Mid-Rise Redevelopment: Parkland and Tenant Protections

Summary#

This item concerns a development proposal at 20 Broadoaks Drive and 11 Catford Road and how the City should proceed at an upcoming Ontario Land Tribunal (OLT) hearing. It focuses on revised plans from the developer and a possible settlement that would reshape the project, add parkland, and provide tenant improvements. The policy goal appears to be to guide infill growth near transit while protecting existing tenants and public space, and to set the City’s legal position for the hearing.

Key elements from the public material:

• Main change: a revised plan with an 11‑storey mid‑rise on Keele Street, two towers of 21 and 25 storeys, and townhouses, plus new public spaces.
• About 1,600 m² of new public parkland along Derrydown Road, plus an extra 650 m² the owner would convey without compensation.
• At least 60% of the Keele Street frontage in the mid‑rise would be retail; outdoor amenity spaces move to the site’s interior; a colonnade is removed to keep public routes clear.
• Commitments to improve amenities and accessibility for tenants in the two existing 9‑storey rental buildings; a 20‑year protection of existing rental tenure (no demolition or conversion).
• Unit mix to meet City “Growing Up” guidelines (at least 10% three‑bedroom and 15% two‑bedroom units), and new indoor/outdoor amenities sized by unit count.
• Council’s detailed legal directions are confidential; Council authorized public release of recommendations if adopted, but the specific directions are not shown here.

What it means for you#

• Existing tenants at 11 Catford Road and 20 Broadoaks Drive

  • A 20‑year protection of rental tenure is proposed (no demolition or conversion applications during that period; rents governed by provincial rules).
  • Planned building upgrades: enclosed/screened garbage and recycling areas; new bike rooms and storage lockers in basements; lobby refresh (lighting, seating, flooring); accessibility improvements (e.g., ramps, automatic doors, better drop‑off areas).
  • Dedicated outdoor amenity areas (e.g., playground, seating, BBQ), with some spaces exclusive to current tenants; access to part of the new indoor amenities.
  • A construction mitigation and tenant communication plan is promised. The owner says costs for these improvements will not be passed on to current tenants.

• Nearby residents and park users

  • A new public park (about 1,600 m²) along Derrydown Road, plus an added 650 m² of parkland conveyed at no cost, is proposed.
  • A publicly accessible mid‑block path would link Derrydown Road to Keele Street, with redesigned open spaces intended to be clear of barriers.
  • Changes to building heights and tower positions are intended to improve sunlight on the park and the path.

• People who use Keele Street

  • More street‑level shops are expected on Keele: at least 60% of the mid‑rise frontage would be retail, which could make the street more active.

• Future residents

  • A mix of unit sizes (including family‑sized two‑ and three‑bedroom units) and new indoor and outdoor amenities are planned.
  • Townhouse units are proposed along Catford Road.

• General public

  • The OLT hearing was scheduled to start October 23, 2023. Depending on Council’s confidential directions and the OLT outcome, the project details could still change during site plan approval.

Expenses#

No direct new City cost is identified in the available material.

• City legal work is to proceed within the current year’s approved budget.
• Parkland: the owner proposes to convey 1,600 m² plus an additional 650 m² without compensation or parkland credits. If the owner builds “above‑base” park improvements, development charge credits may apply (as is typical).
• Tenant improvements are to be paid by the owner and not charged to current tenants.
• There may be normal administrative costs for drafting, securing, and monitoring agreements and site plan conditions. No estimate is provided.

Proponents' View#

• The item appears intended to let Council set a clear legal position and potentially settle the case, reducing risk and delay at the OLT.
• The revised plan could be seen as better shaping growth near higher‑order transit by:
  • lowering the mid‑rise height on Keele and extending its frontage,
  • adding more retail to support a main‑street feel,
  • moving outdoor amenities away from Keele to quieter interior areas, and
  • removing a colonnade to keep public routes open and safe.
• Reconfigured towers and podiums are described as fitting within angular plane guidelines and positioned to allow more sunlight on the new park and mid‑block path.
• The proposal would secure more public space (a park plus an additional parkland conveyance) and a new mid‑block connection.
• It would protect existing rental tenure for 20 years and fund tenant‑requested building and accessibility upgrades, with a plan to limit construction impacts.
• Meeting City unit‑mix guidelines could be seen as improving the supply of family‑sized apartments.

Opponents' View#

• The exact directions Council gave are confidential, so the public cannot fully assess the trade‑offs or conditions the City is seeking.
• It is unclear whether any affordable housing requirements apply to the new units; the material only confirms rental‑tenure protection for the existing 399 units.
• Taller buildings (21 and 25 storeys) still add significant density. This may raise questions about traffic, shadowing, and pressure on local services, even with design changes.
• Details on how the new public park and mid‑block spaces will be programmed, maintained, and managed (e.g., hours, safety, operations) are not provided.
• Construction will likely affect tenants and neighbors. While a mitigation and communication plan is promised, the timing and phasing are not detailed here.
• Many technical matters are deferred to later approvals (e.g., site plan), so the final built form and timelines remain uncertain.