The URL can be used to link to this page

Home My WebLink AboutFebruary 1, 2021-Cift;ofPlanning & Development Committee Meeting Agenda p](KERJNG February 1, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Cumming Due to COVID-19 and the Premier’s Emergency Orders to limit gatherings and maintain physical distancing, the City of Pickering continues to hold electronic Council and Committee Meetings. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Due to the need to hold electronic meetings during the COVID-19 pandemic, members of the public who wish to address the Planning & Development Committee for any matters listed under Statutory Public Meetings may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation and complete the on-line del egation form or email clerks@pickering.ca by 12:00 noon on the business day prior to the meeting. Please ensure that you provide the telephone number you wish to be called at so that you can be connected via audio when it is your turn to make a delegation. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 3.1 Information Report No. 04-21 1 Official Plan Amendment Application OPA 20-007/P Zoning By-law Amendment Application A 12/20 Draft Plan of Subdivision Application 18T-99011(R20) Centreville Homes (Pickering) Inc. Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6 40R-20403 (313 Toynevale Road) 3.2 Information Report No. 05-21 16 Zoning By-law Amendment Application A 08/20 Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc. (1300, 1360, 1450 and 1550 Kingston Road) For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca -Cift;ofPlanning & Development Committee Meeting Agenda p](KERJNG February 1, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Cumming 4. Delegations Due to COVID-19 and the Premier’s Emergency Orders to limit gatherings and maintain physical distancing, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee for any matters listed under Planning and Development Reports, may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation, and complete the on -line d elegation form or email clerks@pickering.ca. Persons who wish to speak to an item that is on the agenda must register by 12:00 noon on the last business day before the meeting. All delegations for items not listed on the agenda shall register ten (10) days prior to the meeting date. The list of delegates who have registered to speak will be called upon one by one by the Chair and invited to join the meeting via audio connection. A maximum of 10 minutes shall be allotted for each delegation. Please ensure you provide the phone number that you wish to be contacted on. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 5. Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 05-21 40 Zoning By-law Amendment Application A 14/18 2184107 Ontario Inc. Part of Lot 18, Concession 3; Now Part 2, 40R-6962 (East side of Brock Road, north of Rex Heath Drive) Recommendation: That Zoning By-law Amendment Application A 14/18, submitted by 2184107 Ontario Inc., to permit a 6-storey apartment building containing 44 dwelling units, on lands located on the east side of Brock Road, north of Rex Heath Drive, be endorsed subject to the provisions contained in Appendix I to Report PLN 05-21, and that staff be authorized to finalize and forward an implementing Zoning By-law Amendment to Council for enactment. 6. Other Business For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca -Cift;ofPlanning & Development Committee Meeting Agenda p](KERJNG February 1, 2021 Electronic Meeting – 7:00 pm Chair: Councillor Cumming 7. Adjournment For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Information Report to Planning & Development Committee Report Number: 04-21 Date: February 1, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 20-007/P Zoning By-law Amendment Application A 12/20 Draft Plan of Subdivision Application 18T-99011(R20) Centreville Homes (Pickering) Inc. Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6 40R-20403 (313 Toynevale Road) 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Zoning By-law Amendment and revisions to a Draft Approved Plan of Subdivision, submitted by Centreville Homes (Pickering) Inc., to facilitate a residential development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decisions on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject lands are located on the south side of Toynevale Road, west of Lytton Court and east of Winette Road, municipally known as 313 Toynevale Road (see Location Map, Attachment #1). The property has an area of approximately 1.0 hectare with approximately 28.0 metres of frontage along Toynevale Road. The subject lands were created through a land assembly facilitated by various land division applications approved in 2018. The site contains a detached dwelling and an associated detached garage, which are proposed to be demolished. There are several mature trees located on the site. Surrounding land uses to the east, west and south include low-density residential development consisting of 2-storey detached dwellings fronting Winette Road, Toynevale Road and Lytton Court. To the north across Toynevale Road are detached dwellings fronting Toynevale Road, and further north is Highway 401(see Air Photo Map, Attachment #2). - 1 - Information Report No. 04-21 Page 2 3.Previously Approved Draft Plan of Subdivision and Land Divisions In March of 2001, Council recommended that the Region of Durham approve Draft Plan of Subdivision 18T-99011, submitted collectively by 8 individual landowners known as the Pine Ridge Land Assembly Group, for 21 lots for detached dwellings, 5 blocks for future development, a public road and 2 blocks for 0.3 metre reserves. This plan received draft approval on November 30, 2004 (see Attachment #3, Approved Draft Plan of Subdivision). Following the approval of the draft plan of subdivision, the plan remained inactive, which caused various owners to move forward with individual severance applications, generally consistent with the approved draft plan. In 2006 and 2014, the Region of Durham Land Division Committee approved 4 Land Division Applications (Land Division Application file numbers LD 087/06, LD 089/06, LD 035/14 and LD 039/14), which severed off specific lands within the boundaries of the approved draft plan of subdivision. The City of Pickering concurred with the Committee’s decision since the proposals maintained the proper and orderly development of the lands and preserved the integrity of the subdivision. As the lands within the approved Draft Plan of Subdivision have substantially changed since 2004, the applicant was required to revise Draft Plan of Subdivision 18T-99011. In 2018, the Region of Durham Land Division Committee approved 6 Land Division Applications (Land Division Application file numbers LD 128/18, LD 129/18, LD 130/18, LD 131/18, LD 132/18 and LD 133/18), which severed the rear portions of the individual lands to consolidate all of the landholdings within the Draft Plan of Subdivision to a single landowner. Each of the retained lots contained existing detached dwellings that fronted onto Toynevale Road, Pine Ridge Road and Winette Road. To revise the approved Draft Plan of Subdivision to reflect these changes, the applicant has submitted an application for red-line revisions to an existing approved draft plan of subdivision. 4.Applicant’s Proposal The applicant has submitted applications for Official Plan Amendment, Zoning By-law Amendment and revisions to a Draft Approved Plan of Subdivision 18T-99011 to facilitate a residential development (see Revised Draft Plan of Subdivision, Attachment #4). The table below summarizes the details of the proposal. Lot/Block Number Land Area Proposed Use Lots 1 to 14 0.706 hectares 14 lots for detached dwellings fronting a new public road extending south from Toynvale Road terminating in a cul-de-sac. Lot frontages will range between 12.0 metres and 16.61 metres, and lot area will range between 417 square metres and 715 square metres (see Conceptual Site Plan, Attachment #5). Blocks 15 and 16 0.036 hectares Surplus lands identified as future development blocks. - 2 - Information Report No. 04-21 Page 3 Lot/Block Number Land Area Proposed Use Block 17 0.001 A 0.3 metre reserve located on the west end of the cul-de-sac. Road 0.265 hectares Conveyance of municipal roads having a right-of-way width of 18.0 metres. Total 1.008 hectares 5. Policy Framework 5.1 Durham Regional Official Plan The Region of Durham Official Plan designates the subject lands as “Living Areas”. Lands within the Living Areas designation are primarily intended for housing purposes and limited office and commercial uses. Living Areas shall also be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. The proposal generally conforms to the Durham Regional Official Plan. 5.2 Pickering Official Plan The subject lands are located within the Rosebank Neighbourhood and are designated as “Urban Residential Areas – Low Density Areas” in the City of Pickering’s Official Plan. “Low Density Areas” primarily provide for residential or related uses at a maximum net residential density of up to and including 30 units per net hectare. The primary built form within the Rosebank Neighbourhood is detached dwellings on large lots. New development is encouraged to be compatible with the character of existing development. Also, the Neighbourhood Policies restricts lands west of Rosebank Road to a maximum residential density of 17 units per net hectare. The applicant has submitted an amendment to the Official Plan to increase the maximum permitted density within the Rosebank Neighbourhood policies from 17 units per net hectare to 19.83 units per net hectare. The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. The applicant’s proposal will be assessed against the policies and provisions of the Official Plan and the Rosebank Neighbourhood policies during further processing of the applications. - 3 - Information Report No. 04-21 Page 4 5.3 Rosebank Neighbourhood Development Guidelines The Rosebank Neighbourhood has development guidelines that divide the neighbourhood into 3 precincts. The subject property falls within Design Precinct Number 1. New residential development is permitted, provided the following guidelines are considered: • limited to single detached dwellings only; • minimum lot frontages of 15 metres; and • minimum lot depths ranging between 33 metres and 60 metres. Reduced lot frontages and lot depths may be considered if the surrounding lot patterns in the area are similar in size. The proposed development will be reviewed in detail to ensure the requirements of the Rosebank Neighbourhood policies and the applicable Rosebank Neighbourhood Development Guidelines have been maintained. 