King-Spadina towers set precedent for new applications

By Anthony Marcusa –

Precedent has become the plan when it comes to Downtown development, from the looks of three new tower proposals in the King-Spadina area.

At a recent community planning meeting held by area councilor Adam Vaughan, a trio of applications were basing their pitches on exceptions that have already been made in the increasingly dense district.

“This is the future of our neighbourhood,” said Vaughan. “It was shaped by decisions made five and six years ago. This is the new Manhattan.”

The first project up for discussion was 87 Peter St., where the developers have proposed a residential high rise that will be nearly as large as the TIFF tower. The plans include 45 floors of residential living, five levels of below-grade parking, three levels of commercial parking, and retail space at street level.

While most residents were wary of the size, they were excited about the laneway abutment along one side of the site, which may turn into a pedestrian thoroughfare with retail potential in the future. The proposal also allows for knockout panels to change unit configurations from one or two bedroom apartments to family-sized three bedroom ones.

Vaughan was pragmatic about the future of this proposal, especially with the TIFF building already looming in the area. “It’s tough trying to get the toothpaste back in the tube,” he said. “Past approvals have created precedents that force us to manage the dynamic and not simply say no.”

“I think there are risks, but until we have planning power to say no, we cannot control it—we have to figure out a way to accommodate.”

The mixed-use proposal for 283 Adelaide St. W. at John also uses the TIFF building as reference.

The developers’ plan to create a public space on John St. had residents tossing around ideas like closing the street for parties and events, or introducing interactive features and public art in the space. Vaughan put a damper on the chatter by stressing the need to address the wind issue on John. “It will fail as a pedestrian street if wind is not addressed.”

The final proposal for a residential building at 431 Richmond St. (west of Spadina) was the most contentious of the three.

Plans for the site use The Morgan at 438 Richmond St. as a height reference. Even though the proposed building will top out slightly below The Morgan’s 16 storeys, the proposal is unlikely to pass because its footprint bisects two height zones: one half complies, while the other exceeds the limits.

Residents worry that a second building at this height and density will help future applications, in turn adding vehicular and pedestrian traffic in an area that is already congested.

Said one resident: “We can simply stop squeezing the tube.”