Notice of Public Meeting July 7, 2026
Event: City council meeting. Request to Amend the Official Plan and Zoning By-law location of the application: 351, 353, 355, 357, 359, 361, 363, 365, 367, 369, 371, 373, 375 and 377 Marlee Avenue, 2, 4 and 6 Romar Crescent and 265, 269 Viewmount Avenue
Date: July 7, 2026
Time: 10:30 a.m. or as soon as possible therafter
Location: In-person or virtual 5100 Yonge Street, North York Civic Centre and by video conference.
You may send written comments by e-mail to [email protected]. You can submit written comments up until City Council gives final consideration to the proposal.
You are also invited to address the North York Community Council, in person, by video conference or by telephone, to make your views known regarding the proposal. If you wish to address the North York Community Council directly, please register by e-mail to [email protected] or by phone at 416-392-4666, no later than 12:00 p.m. on July 6, 2026. If you register, the city will contact you with instructions on how to participate in the meeting.
If you are able to please attend or send in a letter as there is strength in number of voices!
Date: July 7, 2026
Time: 10:30 a.m. or as soon as possible therafter
Location: In-person or virtual 5100 Yonge Street, North York Civic Centre and by video conference.
You may send written comments by e-mail to [email protected]. You can submit written comments up until City Council gives final consideration to the proposal.
You are also invited to address the North York Community Council, in person, by video conference or by telephone, to make your views known regarding the proposal. If you wish to address the North York Community Council directly, please register by e-mail to [email protected] or by phone at 416-392-4666, no later than 12:00 p.m. on July 6, 2026. If you register, the city will contact you with instructions on how to participate in the meeting.
If you are able to please attend or send in a letter as there is strength in number of voices!
Growing Marlee-Glencairn Community Open House
Event: Community Open House
with City Planners to share your comments and ask questions about the study
Date: April 30, 2026
Time: Drop in between 4:00 - 8:30pm
Study Area: Lawrence- Roselawn & Dalemount -Capital (see map below)
Location: In-person 70 Ridge Hill Drive (School Gymnasium) North York M6C 2J6
Please attend and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item in the post below. Please consider sending a letter
Growing Marlee–Glencairn Study: Residents Need to Speak Up
The City of Toronto is finalizing the Growing Marlee–Glencairn Study, which will guide future development along Marlee Avenue, Lawrence Avenue West, and surrounding neighbourhood streets.
The City of Toronto is finalizing the Growing Marlee–Glencairn Study, which will guide future development along Marlee Avenue, Lawrence Avenue West, and surrounding neighbourhood streets.
The proposal includes:
- Approximately 37 high-rise buildings, 25–45 storeys
- 17,500+ housing units
- Potentially over 42,000 new residents
- 6-9 storey apartments
- Replacing hundreds of single family homes
- Potentially over 10,000+ new residents
Why Residents Are Concerned.
Both presented options would allow massive intensification, including tall buildings along Marlee Avenue and surrounding neighbourhood streets and increased height and density along Lawrence Avenue West.
Marlee Avenue is a two-lane corridor with limited capacity. Lawrence Avenue West, while a major arterial, is already heavily constrained by traffic, transit operations, schools, and turning movements in the study area.
Key concerns raised by residents include:
Many of the streets in this neighbourhood are two-lane residential roads, raising questions about whether the area can support this level of density.
What You Can Do
Our Position Is Clear
Both presented options would allow massive intensification, including tall buildings along Marlee Avenue and surrounding neighbourhood streets and increased height and density along Lawrence Avenue West.
Marlee Avenue is a two-lane corridor with limited capacity. Lawrence Avenue West, while a major arterial, is already heavily constrained by traffic, transit operations, schools, and turning movements in the study area.
Key concerns raised by residents include:
- The overall scale of development proposed for the area
- Major traffic and safety concerns on already busy streets
- Traffic modelling that does not reflect real conditions on Marlee, Lawrence, and nearby residential streets
- Dramatic change in neighbourhood character that may impact property values
- Loss of stable single-family neighbourhoods
- Pressure on infrastructure, including schools, water, sewer, hydro, and emergency services
- Shadowing and wind impacts on streets and parks, and absence of studies
- Use of images and comparisons that do not reflect the scale of Marlee or Lawrence
Many of the streets in this neighbourhood are two-lane residential roads, raising questions about whether the area can support this level of density.
What You Can Do
- Review the community flyer for additional information.
- Use the draft letter to share your concerns with City officials.
- Personalize the letter if you wish and send it to the officials listed.
- Click here to Sign up for our mailing list for updates
Our Position Is Clear
- Limit tall buildings to sites east of Marlee Avenue to Allen Road.
- Limit height and density to reflect the character and capacity of surrounding neighbourhoods.
- Link development permits to required infrastructure improvements.
- Transparency from the City about population targets meeting but not exceeding provincial MTSA targets.
- Keep Glencairn an MTSA, not PMTSA.
- Take a context-sensitive approach to height and density on Lawrence Avenue West.
- Complete traffic, infrastructure, and shadow studies.
Survey for Growing Marlee–Glencairn: We Need a Third Option
The City of Toronto is asking for public feedback on the Growing Marlee–Glencairn Study, which will guide future development along Marlee Avenue, Lawrence Avenue West, and nearby streets.
The City has presented two development options. Residents who attended recent meetings were clear: neither option is acceptable.
Why Residents Are Concerned.
Both options would allow massive intensification, including tall buildings along Marlee Avenue and increased height and density along Lawrence Avenue West.
Marlee Avenue is a two-lane corridor with limited capacity. Lawrence Avenue West, while a major arterial, is already heavily constrained by traffic, transit operations, schools, and turning movements in the study area.
Key concerns raised by residents include:
We are calling for a third option that:
https://ca.mar.medallia.com/?e=90003723&d=l&h=EFC98A864B7FA0D&l=en
When completing the survey:
The City has presented two development options. Residents who attended recent meetings were clear: neither option is acceptable.
