Mimico-Judson Secondary Plan Has Been Released

The new Mimico-Judson Secondary Plan has been released to learn more head over to the open house and click on the link to the plan below:

Open House on Mimico-Judson Secondary Plan and Urban Design Guidelines:
Tuesday, March 29, 6:00 to 9:00 p.m.
Etobicoke Civic Centre, Council Chambers
399 The West Mall

Mimico-Judson Secondary Plan

There is also a Public Meeting of the Planning and Growth Management Committee coming up. We encourage everyone to attend.

Wednesday, April 6, 11:00 a.m.
City Hall, Committee Room 1, 2nd floor
100 Queen Street West

City Public Consultation Regarding Storefront Humber Lease and Adjacent Parkland

The City is sponsoring a Public Consultation on disposal of land in Amos Waites Park and renewal of the lease to Storefront Humber

Monday, March 21, 7:00-8:30 p.m.

Mimico Centennial Library.

Click below to read the joint letter sent to the City on the issue of Storefront Humber and Amos Waites Park by MLCN, Mimico Residents’ Association, and several other community groups.

Joint Letter to City re Storefront Humber

There will also be a Community Consultation on the Dunbar lands:

Wednesday, April 13, 7:00-8:30 p.m., St. Leo’s School.

Closing Statements from Ontario Municipal Board hearing on Shoreline Towers’ Appeal of the Mimico Secondary Plan

The Ontario Municipal Board hearing of the appeal by Shoreline Towers against the Secondary Plan for Mimico-by-the-Lake concluded on Friday, February 12, 2016. In the last two days of the hearing, closing statements were presented by the City, by Shoreline Towers and by Mimico Lakeshore Community Network.

We now await a written decision by the Board on the appeal.

Posted here are the written statements submitted by the City and by Shoreline Towers, and the text of MLCN’s closing statement as presented verbally to the Board by Martin Gerwin.

Both the City and Shoreline Towers presented the Board with detailed “wish lists” of how they would like to see the issues in the appeal decided. We should be watching to see whether the developer’s wishes are granted, or whether the City’s plan, agreed to by the community, is upheld.

Shoreline OMB OPA 197 closing statement

City OMB OPA 197 closing statement

OMB OPA 197 closing statement, MLCN

City Planning Meeting Sept. 22, 2015 – We Need Your Help!

The City of Toronto is hosting a last minute meeting in regards to a planning application for a 25 story condominium tower at 2123-2323 Lake Shore Blvd. West (behind Shoreline Towers). We need your help! Please join us at this meeting to ensure the City understands that a 25 story condo is not appropriate for this area. Not only would it be twice the size of anything in the neighbourhood it would also sit directly next to the edge of the Mimico Waterfront Park in an area where the park is very narrow.

Date: September 22, 2015
Time: 7 to 9 pm
Location: John English Community School Auditorium – 95 Mimico Ave.

City Public Notice 2323 LSBW Shoreline Towers (1)

For over 7 years the community, City Planners and the Councillor for Etobicoke-Lakeshore have been working together to complete a plan for Mimico to help the neighbourhood grow and flourish  (learn more about the plan here). The current Mimico Secondary Plan is the result of this effort. This plan, while not perfect, is an important tool for the Mimico Community to help us create a neighbourhood where businesses thrive, a diverse group of residents can live and we all can enjoy. Without this plan our neighbourhood is vulnerable to developers who want to line the lakeshore with high-rise condo towers.

There are currently a small group of people attempting to have the Secondary Plan thrown out for their own gain. For the past year the Mimico Lakeshore Network has attended Ontario Municipal Board (OMB) hearings in regards to the Mimico Secondary Plan. Throughout this time we have strongly supported the City of Toronto and its planners at the OMB to keep the Secondary Plan for Mimico. We know that this Plan provides the community with the best tool to prevent developers, like those at 2313-2323 Lake Shore Blvd. West, from putting forth development applications for 25 story condo buildings throughout Mimico and eventually beyond. We have never supported a 25 story condominium at 2123-2323 Lake Shore Blvd. While there are three areas in the Secondary Plan where 25 story towers could be developed, the base of Superior Ave. and in the complex at Mimico Estates, we have never supported that idea either. We do support the Secondary Plan, with its imperfections. To us, this is one of the imperfections.

When we wrote our letter of support to the Etobicoke/York Community Council for the Mimico Secondary Plan we stated that we felt the buildings, especially the 25 story ones, were still too high. We encouraged mid-rise development to help bring new neighbours to the community without overloading our already insufficient infrastructure. Please click here to view our letter of support. The MLN and its members want a mid-rise community that can support a healthy business community. We need this secondary plan to help us in the fight for a community where neighbours can live, work and play together.

OMB Hearing Regarding Mimico Secondary Plan Being Used to Bypass City Planning Department

In recent months the Mimico Lakeshore Network has attended preliminary hearings regarding complaints about the Mimico Secondary Plan. MLN is representing a variety of local Community Groups and is supporting the City and the Secondary Plan at these hearings.

Two separate land owners have challenged the Secondary Plan aiming to gain more density/more stories in areas designated by the plan as mid-rise (8-12 stories). The owners of Shoreline Towers are attempting to build a 25 story condo behind the current rental buildings on their property. Effectively blocking out the Lake from both the street and the rental apartments. The Secondary Plan has allotted them another building of similar height to what they have there now.

The main issue is that they have sent their condo application to the City of Toronto but City staff have deemed it incomplete. The Shoreline Tower owners are attempting to bypass the City’s planning department by using the current hearing to have the OMB approve their incomplete application.

The City’s main concerned is the fact that many of the studies that are required in the building application process have not been included with their application. The Shoreline Tower owners feel that the studies they have paid for via private companies are all that is needed to complete the process.

More on this subject will be presented at the May 6th OMB Hearing regarding Shoreline Tower’s Application. It would be especially helpful to have as many concerned citizens at the hearing as possible. The hearing will start at 10 am and will be held at 655 Bay Street, 16th Floor.  We encourage everyone to attend and witness the event.

An interesting “conclusion” made in one of the reports (and in the Secondary Plan itself) is the concern that the rental apartment strip in the Mimico Secondary Plan area does not provide enough “diversity” of housing ownership/opportunities. This is the basic tactic used to explain why we need more condos in the area.

We’re not against adding more residents to create a thriving neighbourhood, but are concerned with the imbalance so many condo units in the area can bring to the community. Especially due to the fact that so many of these units are built as cheaply as possible and will be falling apart within the next 10 to 15 years.

Another question we have for planners and developers … if having a couple hundred rental units in a small area (adjacent to single family homes and other housing opportunities) constitutes a lack of housing diversity … where exactly is the “diversity of housing options” at Lake Shore & Parklawn where thousands of condo units are packed onto a portion of land that’s 1/3 of the size of the Mimico apartment strip? Any single family homes, rental buildings, Co-ops or the odd semi-detatched bungalow in that neighbourhood?

Please click through the related studies below for more information (fair warning some of these are large reports!):

Planning Justification Report 2313-2323 Lake Shore W 2014 11 18
Arborist Report
Archaeological Report
Housing Issues Report
Natural Heritage Impact Study

Shadow Impact Assessment
Site Servicing Assesment
Soils Report
Traffic Impact Study
Wind Study