685 Warden Avenue Master-Plan by Kazi.Musaddique.Hossain

APRIL

FINAL REPORT

685 Warden Avenue SCARBOROUGH, ONTARIO PREPARED FOR: Choice Properties REIT

SURP STUDENT STRATEGIES PLANNING

DESIGN

CONSULTING

CONTENTS i. Foreword & The Team

iv. Executive Summary

Chapter 1: Introduction .........................................................................................9 Chapter 2: Regulatory Context .........................................................................13 Chapter 3: Field Research ...................................................................................16 Chapter 4: Final Concept .....................................................................................17 Chapter 5: Planning Rationale ..........................................................................27 Chapter 6: Financial Implications/Pro Forma Analysis ............................31 Chapter 7: Community Engagement Plan ....................................................35 Chapter 8: Recommendations ...........................................................................38 Chapter 9: Conclusions/Observations ...........................................................40 Chapter 10: Appendices ......................................................................................42 List of Appendices 1. 2. 3. 4.

Appendix A: Project Data Appendix B: Fixed and Variable Costs Appendix C: Scenarios References

FOREWORD: The studio team of twelve, Ryerson University Urban Planning students for Choice PropertiesREIT for the Winter 2020 Semester would like to thank Choice PropertiesREIT for the opportunity, in particular, Joe Svec and Alexis Johansen; especially in light of the Covid-19 outbreak in early 2020 that kept us in our homes for much of March to June. We were honoured to have the opportunity to work on real-life applications that have challenged and strengthened our knowledge and skills in Planning. The following report is the product of numerous revisions and decisions that envision a Master-Plan for 685 Warden Avenue.

PREPARED BY: SURP STUDENT STRATEGIES 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 Oâ&#x20AC;&#x2122;Sullivan Julia Seefuss

SITE PLANS:

Mackenzie Farrant, Kazi Musaddique Hossain GRAPHICS & MASSINGS:

Kazi Musaddique Hossain REPORT DESIGN:

Tennesha Joseph SUPERVISOR:

RYERSON UNIVERSITY

Carlo Bonanni, MES Vice President, Land and Development Planning at CreateTO Created in fulfillment of our client based studio project for Ryerson University, School of Urban and Regional Planning.

iii

EXECUTIVE SUMMARY The following report was completed by SURP Student Strategies to aid the development and implementation of a transformative mixeduse residential masterplan for the lands at 685 Warden Avenue. The report and masterplan to follow is the cumulative effort of several design iterations and in-depth research conducted on the site and the surrounding Warden Woods and Oakridge area. Further, the recommendations presented integrate research on the creation of complete communities, achieving human scale at a high density, placemaking, and municipal design guidelines. They also support broader provincial and municipal objectives including the development of affordable housing, mitigating the effects of climate change and increasing resiliency for transit-oriented development. The report recommends Choice Properties REIT continue to pursue the development of complete communities in accordance with provincial and municipal policy on its held land assets by constructing a 1535 unit mixed-use, commercial-residential development. It is recommended the units be constructed across 6 buildings transitioning in scale between 8 and 22 stories. The tallest of these towers will front Warden Avenue, giving the street a new distinct and transformative character. These heights were selected to achieve a human scale design and to respect the physical character and context of the existing neighbourhood of low rise homes adjacent to the site.

In response to desires expressed in prior community consultation, the report recommends Choice Properties select partner firm Loblaws as an anchor tenant for the new development. It is recommended the new development include the construction of over 50 000 square feet of needed new commercial-retail space. In support of achieving a complete community, the report recommends the conveyance of a 0.24-hectare park on-site. The recommendations presented will increase connectivity, green transportation and pedestrian activity by introducing a finegrained network of roads, pathways, Privately Owned Public Space and the conveyance of a new public road connecting the Site to neighbouring Pilkington Drive. Finally, in support of key, imperative provincial and municipal policy objectives, the report recommends 20% or 241 of the developments 1207 units should be offered as affordable rental housing. The recommendations presented throughout the report support the implementation of a complete community at a transit-oriented development. A major key to this developmentâ&#x20AC;&#x2122;s approval and successful implementation is a community engagement strategy that leverages community expertise through collaboration and empowerment. To achieve this, the report details a community engagement process for Choice REIT to embark upon prior to the construction of the development. It is recommended that this process include community mapping exercises, workshops, public meetings and social media outreach. These activities will inform residents of new affordable housing and community amenities to be introduced as a result of the development while allowing residents to shape and inform design throughout the process. The report and masterplan presented achieves the objectives of Choice Properties REIT, the Government of Ontario, the City of Toronto, the Warden Woods community and the adjacent Oakridge community. iv

