The following letter was submitted to the City of Toronto.  At its June 23 meeting (which was postponed), the City (as planner) was considering approving yet another substantial increase in allowable heights for Regent Park redevelopment (where the City is the developer).  If approved, new Regent Park buildings along Shuter would tower over the adjacent houses in Trefann Court.

” It is very commendable that the City of Toronto, as sole owner of TCHC, is rebuilding the public housing in Regent Park; hopefully this area, located on the edges of Toronto’s downtown area, will evolve into more desirable and livable neighbourhood.  Intensification which provides transitions in height from existing adjacent low rise neighbourhoods, is good.

But it is troubling that no “planning” rationale is provided by the May 27, 2009 planning report, to justify a substantial increase in height limits.  Previous height limits for Regent Park were established, after extensive planning and review, only 4 years ago.  So what are the new “planning” issues, to justify this increased height?  The reasons given by the planner are exceedingly vague:  “lessons learned from Phase 1 and changing opportunities”.  One must assume that the only reason for “extra height” is “extra money” for the developer.  Taller buildings allows more market-priced condo units, to provide more money to rebuild the public housing.  Clearly, the City is in a conflict of interest in this application, as the city is acting as both the “planner” and the “developer”.

The planning report describes surrounding neighbourhoods; it is important to be aware of building heights in those neighbourhoods.  Cabbagetown, South of Carlton and Trefann Court neighbourhoods are almost entirely 2-3 storey houses, rarely exceeding 12m in height.  Newly constructed housing along Regent Park’s borders (eg. 547-567 Shuter, completed less than 2 years ago) are only 3 storeys, compatible with the city’s planning objectives stated in the former Trefann Court Part II Plan (1983):  “low rise, row house character”, and 12m height limit along Shuter St.

Of the streets bounding Regent Park (Shuter, Parliament, River, Gerrard), Shuter St. is the only one which is entirely residential, and so it is especially important here to provide “a transition between areas of different intensities and scale through the use of setbacks and step backs with adjacent lower intensity neighbourhoods” (as per Feb 2009 Regent Park Planning Rationale, page 13).  The 2003 zoning for Regent Park, which established a 15m height for blocks 23 and 10m for block 38 (vicinity of Shuter + Sackville), provided that appropriate and very important transition between Regent Park and its existing low-rise residential neighbourhood to the south.  Allowing 20m and 22m for these blocks would be  almost twice the height of existing 12m houses lining the south side of Shuter.

Please provide an appropriate transition in scale, between Regent Park and the adjacent low rise Trefann Court:  maintain a 15m height limit for blocks 23 and 38 of Regent Park. “

In rebuilding Regent Park, the city is planning a mix of subsidized housing (also known as RGI:  “rent geared to income”, or rental) and “market value (or “owned”) housing.  The city also talks about an “affordable ownership” option:  some sort of subsidy in the form of a 2nd mortgage, to enable more moderate income households to buy a “market value” condo.

In Regent Park Phase 1, which is currently under construction, the plan is for 350 rental and 600 “market value” - although to date, 5 years after the start of this project, no one has purchased any of the “market value” housing units.  In Phase 2, the plan is for 380 rental and 1270 “market value” units (on land currently occupied by 444 “old” Regent Park” rental units).  The existing community centre:  203 Sackville Green (still in good repair, perhaps 30 years old) will be demolished, and a new facility built approximately 1 block south.  This will be in addition to other Regent Park “community centres”:  the Aquatic Centre, and the “Day Care / Parents for Better Beginning”, both soon to be under construction elsewhere in the Regent Park site.

In the surrounding neighbourhoods of Cabbagetown and Trefann Court, Sumach and Sackville Streets are quiet, one way streets.  In Regent Park, both streets will become 2 way traffic.  The existing apartment tower, at 14 Blevins, will be retained due to its architectural significance.  Sackville Street is to be lined with 8 storey buildings, comparable in height to the 90 Sumach condos.

Compare the proposed heights of Regent Park buildings to Nelson Mandela Park Public School and 90 Sumach condos, which are also shown in these drawings
 

The block bounded by Shuter, Sutton and Regent St contains a mix of 2 storey private homes (372-376 Shuter, 29-31 Sutton) as well as 3 storey Regent Park townhouses (362-356 Shuter).  The city has acquired 376 Shuter and 21 Sutton; when asked at the May 11 meeting, the city wouldn’t divulge its plans for reveloping this block.

Where will the city get $450 million to pay for all of this?  Magic.

Excavation started last week at 52 Sumach; the site of one of the three 5-6 story condo buildings that Streetcar Developments is building in Toronto during Phase 1.  The developer has posted a set of rules which they will follow, to minimize the negative impact of this construction.

Streetcar Developments is planning a larger building on King East as Phase 2; their Vineger Lofts conversion on River Street is nearing completion.

The neighbourhood’s newest condo marketing billboard (and “de rigueur” slick website) just sprouted at 330 King East: NW corner of King + Parliament. This is a Lamb Development Corp project: “The King East Designer Condominiums”, from $200k - $1.7million. Currently on this site is a parking lot, and 1 storey “Post Eyes Group” building.

