2785, 2783, 2779 KINGSTON ROAD APRIL 2021 PREPAR E D BY:
PR EPAR ED FOR :
Kazi M. Hossain Sofia Pietrolungo Senthurran Sivan
Pri vate Deve l o p m e nt Semina r: P LG 73 0
PROFFESSOR: RYERSON UNIVERSITY David Amborski Ryerson University, School of Urban and Regional Planning.
TABLE OF CONTENTS Executive Summary
TOC
1.0 Site Analysis / Overview 1.2 Site 1.3 Surrounding Area 1.4 Transportation
4.0 Proposed Development 4.0 Description of Proposal 4.1 Marketing Strategy 4.2 Required Approvals
2.0 Policy Context 2.1 Overview 2.2 Provincial Policy Statment 2.3 Official Plan 2.4 Planning and Design Analysis
5.0 Proforma Analysis 5.1 Costs 5.2 Revenues 5.3 Analysis
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3.0 Market analysis 3.1 Demographic Analysis 3.2 Housing Market 3.3 Surrounding Developments
6.0 Conclusions 6.1 Next Steps
INTRODUCTION: The following report will outline the proposed development on 2783, 2779, and 2785 Kingston Rd located in Scarborough, Toronto. Our team at KSS Developers seek to develop a mixed use development consisting of residential and commercial uses. As the City of Toronto’s population continues to increase, managing growth and intensification targets that are equitable, diverse and inclusive to the greater community is essential. The goals and objectives of our development seeks to achieve is to provide residents with greater housing typologies and access to commercial services. Our subject site currently serves as a one storey commercial development, however, our team at KSS Developers strongly believe that optimizing this property for mixed use residential services will enhance the vitality and vibrancy of the local community as it is well served by transit and amenities.
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1.1 Site Municipal address: 2785 Kingston Rd Scarborough, ON M1M 1M9 and 2783 Kingston Rd Scarborough, ON M1M 1M9 AND 2779 Kingston Rd Scarborough, ON M1M 2M7 The site is located in Scarborough, in the easter district of Toronto located on the southern skirts of the Scarborough Bluffs. Kingston Rd and St. Clair Ave are the closest major intersections near the subject site. The site is situated southwest from Kingston Rd and St. Clair Ave facing the south side of Kingston Rd. The subject site sits between two blocks, St Quentin Ave on the west and Gradwell Dr. on the east (Interactive Toronto Map, 2017). All addresses sit on a flat land parcel with existing mixed use commercial developments. The developments include a one storey motel building, sitting on the property of 2785 Kingston Rd with access to parking. Adjacent to this site on 2783 Kingston Rd rests a one storey Auto Sales Repair Services shop. Next door on 2779 Kingston Rd rests a one storey Hi-Tech Auto garage.
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1.1
2785 Kingston Rd Perimeter:74.67 Area: 336.58 sq.m
2779 Kingston Rd Perimeter: 66.25m Area: 219.98sq.m
2783 Kingston Rd Perimeter: 45.09m Area: 121.56 sq.m
1.1 Surrounding Area The proposed development sits adjacent to Kingston Rd, a major arterial road. The surrounding area comprises mixed use land developments and housing units. On Kingston Rd residents can access multiple commercial plazas offering retail services and amenities. Adjacent to the property rests mid to high rise apartment buildings. On the southeast side of the subject area rests a new development, a mixed use residential development consisting of mid-rise condominiums. This property is new to Kingston Rd and construction is expected to be finished by the end of 2021. The southern end of the subject area is dedicated to single detached homes that range between one to three storeys high. Land use designations are a mix of neighbourhood and mixed use land designations. On the northeast side of Kingston Rd residents will find a Canadian Tire and high rise apartment building called St George Manor. The Avon and Royal motels which are currently vacant are found northwest of the property. Single detached commercial properties are found on the southwest side of the subject area (Google Maps)
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Southeast of the subject property rests a newly constructed development that is expected to be finished by the end of 2021. This property is located on 2815 Kingston Rd and serves mixed-use commercial and residential purposes. Similarly, next door on 2699 Kingston Rd rests a newly finished development, Gestalt Condos serving residential purposes. Therefore, intensification surrounding the subject property is unfolding and urban developments in this district is not uncommon. Our proposed development seeks to achieve the same goals to provide residents with further housing typologies and amenities.