CHAPTER

INTRODUCTION

1.1 PURPOSE

1.3 THE WARDEN/ST. CLAIR SITE

The site is located at 685 Warden Avenue in the outh-west area of Scarborough in Ward 20. It is bordered by industrial uses at the north and south sides, while the neighbourhood of Warden Woods, which is primarily low rise residential, lies in the east and Taylor-Massey Creek to the west. The site has a total of 6.5-acres of property area and a frontage of approximately 115 metres that faces Warden Avenue. The site is designated as As a development consultant group to the mixed-use in the City of Toronto Official Plan, and client, SURP Student Strategies has produced Industrial in the former general Zoning By-law a master plan proposal that responds to the housing needs of the City. The resulting solution 24982 (Scarborough). being put forth is embedded in Provincial Policy, The level of development is very low in the area Municipal Policy, and local contextual preceas there are only eight on-going developments dents. within a two-kilometre radius of the site.The deCreating the proposed master plan involved developments taking place include a mix of mulfining the current state of housing in the City, as tiple mid-rise residential buildings, townhouses well as analyzing the site’s potential in response and one highrise building that are all currently in to the needs identified. Thoughtful consideration pre-construction. The heights of these developwas given to the context of the site’s surround- ments range from 4 stories to 18 with a mix of heights in between. The number of residential ing area, needs of the community, and longunits range from a low of 95 to a high of 466, with term growth for the City. floor space indexes (FSI) ranging from 1.4 to 3.4 in the area. FSI is important because it marks the 1.2 THE CLIENT maximum permissible floor area that can be built on a plot through calculating the ratio of open Choice Properties is Canada’s premier real esspace to built space. Maintaining the average FSI tate investment trust, comprising 726 properties helps to balance planned growth and developtotalling 65.8 million square feet of gross leasment. Aside from residential developments, there able area. Choice Properties is the owner, man- is one mixed-use development waiting to be ager and developer of a high-quality real estate approved by the City on Warden Avenue north of portfolio. Their diversified portfolio consists of St.Clair that includes office space and retail. retail, industrial, office and residential assets. Residential development and major mixed-use Transit-Oriented Development is defined as community sites are located in highly accessihigh density, mixed-use development that is ble areas, with direct access to transit stations located within walking distance from a transit or lines and opportunities for modes of active station. Therefore, 685 Warden Ave. is a prime transportation. With a national footprint conlocation to conduct transit-oriented developcentrated in Canada’s largest markets, Choice ment as it is approximately a 10-minute walk Properties’ transformational development strat- away from Warden Subway station and the 69 egy provides for long-term growth, stability, de- and 135 bus routes. People can also convevelopment and value creation. Choice Properniently access the site by using the Scarborties’ range of tenants is anchored by a strategic ough GO Station, an 8-minute drive to the site. alliance with its principal tenant, Loblaw Compa- The existing transit infrastructure encourages nies Limited, the country’s leading retailer. transit ridership and creates a more walkable community. SURP Student Strategies has been retained by Choice Properties to study, analyze and assess the development potential of a property municipally known as 685 Warden Avenue. The site is located in Scarborough, within the City of Toronto, and is near TTC’s Warden Station (Line 2 Bloor-Danforth subway line).

EXISTING BUILT FORM IN THE SURROUNDING AREA

685 Warden Ave ("The Site") N

CHAPTER

REGULATORY CONTEXT

2.1 OFFICIAL PLAN (2019) The City of Toronto Official Plan (“the Official Plan”) Map 20 — Land Use Plan (February 2019) designates the site as Mixed Use Areas.

When developing a plan for the site, many of the decisions were based on the following principles: •

Policy 4.5.1 of the Official Plan states that Mixed • Use Areas combine a blend of land uses. Such uses include: “residential uses, offices, retail and services, institutions, entertainment, recreation and cultural activities, parks and open spaces” (City of Toronto, 2019). The collocation of residen- • tial units, jobs, and services presents the opportunity for individuals to enjoy their community and spend less time commuting. • The City anticipates that the majority of new retail, office and service jobs will become available in mixed-use areas, such as the site. In addition to • providing homes for the City’s growing population, development in mixed-Use Areas must also provide employment opportunities that are “wellpaid, stable, safe and fulfilling” (City of Toronto, 2019). • In terms of new development, built form in mixed-use areas must be massed and located to assist in the transition of intensity and scale with the surrounding area. New buildings and structures must be located to minimize shadows on adjacent properties, as well as enhance the streetscape for pedestrians. Lastly, new development must take advantage of transit services, have good site access and circulation, and provide for indoor and outdoor amenity spaces.

2.2 WARDEN WOODS COMMU- NITY SECONDARY PLAN

The secondary plan that governs 685 Warden Avenue is Warden Woods Community Secondary Plan. The secondary plan covers an area stretching 1.8 kilometres along Warden Avenue north and south of St. Clair Avenue East. The plan focuses on the mixture of public and private lands in a primarily residential and employment area located close to the TTC Warden subway station. The Warden Woods Secondary Plan is intended to deliver a mix of land uses to deliver and accommodate growth and produce a vibrant community, which aligns with the ideas and concepts the team is proposing. 14

• • •

The lowest densities will be permitted in lowrise residential areas Neighbourhoods will consist of residential uses in lower scale buildings (duplexes, triplexes, townhouses, apartments and parks are permitted within the space) 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 Locate and mass new buildings to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes 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 Provides an attractive, comfortable and safe pedestrian environment Have access to schools, parks, community centres, libraries, and childcare Take advantage of nearby transit services Provide good site access and circulation and an adequate supply of parking for residents and visitors

The guiding principles from the secondary plan have been implemented into the finalized ideas, design and overall vision the team has for the site.