Why Residents Are Concerned.
Both options would allow massive intensification, including tall buildings along Marlee Avenue and increased height and density along Lawrence Avenue West.
Marlee Avenue is a two-lane corridor with limited capacity. Lawrence Avenue West, while a major arterial, is already heavily constrained by traffic, transit operations, schools, and turning movements in the study area.
Key concerns raised by residents include:
- Traffic modelling that does not reflect lived experience on Marlee, Lawrence, or nearby residential streets
- The absence of completed shade and shadow studies, despite these being listed as evaluation criteria
- A survey that focuses on choosing between two options, rather than allowing residents to reject both
- Use of images and comparisons that are not comparable to the scale or context of Marlee or Lawrence
We are calling for a third option that:
- Does not include tall buildings on Marlee Avenue
- Takes a context-sensitive approach to height and density on Lawrence Avenue West
- Is supported by completed traffic, infrastructure, and shadow studies
- Reflects the character and capacity of surrounding neighbourhoods
https://ca.mar.medallia.com/?e=90003723&d=l&h=EFC98A864B7FA0D&l=en
When completing the survey:
- State that you do not support Option 1 or Option 2
- Ask for a third option
- Be clear and specific in your comments
Planning application for: 605-617 Lawrence Avenue West
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Dec 10th
Time: 6:30pm - 8 pm
Developments: 605 - 617 Lawrence Avenue West
Location: In-person John Polanyi High School
640 Lawrence Avenue West
Please attend and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item. Please consider speaking at the meeting, as we need the City Planners to hear from all of us. Click here to view the Application information and Prelimiary Summary
www.toronto.ca/city-government/planning-development/application-details/?id=5667049&pid=362595&title=605-617-LAWRENCE-AVE-W
secure.toronto.ca/nm/api/individual/notice/6793.do
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The application is for a 15-storey residential building with 246 units, a gross floor area (GFA) of 17,607 square metres, and a Floor Space Index (FSI) of 5.63, with 53 parking spaces. . Please see the image of this tall building and consider how it will fit into the surrounding area. From a review of the application, the following issues were identified:
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Planning application for: 351 - 377 Marlee Avenue 2-6 Romar Cres and 265-269 Viewmount Avenue
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Dec 4th
Time: 6:30pm - 8 pm
Developments: 351-377 Marlee Avenue 2-6 Romar Cres and 265-269 Viemount Ave
Location: Sts Cosmas & Damian School 111 Danesbury Avenue, North York, ON, Canada
Please also see below to read additional details on this item. Please consider speaking at the meeting, as we need the City Planners to hear from all of us. Please click her for Application details .
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The application proposes to amend the Official Plan and Zoning By-law to permit 36 and 39-storey (two tower) mixed-use building with 905 residential dwelling units, 812 square metres of non-res GFA retail at grade, and 224 car parking spaces. A related Rental Housing Demolition and Conversion application (25 254672 NNY 08 RH) will be reviewed concurrently with the Official Plan and Zoning By-law Amendment Application to permit the demolition of six 2-bedroom dwelling units. From a review of the application, the following issues were identified:
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Planning application for: 744-748 Marlee and 111 Wenderly Ave
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Dec 2nd
Time: 6:30pm - 8 pm
Developments: 744-748 Marlee Avenue and 111 Wenderly Avenue
Location: St Charles Catholic School 50 Claver Avenue,
Please attend and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item. Please consider speaking at the meeting, as we need the City Planners to hear from all of us. Click here to view the Application
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The application proposes to amend the Official Plan and Zoning By-law to permit a 13-storey mixed-use building with 200 residential dwelling units, including 228 square metres of non-res GFA commercial space at grade, 45 car and 211 bike parking spaces From a review of the application, the following issues were identified:
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Planning application for: 726 - 736 Marlee Avenue
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Thursday June 19th
Time: 6:30pm - 8 pm
Developments: 726-736 Marlee Avenue
Location:Online and phone
Please attend virtually, and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item. Please consider speaking at the meeting, as we need the City Planners to hear from all of us. Click here to view the Application
This event requires registration.
Registration password: This event does not require a password for registration.
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To register for the online event
1. Go to: https://www.toronto.ca/cpconsultations
2. Sort by date
2. Scroll down to 726 Marlee Ave & Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email with instructions on how to join the event.
As an alternative to listening to the meeting with audio only:
Please dial 416-915-6530
Enter meeting ID: 2338 250 352
Enter password: 87745982
You can raise your hand to speak by dialing *3
This event requires registration.
Registration password: This event does not require a password for registration.
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The application is for a 26-storey, 81.7 metre building and with a total of 329 units. There are 290 parking spaces. Please see the image of this very tall building and consider how it will fit into the surrounding area.
From a review of the application, the following issues were identified:
- Shadowing and privacy issues
- Building height, density and mass,
- Lack of transition to the existing neighbourhood
- Lack of infrastructure
- Traffic & Pedestrian and Bicycle Safety
- Exacerbating traffic congestion
- Lack of setbacks
Take Action
We ask WPCA residents to support the proposal to pause development along Marlee Ave and sign the petition. There is strength in numbers!!!
We ask WPCA residents to support the proposal to pause development along Marlee Ave and sign the petition. There is strength in numbers!!!
Support a Pause on Overdevelopment – Sign Councillor Mike Colle’s Petition
Dear Neighbours,
The Marlee Corridor is facing massive overdevelopment, with 17 residential towers and more than 5,000 units proposed, putting our community at risk of overcrowded schools, strained infrastructure, and inadequate safety services.
City Councillor Mike Colle (Ward 8 – Eglinton–Lawrence) has launched a petition calling on the Province to pause all Ontario Land Tribunal (OLT) development approvals in our area until the City completes the Growing Marlee–Glencairn Avenue Study and a proper infrastructure plan is in place.