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1.2
1.3 Cliffcrest Neighbourhood Context Cliffcrest is the name of the neighbourhood in which the proposed development sits in. The neighbourhood is located in the southwest district of Scarborough. City planners in the 1960’s built around the natural wonders of the Scarborough Bluffs and therefore formed Cliffcrest Neighborhood (Cliffcrest, 2020). This neighbourhood consists of family oriented developments and amenities. Various schools, places of worship, and parks and open spaces can be found within the neighbourhood. The heritage of the land is reflected today in the local aesthetic of the neighbourhood. Land designations serve commercial and residential uses engaging a sense of community. Shopping centres, retail plazas and amenities can be accessed in short duration throughout the neighbourhood. Greenspace, recreational activities, and active transit infrastructure are also prominent. The following points outline community services within the neighbourhood context and boundaries.
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Places of Worship • Scarborough Foreign Mission > 2685 Kingston Rd • First Church of Christ > 3148 Kingston Rd • Cliffcrest United Church > 1 McCowan Rd • Shrine of The Little Flower > 2558 Kingston Rd Schools • Bliss Carman Senior Public School > 10 Bellamy Rd S • H A Halbert Junior Public School > 25 Halbert Pl • Bluffers Park Montessori School > 2857 Kingston Rd • St. Agatha Catholic Elementary School > 49 Cathedral Bluffs Drive • Fairmount Junior Public School > 31 Stoley Rd • St. John Henry Newman Catholic High school > 100 Brimley Rd S • St. Theresa Shrine Catholic Elementary School > 2665 Kingston Rd • Anson Park Public School > 30 Macduff Cres Parks • Cathedral Bluffs Park > 12 Meadowcliffe Dr. • Anson Park > 30 Macduff Cres • Halbert Park > 24 Rockwood Dr. • Muir Park > 66 Martindale Rd • Cudia Park > 70 Meadowcliffe Dr. • Amenities • Cliffcrest Library > 2017 Kingston Rd Fire Station > 116 Dorset Rd
1.4 Transportation The surrounding area of the proposed development is well served by transit services. Streetcars and busses are accessible along Kingston Rd operating constantly or during limited hours. Warden subway station is the closest station in close proximity to the subject site. Go Transit lines are accessible on St.Clair Ave meeting Kingston Rd. In 2018, The City of Toronto initiated a master plan to support transportation services in the Scarborough Centre. This development will accommodate the growth of urban centres in the community. Strategies to implement connectivity will increase and prioritize the quality of life for residents. Our proposed development is parallel to other urban form developments in the area and as a result, the City of Toronto has invested in improving transportation systems within the downtown cores of Scarborough. This will improve traffic congestion as intensification rates increase. As mentioned in assignment 1, this plan uses a study area, part of “The Scarborough Centre Secondary Plan” (Scarborough Centre, 2018) that highlights the importance of urban centres and transportation on jobs, housing opportunities, and access to services and amenities. The master plan focuses on the boundaries of Midland Avenue to Markham Road, approximately 4 kilometres in distance. The proposed development sits within these boundaries, and therefore supports development that better serves the vibrance and growth of the community. Therefore, in accordance with the Growth Plan and Provincial Policy Statement, our development is well supported by transit and growth managing systems.
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2.0 Policy The Planning Act The Planning Act is a legislation initiated by the provincial government that outlines important laws and regulations on land use planning across Ontario. Policies and regulations pertaining to land control, development and guidelines such as development standards, zoning bylaws and information on variances can be found in The Planning Act. The Planning Act considers the interests of development and growth while maintaining the integrity of land, residents, and the environment (Planning act, R.S.O., 1990). Provincial Policy Statement (2020) The Provincial Policy Statement (PPS) is a provincial document that highlights the direction, interests, and land use planning on development and growth. This document states the regulations and foundations associated with quality planning across the province. Municipal plans follow the outlines stated in the PPS as successful developments are dependent on managing and building sustainable communities (Provincial Policy Statement, 2020). Efficient planning strategies and optimizing land is essential in policy. Affordable housing, employment opportunities, accessibility, and greenspace are necessary mechanisms that feed into the success of communities.
