51 LAKE SHORE DRIVE
Time 2021-11-12 09:10:16Web Name: 51 LAKE SHORE DRIVE
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keywords: description: 51 LAKE SHORE DRIVECITY PLANNING FILE NUMBER08 192870 WET 06 OZ
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This blog was set up by neighbours concerned about development on this site. There is currently a proposal to build seven four storey units (six semis and one single) that would greatly reduce public views of the lake, is partially on green space and lakeside "hazardous lands" and is totally out of character with the neighbourhood. This would require a huge amendment to Toronto's Official Plan and zoning by-laws.
Click on month or arrow to see previous posts 2015(1) October(1)MR. ZANINI (DUNPAR) IS GRANTED ABSOLUTE TITLE TO T... 2011(4) September(1) April(2) January(1) 2010(30) December(2) October(2) September(1) August(1) July(5) June(6) May(4) March(3) February(3) January(3) 2009(38) December(1) November(4) October(1) September(15) August(2) July(1) June(9) May(3) April(2) 2008(23) December(2) November(10) October(11) Wednesday, October 21, 2015 MR. ZANINI (DUNPAR) IS GRANTED ABSOLUTE TITLE TO THE G ZONED [PORTION) OF 51 LS DRIVE FOR $70 REGISTRATION FEE!!!!!Because of the weak-kneed absence of formal objections by the City, the Province and the board at #41 co-op (the adjoining property owners - street, lakebed and neighbour), and because of the million dollar lawsuits levied against nine local residents who filed objections, Mr. Zanini now has absolute title to all of the land at 51 lake Shore Drive except for the bottom two metres that is owned by the Province.
"I can confirm that the applicant (Zanini) has registered a Notice of Application to upgrade his registered title from L TCQ to Absolute Plus by following the procedure in the Land Titles Conversion Qualified (L TCQ) To Land Titles Absolute Plus (L T +)Client Guide. This Client Guide is available on the Government of Ontario website (www.ontario.ca).
The Applicant is already the registered owner of the lands in the application.An application for Absolute Plus must meet a number of requirements prior to final registration in the land registry office. One of these requirements is that there must be no objections to the Notice of Application. I am not familiar with the actual application so I cannot confirm that it will proceed, however, it is my understanding that Objections to the Notice of Application were causing a delay.
The registration fee for an application for absolute plus is currently $70.00. Upon approval and registration of the application, the land will be upgraded to Land Titles Plus (LT +) and be re-described in accordance with the new reference plan description.
I hope this helps,
Ken
Ken Wilkinson O.L.S.
Assistant Examiner of Surveys
Policy and Regulatory Services"
No comments: Wednesday, September 21, 2011 DUNPAR WITHDRAWS FROM OMB HEARINGAfter aggressively blocking public objections in the courts and in the absence of any meaningful City or Provincial vigilance, Dunpar earlier this year successfully gained ownership of the G-zoned, lakefill waterfront portion of the site for a mere registration fee of about seventy bucks. The land was handed over by our Provincial land watchdog (the Land Registry Office) without a public hearing and without any answers to the many questions and concerns the community still has.
It was expected that Dunpar would return to the Ontario Municipal Board this coming November with their absolute title in order to continue the appeal. They have, instead, decided to withdraw (See Councillor Grimes' communication below).
We have been advised today by the City Solicitor that Dunpar's solicitor has made the following statement to the Ontario Municipal Board:
"...given the passage of time since the adjournment of the hearing they ( Dunpar)have concluded that they wish to consider alternative development options for the property and as a result they do not wish to re-start the hearing. As a result I have been instructed to advise that they are withdrawing their outstanding appeals filed with the Board involving this property (Board Files No. PL090404 and PL090405)."
We do not have any further information regarding Dunpar's intention for this site. At this time there are no additional, new or changes to this development applications on file with the City for 51 Lake Shore Drive
Councillor Grimes
Mr. Zanini's next application to build on that property must conform to the City's Official Plan and its Zoning Bylaws and must include genuine consideration of the community's wishes through a sincere and open consultation process!
