Toronto 355 Sherbourne | 42.08m | 12s | United Property Resource Corporation | KPMB

[TossYourJacket]

Issues list:



Ugh. I mean, a lot of these issues aren't actually issues and it's just planning being the little sticklers they are and not allowing an appropriate, creative project, but demanding parking? really?

This is how you can tell no one at city planning takes public transit.

 

[egotrippin]

I don't like how it takes a bite out the roof, it looks top heavy and looms over the church. In instances like these I'd much rather allow more height with a smaller footprint that preserves the bulk of the original church building. I think that'd end up looking less overwhelming than a shorter building that "squats" on top of the old structure. Shadowing is often cited as a concern, but since this is towards the north end of Allen Gardens, the sun would be south of this development during most of the year.

 

[interchange42]

This is how you can tell no one at city planning takes public transit.

No, they're mostly on transit.

42

 

[TossYourJacket]

No, they're mostly on transit.

42

Oh, now this makes their constant insistence on unnecessary parking along transit lines even weirder

 

[junctionist]

Part of it is sometimes just local residents complaining at meetings that they don't want the future condo dwellers parking on their street because the building doesn't have enough parking.

 

[artyboy123]

New renderings are updated in the database; however, no new information is updated in the project statistics.

The renderings are taken from the architectural plan via Rezoning submission:

 

[AlbertC]

https://www.toronto.ca/legdocs/mmis/2022/ph/bgrd/backgroundfile-224412.pdf

St. Luke's United Church Revitalization:

St Luke's United Church at 353-355 Sherbourne St. and 157 Carlton St. is partnering with the United Property Resource Corporation in a proposal to construct a 12-storey residential building while conserving part of the church, containing 100 residential units. A total of 30% of the units will be affordable rental units and 70% will be market rental, with 3,123 square metres of community space. A privately owned public space (POPS) is proposed to animate the Sherbourne Street frontage. In coordination with the Ward Councillor, City Planning will convene a working group and consult with the local community as part of the Site Plan Approval process, including the local residents association, Business Improvement Area, and other stakeholders. A community consultation was held by Community Planning as part of the Official Plan Amendment and Rezoning process on December 14, 2021. A final report on the application will be considered by Toronto and East York Community Council in the second quarter of 2022.

 

[AlbertC]

From the Globe and Mail today:

United Church to transform its properties into rental apartments

Real estate firm Kindred Works plans to renew facilities and house 34,000 people over the next 15 years in new rental apartments

www.theglobeandmail.com

KPMB’s solution, designed with the heritage specialists ERA Architects, rethinks the entire church complex. Their plan keeps the original 1887 building, and mostly demolishes a series of later additions. In their place, the architects imagine a 12-storey building that contains 100 homes, 20 of them with three bedrooms.

This would wrap two sides of the original church and also reach one arm above its roof. A new square would widen the sidewalk out front on Sherbourne Street, where food bank patrons line up. And a new café and rentable event space would provide income for the church and also bring more people into the building. “There’s an opportunity,” Ms. McKenna said, “for an integrated community that is more than the sum of its parts.”

 

[DSC]

Toronto Preservation Board consideration on May 10, 2022

PB34.5

ACTION​

​

​

Ward: 13​

Alterations to a Heritage Property and Authority to Enter into a Heritage Easement Agreement - 353-355 Sherbourne Street and 157 Carlton Street See: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2022.PB34.5 ​

 

[AlbertC]

http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2022.TE33.12

Alterations to a Heritage Property and Authority to Enter into a Heritage Easement Agreement - 353-355 Sherbourne Street and 157 Carlton Street

This item will be considered by Toronto and East York Community Council on May 26, 2022. It will be considered by City Council on June 15, 2022, subject to the actions of the Toronto and East York Community Council.

Summary​

This report recommends that City Council approve the alterations proposed for the property known as St. Luke's United Church at 353-355 Sherbourne Street and 157 Carlton Street, designated under Part V of the Ontario Heritage Act, in connection with an Official Plan and Zoning By-law Amendment application on the subject property, and that Council grant authority for the City to enter into a Heritage Easement Agreement with the owner. The subject property is located within the Cabbagetown Northwest Heritage Conservation District (HCD) and contains the St. Luke's United Church complex. The property is identified in the HCD Plan as a significant building that contributes to the heritage character of the primarily residential district. The church, designed by Canadian architects Langley and Burke in 1887 as the Sherbourne Street Methodist Church, has undergone a series of alterations and additions over the years. In 1912, a Sunday school, also designed by Langley and Burke, was added to the northeast corner. A narthex, designed by Toronto architects Wickson and Gregg, was added to the front of the church in 1929 and a gymnasium was constructed in 1962 in the south portion of the site to the design of Toronto architects Parrott, Tambling and Witmer. The development application is comprised of the construction of a twelve-storey mixed-use building on the property that includes the rehabilitation of the 1887 church and the 1912 Sunday school, and the removal of the narthex and gymnasium additions.​

 

[Northern Light]

Final Report, approval recommended, to the next meeting of TEYCC:

https://www.toronto.ca/legdocs/mmis/2022/te/bgrd/backgroundfile-227554.pdf

***

S. 37 benefits:

Secured Tenure for the affordable units is 40 years; @HousingNowTO

 

[HousingNowTO]

Final Report, approval recommended, to the next meeting of TEYCC:

https://www.toronto.ca/legdocs/mmis/2022/te/bgrd/backgroundfile-227554.pdf

***

S. 37 benefits:

Jut drilling into the unit-mix, and rents a little more...

Total = 100 UNITS (All Rental)
Affordable Rental = 31 UNITS

8 x STUDIO
11 x 1-BEDROOM
9 x 2-BEDROOM
3 x 3-BEDROOM

40 YEARS of Affordability, Rents include Utilities.

Affordable = 100% of CMHC AMR
(2021 Numbers)

STUDIO = $1,211
1-BEDROOM = $1,431
2-BEDROOM = $1,661
3-BEDROOM = $1,887

Units are "Rent-Controlled" - based on City methodology

Tenant Access Plan - to ensure "fair access" to the Affordable Rental units.
Affordable Rental units must be delivered at same time as the Market units.
FREE access to indoor and outdoor amenities.
FREE laundry & AC

 

[HousingNowTO]

Interesting break-out of how the City layered the OPEN DOOR fee/tax waivers ($91,189 per unit) on top of the baseline Section-37 deal to "buy" an extra 25-Years of Affordability from 15-Years to 40-Years.

 

[70Challenger]

I like that it keeps itself distinct from the architecture of the original church. The 1960s additions tried hard to seem like they were always there but didn't actually emphasize the beauty of the church itself.