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HomeMy WebLinkAboutInformation Report 11-23Information Report to Planning & Development Committee Report Number: 11-23 Date: October 3, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 23-003/P Zoning By-law Amendment Application A 09/23 Sphere Developments (Kingston) GP Inc. Part of Lots 26 and 27, Broken Front Concession (875 Kingston Road) 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by Sphere Developments (Kingston) GP Inc., to permit a mixed-use high-density residential condominium 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 purposes and no decision on these applications is 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.Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval as a result of the Provincial Changes to the Planning Act, through Bill 109. Council approved the new planning process on May 23, 2023, and is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory Pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines and prevents the need to refund application fees. The subject application was submitted on June 1, 2023. As such, the new planning review process is not applicable to these applications. 3.Property Location and Description The subject lands are located at the southwest corner of the intersection of Kingston Road and Fairport Road, within the Dunbarton Neighbourhood, municipally known as 875 Kingston Road. The site has an area of approximately 0.96 of a hectare, with approximately 242 metres of frontage along Kingston Road (see Location Map, Attachment #1). Information Report 11-23 Page 2 The subject lands are currently vacant. The property contains a woodland and a watercourse (a tributary of the Amberlea Creek) along the western portion of the subject site (see Air Photo, Attachment #2). Surrounding land uses include: North: Immediately to the north, across Kingston Road, is a place of worship (St. Paul’s on-the-Hill Anglican Church) as well as a Gas Bar and an Automobile Service Station. At the northeast corner of Fairport Road and Kingston Road are automobile dealerships. Further north is a low-density residential neighbourhood consisting of detached dwellings fronting onto Sheppard Avenue. East: Immediately to the east are vacant lands forming part of the Kingston Road right-of-way. South: Immediately to the south is the Highway 401 corridor. Further south is Bayly Street and an established residential neighbourhood consisting of single detached, semi-detached and townhouse dwelling units. West: Immediately to the west is a place of worship (Bayfair Baptist Church) and an associated day nursery. Further west is the Highway 401 westbound on and off-ramp. 4.Previously Approved Official Plan and Zoning By-law Amendment applications In January of 2007, Council approved applications for Official Plan Amendment (OPA 16) and Zoning By-law Amendment (By-law 6718/07), submitted by 786 Indopak Inc., to facilitate the development of a 10-storey, mixed-use building, containing approximately 3,465 square metres of gross leasable commercial floor space, and 198 apartment dwelling units, along with live-work units, and a multi-level underground parking structure. OPA 16 increased the allowable net residential density range, from over 30 and up to and including 140 units per hectare, to over 80 and up to and including 260 units per hectare. The site-specific zoning by-law amendment permitted an apartment building and established appropriate zoning performance standards. The by-law also required a minimum of 1,500 square metres of commercial floor space. Subsequent to the approval of OPA 16, and By-law 6718/07, a Site Plan Application was also received, but was never finalized, and no site plan approval was issued. The ownership of the lands has since changed, and new development applications have been submitted to support a new high-density mixed-use development. 5.Applicant’s Proposal Sphere Developments (Kingston) GP Inc. has submitted applications for Official Plan Amendment and Zoning By-law Amendment to request a site-specific exception to increase the maximum permitted residential density from 260 units per net hectare to approximately 756 units per net hectare, and to increase the maximum permitted floor space index (FSI) from 2.5 to 5.0. The intent of the Zoning By-law Amendment application is to amend the existing site-specific Zoning By-law Amendments (By-laws 6718/07 and 6907/08, as amended), to facilitate the redevelopment of the subject lands. Information Report 11-23 Page 3 The development proposal consists of a high-density mixed-use development consisting of two residential 17-storey towers, with a shared 5-storey podium, containing a total of 400 residential units, and approximately 630 square metres of grade-related commercial uses. The table below summarizes the key details of the proposal: Proposal Total Gross Floor Area (GFA) 43,493 square metres Proposed Commercial Gross Floor Area (GFA) 630 square metres Net Floor Area (NFA) 5,292 square metres Density 756 units per net hectare Floor Space Index 5.0 Number of Storeys 17 storeys Number and Type of Residential Unit Types •Studio: 80 units •1 bedroom/1 bedroom and den: 224 units •2 bedroom/2 bedroom and den: 96 units Total: 400 residential units Vehicular Parking •Resident: 0.8 spaces per unit (320 spaces – located within the underground parking garage) •Visitor: 0.15 spaces per unit (60 spaces – located within the underground parking garage) •Commercial: 3.5 spaces per 100 square metres of gross leasable floor area (22 spaces – located at grade and within the underground parking garage) Total: 402 parking spaces Bicycle Parking •0.53 spaces per unit (212 spaces – located at grade and all levels of the underground parking garage) Tower Floor Plate Size: 800 square metres Amenity Areas •Indoor: 805 square metres •Outdoor: 802 square metres Total: 1,607 square metres Information Report 11-23 Page 4 Vehicular access to the development is