2.3 FORMER GENERAL ZONING BY-LAW 24982 (SCARBOROUGH) The site is subject to Former General Zoning By-law 24982 (Scarborough) (hereinafter referred to as “the By-law”). The By-law was enacted on December 10 of 1996 as “The Corporation of the City of Scarborough Employment Districts Zoning By-law Number 24982” and was consolidated in July of 2014. The current zoning for the site is shown on the Oakridge Employment Map. For reference purposes, the site is part of Lot 32, Concession B. The zoning for the site is as follows: MG-357913-991-1054. By-law 951-2005 deferred as it applies to these lands (OMB Order 1933 in Case PL051208). The site is zoned as General Industrial (MG) under the By-law. Clause VI of the By-law sets out the permitted uses of a General Industrial Zone (MG) under section 2. Permitted uses in a General Industrial Zone (MG) include day nurseries, educational and training facility uses, offices (excluding medical and dental offices), open storage, places of worship, and recreational uses. Performance standards for the site are outlined in Schedule B of the By-law. The following performance standards apply to the site: • • • • • •

The gross floor area of all buildings minus the gross floor area of all basements shall not exceed 0.45 times the area of the lot Minimum street yard setback 3 m Minimum rear yard setback 7.5 m Minimum side yard setback 3 m The total permitted intensity of use, or gross floor area (GFA), for the site, is approximately 8578.09 square metres Calculation: Lot area x intensity of use = permitted GFA. 19062.43 square metres x 0.45 = 8578.09 square metres.

The site is subject to Exception 202, Schedule C of the By-law sets out the following prohibited uses on the site: • •

Non-accessory ground signs excluding marketplace signs Wall signs which are non-accessory.

2.4 AMENDMENTS 685 Warden Avenue is designated as the following: Existing employment uses will retain their industrial zoning until Council approves the redevelopment of those sites. Designation 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 designated 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 An Official Plan amendment would be needed as the current land uses do not support the development being proposed. A Zoning By-law amendment is also needed to increase the allowance 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 development 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.

CHAPTER

03 When visiting the site, it is notable that the site is in close proximity to Warden Station as well as a bus terminal. The surrounding neighbourhoods are primarily low-rise residential with the exception of a 16-storey tower located adjacent to the site. Based on the site visit, it was evident that the area lacks density and there is a need for additional retail along Warden Avenue. From this, it would be essential for the development to contain mid-rise to high-rise buildings to fit within the pre-existing community landscape. From the interim to the final report, additional research on government documents including the Official Plan, Warden Woods Community Secondary Plan and Zoning By-law have aided in the decisions made for the final report. The group has also conducted several meetings with the client to optimize the form, design and height of the buildings as well as the overall site design. Based on the proforma activity, the group was able to decide the appropriate number of units, the average cost and grasp how an activity such as this is crucial before development.

FIELD RESEARCH

CHAPTER

FINAL CONCEPT PLAN

SITE PLAN

The proposed development consists of six towers totalling 90 storeys on three podium buildings. Each tower has a base area of 750 square metres, with the two tallest towers at 22 and 18 storeys fronting onto Warden Avenue. The height and density are appropriate for the area for two main reasons, the first being an existing 18 storey apartment building along the western side of Warden Avenue across from the site, providing a contextual precedent for the proposed heights. The second is the development’s proximity to Warden Station, which falls in line with the Warden Woods Secondary Plan as it states that areas closest to the subway station will contain the highest densities (Policy 2.1.1). Situating the buildings close to Warden Avenue will help define and enhance the existing streetscape by providing an architecturally attractive open space. The height of towers decrease as they transition towards the rear of the property to be compatible with adjacent residential areas. Tower “F” as identified on the site plan reaches a height of 8 storeys maintaining the 45° angular plane required to prevent shadowing or sky view impacts on the adjacent neighbourhood (see Figure 1). The site includes a 2,405 m² park located at the rear of the property fronting onto the proposed public road that consists of 15% of the total net site area.

FIGURE 1: 45° ANGULAR PLANE

SITE PLAN

The site plan was designed to be pedestrian-oriented with multiple avenues through and around the complex. Wide 5-metre sidewalks surrounding the perimeter of the structures provide ample room for landscaping and walking space further promoting active transportation. The pedestrian pathway network will connect to the existing neighbourhood through a road connection to Pilkington Drive. This will not only provide an easier connection to Warden Avenue for the community, but will allow access to the amenities proposed for the development. To promote this, a pedestrian pathway will be created at the rear of the property connecting the site to Warden Station, further encouraging the use of public transit.

