details, but, in my judgement, this one really comes down to the City wanting a midrise on this block.

I'm assuming the price paid on all the flips here will make that idea a non-starter w/the applicant of the week, LOL

@sunnyraytoronto should have something to say about all this.
 
@Northern Light,... you're assuming a Mid-Rise have fewer sellable units than a High-Rise,... which may not be true! A tall lean 2.5m tall guy and a short fat 1.4m guy could both have similar weight (density) of say 180lbs,... or equivalent to 6.0 30lb turkey.

The Yonge Street North Study - Now SecondaryPlan (see image below with this subject site highlighted by yellow circle) calls for Mid-rise with maximum allowable Density of 6.00FSI at this site,....
6200YongeYellow.png


So far, that seems to be holding up at both City Council and OMB/OLT!

- March 2022: CityPlanning and City Council approved 13-storey one block south at Sorbara's 6150-6160 Yonge Street, 9-11 Pleasant Avenue and 18 Goulding Avenue,... 13-storey, 5.83FSI Density and 577 units. This was NOT OMB/OLT decision,.. this was CityCouncil approval!

Look 3 blocks south at A1 proposal for 6080 Yonge:
- June 19, 2020 (original submission): 20-storey, 6.00FSI, 262 units
- Appealed to OMB/OLT - on Nov 30, 2021 OMB/OLT agreed to Settlement between Developer and CityPlanning - page 6-m-1: "Revised development proposal from a 20-storey building to a 14-storey building as set out in the architectural plans prepared by Dialog dated September 14, 2021. The building fully complies with the 45-degree
angular plane taken at a height of 80 percent of the right-of-way of Yonge Street. Further, the proposed density is 5.99 times the area of the lot;" https://www.omb.gov.on.ca/e-decisions/pl200613-Nov-30-2021.pdf
- June 16, 2022 (Re-submission): 14-storey, 5.99FSI, 259 units
*** Six storey shorter, similar FSI Density and similar unit count,... CityPlanning has been successful at shortening proposal to mid-rise of 13-14-storey at this section of Yonge St,... so far!
*** Here, Developer A1 appealed to OMB/OLT,... which approved settlement to reduce height from 20-storey to 14-storey,.... similar height and density that Sorbara's 6150 Yonge got without wasting time going to OMB/OLT!

Now Ferrow 6200 Yonge proposal for 25-storey, 7.0FSI, 347units (submitted Dec 31, 2021) is going to OMB/OLT,... I'm expecting this to get chopped down to 14-storey with 6.0FSI

While the Yonge Street North Study now Secondary Plan can be seen as just a northern extension of the North York Centre Secondary Plan (Yonge Corridor between Beecroft to Doris from 401 to Drewry/Cummer originally with 100m (30-storey) maximum allowable height and 4.5FSI maximum allowdable Density which been increased to 5.98FSI for prime corners with direct Subway Connections),.... here these mid-block Mid-Rise are an attempt to correct what's wrong with the North York Centre Secondary Plan - the canyon of towers along Yonge St blocking off sunlight while trapping in engine noise.

To compensate for the height reduction, the Yonge Street North Study/Secondary-Plan allows these Mid-Rise to be super fat with 6.0FSI Density,... basically the same density of the 3 largest existing condo projects in North York Centre Secondary Plan,... Menkes Gibson Square, Tridel Hullmark Centre and Bazis EmeraldPark,... and they're all at Prime Corners with Direct Subway Connections! But here, instead of being slim condo towers of 40, 42 or 50-storey tall,... these are being squished down to short fat 14-storey Mid-Rise,... these short fat 14-storey Mid-Rise are getting similar unit counts as the tallest slim condo towers of 40, 42 or 50-storey tall in the North York Centre Secondary Plan!
 
I knew the right man
@Northern Light,... you're assuming a Mid-Rise have fewer sellable units than a High-Rise,... which may not be true! A tall lean 2.5m tall guy and a short fat 1.4m guy could both have similar weight (density) of say 180lbs,... or equivalent to 6.0 30lb turkey.

The Yonge Street North Study - Now SecondaryPlan (see image below with this subject site highlighted by yellow circle) calls for Mid-rise with maximum allowable Density of 6.00FSI at this site,....
View attachment 441408

So far, that seems to be holding up at both City Council and OMB/OLT!

- March 2022: CityPlanning and City Council approved 13-storey one block south at Sorbara's 6150-6160 Yonge Street, 9-11 Pleasant Avenue and 18 Goulding Avenue,... 13-storey, 5.83FSI Density and 577 units. This was NOT OMB/OLT decision,.. this was CityCouncil approval!

Look 3 blocks south at A1 proposal for 6080 Yonge:
- June 19, 2020 (original submission): 20-storey, 6.00FSI, 262 units
- Appealed to OMB/OLT - on Nov 30, 2021 OMB/OLT agreed to Settlement between Developer and CityPlanning - page 6-m-1: "Revised development proposal from a 20-storey building to a 14-storey building as set out in the architectural plans prepared by Dialog dated September 14, 2021. The building fully complies with the 45-degree
angular plane taken at a height of 80 percent of the right-of-way of Yonge Street. Further, the proposed density is 5.99 times the area of the lot;" https://www.omb.gov.on.ca/e-decisions/pl200613-Nov-30-2021.pdf
- June 16, 2022 (Re-submission): 14-storey, 5.99FSI, 259 units
*** Six storey shorter, similar FSI Density and similar unit count,... CityPlanning has been successful at shortening proposal to mid-rise of 13-14-storey at this section of Yonge St,... so far!
*** Here, Developer A1 appealed to OMB/OLT,... which approved settlement to reduce height from 20-storey to 14-storey,.... similar height and density that Sorbara's 6150 Yonge got without wasting time going to OMB/OLT!

Now Ferrow 6200 Yonge proposal for 25-storey, 7.0FSI, 347units (submitted Dec 31, 2021) is going to OMB/OLT,... I'm expecting this to get chopped down to 14-storey with 6.0FSI

While the Yonge Street North Study now Secondary Plan can be seen as just a northern extension of the North York Centre Secondary Plan (Yonge Corridor between Beecroft to Doris from 401 to Drewry/Cummer originally with 100m (30-storey) maximum allowable height and 4.5FSI maximum allowdable Density which been increased to 5.98FSI for prime corners with direct Subway Connections),.... here these mid-block Mid-Rise are an attempt to correct what's wrong with the North York Centre Secondary Plan - the canyon of towers along Yonge St blocking off sunlight while trapping in engine noise.

To compensate for the height reduction, the Yonge Street North Study/Secondary-Plan allows these Mid-Rise to be super fat with 6.0FSI Density,... basically the same density of the 3 largest existing condo projects in North York Centre Secondary Plan,... Menkes Gibson Square, Tridel Hullmark Centre and Bazis EmeraldPark,... and they're all at Prime Corners with Direct Subway Connections! But here, instead of being slim condo towers of 40, 42 or 50-storey tall,... these are being squished down to short fat 14-storey Mid-Rise,... these short fat 14-storey Mid-Rise are getting similar unit counts as the tallest slim condo towers of 40, 42 or 50-storey tall in the North York Centre Secondary Plan!

TY @sunnyraytoronto .

I knew you would have a thoughtful and informative response; and as per the norm, I'm not let down in that expectation in any way!
 

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