MARCH
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INTERIM PROGRESS REPORT 685 Warden Avenue SCARBOROUGH, ON
PR E PA RE D F OR: C h o i c e Pro pe rt ie s R E I T
[ T H I S PA G E H A S N O C O N T E N T ]
685 WA R D E N AV E N U E
interim report March 2020 PREPARED BY: SURP STUDENT STRATEGIES
PREPARED FOR: CHOICE PROPERTIES REIT
TEAM:
Kofi Antwi Yingfei Chen Alessandro Coletta Dayan De Souza Mackenzie Farrant Madison Henry
Tennesha Joseph Kaylen Leung Shyan Mirhassani Vahed Kazi Musaddique Hossain Erin O’Sullivan Julia Seefuss
SITE PLANS:
Mackenzie Farrant, Kazi Musaddique Hossain GRAPHICS, MASSINGS & REPORT DESIGN:
Kazi Musaddique Hossain SUPERVISOR: RYERSON UNIVERSITY
Carlo Bonanni, MES Vice President, Land and Development Planning at CreateTO Created in fullfillment our interim client based studio project for Ryerson University, School of Urban and Regional Planning.
This Interim Report has been prepared in support of a Final Master Plan Concept on behalf of the Land Owners, ChoiceProperties REIT, in support of applicable amendments to allow development on 685 Warden Avenue East (Subject Lands) In this Report, Surp Student Strategies aims to establish a vision for a comprehensive development plan to utilize a site adjacent to higher-order transit fully. The redevelopment of the site will transform vacant lands at the heart of the Warden Woods community to deliver a vibrant mixed-use community with amenities that connect and enhance connectivity while also providing jobs and economic graowth to the community. The master plan will aim to deliver and complete the warden woods community and create a precinct of Transit Oriented Development for the community.
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CONTENTS 00 EXECUTIVE SUMMARY 07 01 INTRODUCTION 10 02 PHYSICAL CONTEXT 14 03 REGULATORY CONTEXT 28 04 SITE FINDINGS/FIELD RESEARCH 39 05 PRELIMINARY CONCEPT PLAN 42 06 RECOMMENDATIONS 50 07 NEXT STEPS 53 08 REFERENCES 56
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Executive
Summary
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EXECUTIVE SUMMARY The following report was completed by SURP Consultants in support of the creation of a mixed use, residential Masterplan for the lands at 685 Warden Avenue, Toronto (“The Subject Site�). The report synthesizes a significant amount of research conducted on the Site and its surrounding communities, municipal and provincial policy contexts, local and city wide housing market and development conditions, placemaking, green infrastructure, municipal design guidelines and broader policy objectives such as the development of complete communities, affordable housing, increasing resiliency and addressing the effects of climate change. Research on best practices in Transit Oriented Development as well as achieving high density at a human scale has been a key influence of the recommendations put forward.
objectives, the report recommends that at least 30% of the units are offered as Affordable Housing units.
The report and Masterplan to follow recommends that Choice Properties REIT continues its provincial-municipal policy supported strategy of redeveloping held land assets into complete communities, by offering new high density, mixed-use Residential, Commercial, and Employment space anchored by a retail store from partner company Loblaws, community amenities and park space at 685 Warden Ave.
The recommendations presented in the following report and eventual Masterplan will achieve the objectives of Choice Properties REIT, the municipal and provincial governments of Toronto and Ontario respectively, the Warden Woods Community and adjacent Oakridge Community.
Community engagement will be a crucial factor in the success of the development of the subject site. To this end, the report recommends a community engagement strategy based on collaborating and empowering area residents prior to the construction phase through public meetings, workshops and community mapping activities. This strategy will increase community support for the development (a key factor in development approval in the Toronto market), by allowing residents to further inform design and community amenities while providing information and garnering support for the needed new affordable housing to be introduced in the community.
It is also recommends the new development prioritize the pedestrian experience by providing a fine grained road network. As the site is currently zoned Industrial, the report provides a recommendation and justification for Choice Properties to pursue a rezoning amendment to allow for commercial and residential development. Finally, in support of high priority provincial and municipal policy
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Development of 685 Warden Avenue Interim Progress Report March 2020
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01
INTRODUCTION
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Development of 685 Warden Avenue Interim Progress Report March 2020
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INTRODUCTION 1 . 1 T he C onsultation T eam We are a third-year planning studio group from the School of Urban and Regional Planning at Ryerson University. Our team is composed of twelve individuals, offering diversified knowledge with respect to housing market trends and the planning process. We are working on behalf of Choice Properties to produce a master plan proposal for the property municipally known as 685 Warden Avenue (hereinafter referred to as the “subject lands/ site”), located in the City of Toronto. Our master plan proposal will respond to the housing needs of the City while being embedded in Provincial Policy, Municipal Policy, and local contextual precedents.
1.2 C hoice P roperties REIT Choice Properties is the largest real estate investment trust in Canada. The company is the owner, manager and developer of 726 properties that total 65.5 million square feet of gross leasable area. Choice Properties maintains a widely diversified portfolio, comprised of retail properties, which are predominantly leased to necessity-based tenants, office and residential assets. Choice Properties’ alliance with its principal tenant and Canada’s leading retailer, Loblaw Companies Limited, offers an advantageous position for providing long-term growth opportunities (Choice Properties REIT, 2018).
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Choice Properties is committed to conducting business in a manner that is respectful to the environment and the communities that they operate in, as well as to their stakeholders. Choice Properties RIET’s goal is to create healthy, living communities when deciding who to partner with, the four pillars of their developments are guided by a responsible commitment to be a community place making catalyst, an inspired host: providing welcoming experiences, being a committed long term owner, and being invested in the health and sustainability of their developments (Urban Strategies Inc, 2018). Choice Properties is committed to ensuring that promises made under these categories are fulfilled before investing in any project (Choice Properties REIT, 2018).
1.3 685 W arden A ve : T he V ision The subject lands, seen highlighted in red (Figure 1), is approximately 6.5 acres in size. The site is located southeast of St. Clair Avenue East and Warden Avenue, within 500 metres from Warden Station (located north of the site). The site is currently designated as mixed-use in the City of Toronto Official Plan, and Industrial in the former general Zoning By-law 24982 (Scarborough). Given the conflicting land-use policies, a Zoning By-law Amendment, to both Zoning Bylaw 569-2013 and former general Zoning By-law 24982 (Scarborough), is necessary.
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This Interim Report will aim to provide: 1. A description of the site, its existing physical site condition, its context within the community, as well as demographics and development in surrounding areas; 2. An overview of relevant planning policy and regulations, including the Provincial Policy Statement (PPS), City of Toronto Official Plan, City of Toronto Zoning By-law 569-2013, and Warden Woods Secondary Plan;
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3. A summary of findings from previously conducted field research; 4. A preliminary concept plan for the site; 5. An outline of preliminary recommendations, in relation to delivering the master plan; and 6. Next steps from the Interim Report to the end of the term.
