HomeMy WebLinkAboutInformation Report 07-26
Statutory Public Meeting
Information Report
Report Number: 07-26
Date: May 11, 2026
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject:
Official Plan Amendment OPA 25-005
Zoning By-law Amendment A 09/25
375 Kingston Road Corporation and 401 Kingston Road Corporation
375, 395, 401, 409, 413 and 417 Kingston Road and 4 Evelyn Avenue
1.0 Purpose of this Report
The purpose of this report is to provide preliminary information regarding applications for an
Official Plan Amendment and a Zoning By-law Amendment, submitted by 375 Kingston Road
Corporation and 401 Kingston Road Corporation, to permit a two-phased, high-density, mixed-
use development. It is intended to help the public and stakeholders understand the proposal.
This report is for information purposes only, and no decision on these applications will be
made at this time. A recommendation report will be presented to the Planning and
Development Committee for their consideration once staff have completed a comprehensive
evaluation of the proposal.
2.0 Property Location and Description
The subject lands include six properties located on the south side of Kingston Road, between
Rougemount Drive to the west and Evelyn Avenue to the east (see Location Map, Attachment
1). The lands have a total area of approximately 1.8 hectares, with frontages along Kingston
Road, Rougemount Drive, and Evelyn Avenue. A portion of the lands, approximately 0.13
hectares, is owned by the Ministry of Transportation (MTO) and is proposed to be acquired by
the applicant.
The lands include the Rougemount Square Plaza at 375 Kingston Road, which has a total
gross floor area of approximately 3,832 square metres and contains a mix of commercial,
medical office, retail, and restaurant uses. Tenants include Rouge Valley Dental Care, Kumon,
EGGcellent Diner, Bruno’s Signature Butcher Shop and Tiano’s Organics. The lands also
include the former Allison Greenwood Auto Wreckers at 395 Kingston Road and the
Montessori Learning Centre of Pickering at 401 Kingston Road.
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Surrounding land uses are:
North: To the north of Kingston Road is the Rougemount Centre, which contains various
commercial, service-commercial, and retail establishments, including Paul Wong’s
Fine Chinese Cuisine, Herbal Magic, Family Pet Foods, the Curl Ambassadors, and
CIBC Bank. To the northeast is a six-storey building and a low-density residential
neighbourhood.
South: To the south is Highway 401. Beyond the highway is Bayly Street, and further south is
an established residential neighbourhood consisting primarily of single detached
dwellings.
East: To the east is Evelyn Avenue, and further east is Brain Hawke Law Office and
Petticoat Creek.
West: To the west is Rougemount Drive, and further west is Blaisdale Montessori School.
3.0 Previous Official Plan and Zoning By-law Amendment applications
On February 25, 2022, the City received applications for an Official Plan Amendment and a
Zoning By-law Amendment for 375 Kingston Road. The proposal involved demolishing the
existing Rougemount Square Plaza and developing a single building with two residential
towers of 25 and 31 storeys, connected by a four-storey podium. The development was
proposed to include 580 dwelling units and 1,532 square metres of ground-floor commercial
space.
On May 18, 2022, the City Development Department hosted a Public Open House Meeting to
inform area residents about the proposed development. The meeting was attended by more
than 400 residents and business owners, and the City received 65 written submissions.
Following the Open House Meeting, the applicant informed City staff that they were
considering acquiring additional lands to the east and requested that the applications be
placed on hold.
Since then, the applicant has acquired the properties municipally known as 395, 401, 409, 413,
and 417 Kingston Road. The applicant has also stated that they are in discussions with the
Ministry of Transportation to acquire an additional 0.13 hectares of land.
On November 18, 2025, the City Development Department received new applications for an
Official Plan Amendment and a Zoning By-law Amendment for the expanded land assembly.
On November 20, 2025, the City also received a formal request to withdraw the applications
for 375 Kingston Road.
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4.0 Applicant’s Proposal
375 Kingston Road Corporation and 401 Kingston Road Corporation have submitted
applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate the
redevelopment of the subject lands. The proposal is for a two-phase, mixed-use, high-density
residential development with approximately 1,356 dwelling units and 2,911 square metres of
at-grade commercial space.
The proposal also includes a 0.18 hectare parkland block at the southwest corner of Kingston
Road and Evelyn Avenue, which is proposed to be conveyed to the City (see submitted
Conceptual Plan, Attachment 3).