No comments: Monday, April 18, 2011 FULL TEXT OF SLAPSUIT JUDGEMENTHere is a link to the full decision made April 6/2011 by the judge at the Ontario Supreme Court of Justice regarding the slapsuit (Zanini v. Wadon) against the last objector to Zanini's application for absolute title to the G zoned land on this site.1 comment: Saturday, April 16, 2011 JUDGE DECIDES IN ZANINI'S MILLION DOLLAR SLAPSUITNine community residents formally objected to Mr. Zanini's application for absolute title to waterfront land shown on City of Toronto zoning maps as G - open space, parkland so that he could build townhouses right down to the water.
The community had been told by the City that the zoning designation was "a slip of the pen" and that they "could not find any paperwork to support the zoning". True, zoning does not necessarily mean that the City owns the land but there had to be a reason for this designation, one that actually covers almost all of the South Etobicoke shoreline.
It has always been the contention of the community that the G designation was applied because of illegal lake fill done by landowners to increase the size of their property and because of lake fill done by the municipality to protect the shoreline after Hurricane Hazel and later storms - to be set aside for future waterfront parkland.
So nine objections were filed to get to the bottom of this and to have questions about a possible land grab of public land answered in a public hearing at the Land Titles Office, the City's position being totally inadequate. (Follow this link to see details in one of the objections.
Zanini immediately filed a million dollar slapsuit against all nine. Eight, under threat and duress, withdrew. One held his ground.
Zanini's suit asked the Ontario Supreme Court of Justice to
invalidate the objectionand grant Mr. Zanini title to the G zoned land!
On April 6th 2011, the judge made her decision.
She decided that the resident's objection was invalid and would be expungedShe dismissed Mr. Zannis motion for a determination anddeclaration that he is the registered owner with absolute title
(There will be provided on this blog a link to the full eight-page judgement as soon as it it is made public.)
So, where does that leave us? The application for absolute title will now go to the Land Titles Office unopposed , without any objections.
The community sincerely hopes that the Director of Land Titles will
do due diligence hold a public hearing examine all the issues around this precedent-setting applicationgive weight to the letters that residents have sent him demand that the City of Toronto fully explain the G zoningask the Province to give details of its examination of Crown rights in this matter make Zanini prove his claims for legal title and provide evidence of accretionmake a decision based on Provincial and Municipal policies regarding public access to the waterfront
- before the Director considers just signing it off!!
No comments: Friday, January 7, 2011 DIRECTOR OF TITLES REPLIESKate Murray, Director of Titles at the Land Registry Office, wants to maintain her office's current hands-off approach to the issues surrounding ownership of this parcel of unregistered waterfront land.
SLAPP suits don't matter; intimidation of the community doesn't matter; forced public silence doesn't matter; a probable public land grab doesn't matter.
She says the matter will only come to their official attention if the applicant requests it.
That is, if Mr. Zanini's legal threats and bullying tactics don't work because an enlightened judge eventually throws out his SLAPP suit against the last remaining objector and declares "might does not necessarily make right" and Dunpar has no other choice.
Remember, the objections were made with the hope that there would be a much-needed public hearing at which questions would be answered and provincial policies on unregistered waterfront land examined.
This is a very disappointing response from our provincial government which one assumes is watching out for public interest and supports public engagement. Maybe not!
(DOUBLE-CLICK ON THUMBNAIL FOR LARGER VIEW OF HER REPLY)
1 comment: Tuesday, December 28, 2010 COMMUNICATION WITH LAND TITLES OFFICEAfter the letter from the Minister of Natural Resources was shared with the community (see previous post), the Minister of Government Services, Harinder Takhar, was contacted. We wanted to point out to him that there were still many unanswered questions regarding public claims on the unregistered G zoned portion of the property and that a proper public hearing should take place before any land was transferred to the developer. We also wanted to make sure that he was aware that some residents, in order to get answers and reach resolution, had objected to the title application and that their sincere input had been unceremoniously met with by million dollar lawsuits from Dunpar. (Eight residents withdrew; one has not and he is currently fighting the lawsuit based on the position that he has the right and reasonable grounds to object).
Kate Murray, MOGS's Director of Titles, responded to that letter.
