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HomeMy WebLinkAboutInformation Report 16-19cap �F DICKERING Information Report to Planning & Development Committee Report Number: 16-19 Date: December 2, 2019 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/19 Altona Group Part Lot 23, Concession 1, Now Parts 11-16, Plan 40R-10390 (1294 Kingston Road, 1848 & 1852 Liverpool Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by Altona Group, to permit a high density mixed-use 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. Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning issues. This report is for information and no decision on this application 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. Property Location and Description The subject lands are located at the northwest corner of Kingston Road and Liverpool Road within the City Centre (see Location Map, Attachment #1). The subject lands comprise three properties, municipally known as 1294 Kingston Road, and 1848 and 1852 Liverpool Road. The lands have a combined area of approximately 0.91 of a hectare with approximately 46 metres of frontage along Kingston Road and 155 metres of frontage along Liverpool Road. The subject lands currently supports: the Old Liverpool House which is occupied by a restaurant tenant (Liverpool John's); a single storey multi -tenant commercial building with surface parking at the front and rear; and a residential building occupied by a daycare use at the north portion of the site. The site has two vehicular access points from Liverpool Road. Information Report No. 16-19 Page 2 Surrounding land uses include (see Air Photo Map, Attachment #2): North: Immediately north are large lots containing detached dwellings, a veterinary hospital within a residential building, and further north at the southwest corner of Liverpool Road and Glenanna Road is a common element residential development consisting of townhouse units. The City has received applications for Official Plan Amendment and Zoning By-law Amendment for the two lots directly north, municipally known as 1854 and 1858 Liverpool Road, for a 13 storey mixed-use development containing 100 apartment units and commercial uses at grade. South: Across Kingston Road is an automobile service station and car wash, and further south is a commercial plaza. East: Across Liverpool Road are commercial buildings with various uses, including but not limited to a restaurant, grocery store, retail, personal service uses, financial institution and offices. West: Immediately west is an established residential community consisting of detached, semi-detached and townhouse dwellings, and two commercial buildings consisting of a restaurant with a drive-through facility, another restaurant and retail uses. 3. Applicant's Proposal Altona Group has submitted an application for a Zoning By-law Amendment in order to facilitate the construction of a high density mixed-use development (see submitted Conceptual Site Plan, Building Elevations and Perspectives, Attachments #3, #4, and #5). The applicant is proposing the following: • Old Liverpool House is proposed to be moved approximately 10 metres south towards the corner of Kingston Road and Liverpool Road, and restored for commercial use; the restored wrap-around porch will look onto a new open pedestrian plaza with landscaping and opportunities for art installations • a 25 -storey mixed-use building (Building A) consisting of an 8 -storey podium stepping down to 4 -storeys along the north portion of the building, containing 254 apartment units and 430 square metres of retail/ commercial uses at grade • a 12 -storey apartment building (Building B) consisting of a 2 -storey podium with building and 119 apartment units above • a 3 -storey block townhouse containing 7 units "loon l 11111 8a _ Figure 1: Rendering of proposed development 11 townhouse units at the base of the Information Report No. 16-19 Page 3 • 458 square metres of at grade outdoor amenity area and 264 square metres of roof top outdoor amenity space • 3 levels of underground vehicular parking containing 481 spaces and 10 parking spaces at grade for commercial use • 2 full -moves vehicular accesses are proposed from the west side of Liverpool Road To facilitate the above -noted proposal the applicant is seeking to increase the maximum building height for Building A, and to permit other features of the proposal such as an increase to podium heights, reduction of building stepbacks and reduction of building separation. Details regarding the specific amendments are further discussed in Section 5.5 of this Report. Additional statistics regarding the proposal are provided in Attachment #6 to this Report. The applicant proposes to utilize the Bonus Zoning provisions of the City's Official Plan to increase the maximum permitted height for one building beyond what is allowed by the current Zoning By-law, from 47 metres (approximately 15 storeys) to 80 metres (approximately 25 storeys), in exchange for the provision of a community benefit under Section 37 of the Planning Act. The community benefit the applicant is proposing is the retention and restoration of the Old Liverpool House. The development will be subject to site plan approval. 