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HomeMy WebLinkAboutPLN 24-21 Report to Planning & Development Committee Report Number: PLN 24-21 Date: May 3, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 18-005/P Zoning By-law Amendment Application A 11/18 Highmark (Pickering) Inc. 1640 Kingston Road, 1964 and 1970 Guild Road Recommendation: 1.That Official Plan Amendment Application OPA 18-005/P, submitted by Highmark (Pickering) Inc., to re-designate the lands municipally known as 1964 Guild Road from “Urban Residential Areas – Medium Density Areas” to “Mixed Use Areas – Mixed Corridors”, and to permit a maximum residential density of 350 units per net hectare and a maximum floorspace index of 2.53 for the portion of the subject lands within the “Mixed Use Areas – Mixed Corridor” designation located at the northwest corner of Kingston Road and Guild Road to facilitate a high-density residential condominium development, be approved, and that the draft by-law to adopt Amendment 43 to the Pickering Official Plan as set out in Appendix I to Report PLN 24-21 be forwarded to Council for enactment; and 2.That Zoning By-law Amendment Application A 11/18, submitted by Highmark (Pickering) Inc., to facilitate a high-density residential condominium development consisting of 346 apartment units, be approved subject to the provisions contained in Appendix II to Report PLN 24-21, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment. Executive Summary: The subject lands are located at the northwest corner of Kingston Road and Guild Road within the Village East Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). Highmark (Pickering) Inc. submitted applications for Official Plan Amendment and Zoning By-law Amendment initially proposing the development of 2 apartment buildings having heights of 12 and 8-storeys containing 236 units and 64 back-to-back stacked townhouse units (see Original Conceptual Site Plan (2018), Attachment #3). In May 2020, the applicant revised the submitted applications to remove the 64 back-to-back stacked townhouse units, increase the building heights of the 2 apartment buildings to 18 and 14-storeys for a total of 346 units and proposed a day care facility on the ground floor (see Second Conceptual Site Plan and Second Conceptual Elevation Plan, Attachments #4 and #5). Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 2 Concerns were expressed by area residents about overall density, parking, traffic, construction activities, shadowing and privacy impacts and neighbourhood compatibility. In response to concerns identified by City staff and members of the public, the applicant has made several refinements to the proposal. The key changes include: •decreasing the building heights of the 2 apartment buildings from 18 and 14-storeys to 16 and 12-storeys, respectively; •eliminating the day care facility; •enlarging the at-grade amenity space located adjacent to the building; and •reducing the number of surface parking spaces from 96 spaces to 52 spaces. City Development staff are in support of the proposed development. The proposal is consistent with policies of the Provincial Policy Statement, A Place to Grow, and the Durham Regional Official Plan, by providing for intensification and redevelopment of vacant lands within the built-up area and promoting the use of existing and planned infrastructure. The proposed development establishes a high-density residential use along Kingston Road, an arterial road and Rapid Transit Spine. The development is considered compatible with the surrounding neighbourhood as the siting, setback and massing of the building will limit negative visual, privacy or shadow impacts on the immediate neighbourhood. A strong relationship with the intersection of Kingston Road and Guild Road will be established by the design of the proposed development, which is consistent with the goals and objectives of the Draft Kingston Road Corridor Urban Design Guidelines. The recommended Official Plan and Zoning By-law Amendments provide for appropriate density and performance standards for the development of this site resulting in transit-supportive intensification along a transit spine and within the Kingston Road Corridor and Brock Mixed Node Intensification Area. Site plan approval will address detailed design and technical matters. While the current Pickering Official Plan designation does not permit the requested number of units, the request can be supported based on policy intent and directions of A Place to Grow, the Council endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan, the emerging policy framework for intensification within the Kingston Road Corridor and the principles of the Council-endorsed urban design guidelines. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 18-005/P, and Zoning By-law Amendment Application A 11/18. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 3 1. Background 1.1 Property Description The subject lands are located at the northwest corner of Kingston Road and Guild Road within the Village East Neighbourhood, and also include a vacant residential lot fronting Guild Road (see Location Map, Attachment #1). The subject lands comprise 3 properties, municipally known as 1640 Kingston Road, and 1964 and 1970 Guild Road. The lands have a total combined area of approximately 1.88 hectares of which only the easterly half (approximately 0.99 of a hectare) are developable. The westerly half of the subject lands (approximately 0.81 of a hectare) are subject to an easement in favour of Hydro One and form part of the Hydro Corridor (see Air Photo Map, Attachment #2). The developable lands will have approximately 116 metres of frontage along Kingston Road and approximately 94 metres of frontage along Guild Road. The portion of the subject lands at the intersection of Kingston Road and Guild Road were previously used for commercial purposes, but are currently vacant. Surrounding land uses include: North: Immediately to the north is an established low-density residential neighbourhood consisting of detached dwellings fronting Guild Road. East: At the northeast corner of Kingston Road and Guild Road is a vehicle repair and maintenance shop (Midas). South: Across Kingston Road is a medium-density residential neighbourhood consisting of detached, semi-detached and townhouse dwellings. To the west of the residential neighbourhood is the Hydro Corridor and the Diana Princess of Wales Park. West: To the west is the Hydro Corridor, and further west is a medium-density residential development consisting of 3-storey townhouse dwellings. 1.2 Applicant’s Proposals Highmark (Pickering) Inc. has submitted applications for an Official Plan Amendment and Zoning By-law Amendment to facilitate a high-density residential condominium development on the subject lands. The applicant's initial submission in 2018 proposed 2 apartment buildings having heights of 12 and 8-storeys containing 236 units and 64 back-to-back stacked townhouse units (see Original Conceptual Site Plan (2018), Attachment #3). In May 2020, the applicant revised the submitted proposal to remove the 64 back-to-back stacked townhouse units, increased the building heights of the 2 apartment buildings to 18 and 14-storeys for a total of 346 units and proposed a day care facility on the ground floor (see Second Submission Conceptual Site Plan (2020) and Second Submission Conceptual Elevation Plan (2020), Attachments #4 and #5). Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 4 Through collaboration between City staff and the applicant, the following changes have been made to the proposal: •decreased building heights of the 2 apartment buildings from 18 and 14-storeys to 16 and 12-storeys, respectively; •decreased the building podium height from 6-storeys to 5-storeys; •eliminated the day care facility on the ground floor; •enlarged the at-grade amenity space located adjacent to the building from 172 square metres to 1,113 square metres; •increased the landscape buffer width between the surface parking area and the north property line from 4.4 metres to 11.0 metres; and •reduced the total number of surface parking spaces from 96 spaces to 52 spaces. The applicant is proposing 2 separate blocks to facilitate the development (see Current Conceptual Site Plan (2021), Attachment #6). Block 1 will contain the apartment buildings, landscaping, at-grade amenity space, and associated at-grade and underground parking. Block 2, which includes the lands that are subject to an easement in favour of Hydro One and are partially occupied by the hydro towers and overhead wires, are proposed to be conveyed to the City to be used as parkland and satisfy the applicant’s parkland dedication requirements. Block 2 also includes the parcel of land at 1970 Guild Road. The proposed Official Plan Amendment seeks to re-designate the lands at 1964 Guild Road from “Urban Residential Areas – Medium Density Areas” to “Mixed Use Areas – Mixed Corridors” to reflect the same designation as 1640 Kingston Road, and increase the maximum permitted residential density and floorspace index on all lands within Block 1. The Zoning By-law Amendment is intended to rezone Block 1 to an appropriate residential zone category, and establish appropriate development standards. Block 2 is proposed to be rezoned to an appropriate open space zone category to permit passive and active recreational uses. The 12-storey building (Building A), will have a tower floor plate of approximately 850 square metres, and is proposed to be located at the corner of Kingston Road and Guild Road, with the longest section of the exterior façade running north along Guild Road. The 16-storey building (Building B) will front Kingston Road and will have a tower floor plate of approximately 800 square metres. The 2 towers will have a total separation of 22.0 metres and be connected by a 5-storey podium, which will accommodate indoor amenity areas and a rooftop outdoor amenity area on the 5th floor. A 1,113 square metre at-grade amenity is proposed immediately adjacent to Building B. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 5 Building A Building B Figure 1: Conceptual Rendering – View from corner of Kingston Road and Guild Road Vehicular access to the proposed development will be provided through a private looped road, accessed from the west side of Guild Road. The internal private road will provide access to a 2-level underground parking garage, a surface parking area and a loading space. Residential parking is proposed at a rate of 0.8 of a space per unit for a total of 278 spaces, while an additional 0.15 of a space per unit will be provided for visitor parking for a total of 52 spaces. The 278 residential parking spaces will be accommodated within the underground garage, whereas the 52 visitor parking spaces will be accommodated within the surface parking area. A total of 178 bicycle parking spaces will also be provided. A table has been prepared that summarizes the key statistical details between the original (2018), revised (2020) and the current proposal (see Development Key Details Summary, Attachment #7). A formal Site Plan application was received on March 29, 2021. 2. Comments Received 2.1 Comments received in writing and expressed through the January 10, 2019, Public Open House, February 4, 2019, Statutory Public Meeting, and August 10, 2020, Electronic Statutory Public Meeting A Public Open House and a Statutory Public Meeting were held on January 10, 2019, and February 4, 2019, respectively, to provide information to area residents regarding the 2018 proposal. A total of 8 individuals attended the open house and 2 individuals provided a delegation at the Statutory Public Meeting. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 6 As a result of the proposal being significantly revised, a second Electronic Statutory Public Meeting was held on August 10, 2020, providing updated information to area residents regarding the 2020 proposal, where 5 area residents provided a delegation. The following is a list of key comments and concerns expressed by areas residents at the 3 meetings, and written comments received regarding the applicant's proposals: • commented that the proposed density and population increase on the site will result in negative traffic impacts at the intersections of Kingston Road and Guild Road, and Guild Road and Finch Avenue; • questioned whether the Kingston Road and Guild Road intersection should be signalized; • recommended the proposed development should have a single access from Kingston Road, which would provide access to the proposed residential block and open space block; • concerned that there is an insufficient number of resident and visitor parking proposed to support the development and that there will be overflow parking on Guild Road; • concerned that the heights of the proposed apartment buildings are out of character with the surrounding neighbourhood; • commented that the proposed density substantially exceeds the City’s maximum density requirements and that the proposed high-density development will not be consistent with the established character and built form along Guild Road, which is characterized by detached dwellings on large lots; • commented that the proposed development should be held to a strict conformity to the same intensification, urban design, parking and Kingston Road access that guided the approval of the recent development on the south side of Kingston Road immediately to the west (Centre Point); • concerned with the potential dust, vehicle and noise nuisances during the construction process; • concerned about the loss of retail space on the subject lands; and • concerned that the proposed apartment buildings do not maintain the policies of the Official Plan, Neighbourhood Guidelines, Intensification Plan or Draft Urban Design Guidelines as they relate to respecting the character of the existing neighbourhood and providing an appropriate transition. The City has received 2 separate petitions. The first petition was received on February 24, 2019, signed by 42 individuals in opposition to the 2018 proposal. A second petition was received on August 6, 2020, signed by 56 individuals outlining their concerns regarding the revised 2020 proposal. The concerns identified in both petitions outlined that the proposed density and vehicular access location from Guild Road will have significant negative traffic impacts on Guild Road and that the proposal is not consistent with the character of the surrounding neighbourhood. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 7 2.2 City Departments & Agency Comments 2.2.1 Region of Durham • no objection to the approval of the proposed applications, subject to an “H” Holding Symbol being imposed on the subject site through the zoning by-law; • the “H” Holding Symbol shall be in place until the owner has satisfied all the requirements of the Regional Municipality of Durham with respect to the provision of sewer and water services, Regional roads, and entered into any necessary agreements in this regard; • sanitary sewerage capacity will be allocated and controlled through the execution of a servicing agreement with the Region; • the Official Plan Amendment application is exempt from Regional approval, in accordance with Regional By-law 11-2000; • the proposed development will assist in facilitating the intensification and redevelopment of the Kingston Road Corridor, by providing high-density residential development that is conducive to transit use and is consistent with Provincial Policy Statement policies that encourage the efficient use of land, existing infrastructure, and in proximity to existing transit services; • the applications are in conformity with the intent of A Place to Grow, the Growth Plan for the Greater Golden Horseshoe, which supports building compact communities, helping to meet the City and Region’s intensification targets and provides an intensive yet compatible land use within the community; • the proposed development conforms to the Durham Region Official Plan as it will facilitate residential land uses at densities and heights along Kingston Road where higher density mixed uses and larger/taller buildings are encouraged and will contribute to increasing the overall long-term density of the Kingston Road corridor; • strategic growth areas such as the Kingston Road/Brock Road Regional Corridor are well served by transit and should be the focus of higher density mixed use development in Pickering, where smaller units in residential apartments typically have lower costs compared with other forms of housing and may contribute to the supply of affordable housing options; • the Region’s future Bus Rapid Transit road improvement works will include the signalization of the Kingston/Guild intersection; and • municipal water supply and sanitary sewer services are available to the subject site from existing services along Kingston Road and Guild Road. 2.2.2 Hydro One • no comments or concerns related to the proposed applications; and • more detailed comments and subsequent approvals regarding the use of Hydro One lands for a public park or recreation space will be provided through the site plan approval process when more detailed park design plans are provided. 2.2.3 City of Pickering Engineering Services Department • no objection to the proposal; and Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 8 • detailed design matters such as the provision and installation of roads, services, grading, drainage, stormwater management, utilities, tree compensation, construction management, noise attenuation will be addressed through site plan approval. 