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HomeMy WebLinkAboutInformation Report 11-21Information Report to Planning & Development Committee Report Number: 11-21 Date: June 7, 2021 From: Catherine Rose, MCIP RPP Chief Planner Subject: Official Plan Amendment OPA 20-008/P Zoning By-law Amendment A 13/20 Brock & Kingston Holdings Inc. (1970 Brock Road) 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding applications forOfficial Plan Amendment and Zoning By-law Amendment, submitted by Brock & KingstonHoldings Inc., to permit a high-density mixed-use 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 stakeholdersto understand the proposal. The Planning & Development Committee will hear publicdelegations on the applications, ask questions of clarification and identify any planningmatters. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & DevelopmentCommittee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject property is located at the northwest corner of Kingston Road and Brock Roadwithin the Village East Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 1.19 hectares, with approximately 55 metres of frontagealong Brock Road and approximately 105 metres of frontage along Kingston Road. The property contains 3 single-storey commercial buildings and a 1 ½ storey heritagebuilding, known as the Post Manor, which currently contains personal service uses (seeAir Photo Map, Attachment #2). The Post Manor is designated under Part IV of the Ontario Heritage Act, by By-law 2570/87. Mature trees and other vegetation are locatedalong the north and west property lines, along the Kingston Road frontage and adjacentto the Post Manor heritage building. Surrounding land uses include: North: A residential condominium development consisting of 3-storey townhouses. Further north, across Finch Avenue, is the East Duffins Creek and the BrockRidge Community Park. Information Report 11-21 Page 2 South: The Post Cemetery is located at the southwest corner of Kingston and Brock Road. Two and three-storey townhouses are located west and south of the cemetery accessed from Denmar Road. At the southeast corner of Kingston Road and Brock Road is an automobile service station (Petro Canada), and immediately east of the service station is the Brockington Plaza, which contains a range of commercial and retail uses. East: Durham Regional Police Services, West Division, is located at the northeast corner of Kingston Road and Brock Road. Further east of it is a Canada Post office fronting Kingston Road. West: An existing single-storey commercial plaza fronting Kingston Road, and, two and three-storey townhouses fronting Royal Road are to the west of the site. 3. Applicant’s Proposal The applicant has submitted applications for Official Plan Amendment and Zoning By-law Amendment to facilitate redevelopment of the subject lands for a high-density development consisting of: • 2 mixed-use buildings having heights of 31 and 34-storeys connected by a 6-storey podium fronting onto Kingston Road; • a 12-storey residential building; • 25 3-storey townhouses along the north and west portions of the site; • a total of 860 dwelling units; • 1,430 square metres of at grade commercial use; • 3 levels of underground parking garage containing 817 spaces, and • an at-grade outdoor amenity area, approximately 2,541 square metres in size, which will be a Privately Owned Publicly-Accessible Space (a POPS), proposed to integrate the interpretive landscaping surrounding the relocated Post Manor heritage building. Figure 1: Proposed Rendering looking northeast from Kingston Road and Brock Road Information Report 11-21 Page 3 Figure 2: Proposed Rendering looking southwest As part of the proposal, the applicant proposes to retain the Post Manor heritage building and move it to the northeast corner of the site fronting Brock Road. Right-in and right-out accesses are proposed from Kingston Road and Brock Road (see Submitted Conceptual Site Plan, Attachment #3) The purpose of the Official Plan Amendment application is to request a site-specific exception to increase the maximum permitted residential density from 140 units per net hectare to 722 units per net hectare, and increase the maximum permitted floor space index from 2.5 to 5.7. The intent of the Zoning By-law Amendment application is to rezone the subject lands to an appropriate zone category and establish appropriate zoning performance standards to implement their proposal. The table below summarizes the key details of the proposal: Number of Residential Units 860 Total Residential Units (25 Townhouses and 835 Apartment units) Residential Density 722 units per net hectare Floor Space Index (FSI) 5.7 Tower Floor Plate Size Maximum 750 square metres Information Report 11-21 Page 4 Number of Storeys and Building Heights • 34-storey tower and 31-storey tower connected by a 6-storey podium with commercial units on the ground floor • 12-storey mid-rise residential building • 25, 3-storey townhouses Unit Types Apartment Buildings: 25% 1 bedroom units 25% 1 bedroom plus den 25% 2 bedroom units 25% 2 bedroom + den Commercial Gross Floor Area 1,430 square metres Vehicular Parking 0.80 Parking Spaces per dwelling unit plus 0.15 of a parking space per dwelling unit for visitors and commercial uses Outdoor Amenity Space Privately Owned Publicly-Accessible Space: 2,541 square metres The proposal will be subject to site plan approval and approvals as required under the Ontario Heritage Act. 4. The Post Manor The property includes the Post Manor, a