Thankfully the CPPA request for a one month extension was vigorously pursued by Clr Wendy Harrison and now a more reasonable submission due date of 30/1/18 has been granted.
Local residents, the Toronto Area Sustainable Neighbourhood Group and CPPA have reviewed the amended plans and believe it is still too big, too bulky, does not meet the zoning intentions and is out of character with the area. Additionally it sets a very dangerous precedent of 4 storeys on the waterfront and denies the opportunity for an expanded Edward Gain Park.
The documents relating to the DA can be viewed on LMCC's Application Tracking Website.
The details of the concerns are
- summarised in this brochure which you can add your comments to and send to Council by 30/1/18
- detailed in this letter which can be used as a starting point to reflect your concerns and sent to Councilby 30/1/18
This is a once in our lifetime opportunity to express our desire for this parcel of land to be considered as an extension of Edward Gain Park, LMCC has both a plan and a budget allocated...all that is need is a strong community will.The objection to DA 1835/2016, 37 residential units and mixed use development is on the following grounds:
CONTEXT and NEIGHBOURHOOD CHARACTERThe proposed development is adjacent to the foreshore at the extremity of the Toronto business area surrounded by low-medium density residences where foreshore building heights are 1- 2 storey single dwellings. This development is out of context with the foreshore development in Toronto and more broadly across the City. It sets a dangerous precedent for 4-storeys directly on the foreshore. The building height limits need to be strongly enforced at this waterfront location.
Increased urban density on the site can be achieved with 2-storeys that complement the existing neighbourhood, comply with the Town Centre Structure guidelines and fulfills all the ambitions of increasing density around the town centre without compromising the existing character.
BUILT FORM AND SCALEThe scale of this development is excessive for the site. A 2-storey proposal would provide for considerable residential intensification, as part of the Business Zoning, on this consolidated land holding. The proposed 3-4 storeys will overlook and overshadow the children’s playground and compromise the quietude that this public spaces provides.
Considering the size of the landholding available the DCP guidelines for setbacks and breaking of built form by having 4 buildings should be maintained and enforced. Enforcing the recommended setbacks would allow for landscaping to soften the bulk and scale of the building mass.
The 4-storey architectural element that exceeds the height limit and provides a ’strong corner element’ is a grandiose statement that compromises adjacent resident’s visual amenity. The strong corner element can be clearly stated by a massive 2-storey structure adjacent to residences. The visual combination of this proposal and 94-96 Brighton Ave provide definition to the town centre limits.
DENSITYWithin the Toronto area, increased density has been exclusively NOT on the foreshore. The dual frontage and foreshore access allows for a more community compatible design. Whilst the proposed development may have access to sunlight and ventilation, adjacent neighbours to the east will be overshadowed and have their privacy compromised, along with the public playground, Edward Gain Park.
LANDSCAPEThe proposed development contains minimal landscaping with the majority of the landscaping and recreation benefits being achieved due to proximity of Edward Gain & Goffet Parks. The communal lawn area will serve an aesthetic function and soften the ground level foreshore but it is unclear how the public/private space relationship will be achieved.
The visual impact for residents in proximity to the proposed development is significant. Whilst it is acknowledge the streetscaping will improve the overall visual amenity, there is a loss of visual quality. Additionally the building dominates the outlook from public reserves and obscure a significant easterly view of the lake from the public spaces. Greater consideration needs to be given to reducing the bulk and transitioning the scale from the adjacent 2 storey residences.
The site is adjacent to parkland on the west and currently has large and established trees on the eastern boundary, opportunities to retain existing vegetation as a buffer and large tree planting to support transitional elements and reduce the visual impact should be considered.
ZONINGThis B2 zoning is isolated from the Town Centre, having parkland between it and any other business and being located on the foreshore. The site has more in common with the low density residential zoning and as proposed is not in character with surrounding area.
The intent of B2 land zoning definitions do not reflect the intent of the proposed development. The B2- Local Centre zone aims to provide a range of retail, business, entertainment and community uses, encourage employment, maximise public transport, encourage walking and cycling, create spaces with a community focus and provide housing as part of mixed use developments, all products of primarily commercial/business enterprises.
The three commercial tenancies proposed in this primarily residential development is not in the spirit of the B2 zoning. The construction of a Residential Flat Building within the B2 zone is prohibited under the LEP in the B2 zone. The retail, business and community objectives of the B2 zone are not being met by this proposal. To the contrary the development will be utilizing the public reserves for amenity and public parking for overflow without contributing any of the desired objectives of the B2 zoning.
COASTAL ZONEIt is appreciated that public access to the foreshore will be improved however the bulk, scale and size of the development will impact on the amenity of the coastal foreshore from Edward Gain and Goffet Parks, public places.
SUSTAINABLE DESIGNIn a climate changing world efforts to optimise energy efficiency and water reuse through innovative design to need be more thoroughly implemented in this proposal. This proposal has an average National House Energy Rating of 5, which is below the recommended 6 for apartments, with poor performance of 20 units below 5. This design does not support the Lake Mac 2050 recognition that climate change will have a real impact on the city.
TORONTO RECREATIONAL LAND PLANThe Toronto Recreational Land Plan identified the area as a major park expansion and playground extension, it would more than double the existing playground area. The outcomes of this planning document have been finalised and a budget allocated for the land purchase and park expansion.
It is the intent of LMCC to have this area as a community asset and this is worthy of consideration to achieve significant community outcomes in an area set to accommodate considerable population growth. This opportunity will be forfeited if a building is constructed on the site, denying the growing population of a significant recreational asset.