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June 6, 2022
Planning & Development Committee Meeting Agenda June 6, 2022 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Members of the public may attend the meeting in person, or 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. Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual audio telephone connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. A maximum of 10 minutes shall be allotted for each 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. 09-22 1 Draft Plan of Subdivision Application SP-2022-01 Zoning By-law Amendment Application A 03/22 Highglen Homes Limited Northeast corner of Finch Avenue and Nature Haven Crescent 4.Delegations Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual audio telephone connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. Planning & Development Committee Meeting Agenda June 6, 2022 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. A maximum of 10 minutes shall be allotted for each 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. 5.Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 29-22 16 Zoning By-law Amendment Application A 08/21 (R1) Tribute (Liverpool) Limited Northwest corner of Highway 401 and Liverpool Road Recommendation: 1.That Zoning By-law Amendment Application A 08/21 (R1), submitted by Tribute (Liverpool) Limited, to permit a high-density, mixed-use development, consisting of 3 residential towers having heights of 46, 49, and 53 storeys, containing a total of 1,779 units and 1,155 square metres of commercial space at grade, located at the northwest corner of Highway 401 and Liverpool Road, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 29-22, be finalized and forwarded to Council for enactment; and, 2.That Council grants an exemption in accordance with Section 45 (1.4) of the Planning Act, R.S.O. 1990; c. P.13 as amended, and permits the Committee of Adjustment to consider minor variance applications, resulting from the processing of future site plan or building permit applications submitted by Tribute (Liverpool) Limited, for the lands located at the northwest corner of Highway 401 and Liverpool Road, before the second anniversary of the day on which an applicant-initiated zoning by-law amendment was enacted for the subject lands. 5.2 Director, City Development & CBO, Report PLN 30-22 51 Official Plan Amendment OPA 20-003/P Zoning By-law Amendment Application A 07/20 Site Plan Application S 06/20 Planning & Development Committee Meeting Agenda June 6, 2022 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road Recommendation: 1.That Official Plan Amendment Application OPA 20-003/P, submitted by Calloway REIT (Pickering) Inc., to add a site specific policy for the lands located at the northeast corner of Pickering Parkway and Brock Road, to permit a minimum net residential density of over 80 units per hectare and no maximum density, increase the maximum permitted Floor Space Index (FSI) to 5.0, and add additional uses to facilitate a phased, high-density, mixed-use development, be approved, and that the draft by-law to adopt Amendment 45 to the Pickering Official Plan, as set out in Appendix I to Report PLN 30- 22 be forwarded to Council for enactment; 2.That Zoning By-law Amendment Application A 07/20, submitted by Calloway REIT (Pickering) Inc., to permit a phased high-density, mixed-use development consisting of 5 towers with building heights ranging between 25 to 32 storeys, containing a total of approximately 1,599 residential units and 4,568 square metres of commercial space at grade, located at the northeast corner of Pickering Parkway and Brock Road, be approved, subject to the proposed zoning provisions contained in Appendix II to Report PLN 30-22, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment; and, 3.That Council grants an exemption in accordance with Section 45 (1.4) of the Planning Act, R.S.O. 1990; c. P.13 as amended, and permits the Committee of Adjustment to consider minor variance applications resulting from the processing of Site Plan Application S 06/20 and future site plan for Phase 2 or building permit applications, submitted by Calloway REIT (Pickering) Inc., for the lands located at the northeast corner of Pickering Parkway and Brock Road, before the second anniversary of the day on which an applicant-initiated zoning by-law amendment was enacted for the subject lands. 6.Other Business Planning & Development Committee Meeting Agenda June 6, 2022 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Doody-Hamilton For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 7.Adjournment Information Report to Planning & Development Committee Report Number: 09-22 Date: June 6, 2022 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision Application SP-2022-01 Zoning By-law Amendment Application A 03/22 Highglen Homes Limited Northeast corner of Finch Avenue and Nature Haven Crescent 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Draft Plan of Subdivision and Zoning By-law Amendment, submitted by Highglen Homes Limited, to facilitate a residential 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 applications, ask questions of clarification and identify any planning matters. This report is for information and no decision on these applications is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject lands are located on the north side of Finch Avenue, east of Nature Haven Crescent and west of Altona Road within the Rouge Park Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 0.51 of a hectare with frontages along Finch Avenue and Nature Haven Crescent (see Air Photo Map, Attachment #2). Surrounding land uses are: North: To the north is the York/Durham truck sanitary sewer, the Canadian Pacific Railway (CPR) corridor and the Enbridge Pipeline. East: Immediately to the east is an existing detached dwelling fronting Finch Avenue. Further east is environmentally sensitive lands owned by the Toronto and Region Conservation Authority (TRCA) forming part of the Petticoat Creek Watershed. - 1 - Information Report 09-22 Page 2 South: Across Finch Avenue are existing detached dwellings fronting onto Finch Avenue and further south are environmentally sensitive lands forming part of the Petticoat Creek Watershed. West: To the west is an established residential subdivision consisting of detached dwellings fronting Nature Haven Crescent. 3.Applicant’s Proposal The applicant has submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment to permit a residential development consisting of 8 lots for detached dwellings fronting onto Nature Haven Crescent and Finch Avenue (see Submitted Draft Plan of Subdivision, Attachment #3, and Submitted Conceptual Siting Plan, Attachment #4). The table below provides a summary of the proposed land uses and associated land areas: Block/Lot Number Land Area Proposed Use Lots 1 to 8 0.46 of a hectare 8 lots for detached dwellings having lot frontages ranging between 15.0 metres and 18.5 metres. Two lots will front onto Finch Avenue and the remaining six lots will front Nature Haven Crescent. Roads 0.05 of a hectare Conveyance of municipal road (construction of turning elbow on Nature Haven Crescent) to the City. Block 1 0.00212 of a hectare A sight triangle at the intersection of Finch Avenue and Nature Haven Crescent is to be conveyed to the City. Total 0.512 of a hectare As part of the proposal, the applicant is proposing to complete Nature Haven Drive with the construction of a turning elbow along the northeast corner of the street, in accordance with the City’s standard. The average size of the proposed dwellings will be approximately 380 square metres (4,090 square feet) and will feature double-car garages. The applicant has requested a maximum building height of 9.0 metres, and all proposed zoning provisions are to be similar to the existing zoning along Nature Haven Crescent to ensure a consistent built form (see Conceptual Building Elevations, Attachment #5). - 2 - Information Report 09-22 Page 3 4.Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan designates the subject lands as “Living Areas”. The “Living Areas” designation shall be used predominately for housing purposes. The Plan also states that lands within the Living Areas designation must be developed in compact urban form through higher densities and by intensifying and redeveloping existing areas, particularly along an arterial road. Finch Avenue, west of Altona Road, is a Regional Road, and is designated as a Type ‘C’ Arterial Road. Type ‘C’ Arterial Roads are designed predominantly for passenger and service vehicles, and for low to moderate truck traffic with limited access control. Shared or combined access is promoted for higher densities, or limited to single detached dwelling unit frontages. Type ‘C’ Arterial Roads generally have a right-of-way width ranging from 26 to 30 metres. The proposal generally conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan The subject lands are located within the Rouge Park Neighbourhood and are designated "Urban Residential Areas – Low Density Areas". This designation primarily provides for residential or related uses at a maximum net residential density of up to and including 30 units per net hectare. The proposal will result in a residential density of 16 units per net hectare, which falls within the permitted density area. The 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 encourages 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 subject lands are immediately west of Petticoat Creek, and a portion of the lands along the south property line is within the natural heritage system. An Environmental Impact Study is required for any proposed development within 120 metres of a key natural heritage or key hydrological feature. The purpose of the study is to identify and evaluate the natural heritage features and hydrological 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 features identified through the EIS include the top of bank, woodland, and floodplain adjacent to the subject lands. Field investigations were completed and the dripline was staked by TRCA. - 3 - Information Report 09-22 Page 4 The Rouge Park Neighbourhood Policies discourage designs that require the use of reverse frontages, berms, and significant noise attenuation fencing adjacent to Finch Avenue. The policies also require new developments to have regard for the Rouge Park Management Plan and encourage the retention of environmentally sensitive lands. The applicant’s proposal will be assessed against the policies and provisions of the Official Plan and the Rouge Park Neighbourhood Policies during further processing of the applications. 4.3 Rouge Park Neighbourhood Development Guidelines The Rouge Park Neighbourhood Development Guidelines are intended to ensure lands within the neighbourhood are developed in a cohesive, well-designed neighbourhood. In the review of development proposals, the following broad goals are to be considered: •develop a strong visual and physical relationship with Finch Avenue through enhanced flankage elevations featuring ample glazing, entrances and architectural detailing; •maintain a connection with surrounding natural areas and the existing neighbourhood, which can be accomplished through careful design and placement of internal roads, walkways and siting of buildings; and •residential areas to feature a variety of housing types of high-quality design arranged on efficient street patterns. For ground-oriented dwellings (detached, semi-detached, townhomes, etc.), attention to a dwelling's relationship with the street is important. Accordingly, the design should consider the following principles: •homes should feature prominent main entrances that are easily identifiable and visible from the street; •homes should provide windows and doorways at the front face of the house to provide “eyes on the street”; •homes should offer an amenity area that accommodates the opportunity for street-side interaction; and •garages should be scaled and integrated with the design of a house such that it is not the dominant aspect of the home. The Rouge Park Neighbourhood Development Guidelines require developers to pay their proportionate share of the cost of the Rouge Park Neighbourhood Study. These costs are adjusted annually based on the Southam Construction Cost Index. Contributions will be based on the developable area of the property, and required as a condition of development approval. The proposed development will be reviewed in detail to ensure the requirements of the Rouge Park Neighbourhood policies and the applicable Rouge Park Neighbourhood Development Guidelines have been maintained. - 4 - Information Report 09-22 Page 5 4.4 Zoning By-law 3036 The subject lands are currently zoned “A” – Rural Agricultural Zone within Zoning By-law 3036, as amended by By-law 6578/05, which permits a detached dwelling, home occupation, agricultural and related uses, recreational and limited institutional uses. The property immediately east (220 Finch Avenue) contains an existing detached dwelling fronting onto Finch Avenue and is zoned “A” within Zoning By-law 3036, amended by By-law 6578/05. The properties immediately to the west fronting Nature Haven Crescent are zoned “S1-14” and “S3-7” permitting detached dwellings on lots with a minimum lot frontages of 15 metres and 12 metres, respectively (see Zoning Map, Attachment #5). The applicant is requesting to rezone the subject property to allow for zoning standards that are similar to the established standards within the abutting subdivision to the west (see Zoning Provisions Comparison Chart, Attachment #6). 