The purpose of the Official Plan Amendment is to permit:
a maximum Floor Space Index (FSI) of 5.13
a maximum density of 753 units per net hectare
a maximum building height of 34 storeys
The purpose of the Zoning By-law Amendment is to establish site-specific provisions,
including:
permissions for apartment dwellings and a range of non-residential uses, such as retail,
commercial, business and professional offices, financial institutions, day care facilities, dry-
cleaning establishments and restaurants
zoning standards, including but not limited to FSI, building height, tower floor plate size,
building separation, setbacks, landscaping, and parking standards for residential, visitor
and commercial uses
The development is planned in two phases. Phase 1 includes the eastern portion of the subject
lands (395, 401, 409, 413, and 417 Kingston Road, and 4 Evelyn Avenue). This phase will
include one building with two towers (31 and 32 storeys) and a park block. The existing
Rougemount Square Plaza will stay open during Phase 1 construction.
Vehicular access for Phase 1 will be from Evelyn Avenue. The intersection of Kingston Road
and Evelyn Avenue is proposed to be fully signalized. In addition, a restricted right-in/right-out
access is proposed from Kingston Road midway between Rougemount Drive and Evelyn
Avenue.
Phase 2 will involve demolishing the Rougemount Square Plaza at 375 Kingston Road and
constructing a second building with two towers (33 and 34 storeys). Existing tenants will have
the option to relocate to the Phase 1 building.
At full build-out, a new private internal road, running parallel to Highway 401, is proposed to
connect both phases and accommodate two-way traffic. Vehicular access will be from
Rougemount Drive and Evelyn Avenue, including a fully signalized intersection at Kingston
Road and Evelyn Avenue, as well as a restricted right-in/right-out access from Kingston Road
(see Conceptual Plan, Preliminary Phasing Plan, Full Build Out Phasing Plan, Conceptual
Rendering, Attachments 3, 4, 5, and 6).
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The table below summarizes the key statistical details of the proposal:
Provision Proposal
Total Lot Area 18,067.1 square metres
Gross Floor Area (GFA) Residential: 79,835 square metres
Phase 1 – 38,511 square metres
Phase 2 – 41,325 square metres
Commercial: 2,911 square metres
Phase 1 – 1,243 square metres
Phase 2 – 1,669 square metres
Floor Space Index (FSI) 5.13 FSI
Number of Buildings and
Towers
2 buildings, 4 towers
Number and Type of
Dwelling Units
1 bedroom/1 bedroom + den: 899
2 bedroom/2 bedroom + den: 449
3 bedroom/3 bedroom + den: 8
Total: 1,356 units
Units Per Hectare (UPH) 753 units per net hectare
Phase 1 Building 1: Tower 1: 31 storeys
Tower 2: 32 storeys
Tower Heights
Phase 2 Building 2: Tower 3: 33 storeys
Tower 4: 34 storeys
Affordable Housing Four two-bedroom units, one in each tower, are proposed for
an affordable housing provider.
Tenureship Phase 1 – The applicant is exploring the possibility of rental
units
Phase 2 – Condominium
Private Amenity Area Indoor: 1,399 square metres
Outdoor: 4,210 square metres
Public Park 1,300 square metres
Vehicular Parking Resident: 0.70 spaces per unit (950 spaces)
Combined Visitor and Commercial: 0.15 spaces per unit
(204 spaces)
A total of 1,154 parking spaces are proposed within a two-level
underground parking garage and on the ground floor,
mezzanine, 2nd and 3rd floors of the podiums.
Residential 131 spaces Bicycle Parking
Commercial 2 spaces
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5.0 Policy Framework
5.1 Provincial Planning Statement (2024)
On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) released a new
Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020)
and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019).
The PPS states that to support the achievement of complete communities, a variety and
mixture of housing options, intensification, and more mixed-use development should be
planned. It directs Planning Authorities to permit development and intensification in strategic
growth areas to help achieve complete communities and a compact built form. The PPS also
encourages Planning Authorities to support the redevelopment of commercially designated
retail lands (i.e., underutilized shopping malls and plazas) into mixed-use residential
developments, among other policies.
Staff will further evaluate the proposal in accordance with the new PPS's policies during the
ongoing application review.
5.2 Durham Regional Official Plan “Envision Durham”
Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The
MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024,
MMAH approved the remaining part of the Plan.
On January 1, 2025, Durham Region became an upper-tier municipality without land use
planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of
Durham Official Plan is deemed to constitute an official plan of the City in respect of any area
in the City to which it applies, and will remain in effect until the City revokes or amends it.
The Durham Region Official Plan (ROP) designates the subject lands as “Rapid Transit
Corridor” within the Urban System and identifies Kingston Road as a “Rapid Transit Spine.”
Transit Corridors are recognized as Strategic Growth Areas, serving as prime locations for
prioritizing intensification and higher-density, mixed-use development, to create vibrant,
compact, mixed-use, and dense urban environments rich in amenities.