EXPLODED ISOMETRIC DETAILING KEY BUILDING TYPOLOGIES & USES IN THE PROPOSED DEVELOPMENT

15 %

The proposed road network will surround the perimeter of the property and include a connection to Pilkington Drive. The road will measure 10.5 metres in width including an additional 5-metre sidewalk on the interior side of the road. Should the adjacent properties be developed, a sidewalk of equal width will be implemented. For the parking garage, an entrance will be provided at building â&#x20AC;&#x2DC;Aâ&#x20AC;&#x2122; close to Warden Avenue to prevent excess vehicle traffic within the development and allow quick access to the arterial road. The road that is currently being proposed is single loaded, however, its design allows for adjacent properties to develop and allows for transition, utilizing efficient use of servicing. Stop signs will be implemented on both intersections at Warden Avenue to regulate traffic entering and leaving the site without impacting traffic along Warden Avenue. The road will provide access to two loading zones, the first for the southern building will be located adjacent to the park and the second will be a shared loading zone between the two northern buildings. Lastly, the development will consist of 80% condo ownership and 20% affordable rental housing.

STREET LIFE

LOOKING SOUTH-EAST ON WARDEN AVE.

LOOKING WEST ON PUBLIC ROW SHOWING PROPOSED PARK SPACE

LOOKING WEST ON PROPOSED PUBLIC ROAD TO WARDEN AVE.

LOOKING NORTH-EAST ON WARDEN

CHAPTER

PLANNING RATIONALE

PLANNING

This Planning Rationale report has been prepared in support of the Official Plan and Zoning By-law amendment applications concerning 685 Warden Avenue. The requested Official Plan and Zoning By-law amendments would permit the redevelopment of the site that is currently vacant and permit the proposed six towers totalling 90 storeys on three podium buildings. Each tower has a base area of 750 square metres with the two tallest towers at 22 and 18 storeys fronting onto Warden Avenue. SURP Student Strategies aims to establish a comprehensive vision for a mixed-use, transit-supportive neighbourhood that delivers connectivity, amenities and growth to the surrounding community. The redevelopment of underutilized lands will contribute to the intensification guidelines outlined by numerous provincial policies near major transit station areas.

The development plan proposal for the site will include a new public road through the site connecting Warden Avenue and Pilkington Drive. The Master Plan concept will transform the existing barren site into a highly porous open space area, creating new pathways and linkages for the adjacent communities. The proposed public road will create accessible routes through the subject site and create appropriate block patterns without creating an automobile dominated center. The proposed development will become a precinct for connectivity in the area as it serves connective and open infrastructure for neighbouring residents to Warden Subway Station (see Figure 2; p.30). From a built form perspective, the site is a contextually appropriate location for tall buildings given the following considerations: • • 28

Apartment blocks adjacent to the site exceed 12 storeys Proximity to higher-order transit and frequent transit service that connects the site to the east end and south end of the city

• •

Existing and proposed developments exceeding 12 storeys in the surrounding areas Frontage on Warden Avenue is a major arterial and a right-of-way width of 23 metres

The overall height of the proposed development at the Warden street front reaches 22 storeys as the ideal design of the urban context. The development proposal accounts for the angular plane and does not interfere with the neighbouring residential-detached units. In particular, the development balances the appropriate needs for the intensification and responds to provincial and municipal policies regarding the need for housing and secondary plan policies. With respect to connectivity, opportunities and needs of the community, the development optimizes the use of land and infrastructure with built form and a public realm designed to create a pedestrian-oriented site with community amenities. The proposed development looks at key design principles and guidelines, including appropriate setbacks, angular planes and the overall tall building guidelines. Furthermore, the proposal adequately limits shadows on the neighbouring residential community and streets as well as standards for lights, views and privacy. The development supports the push for residential intensification that will contribute to a significant amount of housing in proximity to transit, retail and amenities. The surge in population in the area will provide a precinct for intensification uses alongside higher-order transit in the area. From a massing perspective, the proposal provides appropriately scaled base, mid-rise towers. The height of the proposed towers allow for an appropriate transition to the surrounding built form through the use of a 45-degree angular plane from the east property line (see Figure 1).

RATIONALE

The height, massing and density that would be permitted on the site pursuant to the existing Zoning By-law permissions that would result in an underutilization of the site. In this regard, it is appropriate to amend the Zoning By-law to bring the existing zoning into conformity with the Growth Plan and Official Plan and to be consistent with the Provincial Policy Statement.