5.Statutory Public Meeting Circulation Notice of the Hybrid Statutory Public Meeting was provided through the mailing of all properties within 150 metres of the subject lands. A total of 45 notices were mailed out to surrounding property owners. Public Meeting Notice Signs were erected at the property on May 10, 2022. A total of 2 signs were posted: 1 along the Finch Avenue frontage and 1 along the Nature Haven Crescent frontage. As of the date of this report, no written or verbal comments have been received from the public. 6.Comments 6.1 Agency Comments The applications were circulated to the following agencies for their review and comment: Region of Durham, TRCA, Parks Canada, Canadian Pacific Railway, Elexicon Energy, Enbridge, Canada Post, Durham Regional Police, Rogers Cable, Durham District School Board, and Durham Catholic District School Board. As of the date of this report, comments have not been received from any agencies. 6.2 City Department Comments The applications were circulated to the following City departments for their review and comment: Engineering Services Department, Fire Services Department, and Sustainability section. As of the date of this report, comments have not been received from any City departments. - 5 - Information Report 09-22 Page 6 7.Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: •ensure conformity with the City’s Official Plan and neighbourhood policies and applicable development guidelines; •ensure the applicant’s requested zoning performance standards including building height, yard setbacks and lot coverage, are generally consistent with the existing built form within the adjacent residential subdivision to the west; •review the submitted Environmental Impact Study, in consultation with the TRCA, to ensure that appropriate environmental buffers are maintained between the proposed dwellings and the natural heritage features immediately to the east; •ensure a tree compensation plan and/or financial contribution is provided to address the loss of existing mature trees and other significant vegetation; and •ensure the applicant pays their proportionate share on cost of the Rouge Park Neighbourhood Study. 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 submitted in support of the applications are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: •Draft Plan of Subdivision, prepared by Design Plan Services Inc., dated October 21, 2021; •Draft Zoning By-law; •Context Site Plan, prepared by Jardin Design Group Inc., dated September 21, 2021; •Conceptual Streetscapes, prepared by Jardin Design Group Inc., dated December 18, 2021; •Planning Justification Brief, prepared by Design Plan Services Inc., dated January 2022; •Survey, prepared by ERTL Surveyors, dated February 23, 2018; •Traffic Opinion Letter, prepared by CGE Transportation Consulting, dated November 21, 2019; •Stage 1 and 2 Archaeological Assessment, prepared by ASI Heritage, dated June 8, 2020; •Functional Servicing Report, prepared by Valdor Engineering Inc., dated April 2021, revised December 2021; •Environmental Impact Study, prepared by Beacon Environmental Ltd., dated December 2021; - 6 - Information Report 09-22 Page 7 •Hydrogeological Assessment, prepared by Soil Engineers Ltd., dated February 2021; •Water Balance Assessment, prepared by Soil Engineers Ltd., dated May 21, 2021; •Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated January 20, 2020; •Noise Feasibility Study, prepared by HGC Engineering Ltd., dated October 25, 2021; •Construction Management Plan, prepared by UrbanTrans Engineering Solutions Inc., dated June 24, 2021; •Arborist Report, prepared by Beacon Environmental Ltd., dated July 2021; •Arborist Report Addendum, prepared by Beacon Environmental Ltd., dated January 12, 2022; •Geotechnical Investigation Report, prepared by Soil Engineers Ltd., dated February 2020; and •Sustainable Development Checklist. 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 Hybrid Statutory Public Meeting; •all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; •any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and •any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 10.Owner/Applicant Information The owner of this property is Highglen Homes Limited and is represented by Design Plan Services Inc. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Draft Plan of Subdivision 4.Submitted Conceptual Siting Plan 5.Conceptual Building Elevations 6.Zoning Map 7.Zoning Provisions Comparison Chart - 7 - Information Report 09-22 Page 8 Prepared By: Original Signed By Felix Chau Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner FC:ld Date of Report: May 13, 2022 - 8 - Attachment #1 to Information Report 09-22 Finch Avenue Wo o d v i e w A v e n u e Bralorne Trail Shadow Place Na t u r e H a v e n C r e s c ent Al t o n a R o a d City DevelopmentDepartment Location MapFile:Applicant:SP-2022-01 & A 03/22 Date: May. 09, 2022 Highglen Homes Limited HydroLands SubjectLands L:\PLANNING\01-MapFiles\A\2022\A 03-22 & SP-2022-01 - Highlen Homes Limited\A03_22_LocationMap.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.- 9 - Attachment #2 to Information Report 09-22 Finch Avenue Wo o d v i e w A v e n u e Bralorne Trail Shadow Place N a t u r e H a v e n C r e s c ent Al t o n a R o a d Air Photo MapFile:Applicant:SP-2022-01 & A 03/22 Date: May. 09, 2022 Highglen Homes Limited SubjectLands L:\PLANNING\01-MapFiles\A\2022\A 03-22 & SP-2022-01 - Highlen Homes Limited\A03_22_AirPhoto.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 - 10 - Attachment #3 to Information Report 09-22 Submitted Draft Plan of Subdivision City Development Department May 9, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-01 & A 03/22 Highglen Homes LimitedApplicant: DATE: File No: L:\Planning\01-MapFiles\A\2022 N - 11 - Attachment #4 to Information Report 09-22 Submitted Conceptual Siting Plan City Development Department May 9, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-01 & A 03/22 Highglen Homes LimitedApplicant: DATE: File No: L:\Planning\01-MapFiles\A\2022 N - 12 - Attachment #5 to Information Report 09-22 L:\Planning\01-MapFiles\A\2022 May 9, 2022DATE: Applicant: File No: Conceptual Building Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-01 & A 03/22 Highglen Homes Limited - 13 - Attachment #6 to Information Report 09-22 Finch Avenue Wo o d v i e w A v e n u e N a t u r e H a v e n C r escent A SD - 8 S3-7 G A OS-HL O1 A O2 SD - 8 S1-14 G A OS-HL OS-HL S1-14 AS1-14 R3-9 S1 - 1 4 OS-HL 1:2,500 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: May. 09, 2022 A SubjectLands Zoning MapFile:Applicant:Highglen Homes Limited 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. SP-2022-01 & A 03/22 - 14 - Attachment #7 to Information Report 09-22 Zoning Provisions Comparison Chart The table below summarizes the requested zoning performance standards for the proposed lots, and the existing zoning standards for the detached dwellings to the west. Provision Proposed Zoning Standard (SP-2022-01, A 03/22) Existing “S1-14” Zone Standards Existing “S3-7” Zone Standards Permitted Uses Detached dwelling Detached Dwelling Detached Dwelling Lot Area (min) 460 square metres 460 square metres 350 square metres Lot Frontage (min) 15.0 metres 15.0 metres 12.0 metres Front yard (min) 4.5 metres 4.5 metres 4.5 metres Interior Side Yard (min) 1.2 metres 1.2 metres 1.2 metres on one side, 0.6 metres on the other side Flankage Yard (min) 2.7 metres 2.7 metres 2.7 metres Rear Yard (min) 7.5 metres 7.5 metres 7.0 metres Lot Coverage (max) 38 percent 38 percent 38 percent Building Height (max) 9.0 metres 9.0 metres 9.0 metres - 15 - Report to Planning & Development Committee Report Number: PLN 29-22 Date: June 6, 2022 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 08/21 (R1) Tribute (Liverpool) Limited Northwest corner of Highway 401 and Liverpool Road Recommendation: 1.That Zoning By-law Amendment Application A 08/21 (R1), submitted by Tribute (Liverpool) Limited, to permit a high-density, mixed-use development, consisting of 3 residential towers having heights of 46, 49, and 53 storeys, containing a total of 1,779 units and 1,155 square metres of commercial space at grade, located at the northwest corner of Highway 401 and Liverpool Road, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 29-22, be finalized and forwarded to Council for enactment; and 2.That Council grants an exemption in accordance with Section 45 (1.4) of the Planning Act, R.S.O. 1990; c. P.13 as amended, and permits the Committee of Adjustment to consider minor variance applications, resulting from the processing of future site plan or building permit applications submitted by Tribute (Liverpool) Limited, for the lands located at the northwest corner of Highway 401 and Liverpool Road, before the second anniversary of the day on which an applicant-initiated zoning by-law amendment was enacted for the subject lands. Executive Summary: Tribute (Liverpool) Limited has submitted a Zoning By-law Amendment application to facilitate the construction of three mixed-use towers, having heights of 46 storeys (approximately 142 metres) for Tower A, 53 storeys (approximately 166 metres) for Tower B, and 49 storeys (approximately 154 metres) for Tower C. The portion of lands subject to this rezoning application is located at the northwest corner of Highway 401 and Liverpool Road, within the City Centre (see Location Map, Attachment #1). To address comments received from the City, the applicant revised the proposal to include the conveyance of approximately 0.24 of a hectare of land to the City for parkland dedication. This represents 12 percent of the total land area subject to this rezoning application. The parkland is located at the northeast corner of the site, on the north side of what is currently being referred to as the future extension of Walnut Lane. The Pine Creek valleylands, and associated vegetation buffer, will also be conveyed to a public authority. To address additional comments received from the City, the applicant is also proposing to provide 27 (two and three-bedroom) affordable housing units to Habitat for Humanity GTA, for a fraction of the cost. - 16 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 2 In addition to the revisions noted above, the applicant has made the following refinements to the proposal: increased the total number of dwelling units from approximately 1,318 units to 1,779 units; increased the commercial/retail gross floor area from approximately 674 square metres to 1,155 square metres; slightly increased the heights of the proposed towers to accommodate additional height clearance for structural components of the buildings, however, the number of storeys for each tower has not changed; and proposed a new site-specific zoning exception to permit structures (such as mechanical equipment, architectural features, landscape features and wind/noise attenuation structures) on the podiums to project beyond the maximum podium height. City Development staff are in support of the revised