Loading...
HomeMy WebLinkAboutOctober 4, 2021 Planning & Development Committee Meeting Agenda October 4, 2021 Electronic Meeting – 7:00 pm Chair: Councillor McLean Due to COVID-19 and the Premier’s Emergency Orders to limit gatherings and maintain physical distancing, the City of Pickering continues to hold electronic Council and Committee Meetings. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Due to the need to hold electronic meetings during the COVID-19 pandemic, members of the public who wish to address the Planning & Development Committee for any matters listed under Statutory Public Meetings may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation and complete the on-line delegation form or email clerks@pickering.ca by 12:00 noon on the business day prior to the meeting. Please ensure that you provide the telephone number you wish to be called at so that you can be connected via audio when it is your turn to make a delegation. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 3.1 Information Report No. 14-21 Zoning By-law Amendment Application A 08/21 Tribute (Liverpool) Limited Part of Lots 23 and 24, Concession 1 (Northwest corner of Highway 401 and Liverpool Road) 4. Delegations Due to COVID-19 and the Premier’s Emergency Orders to limit gatherings and maintain physical distancing, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee for any matters listed under Planning and Development Reports, may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation, and For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 1 Planning & Development Committee Meeting Agenda October 4, 2021 Electronic Meeting – 7:00 pm Chair: Councillor McLean complete the on-line delegation form or email clerks@pickering.ca. Persons who wish to speak to an item that is on the agenda must register by 12:00 noon on the last business day before the meeting. All delegations for items not listed on the agenda shall register ten (10) days prior to the meeting date. The list of delegates who have registered to speak will be called upon one by one by the Chair and invited to join the meeting via audio connection. A maximum of 10 minutes shall be allotted for each delegation. Please ensure you provide the phone number that you wish to be contacted on. Please be advised that your name and address will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 4.1 Paula MacDonald Re: Report PLN 38-21 Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) 4.2 Stephanie Hoffe Re: Report PLN 38-21 Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) 4.3 Ryan Rowland Re: Report PLN 38-21 Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) 4.4 Diane Seeley Re: Report PLN 38-21 Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Planning & Development Committee Meeting Agenda October 4, 2021 Electronic Meeting – 7:00 pm Chair: Councillor McLean 4.5 Stephen Sheehy Re: Report PLN 38-21 Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) 4.6 Ashif Kassam Re: Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 4.7 Andre De Freitas Re: Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 4.8 Kiriga Konalingam Re: Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 4.9 Sumaira Munir Re: Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 4.10 Dilux Parim Re: Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Planning & Development Committee Meeting Agenda October 4, 2021 Electronic Meeting – 7:00 pm Chair: Councillor McLean 4.11 Jennifer Van Schilt Re: Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 5. Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 36-21 Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 21 Recommendation: 1. That Bell Mobility be advised that City Council objects to the proposal for a 20.0-metre high monopole telecommunication tower located at the Rick Johnson Memorial Park (2631P Sapphire Drive), based on the design and location of the proposal; and, 2. That Bell Mobility be advised that City Council objects to the proposal for a 20.0-metre high monopole telecommunication tower located at the Foxtail Green (1088P Foxtail Crescent), based on the design and location of the proposal. 5.2 Director, City Development & CBO, Report PLN 38-21 Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) 34 Recommendation: That Zoning By-law Amendment Application A 03/19, submitted by Joshani Homes Ltd., to permit 4 semi-detached dwellings units fronting onto the future southerly extension of Dunn Crescent, be approved, and that the draft Zoning By-law Amendment set out in Appendix I to Report PLN 38-21 be finalized and forwarded to Council. For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Planning & Development Committee Meeting Agenda October 4, 2021 Electronic Meeting – 7:00 pm Chair: Councillor McLean 6. Other Business 7. Adjournment For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Information Report to Planning & Development Committee Report Number: 14-21 Date: October 4, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/21 Tribute (Liverpool) Limited Part of Lots 23 and 24, Concession 1 (Northwest corner of Highway 401 and Liverpool Road) 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for a Zoning By-law Amendment, submitted by Tribute (Liverpool) Limited, to facilitate the construction of a high-density, mixed-use development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject property is located at the northwest corner of Liverpool Road and Highway 401 within the City Centre (see Location Map, Attachment #1). The subject lands have an area of approximately 4.2 hectares, while the portion of lands subject to this zoning by-law amendment application has an area of approximately 2.0 hectares. The site has frontage along Liverpool Road at the northeast corner of the property. The property is currently vacant. The site is bisected by Pine Creek, a north-south watercourse that drains into Frenchman’s Bay and Lake Ontario to the south (see Air Photo Map, Attachment #2). The portion of lands subject to the rezoning application is located to the east of Pine Creek. The portion of lands to the west of Pine Creek is not intended for development at this time. There is an existing Region of Durham sanitary sewer that runs north-south through the site. The surrounding land uses include (see Air Photo Map, Attachment #2): North: To the north are several commercial plazas, which contain uses such as a grocery store, pharmacy, bank, restaurants, retail stores and medical offices. At the northeast corner of the site is an existing driveway access from Liverpool Road, providing vehicular access for the north abutting commercial plaza along Liverpool Road. - 1 - Information Report No. 14-21 Page 2 East: Immediately to the east is Liverpool Road and a Highway 401 westbound off-ramp, which exits onto Liverpool Road. North of the off-ramp are two eight-storey office buildings, with commercial/retail uses at grade. South: Immediately to the south is Highway 401 and a westbound on-ramp. Further south is a Canadian National railway track and an automobile service station with an associated convenience store and restaurant. West: To the west, across Pine Creek, are several commercial plazas, which contain uses such as a grocery store, pharmacy, restaurants, retail stores, medical offices, professional offices and automobile service shops. Also to the west is Walnut Lane, which provides vehicular access for the commercial properties west of Walnut Lane. 3. Applicant’s Proposal The applicant has applied for a Zoning By-law Amendment to develop a portion of the subject lands to facilitate the construction of a high-density, mixed-use development, consisting of three 40-storey residential towers having heights of 122 metres. Towers A and B are connected by a 4-storey podium and Tower C is a standalone building with a 6-storey podium (see Submitted Site Plan, Attachment #3). The table below summarizes the key details of the proposal: Provision Proposal Gross Floor Area (GFA) Approximately 75,704 square metres Commercial/Retail Gross Floor Area Approximately 674 square metres Number of Residential Units Approximately 1,318 units Floor Space Index (FSI) Approximately 5.75 Number of Storeys and Building Heights Three 40-storey residential towers (122 metres) Amenity Area Outdoor amenity space/green space is proposed to the north of the future extension of Walnut Lane (approx. 2,409 square metres) Commercial uses are proposed at grade for all three towers fronting the future extension of Walnut Lane. A daycare facility is being contemplated at grade within Tower C, including approximately 604 square metres of indoor daycare space and 176 square metres of outdoor space. - 2 - Information Report No. 14-21 Page 3 Vehicular and pedestrian access to and from the site is proposed along Walnut Lane, where the road is planned to extend further east. The City has initiated a Municipal Class Environmental Assessment Study to extend Walnut Lane from the section currently constructed on the south side of Kingston Road, which provides driveway access to the west abutting commercial plaza. More information related to the extension of Walnut Lane can be found in Section 5.0 of this report. Approximately 2,409 square metres of green space is proposed at the northeast corner of the site, on the north side of the future extension of Walnut Lane. Additionally, the applicant has submitted a Scoped Environmental Impact Study to define the extent of the Pine Creek valleylands and associated vegetation buffer. These lands will be conveyed to the City of Pickering, which will be further reviewed and refined through the site plan approval process. To facilitate the proposal, the applicant is requesting site-specific exceptions to the City Centre Zoning By-law. The list of requested amendments as outlined in Section 4.4 of this report. This development is subject to Site Plan Approval. The proposal described above is preliminary and will be further refined through a future Site Plan Application. 4. Policy Framework 4.1 Durham Regional Official Plan The subject property is designated Urban Growth Centre and Regional Centre in the Regional Official Plan. Lands that are designated as Centres shall be developed as the main concentration of commercial, residential, cultural and government functions in a well-designed and intensive land use form. Urban Growth Centres shall be planned to accommodate a minimum density target of 200 persons and jobs combined per gross hectare and a floor space index of 3.0. The built form for Urban Growth Centres should be a mix of predominately high-rise development, with some mid-rise, as determined by area municipalities. The subject lands has frontage along Liverpool Road, which is designated as a Type ‘B’ Arterial Road in the Regional Official Plan. Type 'B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds and connect to freeways and arterial roads. The general right-of-way width requirement for a Type ‘B’ arterial road is 36 to 45 metres. Future vehicular access to the site will be provided from the extension of Walnut Lane. The proposal generally conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan In July 2014, Council approved Official Plan Amendment 26 (OPA 26), which introduced new designations and policies and changed existing policies to create a framework for the redevelopment and intensification of the City Centre. OPA 26 was approved with modifications by the Ontario Municipal Board (OMB) on March 4, 2015, and has been in full force and effect since then. - 3 - Information Report No. 14-21 Page 4 Subsequent to the approval of the City Centre Zoning By-law, on June 12, 2017, Council approved Official Plan Amendment 29 (OPA 29) to remove the density cap for the City Centre. The removal of the cap will allow developers within the City Centre greater flexibility to provide a variety of residential unit sizes while having consideration for matters such as housing affordability, tenure, and market demand. The area of lands subject to the rezoning application is designated "Mixed Use Areas – City Centre" within the Pickering Official Plan. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens and farmers’ markets. The designation has a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres; and, a maximum FSI of over 0.75 and up to and including 5.75. OPA 26 introduced various new policies for the City Centre Neighbourhood with respect to enhancements to the public realm; active uses at grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view and privacy; transition to established low-density development; and pedestrian network and mobility. The key policies within the City Centre neighbourhood as it relates to the proposal are summarized in Attachment #4 to this report. The lands bisected by Pine Creek, to the west of the proposed development, are designated "Open Space Systems – Natural Areas" within the Pickering Official Plan. The Natural Areas land use designation is further identified as “Shorelines, Significant Valley Lands and Stream Corridors”. An Environmental Impact Study is required for any proposed development within 120 metres of a key natural heritage or key hydrologic feature. The purpose of the study is to identify and evaluate the natural heritage features and hydrologic features, determine the minimum required vegetation protection zones, and determine the site’s development limits to prevent potential negative impacts from the proposed development on the natural heritage features. The City Centre Neighbourhood Map and City Centre Urban Design Guidelines – City Centre Street Network Map propose a future easterly extension of Walnut Lane north of the subject lands, connecting Kingston Road to the intersection of Liverpool Road and Pickering Parkway. The City Centre Street Network Map also proposes a private street intersecting the subject lands, accessed from Liverpool Road. However, the City has initiated a Municipal Class Environmental Assessment Study to alternatively extend Walnut Lane from the section currently constructed on the south side of Kingston Road, eastward through the subject lands to connect to Liverpool Road. Future vehicular access to the subject site will be provided from the extension of Walnut Lane. More information related to the extension of Walnut Lane can be found in Section 5.0 of this report. The applicants’ proposal will be assessed against the policies and provisions of the Official Plan during the further processing of the application. - 4 - Information Report No. 14-21 Page 5 4.3 Pickering City Centre Urban Design Guidelines The City Centre Urban Design Guidelines (UDG) provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. Some of the key guiding principles of the UDG include: • make the City Centre highly walkable, with new streets and pathways, a compact block pattern, traffic calming measures, and visually interesting streetscapes; • encourage a mix of land uses to create vitality at all times of the day, by enhancing the range of activities, amenities and uses that will attract and serve all ages for all seasons; • offer distinct living options, urban in format, and in close proximity to shopping, entertainment, culture, and work. The key urban design objectives with respect to built form, site design, landscaping, building design, and pedestrian connections as it relates to the proposal are summarized in Attachment #5 to this report. 4.4 City Centre Zoning By-law 7553/17 The portion of the lands subject to the rezoning application is zoned "City Centre One – CC1” within the City Centre By-law 7553/17, as amended. Uses permitted include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. The lands are also subject to an "H3" Holding Symbol, which requires the following conditions to be satisfied before the holding symbol is lifted: • appropriate public road infrastructure is in place or will be provided in conjunction with the development; • an Environmental Assessment or equivalent comprehensive evaluation of alternatives for flood remediation and a road crossing of the Pine Creek valley corridor has been completed to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; • an Environmental Impact Study and a detailed engineering design and restoration plan for the rehabilitation of Pine Creek valley corridor has been completed to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; • the execution of an Agreement to ensure that the Pine Creek valley corridor will be conveyed into public ownership upon completion of the works to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; and • appropriate arrangements have been made to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority to implement the recommendations of the Environmental Assessment or equivalent comprehensive evaluation. To facilitate the proposed development, the applicant is requesting to amend the definition of “Lot “Area” to permit the portion of lands for the future Walnut Lane extension to be included in the calculation of lot area (see Proposed Definition, Attachment #4). The applicant has indicated that the Pickering Official Plan identifies a private street going through the subject lands, which would have been included in the total lot area, and therefore included in the calculation of Floor Space Index (FSI). - 5 - Information Report No. 14-21 Page 6 The City has initiated a Municipal Class Environmental Assessment Study to alternatively extend Walnut Lane eastward through the subject lands to connect to Liverpool Road. A portion of the subject lands will be conveyed to the City of Pickering for future extension. The lot area of the subject lands will be reduced and as a result, the total buildable Gross Floor Area of the subject lands will decrease. Accordingly, the applicant is requesting that the portion of lands for the future Walnut Lane extension, and the green space north of the future Walnut Lane extension, are included in the calculation of the lot area. In addition, the applicant is also requesting the following site-specific amendments to facilitate the proposed development: • to remove the main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower for buildings equal to and greater than 73.5 metres (approximately 24-storeys); and • to add a provision to permit stacked bicycle parking, whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces. The applicant is also requesting that Council grant an exemption in accordance with Section 45(1.4) of the Planning Act to permit the Committee of Adjustment to consider potential minor variance applications within two years of this zoning by-law amendment, which may result due to processing of future site plan and building permit applications. As part of this zoning by-law amendment application, the applicant is not requesting to remove the “H3” Holding Symbol. The applicant has indicated that a request to remove the “H3” Holding Symbol will likely be made at a future Site Plan Approval stage. 5. Walnut Lane Extension The City of Pickering has initiated a Municipal Class Environmental Assessment (‘Class EA’) study to extend Walnut Lane from the section presently constructed south of Kingston Road, eastward through the subject lands, to connect to Liverpool Road (see Figure #1 below). The existing Walnut Lane is a local two-lane roadway running north-south, which currently connects Glenanna Road to Kingston Road, on the north side of Kingston Road. On the south side of Kingston Road, Walnut Lane provides driveway access to the west abutting commercial plaza. A new connection between Liverpool Road and Kingston Road is required to service existing, approved and proposed development in the City Centre neighbourhood, and will accommodate all road users (vehicles including public transit, cyclists and pedestrians) following “Complete Streets” principles. Potential structure design alternatives over Pine Creek are also being considered. The Municipal Class EA study is currently ongoing and is excepted to be completed by the end of 2021. Following completion of the EA study, a detailed design of the road extension will begin. Construction of the Walnut Lane extension is tentatively scheduled to begin in late 2023, subject to Council’s budget approval. - 6 - Information Report No. 14-21 Page 7 Subject Lands Figure #1: Proposed easterly extension of Walnut Lane 6. Comments Received 6.1 Public comments on the proposal Notice of the Electronic Statutory Public Meeting regarding this application was provided through a mailing of all properties within 150 metres of the entire subject site. A Public Meeting Notice Sign was erected at the property on August 23, 2021, along the Liverpool Road frontage. To date, the City has received a comment from the public in support of the zoning by-law amendment application. However, the resident expressed a concern with the height of the proposed towers, being 40-storeys each. The resident is concerned that the towers will appear to overwhelm the small site and states that the applicant should explore varied heights for the proposed towers. The resident states that only one tower should be at the maximum permitted height of 40-storeys. 6.2 Agency Comments 6.2.1 Toronto and Region Conservation Authority (TRCA) • TRCA staff recommend that the owner convey the significant valleylands plus buffer into public ownership for long-term preservation. These limits should be identified on the Site Plan. TRCA policies require that any new lot creation be located a minimum of 10 metres from the furthest inland feature or hazard. The Site Plan should contain the following: Regulatory Storm Floodplain and 10-metre buffer; Provincially Significant Wetland limit and 30-metre buffer; and proposed lot line/development block. • TRCA recommends that the applicant convey the significant valleylands plus the required buffer into public ownership for long-term preservation. - 7 - Information Report No. 14-21 Page 8 • TRCA accepts the conclusions of the Environmental Impact Study (EIS) with respect to the reduced buffer to the development block and compensating for that buffer with additional open space lands to the west side of the valley. Provide exact dimensions between the natural features on-site and the development block boundary. • Further discussions between the City, TRCA and the applicant should take place regarding the exact location of the boundary between the open space block and the development and the method of securing the conveyance of those lands into public ownership before the approval of the zoning schedule. 6.2.2 Region of Durham At the time of writing this report, no comments have been received. 6.2.3 Durham District School Board • No objections to the proposal. • Approximately 130 elementary pupils could be generated by this development. • Students from this development will be accommodated at existing Board facilities. 6.2.4 Durham Catholic District School Board At the time of writing this report, no comments have been received. 6.2.5 Metrolinx • The applicant shall engage a qualified consultant to prepare a noise and vibration study for the review and satisfaction of Metrolinx. 6.3 City Department Comments 6.3.1 Engineering Services Department At the time of writing this report, no comments have been received. 6.3.2 Fire Services Department • No comments on this application. 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 prior to a final recommendation report to Planning & Development Committee: • ensure conformity with the City of Pickering Official Plan and the City Centre Urban Design Guidelines; • review the requested site-specific exceptions to ensure the proposed design of the buildings maintain the general intent and purpose of the City Centre Zoning By-law and the City Centre Urban Design Guidelines; - 8 - Information Report No. 14-21 Page 9 • in consultation with the TRCA, determine the exact location of the boundary between the open space lands and the developable lands, and determine a method of securing the conveyance of those lands into public ownership; • require the applicant to convey the appropriate parkland dedication to serve the future residents, visitors and uses, and ensure the size, location and grading of the lands to be dedicated allow the lands to be designed to the City’s requirements; • ensure that the Walnut Lane EA process is completed and the lands through the subject site, required to create the new connection between Liverpool Road and Kingston Road, are secured; • ensure the traffic generated by the proposal can be accommodated by the proposed road network; • require the applicant to explore opportunities to provide additional commercial and office uses within the podiums to ensure a more complete mixed-use development; • require the applicant to explore opportunities to provide affordable housing units within the development; • review the proposed building heights (being 40-storeys for each tower) to ensure there is varying building height and vertical articulation to create an interesting skyline; • ensure the architectural treatments of the building are enhanced (e.g., architectural projections, use of high-quality building materials, glazing, transparent windows at street level); and • evaluate the location, size and functionality of the proposed green space on the north side of the Walnut Lane extension, and ensure these lands are rezoned to an appropriate zone category. 