The ROP states that new developments proposed within Rapid Transit Corridors located along
Rapid Transit Spines should demonstrate transit-oriented development design principles such
as, but not limited to:
Orienting development and entrances towards streets and towards transit stations.
Incorporating design elements that contribute to complete, active and pedestrian-oriented
streets and public places as part of a high-quality public realm through measures such as
sidewalks, street furniture, patios, seating areas, street trees, landscaping, wayfinding and
gateway features.
Providing active uses and entrances at grade, and integrating open space, parks and
plazas along with public art and community spaces.
Providing a mix of uses including residential uses, retail and commercial uses.
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Providing compact built form with densities ranging from medium to high-density, with the
highest densities located closest to transit station locations while providing appropriate
transition to adjacent neighbourhoods.
Further, development along Rapid Transit Spines should accommodate a minimum density
target of 160 people and jobs per hectare.
The applications were circulated to Durham Region for comments on matters of Regional
interest (i.e., roads and servicing infrastructure).
5.3 Pickering Official Plan
The subject lands are located within the Rougemount Neighbourhood, and are designated
Mixed-Use Areas – Mixed Corridors in the City’s Official Plan.
Mixed-use areas are designed to support a variety of activities and generate high levels of
activity within the City. These areas allow a broad range of uses for residents, businesses, and
visitors, including residential, retail, commercial, office, service, recreational, community, and
cultural functions.
The Mixed Corridors designation permits residential, retail, office, restaurant, community,
cultural, and recreational uses, as well as special-purpose commercial uses, community
gardens, and farmers' markets. The designation permits a density range of over 30 up to and
including 140 units per net hectare, and a maximum floor space index (FSI) of 2.5
5.4 OPA 38 Kingston Road Corridor and Specialty Retailing Node Intensification Plan
In January 2022, Council approved the City Initiated Official Plan Amendment 38 (OPA 38),
which the Region of Durham endorsed in November 2022. It was subsequently appealed to
the Ontario Land Tribunal (OLT) by six landowners, including the applicant. On December 19,
2024, the OLT approved OPA 38 (in part), excluding lands subject to site-specific appeals,
which include the subject lands. These appeals are currently being processed through the OLT
process.
The subject lands are situated in the Rougemount Precinct as part of the Intensification Plan
(see Rougemount Precinct Intensification Area, Attachment 7). These lands are designated as
“Mixed Use Type B” and includes one privately-owned public space (POPS) located on the
eastern portion of the lands. A portion of the lands located at the intersection of Rougemount
Drive and Kingston Road is identified as a Gateway location. A future private street is also
depicted on the site, which runs south from Kingston Road and east along the southern portion
of the property to Evelyn Avenue.
The Plan's policy recommendations specify that a minimum residential density of more than 60
units per net hectare is permitted. OPA 38 does not set a maximum unit-per-net-hectare ratio
but provides a floor space index (FSI) ranging from over 0.75 up to 2.5.
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Furthermore, OPA 38 states that, through a site-specific zoning by-law amendment, proposals
may be considered to increase the FSI from 2.5 to 5.0, provided the following criteria are met:
the site is generally located in an appropriate gateway location and/or adjacent to Highway
401;
the proposal is compatible with adjacent land uses, particularly stable residential
neighbourhoods, in terms of massing, height, scale and transition;
the applicant demonstrates that the proposed development would not preclude other
properties within the precinct from developing or redeveloping to their planned potential;
and,
the proposal meets the general intent of the policies of the Official Plan.
The Rougemount Precinct policies specify that the highest densities and building heights
should be situated south of Kingston Road along Highway 401, away from the stable
residential neighbourhoods to the north.
The “Mixed Use Type B” designation is intended to be developed predominantly with mid- and
high-rise buildings that contain a mix of residential, retail, and commercial uses at a lower
intensity than Mixed Use Type A areas. The Mixed Use Type B lands shall be required to
accommodate retail and commercial uses, predominantly small-to-medium-scale
neighbourhood-oriented businesses, to meet local needs. These uses are to be located on the
first and second floors of mixed-use buildings. OPA 38 also limits building heights to 20 storeys
in the Rougemount Precinct on the south side of Kingston Road, along the Highway 401
corridor, to reflect the precinct’s character.
OPA 38 indicates that gateway locations are identified as key intersections which require
building articulation, including vertical projections, recessed corners to enlarge the public
realm, and other distinctive architectural details. The gateway locations are intended to create
an enhanced visual interest and provide a human-scaled environment. The establishment of
privately owned publicly accessible spaces (POPS) within Gateways is encouraged to include
features such as urban squares, green spaces, transit stop waiting areas and public art.
