HomeMy WebLinkAboutPLN 07-18DICKERING
city
Report to
Planning & Development Committee
Report Number: PLN 07-18
Date: March 5, 2018
From: Kyle Bentley
Director, City Development & CBO
Subject: Future Reconfiguration of Pickering Parkway
1331301 Ontario Inc. In Trust
1450 Pickering Parkway
File No.: Site Plan Application S 07/17
Recommendations:
1. That City of Pickering Council supports a future reduction in the Pickering Parkway
right-of-way width to a minimum of 22.0 metres to accommodate a maximum 7.0 metre
widening of Highway 401 into the City's right-of-way, should the Ministry of Transportation
widen Highway 401 in the future and that the City accepts responsibility for the future
reconfiguration of Pickering Parkway and associated impacts; and
2. That the Site Plan Control Agreement for Site Plan Application S 07/17 contain provisions
obligating the landowner to convey the required 2.0 metre road widening along the entire
frontage of Pickering Parkway to the City, at no cost to the City, in the event that
Highway 401 is widened; and
3. That a copy of this Report PLN 07-18 and Council's resolution on the matter be forwarded to
appropriate staff at the Ministry of Transportation and 1331301 Ontario Inc.
Executive Summary: In August 2017, the City received a site plan application for an eight storey
retirement residence located at the northeast corner of Glenanna Road and Pickering Parkway
(see Location Map, Attachment #1). The siting and design of the proposed development
conforms to the Council approved City Centre Zoning By-law, and is consistent with the urban
design objectives as outlined in the approved City Centre Urban Design Guidelines (see
Applicant's Submitted Site Plan, Attachment #2).
In response to the circulation of the site plan, the City received comments from the Ministry of
Transportation (MTO) indicating that a minimum 14.0 metre building setback must be provided
from the north limit of Pickering Parkway. MTO's Building and Land Use Policy outlines minimum
building setbacks to essential components of a development to ensure that future widenings of
provincial highways can be accommodated (see MTO Comments, Attachment #4). Implementing
the required 14.0 metre building setback would negatively impact the proposed development and
compromise the City's desired built form objectives for the City Centre.
Report PLN 07-18 March 5, 2018
Subject: Future Reconfiguration of Pickering Parkway Page 2
Based on further discussions with MTO, they would be supportive of a 2.0 metre building setback,
as illustrated on the applicant's site plan, subject to a resolution from Pickering Council indicating
that the City would support a reduced right-of-way width for Pickering Parkway and assume
responsibility for the reconfiguration of Pickering Parkway and associated impacts (such as partial
road relocation and lane reductions, reduction of boulevards, removal/relocation of utilities,
relocation of multi -use path, etc.) should the MTO expand Highway 401 in this immediate area.
City staff are satisfied that in the event Highway 401 is widened, a reduced right-of-way width of
22.0 metres for Pickering Parkway can accommodate future traffic volumes, and the various
functions for transit, cyclists, and pedestrians as outlined in the City Centre Urban Design
Guidelines (see Future Pickering Parkway Cross Section, Attachment #6). Therefore, City staff
recommend that City Council pass the required resolution indicating its support for a future
reduced Pickering Parkway right-of-way width and accepting responsibility for the realignment of
Pickering Parkway and related impacts, in the event that the MTO expands Highway 401.
Financial Implications: No immediate direct costs to the City are anticipated as a result of the
recommendations of this Report. However, in the event that the MTO widens Highway 401
impacting Pickering Parkway, the additional costs for the realignment of Pickering Parkway and
associated works, (which may include the relocation of existing sidewalks, streetlights, transit
infrastructure and a multi -use path on the north side of Pickering Parkway and the potential
relocation of a significant power line that exists on the south side of Pickering Parkway), will need
to be identified and will be the responsibility of the City.