proposal. The development conforms to the City’s Official Plan policies. The proposed towers maintain sufficient separation distances between the building faces to ensure views and privacy are maintained for future residents, and to minimize shadowing and wind tunnel impacts on surrounding properties, streets and public spaces. The proposed increases in building height are not expected to have a significant shadow impact on the surrounding low-density residential properties on the north side of Kingston Road. The proposed architectural design of the buildings incorporates varied articulations at the top of each tower, and variations in façade treatment, creating a signature design located at a key viewpoint from Highway 401 and Liverpool Road. Staff will continue to work with the applicant to address any outstanding technical requirements through the site plan approval process. Staff have no objection to the applicant’s request to amend the definition of “Lot Area” to permit the portion of lands for the future Walnut Lane road extension, and the proposed park block immediately north of the road extension, to be included in the calculation of lot area. The site- specific exception conforms to the objectives of the City Centre Neighbourhood policies, which is to encourage the highest mix and intensity of uses within the City Centre. The proposed development will be subject to site plan approval, in which detailed design issues will be addressed. Through the detailed design stage, minor refinements to the proposed buildings may be required. As such, staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications, within two years of the passing the zoning by-law. Staff recommend that the site-specific implementing by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. - 17 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 3 1. Background 1.1 Property Description The subject property is located at the northwest corner of Highway 401 and Liverpool Road, within the City Centre (see Location Map, Attachment #1). The property has a total 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 site is currently vacant. The property is bisected by Pine Creek, a north-south watercourse that drains into Frenchman's Bay and Lake Ontario to the south. The portion of lands subject to the rezoning application is located to the east of Pine Creek. An existing Region of Durham sanitary sewer runs diagonally through the site along the east side of the property. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North: To the north are several commercial plazas, which contain uses such as a grocery store, pharmacies, financial institutions, 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 that fronts Liverpool Road. 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, pharmacies, 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. 2. Applicant’s Proposal In June of 2021, the applicant submitted a Zoning By-law Amendment application to develop the lands east of Pine Creek for three mixed-use towers, having heights of 40-storeys each. Following the statutory public meeting for this proposal (held on October 4, 2021), the applicant revised the Zoning By-law Amendment application to facilitate the phased construction of three mixed-use towers having heights of 46-storeys for Tower A, 53-storeys for Tower B, and 49-storeys for Tower C. The revised proposal features Towers A and B connected by a 6-storey podium, and Tower C being a standalone building with a 6-storey podium (see Submitted Revised Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4 and #5). All towers will have below and above-grade parking structures that are interconnected. - 18 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 4 The revised proposal also includes the conveyance of approximately 0.24 of a hectare of land to the City for parkland dedication, located on the north side of what is currently being referred to as the future extension of Walnut Lane. The Pine Creek valleylands and associated vegetation buffer will also be conveyed to the City. The applicant is also proposing to provide 27 (two and three-bedroom) affordable housing units to Habitat for Humanity GTA, for a fraction of the cost. A second statutory public meeting was held on April 4, 2022, for the revised Zoning By-law Amendment application. In addition to the revisions noted above, the applicant made the following refinements to the proposal: •increased the total number of dwelling units from 1,318 units to 1,779 units as a result of the proposed increases in building height; •increased the commercial/retail gross floor area from approximately 674 square metres to 1,155 square metres; •slightly increased the proposed heights of Towers B and C (from 163 metres to 166 metres for Tower B, and 151 metres to 154 metres for Tower C) to accommodate additional height clearance for structural components of the buildings; however, the number of storeys for each tower has not changed; and •proposed a new site-specific zoning exception to permit structures (such as mechanical equipment, architectural features, landscape features, and wind/noise attenuation structures) on the podiums to project beyond the maximum podium height. Commercial uses are proposed at grade for all three towers, fronting the future extension of Walnut Lane. A daycare facility, with approximately 264 square metres of outdoor amenity space, is proposed to be located at the northeast corner of Tower C. Vehicular and pedestrian access to and from the site is proposed along Walnut Lane, where the road is planned to extend through the site. 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. Attachment #9 to this report summarizes the key statistical details of the revised proposal. An application for Site Plan Approval for the three towers has been submitted and is currently under review. 3.Comments Received 3.1 April 4, 2022, Hybrid Statutory Public Meeting and Written Comments A hybrid Statutory Public Meeting was held on April 4, 2022, where one resident spoke at the meeting. The City also received three written comments from the public. Key comments/questions raised by area residents and members of the Planning & Development Committee related to increased traffic; extension of Walnut Lane; impacts due to increased building heights; Tribute’s commitment to providing affordable house units; building design; and indoor and outdoor amenity features to be provided within - 19 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 5 the development. Attachment #8 to this report provides a comprehensive list of comments/questions raised by area residents and Committee members, and detailed responses to these comments/questions. 3.2 Agency Comments 3.2.1 Region of Durham •no objections; •through future site servicing agreements, the applicant must demonstrate that there is sufficient sanitary servicing capacity to enable the partial and full development of the site to the satisfaction of the Region; and •the applicant must satisfy the Region’s noise study requirements; matters related to archaeological study; and soil and groundwater assessment, will be addressed through the site plan approval process. 3.2.2 Toronto and Region Conservation Authority •no objections; and •the owner shall convey the significant valleylands plus buffer into public ownership for long-term preservation. 3.2.3 Durham Regional Police, Radio Systems – Communications •construction within the boundaries of the subject property will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links. 3.2.4 Ministry of Transportation (MTO) •the proposed full moves easterly driveway entrance does not comply with MTO policy; •MTO may consider the eastern entrance viable as a right-in/right-out access with a raised median along Walnut Lane, or elimination of the eastern entrance; •further study is required as the site is significant and Walnut Lane will become a cut-through option to the Highway from surrounding residential and commercial traffic; •an updated traffic impact study must demonstrate that queueing will not be a concern; •the configuration of Walnut Lane requires examination within the ongoing Municipal Class EA process to include all traffic generation from various surrounding origins; •the west entrance could trigger an intersection warrant if broader background traffic is expected; and •considering the present zoning conditions, a conceptual master plan showing the entire developable area is required for further review and should include any potential/proposed development along Walnut Lane. - 20 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 6 The comments received from MTO will be addressed by the applicant through the site plan review process. 3.2.5 Durham Catholic District School Board •no objections; and •students generated from this development will be accommodated at Father Fenelon Catholic Elementary School located at 795 Eyer Drive, and St. Mary Catholic Secondary School located at 1918 Whites Road. 3.2.6 Durham District School Board •no objections. 3.3 Comments from City Departments 3.3.1 Engineering Services •no objections to the proposed zoning by-law amendment application; •technical matters related to grading, drainage, servicing, and landscaping will be addressed through the site plan approval process; and •the applicant will be required to enter into an agreement with, and to the satisfaction of, the City, to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include the design, construction and conveyance of the Walnut Lane extension, in its entirety, including the crossing of Pine Creek, as per the Municipal Class Environmental Assessment study. 3.3.2 Sustainability •the submitted Sustainable Development Report indicates the proposed development achieves 32 points of the City’s Sustainable Development Guidelines, which exceeds the required minimum of Level 1; •the applicant proposes the following optional sustainability measures: •providing a minimum of 75 percent of plantings as native species; •intensification of a vacant site with an increased density and mix of residential and commercial uses; •provision of enhanced amenities and residential units within walking distance of a wide variety of surrounding land uses; •support for alternative transportation through the provision of two electric vehicle charging stations in the visitors parking of each building and ten rough-in spots in the residential section of each building; •provision of laneways for access, avoiding interruptions along the street frontage; and •the site’s proximity to a transit stop (within a 250-metre distance); •staff will be requesting further details from the proponent to confirm how the proposed sustainability measures have been, or will be met, through the site plan review process. - 21 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 7 4.Planning Analysis 4.1 The proposed development conforms to the Pickering Official Plan Policies The portion of lands subject to this 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 permits 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 Floorspace Index of over 0.75 and up to and including 5.75. The City Centre Neighbourhood includes specific policies 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, privacy and transition to established low-density development; and pedestrian network and mobility. The proposed development contributes to the transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood by: •providing street-facing façades along the Walnut Lane extension and locating main building entrances and windows along the street; •providing a public park on the north side of Walnut Lane extension where future residents and the public can gather; •enhancing the natural heritage feature through the rehabilitation of Pine Creek; •providing commercial uses at grade fronting the Walnut Lane extension, to create an active frontage and to promote a vibrant and safe street life; •providing landscaping along surface parking areas and fronting the future extension of Walnut Lane; and •providing pedestrian access to the site, and the commercial units at grade. In addition, the City Centre Neighbourhood policies encourage the highest of buildings to locate on sites along or in proximity to Highway 401 and higher-order transit stations. The site is located directly north of Highway 