heritage building, which is designated under Part IV of the Ontario Heritage Act as described in By-law No. 2580/87. The Post Manor was built in the early 1840s fronting Brock Road, built by Scottish stonemasons, with millwork by ships’ cabinet-makers based out of the nearby Frenchman's Bay. It is a one-and-a-half-storey fieldstone house with a single-storey rear wing, designed in a Georgian vernacular style with a Regency-style porch. The original finishes such as interior and exterior wood trim, marble fireplaces and other details reflect the Posts' relative wealth and prominence in Pickering and are reflected in the current designation By-law. Figure 3: Post Manor c. 1880, Pickering Public Figure 4: Post Manor c. 2020, City of Pickering Library Information Report 11-21 Page 5 Jordan and Matilda Post were the first occupants. Jordan Post III also operated a sawmill along Duffin’s Creek, near Brock Road. Sources indicate he was a successful businessman, exporting milled lumber via Frenchman’s Bay. The Post Cemetery is located across the road at the southwest corner of Brock Road and Kingston Road. It was originally established by Jordan Post, adjacent to a church, which is no longer existing. The Post farmhouse, church, cemetery, and sawmill and other homes and farmsteads formed a small community at the corner. 5. Policy Framework 5.1 Durham Regional Official Plan The subject lands are 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 and limited office development and commercial uses. 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 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 a floor space index (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. Brock Road is designated as a Type ‘A’ Arterial Road and Kingston Road is designated as a Type ‘B’ Arterial Road in the ROP. Both designations are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 36 to 45 metres. Type ‘A’ Arterial Roads are designed to permit private access generally located a minimum of 200 metres apart in Urban Areas, mixed-use developments and higher density developments with shared or combined access. Type ‘B’ Arterial roads are designed to permit private access generally located a minimum of 80 metres apart in Urban Areas and promote higher densities with shared or combined access. Brock Road is designated as a High-Frequency Transit Network and Kingston Road is designated as a Rapid Transit Spine. Development along Transit Spines and High-Frequency Transit Networks 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. 5.2 Pickering Official Plan The subject lands are located within the Village East Neighbourhood and are designated “Mixed Use Areas – Mixed Corridors” in the Pickering Official Plan. Information Report 11-21 Page 6 Mixed Use Areas are recognized as lands that have or are intended to have the widest variety of uses and highest levels of activity in the City. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community, and provides for a range of commercial uses and residential development at a density range of over 30 units up to and including 140 units per net hectare and a maximum FSI up to and including 2.5 FSI. The applicant is requesting a site-specific amendment to the City’s Official Plan to permit a maximum residential density of 722 units per net hectare and a maximum FSI of 5.7. 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 Kingston Road Corridor and Specialty Retailing Node Intensification Plan and Draft Urban Design Guidelines The Village East Neighbourhood policies of the Pickering Official Plan identify that the Kingston Road Corridor Development Guidelines apply to the subject lands. The Guidelines are intended to guide the design of Kingston Road, as well as the developments that flank or front Kingston Road. The Kingston Road Corridor Development Guidelines, which were adopted by Pickering Council in 1997, do not reflect the new vision for the Kingston Road Corridor established by the Council endorsed Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines. The 1997 Development Guidelines are intended to be superseded by the new draft Urban Design Guidelines. On December 2, 2019, the Planning & Development Committee endorsed in principle the Kingston Road Corridor and Specialty Retailing Node Intensification Plan (Intensification Plan) and the Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines (Draft Urban Design Guidelines). The 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 intensification along the Corridor and within the Retailing Node. The Draft Urban Design Guidelines articulate the vision set by the Intensification Plan and provide specific design considerations. The subject lands are located in the Brock Precinct within the Intensification Plan (see Brock Precinct Intensification Plan, Attachment #4). The recommended land use for the subject lands within the Intensification Plan is “Mixed Use Type A” on the lands located at the northwest corner of Kingston Road and Brock Road. The Intensification Plan further identifies the area at the intersection of Kingston Road and Brock Road as a “Gateway” location with a preferred office location, potential community facility and Privately Owned Publicly-Accessible Spaces (POPS). Information Report 11-21 Page 7 The policy recommendations of the Plan outline that “Mixed Use A – Residential/Retail Office” should feature a combination of residential, retail and office uses in mixed-use buildings or separate buildings on mixed-use sites. Mixed Use A areas are