From a land use perspective, the proposal meets numerous policy directions supporting intensification and infill on underutilized sites within built-up urban areas, particularly in locations well-served by municipal infrastructure, including public transit. The development plan provides housing in close proximity to higher-order transit, as well as the opportunity to access other areas of the City of Toronto. Non-residential uses including retail awnd office space, will add vitality to the community, improving opportunities for shopping and employment within walking distance. These are used in the blocks closest to the major intersection. Furthermore, it will complete, clarify and enhance the community of Warden Woods.

to the existing built forms in the surrounding areas. The proposal will intensify and improve an underutilized site and provide adequate housing opportunities for the City of Toronto, improve streetscape and enhance pedestrian realm in the community. From a housing perspective, the development responds to the cities ever growing need for more housing choices and affordable below market rate choices laid out in the More Homes, More choice; Bill 108 Act, and consolidated in the 2020 Provincial Policy Statement.

Accordingly, it is the opinion of SURP Student Strategies that the proposed redevelopment of the site and its applicable Zoning By-law and Official Plan amendments conform with the Official Plan designation. A mixed-use area represents desirable and good planning that creates a precinct for future development, respects the public realm and the need for housing in the city. The redevelopment is consistent with the planning framework established by the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and the City of Toronto Official Plan.

The proposed redevelopment of the site would result in attractive buildings along the frontage of Warden Avenue that are complementary

WA RDE N

AVE .

FIGURE 2: HEIGHT AND PUBLIC REALM ANALYSIS

CHAPTER

FINANCIAL IMPLICATIONS/ PRO FORMA ANALYSIS

6.1 PROJECT DATA

6.3 VARIABLE COSTS

A pro forma financial analysis was completed to produce an informed understanding of the anticipated project performance for 685 Warden Avenue which is a viable choice for the prospective market. The site is anticipated to have a Gross Floor Area (GFA) of 904,892 square feet. The capitalization rate which indicates the potential investment return is between 4-4.5%, and is considered to be a healthy rate for a project such as this. The retail component of the site is not a major portion of the GFA. As such the numbers in the pro forma (see Appendix 'A') are blended numbers which include retail.

Municipal charges and the approval process greatly influence the cost associated with the project. The development charges inputted for this project are based on November 1 2019 rates. There are numerous municipal charges associated with a site of this scale such as those related to amending the Zoning By-law and the Official Plan. Section 37 is required and goes to the delivery of affordable housing units. Aside from the fixed construction costs, variable construction fees also play a role including design specialists that are needed in order to achieve the desired aesthetic of the site. The pro forma considers the fees of architects, engineers, environmental consultants, safety representatives, and a community liaison 6.2 FIXED COSTS team (see Appendix 'B'). Choice Properties will also need the consultation of financial experts, The land price for the area was established a marketing and sales team, and other profesat $130 per square foot. This is supported by sionals to commission their work. Contingency MCAPâ&#x20AC;&#x2122;s high rise condominium land value reis included as a variable cost to fund the unport ranging from $60-$165 per square foot in Toronto East (MCAP, 2019). Since Warden Station expected. This could be associated with construction, the increase in cost of materials or is close to the site, a higher cost for both the services, and any other major occurrence that mid-rise and high-rise buildings would be appropriate. To best maximize the value of the land, may need additional funding. greater density is desired. Preparing the parkland for the City bears its own development costs and 6.4 PROJECT OUTLOOK Choice Properties would be giving that parkland to the City and comes at the cost of losing land The total cost of the project is estimated at purchased. There are many benefits and incen$881,641,816. Based on the scenarios examined tives to giving up a portion of land for parkland in the pro forma (see Appendix 'C'), our recsuch as attracting buyers by providing access ommendation is Scenario 3. This scenario alloto a public park for residents and is a factor in cates 80% of the site for condo units and 20% marketing units. In addition, units facing onto the of the site for affordable rental housing. Alparkland could be sold at a higher rate due to though the yield is lower than 18.03% by solely parkland increasing property values as it would selling condos (Scenario 1), the percentage of be considered more attractive and offer a sense 15.60% is still reasonable. Increased density is of place. Other fixed costs associated with the site able to capture affordable housing in a feasible would be fixed construction and site developway. Scenario 3 is able to use the development ment. Lastly, onsite and offsite servicing would be process to also achieve the public benefit of required to meet the standards of Choice Proprental housing at a lower cost than the market erties and the City (see Appendix 'B'). rate. It is recognized that mixing condo own-

ership and rental housing can be difficult. To uphold the integrity of the site, strata titles will be required for the rental units. A mix of their ownership with a rental provider and a condo corporation will help ensure the properties are maintained.

6.5 AFFORDABLE HOUSING PARTNERSHIPS

The City of Toronto has a variety of partnerships that assist with addressing and providing affordable housing for residents. For example, the City works with developers such as Options for Homes, and the Daniels Corporation.When including affordable housing in the master plan at 685 Warden Avenue, the following partners should be contacted:

OPEN DOOR

HABITAT GTA

The City Council approved the Open Door Affordable Housing Program in 2016 to accelerate affordable rental and ownership housing construction. Open Door offers a number of tools, including, fee exemptions, property tax relief, and capital funding. The Open Door Planning Service assists in fast-tracking planning approvals.