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. 8. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Rationale Report, prepared by The Biglieri Group Ltd., dated June 2021; • Site Plan, prepared by IBI Group Architects (Canada) Inc., dated June 1, 2021; • Scoped Environmental Impact Study, prepared by GeoProcess Research Associates Inc., dated June 14, 2021; and • Traffic Distribution Report, prepared by WSP Canada Group Limited, dated June 11, 2021. 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; - 9 - Information Report No. 14-21 Page 10 •all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; •any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; 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. 10.Owner/Applicant Information The owner of this property is Tribute (Liverpool) Limited and is represented by Cassells, Brock and Blackwell, LLP. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.City Centre Neighbourhood Policies Related to the Proposal 5.City Centre Urban Design Guidelines Related to the Proposal 6.Proposed Definition Prepared By: Original Signed By Isabel Lima (Acting) Planner II Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld Date of Report: September 17, 2021 Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design - 10 - Attachment #1 to Information Report 14-21 Liverpool RoadKingston RoadStMartinsDriveB a y l y Street P ic k ering Parkway Highway 401Storrington StreetDouglasRavine South Pine CreekRavine Location MapFile:Applicant:Municipal Address: A 08/21 Date: Aug. 11, 2021 ¯ E Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (North-West corner) Portion of LandsSubject to Rezoning L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_LocationMap_Focus.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. City DevelopmentDepartment ELands Owned by Tribute(Liverpool) Limited - 11 - Attachment #2 to Information Report 14-21 Liverpool RoadWalnut LaneGlendaleDrivePoprad Avenue Tatra Drive B a y ly Street B ronteS q u a re Wayfarer Lane BegleyStreetAlbaco re Mano r Tanzer Court KingstonRoadSt Martins DriveSangro LaneStorringtonStreetCharl o tteCircleListowel l Cr escent Highway 401 Picke ri ngPar kwayAir Photo MapFile:Applicant:Municipal Address: A 08/21 Date: Aug. 12, 2021 ¯ Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (North-West corner) L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_AirPhoto_Focus.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 E Portion of LandsSubject to Rezoning ELands Owned by Tribute(Liverpool) Limited - 12 - Attachment #3 to Information Report 14-21 L:\Planning\01-MapFiles\A\2021 June 22, 2021DATE: Applicant: Municipal Address: File No: Submitted Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/21 Highway 401 and Liverpool Road (North-West corner) Tribute (Liverpool) Limited - 13 - Attachment #4 to Information Report 14-21 City Centre Neighbourhood Policies Related to the Proposal •Encourage the highest mix and intensity of uses and activates in the City to be in this neighbourhood. •Encourage the transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood with inviting public spaces such as parks, squares and streets. •Encourage the development of streetscapes, public spaces and pedestrian routes that are safe and comfortable for all genders and ages, accessible and easy to navigate regardless of physical ability. •Encourage street-facing façades to have adequate entrances and windows facing the street. •Encourage publicly accessible outdoor and indoor spaces where people can gather. •Encourage new development to be designed, located and massed in such a way that it limits any shadowing on the public realm, parks and public spaces in order to achieve adequate sunlight and conform in the public realm through all four seasons. •Shall strive to locate either a park or square, within a 5 minute walk of all residences and places to work located within the City Centre. •Encourage opportunities for public art contributions and/or the integration of public art with development and infrastructure. •In consultation with the Toronto and Region Conservation Authority, shall require the proponents of new development to assess the regulatory flood plain risks associated with lands proposed for redevelopment within the Pine Creek flood plain; and implement, where appropriate, a revised flood plain boundary for Pine Creek. •In consultation with the Toronto and Region Conservation Authority, shall require the preparation of a plan to rehabilitate Pine Creek, to enhance the natural heritage features and to design, align and construct a multi-modal bridge across Pine Creek. •May accept privately constructed squares and publicly accessible open spaces as part of a development as fulfilling in whole or in part, the parkland conveyance requirements if all of the following conditions are met: •the square or publicly accessible open space is designed and maintained to the standards of the City; •the square or publicly accessible open space is visible, open and accessible to the public at all times; and •the owner enters into an agreement with the City to ensure that the previous conditions are met, to the satisfaction of the City. •Encourage the development of buildings with active frontages at grade in appropriate locations to promote a vibrant and safe street life. •Promote the highest buildings to locate on sites along or in proximity to Highway 401 or in proximity to higher order transit stations. - 14 - • Consider in review of development applications for buildings taller than 5-storeys, the following performance criteria: • that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; • that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; • that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized to the extent feasible; • that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; • that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining open spaces and sidewalks; • that living areas, windows and private open spaces be located to minimize the potential for overshadowing adjoining residential properties; • that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and • that protection be provided for pedestrians in public and private spaces from wind down drafts. • Select transit junctions and related pedestrian connections as priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art. • Consider in the review of development applications, the following performance criteria with regard to on-site parking and access drives/aisles: • that parking be situated either in parking areas located at the rear or side of the building or on-street, where the development fronts on a collector or local road; • that the parking format be structured or below grade parking; • that shared parking be encouraged in mixed use areas to minimize land devoted to parking; • that the implementing zoning by-law may permit a reduction of customer parking for ground floor commercial uses through the provision of on-street parking; • that surface parking areas be well landscaped and lit to provide a safe and comfortable pedestrian environment; and • that access driveways to side and rear parking areas be consolidated where practical, and be accessible by a public laneway or drive aisle. • Require proponents to enter into agreements with the City, Region and other agencies as appropriate, respecting various development related matters including but not limited to: • ensuring that development shall not take place on lands within the defined Pine Creek corridor; and • providing contributions to the cost of rehabilitating Pine Creek, if necessary. - 15 - Attachment #5 to Information Report 14-21 City Centre Urban Design Guidelines Related to the Proposal Site Design •The design of sites and buildings shall seek to create and enhance view portals and vistas of parks and signature buildings within the City Centre. •Site grades shall be matched to the street grade and surrounding properties, where possible. •The placement and orientation of buildings should define and augment the public realm (streets and open spaces) and places on properties where routes intersect and people congregate, such as private squares. The coordination of building location along a street edge and the placement of buildings on prominent corners help create an active and attractive streetscape. •Buildings shall be aligned to contribute to a consistent street wall with minimal gaps or courts between buildings, except to allow for pedestrian access to internal lanes, walkways. •Throughout the City Centre, the building face shall be articulated through recessions, projections and change of materials. •The installation of awnings or canopies is encouraged to provide weather protection and to animate storefronts. These elements may project over the sidewalk subject to the following criteria: •that safe unobstructed clearance be provided for pedestrians; •retractable awnings are encouraged because they provide greater flexibility and control for business over sun and shadow impacts and during storm events or heavy snow falls; and •that encroachment agreements be entered into with the Region of Durham or the City of Pickering where canopies or awnings extend over the sidewalk or public right-of-way. •Building setbacks may vary between 1.0 metre and 4.0 metres to maintain a visually consistent streets edge. Building setbacks could be increased to create public accessible open spaces such as court yards or plazas along a streetline. •Setback areas with retail or commercial uses at grade should be designed to accommodate patios, seating, and other at grade animating uses over time. Where buildings are setback more than one metre, the area between the buildings and front property line may feature hard and soft landscaping, lighting, signage and seating that enhance the sense of place, amenity and way-finding to the building and within the City Centre. •For buildings 8 storeys in height or greater, a minimum building separation of 18.0 metres is required, but it may be reduced if there are no primary windows in the wall facing an abutting building. •Tower portions of a building (those over 12 storeys) are subject to a minimum tower separation distance of 25.0 metres, to provide outlook, daylight access and privacy for residents. •The design of pedestrian walkways on-site shall seek direct connectivity to adjacent public spaces, transit stops and amenities. - 16 - • Primary entrances of buildings along the street edge shall be encouraged to face the streets. Entrances at grade should be highly visible, accentuated through design, and of appropriate scale to their function and frequency of use. • Pedestrian walkways between building entrances and the street shall have a minimum width of 1.8 metres, be barrier-free, and provide curb ramps at grade changes with minimum cross gradient. • Distinctive paving material or coloured markings shall be used for pedestrian walkways to ease way finding and identify pedestrian routes. • Pedestrian-scaled lighting shall be encouraged along pedestrian walkways to improve security and visibility. • Landscaping elements such as planters or benches shall be encouraged along pedestrian walkways to define the paths and to create an attractive and pleasant pedestrian realm. • Outdoor waiting areas in front of residential or office towers should be weather protected to make waiting and access to and from the site more comfortable. This may include awnings, building projections or covered waiting areas. • Structured above grade parking with high quality architectural and landscape treatment that is visually and physically designed to be part of a larger development is acceptable. • Large scale residential developments, such as condominium apartment blocks and office towers, shall be encouraged to include adequate, secure indoor bicycle storage for residents or employees, and charging stations for electric vehicles. • The exterior vehicular ramps and entrances