Development of 685 Warden Avenue Interim Progress Report March 2020
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THE SITE & SURROUNDING CONTEXT
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SITE CONTEXT 2.1
EXISTING SITE The 685 Warden Avenue Subject Lands are located in the south-west corner of Scarborough bordering close to East York. The site is bounded by industrial uses to the north and south and the larger Warden Woods neighbourhood to the east, a natural creek and trail which runs alongside the TTC line 2 Subway exist west of the site. Located 35 minutes from the downtown core by transit the site leaves a barrier in the warden woods community and undervalues the neighbouring community. The 6.5-acre property has a frontage of approximately 115 metres on Warden Avenue and a lot area of approximately 2.6 hectares (6.5 acres). The rear portion of the site, the former rail spur lands, extends northward behind the property. 685 Warden Avenue site is left vacant as a result of past inconclusive development disputes with the owners and the City of Toronto.
The vacant site exists in a tremendous location subject to development pressures and in proximity to higher-order transit linking the site to the downtown core in a 30-minute transit ride. The existing site severs the connectivity to and from Warden subway station and could serve the warden woods community better than it’s current state. The site poses an ideal site for redevelopment given the proximity to transit to deliver a complete warden woods community that promotes walkability and a transit-oriented small-scale mixed-use development that enhances and provides an opportunity for ‘place-making’ in the community, and Site. Providing an open space and amenity at the rear end of the site that acts as more appropriate buffers to the adjacent Neighbourhood; Unlocking a potential lift of the neighbouring communities.
The Warden Avenue frontage has evolved over time too, become auto-dependant due to a lack of pedestrian connections and unanimated, the development proposals and land-use changes in play position the subject site to deliver amenities to the Warden woods community on a site which is underutilized and disconnected considering the close proximity to higher-order transit.
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Development of 685 Warden Avenue Interim Progress Report March 2020
2.2 HISTORY The rear portion of the site was severed from the former Geco CN rail spur and conveyed to the owner of 685 Warden Avenue through Consent Application B019/04SC. 685 Warden Ave and the surrounding lands have undergone immediate changes from its agricultural origins following the 1950s to low-density, single-use, suburban developments, Coinciding with the end of the Second World War. The former Borough of Scarborough was rapidly evolving to meet the demand bought on with the boom in jobs, opportunities, immigration. The success of the City of Toronto has resulted in the development and creation of neighbourhoods and communities in and surrounding our subject lands. Much of the site has been subsequently zoned for industrial uses.
Before a Warden Ave; Agricultural Origins - 1947 (Toronto Aerial Archives, 2020)
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Industrial Era - 1950 (Toronto Aerial Archives, 2020)
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685 Warden Ave and the surrounding lands have evolved from humble agricultural origins, originally sitting on the site of the Bell Estate, a historically significant early farmhouse in the former township of Scarborough dating to 1828 when 100 acres of land was bought by the Thornbeck family who built a home on the property. In the late 1800s, William Bell acquired the site which continued dairy farming operations. Bell’s descendants continued to occupy the property for a century afterwards. Architecturally, the house is from the Georgian era, updated in the future by Bell reflecting the gothic revival.
Post War Urban Sprawl - 1953 (and onwards) (Toronto Aerial Archives, 2020)
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The Site is connected to the City of Toronto via Warden Subway Station - 1968 (Toronto Aerial Archives, 2020)
Development of 685 Warden Avenue Interim Progress Report March 2020
2.3 IMMEDIATE AND SURROUNDING CONTEXT The site, previously known as 683-685 Warden Avenue, is located on the east side of Warden Avenue, south of St. Clair Avenue East. The property has a frontage of approximately 115 metres on Warden Avenue and a lot area of approximately 2.6 hectares (6.5 acres). The lands around 685 Warden consist of a mix of uses, dominantly single-family detached residential and industrial uses. The rear portion of the site, the former rail spur lands, extends northward behind the property at 689 Warden Avenue. The TTC Warden Subway Station and south commuter parking lot, Hydro lands, and a multi-unit industrial building at 689 Warden Avenue are located north of the site. The property immediately to the south at 681 Warden Avenue is occupied by the Advantage Self Storage facility. Further south, a TD Canada Trust bank and The Ina Grafton Gage Nursing Home occupy 675 Warden Avenue, and the historic Bell Estate house is located at 679 Warden Avenue. An existing apartment building TCHC housing, a pharmacy, community centre, the Hydro Corridor and Warden Woods Park are located west of Warden Avenue. The existing residential neighbourhood to the east includes semi-detached dwellings fronting onto Santamonica Boulevard. The lands at 350 Danforth Road are the site of a residential subdivisions which include a variety of grade-related housing, a public park, and stormwater management ponds. The site would primarily be accessed via Warden Ave or from the rear end on Pilkington Drive.
the adjacent neighbourhoods in Warden lack clear pedestrian pathways to the plaza which contains a grocery market, convenience stores and a collection of restaurants and diners which promote the auto dependency in the neighbourhood. The community overall lacks transit-oriented development despite being located in proximity to a higher-order transit link evidenced by the car dependency among the private homes in the area. The St. Clair Warden Avenue intersection lies at the centre of developer ‘Create TO’s plans to provide housing and large-scale redevelopment with a focus on affordable housing adjacent to Warden Subway station. Despite the significance of the Subway Station, little progress has been made in the way of promoting transit-oriented development in the area, the Subject site sits less than 500m from the station but is not unified or connected and the surrounding lacking street life, open spaces that encourage pedestrian use and quality public spaces. The proposed Development on-site would guide and important connection and animation of the street on Warden Ave close to the Subway station and become an ideal placemaking location for amenities that link and complete the community and become a precinct in the area for development which takes advantage of the transit opportunities present.
Further south-west of the site a smaller strip plaza with a lot supporting about 150 cars, reminiscent of a 1960’s auto-oriented layout,
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Existing Site Conditions
Apartment Blocks to the Front of the Site and East
Storage facilities directly East of Site
Ina Grafton Senior Home Directly East
TD Bank to the East of the Site 19
Development of 685 Warden Avenue Interim Progress Report March 2020
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2.5
DEVELOPMENT ACTIVITY
COMMUNITY SERVICES
The level of development is very low in the area as there are only eight current developments occurring within a two-kilometre radius of the site. (See Table Below). The developments taking place include a mix of multiple mid-rise residential buildings, townhouses and one highrise building that are all currently in pre-construction. The heights of these developments range from 4 stories to 18 with a mix of heights in between. The number of residential units ranges from a low of 95 up to a high of 466, with a range of Floor space index’s from 1.4 to 3.4 in the area. Aside from residential developments, there is one mixed-use development waiting to be approved by the city on Warden Ave north of St.Clair that includes office space and retail.
There are many community services that are available to the public in the neighbourhood. Most of these services are within walking distance or may require taking public transit to access. In a 5 km radius these services include: Providence Healthcare, Warden Woods Community Centre, Boys and Girls Club of West Scarborough, Toronto Community Housing, Youthlink Music Program, Presentation Manor Senior Living, Teesdale Community Centre, Toronto Public Library - Albert Campbell Branch (Closed for Renovations), Warden Hilltop Community Centre, Ina Grafton Gage Home and Warden Woods Church, Gus Harris Trail and Community Center. See Graphic on following page.