4. Old Liverpool House A Heritage Impact Assessment, prepared by ERA Architects Inc., was submitted by the applicant to assess the Cultural Heritage Value and to determine the impact of the proposed new development in relation to the Old Liverpool House. The Old Liverpool House is currently not protected under the Ontario Heritage Act ("the Act"). However, the Heritage Impact Assessment includes recommendations for formal protection under the Act. The Old Liverpool House was constructed circa 1878 within the Village of Liverpool. Robert Secker commissioned a local architect to design a 22 -room hotel in the Italianate style, which was typical of the time. The hotel was built up to the Kingston Road street edge with a full wrap-around porch along the front and sides, with stairs down to the ground along all three sides. Secker was responding to a commercial trend, the construction of inns and taverns along highways between urban centres. These were generally located along railway and stagecoach routes and often at the juncture of two high -order roads. Few taverns along Kingston Road remain. Figure 2: Postcard advertising the Liverpool Arms Inn, date unknown. Estimated to be circa 1920 (Pickering Public Library). Information Report No. 16-19 Page 4 Over the next century, the hotel was adapted by different owners and took on different names as the corner of Kingston and Liverpool Roads evolved from a stagecoach stop to a highway rest stop for drivers of automobiles. At different points in time, "Liverpool's Corners" included a gas station, a general store, tourist cabins and camping, and a bank. In the 1970s, the owner at the time relocated Old Liverpool House slightly north so that the building could remain while the highway was expanded by the Province of Ontario. Further renovations occurred in the 1980s such as enclosure of the porch and replacement of the windows. ERA Architects Inc. evaluated the property under Ontario Regulation 9/06, Criteria For Determining Cultural Heritage Value or Interest under the Act. The Old Liverpool House was found to have design/physical value, historical/associative value, and contextual value. Meeting any one of these criteria merits Designation by the municipality under Part IV the Act. A Conservation Plan and Heritage Easement Agreement are also proposed by the consultant as part of future approvals in the planning process in order to ensure long-term conservation of the building. 5. Policy Framework 5.1 Durham Regional Official Plan The subject lands are designated Urban Growth Centre in the Regional Official Plan. Urban Growth Centres (UGCs) are focal points for intensive urban development and the main concentrations of institutional, public services, major office, commercial, recreational, residential, entertainment and cultural uses. They also serve as major employment centres and shall accommodate a minimum density target of 200 persons and jobs per gross hectare and a floor space index (FSI) of 3.0. The built form in UGCs should be a mix of predominantly high-rise with some mid -rise development. The subject lands are within a Regional Corridor in the Regional Official Plan. Regional Corridors shall 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 an FSI of 2.5, with a wide variety of building forms, generally mid -rise in height, with some higher buildings, as detailed in municipal official plans. Kingston Road and Liverpool Road are designated as Type 'B' Arterial Roads and Kingston Road is identified as a Rapid Transit Spine in the Regional Official Plan. Type 'B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, connect with freeways, other arterial roads and collector roads. The right-of-way width requirement for Type B' arterial roads is 36 metres for an ultimate 4 -lane cross section. Rapid Transit Spines are corridors that are planned to provide dedicated transit lanes in most arterial road sections, and intersect with local transit. Development along transit spines shall provide for complementary higher density and mixed uses at an appropriate scale and context, buildings oriented towards the street to reduce walking distances, facilities which support non -auto modes of transportation, and limited surface parking and the potential redevelopment of surface parking. Information Report No. 16-19 Page 5 5.2 Pickering Official Plan In July 2014, Council approved Official Plan Amendment 26 (OPA 26), which introduced new designations and policies, and changed existing policies to create a framework for the redevelopment and intensification of the City Centre. OPA 26 was approved with modifications by the Ontario Municipal Board (OMB) on March 4, 2015, and has been in full force and effect since then. Subsequent to the approval of the City Centre Zoning By-law, on June 12, 2017 Council approved Official Plan Amendment 29 (OPA 29) to remove the density cap for the City Centre. The removal of the cap will also allow developers within the City Centre greater flexibility to provide a variety of residential unit sizes, while having consideration for matters such as housing affordability, tenure, and market demand. The subject lands are designated "Mixed Use Areas — City Centre" within the Pickering Official Plan. This designation permits high density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens and farmers' markets. The designation has a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres, and a maximum FSI of over 0.75 and up to and including 5.75. The proposal has a density of 429 units per net hectare and a FSI of 3.6. OPA 26 introduced various new policies for the City Centre Neighbourhood with respect to enhancements to the public realm; active uses at grade; performance criteria for tall buildings to minimize adverse impacts with respect to shadowing, sky view and privacy; transition to established low density development; and pedestrian network and mobility. The key policies within the City Centre as it relates to the proposal are summarized in Attachment #7 to this Report. Chapter 8 of the Official Plan identifies a cultural heritage goal for the City which is that City Council shall respect its cultural heritage, and conserve and integrate important cultural heritage resources from all time periods into the community. City Council, in consultation with its heritage committee, where warranted shall implement the provisions of the Ontario Heritage Act, including the designation of heritage sites. In consideration of the use and reuse of heritage resources, City Council shall maintain, if possible, the original use of heritage structures and sites, and if possible, retain the original location and orientation of such structures. 