to structured parking below or above grade shall be located at the rear or side of buildings, and avoid locations in close proximity of streets and street corners. • Well defined, safe pedestrian entrances to structured parking will be provided from streets. • Any surface parking areas, drive-aisle and accesses will be located at the rear and sides of development, and shall generally not exceed 30 percent of the total width of any street frontage of a lot. • Access to parking and automobile drop-off areas will be designed to minimize pedestrian/vehicular conflict. The number of vehicular access points will be kept to a minimum to reduce potential conflict between pedestrians, cyclists and motor vehicles. • Adequate short-term bicycle parking should be provided at grade for larger developments. At grade short-term bicycle parking should be located close to building entrances (residential lobbies, retail store entrances and office entrances). • Loading areas shall be located at the side or the rear of buildings, or below grade or within the building where feasible. Where loading areas are located to the side of a building, it should be screened from public view. • Waste and recycling facilities shall be fully enclosed and encouraged to be integrated with the principal building on a site. - 17 - • Internal routes to loading areas and waste and recycling facilities are encouraged to be designed to avoid crossing primary vehicular circulation routes and walkways. • Transformer vaults, utility meters and other services shall be located within the building and/or internal to the site and away from public view. • Service and utility areas shall be concealed with fencing, screens, and landscaping, and use materials that coordinate or blend with the main structure. Cluster or group utilities to minimize the visual and other impacts on the streetscape and public spaces. • Building exhaust and other service intake or output vents shall be located and concealed to avoid impact on public sidewalks, outdoor spaces and adjacent development. Service intake vents shall generally not project 1.2 metres above finished grade and no closer than 4.0 metres to a street line. • At least 10 percent of each lot shall be landscaped. • A landscape buffer of at least 3.0 metres wide shall be encouraged along surface parking lots situated adjacent to a street, to limit its visual impact on the public realm, to ensure a safe and comfortable pedestrian realm, and to mitigate stormwater runoff from paved areas. • Landscape buffers or landscaping within properties shall include a combination of indigenous deciduous and evergreen trees and shrubs that are hardy, tolerant to de-icing agents; and adaptable to urban conditions. • Soft landscaping elements such as trees and shrubs, and hard landscaping elements such as rockery and water features should be used to enhance the visual image of a site and to define pedestrian routes and private open spaces on a property. • Foundation planting may be incorporated to soften the visual impact of continuous building mass along the street edge. • Pedestrian scaled lighting shall be used to illuminate pedestrian connections and private open spaces. • Accent lighting may be used to accentuate landmark buildings, prominent building façades, landscape features and public art. • Building entrances should be accentuated through exterior lighting to provide a safe pedestrian environment and to assist with wayfinding. Building Design • The shadow impacts of buildings on public open spaces and private amenity areas shall be minimized. • Design buildings with a defined base, middle and top section to emphasize human scale dimensions, reduce appearance of bulk and to create an interesting skyline. • The base component (podium) of a building generally establishes the height of the street wall along a street and establishes human scale at the street level. The building podium should be at least 3 storeys before any building step-backs are introduced. The base shall have a - 18 - minimum floor-to-ceiling height of 4.5 metres along active at grade frontage to accommodate a range of uses over time. • The middle component of a building generally constitutes the bulk of the building and typically consists of office or residential uses. The floor plate above the podium shall not exceed 850 square metres. Continuous blank walls are generally not permitted on tower faces. • The top of a building is where the building wall meets the roof. The top of towers should be attractively designed using setbacks, articulation and other means to contribute positively to the skyline. The tower tops should screen rooftop mechanical equipment through roof parapets or by incorporating mechanical penthouses and elevator cores into the design of the building top to contribute to an attractive skyline profile. • All buildings should be built with high quality, enduring materials such as brick, stone, and glass. Materials that do not age well, such as stucco, vinyl, and highly reflective glass will be discouraged. • Variation in façade treatment, building materials and colours shall be sought along the street edge in order to create an appealing and interesting streetscape. • Large expanses of blank walls should be avoided by façade articulation (i.e., recessions or projections), fenestration, cornices, vertical pillars, and prominent entrances that respond to the massing and architectural style of the building. • Service meters and connections, vents and building utilities on façades facing public streets shall be minimized by concealment (i.e., landscape screening or sensitively integrating them within the building design). • Development within the City Centre shall be encouraged to incorporate sustainable development practices such as optimizing energy efficiency of buildings, Leadership in Energy and Environmental Design (LEED) certification or alternative equivalent for new private and public buildings, providing vehicle charging stations, and low impact development practices (i.e., the use of grey water systems). • Roof tops are encouraged to include green roof spaces for environmental sustainability, amenity space for residents or urban agriculture. • Bird-friendly glazing should be installed on tall buildings in locations that are within known migratory routes. • Landscape opportunities should be maximized within the City Centre in order to increase the tree canopy, improve air quality and groundwater infiltration. • The roofs of mid-rise and tall buildings and podiums shall be encouraged to have green or vegetated roofs to improve environmental performance of the building and provide amenity space where appropriate. • The design and orientation of buildings shall consider aspects such as passive solar gain, minimizing the adverse shadow impacts on adjacent buildings, streets and open spaces, and minimizing adverse wind impacts on the public realm. - 19 - Attachment #6 to Information Report 14-21 Proposed Definition Existing Definition for Lot Area: “Lot Area” means the total horizontal area of a lot; Proposed Site Specific Definition for Lot Area: “Lot Area”: notwithstanding further division of the Subject Lands, and notwithstanding Section 5.0 of By-law 7553/17, Lot Area shall be: •the total area of all lands shown on Figure 6.8.3(a) as of the date of passage of this By-law; and •for greater certainty in interpretation, the Lot Area shall be deemed to be 19,773.9 square metres, as shown in Figure 6.8.3(a). Figure 6.8.3(a) - 20 - Report to Planning & Development Committee Report Number: PLN 36-21 Date: October 4, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Proposed Telecommunication Tower Installations Bell Mobility Rick Johnson Memorial Park (2631P Sapphire Drive) – Installation #71 Foxtail Green (1088P Foxtail Crescent) – Installation #72 Recommendation: 1. That Bell Mobility be advised that City Council objects to the proposal for a 20.0-metre high monopole telecommunication tower located at the Rick Johnson Memorial Park (2631P Sapphire Drive), based on the design and location of the proposal; and 2. That Bell Mobility be advised that City Council objects to the proposal for a 20.0-metre high monopole telecommunication tower located at the Foxtail Green (1088P Foxtail Crescent), based on the design and location of the proposal. Executive Summary: Bell Mobility has submitted 2 separate proposals to construct 20.0-metre high monopole telecommunication towers located on lands owned by the City, at Rick Johnson Memorial Park (2631P Sapphire Drive) and Foxtail Green (1088P Foxtail Crescent) within the Seaton Area (see Air Photo Map, Installation #71, Attachment #1; and Air Photo Map, Installation #72, Attachment #2). On behalf of Bell Mobility, FONTUR International Inc. has completed the public consultation requirements for both proposed towers, in accordance with the City’s Radiocommunication and Broadcasting Antenna System Protocol (‘Cell Tower Protocol’). The City received over 50 written comments in opposition, and 30 residents spoke in objection during the public information session held on March 25, 2021 for the proposed tower at Rick Johnson Memorial Park. Over 100 written comments were received in opposition, and 32 residents spoke in objection during the public information session held on March 18, 2021 for the proposed tower at Foxtail Green. In addition, the City received a petition from area residents in objection to the proposed towers at Rick Johnson Memorial Park and Foxtail Green, which collected over 300 signatures. The key concerns expressed by area residents are outlined in Section 2.3 of this report. City staff have reviewed the proposed installations against the City’s Cell Tower Protocol. The towers are proposed to be located in an urban residential area, adjacent to numerous residential properties, children’s playgrounds and future school sites. There are residential lots immediately to the north, east, south and west of each park. The locations of the proposed towers will have significant visual impacts on the immediate residential property owners. In addition, the parks are located within a new urban area and therefore, do not benefit from having mature vegetation. Considering the height of the proposed towers, the lack of vegetation within the parks, and Rick Johnson Memorial Park and Foxtail Green being central focal points of the neighbourhood, there is little opportunity to mask views of the towers. - 21 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 2 The Durham Catholic District School Board has stated their objection to the proposed tower at Rick Johnson Memorial Park, due to the tower’s close proximity to elementary school-aged children. In addition, Trans-Northern Pipeline has stated that the location of the proposed tower at Foxtail Green poses a direct threat to the safe operation of the pipeline. The proposed towers do not meet the requirements of the City’s Cell Tower Protocol with respect to design and location and will have a significant visual impact on the immediate area. Staff recommends that Bell Mobility be advised that Council objects to the proposed telecommunication towers located at Rick Johnson Memorial Park (2631P Sapphire Drive) and Foxtail Green (1088P Foxtail Crescent), based on the design and other details submitted with the applications. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description Rick Johnson Memorial Park (2631P Sapphire Drive, Installation #71) is located on the west side of Burkholder Drive, south of Kingpeak Crescent and east of Sapphire Drive. The site contains a children’s playground and is adjacent to a future school site to the south (see Air Photo Map, Installation #71, Attachment #1). Foxtail Green (1088P Foxtail Crescent, Installation #72) is located on the southwest corner of Dragonfly Avenue and Sapphire Drive, east of Foxtail Crescent. The site contains a children’s playground and splash pad. The property is adjacent to a Trans-Northern pipeline to the south (see Air Photo Map, Installation #72, Attachment #2). The Pickering Official Plan designates both subject properties as “Urban Residential Areas – Low Density Area”. The lands are zoned Open Space Zone (“OS”) within Zoning By-law 7364/14, as amended by By-law 7857/21. A telecommunication tower is a permitted use under the linear utilities exemption of Zoning By-law 7364/14, as amended. 