(Click on the thumbnail below to see the letter)
One of the objectors responded to her letter with the following (She has not yet replied) ....
Ministry of Government Services20 Dundas Street West4th FloorTorontoOnt. M5G 2C2
December 21, 2010
Attention: Kate Murray, Directorof Titles
Re:Application for Absolute Title for 51 Lake Shore Drive,Lot 103 PLAN 1478, (PIN 07612-0131) by John Zanini ofDunpar Developments
Thank you for your letter of July 20, 2010. (I have attached a copy of that letter forreference.)
The process you describe in your letter for filing anobjection to a title application aligns with what I also understand it tobe.
I would like to let you know what has happened since thespring.
I, along with eight neighbours, did in fact file anobjection. We did this for tworeasons.
We were described in a letter from the applicants counsel as interested parties in this matter and, as it were, felt invited. That letter also contained details and a form for filing an objection. The local newspaper, the Etobicoke Guardian, also carried another general call for interested parties to comment on the application. In a call to your office, we were also told that, because this was a waterfront matter, there needed to be wider notice given for the offering of comments and/or objections than just to the actual adjacent landowners.
There are big and still unanswered questions about the unregistered waterfront part of the property that the applicant is claiming. One of the questions addresses the fact that the land is zoned open space/parkland and, to date, no one has given the community a reasonable explanation as to why on City of Toronto zoning maps it looks like an extension of the adjoining park - Prince of Wales Park. Is this a matter of a property developer acquiring what looks like public realm land? Another question asks why did the municipality assign a G zone to the unregistered parcel in the first place? G zoning is never on private property. Was it because it was originally set aside for future parkland after the municipality did lakefill and shoreline protection following storm damage? Granting the applicant ownership also would violate City and Provincial policies about opening up the Lake Ontario waterfront to the public.
All nine of the objectors felt strongly that, as communitymembers who have closely followed matters regarding this property for over fouryears and very much interested in the protection of the public interest on theSouth Etobicoke waterfront, we had the right and reasonable grounds to make anobjection.
We expected that the applicants counsel would make adiligent and honest attempt to explain things and resolve the issues with usand give us some answers just as you described in your letter to me. Failing a successful outcome with that, weanticipated that a hearing might be required to give a fuller and more publicairing to the matter again, a process just as you detailed in your letter.
Instead, each one of us, without any effort made atresolution on the applicants part, was served with a million dollarlawsuit. (I believe this type of actionby developers is commonly called a SLAPP - Strategic Lawsuit Against PublicParticipation - and that there is actually a move at this time to make themillegal in Ontario).
Eight of the objectors, in the face of such intimidation andunder duress, withdrew their objections.One decided to carry on and defend himself at the Supreme Court ofJustice, an endeavour that he is finding both costly and stressful.
Needless to say, the applicants heavy-handed response hasalso had a chilling effect on the communitys expectation of voice, fairnessand due process in civic engagement.
The community and I would appreciate your comments on thismatter, particularly with regard to the applicants legal action. Is what he has done considered part of thenormal process? Do we really have asituation here where money may end up trumping the publics only opportunity tograpple with this large, precedent-setting, issue, one that could influenceforever the development of the South Etobicoke waterfront? Has silencing sincere inquiry now become alegitimate part of what we assumed was a fair, public, participatory process?
I look forward to your reply.
Yours truly
Cc Laurel Broten, MPP Etobicoke-Lakeshore
No comments: LETTER OF CLARIFICATION OF EXTENT OF CURRENT PUBLIC CLAIM FROM MINISTER OF THE ENVIRONMENTLinda Jeffrey, the new Minister of Natural Resources, wrote to Laurel Broten, MPP Etobicoke-Lakeshore, and outlined her ministry's current position on this property. Laurel had asked for clarification following inquiries from her constituents. The letter states that her staff have concluded their investigation, reaching an agreement with the developer, and that the matter is now with the Land Titles office.
The letter is archived below. (Double-click on images for better view)
However, the same old questions are raised ....
