Meeting on Feb 23, 2021
“Erecting a 9-storey 29.5 meter high condominium building in our residential neighborhood will significantly deteriorate the quality of life of all the local community members and violate our rights of privacy. Not only will this proposed change to the by-law highly affect the landscape of our residential community which currently has no buildings higher than 4 stories nearby, if built, the proposed building will overshadow our private homes and put our properties under risks of flooding and landslides during and after the intended construction. Having such a high-raise in our private resident neighborhood, will increase the noise and pollution levels in our area and also overload the existing infrastructure of our area, as there is a low supply of grocery stores in the immediate proximity, as well there are not enough medical, educational and other facilities in the area. This will also significantly decrease the value of the private properties, including ours, located in close proximity to the address.”
“This proposed amendment will be in favor of the developing company Frontdoor Developments Inc. and other parties involved in the project but against the members of the local community that have resided in the area for a long duration of time. We are strongly against the planned change to the current Zoning-By-Law change”
S.O. – local resident
Meeting on Jan 16, 2024
” This new proposal in fact includes some minor changes (less residential units – 142 before, 134 now; less car parking spaces – 157 before, 56 now; less bike parking spaces; 9-storeys before, 7-storeys now with a higher lot coverage locating the building much closer to the residential property lines).
We are strongly against the resubmitted proposal to erect a 27 meter 7-storey building which, if adapted and fulfilled, will:
– Highly affect the landscape of our residential community which currently has no buildings higher than 3 stories nearby
– Significantly deteriorate the standards of living and safety of the community members and owners of the households located in proximity to the address, – – By increasing the traffic in our neighbourhood make life of the residents unsafe. Over recent years there were several road accidents at the Bathurst St and Ellerslie Ave intersection. In 2018 one of our community members was killed by a truck at that intersection.
– Shadow out our properties for 3-4 hour during the light day time. The properties at Carscadden Dr. (#9 – #25) are situated at a lower grade (~2 meters) compared to the lot terrain, resulting in prolonged shadowing beyond the reported duration. The study fails to consider this gradient and the proximity of the revised massing to the West property line, rendering its findings invalid. Re-evaluation is necessary considering this lower gradient and altered proximity to assess the true impacts accurately.
– Increase the noise level in the neighbourhood
– Increase the level of pollution in the area including light pollution (at night time lights from the building will shine in our bedrooms)
– Loss of privacy for residents and owners of #1 – #25 Carscadden Dr. (people staring at us from balconies)
– Put our properties under risks of flooding and landslides during and after the intended construction
– Violate our privacy rights (the intended 7-storey condominium building will be less than 10 meters from our backyard hanging with its windows over our house).
– Significantly decrease the value of our property during and after the construction period.
There are at least two factors which were not considered in the Applicant’s studies:
– Elevation of the ground level at 4700 Bathurst compared to 23 Carscadden, which is 2.1 meters higher
– Combined shadow effect we will have from the proposed 7-storey condo building and the other four surrounding us buildings located at 19/21, 30/32, 34 and 36/38 Carscadden Drive will be more significant than the one indicated in your study.
The concluding statements in the report falsely state that the “majority of shadowing falls within the subject property itself” and that the “impacts are mitigated by appropriate building setbacks and reducing the mass”. Contrary to this, the proposed development significantly impacts adjacent West properties due to severe shadowing during key morning hours, amplified by the lower gradient, building height, and decreased proximity to the West property line. In essence, the shadow impacts from the proposed development are unacceptable, especially during crucial times of the day for neighbouring properties (#9-#25). The combination of a 2-meter lower gradient, building height, and reduced proximity exacerbates these issues beyond acceptability.
We also have 10 trees and over 50 shrubs and plants (some of them very rare) in our garden growing at the backyard within 6 meters from the 4700 Bathurst property line. These beautiful cherished by us trees and plants, most probably, will not survive the close construction (there are 3 trees in diameter of over 30cm within 1 mere from the property line) and will die after in the obscured by the proposed 30 m high building environment. In fact we have 10 trees and over 50 shrubs and plants (some of them very rare) growing within 6 meters from the 4700 Bathurst property line. I am sending you attached a detailed report on the trees, shrubs and plants we have at our backyard now. In general, we expect that more than 10 trees and many shrubs will die at our property and close to the property line only during and after the proposed construction. In total there will be more than 30 trees lost at 4700 Bathurst and the adjacent properties.