Habitat GTA was founded in 1988, as a nonprofit organization that believes everyone deserves everyone a safe and decent place to live. They help to mobilize communities to help working lower income families build stability and self reliance through affordable homeownership.

CANADA MORTGAGE AND HOUSING CORPORATION (CMHC) CMHC has provided a National Housing Strategy that includes the process for Rental Construction Financing. These are low-cost loans that can be used to encourage the construction of rental housing across Canada. It supports sustainable apartment projects in areas where there is a need for additional rental supply. The initiative has a total of $13,75 billion in available loans, open from 2017 to 2027.

CHAPTER

COMMUNITY ENGAGEMENT PLAN

COMMUNITY ENGAGEMENT

PLAN

Developing a consultation plan that engages community members in a meaningful way is essential for consensus and trust as the engagement process proceeds. Conducting a series of community presentations will allow for continuous participation from community members and promote collaboration. To increase community awareness and community support for our development plan proposal, a variety of community presentation formats have been selected. The following provides a summary of the consultation methods that are being proposed to gather community feedback.

7.1 COMMUNICATION AND PROMOTIONAL TACTICS

Public Notices Formal notices will be posted on the site (visible from Warden Avenue) to notify the public of upcoming scheduled community consultation meetings. Notices will also be mailed to local residents and members of the community within a 250 metre distance of the site (685 Warden Avenue) and to those who have signed up for project updates. However, it would be beneficial if this distance was increased so more community members would be aware of the project.

Project Website The project website (www.SURPss. ca/685warden) will serve as an online portal for all information on the project, community consultation activities, and other updates. The website will include a comprehensive overview of the 685 Warden Avenue site and links to relevant documents, as they pertain to the master plan proposal. Such documents may include applications and supporting documentation that SURP Student Strategies submits to the City of Toronto for approvals purposes. Presentation material and summaries of key findings from community consultation activities will also be posted on the website to ensure that all members of the community are included in the process.

Social Media A Twitter and an Instagram account (@SURPss) will be created and monitored by SURP Student Strategies to advertise community consultation activities. These social media accounts will allow community members and other individuals to ask questions and be included in the process, without having to go out of their way. SURP Student Strategies will also reach out to the City of Torontoâ&#x20AC;&#x2122;s Planning Division and any local community groups or facilities with social media accounts to advertise community consultation activities for the 685 Warden Avenue site. Public forums are important for educating and engaging a wide number of people. This specific community presentation allows us, the party proposing an idea, to inform the community of our proposal. This format allows for members of the community to ask questions and provide feedback used to adjust components of the initial development proposal. Forums also provide opportunities to update community members before the pre-construction period.

7.2 COMMUNITY CONSULTATION PROCESS

CONSENSUS BUILDING & COLLABORATION TACTICS

Community Mapping Community mapping gives community members the opportunity to discuss how they perceive the site and surrounding area. Mapping allows the community to envision what future development on this site should look like and what improvements should be made. Community members will have maps and photos of the site to work with, so detailed discussion about what is suitable for the site can occur. The ideas generated in this stage help inform the overall development plan early on by identifying areas of conflict.

Workshops Workshops allow community members to participate in the exchange of ideas on different aspects of the development proposal (i.e., location of waste collection bins to the types of flora located on the site.). Workshops assist in creating discussions in a mediated, less formal environment, with the purpose of increasing participation in the community.

Consultation meetings would take place before the construction phase of the development plan. The first round of meetings would be used for introducing the proposal to the community. The next rounds of consultation meetings would be used to host workshops or community mapping. Holding multiple workshops allows for any modifications to be made with the consideration of feedback provided by stakeholders, as well as feedback or requirements that may be given by the City. Public meetings would be held on weekends and evenings during the week to provide community members opportunities to participate in the process. Once the construction period has commenced, communication with the public will only address project updates. *The activities outlined in this section will not be acted on or facilitated. This section of the report has been completed to demonstrate SURP Student Strategiesâ&#x20AC;&#x2122; consideration for public engagement and community consultation.

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RECOMMENDATIONS

Density

Affordable Housing

685 Warden Avenue is within 500 meters ofWarden Station, which is considered a major transit station. The Growth Plan for the Greater Golden Horseshoe requires municipalities within a 500-meter radius of an existing or planned higher-order transit station in a settlement area, or of a bus depot within an urban centre to plan for 200 people and jobs per hectare for subway service. As the site is 6 acres, this means that the development must plan for 400 people and jobs on the property. However, the plans created and proposed surpass this number and calls for 1,535 units on the site, which is far above the 400 minimum that is suggested.

The Federation of Canadian Municipalities exemplifies that safe and affordable housing is needed to ensure our communities can attract newcomers, who will enrich the area and drive economic growth. When planning the site, the goal of the group was to ensure that it was accessible and welcoming to people of different socio-economic backgrounds. For that reason, the development will dedicate 20% of the units in the site affordable.