The WPCA – Wenderly Park Community Association is urging all residents to sign this important petition. Our neighbourhood’s future depends on responsible growth, not unchecked development.
https://www.change.org/p/save-marlee-ville-stop-the-17-condo-towers
Thank you for standing with us,
WPCA – Wenderly Park Community Association
Planning application for:
245-251 Marlee Avenue + 1-7 Romar Crescent + 16 Stayner
245-251 Marlee Avenue + 1-7 Romar Crescent + 16 Stayner
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Monday May 12th, 2025
Time: 6:30pm - 8 pm
Developments: 245-251 Marlee Avenue + 1-7 Romar Crescent + 16 Stayner
Location:Online and phone
Please attend virtually, and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item. Please consider speaking at the meeting, as we need the City Planners to hear from all of us. Click here to view the Application
This event requires registration.
Registration password: This event does not require a password for registration.
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To register for the online event
1. Go to: https://www.toronto.ca/cpconsultations
2. Sort by date
2. Scroll down to 245 Marlee Ave & Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email with instructions on how to join the event.
As an alternative to listening to the meeting with audio only:
Please dial 416-915-6530
Enter meeting ID: 2332 715 4274
Enter password: NBvsBtQ9P48
You can raise your hand to speak by dialing *3
This event requires registration.
Registration password: This event does not require a password for registration.
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The application is for a 35-storey, 112 metres building and a 37-storey, 128 metre building with a total of 886 units and a total gross floor area of 56,977 square metres, and three below-grade parking levels. There are 328 parking spaces The proposal will result in a gross floor area density of 11.1 times the area of the lot. Please take care to see the image provided of this very tall building and consider how it will fit into the surrounding area.
From a review of the application, the following issues were identified:
- Shadowing and privacy issues
- Building heights (112 m + 128 m), density and mass
- Lack of transition to the existing neighbourhood
- Lack of infrastructure
- Traffic & Pedestrian and Bicycle Safety
- Exacerbating traffic congestion
- Lack of setbacks
Planning application for: 262, 266, 270, 272 & 274 Viewmount Avenue
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Thursday May 8th, 2025
Time: 6:30pm - 8 pm
Developments: 262-274 Viewmount
Location:Online and phone
Please attend virtually, and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item.. Please consider speaking at the meeting, as we need the City Planners to hear from all of us. Application
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This event requires registration. Registration password: This event does not require a password for registration. ------------------------------------------------------ To register for the online event 1. Go to: https://www.toronto.ca/cpconsultations 2. Sort by date 2. Scroll down to 262 Viewmount Ave Click "Register". 3. On the registration form, enter your information and then click "Submit". Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event. As an alternative to listen to the meeting without seeing the slide show: Please dial 416-915-6530 Enter meeting ID: 2334 405 3859 Enter password: K9FyqEXbw36 You can raise your hand to speak by dialing *3 This event requires registration. Registration password: This event does not require a password for registration. ------------------------------------------------------ |
The application is for a 38-storey, 130.5 metres building with a total of 455 units and a total gross floor area of 29,707 square metres, and three below-grade parking levels. There are 149 parking spaces The proposal will result in a gross floor area density of 11.71 times the area of the lot. Please take care to see the image provided of this very tall building and consider how it will fit into the surrounding area.
From a review of the application, the following issues were identified:
- Shadowing and privacy issues
- Building height (130.5) density and mass,
- Lack of transition to the existing neighbourhood
- Lack of infrastructure
- Traffic & Pedestrian and Bicycle Safety
- Exacerbating traffic congestion
- Lack of setbacks
North York Zoning Approval Meeting for : 589-599 Lawrence Avenue West
Event: North York Community Council Meeting (Voting)
with City Planners to share your comments and ask questions about the development application
Date: September 24th, 2024
Time: 9:30 am
Developments: 589-599 Lawrence
Location: Council Chambers 5100 Yonge Street
Please attend and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item.. Please consider speaking at the meeting.
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The application is for 9, 4-storey townhouses with 2 parking spaces along the property lines of homes on Fairholme Ave, and with an entrance and exit from Englemount Avenue. From a review of the application, the following issues were identified:
-Inaccuracies related to existing tenants and arborist report -Lack of greenspace that may result in flooding to neighbouring homes to the south -Building height (15.3 metres), density and mass, creating lack of privacy to existing homes on Fairholme Avenue -Lack of transition to the existing neighbourhood -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion on Englemount Avenue |
Planning application for : 278-280 Viewmount Avenue
This event requires registration.
Registration password: This event does not require a password for registration.
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To register for the online event
1. Go to: https://www.toronto.ca/cpconsultations
2. Sort by date
2. Scroll down to 280 Viewmount Ave Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event.
As an alternative to listen to the meeting without seeing the slide show:
Please dial 416-915-6530
Enter meeting ID: 2632 052 6055
Enter password: 28084396
You can raise your hand to speak by dialing #3
Registration password: This event does not require a password for registration.
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To register for the online event
1. Go to: https://www.toronto.ca/cpconsultations
2. Sort by date
2. Scroll down to 280 Viewmount Ave Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event.
As an alternative to listen to the meeting without seeing the slide show:
Please dial 416-915-6530
Enter meeting ID: 2632 052 6055
Enter password: 28084396
You can raise your hand to speak by dialing #3
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Wednesday Dec 6th, 2023
Time: 6:30pm - 8 pm
Developments: 278-280 Viewmount
Location:Online and phone
Please attend virtually, and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item.. Please consider speaking at the meeting, as we need the City Planners to hear from all of us.
The application is for a 33-storey, 132 metres building with a total of 342 units and a total gross floor area of 22,360 square metres, which includes 296 square metres of retail space. There are 85 parking spaces The proposal will result in a gross floor area density of 15.5 times the area of the lot. Please take care to see the image provided of this unique building and consider how it will fit into the surrounding area.