5.3 Bonus Zoning Policies Section 37 of the Planning Act authorizes municipalities with appropriate Official Plan provisions to pass zoning by-laws for increases in height or density beyond what is permitted by the zoning by-law, in return for the provision by the applicant of community benefits. Section 16.17 of the Official Plan permits City Council to pass by-laws that grant an increase in height of a building providing: Information Report No. 16-19 Page 6 • the density or height bonus is given only in return for the provision of specific services, facilities or matters as specified in the by-law, such as but not limited to: additional open space or community facilities, assisted or special needs housing, the preservation of heritage buildings or structures, or the preservation of natural heritage features and functions • when considering an increase in density or height, and allowing the provision of benefits off-site, the positive impacts of the exchange should benefit the social/cultural, environmental and economic health of surrounding areas experiencing the increased height and/or density • the effects of the density or height bonus have been reviewed and determined by Council to be in conformity with the general intent of the Official Plan, by considering matters such as: • the suitability of the site for the proposed increase in density and/or height in terms of parking, landscaping, and other site-specific requirements • the compatibility of any increase in density and/or height with the character of the surrounding neighbourhood, and • as a condition of granting a density or height bonus, the City requires the benefiting landowner(s) to enter into one or more agreements, registered against the title of the lands, dealing with the provision and timing of specific facilities, services or matters to be provided in return for the bonus On May 27, 2019 Council approved a Bonus Zoning Policy to ensure a consistent and transparent approach when identifying eligible developments and community benefits, calculating the value of the applicant's contribution towards a community benefit, and negotiating the required Section 37 agreements. The objective of this policy is to implement the Bonus Zoning provisions of Section 16.17 of the Pickering Official Plan, in accordance with Section 37 of the Planning Act, as amended. The applicant is proposing to use the Bonus Zoning provisions of the City's Official Plan to increase the building height for Building A by an additional 33 metres (10 -storeys), beyond the maximum permitted building height in the City Centre Zoning By-law. The applicant has advised that in return for the additional height, the applicant is proposing to retain the Old Liverpool House, move it 10 metres south, and restore it to reflect its original exterior appearance. The building is currently not protected by the Ontario Heritage Act. The City is currently assessing the appropriateness of the applicant's request to use the density bonus provisions of the Official Plan and the proposed community benefit. 5.4 Pickering City Centre Urban Design Guidelines The City Centre Urban Design Guidelines (UDG) provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. Some of the key guiding principles of the UDG include: • make the City Centre highly walkable, with new streets and pathways, a compact block pattern, traffic calming measures, and visually interesting streetscapes • encourage a mix of land uses to create vitality at all times of the day, by enhancing the range of activities, amenities and uses that will attract and serve all ages for all season Information Report No. 16-19 Page 7 • offer distinct living options, urban in format, and in close proximity to shopping, entertainment, culture, and work • create bold entry -points to City Centre through design excellence in architecture, public art and public plazas at key gateway locations and areas of high visibility The key urban design objections with respect to built form, site design, landscaping, building design, and pedestrian connections as it relates to the proposal are summarized in Attachment #8 to this Report. 5.5 City Centre Zoning By-law 7553/17 The subject lands are zoned "City Centre One — CC1" within the City Centre By-law 7443/17, as amended. Uses permitted include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. The proposed amendment seeks to: • increase the maximum building height for Building A from 47 metres (approximately 15 -storeys) to 80 metres (approximately 25 -storeys) • increase the maximum height of a podium for Building A from 20 metres (approximately 6 -storeys) to 30 metres (approximately 9 -storeys) • increase the maximum height of a podium for Building B from 20 metres (approximately 6 -storeys) to 25 metres (approximately 8 -storeys) • reduce the separation distance between Building A and Building B from 25 metres to 19 metres, for the portions of the buildings that are between 37.5 metres and 40.0 metres in height • exempt the minimum main wall stepback between the top 6.0 metres and 18 metres for a point tower greater than 73.5 metres 6. Comments Received 6.1 Public comments from public open house and written submissions On October 3, 2019, a Public Open House Meeting was hosted by the City Development Department to inform area residents about the development proposal. Over 150 people attended the meeting. The following is a list of key comments and concerns that were received, in written form or verbally expressed by the area residents at the meeting, and before and after the meeting: 6.1.1 Height, Architecture • disagreed with the zoning by-law amendment to permit the additional height and to facilitate the proposed development • commented that the proposed density and height of the development is inappropriate in relation to the proximity of