5.4 Infill and Replacement Housing in Established Neighbourhoods Study On September 28, 2020, Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (the Infill Study). The Infill Study recommendations provided direction on the future evolution of the City’s identified established neighbourhood precincts (Neighbourhood Precincts) so that neighbourhood precinct character is properly considered through the development and building approval processes for infill and replacement housing. Also at that meeting, Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts to support and enhance neighbourhood precinct characteristics and to assist staff, developers and the public to evaluate and prepare development or redevelopment applications. Since Council’s endorsement, staff has initiated an Official Plan Amendment and Zoning By-law Amendment to implement the recommendations of the Infill Study. A Statutory Public Meeting was held on January 4, 2021. The Information Report included a draft amendment to Pickering's Official Plan and draft Zoning By-law Amendments. One of the proposed policies states that when considering an application for development of Infill or Replacement Dwellings within an Established Neighbourhood Precinct, Council shall require the development to fit in, complement and be compatible with the character of the Established Neighbourhood Precinct. The subject lands are located within a proposed Established Neighbourhood Precinct within the Rosebank Neighbourhood. The Urban Design Guidelines are intended to assist in reinforcing the sense of character of the proposed Established Neighbourhood Precinct by addressing compatibility of new homes with adjacent, existing houses, as well as the streetscape. The Urban Design Guidelines specifically relate to the elements of built form, streetscape and neighbourhood composition. The proposal will be assessed against the Council adopted Urban Design Guidelines and in the context of Draft Official Plan Amendment 40 and the draft implementing Zoning By-law Amendments. - 4 - Information Report No. 04-21 Page 5 5.5 Zoning By-law 2511 The northern portion of the subject lands are currently zoned “R4” – Residential in Zoning By-law 2511, amended by By-laws 2839/88 and 7610/18. The southern portion of the subject lands are currently zoned “R3” – Residential in Zoning By-law 2511, amended by By-law 7610/18. A detached dwelling is permitted within the “R3” and “R4” zones. The existing lots along Pine Ridge Road and Winette Road are currently zoned “R3” within Zoning By-law 2511 and the existing lots along Lytton Court are zoned “R4” within Zoning By-law 2511. The majority of the surrounding lots along Toynevale Road are zoned “R4”, with the exception of 2 lots on the south side at Wynette Road, which are zoned “R3” (see Attachment #6, Zoning Map and Attachment #7, Zoning Provisions Comparison Chart). The applicant is requesting the following specific site-specific exceptions to facilitate the residential development: • reduce the minimum lot area requirement to 400 square metres; • reduce the minimum lot frontage to 12 metres; • reduce the minimum front yard setback requirement to 4.8 metres; • reduce the minimum side yard setback requirement to 1.2 metres; and • increase the maximum lot coverage requirement to 45 percent. 6. Comments Received 6.1 Public comments on the proposal The notice of the Statutory Public Meeting regarding these applications was provided through a mailing of all properties within 150 metres of the subject lands. Also, 1 development notice sign was posted on the subject lands providing notice of this meeting to members of the public. To date, the City has received written comments from 2 area residents expressing the following concerns: • commented that the proposal will negatively impact the aesthetics of the neighbourhood; • concerned that the development will increase traffic and make the neighbourhood unsafe for children; • commented that construction of the new dwellings will cause damage to existing properties that back onto the new lots; • concerned that developers are often requesting further relief from the by-law after construction; • commented that current residents are replacing landscape areas with interlock paving onto City property, which becomes a tripping hazard; • commented that an increased lot coverage for the new detached dwellings will increase run-off and cause potential water drainage to abutting properties; and • noted that permitting reduced front yards will cause parking issues, as vehicles cannot fit on the driveway. - 5 - Information Report No. 04-21 Page 6 6.2 Agency Comments 6.2.1 Region of Durham At the time of writing, no comments have been received. 6.2.2 Durham District School Board • no objections with the proposal; and • students generated from this development will attend existing neighbourhood schools. 6.2.3 Durham Catholic School Board At the time of writing, no comments have been received. 6.3 City Department Comments 6.3.1 Engineering Services Department At the time of writing, no comments have been received. 6.3.2 Fire Services Department • no objections with the proposal; and • request that a fire hydrant be within 90 metres of each principal entrance. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City’s Official Plan and the Rosebank Neighbourhood policies, and the Rosebank Neighbourhood Development Guidelines; • ensuring the proposal has regard for the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study; • reviewing the appropriateness of the request to increase the maximum permitted residential density; • ensuring appropriate zoning performance standards are implemented to facilitate dwelling designs that are in keeping with the character of the surrounding residential community; and • ensuring appropriate zoning performance standards are implemented to facilitate dwelling designs that are in keeping with the character of the surrounding residential community. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. - 6 - Information Report No. 04-21 Page 7 8. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report, prepared by Evans Planning Inc., dated September 2020; • Arborist Report, prepared by DAWhiteTreeCare, dated January 21, 2020; • Stage 1 Background Archaeological Assessment and Stage 2 Archaeological Property Assessment, prepared by Bluestone Research, dated September 2019; • Functional Servicing & Preliminary Stormwater Management Report, prepared by Politis Engineering Ltd., dated April 2020; • Geotechnical Investigation, prepared by Sola Engineering, dated March 9, 2020; • Noise Feasibility Study, prepared by HGC Engineering, dated December 30, 2019; • Phase One Environmental Site Assessment, prepared by Envirovision Inc., dated September 2018; and • Traffic Brief, prepared by Trans-Plan Transportation Inc., dated October 2019. 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 10. Owner/Applicant Information The owner of this property Centreville Homes (Pickering) Inc. represented by Evans Planning Inc. Attachments 1. Location Map 2. Air Photo Map 3. Approved Draft Plan of Subdivision 4. Revised Draft Plan of Subdivision 5. Conceptual Site Plan 6. Zoning Map 7. Zoning Provision Comparison Chart - 7 - Information Report No. 04-21 Page 8 Prepared By: Approved/Endorsed By: Tanjot Bal, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design TB:NS:ld Date of Report: January 12, 2021 Original Signed By Original Signed By Original Signed By - 8 - Attachment #1 to Information Report 04-21 Rougemount DriveMountainAshDriveHighway 40 1Altona RoadToynevale Road Winette RoadLekani CourtKingston Road Lytton CourtPi n e R i d g e R o a d 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: OPA 20-007/P, A 12/20 and 18T-99011 (R20) THIS IS NOT A PLAN OF SURVEY. Date: Oct. 21, 2020 ¯ECentreville Homes (Pickering) Inc. Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6 40R-20403 (313 Toynevale Road) SubjectLands L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-007P, 18T-99011(R20), A 12-20 Centreville Homes Inc\OPA 20-007P_A12-20_LocationMap.mxd- 9 - Rougemount DriveMountainAshDriveAltona RoadToynevale Road Winette RoadLekani CourtKingston Road Highway 401 Lytton CourtPi n e R i d g e R o a d 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: OPA 20-007/P, A 12/20 and 18T-99011 (R20)Centreville Homes (Pickering) Inc.Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6 THIS IS NOT A PLAN OF SURVEY. Date: Dec. 29, 202040R-20403 (313 Toynevale Road) L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-007P, 18T-99011(R20), A 12-20 Centreville Homes Inc\OPA 20-007P_AirPhoto.mxd ¯ESubjectLands Attachment #2 to Information Report 04-21 - 10 - Approved Draft Plan of Subdivision City Development Department Jan. 11, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-007/P, A 12/20 and 18T-99011 (R20) Centreville Homes (Pickering) Inc.Applicant: Property Description: DATE: File No: Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6, 40R-20403 (313 Toynevale Road) L:\Planning\01-MapFiles\OPA\2020 Attachment #3 to Information Report 04-21 - 11 - Revised Draft Plan of Subdivision City Development Department Dec. 09, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-007/P, A 12/20 and 18T-99011 (R20) Centreville Homes (Pickering) Inc.Applicant: Property Description: DATE: File No: Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6, 40R-20403 (313 Toynevale Road) L:\Planning\01-MapFiles\OPA\2020 N Attachment #4 to Information Report 04-21 - 12 - Conceptual Site Plan City Development Department Dec. 09, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-007/P, A 12/20 and 18T-99011 (R20) Centreville Homes (Pickering) Inc.Applicant: Property Description: DATE: File No: Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6, 40R-20403 (313 Toynevale Road) L:\Planning\01-MapFiles\OPA\2020 N Attachment #5 to Information Report 04-21 - 13 - Rougemount DriveAltona RoadToynevale Road Winette RoadHighway 401Kingston RoadLytton CourtPi n e R i d g e R o a d R4 R4R3 G R4 R4 M1-8 R3 OS-HL-1 R4R3 M1-8 G R4-6 R3 SC-32 R4 M1-8 M1-8(SC-15)OS-HL-1 R4-6 G R3 R4 R4-6 M1-8(SC-16) R4 1:3,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Zoning MapFile:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Jan. 06, 2021 SubjectLands The above map is a digital extraction of the zoning schedule. The zoning schedules in Zoning By-law 2511, as amended, are the official schedules. L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-007P, 18T-99011(R20), A 12-20 Centreville Homes Inc\OPA 20-007P_A12-20_Zoning.mxd EOPA 20-007/P, A 12/20 and 18T-99011 (R20) Centreville Homes (Pickering) Inc.Part of Lots 28 to 30, Plan 350, Now Parts 1 to 6 40R-20403 313 Toynevale Road Attachment #6 to Information Report 04-21 - 14 - Attachment #7 to Information Report 04-21 Zoning Provisions Comparison Chart The table below summarizes the requested zoning performance standards for the proposed lots, and the existing zoning standards for the detached dwellings surrounding the subject lands. Provision Proposed Zoning Standard (OPA 20-007/P, A 12/20 & 18T-99011 (R20)) Existing “R3” Zone Standards Existing “R4” Zone Standards Permitted Uses Detached dwelling Detached Dwelling Detached Dwelling Lot Area (minimum) 400 square metres 550 square metres 460 square metres Lot Frontage (minimum) 12.0 metres 18.0 metres 15.0 metres Front yard (minimum) 4.8 metres to the main building wall and 6.0 metres to an attached garage 7.5 metres 7.5 metres Interior Side Yard (minimum) 1.2 metres 1.8 metres, the other side 3.0 metres, or 1.8 metres on both sides with attached garage 1.5 metres, other side 2.4 metres or 1.5 metres on both sides with attached garage Rear Yard (minimum) 7.5 metres 7.5 metres 7.5 metres Lot Coverage (maximum) 45 percent 33 percent 33 percent Building Height (maximum) 9.0 metres 9.0 metres 9.0 metres Vehicular Parking (minimum) 2 parking spaces per dwelling unit, one of which must be provided within an attached garage N/A N/A Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of the private garage N/A N/A - 15 - Information Report to Planning & Development Committee Report Number: 05-21 Date: February 1, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/20 Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc. (1300, 1360, 1450 and 1550 Kingston Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a Zoning By-law Amendment Application, submitted by Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc., to facilitate the future redevelopment of 4 separate properties for high-density mixed-use developments. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning issues. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands comprise 4 separate properties located within the City Centre Neighbourhood (see Location Map, Attachment #1). The properties municipally known as 1300 and 1360 Kingston Road are located on the north side of Kingston Road between Liverpool Road and Glenanna Road and have a combined area of 2.92 hectares. The 2 properties form part of a larger commercial block, containing the Hub Plaza, which also includes 1298 and 1340 Kingston Road. Existing uses on the subject lands include a grocery store, offices, retail stores and restaurant uses. The parcels municipally known as 1298 and 1340 Kingston Road are not included in the Zoning By-law Amendment application. - 16 - Information Report No. 05-21 Page 2 The surrounding land uses include (see Air Photo Map, Attachment #2): North: A medium-density residential development consisting of 2-storey townhouses within a condominium development. East: A medium-density residential development consisting of 4-storey townhouses within a condominium development accessed from Glenanna Road. Further east is a veterinary clinic and a 6-storey retirement residence. South: Immediately south across Kingston Road is the Pickering Town Centre. West: Across Liverpool Road are single-storey commercial buildings including a restaurant (within the Old Liverpool House), a commercial plaza, and a daycare. The lands are currently subject to an application for a Zoning By-law Amendment for a mixed-use development containing a mid-rise building and a tower building. North of this property are 2 detached homes, which are currently subject to an application for an Official Plan Amendment and Zoning By-law Amendment for a proposed 13-storey mixed-use building. These applications are still under review. The properties municipally known as 1450 and 1550 Kingston Road are located at the northwest and northeast corners of Kingston Road and Valley Farm Road, respectively. The parcel at 1450 Kingston Road is approximately 1.78 hectares and currently supports a single-storey commercial plaza with multiple commercial uses. The parcel at 1550 Kingston Road is approximately 2.06 hectares and contains 2 buildings, a single-storey commercial plaza and a 3-storey building with various commercial uses on the ground floor and offices on the second and third floors. The surrounding land uses include (see Air Photo Map, Attachment #2): North: Immediately north of 1450 Kingston Road is an established residential neighbourhood consisting of detached dwellings fronting Glenview Road and Valley Farm Road. Immediately north of 1550 Kingston Road is a residential condominium development consisting of 3-storey townhouses and 3-storey freehold townhouses fronting Valley Farm Road. East: East of 1550 Kingston Road is a residential condominium development and further east is the Hydro Corridor. South: South of 1450 Kingston Road, across Kingston Road, are 4 apartment buildings ranging in height between 11 and 18-storeys, and 4-storey back-to-back stacked townhouses. South of 1550 Kingston Road are recently constructed 4-storey stacked townhomes. The City has recently issued site plan approval to permit a residential condominium development consisting of 96 stacked townhouses, which is presently under construction. At the southeast corner of Kingston Road and Valley Farm Road, the City is presently reviewing a site plan application for a 22-storey seniors residence. West: West of 1450 Kingston Road is an established residential neighbourhood consisting of detached dwellings fronting Glenview Road and further west is a retirement residence. - 17 - Information Report No. 05-21 Page 3 3. Applicant’s Proposal The applicant has submitted a Zoning By-law Amendment application requesting various site-specific exceptions to the City Centre Zoning By-law to facilitate the future redevelopment of the subject lands for multiple mixed-use buildings and townhouses. Specifically, the exceptions that the applicant is requesting include: increasing maximum building heights, increasing maximum podium heights, increasing maximum tower floor plates, requesting exemption from a 45-degree angular plane requirement adjacent to residences, removing an “H” – Holding provision and other requested amendments. The requested exceptions are discussed in further detail in Section 4.4 of this report. The applicant has submitted a conceptual plan (see Figure 1 below) illustrating how the entire commercial block on the north side of Kingston Road between Liverpool Road and Glenanna Road can be developed comprehensively. The lands subject to the rezoning application include 1300 and 1360 Kingston Road, and the remaining 2 parcels (1298 and 1340 Kingston Road), which are separately owned, are not included in the rezoning application. For 1300 Kingston Road, the conceptual plan illustrates 2 mixed-use towers having heights of 25-storeys connected by an 8-storey podium, and 2 towers having heights of 12-storeys and 15-storeys. The plan also identifies 2 blocks of 3-storey stacked townhouses. For 1360 Kingston Road, the plan illustrates 2 mixed-use towers having heights of 25-storeys connected by a 13-storey podium, a 12-storey mid-rise building, and a block of 3-storey stacked townhouses. A linear public park is proposed in the centre of the block and access is proposed from a new east-west public road along the northerly property line (see Submitted Conceptual Massing Model, Attachment #3). 1300 Kingston Road 1360 Kingston Road Figure 1: Submitted Conceptual Plan for 1300 and 1360 Kingston Road - 18 - Information Report No. 05-21 Page 4 Figure 2 below is the submitted conceptual plan for 1450 Kingston Road. The applicant is proposing to redevelop these lands for a 12-storey mid-rise building with a 4-storey podium and 3 mixed-use towers ranging in height between 12 to 15-storeys connected by an 8-storey podium. Vehicular access is proposed from Kingston Road and Glenview Road (see Submitted Conceptual Massing Model, Attachment #4). The applicant also owns 1920 Valley Farm Road and has included this parcel in the conceptual plan to illustrate how it can be developed in an integrated manner with 1450 Kingston Road in the future. However, the parcel is not included in the rezoning application. 1920 Valley Farm Road not included in the rezoning Figure 2: Submitted Conceptual Plan for 1450 Kingston Road Figure 3 is the submitted conceptual plan for the lands municipally known as 1550 Kingston Road. This plan illustrates 2 mixed-use towers having heights of 16-storeys connected by a 5-storey podium, 2 mixed-use towers having heights of 22-storeys connected by a 12-storey podium, and 4 blocks of back-to-back stacked townhouses having heights of 3 ½ storeys. Vehicular access is proposed from Valley Farm Road and from Kingston Road (see Submitted Conceptual Massing Model, Attachment #5). - 19 - Information Report No. 05-21 Page 5 Figure 3: Submitted Conceptual Plan for 1550 Kingston Road Based on the preliminary conceptual plan it is anticipated that the redevelopment of these 4 properties could generate approximately between 3,100 and 4,000 new residential units and a total of approximately 23,565 square metres of commercial space (see Site Statistics, Attachment #6). The applicant has advised that there are no immediate plans to redevelop the subject lands at this time. Redevelopment of these lands will be subject to Site Plan Approval. 4. Policy Framework 4.1 Durham Regional Official Plan The subject lands are designated Urban Growth Centre and Living Areas in the Regional Official Plan. Urban Growth Centres (UGCs) are focal points for intensive urban development and the main concentrations of institutional, public services, major office, commercial, recreational, residential, entertainment and cultural uses. They also serve as major employment centres and shall accommodate a minimum density target of 200 persons and jobs per gross hectare and a floor space index (FSI) of 3.0. The built form in UGCs should be a mix of predominantly high-rise with some mid-rise development. Kingston Road and Liverpool Road are designated as Type ‘B’ Arterial Roads and Kingston Road is identified as a Rapid Transit Spine in the Regional Official Plan. Type ‘B’ Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, connect with freeways, other arterial roads and collector roads. The right-of-way width requirement for Type ‘B’ arterial roads is 36 metres for an ultimate 4-lane cross-section. Rapid Transit Spines are corridors that are planned to provide dedicated transit lanes in most arterial road sections and intersect with local transit. Development along transit spines shall provide for complementary higher density and mixed uses at an appropriate scale and - 20 - Information Report No. 05-21 Page 6 context, buildings oriented towards the street to reduce walking distances, facilities which support non-auto modes of transportation, and limited surface parking and the potential redevelopment of surface parking. Glenanna Road and Valley Farm Road are designated Type ‘C’ Arterial Roads. The right-of-way width requirement for Type ‘C’ arterial roads is 26 to 30 metres. Type ‘C’ Roads are designed to carry traffic at low speeds, connect with freeways, other arterial roads and collector roads and promote higher densities with shared or combined access. 4.2 Pickering Official Plan In July 2014, Council approved Official Plan Amendment 26 (OPA 26), which introduced new designations and policies and changed existing policies to create a framework for the redevelopment and intensification of the City Centre. OPA 26 was approved with modifications by the Ontario Municipal Board (OMB) on March 4, 2015, and has been in full force and effect since then. Subsequent to the approval of the City Centre Zoning By-law, on June 12, 2017 Council approved Official Plan Amendment 29 (OPA 29) to remove the density cap for the City Centre. The removal of the cap will also allow developers within the City Centre greater flexibility to provide a variety of residential unit sizes while having consideration for matters such as housing affordability, tenure, and market demand. The subject lands are designated “Mixed Use Areas – City Centre” within the Pickering Official Plan. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens and farmers’ markets. The designation has a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floor space for the retailing of goods and services of up to and including 300,000 square metres, and a maximum FSI of over 0.75 and up to and including 5.75. The applicant proposes the following FSI: • 1300 Kingston Road: 4.74 FSI; • 1360 Kingston Road: 5.17 FSI; • 1450 Kingston Road: 4.21 FSI; and • 1550 Kingston Road: 4.42 FSI. OPA 26 introduced various new policies for the City Centre Neighbourhood regarding enhancements to the public realm; active uses at grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view and privacy; transition to established low-density development; and pedestrian network and mobility. The key policies within the City Centre as it relates to the proposal are summarized in Attachment #7 to this report. 4.3 Pickering City Centre Urban Design Policies The City Centre Urban Design Guidelines (UDG) provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. Some of the key guiding principles of the UDG include: - 21 - Information Report No. 05-21 Page 7 • make the City Centre highly walkable, with new streets and pathways, a compact block pattern, traffic calming measures, and visually interesting streetscapes; • encourage a mix of land uses to create vitality at all times of the day, by enhancing the range of activities, amenities and uses that will attract and serve all ages for all season; • offer distinct living options, urban in format, and in close proximity to shopping, entertainment, culture, and work; and • create bold entry-points to City Centre through design excellence in architecture, public art and public plazas at key gateway locations and areas of high visibility. The key urban design objectives with respect to built form, site design, landscaping, building design, and pedestrian connections as it relates to the proposal are summarized in Attachment #8 to this report. 4.4 Zoning By-law 7553/17 The subject lands are zoned “City Centre One – CC1” within the City Centre By-law 7443/17, as amended. Uses permitted include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. The applicant is seeking the following site-specific amendments: 1300 and 1360 Kingston Road • increase maximum building height from 47 (15-storeys) to 77 metres (25-storeys) on both sites; • exempt maximum tower floorplate requirements for floors between 7 and 13-storeys; • increase maximum podium height from 20 metres (6-storeys) to 41 metres (13-storeys); and • removal of the “H1” Holding symbol, which requires the owner to prepare and submit a block development plan, to be approved by City Council, to demonstrate the orderly development of the lands providing details regarding such matters as: street and block pattern; pedestrian, landscape and open space connections; parking strategy; community uses such as parks, community centres and other public uses: public and private street right-of-way design; and phasing of the proposed development. 