From a review of the application, the following issues were identified:
- Shadowing and privacy issues
- Building height (132 m) density and mass,
- Lack of transition to the existing neighbourhood
- Lack of infrastructure
- Traffic & Pedestrian and Bicycle Safety
- Exacerbating traffic congestion
- Lack of setbacks
Planning application for : 589-599 Lawrence Avenue West
Event: Community Consultation
with City Planners to share your comments and ask questions about the development application
Date: Thursday June 22nd, 2023
Time: 6:30pm - 8 pm
Developments: 589-599 Lawrence
Location:Online and phone
Please attend virtually, and invite your neighbours, there is
STRENGTH IN NUMBERS
Please also see below to read additional details on this item.. Please consider speaking at the meeting, as we need the City Planners to hear from all of us.
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The application is for a 4-storey (13.44 metres excluding mechanical elements) institutional "Kollel" building, along with a 4-storey (12.99 metres, excluding mechanical) rental apartment building featuring affordable rental units. The Kollel building will include 1,485 square meters of gross floor area while the apartment building will contain 18 dwelling units and a total of 2,319 square metres of residential gross floor area. The proposal will result in a gross floor area density of 1.42 times the area of the lot. From a review of the application, the following issues were identified: -Privacy issues -Building height density and mass, -Lack of transition to the existing neighbourhood -Lack of infrastructure -Traffic & Pedestrian and Bicycle Safety -Exacerbating traffic congestion -Lack of setbacks Event: Community Consultation
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This event requires registration.
Registration password: This event does not require a password for registration ------------------------------------------------------- To register for the online event ------------------------------------------------------- 1. Go to: https://www.toronto.ca/cpconsultations 2. Sort by date 2. Scroll down to 589-599 Lawrence Avenue West Click "Register". 3. On the registration form, enter your information and then click "Submit". Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event. Additional information on the application can be found at: www.toronto.ca/589LawrenceAveW
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Planning application for : 805 - 819 Glencairn / 529-543 Marlee Avenue
Event: Community Consultation
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This event require registration.
Registration password: This event does not require a password for registration ------------------------------------------------------- To register for the online event ------------------------------------------------------- 1. Go to: https://www.toronto.ca/cpconsultations 2. Sort by date 2. Scroll down to 805, 807, 811, 813 Glencairn Ave & 543 Marlee Ave Click "Register". 3. On the registration form, enter your information and then click "Submit". Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event. |
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Planning application for : 722 & 724 Marlee Avenue
Event: North York Community Council Meeting (Voting)
Date: Tuesday January 4th
Time: TBD
Developments: 722 and 724 Marlee Avenue
Location:Video Conference
Please attend virtually, and invite your neighbours, there is
STRENGTH IN NUMBERS
Please write a letter with your thoughts to City Council, by email to [email protected] .
Please also see below to read additional details on this item including the meeting notice and final report. Please consider speaking at the meeting, as we need the NYCC to hear from all of us.
The meeting will take place by video
conference and streamed live online. You can follow the meeting at www.youtube.com/TorontoCityCouncilLive.
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The application is for 4-storey 17.2 meter apartment building with 28 units. From a review of the application, the following issues were identified:
-Shadowing and privacy issues due to balconies -Curb Side pickup: 14 bins -Building height (17.2 m), density and mass, -Lack of transition to the existing neighbourhood -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion -Lack of setbacks | ||||
Planning application for : 412-414 Marlee Avenue & 281-285 Hillmount Avenue
Event:. Community Consultation
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The applications is for a 36 metre 10++-storey residential building containing 190 residential units in total and 2 levels of underground parking. The application calls for a 3.4 metre road widening on Marlee Ave.. From a review of the application, the following issues were identified:
-Building height (36 metres), density and mass -Lack of greenspace and flooding concerns -Lack of transition to the existing neighbourhood -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion - Lack of setbacks (3 sides have Zero setback) Additional information www.toronto.ca/412MarleeAve Preliminary Report www.toronto.ca/legdocs/mmis/2021/ny/bgrd/backgroundfile-167752.pdf Meeting Notice below.
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This event require registration.
Topic: 412-414 Marlee Ave & 281-285 Hillmount Ave - Community Consultation Meeting Wednesday, July 21, 2021 7:00 pm, Eastern Standard Time Registration password: This event does not require a password for registration ------------------------------------------------------- To register for the online event ------------------------------------------------------- 1. Go to: https://www.toronto.ca/cpconsultations 2. Scroll down to 412 Marlee Ave & 281-285 Hillmount Ave Click "Register". 3. On the registration form, enter your information and then click "Submit". Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event. |
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Planning application for : 579-585 & 595-599 Lawrence Avenue West
Event:. Community Consultation
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The applications are for four 4 -storey blocks of stacked townhouses containing 47 residential units in total and 55 surface parking spaces are proposed behind the units. From a review of the application, the following issues were identified:
-Building height (15 metres), density and mass -Lackof greenspace and flooding concerns -Lack of transition to the existing neighbourhood -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion -Lack of setbacks http://app.toronto.ca/AIC/index.do?folderRsn=z9hBYTGGCvwdT2cpd2eMrg%3D%3D |
This event require registration.
Topic: 579 – 585 Lawrence Avenue West and 595 – 599 Lawrence Avenue West - Community Consultation Meeting
Wednesday, January 20, 2021 6:30 pm, Eastern Standard Time (Toronto, GMT-05:00)
Registration password: This event does not require a password for registration
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To register for the online event
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1. Click here to join the online event.
Or copy and paste the following link to a browser:
https://toronto.webex.com/toronto/onstage/g.php?MTID=ee34c86756837789cd114cd224c0fe618
2. Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event.
