Michelle Knieriem
Planner, West Section, Toronto & East York District
City of Toronto
City Hall, 18th Floor, East Tower,
100 Queen Street West,Toronto, M5H 2N2

Dear Michelle Knieriem,                                                                                         January 10, 2017
 

Thank you for your kind response and assistance in this matter.

 

This correspondence is in regards to the proposed construction of a 23 story high student dormitory by the University of Toronto and Daniels Corporation at the north-west corner of Sussex and Spadina.

 

As I mentioned previously, I am a long time resident of 720 Spadina Ave, the building just north of the proposed site. Our building presently enjoys full and direct sunshine during the winter months. Even so our hydro bill has recently jumped drastically and I am greatly concerned about the effects of dark shadow in the winter should this massive building be constructed.

 

According to the links you provided regarding shadow, it would appear that indeed, 720 Spadina Avenue will be plunged into darkness most of the day between equinox dates during the winter: this will result in increased energy bills for heating our building during the winter.

 

Ironically, because the shadow is shorter during the summer, it is not adequately long enough to provide a cooling effect for our building in the summer, thereby failing to provide any mitigating effect to reduce air conditioning energy requirements.

 

So the hydro bill for the residents of  720 Spadina Avenue will only soar upwards if this 23 story skyscraper is erected.

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The residential portion of our building is composed of a mix of both owners and renters, many of whom are students, pensioners on fixed incomes, and families. Renters in the building are not aware of the implications of rising hydro expenses in this building should a skyscraper be erected at the proposed site, and they will be bearing the brunt of expenses along with owners.

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Plus the wind force has become exceptionally strong  since the Mosaic high-rise has been erected just north of our building at 736 Spadina Avenue. Residents have reported garbage flying onto their balconies due to the wind, and it's hard just to walk north along Spadina to Bloor St.

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When the Mosaic high-rise was proposed a few years ago, winds were ostensibly supposed to be moderate and tempered. But real-life experience after the fact indicates that the west side of Spadina, just south of Bloor is now difficult to walk and bicycle due to strong wind vortexes caused by the Mosaic. According to the plans, the proposed building for the corner of Sussex and Spadina is taller and set even closer to the sidewalk than the Mosaic, so winds should predictably be stronger. This will be uncomfortable for both residents and pedestrians.​

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In the images provided for the proposed site it is very clear how astonishingly close to the surrounding roads the building will abut: there will be very little sidewalk and very little room to install the recommended wind screens. Intuitively, anyone can see that the building is not set far back enough from the street.

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Quotes from a City Planner (via a Global News article here. ) "The way the system works today, the architectural team and developer, hires a consultant to undertake a wind study, and in the context of that study, indicated that the condition would be comfortable, but clearly it’s not.”

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"When the wind hits a tall building it can be pushed down towards the sidewalk where it swirls around and creates wind tunnels throughout Toronto."

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"It’s no secret that the city is building taller buildings, but at what cost? Toronto’s rapidly rising neighbourhoods are having a direct impact on the comfort of Torontonians."

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The Pedestrian Wind Assessment – Letter of Opinion presented by the consultant hired seems to offer only vague and conflicting conclusions regarding wind impacts of the new development.

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"The City of Toronto adopted a Tall Building Design Guideline  in May, 2013. Section 4.3 of the 92 page document is dedicated to mitigating wind, but adherence isn’t enforceable."

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Is this the best the City of Toronto can do for its citizens? Will we become more and more like Chicago, the windy city?​

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Who is protecting residents from builders who wish to exceed maximum values for height and density established by existing building zoning if not the City Planning office and City Councillors? Why do residents have to attend meeting after meeting to prevent developers from erecting massive skyscrapers in quiet residential neighbourhoods?

 

For the past year or so Daniels Corporation have sent their paid representatives to repeated community meetings to present their same overbearing plans again and again. They appear to have no desire to actually negotiate or actively take into consideration attendees concerns. Many community members have become frustrated by their condescending attitude.
 

Thank you for verifying the maximum height bylaws. It would appear that someone has misinformed our City Councillor, Joe Cressy, that the bylaws allow for a 12 story building to be erected, when the bylaws only allow for a building of 12 meters, or 4 stories maximum, to be erected. I will forward his office a copy of this mail to bring this to his attention.

 

We ask as a community that City Planners and City Councillors protect us from encroaching developers who wish to build outrageously oversized buildings in quiet, established, residential neighbourhoods like ours.

 

Please deny approving the re-zoning application by Daniels group, reference number 16-194679 STE 20 OZ, and enforce existing bylaws.

 

Many of us would welcome development of this area as long as it stays within existing zoning bylaws and would welcome low-rise, family-style dwellings (which might also include bachelor units) be placed at this site, with provisions for green space. This would be a great fit for the neighbourhood, and all would be welcome, including students who wish to escape the artifice of dormitory life.
 

We have a website, The Sussex-Spadina Neighbourhood Group (SSNG) where we hope to actively keep our neighbours informed about the development....
 

Please find the above concerns about wind and shadow impact (including selected images) at:

 

http://sussexspadina.wixsite.com/sussexspadina/wind-shadow-impact

 

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Please take into consideration the above content from our website when developing your staff recommendations for your final report.  Our website will be under constant construction as new developments arise.

 

The website is intended to help compile universal concerns in the community about how inappropriate this new development is for the neighbourhood.
 

This letter only scratches the surface of the unease other community members have expressed: please take the time to review some of the letters and comments at the Sussex-Spadina Neighbourhood Group website.

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Thank you for your interest, concern, and kind assistance.
 

Sincerely,

Sandra W

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