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The proposed development addresses sustainable and healthy practices to build strong communities outlined in Section 1.1.1(e) by optimizing land use designations to serve multiple purposes such as intensification, transit-friendly development, and growth management by minimizing land consumption and costs. Section 1.7.1(a) and (b) encourages opportunities for residents to invest in economic and community investment by providing a diverse supply of housing options (Provincial Policy Statement, 2020). Our proposed development provides greater housing typologies to the neighbourhood, offering residents a choice on lifestyle and investment properties. In addition, our proposal seeks to enhance the downtown district of Cliffcrest Neighbourhood by increasing the vitality of the Scarborough Bluffs area noted in Section 1.7.1(d). This will not only entice residents and visitors, but increase commercial and economic gain (Provincial Policy Statement, 2020).
Growth Plan for the Greater Golden Horseshoe (2020) The Growth Plan for the Greater Golden Horseshoe an initiative from the provincial government that outlines a plan for targeted growth and development. High quality land use planning is achieved through this document as this plan supports and protects the integrity of individuals and the environment. Building strong and equitable communities is one of the main objectives for Ontario in the growth plan. Planning policies on land use standards must be satisfactory in order to build prosperous and vibrant communities. The Growth Plan for the Greater Golden Horseshoe encourages intensification and outlines methods to achieve higher density growth areas (A Place to Grow, 2020). The development that is being proposed stands in line with the goals and objectives in The Growth Plan for the Greater Golden Horseshoe by supporting mixed use land designations with higher intensification targets that offer residents differing housing typologies and amenities. The development also is placed in an area that is well served by transit as demonstrated by the Scarborough Centre and The Move Transportation Master Plan. Section 2.2.2.1(c) of the Growth Plan states that development should be geared toward built-up areas in order to manage growth and sustainable practices by optimizing infrastructure that rests on arterial pathways with supportive transit and accessibility in order to achieve compact, complete, and vibrant communities. The proposed development satisfies the policy mentioned in Section 2.2.2.1(4a) that states diverse housing options are essential in maintaining the integrity of complete communities to support all life stages and lifestyles (A Place to Grow, 2020). City of Toronto Official Plan, (2020)
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2.0
Our proposed development is in accordance with provincial policies as well as the City of Toronto Official Plan. Our development maintains the integrity of the Official Plan by validating the importance of equitable and prosperous communities throughout the city. Chapter 4 of the Official Plan considers land designations when planning for growth and development. Section 4.5 on developing criteria, 2(a), states that the development of high quality buildings offering a balance of commercial, residential and institutional purposes is essential (City of Toronto Official Plan, 2020). Our development delivers high quality building standards and aesthetics that serves a balance of these criteria. Moreover, criteria 2(b) emphasizes supplying employment and housing opportunities for the growing population of Toronto (City of Toronto Official Plan, 2020). Our development seeks to provide aid in differing housing typologies and commercial employment opportunities on the ground floor. Our development is also in close proximity to other land use designations such as greenspace and open parks as well as neighbourhood designations. Chapter 3 of the Official Plan considers built form and how development influences surrounding land uses (City of Toronto Official Plan, 2020). Our proposed development is in agreement with section 3.1.2 on supporting planning development that fits into the general context of the neighbourhood and adjacent land uses (City of Toronto Official Plan, 2020). Our development is supported by other urban development’s being constructed within the area and is well served by transit and employment opportunities. As mentioned in assignment 1, the proposed development seeks to implement housing opportunities that reflect intensification while also seeking to integrate natural elements of the district. Cliffcrest neighbourhood is a changing neighbourhood that is developing to support the economic trends and growth within the community.