401, and 500 metres from the Pickering GO Station and 10 Durham Region Transit bus stops. The proposal conforms to the policies within the Pickering Official Plan. 4.2 The proposed development is consistent with the approved City Centre Urban Design Guidelines The City Centre Urban Design Guidelines provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. The proposed high-density mixed-use buildings achieves the key urban design objectives of the Guidelines by: - 22 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 8 •locating the buildings along the street edge, and at a prominent corner to create an active and attractive streetscape; •aligning the buildings to create a consistent street wall with minimal gaps between the buildings, except to allow for pedestrian access and an internal driveway; •providing weather protection at the entrances of the commercial units and building main entrances; •locating the main building entrances along the street edge to ensure the entrances are highly visible and accentuated through design; •providing appropriate screening of the surface parking through landscaping and locating the parking at the rear and side of the buildings; •providing bicycle parking for future residents, visitors, and the public; •providing an outdoor amenity space at grade, as well as providing passive open space through the rehabilitation of Pine Creek; •providing variation in façade treatment, building materials, and colours to create an appealing and interesting streetscape; •providing adequate stepbacks of the towers and podium heights, to help create a human scale at street level and reduce shadow impacts; •providing a minimum of 25 metres separation between the building faces, and providing maximum tower floor plate sizes of 850 square metres, to ensure views and privacy are maintained for future residents, and to minimize shadowing and wind tunnel impacts on surrounding properties, streets and public spaces; •providing various recessions, projections, and change of materials on each building, to ensure an attractive design that contributes positively to the skyline; and •orienting the towers to ensure sunlight is optimized for the private outdoor amenity areas located on the podiums. The proposal is consistent with the City Centre Urban Design Guidelines. Through the site plan review process, staff will continue to ensure the site design and architectural treatment of the buildings is consistent with the City Centre Urban Design Guidelines. 4.3 The requested increases to building height will have acceptable shadow impacts on surrounding low-density residential properties, and on the public and private outdoor amenity areas The applicant has submitted a shadow study, prepared by IBI Group, in support of the proposed development. The study includes March, June, September, and December hourly between 9:18 am and 6:18 pm. During the months of March, June, and September, the proposed buildings are not expected to cast shadows beyond Kingston Road, where existing low-density residential dwellings are located. During December, the buildings are expected to cast minimal shadows on some of the low-density residential dwellings north of Kingston Road, between 9:18 am and 10:18 am. Between 11:18 am and 4:18 pm, the proposed buildings are not expected to cast shadows on the dwellings to the north. - 23 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 9 Shadowing impacts on the proposed park are expected to vary throughout the day. In general, the buildings are expected to cast shows on the park during the morning hours, while the park is expected to have access to the sun during the afternoon hours. Shadowing impact on the private outdoor amenity space located on the podiums is expected to be minimal, as the orientation of the towers allows the podiums to have southern exposure. Staff support the applicant’s request to increase the maximum building height, given that the development will create minimal shadowing impacts on the low-density residential properties to the north of Kingston Road. 4.4 The proposed site-specific exception to amend the definition of “Lot Area” The applicant is requesting to amend the definition of “Lot Area” in the Zoning By-law to permit the portion of lands for the future Walnut Lane road extension and the proposed park block immediately north of the road extension to be included in the calculation of lot area. 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). 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 the future road extension, and a future public park. 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 road extension, and the proposed park block immediately north of the road extension, be included in the calculation of the lot area. Staff support the applicant’s request to amend the definition of “Lot Area” to permit the portion of lands for the future Walnut Lane road extension and the proposed park block to be included in the calculation of lot area. The site-specific exception conforms to the objectives of the City Centre Neighbourhood policies, which is to encourage the highest mix and intensity of uses within the City Centre. The conveyance of lands to the City for the future Walnut Lane road extension is required to service existing, approved, and proposed development in the City Centre, and will ensure a pedestrian-friendly street that accommodates all road users (including vehicles, public transit, cyclists and pedestrians). 4.5 Requested site-specific zoning exceptions The portion of lands subject to this 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 City Centre Zoning By-law also includes various requirements for - 24 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 10 building setback, podium heights for tall buildings, size of the tower floor plate, building separation, building setbacks, landscaping, indoor and outdoor amenity requirements, and vehicular and bicycle parking. In addition to the applicant’s requests to increase the maximum building height and amend the definition of lot area, the applicant is also requesting the following technical site-specific exceptions: •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); •permit structures (such as mechanical equipment, architectural features, landscape features and wind/noise attenuation structures) on the podiums to project beyond the maximum podium height, whereas the by-law permits a maximum podium height of 20 metres; and •add a provision to permit stacked bicycle parking (see Figure 1 below), whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces. Figure 1: Proposed stacked bicycle parking Though the applicant is requesting to remove the main wall stepback requirement between the top 6.0 and 18.0 metres of a tower, the buildings will still maintain a distinctive architectural design. This is achieved by providing a podium and tower stepback; providing varied rooflines at the top of each tower; proposing varied heights of each tower; and providing variation in façade treatment, building materials, and colours. In addition, the balconies on the towers have been designed to project beyond the building face (see Figure 2 below), which further articulates the building faces. - 25 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 11 Figure 2: Proposed balcony design on Tower B The proposed structures that may project beyond the maximum podium height (such as mechanical equipment, architectural features, landscape features and wind/noise attenuation structures) will contribute to the functionality of the outdoor amenity area located on the podium and will ensure a comfortable environment for residents using the space. The proposed stacked bicycle parking will allow for a more compact and efficient system for providing bicycle parking spaces. Staff are supportive of the requested exceptions. 4.6 The existing and proposed road network will adequately accommodate the traffic generated by the proposed development During the statutory public meeting, Committee members questioned what volume of traffic would be travelling northward along Walnut Lane from this development. As part of the associated site plan application, the applicant has submitted a Traffic Impact Study, prepared by WSP Canada Inc. The applicant’s traffic consultant has indicated that the trip generation forecast for vehicles travelling northbound along the extension of Walnut Lane is 62 in the AM peak hour (between 8:00 am and 9:00 am) and 17 in the PM peak hour (between 5:00 pm and 6:00 pm). The study concludes that the trip generation forecasts resulting from the proposed development can be readily accommodated by the existing and proposed road network. Committee members also requested further clarification on the proposed plans for the extension of Walnut Lane north of Kingston Road. In 2017, the City 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. One of the recommendations of the Class EA study is to prohibit vehicles from travelling northbound through the intersection at Kingston Road and Walnut Lane. - 26 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 12 A draft of the Municipal Class EA report was circulated to external agencies on February 16, 2022, for their review and comment, including agencies such as the Ministry of Transportation, Toronto and Region Conservation Authority, Region of Durham, and Ministry of the Environment, Conservation and Parks. The draft report is being updated to reflect the comments received from these agencies. The updated report is expected to be presented to Council at the June 27, 2022 Council meeting. After the project updates are presented to Council, the report will be circulated to the public for a 30-day public review period. 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. An area resident expressed concerns related to traffic, as there is no Liverpool Road off-ramp travelling eastbound, which will lead to added traffic on Bayly Street. The applicant’s traffic consultant has indicated that it is expected that vehicles travelling eastbound on Highway 401 will utilize the Whites Road off-ramp, and then travel along Kingston Road and the future extension of Walnut Lane to access the site. This route would require a single left-turn movement. Alternatively, if a vehicle utilizes the Whites Road off-ramp and then travels along Bayly Street, Liverpool Road and Walnut Lane to access the site, four left-turn movements would be required. As such, the applicant's traffic consultant expects travel on Kingston Road to be a more attractive route than Bayly Street. The applicant’s submitted Traffic Impact Study has been reviewed by the City's Engineering Services Department, the Region of Durham, and the Ministry of Transportation, and the reviewers are generally satisfied that the traffic generated from this development will have minimal impact on the operation of the Liverpool Road and Highway 401 interchange, and along Kinston Road and Liverpool Road. 4.7 Twenty-seven units will be provided to Habitat for Humanity GTA for affordable housing As part of the development, the applicant is proposing to provide 27 (two and three-bedroom), affordable housing units to Habitat for Humanity GTA (“Habitat GTA”), for a fraction of the cost. Nine units within each building will be provided to Habitat GTA. On April 25, 2022, the City received a letter from Habitat GTA, outlining their commitment to acquire 27 units from the applicant for affordable housing (see Attachment #7, Letter from Habitat Humanity GTA). The letter confirms that an agreement is in place between Habitat GTA and the applicant to acquire these units. In addition, Habitat GTA has reviewed the current floor plans, and is satisfied with the size and location of the proposed units. Habitat GTA has indicated that they will be selling the 27 units to qualified working, lower-income families. A number of the units will be included in Habitat GTA’s partnership with the BlackNorth Initiative on the BlackNorth Homeownership Bridge Program. - 27 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 13 Habitat GTA’s homeownership model is structured so that families have the opportunity to turn what would otherwise be rental payments into mortgage payments. Appreciation of the units is based on a formula reflective of inflation, thus enabling Habitat GTA to be able to buy