Topic: 579 – 585 Lawrence Avenue West and 595 – 599 Lawrence Avenue West - Community Consultation Meeting
Wednesday, January 20, 2021 6:30 pm, Eastern Standard Time (Toronto, GMT-05:00)
Registration password: This event does not require a password for registration
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To register for the online event
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1. Click here to join the online event.
Or copy and paste the following link to a browser:
https://toronto.webex.com/toronto/onstage/g.php?MTID=ee34c86756837789cd114cd224c0fe618
2. Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event.
This event require registration.
Topic: 579 – 585 Lawrence Avenue West and 595 – 599 Lawrence Avenue West - Community Consultation Meeting
Wednesday, January 20, 2021 6:30 pm, Eastern Standard Time (Toronto, GMT-05:00)
Registration password: This event does not require a password for registration
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To register for the online event
-------------------------------------------------------
1. Click here to join the online event.
Or copy and paste the following link to a browser:
https://toronto.webex.com/toronto/onstage/g.php?MTID=ee34c86756837789cd114cd224c0fe618
2. Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event.
Topic: 579 – 585 Lawrence Avenue West and 595 – 599 Lawrence Avenue West - Community Consultation Meeting
Wednesday, January 20, 2021 6:30 pm, Eastern Standard Time (Toronto, GMT-05:00)
Registration password: This event does not require a password for registration
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To register for the online event
-------------------------------------------------------
1. Click here to join the online event.
Or copy and paste the following link to a browser:
https://toronto.webex.com/toronto/onstage/g.php?MTID=ee34c86756837789cd114cd224c0fe618
2. Click "Register".
3. On the registration form, enter your information and then click "Submit".
Once the host approves your registration, you will receive a confirmation email message with instructions on how to join the event.
Planning application for : 722 & 724 Marlee Avenue
Event:. Community Consultation
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The application is for 4-storey 14 metre apartment building with 28 units. From a review of the application, the following issues were identified:
-Building height (14 metres), density and mass, -Lack of transition to the existing neighbourhood -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion -Lack of setbacks
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Planning application for : 595-599 Lawrence Ave West
Event:. Community Consultation
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The application is for 9, 4-storey townhouses with 2 parking spaces along the property lines of homes on Fairholme Ave, and with an entrance and exit from Englemount Avenue. From a review of the application, the following issues were identified:
-Inaccuracies related to existing tenants and arborist report -Lack of greenspace that may result in flooding to neighbouring homes to the south -Building height (15.3 metres), density and mass, creating lack of privacy to existing homes on Fairholme Avenue -Lack of transition to the existing neighbourhood -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion on Englemount Avenue
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North York Community Council Dec 3rd :
Final Report - Zoning By-law Amendment and Rental Housing Demolition Applications - 831, 833, and 837 Glencairn Avenue and 278, 280 and 282 Hillmount Avenue (Ward 8 - Statutory: Planning Act, RSO 1990)
Final Report - Zoning By-law Amendment and Rental Housing Demolition Applications - 831, 833, and 837 Glencairn Avenue and 278, 280 and 282 Hillmount Avenue (Ward 8 - Statutory: Planning Act, RSO 1990)
Event: North York Community Council Meeting (Voting)
Date: Tuesday Dec 3rd , 2019
Time: 9:45 am
Developments: 831,833, 837 Glencairn & 278-280-282 Hillmount Ave
Location:Council Chamber North York Civic Centre Lower Level 5100 Yonge Street
Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS
Please write a letter with your thoughts to City Council, by email toFrancine Adamo [email protected] .
Please also scroll down to read additional details on this item
| final_report_dec_2_2019_glencairn.pdf |
The application is for an 10+ storey ( ~36 metre) mixed use residential and commercial building with 218 residential units, 190 vehicle parking spaces in two underground levels. From the City Planner preliminary report and a review of the application the following issues were identified:
-Lack of setbacks
-Building height, density and mass
-Lack of transition to the existing neighbourhood to the west
-Lack of existing Infrastructure
-Traffic & Pedestrian and Bicycle Safety:
-Lack of setbacks
-Building height, density and mass
-Lack of transition to the existing neighbourhood to the west
-Lack of existing Infrastructure
-Traffic & Pedestrian and Bicycle Safety:
Planning application for : 111 Wenderly Drive, 746 & 748 Marlee Avenue
Event:. Community Consultation
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The application is for 10, 4-storey townhouses with 21 parking spaces along the property lines of homes on Majestic Court, and with an entrance and exit from Wenderly Drive. From a review of the application, the following issues were identified:
-Lack of setbacks -Building height, density and mass, creating lack of privacy to existing homes on Majestic Court -Lack of transition to the existing neighbourhood to the west -Lack of existing Infrastructure - Lack of greenspace that may result in flooding to neighbouring homes to the west -Traffic & Pedestrian and Bicycle Safety - Exacerbating traffic congestion on Marlee Avenue and Wenderly Drive 
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Planning application for : 831,833 & 837 Glencairn Avenue and 278,280 & 282 Hillmount Avenue (Marlee & Glencairn)
Event: North York Community Council Meeting (Voting)
Date: Wednesday May 22, 2019
Time: 1) 9:45 am 2) 10:15
Developments: 111 Wenderly Drive, 746-748 Marlee Avenue, Lawrence Avenue West (Shermount- Glenmount), 579-585 Lawrence Avenue West
Location:Council Chamber North York Civic Centre Lower Level 5100 Yonge Street
Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS
The Final Reports and WPCA Letters are below
111_wenderly_dr._746-748_marlee_ave-april3.pdf
111_wenderly_drive_final_report_may_15-2019.pdf
lawrence_avenue_block_study.pdf
579_585_lawrence_ave_west__request_for_direction.pdf
Please write a letter with your thoughts to City Council, by email toFrancine Adamo [email protected] We will post template this weekend. Please clearly reference the Property.
