Density, height well over limits for proposed Sherbourne tower: will shadow Allan Gardens

George Rust-D’Eye —

The city hosted a public consultation session at the Parliament St. Library on Jan. 20 regarding plans for proposed development of the now-vacant lot at 307 Sherbourne St. At least 80 persons attended the meeting.
As described in the city planning report which recommended that the meeting be held, the application proposes a 13-storey residential building containing 94 rental units, with 43 vehicular parking spaces on 2 below-grade levels, for the southeast corner of Sherborne at Gerrard St. E.

The height of the proposed building would be 47.5 metres, almost four times the maximum height of twelve metres currently allowed by the city’s zoning by-law.
The density of the proposed building would be just over six times the lot area, as opposed to the maximum residential density of one times the lot area currently permitted by the by-law.

These exceptions to the height and density allowances require the developer to request rezoning in order for the proposal to proceed.
The site of the proposed building, a rectangular tower of modern architectural design, is in a primarily Victorian-era (1850’s to 1890’s) residential neighbourhood consisting mostly of two- or three-storey houses. The site also falls within both of the proposed Cabbagetown Southwest and Garden District Heritage Conservation Districts (HCDs), and is south and south-west of the four Cabbagetown HCDs already designated by city council under the Ontario Heritage Act.

The site is north of the historic John Ross Robertson house, and of the Dundas-Sherbourne block, a long row of Victorian heritage buildings saved by the city from proposed demolition in the 1970’s, in response to public protest.
Instead of the two 24-storey towers previously proposed, the new development was set back and lowered behind the heritage homes, a compromise which addressed both the public and private interests involved.

The proposed building would also be situated diagonally across the intersection from Allan Gardens (which is also designated by city council under the Ontario Heritage Act) and would at various times throw shadows across that park as well as across the homes of its residential neighbours.
Discussion touched on how the city has not yet made any decisions concerning the application despite the five meetings held to date between the city and the developer.

Residents voiced their concerns about the potential impact of shadowing by the proposed building on other buildings, and its intrusiveness on the privacy of nearby residents and asked whether there will be appropriate and required set-backs of the new construction from neighbouring houses and sidewalks.
Residents also raised issues of car access, parking, loading, visitor parking, and impacts on the bus stop and bicycle lane on Sherbourne St. They also pointed out that current residents and future ones would have to live with the intensification and density impact of the new development in an area where stores and services are already lacking.

But it was the size, configuration and architecture of the proposed building, with its visual and physical incongruity with the surrounding environment, that caused the most concern.
Andre D’Elia, principal of the developer corporation, and architect Robert Dragesivic spoke in support of the application, outlined its features, and dealt with questions from members of the audience, some of whom stated that they like and support the proposal.

Deputy Mayor Pam McConnell, planner Jennifer Renaud and heritage planner Paul Maka. outlined the elements of the planning application for this mixed-use area.
A number of laws and policies are in the city’s toolbox and could be brought to bear upon the application, include the Planning Act, particularly section 37; Provincial Policy Statement 2014; City Zoning By-law No. 438-86 ; Site Plan Control; City Official Plan Amendments 82 and 199; Area-specific designation No. 461; the Downtown Tall Building Guidelines; the Heritage Impact Assessment required to be submitted by the applicant; and the Ontario Heritage Act, (under which many of the properties surrounding the study site have been listed and/or designated).

George Rust-D’Eye, chair of the Cabbagetown Heritage Conservation District advisory committee, advised that members of that committee would be prepared to meet with the developer to discuss changes to the proposal which could lead to resolution through which residential development could occur.