Mixed-Use Buildings It is essential and in good planning to ensure that there is not only one type of use in the area. From research conducted, it is evident that there is a shortage of places where residents can go grocery shopping among other necessities. The site aims to incorporate retail, grocery and other amenities that residents and others can access.

Diversity of Land Uses When planning the site, it was important that the plan would become a complete community and add vibrancy to the area. The site incorporates commercial and residential uses, as well as open space, to encourage people to walk through the site and use the area. The street connectivity will aid existing community members to use the site, as well as those new to the area. Transit-Oriented Due to the proximity of the site to Warden Station, it is critical that the design of the site will encourage new residents to use existing transit, instead of vehicles. The site is located close to a major transit station that is oriented and designed to facilitate transit use. People are more likely to choose transit if they can easily walk between the transit station and their home. While the site is an easy walk to Warden station using the sidewalk located on Warden Avenue, there is also a green space to the west of the site that we are leaving open for future development that could become a pedestrian pathway and bike lane to Warden. Community Focused It is essential that the site has a gradual transition into the community and that the surrounding community feels connected to the site. The retail space will accomplish this as it will be located at ground level, and will draw people to the area. The on-site parkland will also act as a community amenity that will attract members of the community. The use of the differing building heights was one of the many decisions that allowed for cohesion into the existing community.

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CONCLUSIONS/ OBSERVATIONS Throughout the planning process, the team learned how to balance competing objectives to find compromises. A goal for the client was to achieve more density than the area had seen before, however, the height of the buildings proposed did not match the existing neighbourhood. As consultants, we worked to have the same amount of density that the client wanted in buildings that fit the area and create a site that would be integrated with the community. We were able to come to a compromise by situating the buildings at different heights, the tallest ones on Warden Avenue, and gradually lowering the building heights as they went towards the existing single-family homes. Doing so, to ensure there would not be a stark contrast between the new built form and the existing built form. An important lesson that the group learned through this project was how to effectively work as a team. At the beginning of this process, the client suggested that we separate ourselves into different stakeholder groups to complete the preliminary stages of the project, and continued working in these roles until the end of the interim presentation and report. However, this strategy was not helpful to us as it did not allow for proper communication throughout the group, leading to a poor grade on the interim report. Learning how to work together as a team made the design process significantly smoother and allowed everyone to work together more efficiently to complete the final report and presentation that we are proud of.

Throughout the project, the group learned that balance must be established when working with clients. By discovering what the client is willing to do, servicing the community becomes much more accessible. Choice Properties REIT is a development company focused on helping the communityâ&#x20AC;&#x201D;the skills and lessons learned throughout the process of working with them will be of great value throughout our professional careers in the years to come. The client helped reinforce the idea of compromise and teamwork. As professional planners in the industry, there will always be people with differing ideas and competing interests, and learning to compromise is a valuable lesson that will be used again in the future. Also, school cancellation due to COVID-19 was a major setback for the group as well as the client because we were not able to meet in person. This created some challenges such as holding meetings over video calls and making design decisions as we could not see what everyone was doing. Although the group was able to work through this effectively as established proper communication techniques. Choice Properties REIT can continue our work by holding community meetings to see the level of community support for our plan and how the needs of the community can be further integrated. Our community observations were made through previous community meeting documents, but being able to interview community members about the project is the best way to make sure that the plan is relevant for the community. Choice Properties would also create a more thorough market analysis to determine what each unit should be priced and sized at and their proforma would be more detailed to ensure that the project is financially feasible. Overall, the master plan that we have created and the preliminary research that has been completed is a starting point for Choice Properties to build off for the next phases of this project.

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APPENDICES

APPENDIX A - PROJECT DATA

Project Data

Market Residential GFA $/sq.ft (including parking, locker) Units Average Unit Size Average Unit Cost Product Type Affordability Bachelor 1-Bed

( ($ ( ($ size

2-Bed 3-Bed 4-Bed

value 590 ($ 620 ($ 750 ($ 875 ($ 1200 ($

Area Land Area

(

904,892) 1,100.00) 1,207) 750 825,000.00)

649,000) 682,000) 825,000) 962,500) 1,320,000)

282,649)

Community Space Size $/sq.ft Total Cost

Site Distribution Podiums Each Podium Number of Podiums Storeys per Podium Total GFA

( ( ( (

35,000) 3) 4) 420,000)

Towers Each Floor Tower GFA

( (

8,072) 484,892)

Storeys Required

(

90)

Amount of Towers AVG Tower

( (

6) 15)

APPENDIX B - FIXED AND VARIABLE COSTS Fixed Costs Land Fixed Construction Costs Soil Remediation Dewatering & Discharge Fees Park to Base Condition & POPS Site Development On-Site Servicing and Roads Off-Site Servicing Surveyor Total

($ ($ ($ ($ ($ ($ ($ ($ ($ ($

Base 117,635,934) 61,080,197) 635,961) 325,047) 268,517) 918,610) 7,500,000) 3,500,000) 250,000) 192,114,265)