Address 756 Warden Ave 35 Danforth Ave 705 Warden Ave Kennedy Rd & St.Clair Ave E 250 Danforth Rd 300 Danforth Rd 1401 O’Connor Dr 3520 Danforth Ave
Use Institutional
Storeys 2
FSI 0.5
Units 0
Residential
4
1.1
116
Residential
18, 8, 7
1.4
466
Residential
4
2.17
92
Residential
9
2.25
300
Residential
12, 4, 4, 4
3.07
241
Residential
7
3.2
142
Residential
7
3.4
95
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Status Pre Construction Pre Construction OPA, ZBA, Est. 2020 Pre Construction Pre Construction Pre Construction Pre Construction Complete
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7 3
6
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Development Activity
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Development of 685 Warden Avenue Interim Progress Report March 2020
MAJOR DEVELOPMENT ACTIVITY
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300 Danforth Road Condominiums, ZBA, Mixed Use Status: LPAT Proposal submitted to the City of Toronto seeks rezoning to permit a five-building condominium and townhome development. The plan proposes 241-units, comprised of four blocks of townhomes and a mid-rise condominium tower abuting Danforth Road. (Refer to figure below)
The remaining 80 condominium units are as follows: Building A would contain 24 units, building B would contain 16 units, and both buildings C and D would each house 20 units. The unit mix across the entire development is proposed as 111 one-bedrooms, 126 two-bedrooms, and 4 three-bedrooms.
The proposal spreads 21,143 m² of residential density across 1.75-acres, with the bulk of the density—in the form of a 12-storey tower fronting on Danforth Road. The tower would contain 161 of the proposed 241 condominium units. 161 m² of commercial space would face the street.
Residents would be served by a variety of amenities, with 504 m² (5,430 ft²) of indoor space and 737 m² (7,938 ft²) of outdoor spaces and a underground garage that would contain 251 spaces for residents.
Figure 1
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MAJOR DEVELOPMENT ACTIVITY
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705 Warden Ave OPA, ZBA, Mixed Market, Mixed Use Status: Est. Q4 2020 Application to create Blocks of development to support redeveloping the lands at 705 Warden Avenue comprising of the following as a part of CreateTO’s Housing Now initiative to respond to the cities need for affordable housing. 39,321 square metres of residential gross floor area of which almost 50% would be affordable units. The plan is made up of the following: Building A is a 7 storey mid-rise building fronting on Warden Avenue having a GFA of 11,790 sqr. m. 142 residential units and 98 parking spaces.
Building B: 8 storey mid-rise building fronting on Warden Avenue having a GFA of 10,410 square metres, 120 residential units, 84 vehicular parking spaces and 1 type “G” loading space. Building C: 18 storey building with a GFA of 15,950 square metres, 216 residential units, 150 vehicular parking spaces and 1 type “G” loading space. A new public road and park is proposed adjacent
Figure 2 23
Development of 685 Warden Avenue Interim Progress Report March 2020
2.6 THE TRANSIT IMPERATIVE The site (685 Warden Ave.) is located near the intersection of Warden and St. Clair Avenue so that people could access the site by various methods including walking, driving, and taking public transportation. The site is right beside Warden Avenue, and people can walk and drive only from Warden Avenue to access the site. The site is five-minutes walking distance away from the Warden subway station which is also an interchange station for passengers to transfer to other bus services. The bus stop in front of the site along Warden Avenue services 69 and 135 bus routes. The Scarborough GO station is also a convenient eight-minute drive to the site. However, there exists no bicycle lane along Warden Avenue.
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The site poses a strong opportunity to achieve Transit-oriented Development (TOD) because the existing transportation infrastructure near site are well-developed, and there is a large potential opportunity that the site can connect with existing infrastructure. The location of the site (685 Warden Ave.) is near the Warden station which is one of the public transport interchanges of Toronto providing subway and bus services. It would attract a large volume of people that commute and transfer in this area every day and maximise potential. The site is close to the Warden station, which can become one of the advantages of adopting Transit-oriented Development to engage more people to use public transit. The Transit-oriented Development for the site could help increase the sharing of the travel mode of people living within the site even the surrounding neighbourhood by increasing accessibility to public transit.
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Community Services
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Development of 685 Warden Avenue Interim Progress Report March 2020
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Regulatory Context
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Development of 685 Warden Avenue Interim Progress Report March 2020
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Regulatory Context 3.1 NEIGHBOURHOOD DEMOGRAPHICS The average household size is 2.84 persons, a larger size than the Toronto average. (City of Toronto, 2018) This would indicate a demand for multi bedroom units. In the Clairlea - Birchmount neighbourhood, 78.5% of housing is ground related. (City of Toronto, 2018) As the cost of land continues to rise, creating a development that is able to accommodate more people would be desirable.
3.2 HOUSING MARKET The average rent for a 1 bedroom unit is $1213 in the Scarbrough Central Zone (CMHC, 2020) where the project is located. In contrast, the Toronto average for a 1 bedroom unit is $1361 (CMHC, 2020). These market rents account for buildings of all ages. As the proposed project will be newly constructed, rent would be justified at a higher rate. However, it will be critical to provide affordable units as well. Condominium apartments in the City of Toronto have an average sale price of $660,379 (Toronto Real Estate Board, 2020). In the Toronto East market where 685 Warden Avenue is located, the mean sale price is lower at $482,726 (Toronto Real Estate Board, 2020).
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3.3 PROVINCIAL POLICY STATEMENT 2020 The Provincial Policy Statement (PPS) provides overall direction on matters of provincial interest that must be reflected in municipal planning decisions. The PPS was issued under Section 3 of the Planning Act, 1990 and provides provincial direction in terms of land use planning and development in Ontario. The PPS document that is being used for this report comes into effect on May 1, 2020. Decisions related to planning matters including official plan amendment applications made under the Planning Act, 1990, “shall be consistent with� the PPS. The PPS states that healthy, livable and safe communities promoting the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs ... (Policy 1.1.1 e) The PPS states that efficient development patterns optimize the use of land, resources and public investment in infrastructure and public service facilities. These land-use patterns promote a mix of housing, including affordable housing, employment, recreation, parks and open spaces, and transportation choices that increase the use of active transportation and transit before other modes of travel. They support the financial well-being of the Province and municipalities over the long term and minimize the undesirable effects of development, including impacts on air, water and other resources. They also permit better adaptation and response to the impacts of a changing climate, which will vary from region to region. (Part IV)
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The subject site is within 500m of Warden Station. Warden Station is considered a transportation system by the PPS as the document defines a transportation system as a system consisting of facilities, corridors and rights-of-way for the movement of people and goods, and associated transportation facilities including transit stops and stations, sidewalks, cycle lanes, bus lanes, high occupancy vehicle lanes, rail facilities, parking facilities, park’n’ride lots, service centres, rest stops, vehicle inspection stations, intermodal facilities, harbours, airports, marine facilities, ferries, canals and associated facilities such as storage and maintenance. When building around a transportation system, connectivity within and among transportation systems and modes should be maintained and, where possible, improved, and when building, a mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. (1.6.7.3 and 1.6.7.4) When it comes to housing, the PPS requires that transit-supportive development and prioritizing intensification, including potential air rights development, in proximity to transit, including corridors and stations. (1.4.3 e) The proposed development is consistent with the PPS’s intensification and redevelopment objectives and overall intent of the PPS (2020).