5.5 Urban Design Guidelines
On December 2, 2019, Council endorsed the Kingston Road Corridor and Specialty Retailing
Node Urban Design Guidelines (Guidelines), which include several key urban design
objectives related to block structure, built form, site design, landscaping, building design,
pedestrian connections, parking, and the transition and massing of buildings.
The Guidelines divide the corridor into six distinct precincts, each with specific standards for its
geographic area. The subject lands are within the Rougemount Precinct, which extends from
Rouge River Valley to the west and Rosebank Road to the east, north of Highway 401. The
Guidelines outline the vision for the Precinct as follows:
Due to the small size of lots and the existing scale of the area, the Rougemount Precinct is
characterized by predominantly mid-rise buildings with some additional height at gateways
and near Highway 401.
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Greater heights and densities are located on the south side of Kingston Road, away from
the stable residential neighbourhoods to the north.
The south of Kingston Road is made up of mid-rise and tall buildings.
Primary frontages are proposed across the full length of Kingston Road between Altona
Road and Petticoat Creek, providing the opportunity for more street-oriented development
that supports a high level of pedestrian activity.
A public gateway is to be provided at the intersection of Rougemount Drive and Kingston
Road. The public gateway is to be an entry point into significant streetscapes, areas or
neighbourhoods. 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 and to support additional spill-over space for active commercial
uses. Primary building entrances and building articulation, including vertical projections,
recessions, design treatments and other architectural details, are encouraged at gateway
locations to enhance visual interest and create a distinct sense of place.
A POPS is shown on the eastern portion of the lands, adjacent to Evelyn Avenue, to allow
development to contribute to the establishment (or creation) of open space for public
enjoyment.
During further processing of the applications, the proposal will be evaluated against the
relevant policy framework, including OPA 38 and the Urban Design Guidelines.
5.6 Affordable Housing
Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25
percent of new residential construction, on a City-wide basis, to be in forms affordable to
households of low or moderate incomes. Under the Official Plan, “affordable” is defined as
annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross
household income. This is further supported by Sections 3.1.16 to 3.1.24 of Envision Durham’s
policies.
The applicant has submitted a Planning and Urban Design Rationale, which includes an
Affordable Housing Brief. The Owner is proposing four, two-bedroom affordable housing units
(one in each proposed tower) to be provided to a housing provider.
The proposal will be further assessed against the affordable housing policies of the Pickering
Official Plan as the application review progresses.
6.0 Zoning By-law 3036
The subject lands have multiple zone categories, including Mixed Use Zones “MU-12” and
“MU-17”, and Storage and Light Manufacturing Zone “M1-8”, within Zoning By-law 3036, as
amended, and are subject to various site-specific by-laws, including By-laws 2497/87, 5756/00,
and 6189/03.
The MU-12 and MU-17 Zones permit various retail, commercial, service commercial, and office
uses, including but not limited to an administrative office, antique sale, athletic club, business
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office, commercial club, commercial school, day nursery, dry cleaning depot, financial
institution, funeral home, medical or dental clinic, personal service shop, place of assembly,
private club, professional office, public club, public school, rental establishment, restaurant –
type E, retail store, and veterinary clinic. The M1-8 Zone permits light manufacturing and
warehouse uses. The only residential use allowed within the existing MU-17 Zone is multiple–
dwelling vertical uses.
The applicant is proposing a site-specific amendment to implement their proposed plan. The
amendment would establish new zoning standards, including but not limited to FSI, building
height, tower floor plate size, building separation, setbacks, landscaping, and parking
standards for residential, visitor and commercial uses.
7.0 Public Engagement
7.1 Public Open House Meeting
On March 5, 2026, the City Development Department hosted a Public Open House Meeting to
inform area residents about the proposed development. Notices were mailed to all properties
within 150 metres of the subject lands, and the Regional Ward Councillor requested an
expanded circulation radius. In total, notices were mailed to 1,270 properties, generally located
south of Highway 401 to Lake Ontario within the South Rosebank community, including, but
not limited to, properties located on Rosebank Road, Pine Ridge Road, Rougement Drive, and
Oakwood Drive. To the north, properties along Rougemount Drive, east of Altona Road and
west of Petticoat Creek were notified. The City also advertised the meeting by posting the
notice on the City’s social media pages, and five development signs were installed on the
property.
7.2 Statutory Public Meeting
Notice of this Statutory Public Meeting was mailed to all properties within 150 metres of the
subject property, to those who attended the Public Open House Meeting, and to those who
provided written comments on the application and/or requested to be notified of future
meetings.
Along with the mailed notices, five public notice signs were installed on the property, and this
meeting was promoted on the City’s social media channels.