back these homes in the future, and retain affordability from one homeowner to the next. 4.8 Uses/activities proposed for the public and private indoor and outdoor amenity areas During the statutory public meeting, Committee members requested further clarification as to what uses/activities are planned for the proposed public and private indoor and outdoor amenity areas. Within the buildings, a total of 3,579 square metres of private indoor amenity area is proposed, and 4,388 square metres of private outdoor amenity area is proposed on the podiums. Programming and detailed design of the private amenity areas will be confirmed through the site plan review process. However, the applicant has indicated that the areas are currently planned to include: outdoor seating areas; indoor and outdoor fitness areas; indoor and outdoor play areas; a theatre; games room; and indoor and outdoor dining areas. As previously noted, the applicant will be conveying approximately 0.24 of a hectare of land to the City for parkland dedication. This represents 12 percent of the total land area subject to this rezoning application. The applicant’s conceptual design for the public park includes a walkway, native landscaping, a fitness area with exercise equipment, public art, a seating area, and a lookout area overlooking Pine Creek (see Figure 3 below). In addition, on the portion of lands to the west of Pine Creek, the applicant is exploring opportunities to convey these lands to the City for additional parkland that would include a public trail system with open green space (see Submitted Conceptual Park Plan, Attachment #6). - 28 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 14 Figure 3: Submitted Conceptual Park Plan 4.9 The proposed buildings will be designed to be bird-friendly During the statutory public meeting, Committee members requested further details regarding the bird-friendly design of the buildings. The applicant has indicated that the implementation of a bird-friendly design will be addressed through the site plan review process. The applicant’s architect has also indicated that, through best practices, bird-friendly design is primarily focused at the first 16 to 18 metres (approximately 6-storeys) of a building. The proposed buildings will use bird-friendly glass through the use of frit, which is a pattern on the glass that is visible to birds, but does not obscure visibility from a dwelling unit. Through the site plan review process, staff will continue to ensure the proposed buildings utilize bird-friendly design. 4.10 The areas surrounding the subject lands are predicted to experience acceptable wind conditions for pedestrian uses During the statutory public meeting, Committee members questioned what wind impacts the proposed development may create. The applicant submitted a Pedestrian Level Wind Study, prepared by Gradient Wind Engineering Inc., as part of the associated site plan application. The study concludes that the proposed development may produce windy conditions at grade. However, most areas surrounding the buildings are predicted to experience conditions that are considered acceptable for the intended pedestrian uses throughout the year. Conditions over surrounding sidewalks, walkways, surface parking areas, and building access - 29 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 15 points are considered acceptable, without the need for mitigation. The proposed internal driveway is expected to experience greater wind impacts, and mitigations measures (such as wind barriers and/or landscaping) may be required. The study also concludes that wind conditions surrounding the proposed park, on the north side of the extension of Walnut Lane, will be acceptable for the intended pedestrian uses. The northwest and southeast corners of the park are expected to experience greater wind impacts, and further investigation is required to determine an appropriate strategy to improve wind conditions in these areas. A full review of the submitted Wind Study will be completed as part of the site plan review process, and required mitigation measures will be confirmed and implemented through the site plan agreement. 4.11 Choice Properties REIT Ontario Properties Limited has raised concerns related to noise On April 10, 2022, the City received a letter from Zelinka Priamo Ltd., who is the planning consultant for the north abutting property owner (1792 Liverpool Road). The lands are owned by Choice Properties REIT Ontario Properties Limited (“CP REIT”) and leased by Loblaw Properties Limited (“Loblaws”). CP REIT and Loblaws expressed concerns about the noise that the existing Loblaws store generates as a part of routine operations, which may impact the proposed development on the subject lands. CP REIT and Loblaws requested that this rezoning application be deferred to allow for further discussions with the applicant and that a peer review of the applicant's Noise Study is undertaken. On April 18, 2022, the applicant’s lawyer, Cassels Brock & Blackwell LLP, provided a response letter to CP REIT and Loblaws. The applicant’s letter states that through this rezoning application, no amendment is being sought to permit the residential land use, density, or setbacks to the property lines, among other matters that may relate to noise impact concerns. The applicant’s letter also states that the nearest proposed tower on the subject lands is located over 50 metres away from the generator associated with the Loblaws grocery store. The applicant’s Noise and Vibration Study, prepared by Gradient Wind Engineering Inc., concludes that the site experiences high background noise levels from Highway 401 and Liverpool Road, and not from the grocery store. Staff are not aware of any further correspondence between the applicant and CP REIT/Loblaws. 4.12 Exemption to the two year time-out period for minor variance applications Bill 73, the Smart Growth for Our Communities Act, 2015, amended the Planning Act by removing the ability for an applicant to apply for a minor variance for two years following the passing of an applicant-initiated zoning by-law amendment. However, the Planning Act changes also permit a municipal Council to allow minor variance applications to proceed on a case-by-case basis by Council resolution. The Province indicated that the - 30 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 16 intent of the amendment is to prevent, for a two-year period, zoning provisions that Council determines to be important from being reversed through the minor variance process. The proposed development will be subject to site plan approval, in which detailed design issues will be dealt with. Staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment resulting from the processing of future site plan or building permit applications. 4.13 Technical matters will be addressed through site plan approval Detailed design issues will be addressed through the site plan approval process. These requirements will address matters such as, but are not limited to: •refining building design and materials; •finalizing landscaping; •securing the conveyance of the public park and open space lands associated with Pine Creek into public ownership; •detailed design of the public park; •requiring construction management/erosion and sediment controls; •controlling drainage and grading; and •detailing site servicing. 5.Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting site-specific exceptions to facilitate the development of a high-density, mixed-use development. Staff support the rezoning application and recommend that By-law 7553/17 be amended to permit the site-specific exceptions. Staff recommend that the site-specific implementing by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. Further, staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment resulting from the processing of future site plan or building permit applications. 6.Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. - 31 - Report PLN 29-22 June 6, 2022 Subject: Tribute (Liverpool) Limited Page 17 Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 08/21 (R1) Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Revised Site Plan 4. Submitted Conceptual Rendering – Facing South 5. Submitted Conceptual Rendering – Tower C Entrance 6. Submitted Conceptual Park Plan 7. Letter from Habitat Humanity GTA 8. Staff’s Response to Comments/Questions from Committee Members and Area Residents 9. Summary of Key Details of Proposal Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner 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 - 32 - Appendix I to Report PLN 29-22 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 08/21 (R1) - 33 - The Corporation of the City of Pickering Draft By-law No. XXXX/22 Being a By-law to amend Zoning By-law 7553/17, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 23, Concession 1, Parts 3 to 16 40R-21642, Part 2 40R-27540, and Parts 2 and 3 40R-30718, in the City of Pickering (A 08/21 (R1)) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a high-density, mixed-use development on lands being Part of Lot 23, Concession 1, Parts 3 to 16 40R-21642, Part 2 40R-27540, and Parts 2 and 3 40R-30718, City of Pickering; And whereas an amendment to By-law 7553/17, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule 2, Land Use Categories, of Zoning By-law 7553/17, as amended, is further amended by rezoning the lands depicted on Schedule I to this By-law from City Centre One (CC1) to Open Space (OS). 2. Section 6, Exceptions, and Schedule 7 of Zoning By-law 7553/17, as amended, is further amended by adding a new Exception E18 as follows: 6.18.1 Zone Provisions The following regulations apply: a) For the purpose of calculating Floor Space Index (FSI) for Section 4.2 a) and Schedule 3 related to minimum FSI, the area illustrated with diagonal hatching on Figure 6.18.2 (a) shall be considered a lot. b) Notwithstanding Section 4.2 b) ii) and Schedule 5, related to Maximum Building Height, the height of a building or structure wholly located within the area identified by the dashed lines as shown on Figure 6.18.2 (b) is specified by the number following the HT symbol as shown on Figure 6.18.2 (b). c) Notwithstanding Section 4.2 j) i) and ii) related to Minimum Main Wall Stepback for Buildings greater than 37.5 metres and buildings equal to and greater than 73.5 metres, the minimum main wall stepback shall not apply. d) Notwithstanding Section 4.2 f) ii) related to Podium Requirements for Buildings greater than 37.5 metres, the following building elements may exceed the maximum podium height: i) equipment used for the functional operation of the building and structures including electrical, utility, mechanical and ventilation equipment, enclosed stairwells roof access, maintenance equipment storage, chimneys, vents, and window washing equipment; ii) architectural features, parapets, elements and structures associated with a green roof; - 34 - By-law No. XXXX/22 Page 2 Draft iii) planters, landscaping features, guard rails, divider screens on a balcony and/or terrace; and iv) trellises, pergolas and unenclosed structures providing safety or wind/noise protection to rooftop amenity space. e) Notwithstanding Section 3.9 b) and e) related to Bicycle Parking Space Requirements, the required bicycle parking spaces may be stacked bicycle parking spaces, subject to the following dimensions: i) a minimum length of 1.8 metres and a minimum width of 0.45 metres. 6.18.2 Special Site Figures Figure 6.18.2 (a) Figure 6.18.2 (b) - 35 - By-law No. XXXX/22 Page 3 Draft 3. Schedule 7, Exceptions, of Zoning By-law 7553/17, as amended, is further amended by adding an E18 notation as depicted on Schedule II to this By-law. 4. That By-law 7553/17, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 7553/17, as amended. 