2.2.4 City of Pickering Fire Services • no objection to the approval of the proposed applications. 2.2.5 Durham District School Board • no objections to the approval of the proposed development; and • students from this development will attend existing schools. 2.2.6 Durham Catholic District School Board • no objections to the proposed development; and • students from this development will attend St. Wilfred Catholic Elementary School and St. Mary Secondary Catholic School. 3. Planning Analysis 3.1 The proposal is consistent with the Provincial Policy Statement and conforms to A Place to Grow The Provincial Policy Statement 2020 (PPS) provides provincial policy direction on land use planning. The PPS provides for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land-use planning system. The PPS indicates that healthy, livable and safe communities are to be sustained by, among other matters, promoting efficient development and land use patterns and accommodating an appropriate range and mix of residential. The PPS outlines that new development should have a compact form, mix of uses and densities that allow for the efficient use of land, in areas that are supported by planned or existing transit services. The proposed development promotes residential intensification and provides appropriate density where existing infrastructure and public service facilities are available, and where rapid transit services are operated and are planned. The proposed development is consistent with the PPS policies that encourage the efficient use of land, infrastructure and planned public service facilities. The proposed development is consistent with the PPS. A Place to Grow 2019 sets out a planning vision for growth throughout the Greater Golden Horseshoe. The subject lands are located within the “built-up area” of the City of Pickering. The proposed high density residential development will contribute to the achievement of more compact complete communities and assist the City and Region to meet their respective intensification targets, which is to accommodate 50 percent of all growth within the existing limits of the current built boundary of the Region and City. The proposed development provides for a compact form of development that is compatible with the surrounding residential land uses within the community and conforms to the Plan. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 9 3.2 The proposed density and floorspace index (FSI) is consistent with the City’s growth management strategy and Intensification Plan for the Kingston Road Corridor The subject lands are located within the Village East Neighbourhood. The majority of Block 1 is designated “Mixed Use Areas – Mixed Corridors” while the lands at 1964 and 1970 Guild Road are designated “Urban Residential Areas – Medium Density”. Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses and highest levels of activity in the City. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community, and provides for a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare, and a maximum FSI up to and including 2.5 FSI. The “Urban Residential Areas – Medium Density” designation permits residential uses at densities of over 30 and up to and including 80 units per net hectare. The majority of Block 2 is designated “Freeways & Major Utilities – Potential Multi-Use Areas", which permits community gardens, farmers' markets, and public or private uses that are compatible with adjacent land uses that do not affect the operation of the utility. The applicant’s proposal will result in a residential density of approximately 349 units per net hectare and an FSI of 2.53 within Block 1, which exceeds the permitted density and FSI range. To facilitate the high-density residential development within Block 1, the applicant is requesting a site-specific exception to permit a maximum residential density of 350 units per net hectare and a maximum FSI of 2.53. The policies of the Official Plan states that City Council shall encourage a broad diversity of housing by form, location, size, tenure and cost within the neighbourhoods and villages of the City so that the housing needs of existing and future residents can be met as they evolve over time. The Plan also outlines that City Council shall maximize the efficiency of existing infrastructure and minimize the consumption of vacant land by encouraging major intensification in Mixed Use Areas and the infill development of vacant or underutilized blocks of land. The City’s growth management strategy, guided by the South Pickering Intensification Study has been to direct major intensification and high-density residential uses to the City Centre and Mixed Use Nodes and Corridors. Through the Kingston Road Corridor and Specialty Retailing Node Intensification Study, lands fronting and adjacent to Kingston Road, including Block 1, have been identified for redevelopment and intensification. In 2019, the Planning & Development Committee endorsed in principle the Kingston Road Corridor and Specialty Retailing Node Intensification Plan (Intensification Plan). The recommended land use for the subject lands within the Intensification Plan is solely for residential. The policy recommendations of the Plan outline that residential areas are encouraged to achieve a broad diversity of housing by form, location, size, tenure, and cost. Buildings on sites located adjacent to existing low-rise neighbourhoods shall provide an appropriate transition in height, massing and scale, and shall minimize shadow impacts and wind tunnel effects. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 10 The City has initiated an Official Plan Amendment (Proposed Amendment 38), to implement the recommendations of the Intensification Plan, including increasing the maximum permitted density and floorspace index (FSI) on lands designated “Mixed Corridor” within the Kingston Road Corridor and in the Specialty Retailing Node. Amendment 38 to the Official Plan currently proposes a minimum residential density of over 60 units per net hectare. The amendment is also proposing a maximum FSI of over 0.75 up to 2.5, and consideration to proposals between 2.5 and 5.0 FSI through a site-specific zoning by-law amendment. The subject lands are located immediately to the east of the Hydro Corridor, which is the most easterly boundary of Pickering's City Centre. The City Centre is the geographic area of the City where the majority of the forecasted population and employment growth directed by the Regional Official Plan for the municipality has been targeted and will be accommodated. The lands are located adjacent to Kingston Road, which is identified as Type “B” Arterial Road and Transit Spine under the City’s Official Plan. These roads are recognized as having a higher level of transit service and are intended to carry moderate volumes of traffic at moderate speeds and provide access from local roads, collector roads and arterial roads. To promote the development of a livable, transit-oriented community, the Official Plan directs mixed use and higher density development to be located along designated transit spines and arterial roads. The proposed residential development, consisting of 2 apartment buildings, reflects intensification within the built up area that makes efficient use of existing and planned resources and infrastructure in a location that is intended to accommodate higher densities. The proposed density and FSI is consistent with the proposed City Initiated Official Plan amendment, which contemplates allowing increases to the maximum density and FSI for the lands within the Kingston Road Corridor. The proposal is located adjacent to an arterial road and transit spine, which will allow for appropriate access to public services and contribute to the development of a livable, transit-oriented community. The proposal provides for a compact built form on underutilized lands that will assist the City in achieving its intensification targets within a mixed-use corridor that has been identified to accommodate such growth. 3.3 The proposal reflects the urban design objectives as set out in the Council endorsed Draft Urban Design Guidelines for the Kingston Road Corridor and Specialty Retailing Node The Village East Neighbourhood policies of the Pickering Official Plan identify that the Kingston Road Corridor Development Guidelines apply to the subject lands. The Guidelines are intended to guide the design of Kingston Road, as well as the developments that flank or front Kingston Road. These Guidelines, which were adopted by Pickering Council in 1997, do not reflect the new vision for the Kingston Road Corridor established by the Council endorsed Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines. The 1997 Development Guidelines are intended to be superseded by the new Draft Urban Design Guidelines. