Yonge and Bernard Key Development Area - "RESET" Public Open House Richmond Hill Centre for the Performing Arts December 10, 2019 - City of ...
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Yonge and Bernard Key Development Area
“RESET”
Public Open House
Richmond Hill Centre for the Performing Arts
December 10, 2019
AGENDA Purpose: Council Direction from May 2019 Matters to Consider Who Does What? Have Your Say!
Purpose of Open House
Seek public input into the review and
update of the Yonge and Bernard KDA
Secondary Plan and Zoning By-law, in
response to Council Direction of May
2019.
Purpose of Open House: Background
JAN 2018
Why the Reset?
At the May 14, 2019 Council Meeting, Council passed a resolution
indicating the following:
Consider Bernard KDA in context of:
The Municipal
Comprehensive
Review of the
Regional Official Plan The RH Official Plan Update
with a view to permitting
Council Resolution height & density consistent
paragraph 3
with Provincial and Regional
direction
Council Resolution
paragraph 4
Why the Reset?
Consider Bernard KDA in context of:
Current OP height
Richmond Hill Centre and density is too
remaining the top of the constraining
City’s intensification
hierarchy Council Resolution
paragraph 7
Council Resolution
Council wishing to set a
paragraph 5
more ambitious vision and
development aspirations for
the City’s urban structure
overall, including within
Bernard KDA
Council Resolution
paragraph 6
Reset Key Direction
Investigate greater height and
density in the KDA in the context
of a renewed urban structure.
Matters that need to be considered
What other matters need
to be considered? 1. Major
Transit
Station
5. Area
2.
Development
Proposals
Planning
Act
Changes
Must
also
4. Consider
Decisions 3.
related to Appellant
Parks Issues
1. Major Transit Station Area
Richmond Hill MTSAs BRT Station Areas identified in the Growth
Plan 2019 to support transit investment
Boundaries determined by Region within
500 – 800 metres of the station
16 Total MTSAs
Along Yonge Street and Highway 7
Bernard MTSA Land
Area: 63 ha (gross)
Including KDA (25 gross ha)
1. Major Transit Station Area (cont’d) PROPOSED Bernard MTSA Regional Minimum Density Target: 200 r+j/ha • Target population to jobs split: 80:20
1. Major Transit Station Area (cont’d) What updates are required in the SP? The Growth Plan requires: delineating boundary and providing a minimum density target in the Regional Official Plan Staff are considering: Adding additional policy to Secondary Plan Adding minimum FSI to zoning by-law that supports 200 r&j/ha Updating policy/zoning to address Residents:Jobs ratio to support mix of uses Assessing need to update maximum density and height
2. Planning Act Changes (Bill 139)
Introduced Protected Major Transit Station Areas
(Bill 139)
Creates development certainty in terms of defining
minimums and maximums to support transit investment
No appeals when development proposals exceeds
maximum height and/or density or is below minimum
height and/or density2. Planning Act Changes (Bill 108)
Density Bonus Agreement (Example)
Replacing Density Bonusing with
Community Benefit By-law (Bill 108)
X
X
No more opportunity to increase height
and/or density in return for “community
benefits”
All new development subject to a
“community benefit” charge (can be “paid in
kind”)2. Planning Act Changes (Bill 139 & Bill 108) (cont’d) How do Planning Act Changes impact the KDA? Will need to change KDA Secondary Plan policy language regarding Community Benefits. Future Community Benefits Charge By-law will need to consider appropriate community benefits at Citywide as well as KDA basis KDA Zoning will need to identify ultimate maximum building density and height.
3. Appellant Issues
Boundary Height and Streets Parking Parkland Existing Uses
Density
Land Owner Streets should Reduce Allow them to
Expand it Increase it not preclude minimum Be less continue and
Appellants
maximizing requirements prescriptive expand
underground
parking
We need to work together to find middle ground.