7.3 Public Comments Received
Approximately 130 residents and business representatives attended the Open House Meeting.
As of the date of this report, the City has also received 106 written submissions regarding the
proposal. The following summarizes key concerns raised by residents and businesses at the
Open House and through written submissions.
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7.3.1 Previous concerns and comments not addressed with the new proposal
Concerns were raised that the development proposal did not address comments and
concerns provided during the 2022 Open House Meeting for 375 Kingston Road.
Comments noted that the proposal has increased in scale, with greater height and density
than previously proposed, without adequately responding to earlier public input.
7.3.2 Transportation Infrastructure and Safety
Concerns that the existing road network cannot support the development. Existing
congestion along Rougemount Drive, Granite Court, and Kingston Road, particularly at the
intersection of Rougemount Drive and Kingston Road, is already significant during peak
rush hours.
Questions regarding whether other nearby developments (e.g., Montessori School, the
proposed townhouse development at the northwest corner of Rougemount Drive and
Kingston Road, and 720 Granite Court) were considered in the Traffic Impact Study.
Concerns about emergency access and emergency vehicles (e.g., ambulances and fire
trucks) being able to service adjacent lands in a timely manner due to the high volume of
traffic the proposed development would produce.
Concerns about limited access points, with only two exits from the South Rosebank
community, and the potential for increased traffic to create unsafe conditions.
Questions regarding emergency evacuation planning, given the proximity to the nuclear
generating station.
Concerns about illegal turning movements at Rougemount Drive and Kingston Road, and
the need for improved signalization and timing.
Questions about whether Rougemount Drive and the two-way bridge can accommodate
additional traffic generated by the proposed development.
Questions regarding whether a fully signalized intersection at Evelyn Avenue and Kingston
Road can still be provided when the Bus Rapid Transit project is implemented.
Comments about insufficient parking to support the park and the retailers without impacting
adjacent neighbourhood streets.
Concerns about cumulative traffic impacts from multiple high-density developments
proposed or approved along Kingston Road.
Concerns that the development, phasing and construction will impact the existing adjacent
landowner and the business to the east of Evelyn Avenue, which utilizes on-street parking
on Evelyn Avenue for visitors.
7.3.3 Building Height, Density, Massing and Character
Comments that the proposal represents a significant increase from the original concept
(from 2 towers and 580 units to 4 towers and 1,356 units).
Concerns that the proposed height and density exceed current permissions.
Questions regarding the rationale for the increased scale of development.
Questions about whether higher density will result in corresponding infrastructure
improvements (e.g., sidewalks and road upgrades).
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Suggestions that lower-scale built forms, such as townhouses or mid-rise buildings (7 to 10
storeys), would be more appropriate and would be more in character with the existing
neighbourhood.
Concerns that the proposed building form and height are incompatible with the surrounding
area and may result in shadowing and visual impacts.
Comments that this scale of development is more appropriate for the City Centre or North
Pickering.
Concerns regarding inadequate transition to adjacent low-density areas and potential
impacts on community character.
7.3.4 Land Ownership
Questions regarding the ownership, acquisition, and potential transfer of the MTO lands,
including requirements for future highway widening and easements.
Concerns that the proposed density targets rely on lands not yet secured from the MTO.
7.3.5 Construction Impacts
Concerns about construction-related parking overflow on nearby residential streets.
Questions regarding road and access closures and their duration during construction.
7.3.6 Commercial, Retail, Office, Recreational Uses and Social Infrastructure
Concerns from existing businesses and tenants about potential displacement, loss of
services, and reduced access and parking during and after construction.
Concerns that proposed retail uses may prioritize specialty or higher-end businesses over
essential neighbourhood services.
Comments emphasizing the need for community-oriented amenities and services.
Concerns about the loss of existing retailers, private schools, and services that contribute
to the community fabric, affecting the quality of life for residents.
Concerns that existing schools and day care facilities are already at or near capacity.
Comments that supporting social infrastructure, including libraries, community services,
and healthcare, may be insufficient to accommodate the proposed population.
7.3.7 Affordable Housing and Family Sized Units
Concerns that the unit mix is primarily smaller one-bedroom units, with limited family-sized
three-bedroom units.
Comments that the proposal does not adequately support family-oriented needs.
Concerns regarding the shortage of affordable housing units proposed.
Request for clarification on tenure, including whether the buildings will be condominium or
rental.
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7.3.8 Public Park Space, Environment and Wildlife
Concerns about increased pressure on existing parks and limited on-site green spaces.
Comments that the proposed parkland represents the minimum requirement and may not
provide a broader community benefit.
Questions regarding the design and programming of the proposed park space.