3.4 OFFICIAL PLAN AND LAND USE The City of Toronto is one of the governing bodies for land use designations and policies. The site falls under Map 20 of the Toronto Official Plan for land use and is currently Designated as mixed-use and apartment neighbourhoods under the O.P. However, our specific site is currently zoned as industrial. In terms of zoning: Existing employment uses will
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retain their industrial zoning until such time as the Council approves the redevelopment of those sites. Zoning permissions for special industrial uses and open storage, activities less likely to be compatible with the new residential uses, will be removed. Certain public lands will be rezoned for public utility and transportation purposes. Lands may be zoned to permit the continuation and expansion of a legally existing land use which does not conform to this Secondary Plan, provided that the long term ability to meet the policies of this Secondary Plan is not compromised. Prior to the enactment of implementing zoning bylaws for development, satisfactory arrangements will be made to secure the provision of community facilities in accordance with the priorities of this Secondary Plan, the Community Services and Facilities Strategy, and/or other fundamental infrastructure, or mitigation measures, in accordance with the policies of this Secondary Plan.
3.5 HOLDING BY-LAWS (s.5.1.2) There are instances where the intended use and zoning are known for lands but development should not take place until specific facilities are in place or conditions are met. The lands may need soil remediation, floodproofing, the construction of a road, a key community facility or a transportation study before development can begin. Under the Planning Act, the Council can pass a “holding” zoning by-law that places an “H” symbol over the zoning and spells out the conditions that must be met before the “H” symbol is removed and the lands can be developed. These “holding” zoning by-laws go through the same full public process as other zoning by-laws, but once the conditions for removal of the “H” symbol are met and the owner applies to lift the “H” symbol, there is no requirement for public meetings or opportunity to appeal to the Local Planning Appeal Tribunal except by the owner.
Development of 685 Warden Avenue Interim Progress Report March 2020
3.5.1 IMPLEMENTATION: MAKING THINGS HAPPEN Policies: 1. A holding provision may be placed on lands where the ultimate desired use of the lands is specified but development cannot take place until conditions set out in the Plan or by-law are satisfied. 2. Conditions to be met prior to the removal of the holding provision may include: a) transportation or servicing improvements; b) parks and open space, recreational, and community services and facilities; c) environmental protection, remediation or mitigation measures; d) measures to protect a natural heritage environmentally sensitive natural features; e) professional or technical studies to assess potential development impacts; f) phasing of development; g) entering into agreements, including subdivision agreements or agreements pursuant to Section 41 of the Planning Act, to secure any of the matters required to satisfy the conditions for removal of the holding provision; and h) measures to protect heritage buildings, properties with archaeological potential and archaeological sites. 3. Holding provision by-laws legally in effect at the time of adoption of the Plan are deemed to comply with this Plan.
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3.6 ZONING 685 Warden Avenue, Toronto Ontario is legally Defined as part of Lo 32, Concession B, Scarborough. The City of Toronto Official Plan approved by the Ontario Municipal Board in 2006 is in effect for the subject site. The most recent Official Plan consolidation of policies is in effect as of June 2015. The lands are designated Mixed Use Areas under Official Plan Maps 13 – 23 Land Use Plan. Zoning by-law 569-2013. The Subject Lands are subject to Warden Woods Community Secondary Plan (Official Plan Amendment No. 1145 And Zoning By-law No. 951-2005, Zoning By-law No. 950-2005 The Applications surrounding the subject lands seek to amend Zoning By-law No. 951-2005 and bring the Official Plan in force to permit Mixed-Use developments the lands known municipally as 685 Warden Avenue. City Council enacted Warden Woods Community Zoning By-law No. 950-2005 on October 28, 2005, which includes all of the lands in the new community, including the subject site, and maintains the existing industrial zoning for 685 Warden Avenue. By-law No. 950-2005 is a “parent” zoning by-law, which provides the framework to which implementing zoning by-laws for the various development applications in the new Warden Woods Community are being added as they are enacted. The subject site is currently zoned General Industrial (MG) in the Employment Districts zoning By-law No. 24982 (Oakridge). This zone permits a variety of uses including industrial uses, offices (excluding medical and dental), educational and training facility uses, day nurseries, and recreational uses, as well as places of worship as a sole use or in conjunction with a day nursery on sites abutting certain arterial roads including Warden Avenue.
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Retail stores are not permitted in the MG zone. City Council also enacted Zoning By-law No. 951-2005 on October 28, 2005, which amends Employment Districts Zoning By-law No. 24982 (Oakridge), and has the effect of rezoning certain industrial lands, including the subject site, to Industrial (M), thereby removing the existing permission for open storage.
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3.7
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WARDEN WOODS SECONDARY PLAN • Secondary Plans establish local development policies to guide growth and development in defined areas of a city where major physical changes are expected and desired. Therefore, restrictive or permissive requirements in the Secondary Plan may supersede the existing Official Plan Land Use policiesCity Council adopted Official Plan Amendment (OPA) No. 1145 to the Scarborough Official Plan, the Warden Woods Community Secondary Plan, on October 28, 2005. The last appeal with regards to this property was of OPA No. 1145 to be heard by the OMB is that of Loblaw Properties Limited with respect to 685 Warden Avenue. The secondary plan that governs the study area is the Warden Woods Community Secondary Plan. Warden Woods is an area stretching 1.8 kilometres along Warden Avenue north and south of St. Clair Avenue East. The community is a mixture of public and private lands ranging in uses located in a primarily residential and employment area located close to the TTC Warden subway station. The secondary plan establishes a framework to guide development in the area under the following principles: • Strategic Use of City-Owned Lands and Assets:
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Put an emphasis on the subway station to enhance the built form, appearance and functionality of the station. This also includes a strong emphasis on transit-oriented development, affordable housing and parks. A Healthy Community: Include a mix of uses that support a healthy community such as community facilities, health services, parks and a range of employment uses. Connecting: The creation of adequate connections within the public realm is key to integrate Warden Woods to other neighbourhoods. Housing Diversity: Incorporate a full range of housing to accommodate a range of incomes and sizes, range of tenure as well as a range of built form. Improvement of the Natural Environment: Creation of better public access to natural areas and protecting sensitive natural areas. Preservation of Heritage Resources: Preservation of heritage resources and the appropriate reuse of buildings, grounds a
3.8 LAND USE POLICIES The Warden Woods Community Secondary Plan designates the site at 685 Warden Avenue as Mixed-Use Area. Warden Woods is envisioned to deliver land uses that accommodate economic growth and vibrant communities. The Mixed-Use Areas designation permits a broad range of commercial, residential and institutional uses, parks and recreation to promote economic health and employment opportunities for local residents and create transit-friendly communities. The Warden Woods community is intended to be a community with both residential and mixed-use areas. • The lowest densities will be permitted in lowrise residential areas • Neighbourhoods will consist of residential uses in lower scale buildings (duplexes, triplexes, Development of 685 Warden Avenue Interim Progress Report March 2020
townhouses, apartments and parks are permitted within the space) • Large scale stand-alone retails centers are not allowed, however, a grocery store is permitted In Mixed-Use Areas development will: 1. create a balance of high-quality commercial, residential, institutional and open space uses that reduces automobile dependency and meets the needs of the local community; 2. provide for new jobs and homes for Toronto’s growing population on underutilized lands in the Downtown, the Central Waterfront, Centres, Avenues and other lands designated Mixed Use Areas, creating and sustaining well-paid, stable, safe and fulfilling employment opportunities for all Torontonians; 3. locate and mass new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of this Plan, through means such as providing appropriate setbacks and/or stepping down of heights, particularly towards lower scale Neighbourhoods; 4. locate and mass new buildings so as to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes; 5. locate and mass new buildings to frame the edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces; 6. provides an attractive, comfortable and safe pedestrian environment 7. have access to schools, parks, community centres, libraries, and childcare; 8. take advantage of nearby transit services; 9. provide good site access and circulation and an adequate supply of parking for residents and visitors; 10. locate and screen service areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; and 11. provide indoor and outdoor recreation space for Ryerson || School Of Urban And Regional Planning SURP Student Strategies Choice Properties REIT
building residents in every signifcant multi-unit residential development.