Zoning Zoning By-law for the City of Toronto The Zoning By-Law 569-2013 is a by-law for the City of Toronto that regulates “the use of land, the bulk, height, location, erection and uses of buildings and structures, the provision of parking spaces, loading spaces and other associated matters in the City of Toronto” (Zoning by-law 5692013, 2020). The by-law outlines land designations with specific zone categories that permits suitable development functions (Zoning by-law 569-2013, 2020).
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3.0 Marketing Analysis Demographic Analysis Being south of Kingston Road and east of Brimley Road, the site lies within the Cliffcrest neighbourhood of Toronto. This neighbourhood has a population of 15, 935 and a population density of 2,273 people per square kilometer (City of Toronto, 2018). From 2011-2016, the neighbourhood saw a 1.5% increase in population change, compared to the city average of 4.5% increase (City of Toronto, 2018). 51.4% of the population is female, while 48.6% is male. In terms of age breakdown, 16.1% are children, 13.3% are youth, 53.6% are of working age, and 16.8% are seniors (City of Toronto, 2018). The household income breakdown is as follows: 3% of households have an income of lower than $10,000, 8% have an income between $10,000 and 20,000, 24% have an income between $20,000 and $50,000, 19% have an income between $50,000 and $80,000, 21% have an income between $80,000 and $124,000, and lastly 25% of households have an income of greater than $125,000 (City of Toronto, 2018). Apartments over five stories comprise 23% of the private dwellings in this neighbourhood, compared to the City average of 44% (City of Toronto, 2018). The majority of dwellings, at 57%, comprise of single family detached houses. The construction period of structures in the neighborhood speak to the age of the neighbourhood as well as the level of development occurring. 50% of structures were built pre-1960, 28% were built between 1961-1980, 6% between 1981-1990, 6% between 1991-2000, 7% between 2001-2010, and 3% between 2011-2016 (City of Toronto, 2018).
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Housing Market The fourth quarter of 2020 saw 12,298 new listings in Toronto, a 91.9% increase from the previous year and 6,469 condo sales, a 20.7% increase from the previous year (TRREB, 2020). The subject site lies within the Toronto E08 district identified by the Toronto Regional Real Estate Board (TRREB), which roughly shares the same boundaries as the Cliffcrest Neighbourhood. The TRREB Condo Market Report states that there were 67 units sold in the fourth quarter of 2020 in district E08 (TRREB, 2020). The units sold for an average price of $447,015, lower than the City average of $644,516 (TRREB, 2020).
Surrounding Developments There are three significant developments close to the subject site that have been approved by City Council. The Bluffs Condominiums located at 2815 Kingston Rd is a mid rise condo under construction that will contain 9 stories and 182 units and is set to be finished by the end of 2021 (Urban Toronto, 2020). Adjacent to The Bluffs is the pre construction Gestalt Condos at 2799 Kingston Rd. This building will also be a 9 storeys tower with 180 mixed condo units. The project will feature retail on the main floor. There are also two condo towers planned for 2746 Kingston Rd that will be 11 and 22 storeys tall and consist of 439 units (Urban Toronto, 2020). Additional developments are listed below (City of Toronto, 2020).
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4.0 Proposed Development Our proposal consists of 2785, 2783 and 2779 Kingston Road, A motel and two autobody shops sit on Kingston road. The site is bounded by single family housing neighbourhoods to the south and a rapidly changing Avenue that serves as a great opportunity for intensification in the city. The derelict motels and autobody shops along this stretch of Kingston road are a relic of a time when the road was once the gateway between the City of Toronto and the Cottage country. The site is to be redeveloped to construct 9 storey mixed use building with commercial shops at grade and residential uses above. The proposal is 29m in height and a total GFA of 135,332 square feet and 145 units in total. The proposed building is 70 metres wide and fronting Kingston road and 38 metres deep. It respects a setback of 3 metres from Kingston road and 5.5 metres from the rear detached housing units. The building’s podium and ground floor retail level is 4.5 metres in height before stepping back at appropriate intervals by 2.5 metres to respect the neighbouring angular planes on both Kingston road and the residential neighbourhood.
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KINGSTON ROAD FRONTAGE
REAR PARKING ACCESS OFF GRADWELL DR
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Our Proposal had one “G” loading and parking access with access from the east of the site off Gradwell Drive. The proposed development 127 parking units.
