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6-8-10 Ann Street

FRAM Building Group has made an application to redevelop the site at 6-8-10 Ann Street to include a 22-storey condominium residence with 140 units, ground level retail and second floor commercial / office use.

The proposed condo building would occupy the area of the present attached residence at #6 Ann Street (with swimming pool) behind the Funeral Home and the adjacent parking lot at #8 Ann Street.  In addition, the property on the NE corner of the block (house at #10 Ann Street at High Street) is included in the proposed redevelopment. 

The present District Policies allow a maximum of 15 storeys, half a block back from Lakeshore Road, subject to various urban design parameters. 

THE FUNERAL HOME PLANS TO STAY with parking potentially under the new building.

► Click for FRAM's Concept Presentation: December 13, 2011 (32p PDF).

 

COMMUNITY MEETING:  Wednesday, March 21 @ 7-9 p.m. at CLARKE HALL, 161 Lakeshore Road West (map).  Hosted by Ward 1 Councillor Jim Tovey to discuss the proposal.  ALL ARE WELCOME.

► Click for the MEETING NOTICE.

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BACKGROUND:

► Click to view PHOTO ALBUM (22p PDF) of the present site.

► TOUR THE AREA: Starting from the Google Maps view of the Skinner & Middlebrook building, go to views of the proposed condo site presently occupied by the house in rear and then the parking lot and house @ 10 Ann Street.

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TOPCA reps attended an exploratory meeting held by FRAM Building Group on October 6, 2010, regarding the proposal to develop a 17-22 storey condo tower on the portion of the block immediately behind (north of) the Skinner & Middlebrook Funeral Home located at
128 Lakeshore Road East (satellite map).

TOPCA responded with a letter (Oct. 26, 2010) to FRAM outlining a series of concerns based on the meeting, to which FRAM replied (Nov. 8, 2010).  TOPCA reformatted the issues of concern for website posting:
► TOPCA Letter of Concerns to FRAM: December 22, 2010 
► FRAM Letter to TOPCA: December 27, 2010 (response)

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► FRAM'S ANN STREET ARCHITECTURAL COMMITEE:  Following a series of workshops convened by the developer in early 2011 (see below), FRAM invited representatives of several community associations to participate on its Ann Street Architectural Committee.  The Invitation included the following proviso:

"The goal of the Committee is to take the comments received at the workshops, conclude on the design principles and formulate a general design direction for the development proposal to the City.  Participation on the Committee will require attendance at up to three (3) meetings and a willingness to work with the group on the design of a building between 19 to 22 storeys in height."

TOPCA replied with a Letter Of Declaration, stating:

"We understand from comments made by Planning Staff that 15 storeys on the site is not a given, but the maximum allowable, conditional on a variety of stated urban design criteria.  As a residents' association, we would not presume to forgo the planning principles involved, nor pre-empt the future public process, by supporting the concept of a 19-22 storey building where a building of half that height and proposed density might prove to be most appropriate."

► FRAM Invitation to TOPCA re Ann Street Architectural Committee: February 10, 2011
► TOPCA Letter of Declaration to FRAM: February 27, 2011
► FRAM Letter to TOPCA: February 28, 2011 (response)
► Planning Staff Letter to FRAM: February 28, 2011 (rejoinder to FRAM Letter per above)

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► FRAM WORKSHOPS:  Four (4) workshops were hosted by FRAM at the WATERSIDE INN on January 15, 18, 25 and February 1, 2011.

FRAM originally issued an invitation to the group reps who sit on the Port Credit Local Advisory Panel to attend a series of workshops about the project.  Councillor Jim Tovey acted on concerns by the reps that the workshops should be open and FRAM's invitation was subsequently been expanded to include the neighbouring properties, the various community constituencies and the Councillor and City Planning Staff.

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► PLANNING STAFF INVOLVEMENT:  City staff attended all the workshops, and further to requests by the citizen reps of TOPCA, CRA, PCVP, FOPCV and VIVA PC, Planning Staff made a presentation at the beginning of the first session about the City's DRAFT Port Credit Built Form Guidelines (click to view), including proposed heights, transitions, setbacks, shadowing, etc.

City Planning Staff have provided the following comments concerning their role at the Workshops:

"At the invitation of Frank Giannone, staff from the Planning and Building Department (both Policy and Development & Design Sections) will be attending the FRAM/Slokker workshops.  We are always interested in helping the community understand and appreciate the issues and complexity that can sometimes occur when dealing with planning and development.

"I think it is important to state upfront that City staff are attending as more of a resource to answer questions about our current regulations and policies.  We can also provide our thoughts behind the material included in the Draft Built Form Guidelines Presentation and other planning initiatives (e.g. mobility hubs) that the City is involved with.  Staff may on occasion  ask questions or offer a suggestion for the workshop participants to consider and discuss, after all, as planners we do like to talk about planning matters.

"However I want to be clear that the workshops are not a substitute for the process that the City uses to evaluate development applications.  Should an application be made by FRAM on the Ann Street property it would follow the development approval process established by the City and governed through the Planning Act.  Although staff will attend the workshops to listen to the discussions it is important to recognize that any final product that results from the workshops will not be endorsed by City staff.

"Please note that the material in the Draft Built Form Guidelines Presentation are draft, and that they have not been approved by Council.  As such, elements of the Design Guidelines may still change, however, the Draft Guidelines provide a reasonable idea of the direction for these lands."

Paul Stewart, MCIP, RPP
Planner, Policy Planning Division
City of Mississauga
300 City Centre
Mississauga ON L5B 3C1
phone: 905-615-3200 ext. 5813
E-mail: paul.stewart@mississauga.ca
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