1450 Kingston Road • exempt maximum tower floorplate requirements for floors between 7 and 8-storeys; and • increase maximum podium height from 20 metres (6-storeys) to 26 metres (8-storeys); 1550 Kingston Road • increase maximum building heights for 2 towers from 47 metres (15-storeys) to 68 metres (22 storeys); • increase maximum building height for 2 towers from 47 (15-storeys) to 50 metres (16 storeys); • exempt maximum tower floorplate requirements for floors between 7 and 12-storeys; • increase maximum podium height from 20 metres (6-storeys) to 38 metres (12-storeys); and • exempt from the requirement to provide a 45-degree angular plane adjacent to dwellings located at 1899 to 1903 Valley Farm Road. - 22 - Information Report No. 05-21 Page 8 All Sites • reduce minimum building setback for any portion of a building above the ground floor from 1.0 metre to 0.0 metres along Kingston Road; and • request to allow the applicant relief from the site-specific Zoning By-law, within 2 years of passing (through a Minor Variance). 5. Comments Received 5.1 Comments Received from the Public Open House and Written Submissions On Tuesday, October 27, 2020, an Electronic Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposals. The City advertised the meeting by posting the notice on the City’s social media pages, 8 development signs were installed across all 4 properties and a notice was distributed by mail to area residents within 150 metres and the radius was further extended in consultation with the local and regional Councillors. A total of 9 residents participated in the meeting. The notice of the Electronic Statutory Public Meeting regarding these applications was provided through a mailing of all properties within 150 metres of the subject lands and any person who requested further notification. Also, 8 development notice signs installed on the subject lands were updated to provide notice of this meeting to members of the public. The following is a list of key concerns that were verbally expressed by area residents at the Electronic Public Open House meeting and written submissions received from approximately 50 residents, landowners and businesses: 5.1.1 Loss of commercial amenities, local services and restaurants • concerned that several businesses that currently serve the community will be lost during and after construction including medical offices, independent restaurants, professional offices and other retailers; and • concerned that the loss of businesses will impact local residents’ ability to walk to the above amenities during and after construction. 5.1.2 Traffic and access • concerned about the safety of pedestrians, such as those from the nearby group home, retirement residence and Glengrove Public School due to the proposed vehicular entrance on Glenview Road; • concerned about the lack of surface parking on all sites that may be needed to support the proposed ground-level businesses within the mixed-use buildings; • commented that it is currently challenging to merge on to Kingston Road from Glenview Road and the increased traffic from the proposed developments will worsen this condition; and • commented that the flow of traffic through residential neighbourhoods would be further increased when the Durham Bus Rapid Transit project is complete. - 23 - Information Report No. 05-21 Page 9 5.1.3 Construction impact • concerned about traffic management during construction (such as construction vehicles using local roads to access development); • concerned about vibration from construction affecting foundations of older homes on Glenview Road and in surrounding neighbourhoods; • concerned about the parking of vehicles during construction on local roads; and • concerned about potential flooding on Glenview Road as there is already poor drainage. 5.1.4 Privacy, Shadows, Noise • concerned about the increased shadows, lack of privacy and wind effects as a result of the proposed buildings; • commented that it would be preferable to have a buffer of townhomes adjacent to existing low-rise residential buildings at 1450 and 1550 Kingston Road; • concerned about the noise that future residents of the proposed developments will be exposed to from Kingston Road and nearby Highway 401; and • concerned about privacy as a result of potential residents having views over existing homes and backyards. 5.1.5 Other comments • concerned about whether existing infrastructure including water and sewer, public roads, community services, library services and others will be able to handle the future population; • questioned how the proposed developments would address the needs of the pandemic and future pandemics such as access to sunlight, and fresh air; • questioned whether the proposed parks or outdoor amenity areas will be available to the public; • concerned about the lack of affordable housing units in Pickering and whether the proposed development would be providing any units; • concerned about the increased height request and whether the proposed heights are actually required to meet population targets for the area or not; • concerned about the loss of green space at Glenview Road and Kingston Road; • commented that the proposal should include a new sidewalk on Glenview Road (there is currently no sidewalk); • commented that the existing mature trees on the north side of 1300 and 1360 Kingston Road should be protected during construction and preserved for future privacy of the existing residential neighbourhood to the north of the sites; and • commented that the development at 1300 and 1360 Kingston Road should seek to improve the impact on the townhomes directly north, by way of noise barriers or other landscaping features. - 24 - Information Report No. 05-21 Page 10 5.2 City Department Comments 5.2.1 Engineering Services • no objections to the requested site-specific exceptions as requested by the applicant; • provide written confirmation of approval from the Region of Durham with respect to the Traffic Generation Review Report; • provide written confirmation that the Ministry of Transportation has no objection to the Zoning By-law Amendment application; • provide a Record of Site Condition from the Region of Durham for Phase 1 and Phase 2 Environmental Site Assessments on all 4 properties; • Engineering Services can complete a thorough review once the applicant provides further detail to the site plans to allow for a better understanding of how the proposed development will tie into existing conditions; • an updated Functional Servicing Report is required to address technical matters related to drainage and groundwater and other required standards; • Engineering Services is not in favour of the proposed public road between Glenanna Road and Liverpool Road, as it provides no overall benefit to the community or the proposed development; • the proposed 15.5 metre right-of-way width for the public road would not be acceptable for the development of this density; • an updated Traffic Generation Review report is required to address technical matters related to current trip generation comparisons and future traffic signals; • changes are required to the Landscaping plans to include a landscape buffer between any proposed development and existing adjacent residential property; and • the proposed public park on 1300 and 1360 Kingston Road is long and narrow and does not have any public street frontages. The City typically requires public parks to have a minimum of 2 street frontages to provide good sightlines and access into the park. The Pickering City Centre Urban Design Guidelines indicate a public park at the corner of Kingston Road and Glenanna Road, where it is much more prominent and fronts 2 streets. 5.2.2 Fire Services Comments • ensure fire route confirms to Ontario Building Code (OBC) 3.2.5 for all proposed buildings. 5.3 Agency Comments At the time of writing this report, the City has not received written comments from the Region of Durham, Durham District School Board and Durham Catholic District School. 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensure conformity with all applicable statutory policies of the Provincial Policy Statement (2020), the Growth Plan for the Greater Golden Horseshoe (2020), and the Durham Regional Official Plan; - 25 - Information Report No. 05-21 Page 11 • assess the proposals to ensure consistency with the applicable policies of the City’s Official Plan and the City Centre Neighbourhood; • evaluate the submitted conceptual plans with respect to site-layout, building built form, pedestrian connections, landscaping, location and size of the public park and open spaces to ensure consistency with the urban design objectives of the City Centre Urban Design Guidelines; • evaluate the appropriateness of the request to increase building heights, podium heights, and tower floor plate sizes to ensure adequate sunlight penetration and sky views are being maintained, and any potential shadow and privacy impacts are to existing surrounding residential development are minimized; • evaluate the appropriateness of the request to reduce the minimum building setbacks along Kingston Road; • assess whether the removal of the “H1” Holding Symbol on 1300 and 1360 Kingston Road is premature at this time given that the owners of 1298 and 1340 Kingston Road have not participated in the preparation of a comprehensive block plan; • evaluate whether the current “H1” Holding Symbol on 1300 and 1360 Kingston Road require additional conditions related to cost-sharing agreements for matters such as community uses, public parks, municipal roads and infrastructure, are made between the 4 separate landowners on the north side of Kingston Road between Liverpool Road and Glenanna Road; • ensure that the size and location of the public park on 1300 and 1360 Kingston Road is sufficient and adequate to serve the future residents of the redevelopment of these lands and the broader community; • ensure the right-of-way design of the new east-west road on 1300 and 1360 Kingston Road is designed to City standards, and to be a complete street with cycling facilities and other elements such as enhanced landscaped boulevards, seating areas, and street trees; • assess the appropriateness of the proposed vehicular accesses at the 4 subject properties; • evaluate the appropriateness of the request to exempt the proposed building height from a 45-degree angular plane requirement adjacent to street townhouses on Valley Farm Road, north of 1550 Kingston Road; • ensure that sufficient retail and commercial gross floor area is being replaced given the removal of existing service-commercial and retail uses that currently service the surrounding community; and • secure opportunities to provide affordable housing, accessible units, and a variety of unit types, sizes and tenures (including rental). Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and public. - 26 - Information Report No. 05-21 Page 12 7. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report and Urban Design Brief, prepared by The Biglieri Group Ltd., dated March 2020; • Public Realm and Massing Models, prepared by The Biglieri Group Ltd., dated June 2020; • Concept Plan for 1300 and 1360 Kingston Road, 1450 Kingston Road and 1550 Kingston Road, prepared by Venchiarutti Gagliardi Architect Inc., dated March 16, 2020; • Building Sections, prepared by Venchiarutti Gagliardi Architect Inc., dated November 2019; • Transportation Impact Assessment, prepared by The Municipal Infrastructure Group Ltd., dated April 2020; • Functional Servicing Report, prepared by Sabourin Kimble and Associated Ltd., dated March 2020; • Phase 1 Environmental Site Assessment 1300 Kingston Road, prepared by SNC-Lavalin Inc., dated August 2015; • Phase 1 Environmental Site Assessment 1360 Kingston Road, prepared by SNC-Lavalin Inc., dated July 2020; • Phase 1 Environmental Site Assessment 1450 Kingston Road, prepared by Watters Environmental Group Inc., dated July 2018; • Phase 1 Environmental Site Assessment 1550 Kingston Road, prepared by Watters Environmental Group Inc., dated November 2019; • Phase 2 Environmental Site Assessment 1550 Kingston Road, prepared by Watters Environmental Group Inc., dated November 2019; and • Reliance Letter 1450 Kingston Road, prepared by Watters Environmental Group Inc., dated October 28, 2019. 