Did MNR have all the evidence required tomake their decision? Was their investigation thorough enough? Did the City of Toronto fully explain toMNR why this lakefill land is shown as "open space" (parkland) onCity zoning maps? If there is no "evidence" tosupport either legal or illegal lakefill on this additional 60 odd feet, whydefault to "legal"? Why not declare there is a current lack ofevidence to support either claim and let it go to a public Land Registrytribunal where all parties can present their case? How cozy is the relationship between MNR,the applicant, the applicant's "expert" witnesses and the applicant'scounsel? Why is there no onus on the applicant toprove (at a tribunal) that the lakefill was done legally (Le. on dry, accretedlakebed)? Why have'nt the former owners of thisproperty applied for absolute title over the last 100 years? What stopped them? (knowledge that it wasreally public land?)
No comments: Tuesday, October 26, 2010 SLAPP SUITSThe Ontario Attorney General of Ontario is beginning to tackle the issue of SLAPP suits (Strategic Lawsuits Against Public Participation).
A new advisory panel will suggest possible content for legislation that would help prevent lawsuits from being used to silence critics by imposing long and costly court processes on them.
Its advisory panel apparently reported to the AG on September 30, 2010
See the news release Protecting Freedom Of Expression In Public DebateNo comments: Friday, October 1, 2010 MINISTER "RESPONDS" TO OMB IRREGULARITIESRick Bartolucci, Ontario Minister of Municipal Affairs and Housing, has replied to Lakeshore Planning Council's letter of July 2nd, 2010. In that letter, LPC drew the attention of Jim Bradley, the Minister at that time, to a number of "irregularities" regarding the developer's appeal before the OMB. The developer's grounds for the appeal are based on his assertion that the City delayed his building application.
LPC's detailedletter containing information pertaining to the proposal indicates that, in fact, the developer appears to be responsible for the delay and questions whether the application should have been forwarded to the OMB in the first place. LPC had hoped that the information provided might help staff determine howpolicy could be changed to avoid this kind of situation in the future.
Here is the new Minister's far from adequate reply.
No comments: Saturday, September 25, 2010 WARD 6 COUNCILLOR CANDIDATE PRESS RELEASEPRESS RELEASE
September 21, 2010
MUNICIPAL CANDIDATE SUED BY DEVELOPERFORCED TO WITHDRAW OBJECTION TO LAND CLAIM
Residents of New Toronto have been slapped with a million dollar lawsuit by a developer unless they withdraw their objections to his application to the Land Registry offices for absolute title to a disputed piece of land. Neighbours objected because they believe part of the land being claimed by the developer is publicly owned waterfront.
At 51 Lake Shore Drive land zoned G Open Space next to the shoreline was created by dumping fill in Lake Ontario. Local residents want this land transferred to the City or Conservation Authority to protect public access to the waterfront which the community has enjoyed for decades.
This is bullying and intimidation said Jem Cain of Sixteenth Street; who has been involved in the communitys efforts to ensure that the development proposal maintains a window on the lake from the Waterfront Trail. The residents want to know what regulatory statute allows the developer to claim the majority of landfill in front of his property (zoned Open Space). The residents turned to the Ministry of Natural resources for help in protecting what they believe is public land.
Ms Cain is a candidate for City Council in Ward 6 and is reluctantly withdrawing her objection to the application for absolute title. The letter from the developers lawyer states that the appropriate forum to voice our concerns is the OMB and then demands that we sign away our democratic right to object, says Ms Cain. The issue of who owns the land is before the Land Registry Offices and not the OMB. Other residents and I have been forced to withdraw because we cannot afford to risk this outrageous claim for damages.
Surveys of the lot at 51 Lakeshore Drive show the southern limit of the land in 1909. A 2006 survey shows that approximately 75 feet of additional land extended the lot out into the lake between 1909 and 2006. There do not appear to be any official records of when lake filling occurred or how much of the property is accreted land. Residents asked the Ministry of Natural Resources to identify and protect the land that is publicly owned. The Ministry is only claiming approximately 25 feet of landfill and has not communicated the logic behind that decision to the community.
The only official communication I have received is threats from the developers lawyers. Absolutely nothing has been communicated directly from the Ministry of Natural Resources or Land Registry regarding decisions on who really owns the land, said Ms Cain.
