Category Archives: Neighbourhoods and Streetscapes

Will City’s fear of heights trim plans for 39-storey condo tower at King & Spadina?

The LCBO store at the corner of King Street West and Spadina Avenue on Jan. 14 2011. A developer wants to build a 39-storey condo tower here.

Goldilocks planning principles?: The bizarre attitudes that City Hall sometimes displays toward building development proposals in the downtown core can be enough to drive a guy to drink. Thank God the big liquor store at the southeast corner of King & Spadina should be staying put for at least a few more years!

The one-storey LCBO outlet occupies part of a prime piece of property on which a developer has unveiled plans to build a 39-storey condo tower featuring high-tech windows that would harness solar energy. The proposed building would have fewer floors than the Theatre Park tower I wrote about yesterday — the condo building that Lamb Development Corp. got the go-ahead to build just three blocks east, next door to the Royal Alexandra Theatre, after initially getting double thumbs-down from city planners and politicians. (Lamb appealed to the Ontario Municipal Board; ultimately, the parties settled the case and the Theatre Park project is now being marketed to purchasers.)

Councillor advocates block-by-block development

Yesterday I mentioned a November 11, 2010 National Post story that described the Theatre Park planning ruckus. The article quoted Ward 20 City Councillor Adam Vaughan as saying Theatre Park “may be the last tall building on this block.” According to the National Post, Vaughan “wants to move away from site-by-site development, and toward block-by-block development, so that neighbourhoods retain a certain scale, and residents can count on keeping the view they purchased.”

Protecting precious views sounds like a great idea, but it’s totally unrealistic for a city that’s expecting its population to increase by hundreds of thousands of people in the decades ahead. Toronto certainly won’t be able to pack all those people into low-rise accommodations (which wouldn’t have views in any event). And while it seems completely reasonable for the city to oppose highrise construction in certain places, such as established, low-rise residential neighbourhoods, it doesn’t make sense to object when towers are proposed for downtown locations totally suitable for tall structures.

Is developer “aiming too high?”

That’s the case with the LCBO site, over which Vaughan is up in arms because the developer is aiming too high with its condo plans. “We’ve got a building there that’s too short. They’re coming in with a building that’s just a bit too tall,” Vaughan told The Globe and Mail earlier this week. He “would like to see the developers shave at least 50 metres off the proposed height — and throw in some community benefits like supportive housing or family-centred units,” the Globe reported in a story published on Tuesday.

Okay, so a one-storey building is “too short,” 39 storeys is “too tall,” but something 50 metres shorter would be just right? Sounds to me like the city is purporting to apply Goldilocks’ porridge and furniture preferences to city development planning! Given Vaughan’s strenuous objection, you’d think that the developer, Cabo Three Investments Inc., was proposing to plunk its tower smack in the middle of a historic residential district with streets of distinguished one- and two-storey houses. But that’s not the situation with the liquor store location.

Neighbourhood already has condo towers

Spadina is one of the city’s widest and busiest streets and there’s already several condo towers in the immediate vicinity, with more under construction and even more being marketed for sale. And just two blocks south, the mammoth Concord CityPlace condo development is a dense urban canyon of enormous tall towers, with even more on the way. I have walked around the King & Spadina area three times in the past six weeks, and think Cabo Three’s tower would suit the site perfectly. Heck, an even taller one would, too! To me, Vaughan’s height complaint seems ridiculous. Besides, the tower won’t be going up until the end of this decade at the earliest, because the LCBO’s lease runs until 2019. Moreover, the solar-energy gathering glass windows the developer would like to install in its tower are still in the development stage, but should be a viable technology by the time Cabo Three wants to sink its shovels into the ground.