intended to have the greatest densities and represents the highest intensity uses. Office uses are encouraged to be located in Mixed Use A areas with preferred office locations at major intersections where access to existing and planned transportation infrastructure is greatest, including higher-order transit facilities. The Intensification Plan included several recommended policies as it relates to the subject lands, which are summarized in Attachment #5 to this report. The Draft Urban Design Guidelines also included several key urban design objectives concerning heritage buildings, block structure, built form, site design, landscaping, building design, pedestrian connections, parking and transition and massing as it relates to the proposal. The Guidelines are summarized in Attachment #6 to this report. The City is in the process of preparing an Official Plan Amendment and Zoning By-law Amendment to implement the Intensification Plan. The applications will be assessed against the framework and policy recommendations of the Intensification Plan and the design priorities of the Draft Urban Design Guidelines. 5.4 Zoning By-law 3036 The subject lands are currently zoned “LCA-4” – Local Central Area within Zoning By-law 3036, as amended, which permits an automobile service station, bakery, business office, food store, financial institution, restaurants and other commercial uses. The applicant is requesting to rezone the subject lands to an appropriate zone category with site-specific performance standards to facilitate the proposal. 6. Comments Received 6.1 Comments Received from the Public Open House and Written Submissions On March 9, 2021, an Electronic Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposals. The City advertised the meeting by posting the notice on the City’s social media pages, installing 2 development signs on the property and distributing the notice by mail to area residents within 150 metres. The radius was further extended in consultation with the local and regional Councillors. The video recording of this meeting, which is available on the City’s YouTube page, has been viewed 140 times. A total of 7 residents participated in the meeting. Notice of the Electronic Statutory Public Meeting regarding these applications was provided through a mailing of all properties within 150 metres of the subject lands and any person who requested further notification. Also, 2 development notice signs installed on the subject lands were updated to provide notice of this meeting to members of the public. The following is a list of key comments and concerns expressed by the residents at the Electronic Public Open House meeting and written submissions received from approximately 30 residents, landowners and businesses: Information Report 11-21 Page 8 6.1.1 Traffic and Access • concerned with the proximity of the proposed vehicular access on Brock Road to the intersection of Kingston Road and Brock Road and may cause safety issues for southbound vehicles on Brock Road and pedestrians; • concerned that the restricted right-in and right-out accesses on Brock Road and Kingston Road will cause the future residents and visitors to increase traffic on existing local roads; and • concerned that the low parking ratios will cause parking to spill onto local roads. 6.1.2 Height and Density • supportive of Council direction to increase density and provide more housing options, but requested that the proposed building heights be reduced near existing low rise dwellings; and • concerned that the proposed density and level of intensification does not provide adequate on-site private or public amenity spaces to support the future residents of this development. 6.1.3 Sunlight and Privacy • concerned that the existing dwellings on the east side of Royal Road will lose their easterly sunlight during the morning hours due to the proposed building heights; and • concerned about overlook and decreased privacy on properties immediately north of the subject property. 6.1.4 Heritage House • questioned whether the Post Manor is structurally stable to be moved and how it will be protected during construction; and • commented that the proposal should be revised to incorporate the Post Manor in its current location. 6.1.5 Other Comments • supportive of a mixed-use development to continue to provide retail and amenities for the wider community; • concerned that dust and noise pollution during the construction period will negatively impact surrounding homes; • requested drawings to demonstrate that the streetscape next to the proposed development in the perspective of a pedestrian; and • concerned that the proposal does not adhere to the Kingston Road Corridor Intensification Plan, the Draft Urban Design Guidelines and the concurrent City-initiated Official Plan Amendment to implement the policies. Information Report 11-21 Page 9 6.2 Agency Comments 6.2.1 Heritage Pickering Advisory Committee The proposal was presented to the Heritage Pickering Advisory Committee on April 28, 2021. The Committee received a memo from City Development staff and a presentation from the applicant’s heritage consultant, ERA Architects. The committee provided the following comments: • concerned that the proposed strategy isolates the Post Manor, and requested that heritage building be sited on the site to be visible from the intersection of Kingston Road and Brock Road; • requested that the relationship between the Post Manor and the Post Cemetery, located at the southwest corner of Kingston Road and