5. That this By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2022. ___________________________________ Draft David Ryan, Mayor ___________________________________ Draft Susan Cassel, City Clerk - 36 - Highway 401 Li v e r p o o l R o a d Pickering Parkway Kingsto n R o a d N Clerk Mayor Schedule I to By-LawPassed ThisDay of XXXX/22 XXrd XXXX 2022 CC1 to OS CC1 - 37 - Highway 401 Li v e r p o o l R o a d Pickering ParkwayKingsto n R o a d Clerk Mayor Schedule II to By-LawPassed ThisDay of N XXXX/22XXrd XXXX 2022 E18 - 38 - Attachment #1 Report PLN 29-22 Li v e r p o o l R o a d Kingsto n R o a d St Martins Dri ve B a y l y Street P ic k ering Parkway Highway 401 Storringto n S t r e e t DouglasRavine South Pine CreekRavine Location MapFile:Applicant:Municipal Address: A 08/21 (R1) Date: Mar. 08, 2022 Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (Northwest 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 Lands Owned by Tribute(Liverpool) Limited - 39 - Attachment #2 Report PLN 29-22 Li v e r p o o l R o a d Wa l n u t L a n e Gle ndale Dri v e Poprad Avenue Tatra Drive Be g l e y S t r e e t B a y l y Street B r o n t e S q u a re Wayfarer Lane A l b a c o r e M a n o r Tanzer Court Kin g sto n R o a d St M a r t i n s D r i v e Sa n g r o L a n e S t o rri n g t o n S tr e et Charl o tte C ircle Li s t ow e l l C r e s c e nt Highway 401 Picke ri n g P a r k w a y Air Photo MapFile:Applicant:Municipal Address: A 08/21 (R1) Date: Mar. 08, 2022 Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (Northwest corner) L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_AirPhoto_Focus_v2.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Portion of LandsSubject to Rezoning Lands Owned by Tribute(Liverpool) Limited - 40 - Attachment #3 Report PLN 29-22 L:\Planning\01-MapFiles\A\2021 May 17, 2022DATE: Applicant: Municipal Address: File No: Submitted Revised 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(R1) Highway 401 and Liverpool Road (Northwest corner) Tribute (Liverpool) Limited Commercial/Retail Parking Spaces Future Park Daycare Outdoor Amenity Space Entrance Easterly Walnut Lane Road Extension Westerly Entrance Tower C Tower B Tower A N - 41 - Attachment #4 Report PLN 29-22 Submitted Conceptual Rendering - Facing South City Development Department March 8, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 08/21 (R1) Tribute (Liverpool) LimitedApplicant: Municipal Address: DATE: File No: Highway 401 and Liverpool Road (Northwest corner) L:\Planning\01-MapFiles\A\2021 - 42 - Attachment #5 Report PLN 29-22 L:\Planning\01-MapFiles\A\2021 March 8, 2022DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering - Tower C Entrance FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/21(R1) Highway 401 and Liverpool Road (Northwest corner) Tribute (Liverpool) Limited - 43 - Attachment #6 Report PLN 29-22 L:\Planning\01-MapFiles\A\2021 March 8, 2022DATE: Applicant: Municipal Address: File No: Submitted Conceptual Park 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(R1) Highway 401 and Liverpool Road (Northwest corner) Tribute (Liverpool) Limited - 44 - Habitat GTA | 155 Bermondsey Road, Toronto, ON M4A 1X9 1 T: (416) 755 7353 | F: (416) 916 2333 | info@habitatgta.ca | habitatgta.ca Attachment #7 Report PLN 29-22 April 25, 2022 Mr. Nilesh Surti Manager, Development Review and Urban Design City of Pickering City Development Department One The Esplanade Pickering, Ontario L1V 6K7 Dear Mr. Surti, Re: Tribute Communities development – VuPoint Project The purpose of this letter is to provide information to Pickering Council and Planning Staff with regards to our arrangement with Tribute Communities as related to the VuPoint project located at the north-west corner of Liverpool and Highway 401. I can confirm that Habitat GTA (Habitat GTA) has an agreement in place with Tribute Communities to acquire 27 units in the aforementioned development, particularly in phases 1 and 2 of the project. Further, we have reviewed the floor plans provided to date for the 27 units and are satisfied with the size and location of the proposed units. This project builds on the success of an earlier collaboration between Tribute Communities and Habitat GTA in a Toronto project. In that high rise project, an entire floor is now home to families who have been able to become homeowners as a result of the Tribute Communities / Habitat GTA partnership. I have had the opportunity to meet with a number of those families. All of them talk about the immeasurable change in their family’s well-being and future possibilities they have experienced as a result of living in homes that they own, that they can afford, that are safe, and that have delivered a sense of community beyond anything that that was possible in their previous rental accommodations. While Habitat GTA has a long history in Durham Region and a rapid growth in homes in Oshawa and Clarington, our work in Pickering has been limited. Thus, we were absolutely thrilled when Tribute approached us in 2021 and proposed the opportunity of partnering with us to build on our successful partnership in Toronto and bring this transformational opportunity to families in Pickering. The 27 units made possible through this project will be sold by Habitat GTA to qualified working, lower income families. Our unique homeownership model is structured so that families have the opportunity to turn what would otherwise be rental payments into mortgage payments, thus building equity while having the securing and affordability of their own home. Appreciation on these homes is based on a formula reflective of inflation, thus enabling Habitat GTA to be in a position to buy back these homes in the future and retain affordability from one homeowner to the next. Thus, the ripple impact of this Tribute – Habitat GTA partnership will be felt for generations to come in this exciting VuPoint development. - 45 - Habitat GTA | 155 Bermondsey Road, Toronto, ON M4A 1X9 2 T: (416) 755 7353 | F: (416) 916 2333 | info@habitatgta.ca | habitatgta.ca Notably, a number of these homes will be included in our partnership with the BlackNorth Initiative on the BlackNorth Homeownership Bridge Program. This program is specifically targeted at the Black population, a community that makes up 11% of the population of Pickering. Should you have any questions about our work at Habitat GTA or this partnership with Tribute Communities, I invite you to contact Joshua Benard, our Vice President of Real Estate Development at Joshua.benard@habitatgta.ca. In partnership Ene Underwood CEO - 46 - Attachment #8 Report PLN 29-22 Staff’s Response to Comments/Questions from Committee Members and Area Residents Below is a summary of key questions raised by area residents during the statutory public meeting and in written submissions, and the applicant or staff's response. Questions from Area Residents Applicant or Staff’s Response An area resident questioned if the applicant will be providing the affordable housing units to Habitat for Humanity GTA at a fraction of the applicant’s cost, or the selling price cost. The applicant has indicated that the details of the agreement between Habitat for Humanity GTA and the applicant are still being finalized. As such, details regarding the selling price of the units, maintenance fees and parking spaces have not yet been determined. An area resident questioned how property taxes and maintenance fees will be calculated for the affordable housing units. An area resident questioned if parking spaces will be provided for the affordable housing units and if the parking spaces will also be provided to Habitat for Humanity GTA at a fraction of the cost. An area resident questioned if approval for the proposed increases to building height is not granted, if the applicant will still provide 27 affordable housing units to Habitat for Humanity GTA. The applicant has indicated that the affordable housing units are being proposed as part of a public benefits package through the rezoning application, in addition to other proposed public benefits. This includes conveying 0.24 of a hectare of land to the City for parkland dedication; conveying the Pine Creek valleylands and associated vegetation buffer to a public authority; and exploring opportunities to convey the portion of lands to the west of Pine Creek to the City for additional parkland that would include a public trail system with open green space. An area resident questioned if Habitat for Humanity GTA will be contacted to provide their comments on the proposal. Habitat for Humanity GTA provided a letter to the City, dated April 25, 2022, outlining their commitment to acquiring 27 units from the applicant for affordable housing. - 47 - Below is a summary of key questions/matters raised by Committee members during the statutory public meeting, and the applicant or staff’s response. Questions from Committee Members Applicant or Staff’s Response Committee members requested further details as to which municipalities the applicant has previously facilitated a development where units were provided to Habitat for Humanity. In their letter to the City, Habitat for Humanity GTA confirmed a previous partnership between the applicant and Habitat GTA in the City of Toronto. As part of a high-rise development, the applicant provided an entire floor of units to Habitat GTA. Habitat GTA stated that they have met with a number of the families that live in these units, and that “all of them talk about the immeasurable change in their family’s well-being and future possibilities they have experienced as a result of living in homes that they own, that they can afford, that are safe, and that have delivered a sense of community beyond anything that that was possible in their previous rental accommodations”. Committee members questioned if the grade of the subject property is higher in elevation than the Pickering Town Centre site. The applicant has indicated that the subject site has a range in elevation between 87 and 91 metres above sea level. The Pickering Town Centre site has a range in elevation between 85 and 88 metres above sea level. The applicant has indicated that the difference between equal-height buildings on each of these sites would generally be undetectable. Committee members requested the applicant explore opportunities to provide a multi-faith/prayer room within the buildings. The applicant has indicated that a series of multi-purpose rooms will be provided within the indoor amenity space of each building and that the use of such rooms will be determined by the future condominium board. Committee members requested clarification on the differences between the applicant’s submitted traffic impact study in support of this application, and the Transportation Master Plan being undertaken by the City for the entire City Centre. A fulsome response to this question was provided in a Memo to Council, dated April 21, 2022 (CAO 25-22). In summary, the applicant’s submitted traffic impact study assesses the adequacy of the existing and future transportation system to accommodate the additional traffic that is generated by the proposed development. It also assesses transportation impacts generated by the development, and recommendations to mitigate these impacts. - 48 - Questions from Committee Members Applicant or Staff’s Response The City Centre Transportation Master Plan being undertaken by the City is similar but at a much larger scale, over a larger study area. The Master Plan will look at all proposed or potential development or redevelopment within the City Centre, at the 10-year and 20-year development horizons. The Transportation Master Plan will include a comprehensive transportation impact study, a transportation network review and preparation of road functional design plans. - 49 - Summary of Key Details of Proposal (A 08/21 (R1)) Proposed Towers A, B and C Gross Floor Area (GFA) Approximately 127,196 square metres Net Floor Area (NFA) Approximately 105,889 square metres Commercial/Retail Gross Floor Area Approximately 1,155 square metres Number of Residential Units Approximately 1,779 units Number of Affordable Housing Units Total of 27 units; 9 in each building Floor Space Index (FSI) Approximately 5.72 Number of Storeys and Building Heights Tower A: 142 metres or 46 storeys Tower B: 166 metres or 53 storeys Tower C: 154 metres or 49 storeys Vehicular Parking Resident: 1,455 spaces Visitor/Retail: 266 spaces Total: 1,721 spaces Bicycle Parking 892 spaces Private Amenity Area Indoor: 3,579 square metres Outdoor: 4,388 square metres Total: 7,967 square metres Parkland Dedication 2,409 square metres - 50 - Attachment #9 Report PLN 29-22 Report to Planning & Development Committee Report Number: PLN 30-22 Date: June 6, 2022 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 20-003/P Zoning By-law Amendment Application A 07/20 Site Plan Application