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
“Good evening everyone. I live on Carscadden street just behind the site. I am speaking on behalf of many residents in the community who opposed to this proposal. A community petition opposing the development has already gathered over 600 signatures, reflecting the deep concerning in the neighborhood. Its opposition is based on planning record and what the site can realistically support. It is our view that this proposal should not be approved or submitted and the scale being sought is fundamentally inappropriate for this location. I’ll highlight four core issues tonight.
First is the parking feasibility – the proposal provides only 60+ parking spaces where the applicable zoning requires over 150, a shortfall of nearly 90 spaces. Justification relies on assumption that City staff has already indicated – do not apply to the application. It is not a minor variant, it is a structural deficiency and we will see as being impact surrounding neighborhood streets.
Second, transportation impact. The Transportation analyses does not demonstrate its current post-covid conditions and be fully accounted for. The transportation impact must be evaluated on the actual proposal being advanced today not to the original proposal from 2020. Until that is done clearly and defensibly the approval would be premature.
Third is the public realm along Bathusrt Str. The submission acknowledges that the utilities and plant cycle truck and limited street width prevents the delivery of the tree planting and soil volumes that the City typically expect. These physical constraints prevents delivery of a functional public realm and should limit the scale of development of this site.
Fourth is the transition impact. This site is in a low rise residential area. 12 storey building represents a significant escalation and creates permanent overlooking privacy impact that cannot be mitigated.
So, taken together these are no issues that cannot be resolved by minor refinement. They go to the core question of appropriateness. Our request to City staff is straightforward – do not advance this application and the scale proposed. A substantially reduced form or a refusal is the only outcome that reflects responsible planning and the live reality of this area. Thank you.”
Local resident I. V.
*****
“…I am a homeowner of a house on Carscadden Dr. I fully agree with the previous speaker… This project if implemented will have a negative impact on life of our community. … Parking, with only 61 spaces for residents, it would be impossible to accommodate the need of future residents. We think that more than 200 vehicles owned by residents will be parked in the area surrounding this new building, if built.
We also think that this 36 – 37 m high building will overshadow, completely overshadow our homes on Carscadden Drive and also overshadow the townhouses on the other side of Sheppard. We think that it will also have negative effect on the environment, more than 40 trees will be removed as a result of a construction and in general, this submission, this proposal I would say is the most aggressive from the all 3 proposals made in the recent 5 years… I would call for as the previous speaker, City planning to review the project and come with very professional expertise on this proposals”
S.O. – local resident