3.9 LAND USE POLICIES This property is within the Growth Plan Built Boundary area. Growth Plan Built Boundary: Total Area of Site Inside the Built Boundary: 1.66 hectares (4.1 acres) of built boundaries Build Boundary Area Covers: 100% of the property. The Growth Plan provides direction to municipalities on where and how to accommodate forecasted growth within the Greater Golden Horseshoe. The Growth Plan supports the intensification of lands within the established built-up area and sets a minimum target of 40% of new residential development to take place in the built-up area by the year 2031. However, an amendment in effect as of June 17, 2013, updated and extended the population and employment forecasts to 2041. Intensification must be directed to intensification areas and must utilize the existing and planned public infrastructure.
3.10 LAND USE POLICIES The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. The Planning Act requires the City Council’s planning decisions to conform, or not conflict with, the Growth Plan. Section 1.2.1 of the Growth Plan on Guiding Prin-
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ciples states that the Plan supports the achievement of complete communities that are designed to support healthy and active living and meet people’s needs for daily living throughout an entire lifetime. The Plan also Figure 22 – Growth Plan Concept prioritizes intensification and higher densities to make efficient use of land and infrastructure and support transit viability. The Master Plan will be a complete community with a range of land uses and a comprehensive open space system to meet people’s daily needs for living and to support healthy and active living. The Master Plan will aid in achieving the Growth Plan’s goal for intensification and higher densities that make efficient use of land and infrastructure within close proximity to transit options. Our research concludes that the proposed developmend of the subject site is supportive of policies articulated in the PPS and conform to the Growth Plan for the Greater Golden Horseshoe., all of which promote intensification on underutilised sites well served by municipal functions, including transit. From Land Use perspectives it is also supportive of intensification in urban areas and centers.
3.11 TORONTO OFFICIAL PLAN On July 6, 2006, the OMB issued Order No. 1928 bringing the majority of the new Official Plan into force and effect. Most of the policies of the 7 Official Plans of the former municipalities that were previously in effect have been repealed, except for sections that were under appeal. The Toronto Official Plan is not in effect as it pertains to the Warden Woods Community Secondary Plan. The built form policies of the new Toronto Official Plan require new development to be located and organized to fit with its existing or planned context and to frame and support adjacent streets to improve the safety, pedestrian interest and casual
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views from the development. Main building entrances will be located so that they are clearly visible and directly accessible from the public sidewalk. The new development will locate and organize vehicle parking, vehicular access below grade, service areas below and utilities to minimize their impact on the property and surrounding properties and to improve the safety and attractiveness of adjacent streets,. The new development will be massed to fit harmoniously with its context by framing and defining the edge of adjacent streets. As such the Research concludes that the proposed development is supportive of policies articulated in the OP.
3.12 URBAN DESIGN The Urban Design Policies of the Warden Woods Community Secondary Plan require that: “The built form of the Secondary Plan Area will frame the edges of streets and parks, promote community identity at prominent locations, and support a pedestrian-friendly walking environment. Diverse building types with high-quality architecture will be encouraged.” (Warden Woods Secondary Plan, 2004) The guidelines Include a conceptual master plan which illustrated key connection points to be made, block patterns, potential development and recreational locations. The conceptual plan envisions commercial development which aims to accommodate the residents on and near the subject lands. Layouts should be made to accommodate Warden avenue, sides that face the street should include customer entrances and buildings are encouraged to be of high architectural quality and to occupy 70% of the frontage on Warden to animate street life. The secondary plan is to guide development to be well-integrated into the public realm. Some policies Development of 685 Warden Avenue Interim Progress Report March 2020
that apply to the site specifically include: • Be designed to support integrated and connected communities, be pedestrian-friendly, transit-supportive and promote a sense of safety and community identity • designed to support mixed-use developments and a vibrant street frontage • pedestrian connections will be created to the existing urban fabric • oLinks between TTC bus and subway station, to existing parks and open spaces, neighbourhoods tage • The Range of public art to reflect the heri and history of the area.
3.13 COMMUNITY SERVICES & FACILITIES Social infrastructure is important to the community and how implementation will work. Some applicable policies include: • New and expanded community services will be delivered to match residential growth, located in highly visible areas and be incorporated in development sites • Encouraged in all new developments in the area
3.14 PARKS, OPEN SPACE ANDE NATURAL HERITAGE The creation of new parks in the area will increase liveability and the desire to move to the Warden Woods community area. Some key points include:
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• The development of two local parks, one north and one south of St. Clair Avenue, each approximately 2.0 to 2.5 hectares in size, is of primary importance in the establishment of a healthy Warden Woods community. • Parkland contributions associated with the development of the City-owned lands north and south of St. Clair (Warden North Parking lot and the southeast corner of Warden and St. Clair Avenues) will be provided on the lands north of St. Clair Avenue. • Adverse impacts of development on adjacent properties and on parks and open spaces, including shadows, noise, traffic and wind, will be minimized.