Brock Road, is maintained for the Post Manor to recognize its heritage aspect; • concerned that the proposed location for the Post Manor is being overshadowed by the large buildings; • concerned that the relocation of the Post Manor to the northerly portion of the site does not maintain a prominent element of the plan; and • requested whether there were any existing examples of similar proposals of heritage properties in urban settings. Heritage Pickering Advisory Committee passed the following motion at their meeting on April 28, 2021: • That the presentation by ERA Architects Inc. and the Biglieri Group Inc. be received; • That the Heritage Impact Assessment be revised as per the recommendations of Branch Architecture; and • That the comments and discussion of Heritage Pickering be included by staff in a future Information Report to the Planning & Development Committee. 6.2.2 Region of Durham • At the time of writing this report, no comments have been received. 6.2.3 Durham Catholic District School Board • No objections; and • Students will attend St. Wilfred C.S. and St. Mary Catholic Secondary School. 6.2.4 Durham District School Board • At the time of writing this report, no comments have been received. Information Report 11-21 Page 10 6.3 City Department Comments 6.3.1 Engineering Services • The Functional Servicing Report is to be revised to address drainage, stormwater management and servicing issues; • The Traffic Impact Assessment is to be revised to address technical issues and must address how overflow traffic into the local neighbourhoods will be reduced due to the right-in and right-out accesses into the proposed development; and • The applicant should address how the POPS (Privately Owned Publicly Accessible Spaces) on the site will be used and programmed. 6.3.2 Fire Services • The applicant shall identify the fire route to each building in compliance with Ontario Building Code; and • The 3-storey townhouse building does not appear to have a fire route. 6.3.3 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 found that the HIA needs to provide further investigation and information on the negative impacts of the proposed development, specifically: • The HIA does not provide a convincing rationale for the proposed building relocation, and considering the negative impacts of the proposed development on the heritage attributes of the Post Manor, the building would be best served in its current location and within a landscaped setting at the corner of Kingston Road and Brock Road. Further, the HIA does not include enough information on the feasibility of moving the building, such as an assessment by a heritage building mover. • The HIA does not identify or address several significant negative impacts on the cultural heritage value and heritage attributes of the Post Manor building including: • shadows that will be created by the proposed tower buildings where the proposed landscaping and wood shingle roof would be in the shade for a significant amount of time; • the negative impact created by the height, proximity and massing of the new construction; and • the isolation of the heritage attribute from its surrounding context (the Post Manor being removed from its original setting and away from the Post Cemetery, along with its visual prominence as a landmark along Kingston Road). • The HIA does not address the significant ‘test’ of the compatibility of the proposed development set out in the Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines. The proposed high-density development does not reflect the scale or architectural style of the one-and-a-half storey Regency cottage and the submission material does not provide information on the building materials of the proposed buildings. The design of the new buildings – placement, massing, height, scale, style and materials – should complement and enhance Post Manor and its setting within a new interpretive landscape. Information Report 11-21 Page 11 • Further, Branch Architecture notes that as part of the ongoing approvals process, the heritage consultant/architect should prepare and submit a Conservation Plan to the City for their review and approval and that the owner enters into a Heritage Easement Agreement with the City. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: 7.1 Land Use Policies • ensure conformity with all applicable statutory policies of the Provincial Policy Statement (2020), the Growth Plan for the Greater Golden Horseshoe (2017), and the Region of Durham Official Plan; • assess the appropriateness of the proposal, including the requested increase in density and FSI, in the context of the Council Kingston Road Corridor and the Specialty Retailing Node Intensification Plan and Draft Urban Design Guidelines; • ensure that sufficient retail and commercial gross floor area is being replaced given the removal of existing service-commercial and retail uses that currently service the surrounding community; • secure opportunities to provide affordable housing, accessible units, and a variety of unit types, sizes and tenures (including rental); and • require the inclusion of office space given that office uses are directed to the identified gateway location at Brock Road and Kingston Road. 7.2 Site Design and Built Form • evaluate the appropriateness of the proposed site layout, building setbacks, building height and massing, pedestrian connections and landscaping to ensure the proposed built form is in keeping with the design goals and objectives of the Council endorsed