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16 Spadina Road (TenBlock, ?s, ?)

Northern Light

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The Lobbyist Registry tells us something is up here.......

The existing building has some charm, but sits on a large enough footprint to support something bigger:

1738166650138.png


The existing building is listed, but not designated on the Heritage Register.

Aerial:

1738166861538.png


Site size ~ 20,000ft2

Currently home to the Native Canadian Centre

Context Shot:

1738167029054.png


Precedents here would support mid-rise form.

I believe there would be an insistence on retaining the facade and some returns on the front of this building and possible even the eastern most interiors. The site is large enough to sit a building in behind.

I would prefer, if this site were on the table, to see it considered with parcels to the north and south. As it stands, and efficient build here would likely be an E-W slab form, which I don't see as desirable.

Going N-S, (parallel to Spadina) would work better. If the proposal were low-rise then it doesn't matter. But I don't see Ten Block showing up for that. Separation distances may be a challenge here without LDAs or additional properties if going hirise.
 
I can see the potential for very high FSI here as I imagine the façades can be relocated and a lot of cantilever/Toronto Solution magic can be used as it is inside an TOD zone. Also hoping a new library will be in the offing! 🙏
 
I can see the potential for very high FSI here as I imagine the façades can be relocated and a lot of cantilever/Toronto Solution magic can be used as it is inside an TOD zone. Also hoping a new library will be in the offing! 🙏

You can see many things that others cannot. You may wish to address this condition with a professional. LOL
 
I hope they're planning on working with the NCC here, that's a thriving community hub.
 
Judging by what is going up in the immediate area (30-37s) I would expect the same to higher here. And being TenBlock I hope that it is gh3!
 
Judging by what is going up in the immediate area (30-37s) I would expect the same to higher here. And being TenBlock I hope that it is gh3!
My opinion: Midblock and not on Bloor, and in the Annex, and not right on top of the subway. Cut your estimate in half and maybe it happens after a fight. 4FSI-7FSI range...maybe.

(Not a planner so if anyone else is, feel free to jump in. I did do some work on the Bloor St Metro nearby, prior to it being a proposal, and my estimate of FSI was conservative, but not by much.)
 
^My suggestion is just that and not meant to be taken seriously. However I do think that the proponent will push the envelope because 30-37s is the precedent just down the street as well as the Walmer Road Church ‘s 20s and Spadina Road is a major street. And the city approved 23 at Spadina/Sussex. Maybe 20s is mid-rise these days?

I get that people are basing their assumptions on their experience and that is great but I don’t see that translating into what is getting approved. In the end it is all speculation until the final council approval but this is not going to be the last along here and we still have the southern part of Spadina/Bloor intersection coming.

I just don’t like to see local residents being given reason to harbour unrealistic expectations.
 
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Judging by what is going up in the immediate area (30-37s) I would expect the same to higher here. And being TenBlock I hope that it is gh3!
Based on what policy and context?

Closest recently approved development is across the street, at 15 storeys.

This site is outside of the Spadina Node where the tallest building heights are planned, and where heights are also restricted by the Knox College view corridor.
 
Based on what policy and context?

Closest recently approved development is across the street, at 15 storeys.

This site is outside of the Spadina Node where the tallest building heights are planned, and where heights are also restricted by the Knox College view corridor.
My understanding is that Node zoning extends 5-800m around a station? And a correction as Walmer Road is 25s not 20 as I stated.

And I will say again that I’m not saying lower estimates are wrong just that based on what has been the actual result indicates that there are other factors being considered.
 
My understanding is that Node zoning extends 5-800m around a station? And a correction as Walmer Road is 25s not 20 as I stated.

And I will say again that I’m not saying lower estimates are wrong just that based on what has been the actual result indicates that there are other factors being considered.

The node in reference is within the SASP for the area, and is clearly delineated. This site isn’t in it.

I can assure you, there are no other factors that are relevant to this specific site. You’re picking and choosing from sites that don’t share the same context of this site, and that’s not how things work.
 
And as, in my opinion, this will likely be geared towards the UofT market I expect very little parking and (hopefully) some retail along with room for the NCC. And although the idea of a new library is pure fantasy on my part I have always thought that Spadina Road is the natural location for an Atwood/Jacobs/Visser Memorial Library. Sigh
 
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And as, in my opinion, this will likely be geared towards the UofT market I expect very little parking and (hopefully) some retail along with room for the NCC.

With respect, rather than your opinion, could you please endeavour to base your posts around actual evidence?

Its fine not to know what will happen somewhere, informed speculation is also very much a UT thing. But the informed part is critical.

Lets review here:

1) We don't know for sure that anything is being proposed here, but I brought forward a lobbyist registry entry that suggests something may be under consideration here.

2) I then laid out what may be feasible, based on area permissions and precedents, noting possible obstacles.

3) Other than proximity, what would have you believe that any development here would be oriented to U of T?

Note that U of T has two new residences coming on line over the next two years, one currently on the shelf and another in development.

Also note that Tenblock, which doesn't yet have a track record on building is limited thus far to two JVs. Its apparently getting close to another launch/construction, but TBD.
Regardless, it doesn't have any history in student housing I'm aware of...
 
I would think one of the biggest obstacles is the current occupant (Native Canadian Centre). I suspect evicting would be problematic.
 
I would think one of the biggest obstacles is the current occupant (Native Canadian Centre). I suspect evicting would be problematic.

I think NCC own the building - from what I understand, ten block doesn’t develop its own properties, but rather works with landowners to develop on their behalf.
 

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