proposed from Kingston Road from a single, full-move driveway, aligned with an existing signalized intersection at Fairport Road. The vehicular access will connect to an internal private road, having a right-of-way width of 6.5 metres, which will connect to a pick-up and drop-off area at the rear (south side of the building), as well as provide access to the underground parking garage ramps. A total of 402 parking spaces are proposed, primarily within four levels of underground parking, and 19 at-grade parking spaces (see Submitted Site Plan, Submitted Landscape Plan, and Submitted Conceptual Rendering, Attachments #3, #4, and #5). Indoor and outdoor amenity spaces are proposed through rooftop amenity areas on the podium, and private balconies are provided for each residential unit. Approximately 805 square metres is proposed as indoor amenity space, and approximately 802 square metres is proposed as outdoor amenity space. Common indoor amenity areas include a party room, remote work office spaces, gym, as well as other specific use spaces that residents may request, such as recording studios. The outdoor landscaped area will serve as a passive recreational area (i.e., allow residents to play, exercise and walk their dogs). The proposal will be subject to future site plan approval, and an application for a draft plan of condominium will be submitted at a later date. 6. Policy Framework 6.1 Durham Regional Official Plan The subject lands are identified as being part of the Urban System and designated as “Living Areas” with a “Regional Corridor” overlay in the Durham Regional Official Plan (ROP). Lands within the Living Areas designation are predominately intended for housing purposes. In addition, limited office development and limited retailing of goods and services are permitted in appropriate locations, as components of mixed-use developments. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail and service, and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors are to be planned and developed in accordance with the underlying land use designation, as higher density mixed-use areas, supporting higher order transit services and pedestrian oriented design. Regional Corridors are intended to support an overall, long term density target of at least 60 residential units per gross hectare and a FSI of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in area municipal Official Plans. The Regional Official Plan recognizes Kingston Road as a Type “B” Arterial Road and a Rapid Transit Spine. Rapid Transit Spines are intended to facilitate inter-regional and inter-municipal services along arterial roads, and they are to intersect with local transit services which shall provide for complementary higher densities, mixed uses, and buildings oriented towards the street to reduce walking distances to transit facilities. Further, 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. Rapid Transit Spines are also recognized as corridors where higher levels of transit service are encouraged. The right-of-way width requirement for this section of Kingston Road is 45 metres for an ultimate 6-lane cross-section. Information Report 11-23 Page 5 On May 17, 2023, Durham Regional Council adopted the new Official Plan ‘Envision Durham’, as amended. At the time of writing this report, the Plan is awaiting Provincial Approval. The new Regional Official Plan designates the subject lands as a Strategic Growth Area, “Rapid Transit Corridor”. The minimum Transit Supportive Density target is 150 people and jobs per gross hectare for the Rapid Transit Corridors, which are the highest order Regional Corridors. Rapid Transit Corridors are to permit a full range and mix of uses, including residential, commercial, compatible employment uses such as offices, and other uses, in a higher density, compact and pedestrian-oriented built form. The proposed development appears to conform to the policies and provisions of the Regional Official Plan. 6.2 Pickering Official Plan The subject lands are located within the Dunbarton Neighbourhood. The eastern portion of the lands are designated “Mixed Use Areas – Mixed Corridors” and the western portion of the lands, containing the watercourse and woodland, are designated “Open Space System – Natural Area” within the City’s Official Plan. In accordance with Schedule III A and Schedule III C to the Official Plan, a portion of the lands are identified as part of the Natural Heritage System and Stream Corridor/Permanent & Intermittent Streams. Mixed Use Areas are recognized as lands that have, or are intended, to have, the widest variety of uses and highest levels of activities and are encouraged in the City Centre followed by Mixed Corridors. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community and provides a range of commercial uses and residential development. The “Open Space System – Natural Area” is intended to be for conservation, environmental protection, restoration, education, passive recreation, and similar uses. An Environmental Impact Study (EIS) is required for any proposed development within 120 metres of a key natural heritage or key hydrological feature. The purpose of the EIS is to identify and evaluate the natural heritage feature and hydrological features, determine the minimum required vegetation protect zones, and determine the site’s development limits, to prevent potential negative impacts from the proposed development on the natural heritage features. The applicant has submitted an EIS, which identifies a minimum vegetation protection buffer of 10.0 metres between the proposed building and the woodland, top of slope and floodline. The submitted material will be required to identify compliance with, and/or provide justification as to how the City’s policies, have been satisfied. 