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk; - 27 - Information Report No. 05-21 Page 13 9.Owner/Applicant Information •The owner of the properties is Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc. The applicants are represented by The Biglieri Group. Attachments 1.Location Map 2.Air Photo Map 3.Submitted Conceptual Massing Model (1300 and 1360 Kingston Road) 4.Submitted Conceptual Massing Model (1450 Kingston Road and 1920 Valley Farm Road) 5.Submitted Conceptual Massing Model (1550 Kingston Road) 6.Site Statistics 7.City Centre Neighbourhood Policies 8.City Centre Urban Design Guideline Summary Prepared By: Approved/Endorsed By: Elizabeth Martelluzzi Catherine Rose, MCIP, RPP Planner II, Heritage Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design EM:NS:ld Date of Report: January 15, 2021 Original Signed By Original Signed By Original Signed By - 28 - ValleyFarmRoadGlenviewRoadMemoryLane Everton Street F ieldlight Boulevard G le n a nn a Road Kingston RoadLiverpoolRoadRosefieldRoadBrands Court Highway 401 Diefenbaker Court Pickering Park w a yAntonSquare GlendalePark EsplanadePark DianaPrincess OfWales Park GlengrovePark RecreationComplex 1:6,750 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile: Applicant: Property Description: A 08/20 THIS IS NOT A PLAN OF SURVEY. Date: Jan. 14, 2021 ¯ESteele Valley Developments Ltd., 334979 Ontario Ltd., 1300, 1360, 1450, & 1550 Kingston Rd Subject Property1300 Kingston Road L:\PLANNING\01-MapFiles\A\2020\A 08-20 Steele Valley & Pickering Square\A08_20_LocationMap.mxdESubject Property1360 Kingston Road ESubject Property1450 Kingston Road Subject Property1550 Kingston RoadE Pickering Square Inc., and Pickering Square (1986) Inc. Attachment #1 to Information Report 05-21 - 29 - LiverpoolRoadKingston RoadG le n a nn a Road GlenviewRoadMemory LaneEverton Street Rosefield RoadFieldlight BoulevardValley Farm RoadLodge RoadP oppy Lane Pickering Park w a y Brands Court Diefenbaker Court Avonmore Sq u ar e The Esplanade SAntonSquareThe Esplanade NGlengroveRoadFayleeCrescent 1:6,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant: Property Description: A 08/20Steele Valley Developments Ltd., 334979 Ontario Ltd., 1300, 1360, 1450, & 1550 Kingston Rd THIS IS NOT A PLAN OF SURVEY. Date: Jan. 14, 2021Pickering Square Inc., and Pickering Square (1986) Inc. L:\PLANNING\01-MapFiles\A\2020\A 08-20 Steele Valley & Pickering Square\A08_20_AirPhoto.mxd ¯ESubject Property1300 Kingston Road ESubject Property1360 Kingston Road ESubject Property1450 Kingston Road Subject Property1550 Kingston RoadEAttachment #2 to Information Report 05-21 - 30 - L:\Planning\01-MapFiles\A\2020 Jan. 12, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Massing Model (1300 and 1360 Kingston Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/20 Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc. 1300, 1360, 1450, and 1550 Kingston Rd Attachment #3 to Information Report 05-21 - 31 - L:\Planning\01-MapFiles\A\2020 Jan. 12, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Massing Model (1450 Kingston Road and 1920 Valley Farm Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/20 Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc. 1300, 1360, 1450, and 1550 Kingston Rd Attachment #4 to Information Report 05-21 - 32 - L:\Planning\01-MapFiles\A\2020 Jan. 12, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Massing Model (1550 Kingston Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/20 Steele Valley Developments Ltd., 334979 Ontario Ltd., Pickering Square Inc., and Pickering Square (1986) Inc. 1300, 1360, 1450, and 1550 Kingston Rd Attachment #5 to Information Report 05-21 - 33 - Attachment #6 to Information Report 05-21 Site Statistics Site Statistics 1300 & 1360 Kingston Road 1450 Kingston Road 1550 Kingston Road Number of Residential Units Estimate of: 2000-2500 units for the whole block Estimate of: 400-500 units Estimate of: 700-1000 units Floor Space Index (FSI) 1300 Kingston: 4.74 1360 Kingston: 5.17 Gross FSI: 4.73 4.21 4.42 Average Tower Floor Plate Size Exceeds maximum tower floor plate (850 square metres) for storeys 7-13 Exceeds maximum tower floor plate (850 square metres) for storeys 7-8 Exceeds maximum tower floor plate (850 square metres) for storeys 7-12 Number of Storeys and Building Heights 7 mid/high-rise, mixed use buildings ranging in height from 12 to 25 storeys 4 back-to-back and stacked townhouse blocks, 3 ½ storeys in height. 2 mid-rise, mixed-use buildings ranging in height from 12 to 15 storeys. 2 mid-rise, mixed-use buildings ranging in height from 16 to 22 storeys. 4 back-to-back and stacked townhouse blocks, 3 ½ storeys in height. Unit Types Not provided Not provided Not provided Commercial Gross Floor Area 9,970 square metres 5,765 square metres 7,830 square metres Vehicular Parking 4,881 underground spaces 2,916 underground spaces 2,807 underground spaces Bicycle Parking Not shown Not shown Not shown Landscaped Area Specific details not provided Specific details not provided Specific details not provided Amenity Area Indoor amenity area not provided Gateway plaza at Kingston and Liverpool corner, and pocket parkettes, pedestrian promenades. Proposed 0.54 hectare linear public park (13% of the Block area) Indoor amenity area not provided 2 gateway plazas, pedestrian promenade, pocket parkettes, and 1 programmed outdoor amenity area. Indoor amenity area not provided Pocket parkette and programmed outdoor amenity space. - 34 - Attachment #7 to Information Report 05-21 City Centre Neighbourhood Policies Related to the Proposal •Encourage transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood with inviting public spaces such as parks, squares and streets. •Encourage the highest mix and intensity of uses and activates in the City to be in this neighbourhood. •Encourage development proponents to locate and integrate commercial uses such as cafes and bistros into development adjacent to the public realm to create social gathering places and vibrant street life. •Encourage the development of streetscapes, public spaces and pedestrian routes that are safe and comfortable for all genders and ages, accessible and easy to navigate regardless of physical ability. •Encourage street-facing façades to have adequate entrances and windows facing the street. •Encourage publicly accessible outdoor and indoor spaces where people can gather. •Encourage new development to be designed, located and massed in such a way that it limits any shadowing on the public realm, parks and public spaces in order to achieve adequate sunlight and comfort in the public realm through all four seasons. •Encourage the transformation of existing strip-commercial development into mixed-use development to bring conveniences closer to residents and public transit, and to provide additional housing. •Recognize the intersection of Kingston and Liverpool Roads as a gateway to the City Centre and consider public squares, transit waiting areas and tall buildings to be appropriate uses for lands fronting all four corners of the gateway. •Despite the location of new parks and squares as identified on Map 18 of Neighbourhood 8: City Centre, City Council may permit modifications as long as the general intent of these spaces meet the City’s requirements. •Require new development in close proximity to established low density residential areas to be gradually transitioned in height. •Consider in the review of development applications for buildings taller than 5-storeys, the following performance criteria: •that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; •that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; •that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized to the extent feasible; - 35 - • that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; • that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining open spaces and sidewalks; • that living areas, windows and private open spaces be located to minimize the potential for overshadowing adjoining residential properties; • that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and • that protection be provided for pedestrians in public and private spaces from wind down drafts. • Select transit junctions and related pedestrian connections as priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art. • Require new development adjacent to the transit junction to be designed to frame the junctions with active uses at grade and entrances oriented towards them. - 36 - Attachment #8 to Information Report 05-21 City Centre Urban Design Guidelines Related to the Proposal Site Design •Buildings shall be aligned to contribute to a consistent street wall with minimal gaps or courts between buildings, except to allow for pedestrian access to internal lanes, walkways. •Throughout the City Centre, the building face shall be articulated through recessions, projections and change of materials. •Buildings on Major Streets shall have a minimum of 40 percent of transparent windows at street level, with clearly marked building entrances connected to the public sidewalks in order to create visual interest for pedestrians. The ground floor shall be occupied by a mix of active uses such as restaurants, retail, personal service and other similar uses to animate the street edge. •Building setbacks could be increased to create publicly accessible open spaces such as court yards or plazas along a streetline. Setback areas with retail or commercial uses at grade should be designed to accommodate patios, seating, and other at grade animating uses over time. Where buildings are setback more than 1.0 metre, the area between the buildings and front property line may feature hard and soft landscaping, lighting, signage and seating that enhance the sense of place, amenity and way-finding to the building and within the City Centre. •For buildings 8 storeys in height or greater, a minimum building separation of 18.0 metres is required, but it may be reduced if there are no primary windows in the wall facing an abutting building. •Tower portions of a building (those over 12 storeys) are subject to a minimum tower separation distance of 24.0 metres, to provide outlook, daylight access and privacy for residents. •The design of pedestrian walkways on-site shall seek direct connectivity to adjacent public spaces, transit stops and amenities. •Pedestrian walkways between building entrances and the street shall have a minimum width of 1.8 metres, be barrier-free and provide curb ramps at grade changes with minimum cross gradient. •Structured underground parking is preferred over surface parking, where possible and feasible, to promote compact development and to reduce the urban heat-island effect. Structured above grade parking with high quality architectural and landscape treatment that is visually and physically designed to be part of a larger development, is also acceptable. Building Design •New development adjacent to low density residential neighbourhoods will be limited by a 45 degree angular plane measured at a minimum 7.5 metre setback from the property line at a height of 10.5 metres. •Design buildings with a defined base, middle and top section to emphasize human scale dimensions, reduce appearance of bulk and to create an interesting skyline. •Generally, a building’s podium should be at least 3 storeys before any building step backs are introduced. - 37 - • The shadow impacts of buildings on public open spaces and private amenity areas shall be minimized. • The floor plate for a residential tower, the portion of the building above the podium, shall generally not exceed 850 square metres. • Within the middle component of a building, balconies should be recessed and/or integrated into the building façade. • The top of towers should be attractively designed using setbacks, articulation and other means to contribute positively to the