Why killing a cultural landmark can backfire on developers

Sneaky Dee’s at College St. and Bathurst Ave. was the subject of vocal backlash from Torontonians after a 16-storey redevelopment was proposed for the site. (Photo: Sneaky Dee’s/Facebook)

The fight to save Toronto’s Sneaky Dee’s bar shows that some developers may be off base if their proposals threaten cultural institutions and the character of a neighbourhood.

A 16-storey mixed-use residential building was proposed for the site at College St. and Bathurst Ave. and was met with vocal backlash from Torontonians.

The proposal was killed because an RBC branch next to the bar was included in the plans, but the bank said it had not approved the site’s use. Developer Goldberg Group subsequently withdrew its application.

Local real estate agent Ralph Fox, who has lived in the area for more than 20 years, told REM that Sneaky Dee’s has been around a long time and Torontonians have a real connection to it. On the other hand, he said some see the punk, graffiti-adorned venue as an eyesore and are not a fan of the litter and noise that can be a result of its patrons on the weekend.

“People have mixed feelings towards it,” Fox said. “It definitely has a feeling of nostalgia and it really is a part of the neighbourhood’s identity and culture, for better or worse.”

A fight over more than one bar

The threat to the venue begs the question of whether similar cultural institutions should be protected and saved, or if they can hold a neighbourhood back from growing and evolving.

Fox admitted that the corner could benefit from more density and a good clean-up, but doing away with Sneaky Dee’s does risk making the intersection generic, especially if just another drugstore or vape shop moves in. He said character and authenticity are important factors for homebuyers when considering moving into a neighbourhood.

Toronto has seen a number of cultural institutions close over the last couple of decades. The Imperial Pub at Yonge and Dundas recently shut its doors to make way for a 21-storey TMU student residence, and Honest Ed’s at Bloor and Bathurst shut down and has been replaced by a large complex.

Fox said it is understandable for some to be wary of new developments given Toronto’s bad track record of building soulless condo towers, which are now not so appealing to buyers. Those were created back when investors bought up real estate with little consideration for the floor plan because the demand was so high. Now that that is no longer the case, Fox said developers are being more careful to create liveable spaces and communities.

A shift toward liveable, purpose-built communities

He pointed to the new Mirvish Village that has begun to open with businesses such as Pizzeria Badiali, saying the shop is “breathing a lot of life” back into the area. Fox is excited to see what will happen with Honest Ed’s Alley, which is modelled after Tokyo streetscapes and features micro shops.

Developers are also moving toward building purpose-built rentals rather than condos, so they have more of an investment in the neighbourhoods because they will be the landlords. That’s opposed to condo developers, who have more of a “get-in-get-out” type of attitude, according to Fox.

“(The conversation) needs to be far more about the liveability of a neighbourhood and understanding its roots than what we’ve seen in the past,” he said. “And I think we’re starting to see that shift in some of these conversations.”

Lessons from Vancouver’s Rio Theatre

Corinne Lea, the founder and CEO of the Rio Theatre in Vancouver, knows all too well the importance of cultural institutions to a neighbourhood’s character. The Rio is a single-screen theatre built in 1938.

Lea helped lead an effort in 2018 to save the Rio Theatre from being sold to a developer by raising $8 million to create a counter offer for the property.

“They just don’t make them like this anymore,” she told REM. “Once one of these buildings gets torn down, it’s not coming back.”

Lea admitted that it can be very difficult to preserve cultural spaces in cities like Vancouver. She said her property taxes are based on the “highest and best use” of the building, so she pays about $70,000 a year. That can be crushing to other art spaces, she said, and shows the city encourages big buildings to get built rather than preserving smaller, historic arts centres. Toronto has a similar policy.

Sometimes it does take the efforts of residents to keep cultural institutions around, she said, and it shows that they really care about having them around.

“This place you can come in as you are and feel welcome,” Lea said. “When you travel, your favourite streets aren’t ones with towers on them.”

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