Residential plus office and retail space

By the end of this decade, tens of thousands more people will be living downtown, and the King & Spadina area will be substantially more busy and dense than it is now. In those circumstances, building tall makes sense and is realistically the only way to go. So I’m hoping that this project, like Theatre Park, gets the green light and ultimately comes to fruition. By the way, as proposed, the tower would house 443 residential suites atop two floors of commercial office and retail space (the LCBO has said it would be interested in acquiring space in the new building, no doubt because the neighbourhood’s population is forecast to grow by nearly 11 per cent in the next five years). The tower would have five underground parking levels with 311 spaces, and the brick heritage building next to the LCBO on King Street would be incorporated into the complex. Below are photos I’ve taken recently of the project site and immediate vicinity.

Development proposal sign on the LCBO store at King & Spadina

The LCBO store at King & Spadina seen here on February 3 2011

This 6-storey heritage building at 401 -409 King St. W. would be incorporated into the 39-storey condo complex proposed for this prime corner location

Upper floors of 401 – 409 King St. W. seen February 17 2011

Street level view of 401 – 409 King St. W. on February 17 2011

Site viewed from the NW corner of King and Spadina on February 17 2011

Spadina Avenue view of the LCBO store, left, and some of condo skyscrapers at the massive Concord CityPlace development two blocks south on Spadina

Site viewed from west side of Spadina Avenue, just north of King Street

Site viewed from the NW corner of Spadina Ave. and Adelaide St. W.

LCBO store seen from west side of Spadina Avenue on Feb. 17 2011

Intersection of King and Spadina viewed from the west side of Spadina

Oh the horror! The proposed condo would completely dwarf the Winners store and the Petro Canada gas station to its south, seen here on February 17 2011

These townhouses on Clarence Square, one block south, are the nearest low-rise houses. Although highrises already overlook their back decks, including the M5V condo tower at center, they face charming tree-lined Clarence Square, so residents can’t complain about losing nice views.

City Scene: Adelaide Street keeps growing taller

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Towers rising: This view of Toronto’s Financial District — seen yesterday from the intersection of Adelaide Street West and Widmer Street — will change considerably in the next few months as the Living Shangri-La Toronto hotel and condo tower and Trump International Hotel + Tower Toronto climb taller.

This particular block of Adelaide will look drastically different in a couple of years, too. The 43-storey Cinema Tower condo is under construction behind the red hoarding at right; another 43-storey condo, the Pinnacle on Adelaide, will be going up beside it, where the white billboard stands.

Meanwhile, a developer is seeking city approval to build a 37-storey condo and office tower where the building with the yellow awnings is situated at left. That’s currently the location of the Entertainment District’s ever-popular Alice Fazooli’s Italian Grill. Mamma Mia! Where’s poor Alice going to go?

From Days Inn to Holiday Inn: Popular Carlton St. hotel gets a main entrance facade makeover

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Workers install signs on the renovated hotel facade February 17 2011

This photo, posted on TripAdvisor.com by TA member Kloetzchen, shows the former building facade when the hotel was still a Days Inn

Happier holidays ahead?: The Days Inn on Carlton Street was a popular hotel, particularly with bus tour groups, but in recent years travellers regularly complained online that the place was tired, worn, and in sore need of major renovations. I never saw any of the rooms myself, but friends who stayed there said the the accommodations were only “okay” — not great. They liked the hotel’s convenience to Yonge Street, downtown shopping and attractions, and the nearby Church-Wellesley gay village area, but that was about it. I did walk through the Days Inn main floor lobby about two years ago, though, and thought it looked extremely dated.

I’ll be keen to see how much the interior has changed when the hotel re-opens next month as the Holiday Inn Downtown Centre. The Days Inn closed last year and the hotel has been getting a makeover inside and out in preparation for its launch as a Holiday Inn on March 15.

For months the building’s facade along Carlton Street was hidden behind scaffolding and hoarding while workers gave the exterior an entirely new look. The old facade sported sloping glass canopies above the two Carlton Street entrances, as well as above the hotel restaurant, sports bar and coffee shop that used to occupy main floor. The recessed areas above the canopies always gave the front of the hotel a brooding, dark appearance, even on sunny days, while the glass was usually streaked with dirt, dust and city grime.