the low density residential uses • commented that the height should stay at the maximum limit of 15 storeys as currently permitted by the existing Zoning By-law • concerned that the proposed taller buildings will obstruct the skyline for many residents • requested that new buildings be restricted to a maximum building height between 15 and 20 storeys Information Report No. 16-19 Page 8 • disagree with a proposal of a long wall of glass or brick 6.1.2 Use of property • concerned about the displacement of current commercial tenants on the subject lands • commented that Altona Group should consider developing in conjunction with the commercial property directly to the west of the site 6.1.3 Privacy, Shadows, Noise • concerned about the increased shadows and wind effects as a result from the proposed 25 -storey and 12 -storey buildings • concerned about privacy as a result of potential residents having views over existing homes and backyards • concerned about validity of noise reports and commented that the area is already very noisy • concerned that the noise reports do not address future noise impacts to current residents 6.1.4 Heritage building • commented that it was believed that the Old Liverpool House is already protected (by the Ontario Heritage Act) • questioned whether Old Liverpool House will have public access and what the renovations and restorations would look like • supportive of the retention of the heritage building • concerned about future naming of Old Liverpool House, for example Altona Group House • concerned that the tower will diminish the importance of the Old Liverpool House which should have space around it and should be the focus of attention that residents and visitors should see as they drive by • concerned about moving of Old Liverpool House again 6.1.5 Traffic and Access • commented that the intersection of Kingston Road and Liverpool Road is already congested and busy and that the proposed development would cause further traffic • concerned about noise, dirt, and safety of pedestrians and cyclists during construction • requested improvements to the safety of the entrance/exit to the commercial plaza on the east side of Liverpool • commented that there is an increase in traffic and cars parked on Glendale from the recent townhouse development at the corner of Liverpool Road and Glenanna Road • commented that cars already spill out onto Glendale Road from the commercial property directly west and that the proposed development would negatively contribute to the traffic • commented that it is difficult and dangerous to turn into subject property, and that cars get backed up going north from Kingston Road Information Report No. 16-19 Page 9 • concerned that another possible set of lights at the north entrance would cause too many back-ups and that it would make it more difficult to be a pedestrian walking north or south on Liverpool Road 6.1.6 Other comments • commented that current residents enjoy trails, green space, parkland in current neighbourhood • commented that Pickering needs more affordable housing, recreation centres, parks, splashpads, affordable transit, and infrastructure to support new development • concerned about where increased population will go to elementary and secondary schools • comments received from commercial property at 1278 Kingston Road (commercial property on west side of the subject lands): moving Old Liverpool House south will impact exposure that the tenants currently enjoy and depend on • comments received from property owner to the north: concerned that the height of proposed townhouse block will compromise the height of any future proposals from the north property; that consideration be given to providing a shared access for both developments by way of a public road; that both proposals be given consideration at the same time 6.2 City Department Comments 6.2.1 Engineering Services • no objection to the rezoning application • the applicant shall satisfy the City, through the site plan application review stage, respecting the submission of appropriate engineering drawings that detail, among other things, municipal service connection, sidewalks, lot grading, fencing and tree planting, and financially secure such works • cash -in -lieu for tree compensation is not required as the number of proposed trees to be planted on site exceeds requirements • consent required from Region of Durham for proposed planters, unit pavers and site furniture within the right-of-way; applicant to address who will be responsible for maintenance • a public art installation is recommended at the corner of Kingston Road and Liverpool Road • revisions required to Transportation Impact Assessment with regards to road details and current and predicted conditions 6.2.2 Fire Services • turning radius within the fire route shall have a centerline radius of 12 metres • sprinkler siamese connections to be located within 45 metres of a fire hydrant Information Report No. 16-19 Page 10 6.3 Agency Comments 6.3.1 Region of Durham • The proposed rezoning application will facilitate the development of a mix of commercial and residential land uses at densities and heights within the Pickering Urban Grown Centre in an appropriate location where high-density uses and larger/taller buildings are encouraged • The proposed medium -and high-density land uses with setbacks and stepbacks to adjacent land uses will provide transitions to adjacent uses while maintaining a heritage building • The applicant and the Region are currently establishing a Risk Assessment Terms of Reference as a result of the Phase 1 and Phase 2 Environmental Site Assessments • The Region has reviewed the Noise Report, which requires revisions to address noise impacts • Water supply is available for this development from the existing watermains on Kingston Road and Liverpool Road • Future development applications shall include a waste management plan. • Durham Region Transit does not have any objections to the proposed application • The Regional Works Department requires the applicant to convey a road allowance to provide for a 36.0 metre right-of-way across the Liverpool Road frontage. The required conveyance varies in width, from approximately 5.0 metres at the north part of the site and tapering to 0.0 metres at the south part • A minor road widening conveyance is required across the Kingston Road frontage • Transportation Infrastructure and Traffic Engineering and Operations are currently reviewing the Transportation Impact Assessment, including the proposed access locations and configurations that were shown on the conceptual site plan. A final review has not been completed at the time of preparing this report. 