The developer has demanded that the residents withdraw the objections they have filed with the Land Registry Office and sign a document stating they have no objection to the developers application.
The developers proposal for seven residences on the lot will be heard by the OMB only after the issues surrounding land ownership are resolved. The site is currently occupied by a vacant building which was once a small nursing home for seniors. It sits close to the street frontage on Lakeshore Drive with the disputed area along the lakes edge as backyard.
The current zoning will permit the development of a semi-detached dwelling unit or a single-family home. The developer is seeking approval to build six large semi-detached dwelling units and a large single family home.
Redevelopment that reflects good planning and fits in with the existing neighbourhood would be acceptable to the neighbours. A brick fortress of seven four-story residences is out of character with this neighbourhood and will ruin the panoramic view of Lake Ontario and the city skyline that is enjoyed by thousands of people who use the Waterfront Trail year round, says Ms Cain.
FOR MORE INFORMATION:
Jem Cain131 Sixteenth Street, Toronto, Ontario M8V 3J9416-259-7328 jemcain@gmail.com jemcain.ca
1 comment: Tuesday, August 17, 2010 DUNPAR 'SLAPP'S RESIDENTS WITH MILLION DOLLAR LAWSUIT
On July 5th, some community members submittedobjections to Dunpars application for absolute title to a sizable amount ofwaterfront land on the site beyond the land described in the surveythat came with the developers title when the property was bought. They feel strongly that this land, describedas open space parkland on City zoning maps, is public land and shouldnot just be given automatically to the developer, at least not without anadequate explanation of what looks like a virtually undefended land grabof public property. (Here is a link to one of the objections.)The City says it has no claim on it (yet inexplicably identifies it as parkland!) and it looks like the Province has settled for aclaim on what amounts to little more than the rocks at the waterline! Both jurisdictions have increased public waterfront access as policy!!The community members expected that their objections, in theabsence of objections from the City and the Province, would lead to apublic airing of the issue and an explanation from Dunpar as to why they shouldbe given the land and under whose authority. The community expected answers from the developer, a sincereattempt at resolving the objections by the developers counsel and a publichearing at the Land Registry.Instead, Dunpars lawyers informed the objectors that a legalaction has been initiated against them at the Ontario Supreme Court ofJustice for what they claim is willful obstruction to the developersendeavours and that damages to the amount of one million dollars will besought. The lawyers have told theobjectors that if they withdraw their objections the lawsuit will bedropped. Some of the objectors have,under duress, decided to withdraw their objections in the face of this threat.This amounts to blatant intimidation by a developerwith deep pockets in order to limit public participation in the planning oftheir community in order to get what they want. This practice by powerful developers to muzzle opposition hasbecome so common that it now has its own term SLAPP - Strategic Lawsuit Against PublicParticipation. (A Google search ofthis term will describe its chilling effect on communities and the efforts bysome North American jurisdictions to outlaw the practice. Here is a link to a recent article in the Globeand Mail about it.)The adversarial and non-communicative approach taken byJohn Zanini, owner of Dunpar, to resolve development issues on this site withthe community needs to stop.
3 comments: Monday, July 12, 2010 LETTER FROM LAKESHORE PLANNING COUNCIL TO MINISTER OF MUNICIPAL AFFAIRS ABOUT POLICY ISSUES IN DEVELOPER'S APPLICATION
Sent via fax: (416) 585-6470
June 30, 2010
The Honourable Jim Bradley, Ministerof Municipal Affairs and Housing
17th Floor
777 Bay Street
Toronto, Ontario M5G 2E5
The Honourable Jim Bradley,
Re:51 Lake Shore Drive, Etobicoke Official Plan and Rezoning Amendment andSite Plan Applications
I am writing to you on behalf of theLakeshore Planning Council, a local community group in South Etobicoke.
We are respectfully requestingrecommendations as to how we would bring forward a policy change that will notallow a developer to submit changes to a development proposal, after therequired deadlines for a City Council decision on the Zoning By-Law (120 days) andOfficial Plan Amendment (180 days) havepassed.