The hoarding was taken down several weeks ago, but the entrances remain boarded up. The new facade is sleek glass and steel; the canopies have been removed and replaced with vertical panes of glass that sit flush against the building wall. The result is a crisp, clean and neat front face, but the new look hasn’t grown on me yet. I used to walk past the Days Inn several times a week, and preferred how the old facade related to the street — it had a pleasant street presence that was friendly to pedestrians. By comparison, the slick Holiday Inn facade has a cold office-building-like feel that isn’t as comfortable to walk past. Maybe that will change once restaurants and coffee shops or hotel facilities have been set up inside, and there is actually something to see through the big front windows. So I’ll reserve final judgment on the renovations until then.

Below are some pics I snapped yesterday; when I walked past, workers were installing two Holiday Inn signs above the entrances.

Holiday Inn signage installation on the new facade

Finishing touches to the new facade February 17 2011

The new Holiday Inn’s next-door neighbour, Maple Leaf Gardens, is getting a massive makeover of its own. It is being converted into a multi-purpose facility featuring a Ryerson University Sports centre and a Loblaws grocery store.

Keeping tabs on … podium construction progress at the Distillery District’s Clear Spirit condo tower

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Building progress viewed from Stone House Walk on February 3 2011

That’s the spirit: Tourists and Toronto residents visiting the Distillery District can finally see progress on the Clear Spirit condominium complex now that podium construction has climbed higher than the Paint Shop and Rack House buildings at the historic neighbourhood’s east end. There isn’t much to see so far, but that will change quickly once the condo tower starts climbing towards its full height of about 40 storeys.

Until a few weeks ago, it was difficult to see any of the construction unless you peered through a chain link fence at the far east end of Stone House Walk, next to the south parking lot. Even from there, you can see only a small section of the building taking shape.

Hoarding blocks views of the construction area from almost everywhere in the Distillery District itself, while Cherry Street isn’t a safe viewing area because of all the traffic from heavy construction vehicles going to and from the Clear Spirit site as well as to and from the massive West Don Lands development across the street where the 2015 Pan Am Games athletes’ village will be situated.

The Clear Spirit tower was designed by Toronto’s architectsAlliance.

Below are several building renderings from the architectsAlliance and Clear Spirit websites, along with photos I’ve taken of construction progress since early 2010.

Clear Spirit condo building rendering from the architectsAlliance website

Clear Spirit condo website rendering of the building lobby

Clear Spirit condo website rendering of the building podium and tower

Podium construction rising above Tank House Lane on February 3 2011

Clear Spirit condo excavation viewed from Stone House Walk March 17 2010

Another view of the excavation from the end of Stone House Walk

Foundation construction viewed from Stone House Walk on November 9 2010

Another view of Clear Spirit condo construction on November 9 2010

Podium construction obvious from Tank House Lane on February 3 2011

Podium rising above the Mill Street Brewery on February 3 2011

Podium progress viewed from Tank House Lane on February 3 2011

Clear Spirit crane and construction viewed from Cherry Street on February 3 2011

Crane viewed from outside the Distillery District entrance on Mill Street on February 3 2011. The architectsAlliance-designed building will dominate this view once construction of the 40-storey glass tower is well underway.

Clear Spirit condo tower rendering on a billboard in the Distillery District

Yonge St. site ready for excavation … but when will Ryerson reveal student learning centre design?

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Ryerson University sign at the corner of Yonge and Gould Streets

Site’s all set: It was a year ago this week that Ryerson University announced it had selected the architecture team for the new 10-storey Student Learning Centre (SLC) it plans to build at the corner of Yonge and Gould Streets on the former site of the famous Sam The Record Man store.

During the past couple of months, I have seen small contracting crews on the SLC site, clearing rubble and doing what appeared to be minor pre-construction site preparation work. This afternoon, the property was empty, virtually clear of debris, vehicles and heavy machinery. The site looks like it’s all set for excavation, so I’m wondering if the university may soon reveal the SLC design, and start digging.