6.3.2 Metrolinx Comments • No comments at this time • Metrolinx noted that it will spend the next year advancing the Durham -Scarborough Bus Rapid Transit Project through the Transit Project Assessment Process (TPAP). The Project will include Dedicated Bus Lanes along Kingston Road. Property impacts will be identified during the TPAP and affected landowners will be contacted once property requirements are finalized 6.3.3 Durham District School Board • Comments have not be received at the time of writing this report. 6.3.4 Durham Catholic District School Board • No objections to the proposal • Students from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary Catholic Secondary School Information Report No. 16-19 Page 11 6.3.5 Heritage Pickering Advisory Committee • At a meeting on June 26, 2019, Heritage Pickering recommended that staff pursue listing the Old Liverpool House under Section 27 of the Ontario Heritage Act • At the September 25, 2019, Heritage Pickering received a presentation from the applicant and their heritage consultant, ERA Architects, with the owner of the subject lands in attendance • Staff noted that formal conservation of the property will be pursued as part of the ongoing development approvals • Heritage Pickering offered the following concerns and questions to the owner and applicant: • questioned the proposed use of the Old Liverpool House • questioned whether there were heritage attributes in the interior of the building and whether those would be conserved • questioned whether the Region would be supportive of the proposed landscaping as some of it is in the regional road right-of-way • commented on the use of public art and possibility for heritage commemoration through storytelling (i.e., signage, plaques) • questioned winter design and maintenance, such as where snow would be stored and what the landscaping and plaza would look like in the winter • questioned the applicant on the differences between heritage easements and designation and what would be the best approach 6.3.6 City's Heritage Consultant (Branch Architecture) The City of Pickering has retained Branch Architecture to review the Heritage Impact Assessment (HIA) submitted by the applicant. Branch Architecture has offered the following comments: • Revise the HIA to provide further discussion on the building relocation and proposed placement, the landscape plan, and the new construction. It should specifically evaluate the impact of the height and massing of the adjacent podium and recommend additional mitigation measures • The Old Liverpool House property merits designation under Part IV of the Ontario Heritage Act, and, as such, should be conserved in compliance with the policy and guidelines identified in the HIA, with specific attention to the Pickering City Centre Urban Design Guidelines • Revise the HIA to include the historical information on the property ownership, building design/architect (if available), hotel proprietor and photographic records provided in this peer review. With respect to the 1902 photo (the earliest available), articulate how this new record informs the conservation scope of work and building restoration plans. • Complete site investigation as required to determine if the rear extension is original to the building and update the HIA accordingly • Revise the DRAFT Statement of Significance to clarify the inclusion of select heritage attributes — porch and stone foundation — and articulate the identified views from Kingston Road, Liverpool Road and the adjacent intersection Information Report No. 16-19 Page 12 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City of Pickering Official Plan and the City Centre Urban Design Guidelines • assessing the suitability and appropriateness of the site for the proposed increase in height, and potential shadow and privacy impacts from the proposed 25 and 12 -storey buildings on the existing residential developments to the west • assessing the appropriateness of the request to increase maximum podium heights, and reduce the minimum building separation and stepback requirements • pursing the designation of the Old Liverpool House under Part IV of the Ontario Heritage Act to ensure the long-term protect of the heritage building • assessing the proposed community benefit (preservation of the heritage building, the Old Liverpool House) for the additional increase in height • ensuring that the siting, size, massing, scale and materials of Building A complements or enhances the heritage attributes of the Old Liverpool House • requiring the applicant to provide additional information regarding the use for the Old Liverpool House • exploring the opportunity for a privately owned publicly accessible plaza around the Old Liverpool House with a public art installation to commemorate the Old Liverpool House • exploring opportunities to protect for future connections (pedestrian and/or vehicular) to ensure abutting lands immediately to the north and any future redevelopment of the lands located at the northeast corner of Kingston Road and Glendale Drive • reviewing the resident and visitor parking standards proposed and ensure that sufficient parking is provided to support the proposal • assessing whether the size and configuration of the proposed private amenity space is appropriate for the proposed development • evaluating the design of the pedestrian connections within the site and to the transit locations to ensure barrier free path of travel • assessing the safety and feasibility of the proposed access points from Liverpool Road and circulation within the site • submission of an appraisal of the land to determine the value of Section 37 contribution • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated department, agencies and public. 8. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Heritage Impact Assessment, prepared by ERA Architects Inc., dated May 16, 2019 Information Report No. 16-19 Page 13 • Architectural Drawing Set, prepared by Kirkor Architects + Planners, dated May 16, 2019 (Z1.3 & Z2.3 dated June 19, 2019) • Planning Rationale & Urban Design Brief, prepared by Urban Strategies, dated May 27, 2019 • Transportation Impact Assessment, prepared by LEA Consulting Ltd., dated May 24, 2019 • Noise Feasibility Study, prepared by RWDI, dated May 22, 2019 • Phase One Environmental Site Assessment, prepared by Terrapex Environmental Ltd., dated May 17, 2019 • Phase Two Environmental Site Assessment, prepared by Terrapex Environmental Ltd., dated May 17, 2019 • Geotechnical Report, prepared by Alston Associates, dated May 17, 2019 • Functional Servicing and Stormwater Management Report, prepared by Stantec Consulting Ltd., dated May 22, 2019 • Hydrogeological Review, prepared by Terrapex Environmental Ltd., dated May 23, 2019 • Landscape Plan & Conceptual Landscape Plan (L -1a), prepared by The MBTW Group, dated May 22, 2019 • Tree Protection Plan (TP -1), prepared by The MBTW Group, dated May 22, 2019 • Tree Protection Details (TP -2), prepared by The MBTW Group, dated May 22, 2019 • Arborist Report, prepared by The MBTW Group, dated May 15, 2019 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Statutory Public Meeting • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • 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 9.2 Owner/Applicant Information The owner of the properties is Altona Group and is represented by Tatjana Trebic and Melanie Hare, Urban Strategies. Information Report No. 16-19 Page 14 Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Submitted Building Elevations 5. Submitted Conceptual Perspectives 6. Site Statistics 7. City Centre Neighbourhood Policies 8. City Centre Urban Design Guideline Summary Prepared By: Approved/Endorsed By: A e7/4i Elizabeth Martelluzzi 4/04 -4IL Catherine Rose, MCIP, RPP Plan ker II, H ritage Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design EM:NS:Id Date of Report: November 15, 2019 Attachment #1 to Information Report 16-19 2yo David Farr Park 0 CD 0 0 U 0 N U a.) co Tanta l Glenanna Road m O 0) a • Brands Court 0 0 c0 0 0 N tB 0) 0 0 J Subject Lands 0 Pine Ci Ravine Pickering Parkway C Location Map File: A 08/19 a/ PICKERING City Development Department Applicant: Altona Group Property Description: Pt Lot 23, Con 1, now Parts 11 to 16, 40R-10390 (1294 Kingston Rd, 1848 & 1852 Liverpool Rd) Date: Nov. 11, 2019 © The Corporation of the City of Pmkenne Produced (mpart) under license from © Queens Printer. Ontario Ministry of Natural Resources. NI rights reserved.;© Her Majesty the Queen in Rlght of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and As suppliers all rights reserved:© Mu nicipal Property Assessment Corporation and its suppliers all rights reserved.: SCALE: 1:4,��� SCALL THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFiles\A\2019\A 08-19 Altona GroupnA08_19_LocationMa .mxd Attachment #2 to Information Report 16-19 Pickering Parkway C Air Photo Map File: A 08/19 a/ PICKERING City Development Department Applicant: Altona Group Property Description: Pt Lot 23, Con 1, now Parts 11 to 16, 40R-10390 (1294 Kingston Rd, 1848 & 1852 Liverpool Rd) Date: Nov. 11, 2019 0 The Corporation of the City of Pickenng Produced (in part) underllcense from.© Queens Printer, Ontario Ministry of Natural Resources. All rightsreserved.;© 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 fights reserved.; SCALE. 1:4r000 SCALE: L THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFiles\A\2019\A 08-19 Allona Group \A08_19_AirPhoto. mxd Attachment #3 to Information Report 16-19 Proposed 3 storey townhouses I n/Out Access Proposed 12 storey residential building (Building B) Outdoor Amenity at rade LIVERPOOL ROAD In/Out Proposed 25 storey mixed-use building (Building A) Proposed Landscaping and Open Space Old Liverpool House T PICKERING City Development Department Submitted Conceptual Site Plan File No: A 08/19 Applicant: Altona Group Property Description: Pt Lot 23, Con 1, now Parts 11 to 16, 40R-10390 (1294 Kingston Rd, 1848 & 1852 Liverpool Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. 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DATE: Nov. 11, 2019 LAPlanning a p F i l e s W \2019 Attachment #5 to Information Report 16-19 L: \Planning\01-M a p F i l e s W \2019 _ il 001 uW` Jo� IIIJJ IP, it - II -� 111 1111111ium Ili. 1�I'' IIirJII II �1 ! !I �� Ir . I i �' - -'-� C wr_.. �. ' .. I I - 1 1 1 ' Y�1 I • - - .. . i ! ,, . . '� i � :/;-„,,,,,,,,!.1. 41 1 1I I ■ 1ii.i.1111,+.IJ 1. 11gylr wV it- �y "fif � r ••r ■t f Tu L► rs- �1!�11.11� �! r* *r .-r �_ T 1! I! iI 11 111,1 1I i.YY� r_f- a r Maul ur,iire11-11_ 11.a! 1Y Ij ti 11 1+.Ilii) I (c-'1-,! . E:II .l 11 JI IIIPM.II1.,11,_111111 j5,:'1..11ly_l.il Ell, II!1 _I_ .. __ 11111 U L c ,,,'a l!v °+, 1i °11 ,' - 1111 11.-.111_.'.'• ��_._ — -mow A. ,- net\ *(°1$‘rf \lkt\k \ . / � nit' IN rlir ' �'� � I I, f 1 1 . 'Ili I ' 11 ! .1 eAf I1{' �1 I I 1!Ilii1 i �� ^ �II,� `ill. 4 �I1 s5,, IY I j'11111 III Iii ill I •• I I l i I .I R,y 1 1 1 Ip I .. 1' . ,� 1I et 1 I Ili : ... 1 + v. 03 4L X II .I - i -_ I- r r r ,.,.....