Formal application to city reveals Liberty Village II
Dufferin Mall has formally submitted an application to build four apartment towers on its parking lot. And the July 8 submission to the City Planning Department looks worse than we had hoped.
The massive apartment complex proposed will have a much bigger presence on Dufferin and Croatia Streets than many anticipated. On the west, overshadowing Brockton Stadium, will be a six storey retail and commercial complex. On the east, facing Dufferin Street, and replacing the existing fast-food stores, will be an eight story retail/commercial building.
Towering from these two massive pedestals will be four apartment towers—39 and 34 stories on the west and 23 and 14 stories on the east. There will be 1,135 rental units: 117 bachelor, 452 one bedroom, 461 two bedroom, 105 three bedroom.
For comparison, the tallest building at Bloor and Dufferin right now is the New Horizon’s Tower at just 15 stories. The mall towers will be matched with the 40-storey behemoths slated for the school lands.
Primaris Management, which owns Dufferin Mall, is a well-regarded manager and owner of shopping malls. (Dufferin Mall is one of the most profitable malls in the GTA.) Quadrangle and Urban Strategies have been involved in the building of a number of Toronto landmarks. Both should be ashamed of their squinted vision for the Dufferin Mall apartments, which will be a major addition to our community.
The massive six and eight story pedestal buildings proposed in their submission, hulk over Dufferin and Croatia Streets. There is no set-back to the pedestal buildings, no extra space for sidewalks and people.
Neither Primaris nor Urban Strategies wants such a desolate, cramped area. They well know that retail success for the businesses which will rent space along Dufferin and Croatia Streets will demand space for people to shop and dine and stroll.
The only reason developers make applications to build to the legal limit is to game the planning system.
Here’s how the con works: a developer proposes building right to the limits of what is allowed: the community complains: developer agrees to a setback: and then claim they have listened to the community or city planning department so should be allowed to overbuild the property. The con works every time.
Don’t believe me? Then believe what Urban Strategies wrote about Dufferin Commons.
That’s the name the Urban Strategies has attached to the patch of “nature” they have devoted to park space. Located at the entrance to Dufferin Mall, the “park” or “commons” is roughly the size of Micheli’s Garden centre, which sets up each spring to sell bedding plants. (There is no recognition that west-end Toronto is one of the most green-space deficient areas in the GTA.)
In its formal application for city permission to exceed our planning policies Urban Strategies admits the minuscule park space “also lends itself (to) act as an improved transit-waiting area along the 29 Dufferin route.”
That’s great: Instead of adding to our parkland we’ll get a nice bus station. We’ll all be comfortable waiting for the Dufferin 29 bus: if it ever comes and isn’t overcrowded due to the new condo and apartment developments.
Still not convinced? Consider the paucity of three-bedroom apartments. Just 10% of the proposal is for three-bedroom apartments. Three-bedroom apartments are family friendly: two kids, each with their own bedroom or a bedroom for an aging parent. Local families looking for bigger apartments won’t ever be able to afford Dufferin Grove Common if all of the three-bedroom apartments are clustered in the luxury penthouses of the four towers.
Shouldn’t the community have expected better from Primaris, Quadrangle and Urban Strategies?