Draft Urban Design Guidelines for the Kingston Corridor and Specialty Retailing Node; • review that the proposed building massing and height is scaled to be compatible with adjacent streets and open space to create an attractive human-scaled environment, respect existing scale and character and appropriately respond to the local context, • require tower heights to be located within the recommended 45-degree angular plane requirements as established in the Council endorsed Urban Design Guidelines along Brock Road and Pickering Parkway adjacent to existing low-rise development; • ensure the proposed tower floor plate sizes are consistent with the recommended maximum tower floor plate size in the Council endorsed Draft Urban Design Guidelines for the Kingston Corridor and Specialty Retailing Node; • ensure the proposed development demonstrates design excellence, through built form and other means such as landscaping, public seating, weather protection and public art, given the site’s location within a gateway and key transit junction; • review proposed building heights and tower placements to minimize any potential shadowing and wind impacts on residential properties to the north and west, internal open space, and ensure adequate sunlight penetration, and sky views are being maintained; Information Report 11-21 Page 12 • require the proposed privately-owned publicly open space to be visible and assessable from Kingston Road and Brock Road, and require additional information on the program of this space; and • ensure accessible paths of travel are provided throughout the site, including pedestrian connections to street networks, public transit, and other outdoor amenity spaces. 7.3 Post Manor Heritage House • require the Post Manor heritage building to be sited generally in its original location at the corner of Kingston Road and Brock Road to maintain its prominent view; • ensure that the siting, size, massing, scale and materials of the proposed buildings complement or enhance the heritage attributes of the Post Manor; • require further information regarding the feasibility of moving the building and how will it be protected during construction; and • require the submission of a conservation plan for the Post Manor heritage building. 7.4 Traffic, Vehicular Access and Parking • review the location of the proposed vehicular accesses to ensure there are no conflicts with the Kingston Road and Brock Road intersection; • assess whether the proposal will result in any significant traffic impacts and/or operational issues on the intersection of Brock Road and Kingston Road, and other roads and intersections within the neighbourhood; • assess whether the proposed restricted vehicular access will cause increased traffic infiltration on nearby local roads such as Royal Road, Guild Road and Finch Avenue; • assess the proposed residential parking standards and the shared parking ratio for visitor and commercial parking to ensure there is a sufficient supply of on-site parking to support the development; and • evaluate the design of the pedestrian connections within the site and to the transit locations to ensure a barrier-free path of travel. 7.5 Other matters to be addressed • ensure that all engineering requirements have been addressed and that sufficient servicing capacity (sanitary, storm sewer and water) is available to service this redevelopment; and • require compensation to be provided for the loss of tree canopy in accordance with the City’s Tree Compensation By-law. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. Information Report 11-21 Page 13 8. Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Architectural Drawings, prepared by CMV Group Architects, dated November 2020; • Functional Servicing Report, prepared by Valdor Engineering Inc., dated November 2020; • Heritage Impact Assessment, prepared by ERA Architects Inc., dated November 2020; • Noise and Vibration Impact Study, prepared by RWDI, dated November 2020; • Pedestrian wind Assessment, prepared by RWDI, dated November 2020; • Phase One Environmental Site Assessment, prepared by BAE Environmental, dated December 2019; • Phase Two Environmental Site Assessment, prepared by BAE Environmental, dated January 2020; • Planning Rationale Report, prepared by The Biglieri Group Ltd., dated November 2020; • Transportation Impact Study, prepared by TMIG, dated November 2020; • Tree Inventory Report, prepared by ERA Architects Inc., dated November 2020; • Tree Protection Plan, prepared by ERA Architects Inc., dated November 2020. 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 9.2 Official Plan Amendment Approval Authority (OPA Applications Only) • the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest; and • at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval. Information Report 11-21 Page 14 10. Owner/Applicant Information The owner of the property is Brock & Kingston Holdings Inc. and is represented by The Biglieri Group Ltd. Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Brock Precinct Intensification Plan 5. Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Recommended Policies Related to the Proposal 6. Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines – Relevant Design Recommendations Related to the Proposal Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Elizabeth Martelluzzi Catherine Rose, MCIP, RPP Planner II, Heritage Chief Planner Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design EM:NS:ld Date of Report: May 19, 2021 Attachment #1 to Information Report 11-21 DenmarRoadKingston Road Finch Avenue A lw inC ircle Brock RoadRoyal RoadGuild RoadJaywinCircle DianaPrincess OfWales Park Denmar Park BrockridgeCommunityPark City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: OPA 20-008/P & A 013/20 Date: May. 17, 2021 ¯EBrock & Kingston Holdings Inc.1970 Brock Road SubjectLands L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-008P, A013-20 - Brock and Kingston Holdings Inc\OPA 20-008P A013-20_LocationMap_v2.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Attachment #2 to Information Report 11-21 BeatonWay Kingston RoadDuberryD riv e Pickering ParkwayDenmarRoadFinch Avenue BluebirdCr escent BrockRoadRoyal RoadGuild RoadJ a yw in C ircleAlwin Circle Air Photo MapFile:Applicant:Municipal Address: OPA 20-008/P & A 013/20 Date: May. 14, 2021 ¯ Brock & Kingston Holdings Inc.1970 Brock Road L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-008P, A013-20 - Brock and Kingston Holdings Inc\OPA 20-008P A13-20_AirPhoto_v2.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment ESubjectLands Attachment #3 to Information Report 11-21 L:\Planning\01-MapFiles\OPA\2020 May 17, 2021DATE: 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 20-008/P & A 013/20 Brock & Kingston Holdings Inc. 1970 Brock Road N Attachment #4 to Information Report 11-21 L:\Planning\01-MapFiles\OPA\2020 May 17, 2021DATE: Applicant: Municipal Address: File No: Brock Precinct Intensification Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department 1970 Brock Road N (1970 Brock Road) Subject Lands OPA 20-008/P & A 013/20 Brock & Kingston Holdings Inc. Attachment #5 to Information Report 11-21 Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Recommended Policies Related to the Proposal The policy recommendations of the Intensification Plan outline that “Mixed Use A – Residential/ Retail/Office” should feature a combination of residential, retail and office uses in mixed use buildings, or in separate buildings on mixed use sites. Mixed Use A areas are intended to have the greatest densities and represents the highest intensity uses within the Corridor or Node. Office uses area encouraged to be located in Mixed Use A areas, with preferred office locations at major intersections or gateways where access to existing and planned transportation infrastructure is greatest, including higher order transit facilities. 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 highway accesses. • 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. • The general maximum height of tall buildings should be no more than 45 storeys; if the general intent of the Intensification Plan is met, flexibility with massing and height may be considered on a site specific basis. • Regarding mid-rise buildings (5 to 12 storeys in height), on Kingston Road and Brock Road built form should conform to an angular plane extended at a 45-degree angle from the front property line, beginning at a height 80 percent the width of the adjacent right-of-way. • For buildings along existing north-south public roads intersecting Kingston Road and buildings along Pickering Parkway, the front angular plane that applies to Kingston Road frontage will also apply to the secondary street frontage. • The transition for properties abutting low-rise residential will include a minimum setback of 7.5 metres from the property line (or edge of development) and a 45-degree angular plane from a height of 10.5 metres above the 7.5 metre setback line. This provides a lower building and a gradual transition. • 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. • Low-rise buildings up to 4 storeys should maintain a minimum separation distance of 11.0 metres between facing buildings. Low-rise buildings should maintain an 8.0 metre separation distance between the face of a building containing primary living space, such as bedrooms and living rooms, and the side of another building. • Building articulation, including vertical projections, recessions, design treatments and other architectural details, is encouraged at gateway locations to create an enhanced visual interest and a human-scaled environment. • Gateways are identified at locations of significance to frame street corners, enhanced local character, create landmarks along the Corridor and within the Node, and act as the principal vehicular and pedestrian arrival points and individual precincts. • All buildings fronting Brock Road and Kingston Road should be setback 5.0 metres from the front property line and all buildings should be setback a minimum of 2.0 metres from new public and private streets that are internal to the development block. • 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. • Secondary frontages are encouraged to have a minimum of 30 percent of the lot frontage for retail uses, commercial-service uses or consolidated office and residential entrances. • 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. • Buildings of heritage significance should be preserved, through methods that are appropriate to the specific building and surrounding context. • Preservation may include keeping buildings in their existing location, moving buildings to a more appropriate location on the same site to incorporate with new development, or replacing buildings with an urban landscaped feature speaking to its significance and history (i.e., landscaped area with historical signage or plaque). • A Heritage Impact Assessment is required for development activity on or adjacent to heritage properties, as governed by