3.15 HOUSING In terms of housing for the secondary plan area, a diverse range of housing will provide for a wide range of individual to call their home which will provide residents with the ability to remain in their neighbourhood for all of their needs
3.16 BUILDING TYPES Tall Building Tall Building Design Guidelines apply to the approval process of developing applications of all new tall building developments in the City. Specifically, these guidelines deal with buildings 20-36 storeys high or buildings with a height that surpasses the width of the adjacent street right of way. The preliminary massings of the site propose building heights within this range on the street frontage of Warden Avenue. It is important to incorporate these guidelines to ensure where tall buildings exist on the site they do not compromise the existing neighbourhood context, specially designated Neighbour-
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hood areas. These guidelines contain direction in exercising sensitivity to site context, site organization, design features, and improving the pedestrian realm. Regardless of the stylistic approach, the design and placement of tall buildings should positively impact the public realm and fit seamlessly into site context. Creativity and variations in built form design is still welcomed to encourage a vibrant and beautiful community. All new tall building developments should generally: • Avoid free-standing towers without base buildings or direct relationship to the street • Minimize shadowing and wind impacts • Avoid big ‘boxy’ dominant massing with elongated ‘slab-like’ floor plates • Embrace opportunities for variations in the built form (ex. design of façade, types of material etc.)
Mid-rise Building Mid-rise Building Guidelines include performance standards for Council to evaluate mid-rise development applications. These guidelines apply to buildings between 3 (or 10.5 metres) and 11 storeys (or 36 metres) high. Mid-rise buildings act as the ‘in-between’ scale to protect low-scale neighbourhoods. These guidelines set out ways to tailor mid-rise development so it is adaptive to both existing and planned context. To ensure the proposed development maintains a healthy transition to the adjacent neighbourhood these performance standards will be incorporated. These performance standards include requirements for front façade (i.e. angular plane, alignment, and pedestrian perception), the rear transition to neighbourhoods, requirements for streetscapes and side property lines.
3.17 HEALTHY COMMUNITIES Pet-Friendly Design Guidelines for High-Density Communities Pet-Friendly Design Guidelines help inform decisions and identify best practices for creating pet amenities for high-density residential communities at various scales (neighbourhood, building and unit). This includes the design of the public realm, publicly accessible off-leash areas, community facilities and other open spaces. The provision of this amenity space is a condition of approval that applies to all city-wide multi-unit residential buildings. The goal of these guidelines is to reduce the burden of pets on the public realm, parks and open spaces, and the environment. Pet amenities support inclusive and complete communities as well as healthy and desirable living. These guidelines are meant to be prescriptive and have relative flexibility in an application for development proposals. However, it is an important part of the review and approval process that will be considered by the Council when overlooking this development application.
City of Toronto Accessibility Design Guidelines Accessibility Design Guidelines guide the design, planning and construction of accessible spaces and buildings, as well as maximize opportunities for a barrier-free city. These guidelines offer solutions to optimize accessibility for proposed development including a wide variety of exterior and interior building elements such as: • Exterior and interior routes (ex. Guards and handrails, elevators etc.) • Arrival and departure areas (ex. Accessible routes to entrance, emergency routes etc.) • Special areas and features (ex. Parks and parkettes, outdoor eating and entertainment
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Development of 685 Warden Avenue Interim Progress Report March 2020
spaces etc.) • Outdoor and indoor amenities (ex. Street furniture, door and cupboard hardware etc.) • Outdoor and indoor support systems (ex. Signage and way-finding, audible signals etc.) These guidelines emphasize dignity and independence and an equal level of safety for all (especially during emergencies) as top priorities. Understanding the wide range of impediments that limit access to different environments is fundamental to grasp depth of the issue; this includes but is not limited to mobility, sight, hearing or cognitive disabilities. In order to remain responsive to the diversity of needs within the disability community this proposed development must comply with prescribed guidelines. By eliminating barriers to accessibility, more opportunities for people with disabilities to fully participate in all aspects of life in Toronto can be realized.
3.18 ENVIROMENTAL Bird-Friendly Development Guidelines Bird-Friendly Development Guidelines offer a comprehensive list of mandatory and voluntary strategies and technologies for bird collision deterrence for new residential apartment buildings 4 storeys or higher. The proposed development will likely contain building heights well beyond the lower limit indicating a need to incorporate these strategies in preliminary designs. This includes best practices for reducing migratory bird mortality rates while concurrently not compromising architectural creativity and design. Bird-friendly grazing is a mandatory requirement within the Toronto Green Standard as a required performance measure of Tier 1. The proposed development must employ a combination of the following strategies: • Low reflectance, opaque materials • Visual markers applied to glass Ryerson || School Of Urban And Regional Planning SURP Student Strategies Choice Properties REIT
• Building-integrated structures to mute reflection of glass surfaces These performance standards both mitigate light pollution and make glass less dangerous to migratory birds. Bird-Friendly Guidelines are a fundamental step in the planning approval process and considerations of Council.
3.19 STREETSCAPE AND PUBLIC SPACE Toronto Complete Streets Guidelines The Complete Street guidelines assist in the implementation of Toronto’s vision for streets that are safe for all users, vibrant and beautiful with sufficient connections to the multi-modal transportation system. The city encourages every opportunity to apply guidelines to new developments making it an important consideration for the preliminary design stage of this project. Complete street guidelines guide major and smaller scale projects from new construction to new bicycle infrastructure and lighting. The guidelines contain a specific street design for pedestrians, cycling, transit, green infrastructure and roadways. With each specific context there are different design components that achieve specific needs of the local community. These guidelines understand that there cannot be one singular model for street design and that it is to be reflective of existing neighbourhood context and adaptive to local needs. Complete Streets Guidelines will assist the new community by: • Ensuring safe and accessible streets for people of all ages and abilities; • Providing link to the multi-modal transportation system; • Supporting economic prosperity; • And creating vibrant and attractive public spaces.
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Guidelines for the Design and Management of Bicycle Parking Facilities
In order to encourage and support bike use in the City, guidelines were adopted to improve bicycle infrastructure. These guidelines were created to promote accessibility, safety, and convenience of travel. These guidelines apply to new buildings or the redesign/renovation of existing ones. In pursuit of both the reduction in auto-dependency and support of sustainable alternative modes of transportation these guidelines support the design, construction and management of high quality facilities. The Warden Woods Secondary Plan for this area suggests new bicycle connections between residential communities and transit, this will be achieved by incorporating bike infrastructure into development. The guidelines mainly provide guidance on the quantity and the type of facility (long or short term) that is required.Long term facilities would include underground parking garages, bike rooms and bicycle cages. Whilst short term solutions refer to outdoor racks.
Percent for Public Art Program Guidelines These guidelines provide the private sector with guidance in developing public art programs for approval by Council. This art is a public benefit that contributes to the overall vibrancy, beauty and quality of the public realm. The Toronto Official Plan encourages the inclusion of public art in significant private sector development to ensure equality in contributions across the city. Privately-owned art contributes to the identity and character of neighbourhoods. The Warden Woods Secondary Plan indicates that in planning new buildings and spaces a range of opportunities for public art will be pursued. These guidelines must be considered to develop a public art program in the advent of the proposed development.