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 11 On December 2, 2019, the Planning & Development Committee endorsed the Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines (Draft Urban Design Guidelines). The Draft Urban Design Guidelines support the goals, objectives, and vision for the area as set out in the Intensification Plan and establish design priorities and principles related to built form, placemaking, and connectivity. The proposed high-density residential condominium development maintains the key urban design objectives of the Guidelines by: •locating the proposed 16 and 12-storey buildings to maximize the setback from the north property boundary provides an appropriate transition to the neighbourhood immediately to the north; •the 16 and 12-story residential towers are appropriate for the subject lands given its location immediately adjacent to the City Centre, and along a major arterial road and transit spine and proximity to the highway and major transit station; •articulating the building at the corner of the Kingston Road and Guild Road intersection improves the prominence of the site from the east and provides a prominent gateway to the City Centre; •providing a 5-storey podium between the proposed apartment towers will assist in creating a consistent pedestrian-scaled streetwall along Kingston Road; •providing a 3.6 metre stepback at the 6th storey along the west façade of Building B establishes a compatible height and necessary transition to the adjacent open space within the Hydro Corridor; •locating a primary building entrance facing Kingston Road improves access to the building from the street and creates a pedestrian-friendly and animated entryway; •utilizing a covered canopy over the primary entrance along Kingston Road will assist in emphasizing it as a focal point in the building façade; •implementing a barrier-free walkway connection between the subject site and sidewalks along Kingston Road and Guild Road will ensure a seamless grade transition that is easily accessible by pedestrians; •providing sole vehicle access to the proposed development from Guild Road minimizes traffic delays along Kingston Road and prioritizes walkways and the pedestrian realm; •maximizing landscaped open space and providing approximately 33 percent of the site as a soft-landscape surfacing will assist in reducing stormwater run-off and exceeds the minimum requirement of 10 percent soft-landscaping; •minimizing the total amount of surface parking to 52 spaces and providing a minimum landscape buffer of 11.0 metres will minimize any negative visual impact on adjacent properties; •maximizing the use of an underground parking garage for required resident parking will contribute to reducing the urban heat island effect and promote more compact development; •strategically locating the site access, surface parking, loading areas and underground parking access internal to the site and behind the proposed buildings provides for an improved streetscape along Kingston Road and Guild Road; •providing a minimum separation of 22.0 metres between the 2 towers will allow greater infiltration of light into the private balconies; rooftop amenity areas and interior site spaces; and Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 12 •locating the proposed at-grade private common outdoor amenity area adjacent to the Hydro Corridor will provide a desirable and appropriate connection between recreation spaces should the lands be utilized as a municipal park. Based on the foregoing, staff are satisfied that the proposal reflects the general intent of the Council endorsed Draft Urban Design Guidelines. Through the site plan review process, staff will continue to ensure the site design and architectural treatment of the proposed buildings is consistent with the Urban Design Guidelines for the Kingston Road Corridor. 3.4 The proposed development is compatible with the character of the surrounding Neighbourhood and provides for an appropriate transition in built form Some area residents have expressed concern that the proposed apartment buildings will not maintain the character of the existing neighbourhood or provide an appropriate transition in built form. The intention of the Kingston Road Corridor and Specialty Retailing Node Intensification Plan is to provide for intensification within the corridor and node, while ensuring that an appropriate transition in built form is provided to minimize any negative impact on existing low-rise residential areas. Compatibility and appropriate transitioning of the proposed apartment buildings with the surrounding neighbourhood is achieved by dealing with the elements of scale, massing, siting, setbacks and shadowing. To limit shadow and overlook impacts from higher-density developments on low-rise residential areas and ensure an appropriate transition in building form is maintained, the Draft Urban Design Guidelines for Kingston Road Corridor and Specialty Retailing Node outline that built form should conform to a 45-degree angular plane measured from a height of 10.5 metres, set back 7.5 metres from the rear property line. An angular plane is one of many tools intended to help shape the scale, height, spacing and character of a development and assist in achieving transitions in an area by limiting the overall height. The applicant has applied the angular plane requirements, as prescribed by the Draft Urban Design Guidelines, at the northerly property limit to achieve compatible building height and massing with the adjacent stable residential neighbourhood. Figure 2 below indicates the 45-degree in red in relation to the proposed 16 and 12-storey apartment buildings viewed from the east. The nearest portion of the 12-story building (Building B) to the existing low-rise residential neighbourhood to the north falls well within the limits set by the 45-degree angular plane. The nearest portion of the 16-storey (Building A) is located well within the limits of the 45-degree angular plane. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 13 North Property Line Building B Building A Figure 2: 45 Degree Angular Plane from the north lot line In addition to maintaining the 45-degree angular plan requirements from the north lot line, the transition between the proposed development and the existing neighbourhood to the north is assisted by a significant setback between the apartment buildings and the north property boundary. A minimum setback of approximately 40.0 metres is maintained between the closest portion of the 12-storey building, Building A, and the north lot line. A setback of over 73.0 metres is maintained between the proposed 16-storey building, Building B, and the north lot line. Within this setback, the applicant intends to provide for surface parking and a landscape buffer with a minimum width of 11.0 metres along the north lot line, which will assist in minimizing any visual or privacy impacts as a result of the proposed buildings. The subject lands are located immediately east of the Hydro Corridor. In siting the proposed apartment buildings, the applicant has located the tallest building, Building B, adjacent to the Hydro Corridor and at the furthest possible distance from the existing detached dwellings along Guild Road. The proposed siting will ensure that the majority of the building's mass is directed along Kingston Road and the Hydro Corridor. Staff are satisfied that the proposed 16 and 12-storey apartment buildings will achieve an appropriate transition from the existing neighbourhood to the north, and that the proposed built form is compatible with the surrounding established low-rise residential area and future development along Kingston Road. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 14 3.5 Shadow impacts will be minimal Residents also expressed concerns that the proposed apartment buildings will result in shadow impacts on neighbouring properties. The Draft Urban Design Guidelines outline that the shadow impact of new buildings on adjacent residential buildings and public parks, shall be assessed through a shadow impact study and be minimized to the extent possible. A shadow study has been submitted by the applicant in support of the revised proposal. It identifies the shadow impacts of the proposed development on the surrounding properties during the spring (March 21st), summer (June 21st), fall (September 21st) and winter (December 21st) seasons for the period between 9:18 am and 6:18 pm. Best practice in assessing shadow impact is that shadows should not exceed 2 hours in duration on private outdoor amenity areas during the spring, summer and fall seasons. The study demonstrates that the majority of the shadows cast by the 2 apartment buildings during the spring, summer and fall will be directed onto the surface parking area at the north portion of the site and Kingston Road. Portions of the shadows cast to the east by Building B will also be blocked by Building A. During these seasons, shadows cast by the apartment buildings appear to move quickly and are not expected to exceed more than 2 hours in duration on private outdoor amenity areas for the properties immediately to the north, or to the south across Kingston Road along Jaywin Circle or Denmar Road. During the winter solstice, shadows are typically cast further and are present for a longer period given the sun is lower in the sky and moves slower during this period. During this period, the proposed apartments will cast shadows over the rear yard of some properties along Guild Road to the north and west for approximately 2 hours or slightly longer, throughout the hours of 9:18 am and 2:18 pm. However, the study also shows that some of the shadows cast by the proposal on the rear yards of these properties are not entirely new shadows and that the existing detached dwellings themselves cast shadows during the winter season. Staff are satisfied that the shadow impacts on the neighbouring properties will be minimal. 3.6 The proposal will have minimal traffic impacts on the surrounding road network Some area residents have expressed concern that the proposed development will cause a negative traffic impact on the existing road network and the intersections of Kingston Road and Guild Road and Finch Avenue and Guild Road. The applicant has submitted a Transportation Impact Study, prepared by TMIG, which investigated the traffic conditions and effects of the proposed development on the surrounding area and the intersections of Kingston Road/Guild Road; Guild Road/proposed site access, and Guild Road/Finch Avenue. The Study utilized data on existing traffic levels in February 2018 for Finch Avenue at Guild Road and September 2019 for Kingston Road at Denmar Road/Guild Road, and examined new vehicle trips generated from the development. The Study analyzed the total traffic conditions for both 2022 and 2027, which included existing traffic volumes, the traffic resulting from the proposed development and projected future traffic from other projects. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 15 During the morning peak hours (7:00 am to 9:00 am) the proposed residential development will generate a total of 92 trips (71 out and 22 in-bound trips), and during the evening peak hours (4:00 pm and 6:00 pm) a total of 106 trips (41 out and 65 in-bound trips) will be generated. Of the 92 trips during the peak am hour, only 7 trips outbound are estimated to exit the site and travel north along Guild Road and only 2 inbound trips are estimated to access the site from the north. Of the 106 trips in the pm peak hour, only 6 trips inbound are estimated to enter the site from the north and only 4 trips outbound are estimated to exit the site and travel north along Guild Road. Therefore, the majority of the trips generated from the proposed development will not travel through the existing neighbourhood along Guild Road and will almost entirely utilize the Kingston Road intersection, minimizing any negative traffic impact on the existing residents. The study found that during the morning (7:00 am to 9:00 am) and afternoon (4:00 pm to 6:00 pm) peak hours, all study intersections are expected to operate with excellent operational characteristics and substantial reserve capacity during both the weekday am peak hours and pm peak hours. However, during the pm peak hours, the shared northbound left/through/right movement at the Kingston Road and Guild Road intersection is expected to operate with high delays. The delays to the northbound movements are directly attributable to the traffic growth along the east-west corridor resulting from future developments, and through organic growth, but is not attributed to generated traffic volumes from the subject site. The study outlined that this condition is typical at unsignalized urban intersections during the peak traffic periods. The study concluded that there are no critical movements or queuing issues as a result of this delay, and there are no improvements required to accommodate the incremental site traffic in any of the peak study hours. The submitted Transportation Impact Study has been reviewed by the City’s Engineering Department and the Region of Durham. The City and the Region are satisfied with the findings of the traffic study. 3.7 Kingston Road and Guild Road intersection is to be signalized Committee members and several residents questioned if the intersection of Kingston Road and Guild Road could be signalized, and outlined that if signalization of the intersection was not completed, it would result in significant congestion of vehicles on Guild Road trying to cross Kingston Road to travel westbound. The Region of Durham, together with Metrolinx, has undertaken the detailed planning and design for the Durham-Scarborough Bus Rapid Transit (BRT) project that will run the entire length of Kingston Road within Pickering. The BRT project will build upon previous improvements and services associated with the Regional PULSE transit services and will introduce rapid bus transit services between the Scarborough Town Centre and Downtown Oshawa. As a part of the works to implement the BRT, the Kingston Road right-of-way will be reconstructed initially to provide dedicated curb side bus and cycling lanes before ultimately integrating dedicated centre bus lanes, cycling track, improved pedestrian walkways, devoted turning lanes and signalization of intersections. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 16 As identified in Figure 3 below, the portion of Kingston Road adjacent to the subject lands and the intersection of Kingston Road and Guild Road is intended to be reconstructed as a part of the BRT project. As a part of the reconstruction, the intersection will be fully signalized and will introduce dedicated turning lanes from Kingston Road and pedestrian cross-walks. Figure 3: Durham-Scarborough Bus Rapid Transit Design The planned reconstruction of the Kingston Road and Guild Road intersection is estimated to take place in 2023 and 2024, and will provide for full signalized vehicle movements in all directions. The signalization will ensure that vehicle movement from Guild Road onto Kingston Road will not be significantly delayed or result in major queuing along Guild Road. It will also provide for safe pedestrian movements through the intersection. 3.8 The proposed parking ratios will provide for sufficient resident and visitor parking on-site Many area residents expressed concern that the proposed parking ratios would result in insufficient parking on-site and would result in vehicles parking along Guild Road. The proposal provides for a total of 278 residential parking spaces and 52 visitor parking spaces, which represents a minimum parking ratio of 0.8 spaces per dwelling unit and an additional 0.15 of a space per dwelling unit for visitors. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 17 The subject lands are located immediately adjacent to the easterly limit of the City Centre and are within 2.2 kilometres of the GO Train Station (30-minute walk). The lands are located on Kingston Road, a Regional Transit Spine, which is currently serviced by Durham Region Transit bus services. To support the proposed parking ratios, the applicant has submitted a Traffic Impact Study and Planning Rationale. The submitted information identified that the proposed reduction in residential parking is appropriate, for the following reasons: • the proposed parking ratios are consistent with the existing parking ratios for apartment units within the approved City Centre By-law 7553/17; • the proposed development is located close to a major transit station (Pickering GO Station) and is located along a Regional Rapid Transit Spine (Kingston Road); • the proposed development is located within proximity to high-frequency transit services, with Durham Region Transit (DRT) currently operating along Kingston Road and providing direct access to the GO Train Station; • a transit stop, located directly in front of the subject lands, provides direct access to high-frequency (DRT PULSE) bus services running from Scarborough to Oshawa at a frequency of 10 minutes or better during the weekday daytime peak, 15 minutes during the Saturday peak hours, and 30 minutes during the Sunday peak hours; • the proposed development will provide pedestrian and cycling connections to existing and proposed public sidewalks and dedicated cycling tracks on both sides of Kingston Road; and • the implementation of sustainable Transportation Demand Management (TDM) measures to reduce overall reliance on single-occupancy vehicles while promoting more active modes of transportation, by: • providing 188 dedicated bike parking spaces (134 internal spaces and 44 surface spaces); • advertising the different modes of transportation available prospective residents (i.e., GO Transit, indoor bicycle lockers); and, • allowing Durham Region and/or the City to provide informative materials to the applicant to be distributed to future residents regarding available pedestrian trails, cycling, and transit facilities and carpool options. Staff are supportive of the proposed residential parking ratios based on the proximity of the development to the City Centre, current and planned public transit services available along Kingston Road and the proposed TDM strategies and initiatives. 