1.2 Applicant’s Proposals Bell Mobility is proposing a 20.0-metre high monopole telecommunication tower at Rick Johnson Memorial Park. The tower is proposed to be located along the west property boundary, adjacent to Burkholder Drive (see Submitted Site Plan, Installation #71, Attachment #3). Also proposed is a 1.25 square metre equipment cabinet, which contains supporting infrastructure for the tower (see Submitted Rendering, Attachment #5). The proposed access to the tower and cabinet is from Burkholder Drive along the west property boundary. - 22 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 3 Bell Mobility is also proposing a 20.0-metre high monopole telecommunication tower at Foxtail Green. The tower is proposed to be located at the southeast corner of the site, adjacent to Sapphire Drive (see Submitted Site Plan, Installation #72, Attachment #4). Also proposed is a 1.25 square metre equipment cabinet, which contains supporting infrastructure for the tower (see Submitted Rendering, Attachment #5). The proposed access to the tower and cabinet is through an existing asphalt pathway, which connects to Sapphire Drive. 2. Comments Received 2.1 Agency Comments 2.1.1 Region of Durham, Works Department • Applicant to confirm that there are no conflicts with existing or proposed utilities before proceeding with the installation of the communication towers. 2.1.2 Trans-Northern Pipelines Inc. (TNPI) • No objections to the proposed tower at Rick Johnson Memorial Park (Installation #71). • The proposed tower at Foxtail Green (Installation #72) is in close proximity to a Trans-Northern pipeline, which is incompatible with TNPI's safety requirements. The location of the proposed tower poses a direct threat to the safe operation of the pipeline, both from a constructability point of view for cathodic interference, as well as potential damage in the event of a collapse of the proposed tower. • At the very least, the proposed tower must be located a distance equal to or greater than the height of the tower from the Trans-Northern pipeline. • TNPI cannot give consent for activities or installations which may endanger the pipeline or interfere with the operation, inspection or maintenance of the pipeline. 2.1.3 Enbridge Gas Inc. • No objections to the proposed towers at Rick Johnson Memorial Park or Foxtail Green. However, Enbridge Gas Inc. reserves the right to amend their development conditions. 2.1.4 Durham Catholic District School Board • Rick Johnson Memorial Park is located adjacent to a designated school site for the Durham Catholic District School Board. The Board is concerned with having a cellular tower in close proximity to elementary school-aged children. • The Durham Catholic District School Board recommends that no cellular tower be located in the Rick Johnson Memorial Park. 2.1.5 Durham District School Board • The Durham District School Board has a future elementary school site reserved across the street from Rick Johnson Memorial Park, at the northeast corner of Burkholder Drive and Azalea Avenue. Any work to the future proposed cell tower that is completed during school operating hours is to be communicated to the Board and all safety measures must be enforced. - 23 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 4 2.2 City Department Comments 2.2.1 Engineering Services Department If the towers receive approval for the proposed locations at Rick Johnson Memorial Park and Foxtail Green, the following conditions apply: • The applicant will be responsible for all site restoration work in the boulevard and adjacent parkland associated with these installations, completed to the satisfaction of the City of Pickering. • At Foxtail Green, the asphalt path going through the pipeline corridor needs to be added to the Site Plan. • At Foxtail Green, the proposed compound location must be shifted to provide a minimum of 1.0-metre clearance from the asphalt path. One existing deciduous tree located west of the proposed compound will need to be relocated. The final location of this tree needs to be confirmed on-site with the City's Landscape Architect. 2.2.2 Fire Services Department • No objections to the proposed towers at Rick Johnson Memorial Park or Foxtail Green. 2.3 Public Notification has been completed FONTUR International Inc. (‘FONTUR’) has completed the public consultation requirements for each application in accordance with the City’s Cell Tower Protocol. As these proposals are located in an urban residential area, the minimum circulation radius of 150 metres from the tower locations was applied. Two public notice signs were posted at Rick Johnson Memorial Park for Installation #71. The signs were located at the corners of Burkholder Drive and Azalea Avenue, and Sapphire Drive and Azalea Avenue. Two notice signs were also posted at Foxtail Green for Installation #72. The signs were located along Sapphire Drive and at the corner of Dragonfly Avenue and Toffee Street. In partnership with the City, FONTUR hosted two public information sessions, one for each proposed tower. The information session for Installation #71 was held on March 25, 2021, between 7:00 pm and 9:00 pm. The information session for Installation #72 was held on March 18, 2021, between 7:00 pm and 9:00 pm. Those in attendance at the information sessions included representatives of FONTUR, Ward 3 Councillors, City staff, and numerous area residents. The City received over 50 written comments in opposition and 30 residents spoke in objection during the public information session held on March 25, 2021 for the proposed tower at Rick Johnson Memorial Park. Over 100 written comments were received in opposition and 32 residents spoke in objection during the public information session held on March 18, 2021 for the proposed tower at Foxtail Green. In addition, the City received a petition from area residents in objection to the proposed towers at Rick Johnson Memorial Park and Foxtail Green, which collected over 300 signatures. The key concerns expressed by area residents in regards to the proposed towers include: - 24 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 5 • concerned with the health and safety of the proposed cell towers; • concerned with the perceived impacts on property value associated with the proposed cell towers; • concerned with the proposed location of the cell towers in proximity to children’s playgrounds; • concerned with the proposed location of the cell tower at Rick Johnson Memorial Park adjacent to a future school site to the south; • concerned with the proposed location of the cell tower at Foxtail Green adjacent to the Trans-Northern pipeline to the south; • concerned with the height of the cell towers and the design of the equipment cabinets; • concerned with the inconsistency of the location of the cell towers in relation to criteria in the City’s Cell Tower Protocol; and • concerned related to the maintenance of the cell towers. 2.4 Post Notification has not been completed In accordance with Section 9.0 of the City’s Cell Tower Protocol, the applicant must address all applicable concerns received from area residents, make all efforts to resolve them in a mutually acceptable manner and must keep a record of all associated communications. The applicant must provide to the City a package summarizing the results of the public consultation process, which must include the following information: • attendance list and contact information from the public information session; • all written public comments and/or concerns received by the applicant regarding the proposal; • the applicant’s response to the public comments and/or concerns, outlining how the concerns were or will be addressed, or alternatively, by clearly indicating why such concerns are not applicable; and • details of any modifications to the proposal including revised plans and drawings, if applicable. The City has not received a Public Consultation Summary Report, outlining the above-noted information, from the applicant. 3. Assessment of the Proposal against the City’s Cell Tower Protocol The City’s Cell Tower Protocol was established to provide direction for applicants on the location and design of cell towers and provide criteria for staff, in order to assess a proposal. City Development staff have reviewed the proposed cell tower against the location and design criteria of the City’s Cell Tower Protocol (‘the Protocol’). 3.1 The proposal does not maintain the location criteria of the City’s Protocol The Protocol specifies “preferred” and “discouraged” locations for new antenna systems in order to minimize the number of towers and facilities required to service the City and limit the visual impacts of towers on the surrounding area. The Protocol outlines that sites within industrial, commercial, and non-residential, or that maximize the distance from residential - 25 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 6 areas are preferred locations for antenna system installations. Additionally, the use of City-owned lands or facilities where technically feasible, is strongly encouraged. The City discourages the installation of new antenna systems in residential areas, on sites of topographical prominence that would obscure public views, and within environmentally sensitive lands or immediately adjacent to Heritage Properties. The proposed locations of the towers do not meet the City’s preferred location criteria, as they are located within an urban residential area close to existing residential lots, children’s playgrounds and future school sites. The proposed towers are located less than 50 metres from numerous residential lots. Additionally, Foxtail Green is one of the smallest parks within the Seaton Neighbourhood, having an area of approximately 0.35 of a hectare. The small size of the park will result in a tower near the children’s playground and splash pad, and close to existing residential dwellings. 3.2 The proposal does not incorporate the design considerations of the City’s Protocol The Protocol outlines specific design criteria that are required to be maintained to minimize the visual impact of a cell tower system on the surrounding area. The criteria require designs that: • accommodate for future co-location of additional carriers; • utilize stealth techniques such as flagpoles, clock towers, trees and light poles, where appropriate and in harmony with the context of the surrounding area; • utilize monopole towers with antennas shrouded or flush-mounted, particularly when the tower is proposed near a residential area; • are not illuminated, unless required by Transport Canada; and • screen equipment shelters by landscaping in a matter that is compatible and sensitive to the surrounding area. The design recommendations outlined above have not been incorporated into the proposal. The locations of the towers make the use of stealth techniques such as a tree design difficult, as the surrounding area has been recently urbanized, and does not benefit from having mature vegetation. The applicant did indicate to City staff that alternate design techniques or alterations could be considered for the proposed towers. However, considering the height of the proposed towers, the lack of vegetation within the parks, and Rick Johnson Memorial Park and Foxtail Green being central focal points of the neighbourhood, there is little opportunity to mask views of the towers. There are residential lots immediately to the north, east, south and west of each park. The locations of the proposed towers will have significant visual impacts on the immediate residential property owners. 3.3 Co-location and Alternative Locations have been examined The applicant provided justification reports to the City Development Department in support of the towers. The applicant investigated the opportunity to co-locate their equipment in the immediate area. FONTUR advised that there are no existing cell towers that would meet Bell Mobility’s coverage requirements. - 26 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 7 The closest tower to the proposed installations at Rick Johnson Memorial Park and Foxtail Green is approximately 1.1 kilometres away and is operated by Bell. FONTUR confirmed that due to the current capacity of this tower and the type of structure and design, this tower is not available for co-location and does not serve the capacity issues in the proposed areas. Four additional towers were also identified, which are located between 1.7 and 2.1 kilometres away. FONTUR confirmed that due to the distance of these towers from the proposed areas, co-location is not possible to meet Bell Mobility's coverage requirements. FONTUR has confirmed that the proposed towers have been designed to support and accommodate co-location by additional carriers. Following the public consultation process, City staff had a meeting with FONTUR and requested that the applicant explore alternative properties for the proposed towers, which were further from residential dwellings. FONTUR, on behalf of Bell Mobility, has not submitted details of any modifications to the proposals for Installation #71 or Installation #72. 