6.3 OPA 38 Kingston Road Corridor and Specialty Retailing Node Intensification Plan The City’s growth management strategy, guided by the South Pickering Intensification Study, directs 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, the lands fronting and adjacent to Kingston Road were identified for redevelopment and intensification. The Kingston Road Corridor and Specialty Retailing Node Intensification Plan and Draft Urban Design Guidelines were prepared as a result of the Kingston Road Corridor and Specialty Retailing Node Intensification Study, which represented the second phase of the South Pickering Intensification Study. The Intensification Plan contains a comprehensive framework for redevelopment and Information Report 11-23 Page 6 intensification along the Corridor and within the Retailing Node. The Draft Urban Design Guidelines articulate the vision set by the Intensification Plan and provides specific design considerations. Council endorsed the Kingston Road Corridor and Specialty Retailing Node Intensification Plan (Intensification Plan), which resulted in Official Plan Amendment 38 (OPA 38). OPA 38 was adopted by Council in January 2022, and was approved by the Region of Durham in November 2022. OPA 38 has been appealed to the Ontario Land Tribunal (OLT) by six landowners. Sphere Developments (Kingston) GP Inc. is not one of the appellants. OPA 38 appeals are moving through various legal proceedings and discussions, in an effort to scope the appeals to be site-specific. In the interim, OPA 38 remains not in final force and effect. However, the proponent is encouraged to illustrate how the proposed development meets the intent of OPA 38 and the Draft Urban Design Guidelines. The subject lands are located in the Whites Precinct within the Intensification Plan (see OPA 38, Schedule XIV – Whites Precinct Intensification Area, Attachment #6). The subject lands are designated “Kingston Mixed Corridor – Mixed Use Type C” and “Natural Areas”. The minimum permitted residential density is over 60 units per net hectare (with no maximum) and a FSI of over 0.75 to a maximum of 2.5. Through a site-specific zoning by-law amendment, consideration may be given to proposals to allow an increase to the FSI beyond 2.5, up to and including 5.0, subject to the following criteria: • that the site is generally located in an appropriate gateway location and/or adjacent to Highway 401; • that the proposal is compatible with adjacent land uses, particularly stable residential neighbourhoods, in terms of massing, height, scale and transition; • that the applicant demonstrates the proposed development would not preclude other properties within the precinct from developing or redeveloping to their planned potential; and • that the proposal meets the general intent of the policies of the Official Plan. The applicant is requesting a site-specific amendment to the City’s Official Plan to permit a maximum residential density of 756 units per net hectare and a maximum FSI of 5.0. The policy recommendations of the Plan outline that “Mixed Use Type C” designations should be developed predominately as residential areas with limited retail uses. This land use designation supports retail and commercial uses, which are neighbourhood-oriented, smaller in scale, and complementary to residential uses. Further, these uses shall be primarily located on the ground floor of buildings, and limited office uses may be permitted within these areas, in conjunction with residential, neighbourhood retail and commercial uses (see Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Policies Related to the Proposal, Attachment #7). 6.4 Draft Urban Design Guidelines The Council-endorsed Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines also include several key urban design objectives concerning block structure, built form, site design, landscaping, building design, pedestrian connections, Information Report 11-23 Page 7 parking and transition and massing as they relate to the proposal (see Draft Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Design Recommendations Related to the Proposal, Attachment #8). 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 supports the goals, objectives, and vision for the area, as set out in the Intensification Plan, and establishes design priorities and principles related to built form, placemaking, and connectivity. The guidelines state that over time, the lands within the corridor should accommodate cars, bicycles and transit, and cater to pedestrians. The guidelines specify six distinct precincts, which provide standards for six geographic areas within the corridor. The subject lands are located within the Whites Precinct, which is bound by Sheppard Avenue to the north, Highway 401 to the south, Fairport Road to the east and Rosebank Road to the west. The Urban Design Guidelines describes the built form vision for the Whites Precinct as follows: • the gateway intersection of Kingston Road and Whites Road is the focal point for the Whites Precinct; • the greatest heights and densities are clustered in close proximity to the gateway, with additional tall buildings extending east and west of the intersection at Kingston Road and Whites Road, within the southern portions of the parcels to the south of Kingston Road; • low-rise buildings are located east-west along Kingston Road close to the Amberlea creeklands; and • public green spaces are provided within development blocks on the north and south side of Kingston Road, which will allow private development to contribute to the construction of open space for public enjoyment. The applications will be assessed against the land use framework and policy recommendations of OPA 38, and the design priorities of the Draft Urban Design Guidelines during the further processing of the applications. 