1. Background
1.1 Applicant's Proposal
1331301 Ontario Inc. In Trust (Rockport Group) has submitted a site plan application for
the lands located at the northeast corner of Pickering Parkway and Glenanna Road (see
Location Map, Attachment #1). The subject property has an area of approximately 0.63 of
a hectare and is currently vacant.
The applicant is proposing an eight storey retirement residence consisting of a total of
165 units including units for memory care, and assisted and independent living. The site
plan illustrates two accesses to the site from Glenanna Road and Pickering Parkway. A
total of 55 parking spaces have been provided on-site, including 9 surface parking spaces
for visitors, and 46 parking spaces for residents within a one level underground parking
structure (see Applicant's Submitted Site Plan and Submitted Conceptual Renderings,
Attachments #2 and #3).
The proposed retirement residence will have a number of central common facilities located
mainly on the ground floor including, dining room, pool, salon, fitness room, library
craft/workshop room, multi-purpose rooms, and offices. Separate private kitchens will not
be provided within the units. Services provided to the residents will include: food services,
cleaning services, recreational activities, nurse facilities and transportation services.
Report PLN 07-18 March 5, 2018
Subject: Future Reconfiguration of Pickering Parkway Page 3
The proposed building is sited close to the intersection of Glenanna Road and
Pickering Parkway having a minimum building setback of 2.0 metres from each road. The
principal entrance, with a pedestrian canopy, is located on the north facade, and a
secondary pedestrian entrance is proposed along Glenanna Road. A central landscaped
court yard is provided along Pickering Parkway, and an additional outdoor green space is
proposed to the east of the building. The proposal has been prepared in accordance with
the Council approved City's City Centre Zoning By-law and is also consistent with the
approved City Centre Urban Design Guidelines.
1.2 Ministry of Transportation Comments
The site plan application was circulated to internal City Departments and external agencies
for review and comment, including the Ministry of Transportation (MTO). The MTO has
expressed concerns with the location of the proposed building. The MTO Building and
Land Use Policy requires a minimum 14.0 metre setback for all essential site features when
a property abuts a service road (Pickering Parkway), which adjoins a Provincial Highway
(Highway 401). The 14.0 metre setback is to be applied from the limit of the service road.
In this instance, the setback would be applied from the north limit of the Pickering Parkway
right-of-way. The intent of the 14.0 metre setback is to protect for a future expansion to
Highway 401, which in this area may require a realignment of Pickering Parkway to the
north.
City staff requested the MTO to explore whether they could consider a reduced setback
given that the required 14.0 metre setback would significantly impact the proposal and
result in a built from that is inconsistent with the City's urban design objectives for the City
Centre. The MTO advised that they would be willing to reduce the required setback to a
minimum of 7.0 metres from the north limit of Pickering Parkway since it is consistent with
other developments in the area.
Further, the MTO indicated that they would be willing to accept the proposed 2.0 metre
building setback, as shown on the applicant's site plan, provided that the City of Pickering,
through a resolution of City Council, agrees to be responsible for the reconfiguration of
Pickering Parkway and associated impacts (which may include partial road relocation and
lane reductions, reduction of boulevards, removal/relocation of utilities, and relocation of
multi -use path) in the event that Highway 401 is widened in the future (see MTO Comments,
Attachment #4). The applicant has requested the City to consider passing the required
resolution in support of the 2.0 metre building setback as this option has the least adverse
impact on their proposal.
2. Planning Analysis
2.1 Pickering Parkway right-of-way width and designation
Pickering Parkway currently has a right-of-way width ranging between 26.0 metres and
27.0 metres with two lanes of traffic. The current configuration of Pickering Parkway
includes a 13.5 metre wide asphalt road, 6.75 metre wide boulevards, and no painted bike
lane. Pickering Parkway is designated as a Type "C" Arterial Road in the City's Official
Plan. Compared to Type "A" and Type "B" Arterial Roads, Type "C" Arterial Roads are
designed to carry lower volumes of traffic, at slower speeds; provide access to properties;
and generally have a right-of-way width ranging from 26.0 to 30.0 metres.