Ensure there is
Provide them to Minimize traffic sufficient
Resident Don’t parkland within
Don’t minimize use of impact; contain
Appellants Increase it
Expand it existing local parking needs KDA to satisfy
streets within KDA KDA growth
needs4. Decisions related to Parkland (to date)
Changes:
1. Linear park within South
Brookside Area
2. Relocation of urban square
and expansion of Toll Bar
Park off Canyon Hill
adjacent to townhouse
development5. Development proposals within and near KDA to Date
Semis, Towns, Stacks, & 8 storey
6 storey Residential
12 storey
Residential
9 storey
Retirement
Seeking to expand KDA
boundary for highrise 3 Storey Townhouses
development
16 storey with
Town houses
along Yorkland
25, 28, 29 & 29 storey Towers,
with Town house units at baseStaff response to date: a) Re-analysing transportation considerations b) Re-considering mix of use proportions – based on MTSA target c) Re-considering ultimate height and density for KDA Modelling for: Change in height and density (per Council) Change in mix of use (per emerging MTSA direction) Change in policy regarding parking (per resident and developer concerns) Change in park, street & active transportation network (to support above changes) d) Revising policy to accommodate desired vision based on noted changes
a. Transportation Analysis
1
Undertaking Peer Review of 2017 BA’s Transportation Report
Update transportation analysis based on Peer Review findings and new
information, new population and job forecast, and comments from public and
stakeholders
June 2017 October 2017 December 2019 Q1 2020 June 2020
Bernard KDA
Bernard KDA Additional Peer Review Bernard KDA Bernard KDA
Secondary
Transportation Transportation and Transportation Secondary
Plan
Consideration Analysis Open House Study Update Plan Update
LPAT Hearinga. Transportation Planning: Peer Review Findings
Previous Road Network (2017) Under consideration:
Consider Public and stakeholder comments
Expand study area
Incorporate Provincial and Regional
improvements
Reassess appropriate modal splits
Explore active transportation opportunities
Update parking and transportation demand
management (TDM) strategy
Capitalize on Bernard Bus Terminal and Yonge
Street Bus Rapid Transit
Develop supporting transportation policiesa. Transportation Planning: Study Assumptions
b. Consider the impact of “Residents:Jobs” ratio The KDA becomes more of a destination Facilitates greater live-work opportunities Provides more options for area residents to work & play May need stronger policy direction to encourage major retail and major office development May need stronger policy direction regarding built form to facilitate these uses Increases people & jobs/ha without changing FSI permission Increases active transportation trips.
c. What is Density?
Density (FSI) refers to the ratio and intensity of land use over a given area of land.
Density of a development is calculated by the total area of the development divided by the area
of the development site:
Density (FSI) = Gross Floor Area (GFA) of Development ÷ total area of the Site
• GFA is then translated into a number of units or floor space for office/retail, etc. uses, which is
then translated into residents, and it is translated into jobs
• Increases in GFA for habitable space means: increases in people and jobs; increases in parking
demands; increase need for infrastructure such as transit, streets, parks, sanitary and water
services; and need for community services such as schools.c. Density and Height
There are many ways the same amount of Development
(Density) can be provided on one site. Same GFA Same GFA
Same GFA
= =
Taller buildings do not automatically represent more development.
Lower building heights will require larger building foot print to achieve the same amount of development. This massing
approach generally utilizes the entire site, and whatever remaining available space at grade would be used for vehicular
and loading functions, and may not allow for pedestrian amenities and connections.
By being open to the idea of allowing greater heights for built forms in appropriate contexts, we are able to free up valuable
spaces at street levels for greater pedestrian uses and connections.
In limiting the footprint of the building and supported by well-considered urban design principles, we will have greater
flexibility to manage the impact of the building mass on the site as well as on its surroundings.c. Urban Design and Intensification More flexibility on height provides greater opportunities for: Pedestrian connections to move within and outside of the KDA Open spaces for the community to rest or socialize, and increase KDA value as a destination Potential opportunities for trees and natural spaces to provide shade and improve walkability Management of shadow and wind tunnel impact With the right policy framework, we can achieve quality community design that benefits the KDA as well as adjacent communities, by providing direction on: • Connections and Open Spaces • Pedestrian Amenities at Street Level • Built Form Transition to Adjacent Neighbourhoods • Design Excellence and Sky Views
Who Does What with respect to Bernard KDA?
City
Staff
Council
York
Region
Appellants
Public
Local Planning
Input
Appeal Tribunal
Approval AuthorityNext Steps Draft Recommendations from Transportation Consultant (January 2020) Landowner & Resident Appellant Meetings (January 2020) Release of transportation study and proposed modifications to SP and ZBL via City website (February 2020) 20-day Public Comment Period Propose modifications to Council for endorsement (March Council Meeting) LPAT Hearing (beginning June 22, 2020)
Speak to Staff at Panels Related to:
Transportation Community Design
Parkland Major Transit Station Areas
Adopted Secondary Plan and Zoning
For more information see:
www.richmondhill.ca/bernardKDA
Submit comments and register for updates at:
bernardKDA@richmondhill.caYou can also read