6.5 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, “affordable” is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. The applicant has submitted an Affordable Housing Brief which identifies that, while the proposed development does not contemplate the provision of any affordable units, a mix of different condominium units will be provided. A range of studio, one bedroom and two bedroom units inclusive of dens are proposed, with 15 percent of the units (60 units) being proposed as fully accessible. The applicant’s proposal will be assessed against the policies of the Pickering Official Plan during further processing of the applications. Information Report 11-23 Page 8 7. Zoning By-law 3036, as amended The subject lands are currently zoned “RH-MU-6” and “OS-HL” within Zoning By-law 3036, as amended by site specific By-laws 6718/07 and 6907/08. The RH-MU-6 Zone permits the use of the lands for multiple dwellings horizontal, multiple dwellings vertical, restaurants, personal service shops and offices, among other uses. The minimum height permitted is 6-storeys, and the maximum height permitted is 10 storeys. The OS-HL Zone permits the preservation and conservation of the natural environment, soil and wildlife, resource management, and pedestrian trails and walkways. No buildings or structures are permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used for the purposes of flood and erosion control, resource management, or pedestrian trail and walkway purposes. The applicant is requesting the following site-specific amendments to facilitate the proposed development: • increase the maximum permitted building height from 10 storeys to 17 storeys; • reduce the residential parking rate from 1.0 space to 0.8 space per residential dwelling unit; • reduce the visitor parking rate from 0.25 space to 0.15 space; and • reduce the commercial parking ratio from 4.5 parking spaces per 100 square metres of gross leasable floor area to 3.5 parking spaces per 100 square metres of gross leasable floor area. 8. Comments Received 8.1 Public Comments Notice of the Statutory Public Meeting regarding these applications was provided through a mailing to all properties within 150 metres of the subject property (in total, notice was mailed to 23 property owners). In addition, two public meeting notice signs were erected on the property on August 28, 2023. Further, notice of the applications was broadcasted on the City’s social media pages, and notice of the applications was also placed in the Pickering News Advertiser on September 14, 2023. At the time of writing this report, the City has not received any comments from the public. 8.2 Agency Comments 8.2.1 Durham District School Board • no objections to the approval of the proposed development; • approximately 10-20 students are anticipated to be generated through the proposed development; and • pupils generated through this development will attend existing school facilities. Information Report 11-23 Page 9 8.2.2 Durham Catholic District School Board • no objections to the proposed development; and • students from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary’s Secondary Catholic School. 8.2.3 Canadian National Railway (CN) • the development proposal is in close proximity to the CN’s main line; • the applicant is advised that appropriate clauses and conditions be included as conditions of development agreements, offers to Purchase, and agreements of Purchase and Sale or Lease, of each dwelling unit within 300 metres of the railway right-of-way, inclusive of noise isolation measures; and • the Owner will be required to enter into an Agreement with CN. 8.2.4 Durham Regional Police, Radio Systems – Communications • construction within the boundaries of the subject lands will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links; and • newly constructed buildings will have to be tested for in-building coverage once the buildings are completed. 9. City Department Comments 9.1 Sustainability Services • the submitted applications were deemed complete after January 1, 2023; as such, the Integrated Sustainable Design Standards (ISDS) are applicable; • based on the submitted information, the applicant has committed to pursuing a number of sustainable design elements including providing: • new resident education information packages to familiarize new owners with the adjacent natural area, including wildlife information; • light pollution reduction measures to minimize light trespass from the proposed building and site; • bird friendly building design/glazing; • electric vehicle (EV) parking spaces and long and short-term bicycle parking spaces; and • using water efficiently and supporting sustainable stormwater management practices; • at this time the applicant has not provided adequate information to confirm ISDS Tier 1 commitments. The applicant is required to commit to achieving the Council approved ISDS Tier 1 mandatory performance measures, or where ISDS Tier 1 cannot be achieved due to site constraints, propose an alternative sustainable development solution that either achieves equal to or above the benefits of the required measure. Information Report 11-23 Page 10 9.2 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: • ensure the proposal is consistent with the Council approved OPA 38, and the Council endorsed Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines; • assess the appropriateness of the proposal, including the requested increase in density in the context of the policy framework, and urban design objectives of the Kingston Road Corridor and the Specialty Retailing Node Study; • in consultation with the TRCA, ensure an appropriate minimum vegetation protection zone is provided; • request the applicant to explore opportunities to provide affordable housing units within the development; • evaluate the design of the pedestrian connections within the site, and to transit along Kingston Road; • review the proposed resident and visitor parking standards and ratios, inclusive of the proposed commercial parking rates, and ensure that sufficient parking is provided to support the proposal; • assess the amount of on-site amenity space provided, and determine the feasibility of increasing the proposed 2.0 square metres per unit, to 4.0 square metres per unit, of amenity space, as