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SITE PLAN
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BUILDING ENVELOPE
PROPOSED AND DEVELOPED CONTEXT
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REAR NEIGHBOURHOOD CONTEXT + PROPOSED AND DEVELOPED
4.1 Marketing Strategy Cliffcrest is a well-off neighbourhood, located near the lake and the Scarborough Bluffs this area historically has been home to single family dwelling units and priced out many looking to purchase homes. Our building will emphasize on accommodations for younger demographics looking to own homes in an established neighbourhood that is already seeing heavy development pressure and undergoing a transformation into its own walkable strip with shops and plazas. The Millennial demographics have shown stronger preferences for condominiums than past generations and our development will present a strong opportunity to own just outside the city in a rapidly evolving Avenue.
4.2 Required Approvals The section of the report concludes that the proposed redevelopment is supportive of policies laid out in the City of Toronto Official Plan, Growth Plan for the Greater Golden Horseshoe, Provincial Policy Statement and the Greenbelt Plan, all of which promotes intensification on underutilized sites in close proximity to Higher Order transit, particularly in locations well served by municipal infra-structure, especially public transit. The residential population added to the site will be able to take advantage of transit and nearby amenities.
Ryerson University: School of Urban and Regional Planning
4.0
From a built form and urban design perspective, our proposed plan will contribute to the ongoing evolution and growth of Scarborough and reinforce the vibrant streets and surrounding neighbourhood. The proposal fits harmoniously into the existing planning built form and respects lower densities with appropriate setbacks and stepbacks according to City of Toronto zoning and guidelines for mid rise devel-opments. The design includes buffers that create appropriate transitions to the neighbouring community. The property be rezoned, in order to permit the redevelopment of the lands to allow greater intensity of development, to support the objectives of the Official plan with respect to Avenues It is our professional planning opinion that the proposed development represents good urban design, planning and accordingly the applicable amendments and application should be approved. A Zoning By-law amendment is also needed to increase the al-lowance for the gross floor area at the site. The land is currently zoned as industrial, and the floor area and intensity is meant for factories, so the increased density that is being proposed would need zoning meant for high to mid-rise buildings. This is also true for the intensity of use allowed on the site. The proposed devel-opment includes more intense buildings than the ones in the immediate areas whether they are zoned as factories or single family homes, therefore we need to amend the Zoning Bylaw to allow our proposal to be built.
4.1 Proforma - Costs, Revenues and Assumptions This section will outline various project assumptions. Land Cost: The land cost of the site was not able to be found, however the assessed value of a nearby site was used to provide an estimate. According to MPAC, 3365 Kingston Road has an assessed value of $692,000 as of 2016. This amount is comparable as the property is also a strip plaza with plans of being redeveloped into a midrise building. Building Hard Cost: According to the Altus Cost Guide 2021, building hard costs will range from $230- $315 per square foot. This averages to a cost of $272.5 per square foot.
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230-315 per sf, average = 272.5 Altus Cost Guide Parking Hard Cost: According to the Altus Cost Guide 2021, parking hard costs vary for surface ground parking and underground parking. The cost for surface parking is between $10-$25 per square foot, while the cost for underground parking is $160- $200 per square foot. This averages to $17.5 per square foot and $180 per square foot for surface and underground parking, respectively. For comparison’s sake, it is important to keep in mind that the adjacent approved development that is under construction (2799 KINGSTON RD) will have 6 at grade parking spots and 165 below grade spots. $10 – 25 per sf for surface / $160 – 200 per sf for underground Average surface=17.5/ average underground=180
Altus Cost Guide Comparing to the the development beside it: 6 at grade parking spots and 165 below grade parking spots (Project Data Sheet of adjacent approved development) Total parking hard cost: $105 for at grade parking; $29,700 for underground parking Soft Costs: 30% Standard assumption Contingency: 5% of hard costs Standard assumption Rental Assumption: According to TREEB, district E18 of Toronto (general info) Condo Sale Assumption: Planning Fees and Development Charges There are various planning and development costs associated with developing this site. Development Charges: In 2020 the charge for a 1 Bedroom and Bachelor unit was $33,358, while the charge for a 2+ Bedroom unit was $51,103 (City of Toronto, 2020) Legal Service fee for S. 37 Agreement will have a cost of $16,627.95. Plan of Condominium Approval: Standard, Phased, Leasehold will have a base fee of $9,983.43 plus $27.61 per unit. Plan of Condominium Approval: Common Elements & Vacant Land will have a base fee of $14,050.01. Plan of Condominium Approval: Rental Conversion will have a base fee of $16,730.02.