4.Conclusion The proposals have been circulated and reviewed in accordance with the City’s Cell Tower Protocol. Staff recommend that City Council endorse the recommendations in this report as the installations do not satisfy the requirements of the City’s Cell Tower Protocol with respect to design and location requirements. The towers are located within an urban area that has numerous residential lots, and based on the design of the tower, will have a negative visual impact on the residents within the immediate area. The Durham Catholic District School Board has stated their objection to the proposed tower at Rick Johnson Memorial Park, due to the tower’s close proximity to elementary school-aged children. Trans-Northern Pipeline has also stated that the location of the proposed tower at Foxtail Green poses a direct threat to the safe operation of the pipeline. Attachments: 1.Air Photo Map – Installation #71 2.Air Photo Map – Installation #72 3.Submitted Site Plan – Installation #71 4.Submitted Site Plan – Installation #72 5.Submitted Rendering - 27 - Report PLN 36-21 October 4, 2021 Subject: Proposed Telecommunication Tower Installations #71 and #72 Page 8 Prepared By: Original Signed By Isabel Lima (Acting) Planner II Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 28 - Attachment #1 to Report #PLN 36-21 B urkholderDrive Cameo Street Azalea AvenueSkyridge Bouleva r d Dashwood Court Sa p p h ir e D riv eBelcourtStreet Hibiscus DriveT ig e rlily T r a ilDr awstringLa neFa s h i o n L a n e Cari n a T e r r a c e Ta n g re e n T r ail Cact u s C r e s c e n t Citri n e S t r e e t F l o r e ntin e Place Cali p e r L a n eAngora StreetEnc h a n t e d C r e s c e n t P urusPathBalti c L a n e Pelican TrailKingpeakCresc entOrenda Street PeterMatthewsDriveSepi a S q u a r e 1:4,000 SCALE: © 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, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: THIS IS NOT A PLAN OF SURVEY. Date: Sep. 13, 2021 Rick JohnsonMemorial Park L:\PLANNING\01-MapFiles\S\CommunicationTowers\Installation# 71 - Fontur International Inc\CT71_AirPhoto.mxd Installation #71 Installation #71Fontur International Inc.Rick Johnson Memorial Park (2631P Sapphire Drive) Future DurhamCatholic DistrictSchool BoardSite Future DurhamDistrict SchoolBoard Site - 29 - Attachment #2 to Report #PLN 36-21 Sapphire DriveBurkholderDriveCameo Street Belcourt Stre et Dragonfly Avenue Taunton Road Reflection PlaceToffee StreetSkyridge Bouleva r d Dashwood Court Fall Harvest CrescentTigerlily Trail Keystone MewsTa n g r e e n T rail Fa s h i o n L a n e Silk Street Clipper Lane Elmcreek MewsHollow Oak MewsMoonli ght Cresce ntOrenda Street Foxtail Crescent 1:4,000 SCALE: © 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, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: THIS IS NOT A PLAN OF SURVEY. Date: Sep. 13, 2021 L:\PLANNING\01-MapFiles\S\CommunicationTowers\Installation# 72 - Fontur International Inc\CT72_AirPhoto.mxd Installation #72 Installation #72Fontur International Inc.Foxtail Green (1088P Foxtail Crescent) Legend Trans-Northern Pipeline FoxtailGreenPark - 30 - Attachment #3 to Report #PLN 36-21 L:\Planning\01-MapFiles\S\CommunicationTowers\ August 20, 2021DATE: Applicant: Municipal Address: File No: Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department Installation #71 Rick Johnson Memorial Park (2631P Sapphire Drive) Fontur International Inc. Installation #71 - 31 - Attachment #4 to Report #PLN 36-21 L:\Planning\01-MapFiles\S\CommunicationTowers\ August 20, 2021DATE: Applicant: Municipal Address: File No: Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department Installation #72 Foxtail Green (1088P Foxtail Crescent) Fontur International Inc. Installation #72 - 32 - Attachment #5 to Report #PLN 36-21 Submitted Elevation Plan City Development Department Sept. 8, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Installation #71 & #72 Fontur International Inc.Applicant: DATE: File No: L:\Planning\01-MapFiles\S\CommunicationTowers\- 33 - Report to Planning & Development Committee Report Number: PLN 38-21 Date: October 4, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 (Southerly end of Dunn Crescent) Recommendation: 1. That Zoning By-law Amendment Application A 03/19, submitted by Joshani Homes Ltd., to permit 4 semi-detached dwellings units fronting onto the future southerly extension of Dunn Crescent, be approved, and that the draft Zoning By-law Amendment set out in Appendix I to Report PLN 38-21 be finalized and forwarded to Council. Executive Summary: The subject lands are located at the south end of Dunn Crescent, east of Rosebank Road, and south of Nomad Road within the Rosebank Neighbourhood. The subject lands have an area of approximately 2,000 square metres with approximately 14.0 metres of frontage along Dunn Crescent. The property is currently vacant with existing mature vegetation along the east property line (see Location Map and Air Photo Map, Attachments #1 and #2). Joshani Homes Ltd. has applied for a zoning by-law amendment to permit a residential development consisting of 4 semi-detached dwelling units fronting onto an extension of Dunn Crescent. The road is proposed to be extended approximately 22.9 metres to the south, with a right-of-way width of 20.0 metres, and terminating with a turning circle (see Submitted Conceptual Site Plan, Attachment #3). Through comments provided by City staff, the applicant has made changes from the original proposal. In an effort to have the semi-detached dwellings appear and function more similar to single detached dwellings, the applicant has made cosmetic changes from the original proposal by relocating the garage doors to abut the shared wall of each semi-detached dwelling and moving the front entrances to opposite sides of the main wall. Greater setbacks from the property lines are also proposed to provide adequate separation from established dwellings along Dunn Crescent and Nomad Road (see Submitted Building Elevations, Attachments #4, #5, #6 and #7). Staff support the zoning by-law amendment on the basis that the size and configuration of the proposed lots with the proposed zoning provisions will ensure that the final built form will be compatible with the existing neighbourhood. The proposal implements the policies of the Official Plan, the recommendations of the Infill and Replacement Housing Study, and is generally consistent with the Rosebank Neighbourhood Development Guidelines. - 34 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 2 Accordingly, staff recommend that the draft zoning by-law amendment as set out in Appendix I be finalized and forwarded to Council for approval. Financial Implications: The recommendations of this report do not present any financial implications for the City. Discussion: 1. Background 1.1 Property Description The subject lands are located at the south end of Dunn Crescent, east of Rosebank Road, and south of Nomad Road within the Rosebank Neighbourhood (see Location Map, Attachment #1). The subject lands have an area of approximately 2,000 square metres with approximately 14.0 metres of frontage along Dunn Crescent. The property is currently vacant with existing mature vegetation along the east property line. Surrounding land uses include (see Air Photo Map, Attachment #2): North: To the north is an established low-density residential neighbourhood consisting of semi-detached dwellings attached below grade, except for the abutting property to the north (municipally known as 629 and 631 Dunn Crescent), which contains a semi-detached dwelling attached above grade. West and South: To the west and south are detached dwellings. East: To the east, across the Canadian National Railway (CNR) corridor, is the Petticoat Creek Conservation Area. 1.2 Applicant’s Proposal The applicant has submitted a rezoning application to permit a residential development consisting of 4 semi-detached dwelling units fronting onto the future southerly extension of Dunn Crescent (see Submitted Conceptual Plan, Attachment #3). The table below summarizes the 4 proposed lot areas and frontages: Lot Number Proposed Lot Area Proposed Lot Frontage 1 322.7 square metres 11.9 metres 2 320.7 square metres 10.97 metres 3 502.5 square metres 10.71 metres 4 524.6 square metres 12.16 metres - 35 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 3 The applicant is proposing to create the new residential lots through the land severance process with the Region of Durham Land Division Committee. The proposed dwellings are 2-storeys and will have an approximate building height of 8.5 metres from established grade to the mid-point of the peaked roof (see Submitted Building Elevations, Attachments #4, #5, #6 and #7). Two parking spaces will be provided for each dwelling, one space within a private garage and the other on the driveway. After the Statutory Public Meeting, the applicant has made the following changes to the original proposal: •modified the design of the semi-detached dwellings to appear and function similar to a detached dwelling by relocating the garage doors to abut the shared wall of each semi-detached dwelling, and moved the front entrances to opposite sides of the main wall; •increased the minimum side yard width from 1.25 metres to 2.4 metres by removing a basement walkout in the side yards; and •increased the minimum north side yard width on Lot 1 to 3.5 metres. Dunn Crescent is proposed to be extended approximately 22.9 metres south with a right-of-way width of 20.0 metres. It will terminate with a turning circle at the south end of the subject property. The submitted arborist report has identified a total of 16 trees on the subject lands. Two trees are proposed to be removed due to the siting of the proposed dwelling units. A third tree has been identified to be removed due to its hazardous condition. The applicant is proposing to plant up to 8 additional trees within the development limits as compensation for the removal of 3 trees. 2.Comments Received 2.1 Public Open House, Statutory Public Meeting and Written Comments A Statutory Public Meeting was held on June 17, 2019, to provide information to area residents. A total of 6 residents provided a delegation. The following is a summary of key concerns and comments: •commented that developing semi-detached dwellings in a neighbourhood consisting of primarily single detached dwellings is not compatible with the existing neighbourhood character; •commented that the proposed development would increase shadowing effects on existing dwellings; •commented that there will be an increase in traffic and parking congestion; •commented that development of the subject lands will cause flooding and drainage issues for the abutting lots to the north fronting Nomad Road and Dunn Crescent; •questioned whether the existing stormwater management infrastructure can accommodate this development; and - 36 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 4 • commented reduced cul-de-sac size cannot appropriately accommodate the turning movements for emergency vehicles. A petition was received on October 23, 2019. The petition was signed by 295 residents in objection to the subject application. The petition cited overcrowding, traffic congestion, and not respecting the existing character and urban design of the neighbourhood as reasons for the objection. The City is also in receipt of letters of objection from the owners of 371 Rosebank Road, 379 Rosebank Road, 597 Nomad Road, and 599 Nomad Road citing similar concerns. 