required by the Council approved Integrated Sustainable Design Standards (ISDS); • ensure the applicant’s proposed sustainable design features are consistent with the Integrated Sustainable Design Standards (ISDS); • evaluate the appropriateness of the proposed site layout, building setbacks, building heights, and landscaping to ensure the City’s urban design objectives are achieved; • assess the appropriateness of the proposed access onto Kingston Road, with the alignment to the north with the intersection of Fairport Road, to determine if any further improvements are required as a result of the proposed development, and whether a secondary access is required for Fire Services and waste management; and • ensure the architectural treatments of the building are appropriate (e.g., architectural projections, use of high-quality building materials, glazing, etc.) as a result of the building having significant prominence and visual presence along the Highway 401 frontage. Further comments and issues may be identified following receipt and review of comments from the circulated departments, agencies and the 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. 10. 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: Information Report 11-23 Page 11 • Architectural Set, prepared by ICON Architects, dated May 23, 2023; • Survey, prepared by IBW Surveyors, dated October 17, 2022; • Planning Report, prepared by Biglieri Group, dated May 2023; • Waste Diversion Commitment Letter, prepared by Sphere Developments (Kingston) GP Inc., dated May 24, 2023; • Traffic Impact Study, prepared by T.Y. Lin, dated September 23, 2022; • Arborist Report and Tree Preservation Plan, prepared by Landscape Planning, Landscape Architects, dated August 23, 2022; • Conceptual Landscape Plan, prepared by Landscape Planning, Landscape Architects, dated September 2022; • Construction Management Plan, prepared by Valdor Engineering Inc., dated May 12, 2023; • Scoped Environmental Impact Study for 875 Kingston Road, prepared by Palmer, dated March 29, 2023; • Functional Servicing and Stormwater Management Report, prepared by Valdor Engineering Inc, dated May 2023; • Sun/Shadow Study for Proposed Mixed-Use Development, prepared by ICON Architects, dated May 23, 2023; • Site Lighting and Photometrics, prepared by Remy Consulting Engineers Ltd, dated May 23, 2023; • Tree Inventory, prepared by Canopy Consulting, dated August 23, 2022; • Wind Study, Rowan Williams Davies & Irwin Inc, dated May 17, 2023; • Grading Plan, prepared by Valdor Engineering Inc., dated May 2023; • Urban Design Brief, prepared by the Biglieri Group, dated May 2023; • Subsurface Utilities Investigation, prepared by MultiView, dated August 22, 2022; • Geotechnical Investigation, prepared by Soil Engineers Ltd., dated July 2022; • Supplementary Geotechnical Investigation, prepared by Soil Engineers Ltd., dated March 2023; • Hydrogeological Assessment, prepared by Soil Engineers Ltd., dated May 2023; • Noise Control Feasibility Study, prepared by SS Wilson Associates Consulting Engineers, dated September 23, 2022; • Phase One Environmental Site Assessment, prepared by Fortis Environmental, dated May 11, 2022; and • Stage 1-2 Archaeological Assessment, prepared by AMICK Consultants Limited, dated August 29, 2022. 11. Procedural Information 11.1 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; Information Report 11-23 Page 12 •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. 12.Owner/Applicant Information The owner of this property is Sphere Developments (Kingston) GP Inc. and is represented by the Biglieri Group Ltd. Attachments: 1.Location Map 2.Air Photo 3.Submitted Conceptual Site Plan 4.Submitted Conceptual Landscape Plan 5.Submitted Conceptual Rendering 6.Whites Precinct Intensification Area 7.Kingston Road Corridor and Specialty Retailing Node Intensification Plan - Policies Related to the Proposal 8.Draft Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Design Recommendations Related to the Proposal Prepared By: Original Signed By Amanda Zara Dunn, MCIP, RPP Principal Planner, Development Review Original Signed By Catherine Rose For Nilesh Surti Nilesh Surti, MCIP, RPP Department Head, Development Review & Urban Design Date of Report: September 14, 2023 Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Attachment #1 to Information Report 11-23 Dunbarton R oad Sp r u c e H i l l R o a d Ba t o r y A v e n u e Kingston Road Ada C o u r t S h a dybrookDrive Vistula Drive Fa i r p o r t R o a d W es t Shore B ou l e va r d Kates Lane Sheppard Avenue Merritton R o a d B a y l y S t r e e t M a r i n e t C r e s c e n t H i g h w ay 4 01 Vistula Ravine © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King 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 Development Department Location MapFile:Applicant:Municipal Address: OPA 23-003P & A009/23 Date: Jul. 10, 2023 ¯ E The Biglieri Group Ltd. 875 Kingston Road SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-003P, A00923 - The Biglieri Group\OPA 23-003P_LocationMap.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY. Attachment #2 to Information Report 11-23 Ed g e w o o d R o a d Kingston Road H illc r e s t R o a d We s t S h o r e B o u l e v a r d G o l d e n r i dge Road Timmins G a r d e n s Ba t o r y A v e n u e P a t i o L a n e S h a d y b r o o k D rive Fa i r p o r t R o a d DunbartonRoad Sp r u c e H i l l R o a d Kates Lane Sheppard Avenue Rushton Road S a n ok Drive Cecylia Court Vistula Drive Ad a C ourt Me r r i t t o n R o a d A p p l e vi ew Road B a y l y S t r e e t M a ri n e t C r e s c e n t H i g hw a y 4 01 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King 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 Development Department Air Photo MapFile:Applicant:Municipal Address: OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road THIS IS NOT A PLAN OF SURVEY. Date: Aug. 14, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-003P, A09-23 - The Biglieri