S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road Recommendation: 1.That Official Plan Amendment Application OPA 20-003/P, submitted by Calloway REIT (Pickering) Inc., to add a site specific policy for the lands located at the northeast corner of Pickering Parkway and Brock Road, to permit a minimum net residential density of over 80 units per hectare and no maximum density, increase the maximum permitted Floor Space Index (FSI) to 5.0, and add additional uses to facilitate a phased, high-density, mixed-use development, be approved, and that the draft by-law to adopt Amendment 45 to the Pickering Official Plan, as set out in Appendix I to Report PLN 30-22 be forwarded to Council for enactment; 2.That Zoning By-law Amendment Application A 07/20, submitted by Calloway REIT (Pickering) Inc., to permit a phased high-density, mixed-use development consisting of 5 towers with building heights ranging between 25 to 32 storeys, containing a total of approximately 1,599 residential units and 4,568 square metres of commercial space at grade, located at the northeast corner of Pickering Parkway and Brock Road, be approved, subject to the proposed zoning provisions contained in Appendix II to Report PLN 30-22, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment; and 3.That Council grants an exemption in accordance with Section 45 (1.4) of the Planning Act, R.S.O. 1990; c. P.13 as amended, and permits the Committee of Adjustment to consider minor variance applications resulting from the processing of Site Plan Application S 06/20 and future site plan for Phase 2 or building permit applications, submitted by Calloway REIT (Pickering) Inc., for the lands located at the northeast corner of Pickering Parkway and Brock Road, before the second anniversary of the day on which an applicant-initiated zoning by-law amendment was enacted for the subject lands. - 51 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 2 Executive Summary: Calloway REIT (Pickering) Inc., (SmartCentres), submitted applications for Official Plan Amendment and Zoning By-law Amendment to facilitate a phased, high-density, mixed-use, condominium development located at the northeast corner of Pickering Parkway and Brock Road within the Village East Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). The applicant originally proposed a high-density, mixed use development, consisting of 4 towers, containing a total of 1,678 dwelling units, having heights of 33 to 43 storeys, and 3,670 square metres of grade related commercial uses, within 2 phases. In response to concerns identified by City staff, agencies and members of the public, the applicant has made several refinements to the proposal. The following key changes have been made: •slightly decreased the total number of units from 1,679 to 1,599; •the number of towers has increased from 4 to 5 towers, and the proposed building heights are reduced from 33 to 43 storeys to 25 to 32 storeys; •slightly reduced the overall density and Floor Space Index (FSI); •introduced a public park (stratified) fronting Pickering Parkway having an area of 2,850 square metres (10 percent of Block 1), to be conveyed to the City within Phase 2; •increased the total commercial gross floor area provided within Phase 1; •introduced right-of-way road widths to support two new public streets located along the north and east limits of Block 1, that will be conveyed to the City as part of the Phase 2 development; and •added a level of above-grade parking to the podium, to support an increase in the parking supply from the original proposal, and reducing the number of off-site parking spaces. The Official Plan Amendment seeks to permit a site specific increase to the minimum permitted net residential density to over 80 units per hectare, increase the maximum permitted FSI to 5.0, and allow additional permitted uses, including medium and high-density residential, retailing of goods and services, offices, and restaurants. The Zoning By-law Amendment scopes the permitted uses, includes site-specific development standards, and places a Holding provision on the Phase 2 lands, until certain conditions have been satisfactorily met. City Development staff are in support of the revised proposal. The proposal is a high quality architectural design, reflects its location in a gateway that provides a strong relationship with the intersection of Brock Road and Pickering Parkway. The development promotes a pedestrian-scale environment, and provides for public open spaces, and future community connectivity. The proposal provides for a mix of uses and densities that allow for the efficient use of land, in an area that is supported by existing and planned transit services along Brock Road and Kingston Road. The proposed development is generally in keeping with the goals of the Council endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan for the Brock Precinct, and generally in keeping with the policies within the Council approved Official Plan Amendment 38. Furthermore, the proposal is consistent with the policies of the Provincial Policy Statement, 2020, and conforms to A Place to Grow, (Office Consolidation 2020), and the Durham Regional Official Plan. - 52 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 3 The proposed development will be subject to site plan approval, in which detailed design issues will be dealt with. Through the site plan review process, minor refinements to the proposed buildings may be required. As such, staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications, within two years of the passing the zoning by-law. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 20-003/P, and Zoning By-law Amendment Application A 07/20. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1.Background 1.1 Property Description The landholdings of Calloway REIT (Pickering) Inc. (SmartCentres) have an area of approximately 19.5 hectares, with frontages along Brock Road and Pickering Parkway and municipally known as 1899 Brock Road. The commercial shopping centre includes several single-storey, stand-alone, and multi-tenanted buildings accommodating various restaurant, retail and commercial tenants, including, but not limited to, Walmart, Lowe’s, McDonald’s, Toys-R-Us, PetSmart, and LCBO. The subject lands that are proposed to be redeveloped, referred to as Block 1, are located at the northeast corner of Brock Road and Pickering Parkway, within the Village East Neighbourhood (see Location Map, Attachment #1). Block 1 has a total area of approximately 2.85 hectares, with approximately 140 metres of frontage along Brock Road, and approximately 170 metres of frontage along Pickering Parkway. The Block 1 lands currently support 5 single-storey commercial buildings, occupied by various retail and restaurant uses including, but not limited to, Mark’s, McDonald’s, All-Star Wings, and Royal Paan. Surrounding land uses include: North: Immediately to the north is the Brockington Plaza, which contains a range of commercial and retail uses, including but not limited to, financial institutions, grocery stores, restaurants, and personal services. At the southeast corner of Kingston Road and Brock Road is an automobile services station (Petro-Canada). East: An established low-density residential neighbourhood, comprising detached dwellings, and Beechlawn Park, which abuts a portion of the eastern boundary of the SmartCentres lands. South: Across Pickering Parkway is a stand-alone commercial retail building and an automobile services station (Canadian Tire), as well as the Shops at Pickering Ridge commercial centre, containing a range of commercial and retail uses including restaurants, retail stores, grocery store, and fitness centre. - 53 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 4 West: Across Brock Road is an existing medium-density residential condominium development comprising townhouse dwelling units, and Denmar Park, which abuts Brock Road. 1.2 Applicant’s Original Proposal The applicant originally proposed a phased, high-density, mixed-use development consisting of 4 towers, ranging in heights from 33 to 43 storeys, containing a total of 1,678 dwelling units and 3,670 square metres of grade related commercial uses, located in Block 1 (see Original Conceptual Site Plan, Block 1 (2020), Attachment #3). Phase 1 consisted of 2 towers, on the westerly portion of Block 1 adjacent to Brock Road, having heights of 33 and 34 storeys connected by a 4-storey podium, containing a total of 737 dwelling units and 1,346 square metres of grade related commercial uses. Phase 2, on the easterly portion of Block 1, consisted of 2 towers, having heights of 40 and 43 storeys, containing a total of 942 dwelling units and 2,323 square metres of grade related commercial uses. Figure 1 shown below, is a rendering of the original Phase 1 proposal. Figure 1: Rendering of Original Proposal (2020) – Phase 1 1.3 Applicant’s Revised Proposal In response to comments received from the public consultation and planning review process; the applicant revised the original proposal. Through collaboration between City staff and the applicant, the following is a summary of the key changes that have been made to the proposal: - 54 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 5 •slightly decreased the total number of units from 1,679 to 1,599 (a reduction of 80 units); •the number of towers has increased from 4 to 5 towers, and the proposed building heights have been reduced from 33 to 43 storeys to 25 to 32 storeys; •slightly reduced the total Floor Space Index (FSI) from 4.87 to 4.73, and residential density, from 588 units per hectare to 561 units per hectare for Block 1; •introduced a public park (stratified) fronting Pickering Parkway having an area of 2,850 square metres (10 percent of Block 1), to be conveyed to the City within Phase 2, to satisfy parkland dedication requirements; •provided an interim, at grade, outdoor amenity area within Phase 1 having an area of 811 square metres; •removed the right-out only site access onto Pickering Parkway within Phase 1; •increased the total commercial gross floor area from 3,669 square metres to 4,568 square metres (an increase of 899 square metres); •increased the residential, visitor, and commercial parking ratios; •reduced the number of off-site parking spaces to serve Phase 1 visitors and retail uses, from 110 parking spaces to 45 parking spaces located in Phase 2; •increased the podium height from 4 to 5 storeys to provide an additional level of above grade parking; •introduced right-of-way road widths to support two new public streets located along the north and east limits of Block 1 (Streets A and B), that will be conveyed to the City as part of the Phase 2 development; and •incorporated a linear park within Phase 2 lands along the south side of the proposed east-west street. The table below compares the key site statistics of the Original proposal (2020) and the current revised proposal (2022). Original Proposal (2020) Revised Proposal (2022) Number of Units Phase 1 737 units 1,678 units Phase 1 922 units 1,599 units Phase 2 941 units Phase 2 677 units Density (units per hectare) Phase 1 685 uph 588 uph Phase 1 758 uph 561 uph Phase 2 530 uph Phase 2 414 uph Floor Space Index (FSI) Phase 1 5.62 FSI 4.87 FSI Phase 1 6.23 FSI 4.73 FSI Phase 2 4.41 FSI Phase 2 3.61 FSI Number of Storeys Phase 1 33 and 34 storeys Phase 1 25, 28 and 32 storeys Phase 2 40 and 43 storeys Phase 2 29 and 32 storeys - 55 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 6 Original Proposal (2020) Revised Proposal (2022) Number of Towers Phase 1 2 Towers 4 Towers Phase 1 3 Towers 5 Towers Phase 2 2 Towers Phase 2 2 Towers Commercial Gross Leasable Floor Area (GLFA) Phase 1 1,346 square metres 3,669 square metres Phase 1 2,245 square metres 4,568 square metres Phase 2 2,323 square metres Phase 2 2,323 square metres Open Space POPS* / Public Park Phase 1 1,175 square metres POPS 1,175 square metres POPS Phase 1 811 square metres (Interim Open Space) 2,850 square metres (Municipally owned Public Park) Phase 2 2,669 square metres private courtyard Phase 2 2,039 square metres *Privately Owned Publicly Accessible Spaces (POPS) Figure 2: Rendering of Revised Proposal (2022) – Phase 1 Phase 1 Tower 1 Tower 2 Tower 3 The above-noted changes are further illustrated in Attachments #4 and #5, Revised