2.2 Region of Durham Comments • no concerns or objections with the Zoning By-law Amendment Application; • the Regional Official Plan (ROP) designates the subject lands as “Living Areas”, which is intended predominantly for housing purposes and to accommodate infill opportunities, where appropriate; • the draft conceptual plan and Noise and Vibration Study Feasibility Study, by Aercoustics, dated April 17, 2018, illustrates that the proposed lot configurations can comply with modified setback requirements to the railway corridor as determined by GO/Metrolinx; and • the proposed zoning by-law amendment conforms with the ROP. 2.3 City of Pickering Engineering Services Comments • Engineering Services Department is satisfied with the preliminary grading plan, construction management plan, geotechnical investigation report, arborist report, tree preservation plan, noise and vibration feasibility study, and functional servicing report submitted in support of the subject application; • the City reserves the right to provide additional comments, regarding detailed design, during the Land Division stage; • the design of the cul-de-sac has been reviewed and adequately accommodates emergency, snow removal, and waste vehicles; and • the cul-de-sac will be a municipal roadway and therefore maintenance, including snow removal, is the City’s responsibility. 2.4 Durham District School Board Comments • no objections, students generated from this development will attend existing neighbourhood schools. 3. Planning Analysis 3.1 The proposal conforms to the policies and provisions of the City’s Official Plan and the Neighbourhood Development Guidelines The subject lands are located within the Rosebank Neighbourhood and are designated as “Urban Residential Areas – Low Density Areas” within the Pickering Official Plan, which provides for housing and related uses with a net residential density of up to and including 30 units per net hectare. - 37 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 5 The subject properties are situated within Design Precinct No. 3 of the Council adopted Rosebank Neighbourhood Development Guidelines. This Precinct permits semi-detached and detached dwelling units. The minimum lot frontages for new lots for semi-detached dwellings created within this Precinct is approximately 10.5 metres and the minimum lot depth is approximately 30.0 metres. The proposed lot frontages range from 10.7 metres and 12.1 metres and have a minimum lot depth of approximately 30.0 metres. The proposal has a density of approximately 27 units per net hectare, which is within the density range for the lands designated Low Density in the City’s Official Plan. The proposed lot sizes with the requirements of Rosebank Neighbourhood Development Guidelines, and the proposed density is within the maximum permitted density ranges as permitted by the City’s Official Plan. 3.2 The proposal is compatible with the surrounding neighbourhood The City’s Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. The existing residential lots immediately north along Dunn Crescent and Nomad Road are zoned "SD-B" by By-law 2511, as amended by By-law 1849/84 (see Zoning Map, Attachment #8). The “SD-B” zone only permits semi-detached dwellings attached below grade. All properties within this zone are semi-detached dwellings linked below grade but appear as detached dwellings above grade. The exception to this is 629 and 631 Dunn Crescent, which features a semi-detached dwelling attached above grade that was approved by the Committee of Adjustment in 1993. This minor variance was granted to permit the construction of 2 semi-detached dwellings for Habitat for Humanity. The applicant has made cosmetic changes to the semi-detached units to match the appearance of the surrounding detached dwellings. Having regard to the existing zoning, the applicant is proposing similar building setbacks to create a more harmonious transition between the existing and proposed dwellings. The following table compares the existing zoning provisions of the “SD-B” Zone of By-law 1849/84 with the proposed zoning standards for the subject lands: - 38 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 6 Site-Specific By-law 1849/84 – "SD-B" Zoning Standards Proposed Zoning Standards Permitted Uses Semi-detached dwellings attached below grade Semi-detached dwellings Lot Area (minimum) 320 square metres 320 square metres Lot Frontage (minimum) 10.5 metres 10.5 metres Front Yard Depth (minimum) 6.0 metres 6.0 metres Side Yard Widths (minimum) Interior Side Yard: 1.5 metres, except that in the case of an interior side yard between a pair of attached single dwellings the minimum shall be 0.9 metres 2.4 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required Specific to Lot 1: 3.5 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required Rear Yard Depth (minimum) 7.5 metres 7.5 metres Lot Coverage (maximum) 35 percent 33 percent Building Height (maximum) 12.0 metres 8.5 metres Private Garages (minimum) 1 per dwelling, attached to the main building and located not less than 6.0 metres from the front lot line Minimum 1 private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line The proposed zoning provisions are either consistent with or more restrictive than the provisions in the neighbouring “SD-B” zone. The zoning standards will ensure that the overall scale and massing of the dwellings will be in keeping with the established building form within the neighbourhood. 3.3 The proposal will have minimal impacts concerning shadowing, privacy and overlook on the abutting properties The subject property is currently zoned “R4”, which permits a detached dwelling. The zoning by-law currently requires a minimum interior side yard width of 1.5 metres on both side yards should the dwelling have an attached garage. The zoning for the lots to the north requires a minimum interior side yard width of 1.5 metres between dwellings, and only 0.9 of a metre is required between a pair of dwellings that are attached below ground. - 39 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 7 Lot 1 will share a property line with the existing lots to the north along Nomad Road. To address concerns concerning shadowing, privacy and overlook, the applicant is proposing to increase the minimum side yard width to the north lot line for Lot 1 from the permitted 1.5 metres to a minimum of 3.5 metres. Furthermore, the applicant is proposing only two windows along the side elevations. One window is located along the staircase and is consistent with the height of the finished second floor, and the other looks out from the laundry room on the second floor of the dwelling. The limited number of windows on the side elevation will further minimize any overlook and privacy concerns into the rear yards of the abutting properties to the north. The proposed 2-storey semi-detached dwellings will maintain a maximum building height of 8.5 metres, which is slightly less than the City's current minimum building height requirement within the mature neighbourhood of 9.0 metres. Staff are of the opinion that the overall height, massing and setbacks for the proposed semi-detached dwellings will not result in any further adverse impacts on the existing residents to the north with respect to shadowing, privacy and overlook than the current “R4” zoning permissions. The current permissions allow for the construction of a detached dwelling with a maximum building height of 9.0 metres, a minimum side yard width of 1.5 metres and a maximum lot coverage of 33 percent. Staff are satisfied with the design of the dwellings, and the more restrictive zoning provisions will alleviate any concerns with respect to shadowing, privacy and overlook. 3.4 The proposal maintains the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study On September 28, 2020, City Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (Infill Study), which provides direction on the future evolution of the City’s identified established neighbourhood precincts so that neighbourhood precinct character is properly considered through the development and building approval processes. In addition, Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts, August 2020, to support and enhance neighbourhood precinct characteristics. On September 13, 2021, the Planning & Development Committee considered Report PLN 33-21, which recommended Official Plan Amendment, Zoning By-law Amendment, and Revised Urban Design Guidelines for Infill & Replacement Housing in Established Neighbourhood Precincts, dated August 2021, to implement the recommendations of the Infill Study. The report also recommended refinements to the boundaries of the proposed Established Neighbourhood Precincts. The subject lands are within the recommended “Established Neighbourhood Precinct” for the Rosebank Neighbourhood. Staff have reviewed the Dunn Crescent proposal considering the recommended policies, performance standards and guidelines for Infill - 40 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 8 Housing. The recommended Official Plan policies and Revised Urban Design Guidelines, August 2021, for Infill Housing, outline that when considering applications for infill and/or replacement housing, the proposed development is to be compatible with the character of the neighbourhood with respect to: scale; side yard setbacks and separation distances between dwellings; lot widths; front yard setbacks; garage location; maximizing front yard landscaping; and preservation of existing mature trees. The proposed development at Dunn Crescent and the associated recommended zoning performance standards for the new lots were compared with the recommended performance standards of the Infill and Replacement Housing Zoning By-law (see Infill and Replacement Housing Recommended Zoning Performance Standards for the Rosebank Established Neighbourhood Precinct, Attachment #9). The Dunn Crescent proposal is consistent with the recommended official plan policies for Infill Housing and meets or exceeds the recommended minimum zoning standards. 3.5 Sufficient number of parking spaces are available to accommodate the proposal The applicant is providing 2 parking spaces per dwelling unit, with 1 space within a private garage and 1 space in the driveway. This parking ratio is consistent with the existing parking ratio for the surrounding dwellings. The proposed private garages will have a minimum interior dimension of 3.0 metres in width by 6.0 metres in length, which will provide adequate space for the storage area of household items and the parking of a vehicle. The proposed driveways will have a minimum width of 3.5 metres and a length ranging between 6.0 metres and 7.5 metres, which can adequately accommodate a second vehicular on the driveway. In addition, there will be opportunities for on-street parking to serve the future residents within the extension of Dunn Crescent. Staff are satisfied that sufficient parking will be provided to accommodate this development. 3.6 The proposed southerly extension of Dunn Crescent is acceptable Dunn Crescent is proposed to be extended approximately 22.9 metres to the south, terminating with a turning circle. The road will have a right-of-way of 20.0 metres and the proposed turning circle will have a 10.0 metre radius. The design of the cul-de-sac has been reviewed by Engineering Services, and the design of the cul-de-sac will accommodate emergency, snow removal, and waste vehicles. The cul-de-sac will be a municipal roadway and therefore maintenance, including snow removal, will be the City’s responsibility. 3.7 The proposed grading and drainage will not negatively impact the existing properties in the immediate area Area residents expressed concerns that drainage from the development of the subject lands would negatively impact existing properties in the immediate area. A Functional Servicing Report, prepared by Counterpoint Engineering, dated November 2020, was submitted in support of the proposal. The applicant is proposing a private catch basin at the northwest corner of the site that will capture external drainage - 41 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 9 and rear yard drainage from the proposed Lot 1 and discharge it to the ditch at the south property limit. As such, the proposed grading and drainage from the development will not alter or change the grading and drainage pattern on the surrounding properties. The City reserves the right to provide additional comments regarding the installation of services, grading, and drainage and other local services during the Land Division stage. The applicant will be required to submit detailed plans to be reviewed by City staff to ensure compliance with City’s engineering standards. The required detailed drainage and grading plans for the development will ensure that drainage from the development will not negatively impact adjacent properties. Grading and drainage issues are not expected to impact the existing lots surrounding the subject property as a result of this development. 