Plan of Condominium Approval: Amendment will have a base fee of $4,293.97. Site Plan Control will have a base fee of $22,637.98. Buildings with a GFA of over 500 m² will pay an additional fee. Mixed Use is charged at $5.14/m². Official Plan Amendment/ Zoning Bylaw Amendment Fees: The Official Plan Amendment fee is $59,324.85. The Zoning Bylaw Amendment base fee is $44,370.79. However, for a combined Official Plan Amendment and Zoning Bylaw Amendment the base fee is $31,059.55 for mixed use developments, with an additional fee of $3.07/ m² when the building GFA is over 500m² (City of Toronto, 2021).
5.0 Proforma Analysis
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5.0
Investment Analysis: Desirability This project would be a desirable one to build as it would contribute to missing middle housing, which is currently lacking in Toronto. The area is currently made up of largely single detached homes and therefore it would benefit from the diversity of adding other housing types, such as condos. The proposal is consistent with the Growth Plan and various Toronto Official Plan policies. The proposal satisfies the development criteria set out in Policy 4.5.2. Specifically, the development offers a variety of housing options in an underutilized area and encourages transit use (City of Toronto, 2019). The increase in population that the area has had in recent years is evidence of its up and coming quality and desirability. The site sits at a location that is primed for intensification and is supported by various transportation options including Go stations, bus routes, and Highway 401.The City has designated Kingston Road as a location for increased density due to its Avenue status, further solidifying its position for redevelopment. There is a need for condo developments in the City, such as this one, as proven by the high number of transactions oc-
curring, which demonstrates strong demand; however, the number of listings exceed demand, as a result of conditions brought upon by the pandemic, resulting in slightly lower sale prices than the same time last year. Investment Analysis: Financial Feasibility Based on the pro forma results revealed in this report, this 9 storey, 145 unit development is financially feasible. The Altus Cost Guide 2021 provides prices for building hard costs and parking hard costs. According to the guide, building hard costs will range from $230- $315 per square foot. This averages to a cost of $272.5 per square foot. According to the guide, surface parking ranges from $10 – 25 per sf for surface and underground parking ranges from $160 – 200 per sf. The cost of surface parking averages to $17.5 and underground parking averages to $180. This development was compared to the similar one beside it under construction, which contains 6 at grade parking spots and 165 below grade parking spots (Project Data Sheet, 2020). When applying these numbers to this development, the total parking hard cost is $105 for at grade parking and $29,700 for underground parking, totalling to $30,000. The costs from development charges were also taken into account, for which the City of Toronto sets the rate for each unit type (City of Toronto, 2020). As of November 1st, the development charges for bachelor and single bedroom units are $33,358 per unit, and for 2 or more bedrooms is $51,103 per unit (City of Toronto, 2020). After applying the costs for each unit of the development, the total development charge for bachelor and single bedroom units is $3,469232 and $2,095,223 for the units with 2+ bedrooms. These figures plus additional development charges add up to a total of $5,801,907. These development charges help pay for the infrastructure that is required for the delivering of municipal services such as roads, water and sewer, and public transit among others (City of Toronto, 2020). Financing is broken down into three categories: equity which is the money that is invested by