Please also scroll down to read additional details on these three items
Event:. Community Consultation
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The application is for an 11 storey ( ~33 metre) mixed use residential and commercial building with 224 residential units, 190 vehicle parking spaces in two underground levels. From the City Planner preliminary report and a review of the application the following issues were identified:
-Lack of setbacks -Building height, density and mass -Lack of transition to the existing neighbourhood to the west -Lack of existing Infrastructure -Traffic & Pedestrian and Bicycle Safety 
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Better and Safer Bathurst Street Meeting
Event:. Meeting with Toronto City Councillor Mike Colle to share your ideas on what can be done together to preserve and revitalize Bathurst Street.
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City-initiated Block Study and Official Plan Amendment
South side of Lawrence Avenue SHERMOUNT AVE - GLENMOUNT AVE
South side of Lawrence Avenue SHERMOUNT AVE - GLENMOUNT AVE
Event: Community Consultation for Official Plan Amendment for Lawrence Ave West. Meeting with City Planners to share your comments and ask questions about the Block Study and proposed Official Plan Amendment that will change our neighbourhood. The City has continued to get development applications for Stacked Townhouses and Townhouses for these 38 lots. This is our chance to communicate what we would like to see in the area and discuss development on Lawrence Ave West from Glenmount to Shermount.
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We need your help to get out the word out and have strong attendance at this key meeting. Please talk to your neighbours and share this information. Issues include: Proposed building height, privacy, potential laneways along property line of homes on Fairholme, removal of mature trees, traffic, flooding and appropriate transition in scale. The latest application for reference is here.
This meeting is not a specific application, but for reference here is the latest application. This Developer has filed an appeal with the OMB. We need your help to get the word out; please talk to your neighbours and attend the meeting. |
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Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS |
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Marlee Avenue Visioning Study Public Open House
Event: Community Open House
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Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS |
Planning application for: 2788 BATHURST STREET and 515 GLENCAIRN AVENUE
Event: Community Consultation
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| 2788_bathurst_preliminary_report.pdf |
| 2788bathurst_community_meeting_notice_feb_13_2019.pdf |
Proposal
This application proposes to construct a mixed-use mid-rise building with a height of 10-storeys, 178 vehicle and 128 bicycle parking spaces. The building would have a total floor area of approximately 26,000 square metres, consisting of 1,020 square metres of street related retail space, a 1,950 square metre hotel with 26 suites and 23,030 square metres of residential space with a total of 113 residential dwelling units. Grade related townhouses are proposed to face a new 1,250 square metre linear park space at the west edge of 2788 Bathurst Street and 515 Glencairn Avenue. Vehicle access is proposed from Glencairn and HillmountAvenues.
This application proposes to construct a mixed-use mid-rise building with a height of 10-storeys, 178 vehicle and 128 bicycle parking spaces. The building would have a total floor area of approximately 26,000 square metres, consisting of 1,020 square metres of street related retail space, a 1,950 square metre hotel with 26 suites and 23,030 square metres of residential space with a total of 113 residential dwelling units. Grade related townhouses are proposed to face a new 1,250 square metre linear park space at the west edge of 2788 Bathurst Street and 515 Glencairn Avenue. Vehicle access is proposed from Glencairn and HillmountAvenues.
TDSB Meeting: Update on the Future of Dante Alighieri and Regina Mundi Catholic Schools
Event: Community Consultation Meeting
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We need your help to get out the word out and have strong attendance at this key meeting. Please talk to your neighbours and share this information. This is an update that will impact the community. Superintendent Maria Rizzo, architects, and facility staff will be in attendance to discuss the next steps.
The notice is above, which includes a phone number and email at the TDSB for additional information.
The notice is above, which includes a phone number and email at the TDSB for additional information.
North York Community Council: Request for Direction Report-Zoning Amendment- 3019 Dufferin Street
Event: Community Council Meeting
Date: Tuesday January 15th, 2019
Time: 10:15 am
Development: 3019 Dufferin Street
Location:Council Chamber North York Civic Centre Lower Level
Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS
We need your help to get out the word out and have strong attendance at this key meeting. Please talk to your neighbours and share this information. Issues include: Proposed building height, privacy, setbacks, density privacy for the surrounding homes, shadowing. The report for direction can be found here.
The notes from the July 4 2018 meeting, that includes information on the OMB appeal from the developer is here.
Proposal to replace Old Post Office Building with an 8-storey mixed-use building with 104 dwelling units. Floor Area 7,020 (3.47 times the lot area), and 2 levels of underground parking for 102 cars. This is a slight reduction from the original 2016 application. Materials can be found here.
The notes from the July 4 2018 meeting, that includes information on the OMB appeal from the developer is here.
Proposal to replace Old Post Office Building with an 8-storey mixed-use building with 104 dwelling units. Floor Area 7,020 (3.47 times the lot area), and 2 levels of underground parking for 102 cars. This is a slight reduction from the original 2016 application. Materials can be found here.
City-initiated Block Study: South side of Lawrence Avenue SHERMOUNT AVE - GLENMOUNT AVE
Event: Community Consultation Meeting with City Planners to share your comments and ask questions about the Block Study. The City has continued to get development applications for Stacked Townhouses and Townhouses for these 38 lots. This is our chance to communicate what we would like to see in the area and discuss development on Lawrence Ave West from Glenmount to Shermount
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We need your help to get out the word out and have strong attendance at this key meeting. Please talk to your neighbours and share this information. Issues include: Proposed building height, privacy, potential laneways along property line of homes on Fairholme, removal of mature trees, traffic, flooding and appropriate transition in scale. The latest application for reference is here.
This meeting is not a specific application, but for reference here is the latest application. This Developer has filed an appeal with the OMB. We need your help to get the word out; please talk to your neighbours and attend the meeting.
