Four Tower Proposal: Challenging Mississauga

NRU
June 11, 2014
Edward LaRusic

If its proponents can overcome some planning hurdles, a four-tower residential development proposed for downtown Mississauga may become a new landmark that challenges the car-centric culture that oft en defines the city.

Sorensen Gravely Lowes Planning Associates Inc., on behalf of owner Solmar Inc., has submitted applications to amend the city’s zoning by-law and official plan to construct four residential apartment buildings on the southwest corner of Elm Drive West and Hurontario Street. The buildings range in height from 35 to 50 storeys, have a floor space index of 9.4 and contain a total of 1,367 one- and two-bedroom units.

Sorensen Gravely Lowes Planning Associates principal Paul Lowes told NRU that it is trying to create a landmark in the area, adding that the surrounding buildings are “no great shakes.”

“The buildings around it are all 30 to 35 storeys. We could do four buildings that are just like the other towers in the area, but it doesn’t add much to the city does it.”

The proposed design is certainly unique. Created by architect Rosario Varacalli (r.Varacalli Architects Inc.), the four towers bend as they rise and are attached on the ground to separate podiums. The design is meant to maximize sight lines, views and sunlight. Each tower is separated from the others by 25 metres or more.

The proposal poses a number of challenges. Perhaps the most significant is the amount of parking the applicant is proposing—1,085 spaces—versus the parking that is required—2,132 spaces. Mississauga central area development and design manager Marianne Cassin says it is a big issue to resolve.

“I think [Solmar’s] justification is the [proximity to the] proposed LRT on Hurontario Street, but given that that we don’t have funding yet [for the LRT]… and it’s still Mississauga. We’re not quite ready for very low parking standards. We still find that a lot of people have one or two cars in a household.”

Lowes says the last thing it wants to do is discourage people from using transit.

“If you provide and maximize the parking here, when the transit comes, people are less likely to use it. But the transit’s not there and the buildings are coming in. It is a balancing act and we’re going to be relooking at the parking. Maybe it is a little too low, but the intent of providing the lower parking was a recognition that the transit is coming and you want to promote that transit usage.”

A second challenge is that the official plan only allows a maximum height of 25 storeys and a floor space index of 2.2 to 2.9. The Solmar proposal is for a building twice that height and a floor space index over three times what’s allowed.

Arguing that its development proposal justifies the amendments, Lowes stresses the importance of its design.

“Creating something unique warrants a little extra density and height.”

Noting the heights approved for nearby developments, Cassin acknowledges that this may factor into whatever decision is ultimately made. The developer sees its proposal as a transition from the 50- and 56-storey Absolute World buildings—better known as the Marilyn Munroe towers— which are located just north on Burnhamthorpe Road East.

“To the south of the property there are fairly recent apartments that are 33, 32 and 31 storeys, and those have been approved and built… They were built prior to the new official plan being approved and there was an official plan amendment for those as they would have been high density residential as well.”

Numerous other parts of the application need to be worked out too. Staff is looking for retail and/or office uses in the building that fronts on Hurontario Street. Also, community services staff has also identified an open space deficiency in the area and is asking Solmar to dedicate additional parkland. Lowes also notes that staff is not a huge fan of each building having its own podium.

A public meeting was held on May 26 and another is expected to be scheduled for the fall, with a fi nal report to council likely in early 2015.

Meanwhile, Ward 7 councillor Nando Iannicca plans to create a working group to help work out community issues with the application.

Lowes said that Solmar is onboard with the timing, and is “fully prepared to work with the working group.” He is confident that the issues can be resolved.

Located in the Downtown Mississauga Growth Centre identified in the Growth Plan for the Greater Golden Horseshoe the application proposes to combine 10 lots that are currently occupied by residential single-detached dwellings.