Item - 2020.PH13.2

The Planning and Housing Committee:

1. Adjourned the statutory public meeting under the Planning Act for the Zoning By-law Amendment and Draft Plan of Subdivision for a portion of 705 Warden Avenue until the June 11, 2020 meeting of Planning and Housing Committee and schedule the item for 9:45 a.m.
 

2. Requested the Chief Planner and Executive Director, City Planning, in consultation with the Chief Executive Officer, CreateTO and the Executive Director, Housing Secretariat to:
 

a. review potential revisions to the development concept with the objective of providing additional housing opportunities on the 705 Warden Avenue site; and

b. consult with the Ward Councillor and local community with respect to (a) above.

3. Requested the Chief Planner and Executive Director, City Planning, to report on the community consultation outcomes, on proposed revisions to the development concept and any changes to the draft Zoning By-law Amendment and Draft Plan of Subdivision, for a portion of 705 Warden Avenue at the June 11, 2020 meeting of the Planning and Housing Committee.

The Planning and Housing Committee commenced a statutory public meeting on February 12, 2020, and notice was given in accordance with the Planning Act.

This report recommends approval of a City-initiated Amendment to Zoning By-law 569-2013, as amended, for a portion of the City-owned property at 705 Warden Avenue, as part of the Housing Now Initiative. The report also outlines the proposed Draft Plan of Subdivision for the site, preparing the site for the development of mixed-use development blocks, a future Toronto Transit Commission (TTC) operations centre, a new public street and expanded parkland as well as the renaturalization of lands along the Massey Creek ravine edge.

The recommended Zoning By-law Amendment implements the Warden Woods Community Secondary Plan and will permit 58,200 square metres of development, comprising two mid-rise buildings on the Warden Avenue frontage (approximately 9 and 11 storeys), a tall building at the southeast end of the site (approximately 18 storeys) and a Toronto Transit Commission operations centre (up to four storeys). The proposed amendment will facilitate the development of approximately 500 new residential units on the site as part of the Housing Now initiative, including approximately 250 affordable rental units, as well as retail space on Roper Road and a 62-space child care facility.

Redevelopment of the site in accordance with the Draft Plan of Subdivision will result in a new public street linking Mendelssohn Street and Howe Avenue. Approximately 0.6 hectares of a new centrally located parkland will be provided and integrated with the existing parkland associated with the Warden Hilltop Community Centre. The expanded park will be redesigned for improved functionality, greater recreational use and additional parking for the Community Centre. The southern edge of the property will be renaturalized to provide an enhanced, green edge to the Massey Creek ravine with a walkway connection to the pedestrian bridge to Warden Station. The proposal also provides a new publicly-accessible pedestrian walkway connecting the Community Centre, new public street and expanded park to Warden Avenue.

The street, park, ravine edge and Toronto Transit Commission (TTC) blocks will remain in City ownership with short term leases or licences to facilitate required works while the mixed-use blocks will be leased to a selected partner for 99 years for the development and operation of affordable housing and the other recommended uses. The selected partner will be responsible for detailed design and construction of the required municipal infrastructure, including streets and services, based on initial work undertaken by CreateTO.

The recommended Zoning By-law Amendment and Draft Plan of Subdivision will enable redevelopment of the site consistent with the development concept prepared by CreateTO and refined through public engagement and the City's review process.

Development of a portion of 705 Warden Avenue in accordance with this report's recommendations will ensure this City-owned property is optimized for the development of affordable and market rental housing and employment-generating Toronto Transit Commission (TTC) facility. The development of this property will provide an important building block for the creation of a complete, inclusive, livable community. The combination of retail space, community services, expanded parkland and improvements to the pedestrian experience will contribute multiple public benefits and support integration of the new development with surrounding neighbourhoods. The proposed development supports densities and a mix of land uses which efficiently use land and resources and are transit-supportive. As such, the rezoning is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019), the Official Plan and the Warden Woods Community Secondary Plan.

City Council's decision regarding the recommended Zoning By-law Amendment and support for the subsequent registration of the Draft Plan of Subdivision will accelerate the next phase of the Housing Now Initiative, which involves procurement of a development partner by the City to develop the proposed plan of subdivision. The development partner will be responsible for submitting a Site Plan Control application in 2020 to develop and finalize detailed plans for the mixed-use development. The City will secure the terms of development, including the subdivision obligations set out in this report, as well as the subsequent housing operation through a 99-year lease. The Toronto Transit Commission (TTC) will submit a separate Site Plan Control application for its operations centre and will retain responsibility for development of its block, which will be serviced through the subdivision infrastructure.