The University is Attempting to Expand Beyond Its Natural Borders
The University of Toronto is proposing to build a 23 story high-rise student dormitory at the north-west corner of Sussex and Spadina.
The University of Toronto's natural west border is Spadina Avenue. U of T owns vast swaths of property left green and pristine within its own borders, but wishes to build on land outside of its borders.
The University is free to acquire any property it wishes, and propose to build massive sky-scrapers in quiet residential neighbourhoods, like ours.
Existing zoning bylaws DO NOT permit an institutional style residence for this proposed site. The University has made an application to change this situation to advance their encroachment into residential neighbourhoods.
Many students already live in our neighbourhood, but these are students who wish to escape the noisy clamour and artifice of student dormitory life. They seek a quieter and more mature style of living as they explore choices of how they eventually wish to live and transition to adult responsibilities.
If the University wishes to provide for their students, a low-rise condo style building at the corner of Sussex and Spadina would be a great fit for the neighbourhood. Instead of a cramped dormitory, students could choose to live in family style units.
We are not opposed to students living in the neighbourhood per se, but rather the construction of a massive, high-rise, high-density institutional student dormitory. It's simply a bad fit for the neighbourhood.
The University wishes a minimum of 549 students to support a proposed cafeteria: there is no need for a cafeteria to be constructed. There are many nearby affordable and charming eating establishments already in existence in the Annex. The existing businesses need to be supported by the community in order to continue thriving. Hence, there is no need for a cafeteria to be constructed at all.
If the University sees such a pressing need for high-density institutional student dormitories, why not build them on their own existing large campus? It would be much more convenient for the students.
It is not appropriate for the University of Toronto to attempt to turn quiet, established neighbourhoods, like ours, into pseudo-campuses.
Our neighbourhood has its own unique charm, vibrancy, and character, and this proposed institution may well destroy it.
The University is Attempting to Build Far Higher Than Zoning Bylaws Allow
The University and their designate Daniels Developments, are not above obeying existing zoning bylaws. But their proposals for developing the corner of Sussex and Spadina defy and ignore existing zoning bylaws designed to protect residents quiet enjoyment of their property and neighbourhood.
Current zoning bylaws allow for a building not higher than 12 meters (or about 4 stories): the University is proposing to construct a massive skyscraper of 82.7 meters (or about 23 stories).
The University is Attempting to Exceed Density (Population) of Students Far Greater Than Zoning Bylaws Allow
Currently zoning bylaws allow for a population density of 1, but the University wishes to exceed that density allowance 9 fold by somehow cramming 549 university students into that very small lot.
Students living in institutional student dormitories are by definition transients, and will have little interest in continuing the pursuit of property improvement, neighbourhood character, and quality of life in our vibrant neighbourhood that current residents cherish.
This is understandable, because students living in dormitories do not have the same property rights as owners or conventional renters. The University will dictate when they can move in and when they must move out.
Generally students choose university dormitories because they wish to have easy access to loud and rowdy parties. With 549 students, these onsite parties will be loud and rowdy indeed, with the potential of attracting even more students to the neighbourhood late into the night. Noise from the proposed high-rise will carry a far distance into the quiet residential neighbourhood: indeed large numbers of students wandering about our side streets and alleyways at all hours of the night on weekends may well destroy our quiet way of life and eventually our neighbourhood.
Again, a low-rise condo style dwelling versus an over-populated high-density dormitory at the corner of Sussex and Spadina would be a much more attractive option for students wishing to move closer to campus.
With declining university enrollment, the proliferation of Massive Open Online Courses (MOOCS) and education increasingly moving to cost-effective internet learning, there is little need to move large numbers of students closer to campus.
Should fewer students desire to live close to campus in the coming years, as trends for ever-increasing online learning indicate, a traditional condo-style dwelling could easily transition to accommodate families. A dormitory could never make that transition.
In addition, a low rise condo or townhouse development to house a more reasonable and modest number of students in family-style units would be a good fit for the neighbourhood.
Negative Impact of Shadow and Wind
( Of special concern for residents of 720 Spadina Avenue) These have been summarized here.
The above points are just a few collected concerns and opinions from the group, but there are many more, yours included.
Please let your own unique opinions and concerns be known.
The Results If Residents Remain Silent
The University and their designate Daniels Developments depend on the silence of neighbourhood residents to go forward with their plans.
Unless we speak up.
It's EASY. Simply email one or all of the contacts we have included in the contact page and let your opinion be known.
Or attend one of the upcoming meetings and speak up.
Let them know we oppose the building of 82.7 meters (23 stories) high-rise at that corner.
Let them know we expect existing zoning bylaws to be respected, with a maximum building height of 12 meters (4 stories.)
Personal voices and emails count.
Members of our group have a history of delaying and even stopping projects that have the potential to destroy our quiet residential neighbourhoods.
It can be done... all you have to do is speak up. Do not remain silent.
WE WANT YOUR OPINIONS TO BE HEARD.
Negative Impact of U of T Sprawl