Concerns about potential impacts on nearby natural areas and wildlife, including limited
north-south green corridors.
Question regarding review and input from the Toronto and Region Conservation Authority
(TRCA) on potential environmental impacts.
Concerns about potential impacts on Petticoat Creek and surrounding lands, including
drainage, vegetation, and wildlife.
7.3.9 Other Comments
Concerns regarding potential impacts on neighbourhood property values.
Concerns about noise associated with the development.
Questions regarding proposed sustainability design features to be incorporated into the
buildings.
8.0 Agency Comments
As of the date of this report, comments have been received from the following external
agencies:
8.1 Durham District School Board (DDSB)
The DDSB has reviewed the applications and determined that a new elementary school
site would be needed to accommodate the enrollment growth from the proposed
development.
The DDSB staff have indicated they are willing to discuss with the applicant and City staff
to identify a suitable site that meets their requirements.
8.2 Toronto and Region Conservation Authority (TRCA)
The TRCA has provided preliminary technical comments on stormwater management and
hydrogeology. However, additional information is required from the applicant before TRCA
can provide formal comments to the City.
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8.3 Ministry of Transportation (MTO)
MTO has received and reviewed the application in accordance with the Public
Transportation and Highway Improvement Act (PTHIA), the MTO’s Highway Corridor
Management Manual (HCMM), and all applicable policies and guidelines.
The subject lands are within MTO’s permit control area. As a result, MTO permits are
required before any demolition, grading, construction, or site alteration can begin.
The development must be set back 14 metres from the MTO property line to accommodate
future highway improvements. No required parking or essential site functions are permitted
within this 14-metre setback.
MTO is continuing discussions with the applicant, and at the time of writing this report, no
land transfers have been finalized.
The submitted Traffic Impact Study does not meet MTO’s requirements. A revised Traffic
Impact Study is required, including trip distribution and assignment at the Highway 401
interchanges (e.g., Whites Road and Port Union Road).
Additional technical information is also required, including details related to drainage and
electrical details.
8.4 Durham Regional Police – Radio Systems
The proposed development will not cause any interference with the Region’s NextGen
radio system and associated microwave links.
8.5 City Department Comments
8.5.1 Sustainability Section
The applicant has committed to incorporating several sustainable design features, including
preparing educational materials for residents that highlight key sustainability elements of the
site and building.
The applicant will be required to provide additional details on:
measures to reduce the urban heat island effect;
opportunities for on-site renewable energy;
how the development complies with the Accessibility for Ontarians with Disabilities Act
(AODA);
how community safety measures will be addressed through Crime Prevention Through
Environmental Design principles (CPTED);
natural heritage consideration, including setbacks, buffer area planting, and tree
preservation and replacement (including the number of trees to be removed);
bird-friendly design, including submission of a Bird Strike Risk Analysis; and,
strategies for managing demolition and construction waste on site.
The applicant is encouraged to pursue optional Tier 2 performance measures, including:
enhanced Residential Education Information Package;
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alignment with the Pickering Community Climate Adaptation Plan to improve climate
and building resilience; and,
enhanced outdoor amenity spaces.
8.5.2 Office of Affordability
The applicant is advised that the Pickering Official Plan encourages that at least 25 percent
of new residential units city-wide be affordable to low- and moderate-income households.
The Durham Official Plan requires that at least 35 percent of new residential units within
Strategic Growth Areas be affordable to low- and moderate-income households.
The applicant is to provide a rationale explaining how the proposed development will help
meet these affordability targets and identify opportunities to include housing for special
needs groups, including seniors and persons with disabilities.
9.0 Planning & Design Section Comments
The following key concerns and issues have been identified to date. These matters, along with
others identified through the circulation and detailed review of the proposal, must be
addressed by the applicant before submitting a final recommendation report to the Planning &
Development Committee.
9.1 Land Use Policies
Ensure the proposal conforms to the Provincial Planning Statement (2024), and aligns with
the policies of the Region of Durham Official Plan “Envision Durham” (2024), OPA 38, and
the Council-endorsed Kingston Road Corridor and Specialty Retailing Node Urban Design
Guidelines.
Assess the appropriateness of the requested increase in FSI within the context of OPA 38,
which permits a maximum FSI of 5.0 subject to meeting certain criteria.
Assess whether sufficient retail, commercial, and office floor space is being replaced to
serve the existing residents and the future residents, considering that the existing plaza is
to be demolished.
Encourage ongoing communication between the applicant and existing tenants, and require
reasonable efforts to accommodate existing tenants into the new development.
Identify opportunities to increase the number of affordable housing units, including
accessible units, and a broader mix of unit types, sizes, and tenures (including family-sized
and rental units).
