Toronto, ON — A proposed 49-story development at 10 Lower Spadina Avenue has drawn backlash from residents and local stakeholders during a recent City of Toronto community meeting. Concerns centered on the project’s height, lack of affordable housing, and its overall impact on the neighborhood.
The site, formerly home to a Starbucks that abruptly closed last year, is now under the ownership of Arkfield, a company proposing a mixed-use development that includes 500 residential units, a car elevator for parking, and multiple storefronts. However, these plans have met resistance from the surrounding community.
Residents Speak Out
At the meeting, residents expressed their concerns over the project’s scale and its perceived neglect of the neighborhood’s needs.
Shadowing and Unit Composition
Rasam Tabasinejad, a resident of nearby 410 Queens Quay, voiced frustrations over the building’s height:
"The proposal is really concerning to everyone in our building. I felt I was being gaslighted because of the shadow the building will produce on our property. Additionally, Queens Quay already has a 43% influx of one-bedroom units. How does this project help address affordable housing? A scaled-down design would be more aligned with community needs."
Zoning Concerns
Nasim Adab, Program Manager of Urban Design at the City of Toronto, acknowledged the height issue, saying, “We hear your concerns with the height. A 49-story building is too tall for this site.”
Affordable Housing and Transparency
Residents also criticized the lack of affordable housing in the proposed design. Michael Goldberg, a representative of the project, admitted, “There are zero affordable units in the design, and no office space included.”
Dan Morton, representing the Kings Landing Board, raised transparency concerns:"Kings Landing has a receptacle agreement with 10 Lower Spadina, but the owner has not reached out to us in any way, shape, or form. What is the owner hiding?"
Goldberg assured Morton that a meeting would be arranged, but Morton emphasized the need for a public discussion involving the board.
Traffic and Infrastructure Concerns
Traffic and infrastructure issues were another focal point of the meeting. A representative from BA Group claimed the project would have minimal impact on local transit, estimating just one additional person per transit vehicle. However, residents challenged the accuracy of the traffic study, calling for a more realistic assessment.
Calls for Greater Engagement
The disconnect between the developers and the neighborhood caused further frustrations. Resident Andy Nimeck questioned whether anyone involved in the project actually lived in the area:"Is there anyone who proposed or designed this project who actually lives in this neighborhood?"
Goldberg dismissed the question, but it highlighted residents’ concerns about the developers’ understanding of local issues.
The Path Forward For 10 Lower Spadina
The City of Toronto and local organizations like the BQNA are continuing to collect feedback, urging developers to prioritize affordable housing, adhere to height restrictions, and address traffic and infrastructure concerns.
Arkfield has not yet responded to requests for comment from residents or media outlets. For now, the proposed development remains under review.
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