skyline. This can be accomplished through the use of a small setback on the last 2 to 6 storeys, and distinctive and varied rooflines to contribute towards the built form character and unique appearance of the building. • Roof tops are encouraged to include green roof spaces for environmental sustainability, amenity space for residents or urban agriculture. • All buildings should be built with high-quality, enduring materials such as brick, stone, and glass. Materials that do not age well, such as stucco, vinyl, and highly reflective glass will be discouraged. • Large expanses of blank walls should be avoided by façade articulation (i.e., recessions or projections), fenestrations, cornices, vertical pillars, and prominent entrances that respond to the massing and architectural style of the building. • Low-rise buildings will generally be utilized in the City Centre as a transition between adjacent low density neighbourhoods and mid-rise to taller building forms. On large blocks, a mix of taller buildings with some grade-related buildings may be appropriate. • Mid-rise buildings should be sited to align parallel to the street, and to form usable interior courtyard spaces internal to the block. • Design mid-rise buildings with a transition in massing on the top section with priority given to upper storey façade stepbacks and terracing. • Tall buildings should be designed to consider views of all sides of the buildings. • Where tall buildings take the form of point tower above a podium, the proportion of the point towers must be designed to cast fewer and smaller offending shadows, open sky views to streets from neighbouring apartment buildings and to be easily absorbed in the skyline. • Point towers should be setback a minimum of 3.0 metres from the street wall of the podium of a building. Signature Buildings • Signature Buildings, those with significant heights and massing, should be located at key gateways to, and intersections within, the City Centre. Signature buildings shall include architectural features that signify the importance of the corner. This can be attained by bold and expressive building design through the use of high quality building materials, highly articulated building façades and unique massing details. - 38 - Mobility • The four corners at Kingston Road and Liverpool Road are identified as a “Transit Junction”. • Transit Junctions facilitate easy transfers and comfortable pedestrian experiences through an enhanced public realm including: high quality landscaping, street furniture, bus shelters, public art, cycling parking facilities and additional street trees to provide shade. Public Realm • A variety of both passive and active recreational opportunities shall be offered within the City Centre. • Public art shall be encouraged throughout the City Centre in multiple mediums, and as a form of community expression; to add vibrancy; to foster creativity; and to create identity. • Design features at corners should include signature buildings and/or enhanced landscaping such as signage, art, lighting, historic markers, special pacing, open space/square, or seating as well as coordinated fencing to frame the entry into the neighbourhood. • The primary entrances to buildings at gateway locations should be located at the street corner and contain architectural features that would enhance and activate the street corner. - 39 - Report to Planning & Development Committee Report Number: PLN 05-21 Date: February 1, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 14/18 2184107 Ontario Inc. Part of Lot 18, Concession 3; Now Part 2, 40R-6962 (East side of Brock Road, north of Rex Heath Drive) Recommendation: 1. That Zoning By-law Amendment Application A 14/18, submitted by 2184107 Ontario Inc., to permit a 6-storey apartment building containing 44 dwelling units, on lands located on the east side of Brock Road, north of Rex Heath Drive, be endorsed subject to the provisions contained in Appendix I to Report PLN 05-21, and that staff be authorized to finalize and forward an implementing Zoning By-law Amendment to Council for enactment. Executive Summary: The subject lands are located on the east side of Brock Road, north of Rex Heath Drive within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). 2184107 Ontario Inc. originally submitted an application for a Zoning By-law Amendment to facilitate a mixed-use development. This plan illustrated a development consisting of a 6-storey mixed-use building containing 35 residential apartment units and 634 square metres of grade related commercial uses (see Original Submitted Conceptual Site Plan, Attachment #3). Through collaboration with City staff, the applicant has made several changes to their proposal to address concerns raised by the area residents (see Revised Submitted Conceptual Site Plan, Attachment #4). The key revisions to the proposal include: • increased the total number of dwellings units from 35 units to 44 units; • replaced grade-related commercial uses on the ground floor with eight 2-storey apartment units, which will function as a townhouse unit, with access from an interior corridor, and will include an outdoor patio area on the ground floor; • introduced a minimum parking ratio of 1.75 spaces per unit for the 2-storey apartment units; • reduced the minimum apartment parking ratio from 1.14 space per unit to 1.0 space per unit for the remaining apartment units; • slightly reduced visitor parking ratio from 0.22 spaces per unit to 0.20 spaces per unit; and • removed the vehicular access from Brock Road. - 40 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 2 City Development staff are in support of the proposal. The proposal is consistent with the Duffin Heights Neighbourhood policies and the Duffin Heights Urban Design Guidelines. The apartment building is sited along the Brock Road frontage to maximize the separation distance to the existing townhouse dwellings located to the north and east of the subject lands. The overall height and placement of the building will limit any shadowing on abutting residential properties and the future Village Green to the north. The proposed site layout and design represent a logical and orderly development of the site. Several concerns were expressed by area residents about traffic, parking, construction activities, fencing, compatibility and greenspace. These matters have been satisfactorily addressed by the application through revisions to the plan and submission of additional supporting materials. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 14/18. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands are located on the east side of Brock Road, north of Rex Heath Drive within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 0.32 of a hectare, with approximately 61 metres of frontage along Brock Road and approximately 31 metres of frontage along Carousel Drive. The property is currently vacant. The surrounding land uses include (see Air Photo Map, Attachment #2): North and An existing medium-density residential subdivision comprising freehold East: semi-detached and townhouse dwelling units. Lands for a future Village Green are located between the residential subdivision and Brock Road. The Village Green is to be constructed by the City. South: A residential condominium development by Averton (Brock) Limited, which includes a mix of townhouse units on the north and south sides of Rex Heath Drive, and two 8-storey mixed-use apartment buildings and townhouse units along Brock Road (not yet under construction). In 2017, Averton (Brock) Limited submitted a rezoning application A 08/17 to permit an increase in the number of apartment units and an increase in the height of the apartment buildings. West: Across Brock Road, vacant lands are designated "Mixed Use Areas – Mixed Corridor" in the Pickering Official Plan. The lands at the northwest corner of Brock Road and Zents Drive are owned by the City, and the City is currently reviewing a site plan application for a new Fire Hall and Headquarters. - 41 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 3 1.2 Applicant’s Original and Revised Proposal 2184107 Ontario Inc. originally submitted a rezoning application to facilitate a mixed-use development. This plan illustrated a development consisting of a 6-storey mixed-use building containing 35 residential apartment units and 634 square metres of grade related commercial uses (see Original Submitted Conceptual Site Plan, Attachment #3). Vehicular access to the development was proposed from Brock Road and Carousel Drive. The vehicular access from Carousel Drive was dedicated to residential providing access to a one-level underground parking garage accommodating parking spaces for both residents and visitors. Vehicular access for the commercial uses was proposed from a restricted right-in/right-out access off of Brock Road and surface parking spaces were proposed to support the commercial uses. A private parkette was proposed on the north side of the building adjacent to Brock Road. In response to concerns and comments received from commenting agencies, City departments and area residents, the applicant has made several changes to their proposal (see Revised Submitted Conceptual Site Plan, Attachment #4 and Submitted Conceptual Rendering, Attachments #5 and #6). The following key changes have been made to the original proposal: • increased the total number of dwellings units from 35 units to 44 units resulting in an increase in the residential density from 110 units to 139 units per net hectare (the increase in the total number of residential units is a result of replacing the commercial space with residential units); • replaced grade-related commercial uses on the ground floor with eight 2-storey apartment units that function as townhouse units and will include an outdoor patio area on the ground floor; • the 2-storey apartment units (located within the ground floor and second floor) will have access from an interior corridor, and the average unit size is approximately 150 square metres (approximately 1,615 square feet); • apartment units are located on floors 3 to 6 and include 1 bedroom and 2 bedroom unit types; • introduced a minimum parking ratio of 1.75 spaces per unit for the 2-storey apartment units; • slightly reduced the minimum apartment parking ratio from 1.14 space per unit to 1.0 space per unit for the remaining apartment units; • slightly reduced visitor parking ratio from 0.22 spaces per unit to 0.20 spaces per unit; • removed the vehicular access from Brock Road; • relocated the access ramp to the underground parking garage from the north side of the building to the south side of the building; and • increased the private outdoor amenity area from approximately 100 square metres to 258 square metres. Attachment #7 to this report summarizes the key details and zoning standards of the original and revised proposals. Figure 1 below is a conceptual rendering of the proposed 6-storey apartment building from Brock Road. - 42 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 4 Figure 1: Submitted Conceptual Rendering Plan (Brock Road Frontage) The development will be subject to site plan approval. 