I’m sure the whole process has been held up by events during the last two months on the south side of Gould Street, where the historic Empress Hotel building at 335 Yonge Street burned down in a fire that investigators determined was caused by arson. I’m pissed that 335 Yonge was neglected and allowed to languish, and I’m even more angry that the building had to be demolished because of the irreparable damage it suffered both from the fire and subsequent investigation procedures. Now that the beautiful heritage building is gone forever, I hope the property lands in Ryerson’s hands, so the site can be developed into an impressive Yonge Street gateway to the university’s downtown campus. (I definitely don’t want to see 335 Yonge’s owners get city approval to build a condo tower there.)

It was on February 10 last year that the university said it had picked Zeidler Partnership Architects of Toronto and Snøhetta of Oslo and New York City to be co-architects for the 160,000 square foot learning centre, a high-tech library and learning environment connected to the university’s existing library building. Ryerson is hoping the SLC can also be linked to the Yonge subway line by its own on-site entrance to the Dundas subway station.

According to the university, “[t]he state-of-the-art Student Learning Centre will provide the latest technology and will be designed to accommodate different learning styles and teaching practices. The SLC will feature bright, open, technologically rich, barrier-free spaces for individual and collaborative study. A variety of learning environments, digital support and academic services will promote student learning success and help foster a culture of collaboration and creativity.”

Below are pics I’ve taken of the SLC site over the last few years, followed by a couple of photos showing how the site looked this afternoon.

September 26 2008: The iconic Sam the Record Man store seen shortly before its demolition. The building to its left once housed a popular A&A record outlet; after it closed, a Future Shop store occupied the spot for several years.

Another view of the famous Sam the Record Man store before its demolition

September 26 2008: The future SLC site viewed from south of Gould Street

February 15 2009: Demolition of Sam the Record Man store is almost complete

A graffiti-covered wall along O’Keefe Lane is all that remains of the Sam’s store

May 2 2010: Sam’s is long gone, but demolition hasn’t begun on the A&A site

November 23 2010: The former A&A/Future Shop building is finally coming down

December 21 2010: A light layer of snow covers the cleared SLC site

December 21 2010: Site viewed from O’Keefe Lane, looking west to Yonge St.

December 21 2010: The SLC site, looking southwest from O’Keefe Lane

January 5 2011: Site viewed during demolition at the 335 Yonge St. fire scene

January 8 2011: Gould Street during the 335 Yonge fire investigation

February 15 2011: The SLC site viewed from the west side of Yonge at Gould St.

February 15 2011: Vacant SLC site viewed from the corner of Yonge & Elm Streets

Brick heritage houses on Sultan Street will be included as part of office/retail project

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Development proposal sign on St Thomas Street February 12 2011

Heritage houses will stay: In a post early last month, I noted that a nine-story office building was being proposed as part of a redevelopment of the south block of Sultan Street near Yorkville, a site on which six charming brick heritage houses are situated. At the time, there was no word on whether or not the developer planned to demolish the buildings, or work them into the redevelopment. The good news is that the buildings will be staying. Since my last walk through the neighbourhood, a development proposal sign has been posted outside the heritage houses, with an illustration and text explaining that the office structure will be built at the rear of the houses — an area presently used for parking. I’m not thrilled with the office building design, which I think resembles a cloudy chunk of ice. But of course that’s just an artistic illustration; hopefully the finished product will be more appealing and attractive.

The heritage houses on Sultan and St Thomas Streets, seen today

The 9-storey office building would rise on the parking area

Space looks tight, but apparently there’s room to add more than 7,000 square meters of office space behind the heritage houses.

Artistic illustration of the proposed office building redevelopment

City Scene: Bloor Street keeps building up

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Looking west on Bloor Street from Avenue Road on February 12 2011

New kids on the block: The north side of Bloor Street from Avenue Road to Bedford Road keeps filling in and growing taller. Museum House condos is close to topping off and has nearly all its windows installed, while the One Bedford condo tower to its west is partly occupied and almost finished construction. Yet another condo tower — Exhibit Residences — is poised to join them. Their residents will only have to walk across the street to visit the Royal Ontario Museum (left) and the Royal Conservatory of Music, while the Yorkville neighbourhood is just around the corner.