3.8 Metrolinx supports a reduced building setback from the rail corridor The subject property is located immediately adjacent to the Lakeshore East Rail Corridor. The standard setback requirement for new residential developments adjacent to a CNR corridor is a minimum of 30.0 metres from the property line of the corridor to the main wall of the dwelling. The proposed 18.5 metre setback from CN Rail is adequate. The Noise and Vibration Study Feasibility Study, prepared by Aercoustics, dated April 17, 2018, demonstrates that the proposed setback complies with modified setback requirements to the rail corridor as determined by Metrolinx. A sound attenuation fence is required and will be secured through a Development Agreement with the City through a condition of approval in the land division process. 3.9 Technical matters related to the City will be addressed as conditions of Land Division If Council approves this rezoning application to facilitate the future creation of 3 lots for semi-detached dwellings, the City will have the opportunity to provide comments and recommend conditions of approval to the Region of Durham Land Division Committee to address development/technical matters such as, but not limited to: •noise attenuation measures; •construction management/erosion and sediment control; •stormwater management; •on-site grading and drainage; •site servicing; •fencing; •street tree planting and tree compensation; and •payment of cash-in-lieu of parkland dedication. 4.Conclusion Staff support the rezoning application to permit 4 semi-detached dwellings units fronting onto the future southerly extension of Dunn Crescent and recommends that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 38-21 be forwarded to Council for enactment, subject to any technical changes. - 42 - Report PLN 38-21 October 4, 2021 Subject: Joshani Homes Ltd. (A 03/19) Page 10 5. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix: Appendix I Recommended Zoning By-law Amendment for Zoning By-law Amendment A 03/19 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Plan 4. Submitted Building Elevation – Front Elevation 5. Submitted Building Elevation – Left Side Elevation 6. Submitted Building Elevation – Right Side Elevation 7. Submitted Building Elevation – Rear Elevation 8. Zoning Map 9. Infill and Replacement Housing Recommended Zoning By-law Performance Standards for the Rosebank Established Neighbourhood Precinct Prepared By: Original Signed By Felix Chau Planner II Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Original Signed By Kyle Bentley, P.Eng. Director, City Development & CBO FC:NS:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 43 - Appendix I to Report No. PLN 38-21 Recommended Zoning By-law Amendment for Zoning By-law Amendment A 03/19 - 44 - Draft The Corporation of the City of Pickering By-law No. XXXX/21 Being a By-law to amend Zoning Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, on Part of Lot 72, Plan 418, Now Part 2, 40R-30097, in the City of Pickering. (A 03/19) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lot 72, Plan 418, Now Part 2, 40R-30097, in the City of Pickering to permit the development 4 lots for semi-detached dwellings; And whereas an amendment to Zoning By-law 2511, as amended, is required to permit such uses; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules Schedules I and II attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands being Part of Lot 72, Plan 418, Now Part 2, 40R-30097, in the City of Pickering, designated “SD1” on Schedule I attached hereto. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) “Bay, Bow, Box Window” shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (2) “Height, Building” shall mean the vertical distance between the established grade, at the front of the house, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height between eaves and ridge. - 45 - By-law No. XXXX/21 Page 2 Draft (3) (a) “Lot” shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision. (b) “Lot Frontage” shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (4) “Private Garage” shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (5) (a) “Yard” shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon. (b) “Front Yard” shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot. (c) “Front Yard Depth” shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot. (d) “Rear Yard” shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (e) “Rear Yard Depth” shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (f) “Side Yard” shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot. (g) “Side Yard Width” shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot. - 46 - By-law No. XXXX/21 Page 3 Draft 5. Provisions (1) Uses Permitted (“SD1” Zone) No person shall within the lands zoned “SD1” on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (a) Semi-Detached Dwelling (2) Zone Requirements (“SD1” Zone) No person shall within the lands zoned “SD1” on Schedule I attached hereto, use any lot or erect, alter, or use any building except in accordance with the following provisions: (a) Lot Frontage (minimum) 10.5 metres (b) Lot Area (minimum) 320 square metres (c) Front Yard Depth (minimum) 6.0 metres (d) Side Yard Depth (minimum) (i) 2.4 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required (ii) Despite Section 5(2)(d)(i) above, 3.5 metres, except where semi-detached dwellings on abutting lots share a common wall, no interior side yard shall be required for a lot in the diagonally crossed area as shown on Schedule II to this by-law (f) Rear Yard Depth (minimum) 7.5 metres (i) Building Height (maximum) 8.5 metres (j) Lot Coverage (maximum) 33 percent (k) Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit for resident, one of which must be provided within an attached private garage. (l) Driveway Width (maximum) Maximum driveway width shall not exceed the width of the exterior walls of the private garage(s). (m) Garage Requirements Minimum one private garage per lot attached to the main building, the vehicular entrance of which shall be located not less than 6.0 metres from the front lot line. - 47 - By-law No. XXXX/21 Page 4 Draft (3) Special Provisions The following special provisions shall apply to lands zoned “SD1” on Schedule I: (a) Obstruction of Yards (maximum): (i) uncovered and covered unenclosed porches and associated stairs not exceeding 1.5 metres in height above established grade may encroach a maximum of 2.0 metres into the minimum required front or flankage yard; (ii) uncovered balconies, decks and associated stairs, not exceeding 1.5 metres in height above grade may encroach a maximum of 3.0 metres into the required rear yard, provided they are setback 0.6 metres from a side lot line; (iii) balconies located above the first floor projecting or inset in the rear are prohibited; (iv) bay, box or bow window, with or without foundation, having a width of up to 4.0 metres may encroach a maximum of 0.6 metres into any required yard or half the required side yard, whichever is less; and (v) window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eaves troughs, and other similar architectural features are permitted to project a maximum of 0.6 metres into any required yard and are required to be setback 0.6 metres from a side lot line. 6. By-law 2511 By-law 2511, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXX, 2021. ________________________________ David Ryan, Mayor ________________________________ Susan Cassel, City Clerk Draft Draft - 48 - SD1SD1 Nomad Road Dunn CrescentClerk Mayor Schedule I to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 2021 101.4m 25.9m23.0m89.53m - 49 - Nomad Road Dunn CrescentClerk Mayor Schedule II to By-LawPassed ThisDay of i NXXXX/21XXrd XXXX 2021 30.5m 13.3m12.0m26.1m - 50 - Attachment #1 to Report PLN #38-21 HoustonCourt DunnCrescentCowan Circle KimtonCourt Rodd Avenue GillmossRoad Rosebank RoadPikeCourtNomad RoadWoodgrangeAvenueRougemount Drive Staghorn RoadMaitlandDrive Oakwood DriveMooreland sCrescent DysonRoadGillmoss RoadBellaVistaDrive 1:5,000 SCALE: © 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, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: A 03/19Joshani Homes Ltd.Pt Lot 72, Plan 418, now Part 2, 40R-30097 THIS IS NOT A PLAN OF SURVEY. Date: Apr. 15, 2019 SubjectLands E(Dunn Crescent) ¯ - 51 - Attachment #2 to Report PLN #38-21 HoustonCourt DunnCrescentCowan Circle KimtonCourt Rodd Avenue GillmossRoad Rosebank RoadPikeCourtNomad RoadWoodgrangeAvenueRougemount Drive Staghorn RoadMaitlandDrive Oakwood DriveMooreland sCrescent DysonRoadGillmoss RoadBellaVistaDrive 1:5,000 SCALE: © 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, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: A 03/19Joshani Homes Ltd.Pt Lot 72, Plan 418, now Part 2, 40R-30097 THIS IS NOT A PLAN OF SURVEY. Date: May. 13, 2019 SubjectLands E(Dunn Crescent) ¯ - 52 - Attachment #3 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 2, 2021DATE: Applicant: Property Description: File No: Submitted Conceptual Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. Part of Lot 72, Plan 418, Now Part 2, 40R-30097 ( Dunn Crescent) - 53 - Attachment #4 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Front Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 - 54 - Attachment #5 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Left Side Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 - 55 - Attachment #6 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Right Side Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 - 56 - Attachment #7 to Report PLN #38-21 L:\Planning\01-MapFiles\A\2019 Sep. 9, 2021DATE: Applicant: Property Description: File No: Submitted Building Elevation - Rear Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/19 Joshani Homes Ltd. ( Dunn Crescent) Part of Lot 72, Plan 418, Now Part 2, 40R-30097 - 57 - Attachment #8 to Report PLN #38-21 RoddAvenueDysonRoad Dunn CrescentKimtonCourt Rosebank RoadRougemount Drive Nomad Road SD-B R4 SD-B R(RH) R4 O2 SD-B S4-14 R3 OSR4 SR4R3 R4 S R4 R4 S R41:2,000 SCALE: © 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, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Sep. 15, 2021EZoning MapFile:Applicant:Joshani Homes Ltd. This zoning map is a graphical representation of the zoning schedules and is not a plan of survey. The zoning schedules in Zoning By-Law 2511, as amended, are the official schedules. In any situation where the zoning schedules are found to differ from this map, the text of thesigned By-Law, as amended, will take precedence in the interpretation of zoning. ¯ Municipal Address: A 03/19 Dunn Crescent SubjectLands - 58 - Attachment #9 to Report PLN #38-21 Infill and Replacement Housing Recommended Zoning By-law Performance Standards for the Rosebank Established Neighbourhood Precinct Provision Recommended Infill Housing Standard Proposed Development Lot 1 Lot 2 Lot 3 Lot 4 Dwelling Depth (maximum) For lots with depths up to and including 40 metres: 17 metres 11.9 metres 11.9 metres For lots with depths greater than 40 metres: 20 metres 11.9 metres 11.9 metres Dwelling Height (maximum) 9.0 metres 8.5 metres 8.5 metres 8.5 metres 8.5 metres Driveway Width (maximum) 6.0 metres 3.5 metres 3.5 metres 3.5 metres 3.5 metres Front Entrance (maximum elevation) 1.2 metres above grade 0.3 metres 0.3 metres 0.3 metres 0.3 metres Front Yard Setback (maximum) Shall not be more than 1.0 metre beyond the average of the existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 7.0 metres Proposed Setback: 7.0 metres Abutting lots: 6.0 metres & 7.0 metres Proposed Setback: 7.0 metres Front Yard Setback (minimum) Shall be equal to the shortest existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 6.09 metres Proposed Setback: 6.09 metres Abutting lot: 7.0 metres Proposed Setback: 7.0 metres Abutting lots: 6.0 metres & 7.0 metres Proposed Setback: 7.0 metres Interior Garage Size (minimum) Width: 3.0 metres Length: 6.0 metres Width: 3.0 metres Length: 6.0 metres Width: 3.0 metres Length 6.0 metres Width: 3.0 metres Length: 6.0 metres Width: 3.0 metres Length: 6.0 metres Lot Coverage (maximum) For lots less than 1,000 square metres in area: 33% 30.96% 31.15% 19.89% 19.05% - 59 -