(NB. this project is not to be confused with the “East Lofts” at 275 King East (excavation currently underway).

As shown on their website, Streetcar Developments has started marketing Phase 2 (510, 512 and 530 King E) of their Corktown developments in Aug 2007. The draft planning report (Feb 2008) provides some more details: an 8-storey mixed use building containing 185 residential units with retail at-grade fronting King Street East. 510 and 512 King Street East are contiguous buildings, which will be retained. 530 King Street East will be demolished. The ground floor will have commercial uses, with residential units on floors two to eight; the development includes underground parking. “The proposed built form and design of 510-530 King Street East consists of a two and three storey masonry podium reminiscent of the century-old industrial and warehouse structures that are an integral part of Corktown.

This development (see map) will be adjacent to properties on Queen and Ashby Place, and will occupy a large portion of the block bounded by Queen, Sumach, King and River.

Streetcar Development’s Phase 1 and Phase 2 plans are subject to the King Parliament secondary plan (which is part of the city’s Official Plan). Two relevant sections from that secondary plan:

• The Corktown neighbourhood has a small scale, fine grained and unique physical form. It is a stable area where only gradual change, primarily through infill redvelopment which maintains the existing physical character of the area will be permitted (section 2.8 b)
• the removal of existing surface parking will be encouraged (section 5.3 b)

(Originally posted Aug 2007; updated Feb 2008)

Ever wonder where the City gets the money for the historic light fixtures which have appeared at random throughout Corktown during the past few years? Section 37 money of course (if you want, call it a “bribe” for extra density). The historic light fixtures are “nice”, but maybe the City could use the money for more basic items (like keeping our Community Centres open on Mondays).
Anyways, courtesy of the developers of a 19-storey (272 unit) residential building planned for 406 Adelaide Street East (1 block E of Sherbourne), the City will get:

• $85,000.00 toward improvements of a nearby laneway (any leftover funds for Heritage Lighting)
• an additional $245,000.00 for Heritage Lighting Program for the King-Parliament Community Improvement Area

(At the upcoming Nov 27 Community Council, the rezoning application for 406 Adelaide East will be considered.)

The City has completed its Preliminary Planning Report describing the necessary rezoning needed for the Streetcar Development condos (Phase 1, as described in an earlier entry). As you may know, the proposal is for “three properties at 52 Sumach Street, 549 and 569 King Street East, containing 134 dwelling units within three six-storey buildings with retail at-grade in the buildings fronting King Street East.”. A notice for the community consultation meeting was sent June 11 by the City, to landowners and residents within 120 metres of the site.

(for larger versions of these images of 52 Sumach, see pages 14-15 of the planning report).

NB. the rezoning is not yet approved, so if you’re affected by this development, make sure you participate in the community consultation meeting: Tues June 26 @ 7pm, in the basement of Little Trinity Church (425 King East, just E of Parliament).

Plans for Vinegar Lofts (19 River) were approved by Community Council on March 27. Currently, it is a three-storey industrial building, with a single storey at the rear of the property. The existing building will be retained with a 2 storey addition constructed on top, resulting in 36 live-work units.

(for larger versions of these images, see pages 9-10 of the planning report)

The city plans to include this building on its Inventory of Heritage Properties, to encourage the retention of the heritage attributes of the building while it is converted to residential uses. “This three-storey factory was constructed following the issuance of a building permit in 1907 and first recorded in the tax assessment rolls in May 1908. The Queen City Vinegar Company Factory has value as an example of an industrial building highlighted with features of Edwardian Classicism, the style popularized in the early 20th century. The historical importance of the Queen City Vinegar Factory is drawn from its association with the practice of Toronto architect, J. Francis Brown.”

Streetcar Developments has moved into Corktown in a big way. This developer specializes in mid-rise (4-6 floor) developments, and has completed 2 projects in the Beaches. Streetcar Developments has 2 projects underway just east of the DVP: Riverside Lofts (747 Queen E) and Edge Lofts (625 Queen E). Their first Corktown project is the Vinegar Lofts (located at 19 River).
At the March 6 Corktown meeting, Streetcar Developments shared the following tentative plans (subject to change). They have acquired 6 properties in the vicinity of King/Sumach, which they hope to develop in 2 phases during the next 3 years. In total, 300 condo units and 45,000 ft² of retail space, at at 6 locations. Phase I (construction starting Nov 2007) will be 52 Sumach, 549 King E and 569 King E. For these 3 properties, there will be a single rezoning application, and they will be managed by a single condo corporation. At each location will be a 6 storey condo (42-44 units each) with underground parking. The 52 Sumach development will include 3 townhouses along Bright St. 549 King E will include ground floor retail, 4 townhouses along Percy St. Ground floor retail is also planned for 569 King E. The developer asked for community input on the type of retail that persons would like to see.
Phase II will comprise 510, 512 and 530 King E. Streetcar Developments also hopes to lease and make improvements to 2 parking areas underneath the Richmond / Adelaide ramps.

(March 15: corrected # townhouse units on Bright)