9.2 Site Design and Built Form
Assess the proposed site layout, setbacks, building height and massing, pedestrian
connections, and landscaping to ensure alignment with the Urban Design Guidelines.
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Evaluate the request to increase building heights to a maximum of 34 storeys, whereas
OPA 38 restricts building heights to 20 storeys on the south side of Kingston Road within
the Rougemount Precinct.
Require tower heights to comply with the required 45-degree angular plane from the front
property line, beginning at a height of 30 percent of the width of the adjacent rights-of-way
as set out in the Guidelines for the Rougemount Precinct.
Review tower floor plate sizes to ensure they meet the maximum tower floor plate size
recommended in the Guidelines.
Evaluate the proposal’s massing and scale to ensure it supports the vision of the
Rougemount Precinct, including a village-like main street along Kingston Road.
Assess potential shadowing and wind impacts on the proposed parkland and streetscape,
and ensure adequate sunlight access to these spaces.
Encourage the applicant to meet the City’s sustainable development standards and
consider incorporating additional voluntary sustainability measures to be incorporated into
the design of the building and site.
9.3 Public Park and Amenity Space
Determine the appropriate parkland dedication in accordance with the Planning Act and the
City’s Parkland By-law, and assess whether additional parkland is warranted.
Ensure adequate private indoor and outdoor amenity space is provided to serve the future
residents.
9.4 Street Network and Design, Traffic and Parking
Review the proposed resident and visitor parking rates to ensure adequate parking supply.
Require the proposal to provide an adequate supply of parking to support the proposed
commercial uses.
Confirm that any parking within the MTO’s 14-metre setback is not counted toward required
parking spaces.
Evaluate whether the existing Evelyn Avenue right-of-way width is sufficient to
accommodate the design of a public road with a cul-de-sac to City standards, and if
additional lands are required.
Ensure the Traffic Impact Study meets the requirements of the Public Transportation and
Highway Improvement Act, the MTO’s Highway Corridor Management Manual, and
applicable Region of Durham and City standards.
Assess whether traffic generated by the development can be safely accommodated by the
existing and planned road and pedestrian networks.
Confirm that the Bus Rapid Transit planned on Kingston Road can accommodate a
signalized intersection with full-turn movements at Evelyn Avenue.
Evaluate potential traffic and operational impacts on key roads and intersections, including
Rougemount Drive, Evelyn Avenue, and the Highway 401 interchange.
Ensure accessible and connected pedestrian routes are provided throughout the site,
linking to streets, transit, parks, and other amenity spaces.
Information Report 07-26 Page 16
9.5 Other Matters to be addressed
Collaborate with the applicant and the DDSB to explore options for accommodating a future
school within the podium of one of the residential buildings to meet the school board’s
requirements.
Review the proposed zoning standards and determine whether an “(H)” Holding provision is
required to confirm the availability of municipal servicing and transportation improvements.
Assess the phasing plan to ensure the required infrastructure (roads, sanitary, water and
sewers) is delivered in step with each phase.
Confirm that the required lands have been secured from the MTO to support the
development.
Further issues may be identified following receipt and review of comments from the circulated
departments, agencies and the public. The City Development Department will conclude its
position on the applications after receiving and assessing comments from the circulated
departments and agencies, as well as the public.
10.0 Information Received
Copies of the plans and studies submitted in support of the applications 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:
Topographical Survey, prepared by Donevan Fleischmann Petrich Ltd Surveyors, dated
June 15, 2021
Functional Servicing and Stormwater Management Report, prepared by Schaeffers
Consulting Engineers, dated March 2025
Arborist Report, prepared by MHBC, dated December 20, 2024
Architectural Plans, prepared by Studio JCI, dated February 14, 2025
Civil Drawings, prepared by Schaeffers Consulting Engineers, dated November 2024
Flood Spill Analysis, prepared by Schaeffers Consulting Engineers, dated April 30, 2025
Geotechnical Investigation, prepared by Fisher Engineering, dated March 7, 2025
Hydrogeological Investigation, prepared by Fisher Engineering, dated March 7, 2025
Landscape Plans, prepared by MHBC, dated March 14, 2025
Pedestrian Level Wind Study, prepared by Gradient Wind Engineers & Scientists, dated
January 10, 2025
Phase I Environmental Site Assessment (375 Kingston Road), prepared by Fisher
Environmental Ltd, dated March 30, 2021
Phase I Environmental Site Investigation (401-417 Kingston Road), prepared by Pottinger
Gaherty Environmental Consultants Ltd., dated April 17, 2012
Phase II Environmental Site Assessment (375 Kingston Road), prepared by Fisher
Environmental Ltd., dated May 17, 2021
Phase II Environmental Site Assessment (401-421 Kingston Road), prepared by Fisher
Environmental Ltd., dated November 22, 2022
Planning and Urban Design Rational, prepared by MHBC, dated March 31, 2025
Sun and Shadow Study, prepared by Studio JCI, dated January 17, 2024
Information Report 07-26 Page 17
Roadway Traffic Noise Assessment, prepared by Gradient Wind Engineers & Scientists,
dated February 11, 2025
Tree Inventory Plans, prepared by MHBC, dated December 2021
Urban Design Brief, prepared by MHBC, dated March 2025
Wind Study Addendum, prepared by Gradient Wind Engineers & Scientists, dated February
6, 2025
Stage 1 Archaeological Assessment, prepared by AS & G Archaeological Consulting, dated
December 22, 2025
Traffic Impact Study, prepared by C.F. Crozier & Associates Inc., dated March 2025
11.0 Procedural Information
11.1 General
Written comments regarding this proposal should be directed to the City Development
Department.