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Event: Community Consultation Meeting with City Planners and Councillor Josh Colle to share your comments and ask questions about the development application and discuss development on Lawrence Ave West from Glenmount to Shermount
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| 579_lawrence__backgroundfile-108304.pdf |
We need your help to get out the word out and have strong attendance at this key meeting. Please talk to your neighbours and share this information. Issues include: Proposed building height, privacy, laneway along property line of homes on Fairholme, removal of mature trees, traffic, flooding and appropriate transition in scale. Please click here for up-to-date information on the Official Plan Amendment (OPA) and Development Proposal for twelve 5-Storey townhouses to replace the 4 homes on 579-585 Lawrence Ave. W. We need your help to get the word out; please talk to your neighbours and attend the meeting.
| meeting_notice.pdf |
529-543 Marlee Avenue
Event: Community Consultation Session
Date: Thursday Jan 11, 2017
Time: 6:30 pm Open House, 7:00 pm-9:00pm Meeting
Development: 529-543 Marlee Avenue
Location: St. Charles Catholic School, 50 Claver Ave., Auditorium (East Door)
An application was made for a 9-storey mixed use building, 28.5 meters in height (excluding the penthouse), and density of 1:5.23. The current zoning allows for 11.5 meters and 1:1 density.
We need your help to get out the word out and have strong attendance at this key meeting. Please talk to your neighbours and share this information. Issues include: Proposed building height, massing, setbacks, stepbacks, angular planes, and appropriate transition in scale, lack of Consolidation of abutting Mixed Use Areas lots to the east on Glencairn Avenue to provide a comprehensively designed project, overlook and privacy issue for homes on Glencairn Avenue and other that can be found in the City Planning preliminary report.
| jan11_cc_meeting.pdf |
Meeting notice from the City is above
Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS
3019 Dufferin Street
Proposal to replace Old Post Office Building with an 8-storey mixed-use building with 105 dwelling units. Floor Are 7,843 (3.9 times the lot area), and 2 levels of underground parking for 102 cars and 106 bicycles.
Event: Community Consultation Session
Date: June 12th, 2017
Time: 6:30 pm Open House, 7:00 pm-9:00pm Meeting
Development: 3019 Dufferin Street
Location: St. Charles Catholic School, 50 Claver Ave., Auditorium (East Door)
Issues include setbacks, density privacy for the surrounding homes, shadowing.
| 3019_dufferin_st_consultation.pdf |
Meeting notice from the City is above
Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS
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Event: Petition: Support the Dufferin Secondary Plan. Stop the Towers at 3140 & 3450 Dufferin Street.
Please go to the link below and sign and s petition aimed at maintaining the Dufferin Street Secondary Plan. http://goo.gl/nTGJvc |
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901 Lawrence Ave. W., 3010 & 3050 Dufferin Street and 40 Playfair Avenue
Proposal to replace Columbus Centre and Dante Alighieri Academy Secondary School.
Event: Community Consultation Session
Date: May 11nd, 2017
Time: 6:30 pm Open House, 7:00 pm-9:00pm Meeting
Development: Columbus Center and Dante Alighieri Academy Secondary School
Location: Yorkdale Adult Learning Centre, 38 Orfus Road, Cafeteria
| meeting_notice_may_11.pdf |
Meeting notice from the City is above
Please attend, invite and bring your neighbours, there is
STRENGTH IN NUMBERS
700 Lawrence Ave. W.
Proposal to replace one small sign with a large electronic sign with three large digital faces. This proposal includes an application to amend the current sign by-laws for the site.
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Meeting notice from the City is above Please attend, invite and bring your neighbours, there is STRENGTH IN NUMBERS | ||
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713-723 Lawrence Ave. W.
The Development application was adopted will by Toronto City Council on April 27,2017. WPCA letter sent to City Councillors is above.
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By a majority vote on April 4th, North York Council approved a site plan amendment for the project, with local Councillor Josh Colle opposing. The Council also approved a number of motions from Colle requiring further concessions from the developer and greater scrutiny of the plan.
To read more see the article below: www.insidetoronto.com/news-story/7226070-lawrence-west-residents-have-concerns-about-townhouse-plan/
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Summary:
City has received a re-submission of the development proposal, and it is currently under review by various City Departments. Drawings, and supporting documentation can be found by clicking the link below. Everything dated Oct 2016 is the latest submission. An OPA (official plan amendment) was also filed in Oct 2016.
City Preliminary Report Oct 26, 2016 (includes a comparison chart between 2015 & 2016 applications. Link below.
An OPA (official plan amendment) application, rezoning, and site approval was made for 5 blocks of 3 storey back to back townhouses containing 84 dwelling units and 1 level of underground parking.
Issues;
a. The proposal does not conform to the City's Official Plan
b. The proposal is inconsistent with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
The concerns included height and density of buildings, traffic gridlock, privacy issues for the surrounding area of single-family detached homes, not an area for a 3-storey building (see images above), removal of tree canopy, potential flooding of backyards and area homes.
Reports and Background
app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=3770361&isCofASearch=false
www.toronto.ca/legdocs/mmis/2016/ny/bgrd/backgroundfile-97831.pdf
City has received a re-submission of the development proposal, and it is currently under review by various City Departments. Drawings, and supporting documentation can be found by clicking the link below. Everything dated Oct 2016 is the latest submission. An OPA (official plan amendment) was also filed in Oct 2016.
City Preliminary Report Oct 26, 2016 (includes a comparison chart between 2015 & 2016 applications. Link below.
An OPA (official plan amendment) application, rezoning, and site approval was made for 5 blocks of 3 storey back to back townhouses containing 84 dwelling units and 1 level of underground parking.
Issues;
a. The proposal does not conform to the City's Official Plan
b. The proposal is inconsistent with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
The concerns included height and density of buildings, traffic gridlock, privacy issues for the surrounding area of single-family detached homes, not an area for a 3-storey building (see images above), removal of tree canopy, potential flooding of backyards and area homes.