3.9 Parkland Dedication will be conveyed through the site plan approval process The applicant is proposing to convey a total of 0.9 hectares of land (Block 2 and Lot 1) to the City for use as a public park to satisfy parkland dedication requirements. Block 2 is located within the Hydro Corridor and is subject to an easement in favour of Hydro One. Lot 1 is a vacant residential parcel having frontage along Guild Road that is not encumbered by any Hydro One easements. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 18 The applicant and City staff have had preliminary discussions with Hydro One regarding the opportunity to use the lands within the hydro corridor for public park purposes. Hydro One was generally supportive of leasing their lands within the hydro corridor to the City provided that the uses within the hydro corridor met their requirements. The applicant has provided a conceptual park design plan illustrating how the lands within the entire hydro corridor between Finch Avenue and Kingston Road could be used for recreation purposes (see Conceptual Park Design Plan, Attachment #8). Some potential recreational uses located within the hydro corridor could include soccer fields, a basketball court, a skateboard park, community gardens, trails and vehicular parking areas with access from Kingston Road and Finch Avenue. Staff have undertaken an analysis of the usability of the proposed lands intended to be conveyed for parkland purposes and have determined that the proposed parkland will only be of value to the City, if the adjacent lands within the Hydro Corridor, managed by Hydro One, could also be leased and utilized as parkland and recreation space. In the absence of the adjacent Hydro lands, the proposed parkland conveyance is not of sufficient size for recreational purposes and does not have adequate vehicle access, parking or frontage onto a public right-of-way, making it undesirable for the use of a public recreational area. Should Hydro One not permit the City to lease the lands within the corridor or the City is unable to achieve the necessary passive and active recreational uses within the corridor or the proposed park block (Block 2 and Lot 1), the applicant will be required to satisfy the City’s parkland dedication through cash-in-lieu contribution requirements as set out in the City’s Parkland Dedication By-law 7341/14. The proposed zoning by-law (see Appendix II) will be subject to a holding symbol, which will prevent the use of the lands for residential purposes until such time the applicant and the City have made satisfactory arrangements regarding the parkland dedication. The holding symbol will be removed by City Council at such time that the City secures a lease agreement with Hydro One for the use of lands within the Hydro Corridor for public recreation purposes and the applicant, by way of a Site Plan Agreement, agrees to convey to the City, Block 2 and Lot 1, or satisfy parkland dedication through cash-in-lieu contribution requirements as set out in the City’s Parkland Dedication By-law 7341/14. 3.10 Requested holding symbol to ensure adequate sanitary servicing capacity The Region of Durham has requested that a holding symbol be imposed on the subject site, through the zoning by-law amendment, to ensure there is sufficient sanitary servicing capacity to provide for the full development of all 346 residential units that are being proposed. The Region will require the applicant to demonstrate through a future site servicing agreement that there is sufficient sanitary servicing capacity to enable the full development of the site. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 19 As part of the Site Plan Approval process, the applicant will be required to submit detailed engineering drawings, including a site servicing plan, that demonstrate how the proposed development is intended to be serviced and that the existing services have sufficient capacity to support the proposal. As part of the review, the Region will review and approve the proposed servicing and will enter into the necessary agreements with the applicant. The proposed zoning by-law (see Appendix II) will be subject to a holding symbol, which will prevent the use of the lands for residential purposes until such time the applicant has satisfied all the requirements of the Regional Municipality of Durham with respect to the provision of sewer and water services, Regional roads, and entered into any necessary agreements. 3.11 Response to Additional Key Concerns The table below summarizes the key concerns raised to date and staff’s response. Concerns Staff’s Response Site access should be solely from Kingston Road Vehicular access from the subject lands to Kingston Road is not supported by the Region of Durham Kingston Road is designated as a Type ‘B’ Arterial Road and a Rapid Transit Spine in the Durham Regional Official Plan and is designated a controlled access under Regional By-law #211-79. By-law #211-79 outlines that any entrance on a Regional Road requires a permit from the Commissioner of Works to obtain access. In considering granting such access, the Commissioner must have regard for the policies of the Regional Official Plan, entranceway policies and other technical criteria. Under the policies of the Regional Official Plan, protecting for safe and efficient transit operations is required along Arterial Roads and Transit Spines. Site access along an Arterial Road is also subject to the Regional Council-approved entranceway policies, which specify that access control is of principal importance in ensuring that arterial roads will continue to operate safely and efficiently and have a high traffic movement capability in future years. Therefore direct access onto all Regional Roads will be discouraged when an alternate means of access is available. Based on the foregoing, the Region of Durham has confirmed that access to the subject lands will not be permitted from Kingston Road, given the site can be accessed from Guild Road, a non-arterial road. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 20 Concerns Staff’s Response Negative construction impact, including noise, dust and vehicles A Construction Management Plan will outline mitigation measures to minimize negative construction impacts Before the construction of any buildings, the applicant will be required to apply for Site Plan Approval. As a part of the detailed site plan application submission, the applicant will need to prepare and submit a Construction Management Plan to the satisfaction of the City’s Engineering Services, which addresses a variety of mitigation measures to be implemented during the construction process to minimize any negative noise, dust and traffic impacts. The mitigation measures could include a gravel mud mat and a construction staging area, and sediment fencing. As part of the Site Plan Approval process, the applicant will be required to enter into a Site Plan Agreement with the City. A condition of the Site Plan Agreement will require that the applicants implement the measures outlined in the submitted Construction Management and Erosion/Sediment Control Plan as approved by City staff. Loss of retail space on the subject lands Sufficient retail space is available within the immediate area to service the need of the neighbourhood The subject lands have been vacant since 2018 and have not been utilized as a retail or commercial site since that time. Before the demolition of the existing commercial structure, which was originally constructed in 1967, the subject lands were in a substantial state of disrepair and dilapidation, and did not provide quality retail space. The subject lands are located within proximity to several retail plazas that provide for sufficient retail and commercial space to accommodate current and future residents. Within a 3 minute walk (200 metres) to the east or the west are two commercial plazas that support a variety of restaurant, banking, retail and personal service uses. Additionally, the Smart Centre Specialty Retailing Node is located within an 8-minute walk (650 metres) and provides diverse retail opportunities. Also, an additional residential population will support local businesses in this area. Headlights from existing vehicles will have a negative impact on residential properties east of the proposed site access The location of the proposed driveway access from Guild Road will not result in a negative impact on adjacent residential properties The proposed access to the subject site from the west side of Guild Road will be located approximately 26.0 metres from the north property line. The proposed access will be located across from the auto repair shop, which is south of the nearest detached dwelling. Therefore, headlights from vehicles exiting the site will be directed towards the vehicle repair shop and will not impact the existing dwellings on the east side of Guild Road. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 21 Concerns Staff’s Response Negative impact on private property values Negative impact on residential private property values as a result of the proposal is unlikely Property value is influenced by several factors such as location, proximity to services and amenities, local economics, home improvements and condition, home and property size, and dwelling style. Impact on property value is not a consideration under the Planning Act in the review of development applications. However, appropriate development that is compatible with the surrounding neighbourhood can positively contribute to property values in the immediate area and the community as a whole. 3.12 Technical matters will be addressed through site plan approval Detailed design issues will be dealt with through the subdivision agreement and site plan approval process. These requirements will address matters such as, but not limited to: • drainage and grading; • site servicing; • parkland dedication or cash-in-lieu of parkland; • tree compensation; • requirements for a Construction Management Plan; • landscaping; • resident, visitor and accessible parking spaces; • emergency vehicle access; • waste management collection; • location of community mailboxes; and • location of water meter room, hydro transformers, gas meters and other utilities. 3.13 Conclusion Staff support the site-specific Official Plan Amendment to re-designate the lands municipally known as 1964 Guild Road from “Urban Residential Areas – Medium Density Areas” to “Mixed Use Areas – Mixed Corridors”, and to permit as an exception, a site-specific increase to the maximum permissible density and maximum permissible floor space index for the portion of the lands within the Mixed Use Areas – Mixed Corridor designation establishing a maximum residential density of 350 units per net hectare and maximum floor space index of 2.53 (see Draft By-law to Adopt Amendment 43, Appendix I). Staff recommends that the By-law to adopt Amendment 43 be forwarded to Council for enactment. Staff supports the Zoning By-law Amendment Application A 11/18 and recommends that the site-specific implementing by-law, containing the standards set out in Appendix II to this Report, be finalized and brought before Council for enactment. Report PLN 24-21 May 3, 2021 Subject: Highmark (Pickering) Inc. (OPA 18-005/P & A 11/18) Page 22 3.14 Applicant’s Comments The applicant supports the recommendations of this report. Appendices Appendix I Draft By-law to Adopt Amendment 43 to the Pickering Official Plan Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 11/18 Attachments 1.Location Map 2.Air Photo Map 3.Original Conceptual Site Plan (2018) 4.Second Submission Conceptual Site Plan (2020) 5.Second Submission Conceptual Elevation Plan (2020) 6.Current Conceptual Site Plan (2021) 7.Development Key Details Summary 8.Conceptual Park Design Plan Prepared By: Cody Morrison Principal Planner, Development Review Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Kyle Bentley, P. Eng. Director, City Development & CBO CM:ld Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report PLN 24-21 Draft By-law to Adopt Amendment 43 to the Pickering Official Plan The Corporation of the City of Pickering By-law No. XXXX/21 Being a By-law to adopt Amendment 43 to the Official Plan for the City of Pickering (OPA 18-005/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; And whereas on February 23, 2000, Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; And whereas the Region has advised that Amendment 43 to the City of Pickering Official Plan is exempt from Regional approval; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. That Amendment 43 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2. That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments. 3. This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2021. __________________________ David Ryan, Mayor __________________________ Susan Cassel, City Clerk Draft Draft Draft Exhibit “A” to By-law XXXX/21 Recommended Amendment 43 to the City of Pickering Official Plan Recommended Amendment 43 to the Pickering Official Plan Purpose: The purpose of this amendment is to re-designate a portion of land located on the west side of Guild Road, municipally known as 1964 Guild Road from “Urban Residential Areas – Medium Density Areas” to “Mixed Use Areas – Mixed Corridors”, and to permit as an exception, a site specific increase to the maximum permissible density and maximum permissible floor space index for the portion of the lands within the “Mixed Use Areas – Mixed Corridor” designation establishing a maximum residential density of 350 units per net hectare and maximum floorspace index of 2.53, for lands located on the northwest corner of Kingston Road and Guild Road. Location: The site specific amendment affects the lands located on the northwest corner of Kingston Road and Guild Road, described as Lots 1 and 2, Plan 316 and Part of Lot 20, Concession 1, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 18-005/P and Zoning By-law Amendment Application A 11/18, City Council determined that the Amendment facilitates a development that is compatible with the surrounding community, minimizes adverse impacts on the existing low density neighbourhood to the north and is an appropriate intensification project in Pickering’s urban area. The subject lands are located on Kingston Road, which is designated as an arterial road and a Rapid Transit Spine under the Durham Regional Official Plan, which are intended to provide for higher density development. The Amendment is consistent with the policies of the Provincial Policy Statement 2020, and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019) and the Durham Regional Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. Amending Schedule I – Land Use Structure by replacing the “Urban Residential Areas – Medium Density Areas” designation with “Mixed Use Area – Mixed Corridors” designation for lands located on the west side of Guild Road, municipally known as 1964 Guild Road, as illustrated on Schedule ‘A’ attached to this amendment. 2. Revising Policy 12.11 – Village East Neighbourhood Policies, by adding a new subsection 12.11(h): (h) despite Table 6 of Chapter 3, establish a maximum residential density of 350 units per net hectare and maximum floor space index of 2.53 for lands located on the northwest corner of Kingston Road and Guild Road, described as Lots 1 and 2, Plan 316 and Part of Lot 20, Concession 1. Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. OPA 18-005/P A 11/18 Highmark (Pickering) Inc. D e nmarRo a d Kingston Road Jaywin Circle Royal RoadGuildRoadªª1 ¹ Freeways and Major UtilitiesMixed Corridors City Centre Potential Multi Use Areas City of PickeringCity Development Department© March, 2021This Map Forms Part of Edition 8 of the Pickering Ofiicial Plan andMust Be Read in Conjunction with the Other Schedules and the Text. Extract ofSchedule I to theEdition 8 PickeringOfficial PlanCityofPickering AreaShownonThis Map TownofAjax City of TorontoCity of MarkhamTownship of Uxbridge Town of WhitbySchedule 'A' to Amendment 43Existing Official Plan Land Use Structure Urban Residential Areas Mixed Use Areas!Redesignate from "Urban Residential Areas - Medium Density Areas" to "Mixed Use Areas - Mixed Corridors" Medium Density Areas Appendix II to Report PLN 24-21 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 11/18 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 11/18 That the implementing zoning by-law permit a residential condominium development in accordance with the following provisions: A. Zoning Provisions for Residential Development Permitted Uses 1. Permitted uses include: Apartment Building. Building Restrictions 2. All buildings and structures shall be located entirely within a building envelope with a minimum setback of 3.0 metres from the building to the Kingston Road and Guild Road property line; minimum setback of 40.0 metres from the building to the north property line; and minimum setback of 10.0 metres from the west property line. 3. Minimum build-to-zone of 5.0 metres along Kingston Road and Guild Road. 4. No building or portion of a building or structure shall be erected within the building envelope, unless a minimum of 60 percent of the entire length of the build-to-zone is occupied by a continuous portion of the exterior wall of a building. 