Report PLN 07-18 March 5, 2018
Subject: Future Reconfiguration of Pickering Parkway Page 4
The City Centre Urban Design Guidelines identifies Pickering Parkway as a "Special
Street". Pickering Parkway is a street that is to be designed to provide a gateway to higher
order transit services. Pickering Parkway, east of Valley Farm Road, is to provide two
3.5 metre wide traffic lanes, sidewalks on both sides, a 1.5 metre wide bike lane, and a
generous landscaped realm of 3.65 metres on both sides of the street within a 26.0 metre
right-of-way (See Pickering Parkway Cross Section — City Centre Urban Design Guidelines,
Attachment #5).
2.2 Applicant's Response to MTO comments
To support the reduced building setback, the applicant retained the BA Group
(transportation consultants) to examine the existing and future operation of Pickering
Parkway adjacent to the proposed development, in light of a potential widening of
Highway 401, and design options for a reduced right-of-way width for Pickering Parkway.
BA Group has indicated that recent design work completed by the MTO to develop an
expanded core -collector system through Durham Region did not include a shifting of
Pickering Parkway and therefore, it is expected that this widening is not anticipated to occur
in the near future.
BA Group prepared three potential design options supporting a reduced right-of-way width
for Pickering Parkway from the required minimum width of 26.0 metres to 22.0 metres. The
potential reduction in the right-of-way width will require a 2.0 metre land conveyance from
the subject property to create a 22.0 metre right-of-way width for Pickering Parkway. This
conveyance would be required to accommodate the pedestrian infrastructure as outlined in
the City Centre Urban Design Guidelines. Should City Council support the potential
reduction in the Pickering Parkway right-of-way width, City staff will ensure appropriate
clauses are included in the registered site plan agreement requiring the owner of
1450 Pickering Parkway to convey the required 2.0 metre road widening along the entire
frontage of Pickering Parkway to the City, at no cost to the City, in the event that
Highway 401 is widened.
2.3 City's Engineering Services is supportive of the reduced right-of-way width for
Pickering Parkway in the event that MTO widens Highway 401
The City's Engineering Services Department has reviewed BA Group's findings and are
satisfied that if Pickering Parkway is reduced to a 22.0 metre right-of-way width in the
future, it will continue to provide the intended form and function of a Type "C" Arterial Road
as outlined in the City's Official Plan and the City Centre Urban Design Guidelines.
Engineering Services has prepared a revised cross section for Pickering Parkway along the
frontage of the subject property and further west fronting Pickering Town Centre to illustrate
how Pickering Parkway could be redesigned in the event the MTO undertakes a 7.0 metre
expansion of Highway 401 in this area (see Future Pickering Parkway Cross Section,
Attachment #6).
Report PLN 07-18 March 5, 2018
Subject: Future Reconfiguration of Pickering Parkway Page 5
The City's Engineering Services Department has confirmed that future traffic volumes can
be accommodated within a reduced right-of-way for Pickering Parkway, the curb reduction
from a potential 4 lanes to the proposed 3 lanes of traffic would have minimal impact on the
efficiency of the road. The focus was to minimize construction impact on the north side
Transit Hub area. The section of Pickering Parkway, from the subject property to the
pedestrian bridge, where the road directly abuts Highway 401 does not require the full
pedestrian infrastructure on the south side due to the existence of the abutting provincial
highway. Therefore, an opportunity to reduce the right-of-way width exists while maintaining
the intended function and design contemplated by the City Centre Urban Design
Guidelines.
2.4 Potential Costs incurred by the City should Highway 401 be widened in the future
The City has not budgeted any cost towards the reconfiguration of Pickering Parkway, and
it would be premature at this time to identify all the costs the City would incur as a result of
a future widening of Highway 401. A reconfiguration of Pickering Parkway would impact
various types of City infrastructure, including the possible relocation of existing sidewalks,
streetlights, transit infrastructure and a multi -use path on the north side of Pickering
Parkway and the potential relocation of a significant power line that exists on the south side
of Pickering Parkway.