the Ontario Heritage Act. • Any redevelopment on or adjacent to heritage properties should be completed in accordance with the Urban Design Guidelines. • Council should seek to coordinate the location and design of proposed future open spaces fronting Kingston Road and Brock Road, with transit stops. • Public parks will be provided through redevelopment in the Brock Precinct, and the precise location, size and design of the public parks within the development blocks where they are conceptually identified will be determined through the implementing zoning bylaw and detailed block planning. • Privately Owned Publicly-Accessible spaces (POPS) form a key part of the public realm network, providing valuable amenity space through developments. • Private landowners should provide public easements as necessary over POPS to provide access to the general public. • 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). • Additional street trees should be incorporated within the existing streetscape on the east side of Brock Road to provide shade and comfort for pedestrians walking along Brock Road. • 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. • New private street from Brock Road to Beechlawn Park should have a right-of-way width of 24.0 metres with on-street parking, sidewalks and landscaped boulevards on both sides. • New public street linking the north and south development parcels should have a proposed right-of-way of 17.0 metres to 19.0 metres. • 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. • 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. • Reduced minimum parking standards are encouraged to reflect the area’s compact, high-density urban form and shift towards a pedestrian and transit-oriented environment. Attachment #6 to Information Report 11-21 Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines – Relevant 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. • 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 Brock Road shall be setback 5.0 metres from the front property lines; • 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 other 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. • 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. • Vehicular entrances and access points should have minimal impact on walkways and the pedestrian realm and where possible should be integrated with building design. • 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. • Above-grade parking structures shall be encouraged to be designed with active uses on all sides. • The sides and rear of multi-storey above-grade parking structures facing adjacent developments shall be screened as to not create blank facades around the building. They are encouraged to incorporate glazing, cladding, landscaping, or exterior finishes to complement the surrounding streetscape. • At-grade parking structures shall be designed with active uses fronting the public street and other pedestrian uses, such as retail or amenity areas. These should incorporate visually-appealing architectural and landscape treatments. • Access points to parking structures should be located at the rear or side of buildings, and away from main streets and intersection corners. • 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. • 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. • New buildings should be massed and scaled to establish compatible heights to adjacent streets and open spaces, while retaining a comfortable pedestrian scale. • Where mid and high-rise buildings are adjacent to low-rise buildings, increased setbacks or building setbacks should be employed, in consideration of an appropriate transition. • In cases where buildings have a height of 8 storeys or more 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. • 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. • 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 protects and buffers the pedestrian realm from prevailing winds. • To limit shadow and overlook impacts in low-rise residential areas, an angular plane shall be applied through the following: • From the rear yard of low-rise residential (i.e. where development backs directly on to stable low-rise neighbourhoods), built form shall conform to a 45 degree angular plane measured from a height of 10.5 metres, set back 7.5 metres from the rear property line. • To help create a human-scaled environment along public streets, an angular plane shall be applied through the following: • On Kingston Road and Brock Road, built form shall conform to an angular plane extended at a 45 degree angle from the front property line, beginning at a height 80 percent the width of the adjacent right-of-way. • A consistent streetwall should be maintained along Kingston Road. The minimum streetwall height along all streets shall be 3 storeys, with a minimum ground floor height of 4.5 metres to accommodate for retail uses. • The podium portion of tall buildings shall have a minimum height of 3 storeys and a maximum height of 6 storeys. • All street-related uses should have primary entrances fronting onto the public street and feature transparent windows and doors to provide outlook and animation onto the street edge. • 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. • 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. • Secondary Frontages are indicated in the Urban Design Guidelines. Secondary Frontages should contain street-related active retail or other commercial service uses at grade, with primary entrances oriented towards the