Group\OPA 23-003P_AirPhoto.mxd ¯ Attachment #3 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 17, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road N Attachment #4 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 14, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Landscape Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road N Attachment #5 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 14, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road Attachment #6 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 14, 2023DATE: Applicant: Municipal Address: File No: Whites Precinct Intensification Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road N Attachment #7 to Information Report 11-23 Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Council Adopted Policies Related to the Proposal The policy recommendations of the Intensification Plan outline that “Mixed Use Type – C” shall be developed predominantly as residential areas with limited retail uses. Mixed Use Type – C areas are intended to support retail and commercial uses which are neighborhood-oriented, smaller in scale, and complimentary to residential uses. These uses should be primarily located on the ground flood and may permit limited office uses within these areas, in conjunction with residential, neighbourhood retail and commercial uses. Mixed Use Type C Areas represent the least-intensive mixed use areas within the Corridor and Node and are intended to provide a greater proportion of residential, and a lower portion of retail than the other Mixed Use Areas. The Plan also provides the following key policy recommendations relevant to the proposed development: •Residential development should support the City’s affordable housing targets, which encourage a minimum 25 percent of new residential construction to be of forms that would be affordable to households of low or moderate-income; •Tall buildings (consisting of buildings 13 storeys or greater) should be located within gateways, and at the intersection of transit spines and major arterials, along the highway, and in proximity to highway access; •Tall building towers should be separated from one another by a minimum distance of 25 metres, and should have a maximum tower floor plate of 750 square metres; •Tall buildings should be located to minimize shadow impacts and wind tunnel effects on proximate parks, open spaces, primary frontage sidewalks and existing low-rise residential areas; •Where there is a grade difference between the front and rear of the property, the rear angular plane should always be taken from the lowest grade elevation along the shared property line. This ensures that properties to the rear are not subject to additional shadow impacts resulting from changes in grade; •Where shallow redevelopment lots are immediately adjacent to designated established low- density residential properties, the City may also consider the implementation of other regulations to ensure built form compatibility in addition to the application of the angular plane; •Encourage the provisions of amenities for pedestrians such as seating areas, digital kiosks, play structures, fountains or feature benches in the public realm, as appropriate; •Building articulation, including vertical projections, recessions, design treatments and other architectural details, are encouraged at gateway locations, to create an enhanced visual interest and a human-scaled environment; •Setback areas should be used to accommodate spill-out uses from commercial activity (i.e., patios, displays, waiting areas), public landscape elements (i.e., benches, planters, other amenities), or landscape elements that provide screening/privacy for grade related residential units as appropriate; •the Podium portion of tall buildings should have a minimum height of 3 storeys, and a maximum height of 6 storeys, with a minimum ground floor height of 4.5 metres; •Generally, buildings shall have a podium of at least 3 storeys before any building stepbacks are introduced. The first stepback for any building shall not occur higher than the 6th floor of a building; • Variety and variation on the streetwall will be provided through encouraging a fine-grain pattern of retail units/residential entrances, and the establishment of façade articulation and rhythm, through building projections/recesses, and the use of different façade materials; • Delivery of on-site Community Facilities is encouraged to be integrated into multi-storey, mixed-use developments (i.e., forming part of the podium of a residential tower); • All public and private streets should be designed as “complete streets”, which should accommodate facilities including pedestrian zones, cycling facilities or multi-use paths, and street trees; • Off-street parking and cycling infrastructure are encouraged to be provided within structured, or underground, parking within private properties, to facilitate connectivity and minimize the heat island effect created by large surface parking; and, • Shared parking is encouraged in order to reduce the total number of parking spaces required, including combining off-street and on-street parking between landowners. Attachment #8 to Information Report 11-23 Draft Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Design Recommendations Related to the Proposal The Draft Urban Design Guidelines support the goals, objectives, and vision for the area as set out in the Kingston Road Corridor and Specialty Retailing Node Intensification Plan and establish design priorities and principles related to built form, heritage buildings, placemaking, and connectivity. The following key priorities of the Guidelines are relevant to the proposed development. Built Form •Block layouts should be designed to maximize views and vistas through development blocks and towards gateways; •Block lengths should generally range between 100 and 150 metres, to promote permeability within the streetscape, support walkability and