5. Minimum separation between towers: 22.0 metres. 6. Maximum number of dwellings units: 346 7. Maximum building height of 12-storeys for Building A and a maximum building height of 16-storeys for Building B, as identified on the submitted conceptual plan. 8. Notwithstanding above, building height shall be limited by a 45-degree angular plane measured 7.5 metres from the property line of adjacent detached, semi-detached and street townhouse dwellings at a height of 10.5 metres above grade. Parking Requirements 9. Minimum 0.8 parking spaces per dwelling unit to be provided within an underground garage plus 0.15 of a parking space per dwelling unit for visitors to be provided in an underground garage or surface parking area or a combination of the two. 10. No parking lot or parking space shall be permitted within 11.0 metres of the north property line. 11. Minimum 0.5 bicycle parking spaces per dwelling unit; where a minimum of 25 percent of the total required must be located within: i. a building or structure; ii. a secure area such as a supervised parking lot or enclosure; or iii. bicycle lockers. 12. The minimum right-of-way width for a private street shall be 3.8 metres for one-way traffic and 6.5 metres for two-way traffic. Landscape Area and Private Residential Amenity Area 13.Minimum landscape area requirement: 33 percent 14.Private outdoor amenity area: a.Minimum Area – 2.0 square metres per unit 15.Minimum balcony depth: 1.5 metres 16.Common amenity: a.Minimum 1,000 square metres at grade outdoor amenity area; b.Minimum 500 square metres indoor; and c.Minimum 250 square metre rooftop amenity area. 17.Minimum landscape buffer width along the north lot line: 11.0 metresHolding (H) Provisions 1.No buildings or structures shall be permitted to be erected, until at such time as: a.the City secures a lease agreement with Hydro One for the use of lands within the Hydro Corridor for public recreation purposes and the owner, by way of a Site Plan Agreement, agrees to convey to the City, Block 2 and Lot 1 to the City, or satisfies parkland dedication through cash-in-lieu contribution requirements as set out in the City’s Parkland Dedication By-law 7341/14; and b.the owner has satisfied all the requirements of the Regional Municipality of Durham with respect to the provision of sewer and water services, Regional roads, and entered into any necessary agreements in this regard. Valley Farm RoadFinch Avenue Kingston Road P ic k ering Park wayDenmarRoad Geta CircleAvonmoreSquare BrockRoadRoyalRoadGuild RoadJ a y w inC ircleAlwin Circle Diana PrincessOf Wales Park Denmar Park BrockridgeCommunityPark 1:5,000 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 18-005/P and A 11/18 THIS IS NOT A PLAN OF SURVEY. Date: Jul. 20, 2020 Highmark (Pickering) Inc.Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1(1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) L:\PLANNING\01-MapFiles\OPA\2018\OPA 18-005P & A11-18 Highmark Homes\OPA 18-005P_A11-18_LocationMap.mxd SubjectLands 1970 Guild Road 1964 Guild Road 1640 Kingston Road Attachment #1 to Report #PLN 24-21 Valley Farm RoadFinch Avenue Kingston Road P ic k er ing Park wayDenmarRoad Geta Circle A v o n m o re S q u a re BrockRoadRoyal RoadGuild RoadJ a y w inC ircleAlwin Circle 1:5,000 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: THIS IS NOT A PLAN OF SURVEY. Date: Jul. 20, 2020 SubjectLands L:\PLANNING\01-MapFiles\OPA\2018\OPA 18-005P & A11-18 Highmark Homes\OPA 18-005P_A11-18_AirPhoto.mxd OPA 18-005/P and A 11/18Highmark (Pickering) Inc.Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1(1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) Attachment #2 to Report #PLN 24-21 Original Conceptual Site Plan (2018) City Development Department Jul 20, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 18-005/P and A 11/18 Highmark (Pickering) Inc.Applicant: Property Description: DATE: File No: Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1 (1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) L:\Planning\01-MapFiles\OPA\2018 Attachment #3 to Report #PLN 24-21 Second Submission Conceptual Site Plan (2020) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 18-005/P and A 11/18 Highmark (Pickering) Inc.Applicant: Property Description: DATE: File No: L:\Planning\01-MapFiles\OPA\2018 Lands proposed to be conveyed to the City for Parkland Dedication (1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1 Jul 20, 2020 Attachment #4 to Report #PLN 24-21 L:\Planning\01-MapFiles\OPA\2018 Jul 20, 2020DATE: Applicant: Property Description: File No: Second Submission Conceptual Elevation Plan (2020) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 18-005/P and A 11/18 Highmark (Pickering) Inc. Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1 (1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) Attachment #5 to Report #PLN 24-21 Current Conceptual Site Plan (2021) City Development Department March 31, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 18-005/P and A 11/18 Highmark (Pickering) Inc.Applicant: Property Description: DATE: File No: Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1 (1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) L:\Planning\01-MapFiles\OPA\2018 Lands proposed to be conveyed to the City for Parkland Dedication Attachment #6 to Report #PLN 24-21 Development Key Details Summary Attachment #7 to Report #PLN 24-21 Original Proposal Revised Proposal Revised Proposal Total Residential Gross Floor Area Buildings A and B – 18,370 square metres (Apartments) Buildings C, D and E – 4,970 square metres (back-to-back townhouses) Buildings A and B – 25,936 square metres (Apartments) Back-to-back townhouses were eliminated Buildings A and B – 25,936 square metres (Apartments) Total Commercial Gross Floor Area N/A Day Care Facility – 566 square metres Day Care Facility has been eliminated Total Number of Units 300 units (236 apartment units and 64 back-to-back stacked townhouse units) 346 apartment units 346 apartment units Density 304 units per net hectare 349 units per net hectare 349 units per net hectare Floor Space Index 2.34 2.68 2.53 Number of Storeys Building A – Maximum 12-storeys Building B – Maximum 8-storeys Buildings C, D, and E – Maximum 3.5-storeys Building A – Maximum 14-storeys Building B – Maximum 18-storeys Building A – Maximum 12-storeys Building B – Maximum 16-storeys Unit Types One-bedroom & One-bedroom with den: 159 Two-bedroom & Two-bedroom with den: 141 One-bedroom & One-bedroom with den: 233 Two-bedroom & Two-bedroom with den: 113 One-bedroom & One-bedroom with den: 233 Two-bedroom & Two-bedroom with den: 113 Three-bedroom: 14 Development Key Details Summary Attachment #7 to Report #PLN 24-21 Original Proposal Revised Proposal Revised Proposal Vehicular Parking Ratio Apartment Unit: 0.8 space per unit Stacked Townhouse Unit: 1.25 space per unit Visitor: 0.15 space per unit Apartment Unit: 0.8 space per unit Visitor: 0.15 space per unit Daycare: 1 space per employee plus 3 spaces and 1 space per classroom Apartment Unit: 0.8 space per unit Visitor: 0.15 space per unit Vehicular Parking Resident – 283 spaces Visitor – 45 spaces Resident – 278 spaces Visitor – 52 spaces Day-Care – 27 spaces Resident – 278 spaces Visitor – 52 spaces Bicycle Parking Internal – 140 spaces Surface – 46 spaces Internal – 131 spaces Surface – 44 spaces Internal – 134 spaces Surface – 44 spaces Amenity Area Indoor – 495 square metres Outdoor – 260 square metres (rooftop outdoor amenity) and 197 square metres as a central outdoor landscaped amenity area Total – 952 square metres Residential Indoor – 707 square metres Residential Outdoor – 472 square metres (rooftop outdoor amenity) and 173 square metres as a central outdoor landscaped amenity area Total – 1,352 square metres Residential Indoor – 564 square metres Residential Outdoor – 257 square metres (rooftop outdoor amenity) and 1,113.3 square metres as a central outdoor landscaped amenity area Total – 1,370 square metres Conceptual Park Design Plan City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 18-005/P and A 11/18 Highmark (Pickering) Inc.Applicant: Property Description: DATE: File No: L:\Planning\01-MapFiles\OPA\2018 (1640 Kingston Rd, 1964 Guild Rd, and 1970 Guild Rd) Lots 1, 2 & 43 & 46, Plan 316 & Part of Lot 20, Con. 1 April 9, 2021 N Attachment #8 to Report #PLN 24-21