2. Comments Received 2.1 January 24, 2019 Open House Meeting and March 4, 2019 Statutory Public Meeting An Open House meeting was held on January 24, 2019, and the Statutory Public Meeting was held on March 4, 2019. The following is a summary of key concerns and comments expressed by area residents at the Open House and Statutory Public meetings and written submissions received: • concerned that the proposed height will shadow adjacent properties; • concerned that the proposed 6-storey building is out of character with the adjacent townhouse development fronting onto Carousel Drive; • concerned that the proposal will increase traffic along Carousel Drive; • commented that there is currently insufficient parkland in the neighbourhood and that additional residential units will exacerbate the issue; • concerned with potential dust, noise and vibration nuisances during the construction process; and • requested that privacy fences be erected along property lines shared with existing residents to the north and east of the subject lands. - 43 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 5 2.2 Agency Comments 2.2.1 Region of Durham • the proposal is consistent and conforms with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe; • the Regional Official Plan designates the subject lands as “Living Areas”, which are intended to be used predominantly for housing purposes with a mix of housing types, sizes, and tenure; • the proposal conforms to the policies of the Regional Official Plan; • regional municipal servicing shall be provided from the existing sanitary sewer and watermain located on Carousel Drive; • a Waste Management Plan illustrating how waste collection can be accommodated is required to be submitted with a future site plan application; if the development does not meet Region’s standards for municipal waste collection on private property, then the applicant will be responsible for retaining private waste collection services; • the Region requires the applicant to include all recommended noise attenuation measures of the Noise Feasibility Study in a future site plan agreement to the satisfaction of the Region; • the Region requires the applicant to submit an updated Phase 1 and Phase 2 ESA before site plan approval; • the revised Traffic Impact Study is acceptable; and • any Regional requirements concerning the provision of Regional services, financial and otherwise, associated with the development shall be addressed through the submission of a future site plan application. 2.2.2 Durham District School Board • no objection to the proposed development; and • students generated through this development will attend existing school facilities. 2.2.3 Durham Catholic District School Board • no objections to the proposed development; and • students generated from this development will attend St. Wilfrid Catholic Elementary School and St. Mary Catholic Secondary School. 2.3 Comments from City Departments 2.3.1 Engineering Services Department • no objection to the rezoning application; • pre-construction inspections will be required for adjacent residences, specifically the 2 townhouse blocks immediately adjacent to the development (1723 Carousel Drive to 1733 Carousel Drive and 1755 Carousel Drive to 1765 Carousel Drive); copies of the reports are to be forwarded to the City with the site plan application; and • matters concerning grading and drainage, fencing details, stormwater management details, construction management requirements, snow storage location, and landscaping requirements will be further reviewed through the site plan approval process. - 44 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 6 2.3.2 Fire Services • no objection to the proposal; and • matters concerning fire route location and siamese connections will be further reviewed through the submission of a future site plan application. 3. Planning Analysis 3.1 The revised concept plan is within the density range of the Official Plan and is consistent with the policies for the Duffin Heights Neighbourhood The subject lands are designated “Mixed Use Areas – Mixed Corridors” in the Official Plan, which permits a density range of over 30 units up to and including 140 units per net hectare and a maximum Floor Space Index (FSI) of up to and including 2.5 FSI. The revised concept plan proposes a total of 44 residential units for a residential density of 139 units per net hectare and an FSI of 1.52. The revised proposal complies with the density and FSI requirements of the Official Plan. The Duffin Heights Neighbourhood policies for the Mixed Use Areas – Mixed Corridors designation require new developments to provide: • a strong and identifiable urban image of establishing buildings closer to the street, providing safe and convenient pedestrian access, and requiring all buildings to be multi-storey; and • higher intensity multi-unit housing forms on lands adjacent to Brock Road while restricting grade related residential development to lands adjacent to collector or local roads. The revised concept plan implements the Duffin Heights Neighbourhood policies by siting the 6-storey apartment building along the Brock Road frontage. The plan creates an attractive pedestrian-scaled street edge along Brock Road and includes convenient pedestrian connections to the existing multi-use pathway along Brock Road, the existing sidewalks along Carousel Drive and a walkway connection to the future Village Green located north of the subject lands. The proposed development is consistent with the policies for the Duffin Heights Neighbourhood. 3.2 Urban Design objectives of the Duffin Heights Neighbourhood Development Guidelines have been addressed The guidelines for lands within the Brock Road Streetscape include the following requirements: • properties fronting Brock Road shall be required to provide a built form across a minimum of 60 percent of the lot frontage; • all primary frontages of buildings shall front Brock Road and provide pedestrian access directly to the sidewalk and multi-use trail along Brock Road; and • large walls visible from Brock Road shall be articulated through various treatments such as offset in massing; blank façades will not be permitted facing Brock Road or any street. - 45 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 7 The revised concept plan proposes a built form across approximately 59 percent of the Brock Road frontage. As described above in Section 3.1, the revised concept plan provides for convenient walkway connections to Carousel Drive, the multi-use path along Brock Road and the future Village Green. The design of the apartment building incorporates various architectural treatments, such as projecting balconies, use of various cladding (brick and aluminum panel) to break the building mass and accentuate the ground floor and articulate the rooftop with a projecting parapet (see Revised Submitted Conceptual Rendering, Attachments #5 and #6). Staff are satisfied that the proposed development is of high-quality design that will be compatible with the surrounding neighbourhood. Through the site plan approval process, staff will continue to work with the applicant to further review the detailed urban design and architectural matters in accordance with the Duffin Heights Neighbourhood Development Guidelines including, but not limited to: refine building location and siting; internal pedestrian circulation and connections; on-site landscaping and final design of the private amenity areas; architectural design and materials; and the location of hydro transformers, gas meters and other utilities. 3.3 The proposed development is compatible with the surrounding neighbourhood Several residents within the established residential subdivision to the north and east expressed concerns that the proposed 6-storey apartment building is not compatible with the existing 3-storey townhouses fronting Carousel Drive. Figure 2 below is a cross-section illustrating the relationship between the existing 3-storey townhouse dwellings to the north and east of the subject lands and the proposed building. Figure 2: Cross-Section - 46 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 8 The proposed 6-storey building will maintain a distance separation of approximately 25 metres to the existing 3-storey townhouse dwelling to the east; and a distance separation of approximately 20 metres to the existing 3-storey townhouse dwelling to the north. The applicant has also applied a 45-degree angular plane from the abutting townhouses. The angular plane tool assists in establishing an appropriate transition between a mid-rise building and low-scaled areas to minimize impacts related to shadowing and privacy. As illustrated in Figure 2, the proposed building is located well within the 45-degree angular plane providing for an appropriate transition from the existing townhouses. The applicant has also agreed to erect a 1.8-metre high wood privacy fence along a portion of the property lines shared with the existing 3-storey townhouse dwellings to the north and east. Also, a landscaping buffer having a width of 6.3 metres is proposed along the north property limits and a 3-metre wide landscape buffer is proposed along the east property limits. Staff are satisfied that the proposed building setback, landscape buffer widths and privacy fencing along the mutual lots lines will provide for an appropriate transition and is compatible with the surrounding community. 3.4 Shadow impacts from the proposal will not significantly impact adjacent existing residential private open spaces In support of the rezoning application, the applicant has submitted a revised Sun/Shadow Study Analysis, prepared by The Biglieri Group Ltd., dated December 21, 2020, illustrating the potential shadow impacts of the 6-storey apartment building on the established residential properties to the north and east and the future Village Green immediately to the north. The study encompassed the spring and fall equinoxes (March 21st and September 21st) and the summer and winter solstices (June 21st and December 21st) for the time starting from 9:18 am to 7:18 pm, measured at hourly intervals. The study finds that the overall height and placement of the 6-storey building will result in some intermit shadow cast over the existing residential properties to the north and east and the future Village Green, but the impact will be minimal. The townhouse block immediately north will receive limited shadow from the proposed development in the early afternoon in the spring and fall between mid-day and 2:30 pm. During the winter months the townhouse block to the north will receive shadow between mid-day to 3:30 pm, and no shadow during the summer months. During the winter, spring and fall, the townhouse blocks immediately to the east will receive direct sunlight access for most of the day, except for the evening hours where the front and rear yards will receive partial shadow from the proposed development. During the summer, the townhouse block immediately to the east will receive limited shadow during the evening hours approximately between 5:18 pm and 7:18 pm. The southerly portion of the future Village Green will receive limited shadow generally between the hours of 10:18 am and 3:18 pm during the spring and fall and receive no shadow during the summer. - 47 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 9 Staff are satisfied that shadow impacts are reduced as much as possible (less than 3 hours in spring and fall, and less than 2 hours in the summer), and that the building height and placement will allow reasonable hours of sunlight for the residential dwellings to the north and east and the future Village Green to the north. 3.5 The proposal will have minimal traffic impacts on the surrounding road network Some area residents expressed concern that the proposed development will cause negative traffic impacts on the existing road network. In support of the rezoning application, the applicant has submitted a revised Transportation Impact Study (TIS), prepared by Trans-Plan Transportation Engineering, dated March 2020, which investigated the traffic conditions and effects of the proposed development on the surrounding road network. The study collected data on existing traffic levels on March 22, 2018. The study found that during the morning peak hour (approximately between 7:30 am and 8:30 am) the development is anticipated to generate approximately 27 new two-way trips (5 inbound and 22 outbound trips), and during the afternoon peak hour (approximately. between 4:45 pm to 5:45 pm) approximately 31 new two-way trips (21 in-bound and 10 out-bound). The study concluded that the proposed development will not result in any adverse traffic impacts at the proposed site access onto Carousel Drive, and the surrounding road network and the intersection of Brock Road and Rex Heath Drive/Zents Drive will continue to operate well, similar to current operations. Furthermore, no roadway improvements are necessary to accommodate the proposed development. The proposed internal site circulation has been designed to accommodate turning movements for waste-collection vehicles, medium single-unit trucks and fire trucks. Engineering Services has reviewed the submitted TIS and concurs with the consultant's recommendations. 