increase the ease of pedestrian and cyclist movement; •Entrances should be highly visible, front onto the public street, and connect to pedestrian walkways or sidewalks. Entrances should promote visibility and views between interior and exterior spaces; •Weather protection features, such as canopies, awnings, overhangs and recessed entrances should be incorporated, where possible, to provide users shelter from wind, rain, snow and other harsh elements; •For tall buildings over 13 storeys in height, a minimum separation distance of 25 metres shall generally be maintained between towers; •A minimum separation distance of 15 metres shall generally be provided between facing buildings, on sites with multiple buildings. On multi-building sites, it is encouraged that buildings are offset, or angled away from each other, to maintain privacy between facing units; •The following setback criteria should be applied: •Buildings fronting Kingston Road shall be setback 5 metres from the front property line; •Buildings shall be setback a minimum of 2.0 metres from new public and private streets that are internal to the development block; •All buildings shall be setback a minimum of 3.0 metres from parks and open spaces; •Where retail and commercial uses are located, setback areas should accommodate spill-out uses from commercial activity (i.e., patios, displays, waiting areas) to improve the pedestrian experience. These areas should be primarily hardscaped, to act as an extension of the sidewalk, and accommodate for higher levels of foot traffic; and, •Where residential uses are located, softscape elements, such as plantings, should be used in setback areas to provide screening and maintain privacy for grade-related residential units. These areas may include some public amenities (i.e., benches and bicycle racks). •Site grading shall consider facilities designed to provide access for persons with disabilities, including the provisions of ramp access; •Entrances and access points should be integrated with at-grade design. Informational signage, pavements markings and soft landscaping can help orient users, enhance safety and minimize confusion; and •Vehicular entrances and access points should have minimal impact on walkways and the pedestrian realm, and where possible should be integrated with building design. Parking • Surface parking is discouraged for main street retail, and high-density residential, office and mixed-use developments. In these areas, parking shall be provided underground, behind or inside a structure on upper floors, with appropriate screening, or inside a building; • Structured underground parking is preferred over surface parking or above-grade structured parking, to reduce the urban heat island effect, and minimize blank walls; • Parking structure design is encouraged to consider flexible designs, including designs which allow for future conversions into other uses; and, • Access points to parking structures should be located at the rear or side of buildings, and away from main streets and intersection corners. Landscape, Signage and Lighting • Landscaping shall be an integral piece of the site design, and be developed to unify and enhance the overall architecture of a development. High-quality, durable and diverse landscape elements shall be encouraged; • A minimum of 10 percent of each lot shall be landscaped, with a significant proportion of that being soft landscaping; • Landscaping shall support and define a consistent and attractive street edge. The selection and spacing of all plantings should relate to the street type, and adjacent land use and site conditions; • Within sites, landscaping shall define pedestrian routes, and enhance visual imagery of the site. Large tree canopies are encouraged along pedestrian routes to provide shade and comfort; • Landscape buffers shall be encouraged along surface parking lots, adjacent to public streets, to soften and screen parking lot edges. They shall also be encouraged on lots abutting low-density residential uses, to provide a privacy buffer. These should have a minimum width of 3.0 to 3.5 metres; • Sustainable and Low Impact Development (LID) measures are encouraged for all development, to reduce stormwater run-off and optimize water infiltration potential. This includes the use of bio-retention areas, rain gardens, grass swales, permeable pavement and vegetated filter strips; • Every effort should be made to retain existing trees and other mature vegetation during redevelopment. Where possible, these should be integrated into the site layout and landscape design for new developments; • The use of softscapes (e.g., trees, grass, shrubs, flowers and soils) should be encouraged on flat roofs of all buildings, including residential, commercial and mixed-use buildings. Green roofs are encouraged to act as public amenity spaces; • Pedestrian-scaled lighting shall be used for active public spaces, including inner-block walkways, parks and courtyards. The use of outdoor LED lighting systems is encouraged for energy efficiency; and, • Public art should be located in, or within close proximity to, community-oriented spaces, such as parks, open spaces, public squares, plazas, and gateways, to maximize visibility. It should be exhibited along streets and laneways that support a continuous flow of high pedestrian. Transition and Massing • New buildings should be massed and scaled to establish compatible heights to adjacent streets and open spaces, while retaining a comfortable pedestrian scale; • In cases where buildings have a height of 8 storeys, or are proposed adjacent to the streetline, the upper storeys of the building should be sited on podiums having a minimum height of 3 storeys, and a maximum height of 6 storeys; • The shadow impact of buildings on adjacent residential buildings, public parks and privately owned publicly-accessible spaces, shall be assessed through a shadow impact study, where appropriate, and minimized to the extent possible; • Development