street to encourage a vibrant public realm. Other street-related active uses, such as community and institutional uses, are also encouraged. • Gateways are entry points into significant streetscapes, areas or neighbourhoods, often signified by a distinctive public realm or built form and enhanced through site and building design. • 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. • Gateways should incorporate public gathering spaces, such as plazas and urban squares. • Buildings at gateways are encouraged to include recessed corners to enlarge the public realm at key intersections to support additional spill-over space for active commercial uses. • Primary building entrances should be located at gateways. • 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. • Heights, massing and articulation of buildings at gateways shall consider the aesthetics and orientation of view corridors approaching gateways to ensure a cohesive and prominent streetscape. • Tall buildings (over 13 storeys) should generally be located within gateways, including at the intersection of transit spines, major arterials, along the highway and proximate 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. • The base of a mid-rise building should be at least 3 storeys. Above three storeys, mid-rise buildings should be stepped back a minimum of 3.0 metres from the streetwall. • Mid-rise buildings should appropriately transition in height where they are directly adjacent to existing low-rise neighbourhoods, parks and open spaces, and POPS. • Low-rise building entrances are encouraged to be enhanced through features such as stoops, porches, landings, canopies, decorative railings, and front yard landscaping. They are encouraged to clearly delineate the boundary between the public and private realm through increased setbacks. • Low-rise buildings are encouraged to incorporate private outdoor amenity space, where possible. This can include raised or below-grade terraces, rooftop terraces, and balconies. Placemaking • Gateway Plazas are prominent publicly accessible spaces in high-traffic areas that provide places to gather and socialize, while adding aesthetic value to the built environment. • Gateway Plazas shall be physically and visually connected to the public street and well-designed to relate to surrounding buildings and create the impression of a cohesive public-realm. • Gateway Plazas should be framed by adjacent streets, landscape and buildings which are designed to the highest architectural standard. They should respond to the form and function of the site and surrounding uses. • 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. • POPS form a key part of the public realm network, providing valuable amenity space through development. POPS are owned and maintained by private landowners, but open to the general public to enjoy. They can take a variety of forms, including parks, linear parks and urban squares. • The locations of POPS will be identified in the implementing zoning by-law and their exact size, location and design shall be addressed through detailed block planning. The location and design of POPS should seek to physically and visually connect to public streets. • POPS should be framed by and relate to surrounding buildings; at-grade active uses shall support the programming of the open space and offer a surveillance element to promote safety. • POPS should maximize sun exposure and strive to achieve 5 consecutive hours of sun as measured on March 21 and September 21. • POPS designed as Urban Squares should be located in commercial areas and be designed to accommodate relatively higher levels of pedestrian foot traffic, with more hardscaped areas relative to softscape. Urban squares should be larger than 100 square metres and should be sized based on local site conditions. They should be large enough to allow for active programming and public events. • Public art should be located in or with 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 volumes. Heritage Buildings • Heritage resources play a valuable role in celebrating local history and preserving cultural identity. • Heritage buildings and historic elements should be integrated into the wider public realm, and connected to the surrounding public open space network when possible. • Built heritage features on focal sites should be accentuated to create a sense of place and enhance cultural identity. • Through the review of development proposals, the historical significance of designated heritage buildings and buildings with heritage merits shall be assessed to determine how the building or elements can be protected, enhanced or integrated into new development. I • Distinct historical eras in the history of Kingston Road in the City of Pickering should be celebrated through public realm treatments on lands with specific ties to those activities, and incorporated into the landscape, lighting, signage, interpretation and art. • New development should recognize heritage buildings and historic elements by facilitating opportunities for building and site design to reflect the scale, building materials, architectural style and other attributes of adjacent cultural heritage resources 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. • 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. • Brock Road is a significant street which carries pedestrians, cyclist and vehicular traffic. Additional street trees should be incorporated on the east side of Brock Road to provide shade and comfort for pedestrians.