-_,,, 1R; 'rr' . LrrT •-'-••••,,,,,. yT`rTr rr Y res r r_+,,R ■ hAi�i�7��!} LF `rr rr .-24;,, ISF r r1111r �..,--1...�. 1 ?;- G 1 I11_�lllilll!•11J".I, ,f - r.r 1 1111-1_111111 F-R'r 1 1111■ !lila.1! 111 1+711.11 ilu_ 11111+alIIMIIJ-i1 x -1I_II 1 u+_1! _u o - -1 AEI/ 1111 _ Ir 11 I xS Submitted Conceptual Perspectives C4 4 File No: A 08/19 PICKERI NG Applicant: Altona Group Property Description: Pt Lot 23, Con 1, now Parts 11 to 16, 40R-10390 City Development (1294 Kingston Rd, 1848 & 1852 Liverpool Rd) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: NOV. 11, 2019 L: \Planning\01-M a p F i l e s W \2019 �' 1 �I �i■■1 I I! 1 11Ju1Im ";u I II I ! !I 11 4 111111111115 111' IIII!I II nammuo'•S:'. iY ilY fl l 1 � ;Li ml PICKERING City Development Department Submitted Conceptual Perspectives File No: A 08/19 Applicant: Altona Group Property Description: Pt Lot 23, Con 1, now Parts 11 to 16, 40R-10390 (1294 Kingston Rd, 1848 & 1852 Liverpool Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Nov. 11, 2019 LAPlanning a p F i l e s W \2019 Attachment #6 to Information Report 16-19 Site Statistics Total Gross Floor Area Building A (25 -storey tower), Building B (12 -storey building), Townhouses and Old Liverpool House: 33,195 square metres Total Number of Units Residential Units: 391 units Building A: 254 units Building B: 130 units (eleven 2 -storey townhouse units + 119 apartment units) North block townhouses: 7 Density 429 units per net hectare Floor Space Index 3.64 Tower Floor Plate Size Building A: Up to approximately 750 square metres No. of Storeys and Building Heights Building A: 25 storeys (78 metres, 84 metres to the top of mechanical penthouse) Building B: 12 storeys (39 metres, 44 metres to the top of mechanical penthouse) Townhouses: 3 storeys (9.75 metres) Old Liverpool House: 2 storeys Unit Types Buildings A and B — not provided at this time Buildings C, D and E — not provided at this time Commercial Gross Floor Area Building A: 430 square metres Old Liverpool House: 416 square metres Vehicular Parking Resident — 298 spaces (all located within a 3 -level underground parking garage) Resident (Block Townhomes and within Building B) — 32 Retail — 29 spaces Visitor — 58 spaces Bicycle Parking Underground Parking Level 1 — 116 At grade (outdoor) — 40 Ground (indoor) — 98 Amenity Area Indoor — 808 square metres Outdoor (at grade) — 458 square metres Outdoor (Level 9, Building B) — 264 square metres Outdoor (including common areas and balconies of Buildings A and B) — 3,064 square metres Attachment #7 to Information Report 16-19 City Centre Neighbourhood Policies Related to the Proposal • Encourage the highest mix and intensity of uses and activates in the City to be in this neighbourhood. • Encourage development proponents to locate and integrate commercial uses such as cafes and bistros into development adjacent to the public realm to create social gathering places and vibrant street life. • Encourage street -facing fagades to have adequate entrances and windows facing the street. • Encourage publicly accessible outdoor and indoor spaces where people can gather. • Encourage new development to be designed, located and massed in such a way that it limits any shadowing on the public realm, parks and public spaces in order to achieve adequate sunlight and conform in the public realm through all four seasons. • Encourage the transportation of existing strip -commercial development into mixed use development to bring conveniences closer to residents and public transit, and to provide additional housing. • Recognize the intersection Kingston Road and Liverpool Road as a gateway to the City Centre and consider public squares, transit waiting areas and tall buildings to be appropriate uses for lands fronting all four corners of the gateway. • Require active frontages at grade along Kingston Road and Liverpool Road. • Require new development in close proximity to established low density residential areas to be gradually transitioned in height. • Promote the height buildings to locate on sites at key gateways along the Kingston Road and Liverpool Road corridors, in proximity to higher order transit stations. • Consider in review of development applications for buildings taller than 5 -storeys, the following performance criteria: • that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; • that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; • that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized to the extent feasible; • that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; • that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining open spaces and sidewalks; • that living areas, windows and private open spaces be located to minimize the potential for overshadowing adjoining residential properties; • that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and • that protection be provided for pedestrians in public and private spaces from wind down drafts. • Select transit junctions and related pedestrian connections as priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art. • Require new development adjacent to the transit junction to be designed to frame the junctions with active uses at grade and entrances oriented towards them. Attachment #8 to Information Report 16-19 City Centre Urban Design Guidelines The guidelines identify the corner of Kingston Road and Liverpool Road as a Gateway, which are areas to help enhance orientation, signal key points of entry into the core of the community as a special character area, and provide key opportunities where the coordinating of the design of landscapes, signage, public art and buildings can create a sense of entry and orientation. Site Design • Buildings shall be aligned to contribute to a consistent street wall with minimal gaps or courts between buildings, except to allow for pedestrian access to internal lanes, walkways. • Buildings on Major Streets shall have a minimum