shall incorporate building and landscape design which minimizes the extent and duration of shadows, and maximizes access to sunlight for adjacent low-rise developments, parks, open space, primary frontages, and other intensively used areas of the public realm; • Development shall incorporate building and landscape design which protects and buffers the pedestrian realm from prevailing winds; • Built form shall conform to an angular plane extended at a 45-degree angle from the front property line, beginning at a height of 80 percent the width of the adjacent right-of-way; • Generally, buildings shall have a podium of at least 3 storeys before any building stepbacks are introduced. The first stepback for any building shall not occur higher than the sixth floor of a building; • Building stepbacks should be a minimum of 2.5 metres; • Building tops should incorporate screening for rooftop mechanical equipment to minimize their visual impact; • A fine-grain pattern of retail units and/or residential entrances is encouraged to provide variety and variation in the streetwall. Variation in frontage width is encouraged to flexibly accommodate a range of street-related uses, including multiple internal formats and layouts for commercial/retail units; • Primary frontages shall contain predominately street-related active retail or commercial service uses at grade, with primary entrances oriented towards the street to encourage a vibrant public realm; • Buildings with significant heights and massing should be located at gateway locations, including both mid-rise and tall buildings. Building and landscape design should aim to create a sense of arrival; • Building articulation, including vertical projections, recessions, design treatments and other architectural details, is encouraged at gateway locations to create enhanced visual interest and a distinct sense of place; • Tall buildings (over 13 storeys) should generally be located within gateways, including at the intersection of transit spines, major arterials, along the highway and in proximity to highway access; • Tall buildings should appropriately transition in height, particularly where high-rise development is directly adjacent to existing low-rise neighbourhoods, parks and open spaces, and Privately Owned Publicly-Accessible Spaces (POPS); • Tall buildings should be designed and sited to minimize shadows, maximize sky views, and reduce negative micro-climate impacts, particularly where high-rise development is directly adjacent to low-rise neighbourhoods, parks and open spaces; • Building towers shall be subject to a minimum 25-metre separation distance, measured between the exterior edge of the building face. Buildings shall have a maximum tower floor plate of 750 square metres; and, • Commercial and mixed-use buildings, adjacent to plazas, should provide active frontages with direct views and access. Patios are encouraged to be located adjacent to these locations. Natural Heritage Network • Public green spaces, adjacent to natural heritage features, shall be designed to help buffer and preserve the integrity of sensitive environmental areas; • Public green spaces shall front onto public streets where possible, and be of a shape, topography and size that reflects their intended use. Green space design should incorporate a measure of flexibility to enable the potential for multi-use spaces; • Developments adjacent to a Public Green Space will be setback a minimum of 3 metres and will provide an appropriate interface between public and private lands; • Public Green Spaces shall serve a community function, and incorporate an appropriate range and variety of active and passive recreational uses, subject to the size and shape of the green space, and its proximity to sensitive environmental features; and • Amenity areas within Green Spaces should be located and oriented to maximize sunlight, and be sheltered from the noise and traffic of adjacent streets and uses, to increase user comfort. Connectivity • Sidewalks and pedestrian paths should provide a network of accessible and inter-connected pedestrian routes which relate directly to surrounding buildings and destinations; • Adequate space should be provided within the public right-of-way to allow for landscape and furniture zones adjacent to sidewalks and pedestrian paths; • Pedestrian paths should be well-designed and inviting to users, with features such as soft landscaping, plantings, public art, wayfinding signage and pedestrian-scaled lighting implemented where appropriate. Where possible, a generous urban tree canopy is encouraged; • On private sites where new road connections and blocks are established, pedestrians should be accommodated and given priority through stop signs or other signalization methods; • Private streets are designed to similar municipal standards as public streets, but remain in private ownership. Private streets must provide the same high-quality public realm and streetscape experience as public streets, are expected to adopt similar treatments and aesthetics, to ensure that a uniform streetscape character is maintained across the precinct; • Private landowners shall be responsible for ongoing maintenance to ensure that publicly accessible spaces remain in a state of good repair; • To bolster its character as a distinct urban avenue, and enhance connectivity for pedestrians and cyclists, Kingston Road is recommended to adopt enhanced landscaping treatments, and introduce additional active transportation facilities. The street is currently part of a Metrolinx-led planning, design and engineering study in anticipation of a proposed BRT route running between Scarborough Town center and Downtown Oshawa; and, • It is recommended that a 2.0 metre cycle track, and treed and landscaped planting area, be implemented on both sides of Kingston Road, through road widening via redevelopment. This landscaped area is recommended to include street trees, street furniture, and planting strips.