We have a situation where the applicanthas submitted plans to permit the development of six-semi-detached dwellingunits and one single detached dwelling unit on a waterfront property zoned R2and G (open space).
The developer submitted his proposal in August 2008 and then withdrewthe proposal in December 2008.
On April 17th, 2009, the developer re-submitted a change tohis proposal after the required deadline for a Council decision on theZoning By-Law Amendment (January 1, 2009) and Official Plan Amendment (March 1,2009).
OnApril 29th, 2009 the developer submitted the application to the OntarioMunicipal Board (OMB) on the grounds that the city failed to make a decision onthe Zoning By-Law Amendment within 120 days and on the Amendment to theOfficial Plan within the prescribed 180-day time limit.
Theapplication has been adjourned sine die at the OMB.
Theapplicant is applying to the land registry office for absolute title of theproperty. To date, the Ministry ofNatural Resources (MNR) has claimed a portion of the shoreline. The communityis claiming that the lands between the original 1909 survey and the landsclaimed by the MNR belong to the municipality because they are zoned open spaceG (see map below for current zoning, and map on following page highlighting thelands in question).
Detailedinformation pertaining to this proposal, which may help staff determine howpolicy can be changed to avoid this situation in the future, is attached.
Pleasedo not hesitate to contact me, if you need clarification or have any questions.I can be reached at 416-571-8221.
We look forward to your response,
Paul Chomik, P. Eng.
cc The Honourable LaurelBroten, MPP
Applicationfor a single family dwelling unit (2007)
1.The site, Lot 103 Plan 1478(1909 survey) was purchased on January 4, 2007.
2.The new owner submittedan application to amend the Official Plan and the Etobicoke Zoning Code for asingle-family dwelling on June 5, 2007.The application is submitted for lands that are zoned G in the OfficialPlan and are not owned by the applicant.
3.A preliminary planning staffreport dated September 18, 2009 recommending a community consultation meeting,among other directions, was adopted by the Etobicoke York Community Council iscirculated: http://lakeshoreforum.ca/content/51-lake-shore-drive-preliminary-report
4.Please Note: Attachment 3 4 of the above-noted planning staff report indicates that the property issubject to confirmation of property delineation.
5.On December 5, 2007 acommunity consultation meeting is held.
6.The applicant subsequentlywithdraws this application to permit a house on the site.
Application for 7townhouses (2008)
7.On August 12, 2008, theapplicant submitted an Official Plan Amendment and Rezoning applications and anapplication for Site Plan Approval to permit a four-storey townhouse blockconsisting of seven townhouse dwellings: Gross Floor Area: 19,134 sq ftFloor Space Index: 1.51 Lot Coverage: 61.42%.
8.The local Councillor holds aninformal community meeting on November 27, 2008. Approximately 140 residents attend the meeting and reject theapplicants proposal.
9.In December 2008, theapplicant advised planning staff that they would not be proceeding with thetownhouse proposal and that he would be submitting a revised proposal for theapplications.
10.On this basis, city staff didnot prepare a Preliminary Report but awaited the revised resubmission forreporting purposes.
11.On January 1, 2009, the required deadline for a Council decision on aZoning By-Law Amendment passes.
12.On March 1, 2009, the deadline for a Council decision on an OfficialPlan Amendment also passes.
14.April 29th, 2009, City of Toronto Clerks Department receives anotification that the applicant has submitted the application to the OntarioMunicipal Board (OMB) on the grounds that the city failed to make a decision onthe Zoning By-Law Amendment within 120 days and on the Amendment to theOfficial Plan within the prescribed 180-day time limit.
Application headed to the OMB
15.At the Etobicoke-York Community Council meeting of May 14th,2009, a motion is approved to direct the Director, Community Planning, Etobicoke York District, to report to its June 9, 2009meeting on the revised plan for development at 51 Lake Shore Drive.