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3.20 POLICY 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 infrastructure, especially public transit. The residential population added to the site will be abel to take advantage of transit and nearby amenities. From a built form and urban design prespective, our proposed plan will contribute to the ongoing evolutionand growth of Scarborough and reinforce the vibrant streets and surrounding neighbourhood. The poposal fits harmoniously into the existing planning built form and respects lower densities with appropriate setbacks and stepbacks accoriding City of Toronto zoning and guidelines for midrise developments. The design include buffers that creat appropriate transitions to the neighbouring community. The property be rezoned to the Mixed Use zone forming part of the Warden Woods Community Zoning By-law No. 950-2005, in order to permit the redevelopment of the lands to allow greater intensity of development. The Warden Woods Community Secondary Plan contemplates a broader range of mixed uses for the site. To support the objectives of the Secondary Plan, the new zoning for the property should also permit most of the other uses normally permitted in the Mixed-Use zone of the Warden Woods Community Zoning By-law 9502005, and recreational uses. 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.
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FIELD RESEARCH
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4.0
FIELD RESEARCH 4.1 FINDINGS The field research that has been conducted for the purposes of this project include site visits, as well as reviewing aerial images. During the site visit and the revision of aerial images, it was evident that 685 Warden is located in a prime location for transit-oriented development. Warden Subway Station was approximately 500m north of 685 Warden, and the 69A/B bus stop approximately 100m south. The neighbouring lands are used for industrial purposes, on one side there are manufacturing facilities, and the other side contains self-storage facilities. Other research has been conducted by looking at neighbourhood profiles, examining the housing market and rent prices, as well as, reading through the 705 Warden Avenue development plan and consultation process that is being done by CreateTO. A similar precedent development is West Don Lands. The area is bordered by the Don River, King Street, Parliament Street and the rail line adjacent to the Gardiner Expressway.
This area was previously used for the 2015 Pan Am games and the Athletes village has become a lively mixed-use riverside neighbourhood. Although the development is still undergoing construction, the following currently exists: It contains a market, affordable housing for seniors and families, YMCA recreational facility, George Brown College Student residents, and new transit supported by a pedestrian/cycling friendly public realm (Waterfront Toronto, 2019). The development is well equipped with access to public transit as it is steps away from the Distillery Loop of the 504A King St. streetcar line, which runs along Cherry St. The design prioritizes transit users and pedestrians by giving the streetcars their own transit corridor, and it will eventually connect to the planned streetcar lines on Queens Quay Boulevard and provide service to the Port Lands. The Canary District community also has access to the TTC 514 Cherry streetcar which also connects to King Street, busses and nearby subway stations. The development is located next to the Gardiner Expressway and Don Valley Parkway providing access in and out of the city (Waterfront Toronto, 2019).
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PRELIMINARY CONCEP T PLAN
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PRELIMINARY CONCEP T
5 .0
CONCEP T PLAN 5.1
685 Warden Road - Prelim. Overview The site concept entails a mix of residential and retail uses. With a total of 5 buildings (A through E) the goal of maximizing the land to the best possible use is realized. Two, two storey and three single storey retail shops will provide local purchasing opportunities. One of the retail locations will be a grocery store offering goods at competitive low costs. This will be an answer to the community need of an affordable and accessible food store. The residential floors of the building will provide 1540 units ranging from 1 to 4 Bedrooms.
Buildings A and B are high rise buildings at 19 and 17 storeys. This is appropriate as there is a residential site at 682 Warden Avenue at 15 storeys. In order to see continued growth in an area with transit oriented opportunities, it is justified to build projects at a scale of greater density and height. A combination of high rise and mid rise structures provide the opportunity to reach higher density. In order to maintain the integrity of the existing neighbourhood East of Warden Avenue, buildings C, D and E will be mid rise. Building C will be 10 storeys, D 12 and E 6.
30% of these units will be affordable. The unit sizes The design minimizes any potential disruption such as range from 525 to 1100 square feet per unit. All shadowing, with step backs respecting the community. sizes are appropriate and correspond with affordable housing regulations. E
D C
A
War den
Pr op os ed
M un ic ip al Ro ad
B
Ave nue
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PRELIMINARY CONCEP T
5.4
685 Warden Road Proposed Site Plan
B
A
D
C E
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5.2
685 Warden: By the Buildings
Building A, GFA: 39,821.56
Building B GFA: 38,033.3
Building C, GFA: 12,156.66
Building D GFA: 23,775.26
Building E GFA: 12,368.64 Ryerson || School Of Urban And Regional Planning SURP Student Strategies Choice Properties REIT
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PRELIMINARY CONCEP T
5.3
685 Warden Road: Preliminary Massing The preliminary model reveals the modern architec- of affordable rental towers known as the “Woodland tural vision and street life for the site, as well as the Acres North� on 682 Warden Ave. primary retail and residential buildings along warden avenue across from an iconically circular pair
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PRELIMINARY CONCEP T
685 Warden Road: Preliminary Massing The preliminary model reveals the Massing profiles of the concept proposal in relation to its surrounding neighbourhood.
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PRELIMINARY CONCEP T
685 Warden Road: Test Renders The preliminary model reveals the Massing profiles of the concept proposal and frontal facade facing Warden Avenue.
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Development of 685 Warden Avenue Interim Progress Report March 2020
5.5 THE COMMUNITY ENGAGEMENT PLAN Engagement with the community is essential to involving community members, with respect to our development plan proposal. This can be achieved through community presentations. Multiple community presentations will allow for continuous participation from community members which will promote collaboration, as well as build relationships to be strengthened over time. To increase community awareness and community support for our development plan proposal, a variety of community presentation formats have been proposed. Public meetings are beneficial for informing and consulting a large number of people (Community Places, 2014). This particular community presentation format allows us (the group proposing an idea) to brief the community on our proposal for the subject lands. Also, this format allows the community to ask questions which will give us feedback that can be used to modify components of our initial development plan proposal.
Workshops allow participating community members to exchange ideas and share perspectives on more specific components (Community Places, 2014) of our development plan proposal (i.e., location of waste collection bins, types of flora to be added on-site, etc.). Workshops are useful for fostering discussion in a relaxed setting that feels less formal and more comfortable than a public meeting (Community Places, 2014), hopefully resulting in increased participation from the community. Our community presentation plan consists of community presentations before the construction phase of our development plan. First, public meetings will be held to inform the community of our development plan proposal for the subject lands. Feedback gathered from the public meetings will be given consideration and incorporated into a revised development plan proposal. Public meetings are to be held on a weekend day and evenings on weekdays, to give community members a sufficient number of options to choose from. Second, community mapping will take place before our final development plan proposal is set.
Community mapping and workshops are two other community presentation formats that will be utilized for this project. Community mapping gives community members the opportunity to discuss how they perceive the subject lands and surrounding area, as well as what improvements they wish to see (Community Places, 2014). Having a visual aid - such as maps and photos of the site - to work with can enhance the discussion about what is suitable for the subject lands.
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RECOMMENDATIONS & GUIDING PRINCIPLES
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6.0
Recommendations 6.1 DENSITY The subject lands proximity to the Warden Station calls for higher density development that is transit-supportive. Development should be located close to Warden Avenue to enhance the streetscape and provide fast access to the station. Density must also be compatible to the surrounding area avoiding conflicts with the low-density residential to the rear of the subject lands while focusing higher density along Warden Avenue.