3.0 Conclusion
Development of the subject property is constrained by a number of existing easements on
its north limit. Therefore, shifting the proposed building further north cannot be
accommodated. The application of the 14.0 metre MTO building setback could only be
accomplished by significantly reducing the footprint of the proposed building, which would
further constrain the opportunity to develop the subject lands. Furthermore, imposing the
14.0 metre MTO building setback would result in an undesirable urban design condition
along Pickering Parkway.
The applicant has worked closely with City staff to ensure that their proposal meets the
requirements of the City Centre Zoning By-law, and the siting and design of the proposed
building addresses the City's built form objectives as outlined in the City Centre Urban
Design Guidelines. Should the MTO expand Highway 401 into Pickering Parkway, a
reduced right-of-way width of 22.0 metres for the City's road can accommodate future traffic
volumes, and the various functions for transit, cyclists, and pedestrians.
Staff recommend that Council support the applicant's request, and pass the required
resolution to enable the proposed 2.0 metre setback of the building adjacent to Pickering
Parkway to be retained.
Report PLN O7-1 8 March 5, 2018
Subject: Future Reconfiguration of Pickering Parkway Page 6
Attachments:
1, Location Map
2. Applicants Submitted Site Plan
3. Submitted Conceptual Renderings
4. MTO Comments
5. Pickering Parkway Cross Section — City Centre Urban Design Guidelines
6. Future Pickering Parkway Cross Section
d By:
Princip
arnett
I P anner, Site Planning
Nile 5. rti, VICIP, RPP
Manager, Development Review
& Urban Design
TB:Id
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
rd Holb rn, P. Eng.
D ector, Engineering Services
Kyle Bentley, P. Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P,Eng,
Chief Administrative Officer
ATTACHMENT #
REPORT #
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Location Map
File: S07/17
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PICKERING
City Development
Department
Applicant:1331301 Ontario Inc In Trust
Property Description: 1450 Pickering Parkway
Date: Feb. 09, 2018
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APPLICANT: 1331301 Ontario Inc. In Trust
PROPERTY DESCRIPTION: 1450 Pickering Parkway
City Development
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT
DATE: Feb. 9, 201$
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PICKERING
City Development
Department
Submitted Conceptual Renderings
FILE No: S07/17
APPLICANT: 1331301 Ontario Inc. In Trust
PROPERTY DESCRIPTION: 1450 Pickering Parkway
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb 9, 2018
L:IPLANNINGICORELIPLANNI N G WPPSIPCAI2O18
ATTACHMENT #® TO
REPORT # , P4N 07-iQ
Barnett, Tyler
From: Tuz, Sylvester (MTO) <Sylvester.Tuz@ontario.ca>
Sent: Wednesday, October 25, 2017 9:16 AM
To: Rose, Catherine; Barnett, Tyler
Cc: Hewitt, Tom (MTO); Aurini, Shawn (MTO); Kolet, Arieh (MTO); Kathryn Randle
Subject: RE: Site Plan Application S07/17- 1450 Pickering Parkway
Good morning Catherine and Tyler,
Further to the Ministry's comments on October 2"d regarding Site Plan Application S07/17 for a proposed retirement
home at 1450 Pickering Parkway, I have discussed the concerns pertaining to the 14m setback requirement with my
Manager in an effort to move forward.
The Ministry of Transportation has reviewed the request for a setback reduction for the proposed retirement home at
1450 Pickering Parkway. The Ministry protects for a 14m setback to account for future expansion of Highway 401, which
in this area may require a potential realignment of Pickering Parkway tothe north, which would negatively impact the
proposed development.
With the above noted, after review, the Ministry will permit a reduced setback of 7m from Pickering Parkway to the
proposed development as this is consistent with other developments in the general area of the subject site.
