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
Housing Issues Report
Natural Heritage Impact Study
Shadow Impact Assessment
Site Servicing Assesment
Traffic Impact Study