6.2 RETAIL The development must provide adequate amenities for residents in the form of retail spaces, specifically a grocery store which the area urgently requires. These should be located along Warden Avenue and the proposed interior roadway for easy access to pedestrians along the public R.O.W. and for the residents of the development. This will ensure people have access to the necessary amenities, previously located outside of the community.
6.3 AFFORDABLE HOUSING Affordable housing should comprise of 30 per cent of the total units being sold or rented based on present market value. The City of Toronto requires a substantial amount of affordable housing to meet current demand. This development has the potential to offer a significant number of units varied in size at affordable rates, providing housing for different demographics from single to family-sized units.
6.4 PEDESTRIAN ORIENTED The development will be primarily pedestrian-oriented with walkways going through and around the development, roadways and vehicle access should remain on the perimeter of the site. Quick pedestrian access to outside infrastructure and communities including the transit station is key to reducing automobile use and encouraging active forms of transportation.
6.4 DENSITY The proposed master plan will provide critical density of jobs and residents immediately adjacent to transit services, in support of he City and Province’s density targets. The employment hub will also be among the most accessible in the city by transit and active transportation, allowing it to deliver many jobs with a lower traffic, parking and carbon emissions impact.
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6.5
6.9
COMMUNITY AMENITIES/ OPEN SPACE
PRECINCT FOR SEAMLESS TRANSIT INTEGRATIONS
Providing adequate space for residents to experience enjoyable time outside by providing greenspaces and landscaped seating areas will enhance social interaction and provide room for recreational activities. The open pedestrian network will increase pedestrian access to nearby parks, community centres, entertainment, and restaurants. Residents should be able to live, work, and play within their neighbourhood, a human scale approach is required to provide the necessary amenities required for a complete community.
The Master Concept will aim to provide the missing link by provision of integrated and sheltered connections to Warden TTC Subway Station, and play a vital role as a Transit Oriented Development by seeking relief from parking provisions required by the City.
6.8 LINKING WARDEN WOODS The Master Concept will transform the site from a vacant barrier and impedement to connectivity with in a community to a highly porous mixed-use community hub designed to connect the surrounding neighbourhoods to each other. Pedestrian and cycling connections will provide accessible routes through the Subject Lands, and a new public road will create appropriate street and block pattern without creating car oriented emphasis. The Proposed Development will also become a piece of connective infrastructure for the community, establishing new connections to potential future walkways to Warden TTC subway station and St.Clair Ave East to the north of the site
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The Combined application of these principles will create a Master Plan Concept which maximises the benefits of local Development and provide growth and oppurtunity for the residents living in close proximity and the City as a whole. The Master Plan Concept envisions a completed Warden Woods Community which will be a node and a hub for transit oriented residents
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Next Steps
Moving forward, the following items will form actions we will undertake in preparation of delivering our Final Report. Recalibrate work program report with respect to the timeline. Finalize our development plan proposal. Identify and articulate the studies / policy and plans that are to be submitted with the Application to ensure an appropriate planning justification rationale Analyze market trends, project current rent and sale prices, and create a preliminary pro forma to assess viability of the master plan. Finalize the master plan document, containing the following components: - Housing plan - Mix of uses, - Street and block plan, - Height and density plan, - Massing model. - Detailed Streetscape Renders - Etc...
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References
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REFERENCES 1. City of Toronto. (2016). Bird-Friendly Development Guidelines. Retrieved from 2. https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf 3. City of Toronto. (2004). City of Toronto Accessibility Design Guidelines. Retrieved from 4. https://www.toronto.ca/wp-content/uploads/2017/08/8d37-City-of-Toronto-Accessibility-Design-Guidelines.pdf 5. City of Toronto. (2008). Guidelines for the Design and Management of Bicycle Parking Facilities. Retrieved from https://www.toronto.ca/wp-content/uploads/2017/08/8d75-Guidelines-for-the-Design-and-Management-of-Bicycle-Parking-Facilities.pdf 6. City of Toronto. (2010). Mid-Rise Building Performance Standards. Retrived from https://www. toronto.ca/city-government/planning-development/official-plan-guidelines/design-guidelines/mid-risebuildings/ 7. City of Toronto. (2010). Percent for Public Art Program Guidelines. Retrieved from 8. https://www.toronto.ca/wp-content/uploads/2017/11/9090-aoda-public-art-guidelines.pdf 9. City of Toronto. (2019). Pet Friendly Design Guidelines And Best Practices for New Multi-Unit Buildings. Retrieved from 10. https://www.toronto.ca/wp-content/uploads/2019/12/94d3-CityPlanning-Pet-Friendly-Guidelines.pdf 11. City of Toronto. (2013). Tall Building Design Guidelines. Retrieved from 12. https://www.toronto.ca/city-government/planning-development/official-plan-guidelines/design-guidelines/ tall-buildings/ 13. City of Toronto. (2017). Toronto Complete Streets Guidelines. Retrieved from 14. https://www.toronto.ca/wp-content/uploads/2017/11/906b-Chapter-1.pdf 15. City of Toronto. (2015, November). Warden Woods Secondary Plan. Retrieved from https://www. toronto.ca/wp-content/uploads/2017/11/97c6-cp-official-plan-SP-30-WardenWoods.pdf 16. City of Toronto. (2018). Neighbourhood Profile - Neighbourhood 120 Clairlea-Birchmount. 17. City of Toronto. Retrieved from https://www.toronto.ca/ext/sdfa/Neighbourhood 18. Profiles/pdf/2016/pdf1/cpa120.pd
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19. CMHC. (2020, January 15). Rental Market Report Data Tables - Greater Toronto Area 20. Community Places. (2014). Community Planning Toolkit - Community Engagement. Retrieved from https://www.communityplanningtoolkit.org/sites/default/files/Engagement.pdf 21. Ministry of Municipal Affairs and Housing (2020). Provincial Policy Statement. Retrieved from https://files.ontario.ca/mmah-provincial-policy-statement-2020-accessible-final-en-2020-02-14.pdf 22. Toronto Real Estate Board. (2020). Condo Market Report Fourth Quarter 2019. Toronto Real 23. Estate Board. Retrieved from 24. http://www.trebhome.com/files/market-stats/condo-reports/condo_report_Q4-2019.pdf 25. Waterfront Toronto. (n.d.). Develop on the Waterfront. Retrieved from https://waterfrontoronto.ca/nbe/ portal/waterfront/Home/waterfronthome/opportunities/develop on the waterfront 26. Waterfront Toronto. (2019, December 11). What’s new in the West Don Lands. Retrieved from http://blog.waterfrontoronto.ca/nbe/portal/wt/home/blog-home/posts/what-is-new-in-the-west-donlands 27. City of Toronto Official Plan (2019) Section 5. Retrieved from https://www.toronto.ca/city-government/planning-development/official-plan-guidelines/official-plan/
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