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the developer or investors, construction loan from a lender which is a form of debt financing for land acquisition and project development, and construction interest which is the interest that accumulates from the loan debt. The construction loan itself involves a loan to cost ratio, interest rate, duration, and average loan balance. The loan to cost ratio provides the basis for the construction loan as the percentage of the development costs with the remaining being the equity. The loan to cost ratio was assumed to be 70% and the construction interest rate was assumed to be 3.45%. Vacancy rate was assumed to be 2.9%. Operating expenses were assumed to be 35% of the effective gross revenue. The net operating income, which is a significant indicator of the pro forma, determines the development’s value from subtracting the building operation expenses from the effective gross revenue. Based on the pro forma calculations, the net operating income of the project is $357,696. Revenue comprises unit sales of residential units, totalling 63,588,138, and unit rent from retail units, totalling, $576,000. When combined total revenue is equal to $63,945,834. Costs are low enough and revenues high enough that the developer is able to turn measurable profit. Total development costs total to $52,448,063 while revenues total to $63,945,834. This leaves a profit of $11,497,771. The profit/ revenue return rate of 17.98% is far higher than the feasibility threshold of 12% and the profit/cost return rate of 21.92% is also far higher than the minimum return rate of 15%. The developer profit at 15% of total revenue is $9,591,875. Conclusion This development is one that is both desirable for the community and profitable for the developers. It contributes to the supply of direly needed missing middle housing to support the City’s effort to provide a range of housing types across the housing continuum. As the feasibility spreadsheet demonstrates, the development proposal for the site located at 2783, 2779, and 2785 Kingston Rd will be fi-
nancially feasible to construct.
6.0 Conclusions
The section of the report concludes that the proposed redevelopment is supportive of policies laid out in the City of Toronto Official Plan, Growth Plan for the Greater Golden Horseshoe, Provincial Policy Statement and the Greenbelt Plan, all of which promotes intensification on underutilized sites in close proximity to Higher Order transit, particularly in locations well served by municipal infra-structure, especially public transit. The residential population added to the site will be able to take advantage of transit and nearby amenities.
Ryerson University: School of Urban and Regional Planning
6.0
From a built form and urban design perspective, our proposed plan will contribute to the ongoing evolution and growth of Scarborough and reinforce the vibrant streets and surrounding neighbourhood. The proposal fits harmoniously into the existing planning built form and respects lower densities with appropriate setbacks and stepbacks according to City of Toronto zoning and guidelines for mid rise devel-opments. The design includes buffers that create appropriate transitions to the neighbouring community. The property be rezoned, in order to permit the redevelopment of the lands to allow greater intensity of development, to support the objectives of the Official plan with respect to Avenues It is our professional planning opinion that the proposed development represents good urban design, planning and accordingly the applicable amendments and application should be approved. A Zoning By-law amendment is also needed to increase the al-lowance for the gross floor area at the site. The land is currently zoned as industrial, and the floor area and intensity is meant for factories, so the increased density that is being proposed would need zoning meant for high to mid-rise buildings. This is also true for the intensity of use allowed on the site. The proposed devel-opment includes more intense buildings than the ones in the
immediate areas whether they are zoned as factories or single family homes, therefore we need to amend the Zoning By-law to allow our proposal to be built. This development is one that is both desirable for the community and profitable for the developers. It contributes to the supply of direly needed missing middle housing to support the City’s effort to provide a range of housing types across the housing continuum. As the feasibility spreadsheet demonstrates, the development proposal for the site located at 2783, 2779, and 2785 Kingston Rd will be financially feasible to construct.