16.May 22nd, 2009, PlanningStaff report recommends that the Chief Planner and Executive Director, CityPlanning Division, to report directly to the City Council meeting on July 6,2009, in order to establish the Citys position at the upcoming OntarioMunicipal Board hearing.http://www.toronto.ca/legdocs/mmis/2009/ey/bgrd/backgroundfile-21375.pdf
17.This decision effectivelyby-passed a discussion of this application at the Etobicoke-York CommunityCouncil where issues of landownership could have been raised. Moreover, the public would not get anopportunity to comment on the staff report.
18.City Council on August 5 and 6, 2009 deferredconsideration of the 51 Lake Shore Drive application to its next regularmeeting on September 30, 2009. CityCouncil did not meet on July 6th, 2009 because of the labourdispute. http://www.toronto.ca/legdocs/mmis/2009/cc/bgrd/backgroundfile-22673.pdf
19.OnSeptember 29, 2009, Planning Staff submit a report as a Supplementary Agenda itemhttp://www.lakeshoreforum.ca/content/51-lake-shore-drive-%E2%80%93-request-direction-report for the September 30, 2009 CityCouncil meeting recommending refusal of the application, instructions to directthe City Solicitor to oppose the application at the OMB and in the event theapplication is approved, to impose the necessary site plan approval asdetermined by staff.
OntarioMunicipal Board hearing November 23, 2009
20.TheNovember 23rd, 2009 hearing of the 51 Lake Shore Drive applicationis adjourned on the morning of November 25, 2009. We believe that the applicant submitted to city staff a non-registeredsurvey dated December 4, 2009 in support of their application.
21.Theoriginal 1909 survey for this property is considerably smaller. These landswere the subject of much landfill. The OMB Member indicates that he cannot makea decision for a property that is not owned by the applicant.
Land RegistryOffice Obtaining Absolute Title of the Properties
22.OnDecember 9, 2009, the applicant submits an application to the land registryoffice for absolute title of the lands.
23.TheMinistry of Natural Resources claims 25 ft of the shorelines measured from theshoreline to the top of bank. http://2.bp.blogspot.com/_KE2EncHb58s/TBO-3QYDQQI/AAAAAAAAAJc/IMJCzT9svRk/s1600/survey0001.jpg
24.On June 3,2010, the applicant applies to the Land Registry Office for the remainder ofthe lands on the property. Thecommunity and the municipality has until July 5, 2009 to demonstrate that thelands zoned G (open space) are landfill and public lands. Maps provided as attachments to thefollowing report: http://www.lakeshoreforum.ca/content/51-lake-shore-drive-%E2%80%93-request-direction-report
25.Theoriginal 1909 lot 103 registered plan 1478 for this property demonstrates thatthe applicant is claiming as part of the registered plan additional lands. Webelieve, that the lands between the 1909 survey and those claimed by theMinistry of Natural Resources are public lands (as shown on map, page 3).
No comments: CITY REFUSES TO OBJECT TO PARKLAND GRABThe City Solicitor informed the community on July 5th, 2010, just hours before the deadline for submitting objections to Dunpar's application for absolute title, that the City "has no legal grounds to object".
In spite of the City having put parkland zoning on the southern portion of the property and the evidence from many City planning maps that shows that there is a continuous swath of parkland running from Prince of Wales Park along the shore, the City is saying that they can't find the paperwork!!!
Not only that, but the Mayor's own Community Liaison Officer has refused an invitation to come out to the community and explain just why the City shows waterfront land on this and adjacent properties as parkland yet seems willing to hand it over to this developer without a fight. The City recently paid $4 million to expropriate a similar size shoreline piece to complete the linear park in Mimico. The people already have a claim on this piece. Go figure!
WE ONLY GET ONE CHANCE TO GET THE WATERFRONT RIGHT AND THE CITY SEEMS TO BLOW IT ALMOST EVERY TIME!
No comments: RESIDENTS OBJECT TO DEVELOPER'S REQUEST TO APPROPRIATE PUBLIC PARKLANDTO OUR KNOWLEDGE, AT LEAST EIGHT RESIDENTS SUBMITTED NOTARIZED OBJECTIONS TO DUNPAR'S APPLICATION FOR ABSOLUTE TITLE TO THE LAND ON 51 LAKE SHORE DRIVE (MINUS THE SMALL SHORELINE STRIP CLAIMED BY THE PROVINCE). THE OBJECTIONS WERE HAND DELIVERED TO THE DEVELOPER'S LAWYER ON JULY 5TH , THE DEADLINE DATE.