S.O. – local resident
– Meeting on Jan 26, 2026
“We are surprised with this new proposal and really don’t understand how it’s possible for the developer to come up with a proposal for a 12-storey, 210 unit and only 63 parking spaces (at least 2/3 of the residents’ vehicles will be parked in the nearby streets) after the previous two proposals were rejected.
If fulfilled, the project will create huge problems with transportation and parking in our neighborhood.
It will bring the situation with parking to a complete collapse, as dozens of the proposed condo residents and their visitors will have to park their vehicles at the nearby streets. In our opinion the new proposal will have even a bigger negative impact at our environment and community life compared to the previous proposals. For the recent couple of days I have spoken to a number of our community members and none of us seems to understand what is going on with the project. All of them reacted very negatively to this new proposal. There are many very respectful people in our community, some of us have been living here for over 20 and 30 years and we would like to know what is happening and why our voices are not heard.”
“When reading the Transportation Impact Study of July 30, 2025, I made a couple of interesting discoveries:
There will be only 51 residential parking spaces available for the condo residents (the 12 other spots are for visitors and will be used by them).
In our hard transportation realities when it’s unrealistic for our fellow citizens to get to work by TTC almost all families have to own 2 cars per family to get to work and back home.
In the proposed 210 unit condo there will be:
– 3 Bachelor units (<45m2) – 1 car for each
– 3 Bachelor units (>45m2) – 1 car for each
– 145 one-bedroom units – let’s assume 1 car for each, although there may be living young families with both members working
– 39 two-bedroom units – 2 cars for each, 1 for each working
– 20 three-bedroom units – 2 cars for each, 1 for each working
Even this underrated estimate shows there will be at lease 269 (not 190, as indicated in the Study!) vehicles owned by the residents of the proposed condo, meaning that the concluding statement of the Study (“The study concludes that the development proposal can be adequately accommodated by the existing transportation network with a manageable traffic impact on the adjacent public roadways. As such, the conclusion of the previous Transportation Impact Study prepared by NexTrans Consulting Engineers, dated June 2020, remains the same. The proposed parking rate of 0.297 spaces per unit is reasonable and justified”) is false and shows complete incompetence of “professionals” at NexTrans prepared the Study.
In fact the real parking rate will be times lower the indicated number.
Big question – where the remaining 269 – 51 = 218 (or more?!) cars will be parked every day?
Would City Planning propose their owners to switch to TTC or start riding bicycles every morning to work and then back home in the evening?
In addition, for a 210 unit condo more than 12 visitor parking places are needed, meaning also that in the evening time and during weekends many visitors will be also looking for parking in the neighboring streets.
Several other paragraphs of the Study raise questions:
– “The proposed development will provide a total of 63 vehicle parking spaces and 168 bicycle parking spaces, inclusive of short-term and long-term spaces. Access is
provided to the site via a full movement driveway onto Bathurst Street.” – will City Planning force those 168 bicycle owners to raid to work even during the winter season?
– “Table 1 – Changes from June 2020 Submission” – Even simple calculations show the presented in this table data is incorrect.
– “Table 4 – Approved Parking Rates in the City of Toronto” – The presented data is incorrect. Coincidentally, one of persons we know lived at 85 Broadway
Avenue and he said one of the biggest problems there was a huge and constant shortage of parking space.
– “Over the last several decades, the City of Toronto’s growth has relied on the public transit system, such as TTC, GO Transit and other modes of transportation. The integration of transportation and land use planning allows the City to enjoy its success today without widening or building more roads to accommodate population growth.” – False statement and I don’t even need to explain why, as all of us traveled by TTC and GO.
– “The review of the Official Plan Transportation Policies and directions indicates that there is a need to reduce automobile trips by managing parking in the City in order to reduce single-occupant-vehicle trips and to support other modes of transportation, such as public transit and active transportation.” – Will City Planning explain this to future residents of the proposed condo?
– “The proposed development is located about 100 meters to TTC Bus Route 7 Bathurst,160 Bathurst North and 307 Bathurst Blue Night stop.” – In fact you have to take at least 2 buses to get to subway stations and that’s very inconvenient especially during the winter season and takes 20-25 minutes.
– “As the frontage of the proposed development is footsteps from Bathurst Street, cyclists will have direct connection to roads and nearby existing cycling facilities.” – The nearest cycling route is in almost 2 kilometers away from the location. Even if the new promised cycle network is built and you will still have to cross the ravine on your bike to get there.
– “It is recommended that information packages be provided to residents to help encourage active transportation and increase awareness of different travel alternatives.” – I don’t even have to give my comments on this. Just imagine faces of the residents during this event!”
S.O. – local resident