Reports and Background
app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=3770361&isCofASearch=false
www.toronto.ca/legdocs/mmis/2016/ny/bgrd/backgroundfile-97831.pdf
Event: Petition
Please go to the link below and sign and send the Greenbelt Coalition's petition aimed at maintaining the Plans' protections. Ontario’s Greenbelt and Growth Plan review is nearing completion. Environmental groups report there is a lot of pressure on the part of developers trying to roll back Greenbelt protections and smart growth policies.
http://www.growourgreenbelt.ca/stopsprawl
Please go to the link below and sign and send the Greenbelt Coalition's petition aimed at maintaining the Plans' protections. Ontario’s Greenbelt and Growth Plan review is nearing completion. Environmental groups report there is a lot of pressure on the part of developers trying to roll back Greenbelt protections and smart growth policies.
http://www.growourgreenbelt.ca/stopsprawl
Event: City Community Consultation meeting with City Planners and Josh Colle to share your comments and ask question about the development application
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Summary:
The City has received an application to redevelop the "Holiday Inn" site (401 and Dufferin St. opposite to Yorkdale Shopping Centre), currently occupied by a 1970-built 12 storey hotel containing 372 rooms, to a three tower, mixed-use site containing both residential and hotel units, and commercial restaurant
The proposal suggests maximum building heights of 29, 33, and 37 storeys connected by podium and mid-rise townhouse units, as well as a new road network and a new public park. The Draft Plan of Subdivision proposes splitting lands into seven blocks situated along the curved alignment of the 401 eastbound Dufferin St. off ramp.
The densities and heights proposed in this current application are extreme.
Issues;
a. The proposal does not conform to the City's Official Plan
b. The proposal is inconsistent with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
The concerns included height and density of buildings, traffic gridlock.
Reports and Background
app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=4021137&isCofASearch=false
The City has received an application to redevelop the "Holiday Inn" site (401 and Dufferin St. opposite to Yorkdale Shopping Centre), currently occupied by a 1970-built 12 storey hotel containing 372 rooms, to a three tower, mixed-use site containing both residential and hotel units, and commercial restaurant
The proposal suggests maximum building heights of 29, 33, and 37 storeys connected by podium and mid-rise townhouse units, as well as a new road network and a new public park. The Draft Plan of Subdivision proposes splitting lands into seven blocks situated along the curved alignment of the 401 eastbound Dufferin St. off ramp.
The densities and heights proposed in this current application are extreme.
Issues;
a. The proposal does not conform to the City's Official Plan
b. The proposal is inconsistent with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
The concerns included height and density of buildings, traffic gridlock.
Reports and Background
app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=4021137&isCofASearch=false
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Event: OMB Pre-Hearing Conference
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Summary:
An OPA (official plan amendment) application was made for two mixed-use towers (28 storeys and 22 stories) at 3140-3170 Dufferin St and 60-68 Apex Road. This application would require an amendment to the City Plan. The developer is RioCan. Currently there is a commercial plaza known as Dufferin Plaza, with a TD Bank, Staples, Swiss Chalet, and Tim Hortons. City Staff wrote a report recommending refusal of the application. The OPA application was refused at City Council and is now being appealed to the OMB by the Applicant.
Issues;
City Council refused the application for the following reasons:
a. the proposal does not conform to the City's Official Plan;
b. the proposal does not implement the City's recently-completed Dufferin Street Secondary Plan; and
c. the proposal is inappropriate and does not represent good planning.
The concerns included height and density of buildings, safety issues for pedestrians and cyclists, proposed public park location hidden and difficult to find, and feel like a private park for the development, traffic gridlock will increase, school capacity, and municipal water service capacity.
Reports and Background
www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL16070
www.toronto.ca/legdocs/mmis/2016/ny/bgrd/backgroundfile-86928.pdf
app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.NY14.29
An OPA (official plan amendment) application was made for two mixed-use towers (28 storeys and 22 stories) at 3140-3170 Dufferin St and 60-68 Apex Road. This application would require an amendment to the City Plan. The developer is RioCan. Currently there is a commercial plaza known as Dufferin Plaza, with a TD Bank, Staples, Swiss Chalet, and Tim Hortons. City Staff wrote a report recommending refusal of the application. The OPA application was refused at City Council and is now being appealed to the OMB by the Applicant.
Issues;
City Council refused the application for the following reasons:
a. the proposal does not conform to the City's Official Plan;
b. the proposal does not implement the City's recently-completed Dufferin Street Secondary Plan; and
c. the proposal is inappropriate and does not represent good planning.
The concerns included height and density of buildings, safety issues for pedestrians and cyclists, proposed public park location hidden and difficult to find, and feel like a private park for the development, traffic gridlock will increase, school capacity, and municipal water service capacity.
Reports and Background
www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL16070
www.toronto.ca/legdocs/mmis/2016/ny/bgrd/backgroundfile-86928.pdf
app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.NY14.29
If you are planning to attend the OMB meeting, please let us know so we can update you.
Event: OMB Meeting
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Summary:
An application was made to sever the land at 720 Marlee Ave, and construct two new 3 story dwellings. City Staff wrote a report recommending refusal of the application. The application was refused at Committee of Adjustment, and is now being appealed to the OMB by the Applicant.
Issue;
-Creation of two undersized lots from an existing parcel and the impact on the character of the neighbourhood
-Approval of a consent involving the redevelopment of an individual lot into two undersized parcels could lead to other applications of similar scope and considerably weaken the established character of the neighbourhood
-Current form maintains and reinforces the stability and character of the neighbourhood, and approval of a severance on a lot this size could risk weakening the established character of the neighbourhood
Reports and Backgorund:
http://www.toronto.ca/legdocs/mmis/2016/mm/bgrd/backgroundfile-94857.pdf
http://www.toronto.ca/legdocs/mmis/2016/mm/bgrd/backgroundfile-94858.pdf
http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.MM20.48
http://www.toronto.ca/legdocs/mmis/2016/mm/bgrd/backgroundfile-94859.pd