Florian’s classy curves go with the Davenport flow

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The Florian’s long sweeping podium hugs the curve on Davenport Road

Ship shape: When I view The Florian from certain angles, I sometimes feel like I’m looking up at the prow of a tall, grand Cunard ocean liner, like the Queen Mary 2.

That’s the visual impact, on me, of the long, curved podium that draws to a sharp point at the east and west ends of the 25-storey luxury condominium complex currently under construction on Davenport Road, at the northern tip of Bay Street. It won’t be crossing any oceans, but from its berth along the big bend on busy Davenport Road, The Florian will overlook a steady stream of traffic flowing past. Away from the street, The Florian’s crescent-shaped site will be a sea of tranquillity, with lush secluded gardens and landscaped rooftop terraces.

And like a Cunard liner, The Florian will exude class and sophistication: though it’s more than 80% sold, suites are still available at prices ranging from $1 million to more than $3 million.

A project by Diamante Development Corporation, The Florian was designed in a joint venture by Toronto architects Young + Wright / IBI Group Architects and David Pontarini of Hariri Pontarini Architects.

Below is a rendering of the condo entrance, from The Florian website, along with a series of photos I shot recently. More renderings can be viewed at this link on the Hariri Pontarini website.

The podium’s west tip reminds me of a ship’s prow

The Florian condo tower viewed from the northwest tip of Bay Street

Upper floor construction at The Florian on January 29 2011

Safety netting and construction forms protrude from the upper floors

Billboard outside The Florian condo presentation centre

The Florian condo presentation centre on Davenport Road

Looking up at The Florian tower from south side of Davenport Road

South side of The Florian condo tower faces Bay Street

The Florian’s lower levels along Davenport Road

Graceful sweeping curve of the podium on Davenport Road

Looking up the southwest corner of The Florian tower

Brickwork on The Florian facade above Davenport Road

Another view of the west point of The Florian podium

Balconies on The Florian’s southeast corner

Columns at street level on The Florian’s long curved podium

The Florian and the new Four Seasons towers viewed from Davenport Road

Another view of The Florian and Four Seasons Toronto towers

Gracefully curved balconies on The Florian condo south side

The Florian condo podium bends with the curve of Davenport Road

Main entrance to The Florian will be under this point on the east side

Website artistic rendering of The Florian condo entrance

The Florian condo tower viewed from the east on Davenport Road

City Scene: Yorkville’s highrise building boom

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Davenport Road (near Bay Street) view of new towers being built in Yorkville

Growing up: Construction activity is apparent in practically every corner of downtown, and the Yorkville neighbourhood is no exception.

Pedestrians and drivers approaching Bay Street along Davenport Road are greeted by this view of three highrise towers currently under construction: The Florian condo building (left) and the two towers of the new Four Seasons Toronto Hotel and Private Residences.

Meanwhile, just beyond the bend in the road, east of Bay, there’s more construction in progress. Excavation is underway for the Milan condominium tower on Church near Yonge, while in a few years’ time there could be as many as three towers rising right behind The Florian on McMurrich Street.

Tracking Downtown Toronto's Amazing
Building Boom.

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Tracking Downtown Toronto's Amazing Building Boom.

Category Archives: Neighbourhoods and Streetscapes

Will City’s fear of heights trim plans for 39-storey condo tower at King & Spadina?

City Scene: Adelaide Street keeps growing taller

From Days Inn to Holiday Inn: Popular Carlton St. hotel gets a main entrance facade makeover

Keeping tabs on … podium construction progress at the Distillery District’s Clear Spirit condo tower

Yonge St. site ready for excavation … but when will Ryerson reveal student learning centre design?

Brick heritage houses on Sultan Street will be included as part of office/retail project

City Scene: Bloor Street keeps building up

Florian’s classy curves go with the Davenport flow

City Scene: Yorkville’s highrise building boom

Tracking Downtown Toronto's AmazingBuilding Boom.

Tracking Downtown Toronto's Amazing
Building Boom.