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 be notified of the Council’s decision regarding this
proposal must request such in writing to the City Clerk.
12.0 Owner/Applicant Information
The owners of these properties are 375 Kingston Road Corporation and 401 Kingston Road
Corporation, and are represented by MHBC Planning.
Attachments:
1. Location Map
2. Air Photo
3. Conceptual Plan
4. Preliminary Phasing Plan
5. Full Build Out Phasing Plan
6. Conceptual Rendering
7. Rougemount Precinct Intensification Plan
Prepared By: Amanda Zara Dunn, MCIP, RPP, Principal Planner, Development Review
Prepared By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design
Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner
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Attachment 1 to Information Report 07-26
Location Ma
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File: OPA 25-005 & A09/25
Lands
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A licant:375 Kingston Road Corporation and 401 Kingston Road Corporation
Munici al Address: 375, 395, 401, 409, 413, 417 Kingston Road and
4 Evelyn Avenue Date: Apr. 16, 2026
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Assessment Corporation and its suppliers. All rights reserved THIS Is NOT APL.AN OF SURVEY.
l:\PLANNING\01-MapFiles\02 -Applications\OPA\2025\0PA 25-005, A 09-25\0PA 25-005, A 09-25.aprx
-04!0/-
P](KER]NG
City Development
Department
Attachment 2 to Information Report 07-26
Air Photo Ma
File: OPA 25-005 & A09/25
A licant:375 Kingston Road Corporation and 401 Kingston Road Corporation
Munici al Address: 375, 395, 401, 409, 413, 417 Kingston Road and
4 Evelyn Avenue Date: Apr. 16, 2026
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Assessment Corporation and its suppliers. All rights reserved THIS Is NOT APL.AN OF SURVEY.
l:\PLANNING\01-MapFiles\02 -Applications\OPA\2025\0PA 25-005, A 09-25\0PA 25-005, A 09-25.aprx
L:\Planning\01-MapFiles\OPA\2025
DATE:
Applicant:
Municipal Address:
File No:
Conceptual Plan
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.
City DevelopmentDepartment
OPA 25-005 & A09/25
375 Kingston Road Corporation and 401 Kingston Road Corporation
March 26, 2026
375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue
DR
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Attachment 3 to Information Report 07-26
L:\Planning\01-MapFiles\OPA\2025
DATE:
Applicant:
Municipal Address:
File No:
Preliminary Phasing Plan
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
City Development
Department
OPA 25-005 & A09/25
375 Kingston Road Corporation and 401 Kingston Road Corporation
March 26, 2026
375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue
N
Attachment 4 to Information Report 07-26
L:\Planning\01-MapFiles\OPA\2025
DATE:
Applicant:
Municipal Address:
File No:
Full Build Out Phasing Plan
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
City Development
Department
OPA 25-005 & A09/25
375 Kingston Road Corporation and 401 Kingston Road Corporation
March 26, 2026
375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue
N
Attachment 5 to Information Report 07-26
L:\Planning\01-MapFiles\OPA\2025
DATE:
Applicant:
Municipal Address:
File No:
Conceptual Rendering
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.
City DevelopmentDepartment
OPA 25-005 & A09/25
375 Kingston Road Corporation and 401 Kingston Road Corporation
March 26, 2026
375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue
Attachment 6 to Information Report 07-26
L:\Planning\01-MapFiles\OPA\2025
DATE:
Applicant:
Municipal Address:
File No:
Rougemount Precinct Intensification Plan
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.
City DevelopmentDepartment
375 Kingston Road Corporation and 401 Kingston Road Corporation
March 26, 2026
375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue
Attachment 7 to Information Report 07-26
OPA 25-005 & A09/25