FYI, HERE IS ONE OF THE OBJECTIONS..... (The documents referenced with letters of the alphabet can be viewed by double-clicking on the thumbnails below)
July 3, 2010
Re: Application by John Zaniniregistered as Instrument No. AT2251251 amended by Instrument No. AT2398356 tobe registered as owner with an absolute title of Lot 103, Plan 1478, City ofToronto Lot 103, PLAN 1478, City of Toronto (PIN 07612 0131 LT) underSubsection 46(2) of the Land Titles Act
My name is **********
I make oath and swear as follows:
I am a 29 year resident of the neighbourhood surrounding thisproperty and live at ** ******* Street, Toronto, Ontario .
I have knowledge of this property known as 51 Lake Shore Drivewith regard to Dunpars various applications since 2007 to develop the site andI have a particular interest in this matter.
I believe that if title for the whole site down to the water(minus the Provinces claim of approximately 25 feet extending up from thewaters edge shown in the applicants survey) were to be granted to JohnZanini, public land set aside by the municipality for much-needed parkland inour community, would be lost. Here aremy arguments to support my objection to the application.
1.When John Zanini bought the property in April 2007, the surveyreferenced as property description on his title (07612-0131 LT) is the 1909 planof subdivision survey (Lot 103, PLAN 1478).That survey clearly shows the property that he bought does not extend tothe shoreline and the dimensions fall far short of the survey he is submittingwith this title application. (According to the 1909 survey, the west boundaryis 66.14 m (217 feet) in depth and the east boundary is 51.2 m (168 feet) indepth)
2.The 1926 New Toronto Fire Insurance map (PLAN 83) approximates theproperty boundaries of the 1909 survey and reinforces the fact that thisproperty does not extend anywhere near the shoreline. The web reference for that map is http://upload.wikimedia.org/wikipedia/commons/d/d5/NewTorontoFireInsuranceMap1926.jpg
3.The enclosed Property Detail Report for 51 Lake Shore Drive from Geowarehouse,which has access to Ontario land registry and property tax assessmentinformation, shows the property as not on water and perimeter and areacalculations that, in my opinion, are based on the boundaries of theaforementioned 1909 survey.
4.When proportions are scaled to known adjacent property boundaries,the dimensions of this property as per the 1909 survey are exactly thesame as the R2 portion of the site shown on the Citys most recent zoning mapand currently on their website. The web reference for that map is http://map.toronto.ca/imapit/iMapIt.jsp?app=ZONING
5.The Citys zoning map shows the rest of the site as G zoned openspace an unbroken extension of Prince of Wales Park along the shore.
6.According to Citizens Concerned for the Future of the EtobicokeWaterfronts Towards an Ecological Restoration of Etobicokes Waterfront,Prince of Wales Park is a lakefill public park constructed from excavatedmaterial in 1968 when the municipality built the R.L. Clark water filtrationplant. The web reference for this is http://www.ccfew.org/TERSE300.PDF
7.I believe that, when the Town of New Toronto was merged in to theBorough of Etobicoke, illegal lakefill that had been done by New Toronto waterfrontowners over the years to extend their property and lakefill work done by themunicipality after storm damage and to expand public space as with Prince ofWales Park was all claimed by the Borough of Etobicoke, zoned G and set asidefor future waterfront parkland in a Borough that, by necessity, could only makewaterfront parks by filling in the lake.
8.To my knowledge, G zoning is never applied to privateproperty. (What landowner wouldwillingly consent to having part of his property zoned open space?)
9.I believe that the only land that John Zanini should have title tois the land shown in the 1909 survey and referenced on his property title, thathe was fully aware of those property boundaries when he bought the property andthat he should be given title to only that portion of the site. The lands between the 1909 survey and thoseclaimed by the Ministry of Natural Resources on behalf of the Province are, Ibelieve, public lands reserved for parkland and should not be granted to adeveloper to build private residences.
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