Project Actual ($ ($ ($ ($ ($ ($ ($ ($ ($ ($

117,635,934) 61,080,197) 635,961) 325,047) 268,517) 918,610) 7,500,000) 3,500,000) 250,000) 192,114,265)

Variable Costs Municipal Charges Parkland (dedicated on-site) City Development Charges (Current Rates as on Nov 1, 2019) City Development Charge (Assume paid post Nov 1, 2020) Separate School Board Education Charges (Rates as on Nov 1, 2019) Separate School Board Education Charges By-Law Increase (May 1, 2023) Realty Taxes Pre-Construction Realty Taxes During Construction OPA/ZBL & Sub-Division Fees POC & SPA City Fees Section 37 - Allowance Public Art Contribution (Included in construction) Planning & Zoning Consultants Building Permit Municipal Fees Sub Total

($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($

Construction Construction Below Grade (Hard Costs) Construction Above Grade (Hard Costs) Construction Management Common Area Furniture & Amenity Equipment Street Occupancy Permit/Municipal Sidewalk Rental Allowance Hydro Line Protection Service Connections (hydro/sanitary/water/storm) Construction Insurance Bonding/Subcontractor Default Insurance Fee Tarion Fees Warranty Reserve Construction Soft Costs Sub Total

Cost per square foot 43.00) 7.00) 2.00) 5.00) - ) 6.00) 1.00) 0.75) 7.00) - ) 3.00) 2.00) 0.25) 77.00)

Project Cost ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($ ($

38,910,347) 6,334,243) 1,809,784) 4,524,459) - ) 5,429,351) 904,892) 678,669) 6,334,243) - ) 2,714,675) 1,809,784) 226,223) 69,676,669)

675) ($

610,801,965.00)

Acoustical Consultant Sustainability Consultant Exterior Cladding Consultant Permit Expediter Printing & Disbursements Community Liaison Team Miscellaneous Consultants Sub Total

12.50) ($

11,311,148)

Marketing & Sales Sales Office, Construction Office, Marketing

5.00) ($

4,524,459)

Finance Commitment, Stand-By, Bank Charges, Insurance

35.00) ($

31,671,213)

Contingency Contengency Reserve

25.00) ($

22,622,295)

Design Architect Structural Engineer Mechanical & Electrical Engineer Landscape Architect Interior Designer Soils & Environmental Consultant Hydrological Consultant Shoring Consultant Cost Consultant Project Monitor Inspection & Testing Civil Engineer Wind/Sun/Shade Consultant Traffic Consultant Elevator Consultant Code Consultant

Total Cost

881,641,816)

APPENDIX C - SCENARIOS Project Outlook Total GFA Condo GFA Rental GFA

Scenario

100% 0%

AVG Unit Size Units

( ( (

904,892) 904,892) - )

(

1,207)

750

Condo ($/sq.ft not including parking) Condo Value

($ ($

1,150) 1,040,625,570)

Rental ($/sq.ft - Monthly) Gross Revenue (Yearly) Operating Costs (Yearly) Net Rental Revenue (Yearly) AVG Rents (Monthly) sq.ft Bachelor 1-Bed 2-Bed 3-Bed AVG Capped Value Rental Value

($ ($ ($ ($

3.50) - ) - ) - )

4.25% - )

( ( 0 ($ ($

- ) - ) - ) 6,334,243)

($ ($ ($

1,040,625,570) 881,641,816) 158,983,754)

Affordable Housing Unit % Units GFA Land Value Cost Section 37 Allowance Net Loss

590 620 750 875

monthly rent ($ 2,065) ($ 2,170) ($ 2,625) ($ 3,063) ($ 2,481)

Project Yield Total Revenue Total Costs Net Revenue

Yield (NR/TC)

18.03%

REFERENCES Canada Mortgage and Housing Corporation. (2018, May 2). rental construction financing initiative. Retrieved from https://www.cmhc-schl.gc.ca/en/nhs/rental-construction-financing-initiative City of Toronto. (2014, July). Former General Zoning By-law 24982 (Scarborough). City of Toronto. (2015, June). Official Plan. City of Toronto. (2019, February). Official Plan. City of Toronto. (2015). Warden Woods Secondary Plan. City of Toronto. (2020, January 28). Affordable Housing Partners. Retrieved from https://www. toronto.ca/community-people/community-partners/affordable-housing-partnes/ Community Places. (2014). Community Planning Toolkit - Community Engagement. Retrieved from https://www.communityplanningtoolkit.org/sites/default/files/Engagement.pdf Federation of Canadian Municipalities. (2019, November). Housing Action Plan. Government of Canada. (2019, February). Canadaâ&#x20AC;&#x2122;s National Housing Strategy. MCAP Financial. (2019). Mcap Gta & Southwestern Ontario Residential Land Value Market Report. Retrieved from file:///Users/erinosullivan/Downloads/fall-2019-market-report (1).pdf Ministry of Municipal Affairs and Housing. (2019, May). A Place to Grow.

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