3.6 Response to Key Concerns raised at the Public Open House Meeting held on January 24, 2019 and at the Statutory Public Meeting held on March 4, 2019 As noted in Section 2.1 of this report, area residents identified various concerns with the proposed development. Matters concerning traffic, compatibility and shadowing have been addressed. The table below summarizes other key concerns raised at the March 4, 2019 Planning & Development Committee meeting and staff’s response. Concerns Staff’s Response Ensuring a sufficient number of parking spaces A sufficient number of parking spaces are available to accommodate the proposal Resident parking is provided at a ratio of 1.0 spaces per apartment unit and 1.75 spaces per 2-storey apartment unit (which function as a townhouse unit); providing a total of 51 resident parking spaces located in an underground parking garage. Visitor parking is provided - 48 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 10 Concerns Staff’s Response at a ratio of 0.20 spaces per unit. The proposal provides for 9 surface visitor parking spaces. A total of 60 parking spaces are provided on-site to accommodate the proposal. The proposed parking ratios are similar to other recently approved developments within the Duffin Heights neighbourhood. Staff are satisfied that there are sufficient parking spaces available to accommodate the proposal and will continue to work with the applicant through the site plan approval process to explore opportunities to increase the number of surface parking spaces for visitor parking. Appropriate outdoor amenity area Appropriate outdoor amenity space is provided The proposal provides for a private outdoor amenity area for residents having a total of 258 square metres including a shaded area, garden and seating areas. Also, balconies are provided for apartment units and private patio areas for the ground related 2-storey apartment units. Strain on local parks New parks planned and park improvements in the Duffin Heights neighbourhood City Council Resolution #323/17 directed staff to work with developers and agencies to plan and provide appropriate outdoor recreation areas/parks in the Duffin Heights Neighbourhood. Staff have explored opportunities to improve and expand playground areas within existing parks and have approved new park spaces within the Duffin Heights neighbourhood. In late 2020, the City expanded the playground area in Creekside Park. A small junior playground was also constructed in Jackson Green (William Jackson and Misthollow Drive) in 2019. A future Village Green is proposed immediately north of the subject lands and is located between the residential subdivision and Brock Road. Construction impacts on existing residents A construction management plan will be required to minimize construction impacts on surrounding neighbours A construction management plan will be required as part of the site plan approval process. The construction management plan will establish operating hours, controls to limit noise and vibration, traffic management and proper management of air, dust, sediment control and waste management. - 49 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 11 3.7 The applicant is required to become a party to the Duffin Heights cost-sharing agreement or pay their proportionate share of the development costs The applicant is required to become a party to the Duffin Heights cost-sharing agreement or pay their proportionate share of the development costs. The zoning by-law will include an "H" – Holding provision on the subject lands to ensure that the applicant pays their proportionate share or becomes a member of the Duffin Heights landowners group. 3.8 Technical matters will be addressed through the site plan approval process Detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: • architectural treatment; • landscaping and fencing; • lighting; • pedestrian circulation and connections; • outdoor amenity area design; • drainage and grading; • site servicing; • construction management plan; • resident, visitor and accessible parking spaces; • waste management collection; and • location of hydro transformers, gas meters and other utilities. 4. Conclusion Staff supports the Zoning By-law Amendment Application A 14/18 and recommends that the site-specific implementing by-law, containing the standards set out in Appendix I to this Report, be finalized and brought before Council for enactment. 5. Applicant’s Comments The applicant supports the recommendations of this report. Appendix: Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/18 - 50 - Report PLN 05-21 February 1, 2021 Subject: 2184107 Ontario Inc. (A 14/18) Page 12 Attachments: 1.Location Map 2.Air Photo Map 3.Original Submitted Conceptual Site Plan 4. Revised Submitted Conceptual Site Plan 5.Revised Submitted Conceptual Rendering (Brock Road) 6.Revised Submitted Conceptual Rendering (Carousel Drive) 7.Summary of Proposal Details Prepared By: Approved/Endorsed By: Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP Principle Planner, Strategic Initiatives Chief Planner Nilesh Surti, MCIP, RPP Kyle Bentley, P.Eng. Manager, Development Review Director, City Development & CBO & Urban Design CC:ld Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Interim Chief Administrative Officer Original Signed By Original Signed By Original Signed By Original Signed By Original Signed By - 51 - Appendix I to Report No. PLN 05-21 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/18 - 52 - Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/18 That the implementing zoning by-law permits the establishment of the following zoning provisions: Permitted Uses: 1. Apartment Dwelling Units, including 2-storey Apartment Dwelling Units (that function as a Townhouse Unit) 2. Number of Dwelling Units: a. minimum number of units: 10 b. maximum number of units: 44 Building Restrictions: 3. All buildings and structures shall be located entirely within a building envelope with a minimum setback of 4.0 metres from the building to the Brock Road property line; minimum setback of 14 metres from the building to the north property line; minimum setback of 22 metres from the east property line; and minimum setback of 8.0 metres from the south property line. 4. The minimum setback for below grade parking structures shall be no closer than 0.3 metres from the limits of the lot line. 5. No building or portion of a building or structure shall be erected within the building envelope, unless a minimum of 58 percent of the entire length of the build-to-zone is occupied by a continuous portion of the exterior wall of a building. 6. Maximum Building Height of 22 metres and 6-storeys. Parking Requirements: 7. Minimum 1.0 parking space per apartment dwelling unit. 8. Minimum 1.75 parking space per 2-storey apartment dwelling unit (functioning as a townhouse unit). 9. Minimum 0.20 of a space per dwelling unit for visitor parking. Private Amenity Area: 10. Minimum 4.0 square metres of private amenity space is required per apartment dwelling unit. 11. Minimum 30 square metres of private amenity space is required per 2-storey apartment dwelling unit (functioning as a townhouse unit). 12. Minimum 250 square metres of private park area (outdoor amenity area). - 53 - General Provisions: 13. Air conditioners units shall not be located between the front wall or a building or a dwelling and Brock Road. 14. Stairs; cover and uncovered porches and platforms; bay, box and bow windows; balconies, box windows; eaves; canopies, window sills and other similar features are permitted to project beyond the building envelope, but no closer than 0.6 of a metre to any lot line. 15. “H” – Holding provision on all lands until such time as the City receives an acknowledgement from the Trustee of the Duffin Heights Landowners Group that the applicant has made satisfactory arrangements to pay its proportionate share of the development costs to the Landowners Group. - 54 - Wi l l i amJacksonDriveAdirondack Chase Grenwich Glen Huckleberry CrossingCarousel DriveRex Heath Drive Tally Street Liatris DriveNantucket ChaseEarl Grey A venueBoston GlenFourth Concession Road Brock RoadZents Drive CreeksidePark © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: A 14/18 Date: Nov. 17, 2020 ¯ 2184107 Ontario Inc.Part of Lot 18, Concession 3; Now Part 2, 40R-6962(Brock Road, North of Rex Heath Drive) SubjectLands L:\PLANNING\01-MapFiles\A\2018\A 14-18 2184107 Ontario Inc\A14_18_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY.EAttachment #1 to Report #PLN 05-21 - 55 - Wi l l i amJacksonDriveAdirondack Chase Grenwich Glen Garrison CrossingJackpineC ros sing Huckleberry CrossingCarousel DriveCalico Mews Penny LaneRex Heath Drive Mayapple CrossingCarousel Mews Tally Street Liatris DriveNantucket ChaseEarl GreyAv en u e Boston GlenForbrock Street Starboard MewsFourth Concession Road Brock RoadZents Drive 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: A 14/182184107 Ontario Inc. Part of Lot 18, Concession 3; Now Part 2, 40R-6962 THIS IS NOT A PLAN OF SURVEY. Date: Nov. 17, 2020E(Brock Road, North of Rex Heath Drive) L:\PLANNING\01-MapFiles\A\2018\A 14-18 2184107 Ontario Inc\A14_18_AirPhoto.mxd ¯ SubjectLands Attachment #2 to Report #PLN 05-21 - 56 - Original Submitted Conceptual Site Plan City Development Department Nov 17, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 14/18 2184107 Ontario Inc.Applicant: Property Description: DATE: File No: Part of Lot 18, Concession 3; Now Part 2, 40R-6962 (Brock Road, North of Rex Heath Drive) L:\Planning\01-MapFiles\A\2018 Attachment #3 to Report #PLN 05-21 - 57 - L:\Planning\01-MapFiles\A\2018 Jan. 12, 2021DATE: Applicant: Property Description: File No: Revised Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 14/18 2184107 Ontario Inc. Part of Lot 18, Concession 3; Now Part 2, 40R-6962 (Brock Road, North of Rex Heath Drive) N 1.8 m High Wood Fence Vehicular Access Access to Underground Parking Garage 6-Storey Residential Building Private Outdoor Amenity Area 1.8 m High Wood Fence Attachment #4 to Report #PLN 05-21 To permit an accessory dwelling unit within a townhouse dwelling. 2-Storey Apartment Units (function as Townhouse Units) 2-Storey Apartment Units (function as Townhouse Units) - 58 - L:\Planning\01-MapFiles\A\2018 Nov 18, 2020DATE: Applicant: Property Description: File No: Revised Submitted Conceptual Rendering (Brock Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 14/18 2184107 Ontario Inc. Part of Lot 18, Concession 3; Now Part 2, 40R-6962 (Brock Road, North of Rex Heath Drive) Attachment #5 to Report #PLN 05-21 - 59 - L:\Planning\01-MapFiles\A\2018 Nov 18, 2020DATE: Applicant: Property Description: File No: Revised Submitted Conceptual Rendering (Carousel Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 14/18 2184107 Ontario Inc. Part of Lot 18, Concession 3; Now Part 2, 40R-6962 (Brock Road, North of Rex Heath Drive) Attachment #6 to Report #PLN 05-21 - 60 - Attachment #7 to Report #PLN 05-21 Summary of original and revised proposal plan details: Original Plan Revised Plan Total Number of Dwelling Units 35 units 44 units Apartment Units 35 units 36 units Two-Storey Apartment Units (functioning as Townhouse Units) None 8 units Gross Floor Area (GFA) 5,012 square metres 4,825 square metres Commercial GFA 634 square metres Removed from proposal Residential GFA 4,378 square metres 4,825 square metres Density Units Per Hectare (uph) 110 uph 139 uph Floor Space Index 1.58 1.52 Building Storeys 6 storeys 6 storeys Private Outdoor Amenity Area 100 square metres 258 square metres Residential Parking 40 parking spaces 51 parking spaces Residential Parking Ratio Apartment: 1.14 spaces per unit Apartment: 1 parking space per unit 2-storey Apartment: 1.75 parking space per unit Visitor Parking 8 parking spaces 9 parking spaces Visitor Parking Ratio 0.22 spaces per unit 0.20 spaces per unit Commercial Parking 19 parking spaces Removed from proposal Total Number of Parking Spaces 67 parking spaces 60 parking spaces Bicycle Parking Not provided 22 bicycle spaces - 61 -