If the 7m setback is not agreeable, the Ministry will consider the 2m setback if the City of Pickering provides a Council
Resolution stating that if Highway 401 is expanded into the Pickering Parkway ROW, the City will be responsible for the
reconfiguration of Pickering Parkway and associated impacts (ex. Lane reductions, loss of boulevard, removal/relocation
of utilities, etc...).
We hope that the above is helpful for the project. As mentioned to the Developer, non-essential site features such as
surplus parking, landscaping, amenity space, signs, etc... can be located within the MTO setback. We look forward to a
revised submission.
If you have any questions, please feel free to call and discuss.
Thank you,
Sylvester Tuz, B.E.S.
Corridor Management Planner
Ministry of Transportation
Highway Corridor Management Section- Central Region
159 Sir William Hearst Ave., 7th Floor
Toronto, ON M3M OB7
Phone: 416-235-4351 I Fax: 416-2354267
Email: Sylvester.Tuz@ontario.ca
From: Tuz, Sylvester (MTO)
Sent: October -02-17 10:53 AM
To: 'Barnett, Tyler'
Cc: Kolet, Arieh (MTO)
Subject: Site Plan Application S07/17- 1450 Pickering Parkway
1
ATTACHMENT # 4 TO
REPORT # •PL/C O'7 -/
Hi Tyler,
The Ministry of Transportation (MTO) has reviewed Site Plan Application S07/17 for a proposed 8 storey retirement
home at 1450 Pickering Parkway in Pickering.
After review, the Ministry offers the following comments:
Site Plan
• The proposed Site Plan layout in its current state is not acceptable to MTO
• MTO requires a minimum 14m setback for all essential site features (buildings, above/below ground structures,
required parking spaces, fireroutes, etc...) when a property abuts a Provincial Highway
• As per the Ministry's Building and Land Use Policy, when a subject site abuts a Service Road (Pickering Parkway)
which abuts the Highway, the 14m setback is applicable from the Service Road property line.
o This is to ensure that should Highway 401 be further expanded and Pickering Parkway is shifted, this will
not be detrimental to the development.
• A 14m setback is required from the Pickering Parkway property line.
• Through discussion with Management, due to the irregular shape of the lot, the 14m setback will only be applied
to the western portion of the lot. I have attached a rough redlined plan illustrating this.
• Non-essential features such as landscaping, surplus parking, etc... can be within the 14m setback.
MTO Permits
• An MTO Building and Land Use Permit will be required prior to construction on-site.
• MTO Sign Permits will be required for all new signage visible from Highway 401.
• MTO Permits can only be applied for once all MTO comments have been addressed and the Site Plan has been
approved by the City of Pickering. This is to ensure there are no discrepancies with the Site Plan revision
numbers.
• MTO has recently launched a new online Permitting website, Applicants must apply online at the following link:
www.hcros.mto.gov.on.ca/
I trust that the above is clear, however, if you have any questions, please feel free to ask.
Regards,
Sylvester Tuz, B.E.S.
Corridor Management Planner
Ministry of Transportation
Highway Corridor Management Section- Central Region
159 Sir William Hearst Ave., 7th Floor
Toronto, ON M3M OB7
Phone: 416-235-4351 1 Fax: 416-235-4267
Email: Sylvester.Tuz@ontario.ca
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Pickering Parkway Cross Section - City Centre Urban Design Guidelines
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FILE No: 807/17
01
P l C KE R I N G
APPLICANT: 1331301 Ontario Inc. In Trust
PROPERTY DESCRIPTION: 1450 Pickering Parkway
City Development
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWINGATTHE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb 9, 2018
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644
PICKERING
City Development
Department
Future Pickering Parkway Cross Section
FILE No: S07/17
APPLICANT: 1331301 Ontario Inc. In Trust
PROPERTY DESCRIPTION: 1450 Pickering Parkway
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
DATE: Feb 9, 2018
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