Toronto Mirabella Condominiums | 120m | 38s | Mirabella Dev Corp | Scott Shields

Yes, we always need to be thinking long term. This city is changing so fast, it doesn't take long for a dead sidewalk to become quite busy. It's happening all over Toronto, so you need to plan ahead, for the future.
 
there are only really 3 developable sites along this portion of lakeshore, and one of them is already accounted for. this part of the city will never be urban, it is sandwiched between a highway, major rail corridor, and huge arterial road.
 
innsertnamehere said:
there are only really 3 developable sites along this portion of lakeshore, and one of them is already accounted for. this part of the city will never be urban, it is sandwiched between a highway, major rail corridor, and huge arterial road.
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There's often a lot of people on the waterfront who could go for some destination dining or a cultural attraction. So engaging with the street rather than crudely ignoring it in spite of its prominent location makes sense.
 
Lakeshore is extremely congested. Crossing a six lane road is definitely not ideal.

I don't think individuals on the lakeshore path would cross the street, let alone notice retail in the podium.
 
I do agree that the whole retail podiums (especially those as badly executed in Park Lake and said proposal) doesn't really work for this stretch - towers in the park model with high quality landscaping probably works in a more satisfactory manner. The more the architect treat the building as an object in the landscape, the better.

As to destination on the waterfront - there is plenty of underutilized parking spots and buildings (e.g. Sunnyside Pavilion, Joy Oil, etc) that could be taken advantage of. Besides, given the seasonal nature of the visitors, temporary setups might work even better.

AoD
 
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AlvinofDiaspar said:
I do agree that the whole retail podiums (especially those as badly executed in Park Lake and said proposal) doesn't really work for this stretch - towers in the park model with high quality landscaping probably works in a more satisfactory manner. The more the architect treat the building as an object in the landscape, the better.

As to destination on the waterfront - there is plenty of underutilized parking spots and buildings (e.g. Sunnyside Pavilion, Joy Oil, etc) that could be taken advantage of. Besides, given the seasonal nature of the visitors, temporary setups might work even better.

AoD
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That's a good idea in terms of building towers in the park without podiums but with extensive landscaping and art. It could be the best strategy for this stretch of development to enhance the sense of place in a way that feels appropriate with how people interact with the local geography. But I wouldn't want to see any large buildings built south of Lake Shore. The Toronto waterfront between the Humber River and the Island airport is almost continuously open and uninterrupted parkland, which is great and contrasts to the built up waterfront downtown.
 
I like the reference to concerns about impacts on the adjacent City owned land, which Build Toronto hasn't yet sold and has claimed could support a 50 storey building. Would there be concerns if this wasn't City owned?
 
Attended the Town hall meeting; Humberside Collegiate to listen to the planners, builders and architects discuss their project. A number of local groups were present.

There was expected concern about schools, traffic and transit; but none of these can be assessed until the complex is occupied, and need combined with desire. Especially vocal was a group unhappy with TTC at the location.
Mix proposed starts at 400 + square foot studio's , many one bedrooms and some two's. very few at or near 1,000 + square feet.


No retail is currently proposed. Many remarked about the height of the podium and 4 levels of above grade parking [for the 847 units] and how it cut off a view of the water. If the Hotel was removed we would be staring at a 4 storey bridge and the raised BERM for the railway lands.

There was a great concern about SHADOWS cast by the structure; of greatest concern was the shading that would occur on the existing playgrounds near Ellis and Lake Shore. Graphs and Pictures ( renderings ) will be posted by the Builder.

Glad there are wiser people than me making these decisions.
 
Appealed to the OMB

Condo developer appeals to OMB before city has a chance to review application
http://www.insidetoronto.com/news-s...fore-city-has-a-chance-to-review-application/
City assures residents their voices will be heard on issue of 42- and 48-storey condo towers on Lake Shore Boulevard

In a rare move, a developer proposing 42- and 48-storey condominium towers at Windermere Avenue and Lake Shore Boulevard has taken its proposal to the Ontario Municipal Board (OMB) before the City of Toronto had a chance to weigh in on the project.

If Toronto City Council does not make a decision within 120 days of the application’s submission, the applicant has the right to appeal to the OMB, explained city planner Derek Woltho at a public consultation meeting Wednesday.

“An application of this sort takes many, many months for staff to review. In this case, staff did not have time to finish its review,†he said at the Sept. 25 meeting. “What this means is, council will not be making a final decision regarding the rezoning proposal. Instead, the OMB will.â€

However, Waltho assured local residents their comments would be included in a report, “so please, don’t think we’re not listening to you,†he said.

The report will go to council to determine whether the city will send staff on its behalf to the OMB. The city spokesperson would provide evidence during the OMB hearing, Waltho said.

“At this point, we do not have a hearing date. It will likely be winter or spring of 2014,†he said.

Canterra is proposing to demolish the existing five-storey hotel at 1926 Lake Shore Blvd. W. and replace it with two residential towers, 42 and 48 storeys comprised of a total of 847 units. The units would be a mix of studio, one-bedroom, one-bedroom-plus den, two-bedroom and two-bedroom-plus dens ranging from 400 to 1,100 square feet. The lobbies would front onto Lake Shore Boulevard West while amenity space would be on Windermere. There would be a five-level underground garage.

Parkdale-High Park Councillor Sarah Doucette said she has expressed her concerns to the developer. 
“It’s too tall with too many units,†she said.

Residents to the east of the proposed complex, who live in low-rise townhouses, expressed concern for the shadows the two towers would cast on their homes.

Parkdale-High Park school Trustee Irene Atkinson wanted to know how much money would be generated by Section 37 funding. Section 37 of the Planning Act permits the city to authorize increases in permitted height and/or density through the zoning bylaw in return for community benefits.

“I would imagine a considerable amount – $1 million to $1.5 million,†said Robert Glover, the project’s urban designer.

Chris Holcroft, who is on the board of directors for his condo corporation, the townhouses west of Windermere Avenue on the Queensway, said that as a fairly new development themselves, they welcome neighbours to the community, however, they have “strong reservations about this development as currently proposed†for its absence of any retail space.

“Both city and provincial planning documents cite ‘strong communities’ as a key objective for guiding decision making. I think walkable communities and mixed use neighbourhoods can and should be considered vital to a strong community,†he said. “The recent developments in south Swansea have created a wonderful, but incomplete neighbourhood. For residents who simply want to go for a coffee or pick up a few groceries, get their dry cleaning done or go out for dinner, they are forced to drive – or use the stressed public transit system. It would be a missed opportunity to approve a development without ensuring ground level reail space such as many new condo developments downtown have.â€
 
I don't think any high-rises should be built on lakeshore at all! Low-rises and mid-rises only because high-rises are what ruined Queens Quay! Also, you could still have a successful area without high-rises and with many car lanes (like on the Champs Elysées).
 
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