7.0 References City of Toronto. (2019, February). Toronto Official Plan. Retrieved from City of Toronto Web site: https://www.toronto.ca/city-government/planning-development/official-plan-guidelines/official-plan/ City of Toronto. (2018, February). Cliffcrest Neighborhood Profile. Retrieved April 7th, 2021, from: https://www.toronto.ca/city-government/data-research-maps/neighbourhoods-communities/ neighbourhood-profiles/ TRREB. (2020). Condo Market Report Fourth Quarter 2020. Retrieved April 7, 2021, from https:// trreb.ca/files/market-stats/condo-reports/condo_report_Q4-2020.pdf System Maps. (n.d.). Retrieved April 02, 2021, from http://www.ttc.ca/Routes/General_Information/Maps/index.jsp AltusGroup. (2021, January). 2021 Canadian Cost guide - our commercial real Estate Services: Altus Group %. Retrieved February 26, 2021, from https://www.altusgroup.com/services/reports/2021-canadian-cost-guide/ BuzzBuzzHome. (2020). The bluffs in Toronto, ON: PRICES, Plans, Availability. Retrieved February, 2021, from https://www.buzzbuzzhome.com/ca/the-bluffs2 Google maps. (n.d.). Retrieved February, 2021, from https://www.google.com/maps/ place/2785+Kingston+Rd,+Scarborough,+ON+M1M+1M9/ @43.719698,-79.2402163,17z/ data=!3m1!4b1!4m5!3m4!1s0x89d4cfb6400760f3:0xa00e0a7c96c0af8e!8m2!3d43.7196941! 4d-79.2380223
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City of Toronto. (2010, May). Performance Standards for Mid Rise Buildings. City of Toronto. (2021, January 04). Fees. Retrieved February 26, 2021, from https://www.toronto. ca/city-government/planning-development/application-forms-fees/fees/ City of Toronto. (2020, July 08). Official plan. Retrieved February, 2021, from https://www.toronto. ca/city-government/planning-development/official-plan-guidelines/official-plan/ City of Toronto. (2021, February 12). Ward profiles. Retrieved February, 2021, from https://www. toronto.ca/city-government/data-research-maps/neighbourhoods-communities/ward-profiles/ City of Toronto. (2020, December 04). Zoning by-law 569-2013. Retrieved February, 2021, from https://www.toronto.ca/city-government/planning-development/zoning-by-law-preliminary-zoning-reviews/zoning-by-law-569-2013-2/ City of Toronto. (2017, November 14). Interactive Toronto MAP. Retrieved February, 2021, from https://www.toronto.ca/city-government/data-research-maps/maps/interactive-toronto-map/
Cliffcrest. (2020, September 02). Retrieved February, 2021, from https://www.neighbourhoodguide.com/toronto/scarborough/cliffcrest/ MPAC. (n.d.). Propertyline. Retrieved February 26, 2021, from https://propertyline.ca/ Neighbourhood Profile: Cliffcrest. (2016). Retrieved from https://www.toronto.ca/ext/sdfa/ Neighbourhood%20Profiles/pdf/2016/pdf1/cpa123.pdf Onland. (2021). Ontario Land Registry Access. Retrieved from https://www.onland.ca/ui/ Ontario. (1990). Planning act, R.S.O. 1990, C. P.13. Retrieved February, 2021, from https://www. ontario.ca/laws/statute/90p13 Ontario. (2014). Provincial Policy Statement, 2014. Retrieved February, 2021, from https://files. ontario.ca/mmah-provincial-policy-statement-2020-accessible-final-en-2020-02-14.pdf Ontario. (2020). A Place to Grow: Growth Plan for the Greater Golden Horseshoe. Retrieved from https://files.ontario.ca/mmah-place-to-grow-office-consolidation-en-2020-08-28.pdf Scarborough Centre On The Move Transportation Master Plan. (2018). Retrieved from https:// www.toronto.ca/wp-content/uploads/2018/04/94cb-cityplanning_scarboroughcentreonthemove_consultant_report_exec_summary.pdf Zoning Bylaw Maps City of Toronto. (2017). Retrieved February, 2021, from https://map.toronto. ca/maps/map.jsp?app=ZBL_CONSULT Urban Toronto. (2021). The Bluffs. Retrieved February 26, 2021, from https://urbantoronto.ca/ database/projects/bluffs Urban Toronto. (2021). The Bluffs. Retrieved February 26, 2021, from https://urbantoronto.ca/ database/projects/bluffs
Ryerson University: School of Urban and Regional Planning
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Urban Toronto. (2021). 2746 Kingston. Retrieved February 26, 2021, from https://urbantoronto.ca/ database/projects/2746-kingston
8.0 Appendices - Proforma
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Ryerson University: School of Urban and Regional Planning
8.0 Appendices - Proforma
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8.0 Appendices - Proforma
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Ryerson University: School of Urban and Regional Planning
8.0 Appendices - Proforma
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