of 40 percent of transparent windows at street level, with clearly marked building entrances connected to the public sidewalks in order to create visual interest for pedestrians. The ground floor shall be occupied by a mix of active uses such as restaurants, retail, personal service and other similar uses to animate the street edge. • Building setbacks could be increased to create public accessible open spaces such as court yards or plazas along a streetline. Setback areas with retail or commercial uses at grade should be designed to accommodate patios, seating, and other at grade animating uses over time. Where buildings are setback more than 1.0 metre, the area between the buildings and front property line may feature hard and soft landscaping, lighting, signage and seating that enhance the sense of place, amenity and way -finding to the building and within the City Centre. • For buildings 8 storeys in height or greater, a minimum building separation of 18.0 metres, but it may be reduced if there are no primary windows in the wall facing an abutting building. • Tower portions of a building (those over 12 storeys) are subject to a minimum tower separation distance of 24.0 metres, to provide outlook, daylight access and privacy for residents. • In order to encourage public activity at street level along Major Streets (Kingston Road and Liverpool Road) with required active frontages at grade, building entrances should be provided generally at a minimum of every 18.0 to 20.0 metres. • The design of pedestrian walkways on-site shall seek direct connectivity to adjacent public spaces, transit stops and amenities • Pedestrian walkways between building entrances and the street shall have a minimum width of 1.8 metres, be barrier -free and provide curb ramps at grade changes with minimum cross gradient. Building Design • New development adjacent to low density residential neighbourhoods will be limited by a 45 degree angular plane measured at a minimum 7.5 metre setback from the property line at a height of 10.5 metres. • The shadow impacts of buildings on public open spaces and private amenity areas shall be minimized. • The design of tall buildings shall incorporate vertical articulation in the form of distinctive base, middle and top sections. • The floor plate for a residential tower, the portion of the building above the podium, shall generally not exceed 850 square metres. • Within the middle component of a building, balconies should be recessed and/or integrated into the building fagade. • The top of towers should be attractively designed using setbacks, articulation and other means to contribute positively to the skyline. This can be accomplished through the use of a small setback on the last 2 to 6 storeys, and distinctive and varied rooflines to contribute towards the built form character and unique appearance of the building. • Roof tops are encouraged to include green roof spaces for environmental sustainability, amenity space for residents or urban agriculture. • All buildings should be built with high-quality, enduring materials such as brick, stone, and glass. Materials that do not age well, such as stucco, vinyl, and highly reflective glass will be discouraged. • Large expanses of blank walls should be avoided by facade articulation (i.e., recessions or projections), fenestrations, cornices, vertical pillars, and prominent entrances that respond to the massing and architectural style of the building. • Low rise buildings (such as townhouses) should be oriented parallel to the street and provide continuous frontage along their primary facade. • Mid -rise buildings should be sited to align parallel to the street, and to form usable interior courtyard spaces internal to the block. • Where tall buildings take the form of point tower above a podium, the proportion of the point towers must be designed to cast fewer and smaller offending shadows, open sky views to streets from neighbouring apartment buildings and to be easily absorbed in the skyline. • Point towers should be setback a minimum of 3.0 metres from the street wall of the podium of a building. Signature Buildings • Signature Buildings, those with significant heights and massing, should be located at key gateways to, and intersections within, the City Centre. Signature buildings shall include architectural features that signify the importance of the corner. This can be attained by bold and expressive building design through the use of high quality building materials, highly articulated building facades and unique massing details. • Efforts shall be made to retain or integrate the Liverpool House, located at the northwest corner of Kingston Road and Liverpool Road with surrounding development. Adjacent landscaping and urban design treatments shall reinforce the building's significance and role as a historical reference point. Intensification of the site in the form of building alterations or additional development shall ensure the siting, size, massing, scale and materials of the new development complement or enhance the heritage attributes of this property. Mobility • The four corners at Kingston Road and Liverpool Road are identified as a "Transit Junction". • Transit Junctions facilitate easy transfers and comfortable pedestrian experiences through an enhanced public realm including: high quality landscaping, street furniture, bus shelters, public art, cycling parking facilities and additional street trees to provide shade. Public Realm • Design features at corners should include signature buildings and/or enhanced landscaping such as signage, art, lighting, historic markers, special pacing, open space/square, or seating as well as coordinated fencing to frame the entry into the neighbourhood. • The primary entrances to buildings at gateway locations should be located at the street corner and contain architectural features that would enhance and activate the street corner.