Conceptual Site Plan, Block 1 (2022), and Phase 1, Revised Conceptual Site Plan (2022), and Attachment #6, Phase 1 Rendering Plans. An application for Site Plan Approval for Phase 1 has been submitted and is currently under review. - 56 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 7 2.Comments Received 2.1 Comments received in writing and expressed through the August 19, 2020, Electronic Public Open House Meeting, and November 2, 2020, Electronic Statutory Public Meeting On August 19, 2020, an Electronic Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. A total of nine residents participated in the meeting. An Electronic Statutory Public Meeting was held on November 2, 2020, where two area residents provided a delegation. The following is a list of key written and verbal comments and concerns expressed by area: •commented that the proposal will increase traffic congestion on roads within the surrounding neighbourhoods; •concerned that local roads and Brock Road off-ramp do not have the capacity to handle additional vehicles that would be generated by this development; •concerned with the loss of retail stores and other commercial services that serve area residents; •requested further information on the plans for the entire SmartCentres landholdings; •commented that the proposed building heights are too tall, not appropriate at this location, and not compatible with the surrounding established neighbourhoods; •concerned that the proposed number of parking spaces for residents, visitors and commercial uses are insufficient to support the development; •concerned with the number of off-site parking spaces proposed for visitor and commercial uses; •commented that the proposal will create privacy and shadow impacts; •concerned that vibration during construction will negatively impact surrounding homes; •commented that the commercial centre is under-utilized and is in need of revitalization; •commented that wider sidewalks, pedestrian routes, bike lanes should be provided for the safety of pedestrian and bicyclist; •commented that the proposed buildings should be a high-quality design; and •commented that the proposal does not meet the policies of the Kingston Road Corridor and Specialty Retailing Node Intensification Plan. The Planning & Development Committee provided the following comments: •questioned whether a traffic count study had been completed; •questioned whether a traffic signal would be installed at entrance B (Brock Road); •questioned whether there would be access from the site to Brock Road and asked for clarification about the proposed turning movements for this access; •questioned whether the Notion Road overpass would be taken into consideration during the traffic study; •questioned whether there would be bicycle parking spaces within the development; •questioned whether the fully signalized Road B had been discussed with the Region, and whether the proposed road would be right in/right out; - 57 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 8 •commented on the need for all the assessment studies to be completed prior to making any decisions, and the importance of looking at traffic count data pre COVID-19 due to the decrease in travel during the pandemic; •commented on the importance of public parks and pedestrian connectivity within the proposed development and that the site plan be reviewed concurrently to ensure the accommodation of public spaces; •commented on the preference for office space located within the proposed development; •questioned whether employment targets and economic benefits to the residential tax base would be addressed and considered in the Staff recommendation report; •questioned if there is an adequate number of schools to accommodate the increased population from the proposed development; •questioned what the long term redevelopment plans for the balance of the SmartCentres lands; •questioned whether the proposed roadway to provide access from Brock Road is in addition to the two access points identified in the proposed development; and •commented on the need to consider the inclusion of affordable housing in the development. 2.2 Agency Comments 2.2.1 Region of Durham •no objection to the approval of the proposed applications, subject to an “H” Holding Symbol being imposed on Phase 2; •the “H” Holding Symbol will be in place on Phase 2 lands only, until a future site servicing agreement demonstrates that there is sufficient sanitary servicing capacity to enable the partial and or full development of the site to the satisfaction of the Region; •sanitary sewage capacity is available for Phase 1 of the proposal; •the proposed development conforms to the Region of Durham Official Plan, as it will facilitate residential land uses at densities and heights along Brock Road, where higher density mixed uses and larger/taller buildings are encouraged; •the Region of Durham encourages the re-use, revitalization, redevelopment and rehabilitation of urban areas, based on local needs and priorities; •strategic growth areas such as the Kingston Road/Brock Road Regional Corridor are well served by transit and should be the focus of higher density mixed use development in Pickering; •smaller units in residential apartments typically have lower costs compared with other forms of housing and may contribute to the supply of affordable housing options; •the Official Plan Amendment application is exempt from Regional approval, in accordance with Regional By-law 11-2000; •the proposed development will assist in facilitating the intensification and redevelopment of the Kingston Road Corridor, by providing high-density residential development that is conducive to transit use, and is consistent with Provincial Policy Statement policies that encourage the efficient use of land, existing infrastructure, and in proximity to existing transit services; - 58 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 9 •the applications are in conformity with the intent of A Place to Grow, the Growth Plan for the Greater Golden Horseshoe, which supports building compact communities, helping to meet the City and Region’s intensification targets, and provides an intensive yet compatible land use within the community; •municipal water supply and sanitary sewer services are available to the subject site from existing services along Brock Road and Pickering Parkway; and •the applicant must satisfy the Region’s noise study requirements through the site plan approval process. 2.2.2 Toronto and Region Conservation Authority (TRCA) •no objections to the approval of the proposed applications, and all comments have been addressed; and •the lands subject to the proposal are outside of the TRCA Regulated Area, and a TRCA permit will not be required for the proposed works. 2.2.3 Durham District School Board •no objections to the approval of the proposed development; and •students generated from this development will be accommodated within existing schools. 2.2.4 Durham Catholic District School Board •no objections to the proposed development; and •students generated from this development will be accommodated within St. Wilfred Catholic Elementary School and St. Mary Secondary Catholic School. 2.2.5 Ministry of Transportation (MTO) •no comments regarding the proposal; and •lands are located outside of the MTO Permit Control area jurisdiction. 2.3 Comments from City Departments 2.3.1 Engineering Services •no objection to the proposal; and •detailed design matters, such as the provision and installation of roads, services, grading, drainage, stormwater management, utilities, tree compensation, construction management and vibration analysis be addressed through site plan approval. 2.3.2 Sustainability •the submitted Sustainable Development Matrix indicates the proposed development achieves Level 2 (total of 43 points) of the City’s Sustainable Development Guidelines, which exceeds the minimum Level 1; •the applicant proposes the following optional sustainability measures: - 59 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 10 •intensification of an existing developed site with an increased density and mix of residential and commercial uses; •provision of enhanced amenities and residential units within walking distance of a wide variety of surrounding land uses; •support for alternative transportation and infrastructure to ensure all parking stalls can be energized will be provided, and five stalls will be electric vehicle ready; and •the site’s proximity to a transit stop within a 250 metre distance, and within 500 metres of the planned Durham-Scarborough Bus Rapid Transit, which will operate on Kingston Road; and •staff will be requesting further details from the proponent to confirm how the proposed sustainability measures have been, or will be met, through the site plan review process. 2.3.3 Fire Services •no objections to the applications, and all comments have been addressed. 3.Planning Analysis 3.1 The proposal is consistent with the Provincial Policy Statement, and conforms to A Place to Grow and the Region of Durham Official Plan The Provincial Policy Statement 2020 (PPS) provides provincial policy direction on land use planning. The PPS provides for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land-use planning system. The PPS indicates that healthy, livable and safe communities are to be sustained by, among other matters, promoting efficient development and land use patterns, and accommodating an appropriate range and mix of residential. The PPS outlines that new development should have a compact form, mix of uses and densities that allow for the efficient use of land, in areas that are supported by planned or existing transit services. The proposed development promotes residential intensification and provides appropriate density where existing infrastructure and public service facilities are available, and where rapid transit services are operated and are planned. The proposed development is consistent with the PPS. A Place to Grow (Office Consolidation 2020) sets out a planning vision for growth throughout the Greater Golden Horseshoe. The subject lands are located within the “built-up area” of the City of Pickering. The proposed high density residential development will contribute to the achievement of more compact complete communities, and assist the City and Region to meet their respective intensification targets, which is to accommodate 50 percent of all growth within the existing limits of the current built boundary of the Region and City. The proposed development provides for a compact form of development that is in keeping with the City’s growth management strategy to direct growth to regional corridors. Furthermore, the overall height, massing, and building form is sensitive to the surrounding residential land uses within the community. The proposal conforms to the Growth Plan. - 60 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 11 The revised applications for a mixed-use development at densities and heights along Brock Road, where higher density mixed uses and larger/taller buildings are encouraged, conforms to the Region of Durham Official Plan, as further outlined above in Section 2.2.1. 3.2 The applicant’s site-specific Official Plan Amendment is appropriate, and generally consistent with the Council approved Kingston Road Corridor and Specialty Retailing Node Intensification Plan for the Brock Precinct The subject lands are located within the Village East Neighbourhood and are designated “Mixed Use Areas – Specialty Retailing Node” in the Pickering Official Plan. Mixed Use Areas are intended to have the widest variety of uses and highest levels of activity in the City. The Specialty Retailing Node designation permits a variety of uses including hotels, special purpose commercial uses, such as large format retailers; retail warehouses; automotive uses; cultural and recreational uses; and limited residential development at higher densities. The designation provides for a density range of ‘over 80 units up to and including 180 units per net hectare’, and a maximum FSI of ‘up to and including 2.5 FSI’. The City’s growth management strategy, guided by the South Pickering Intensification Study, directs major intensification and high-density residential uses to the City Centre and Mixed Use Nodes and Corridors. Through the Kingston Road Corridor and Specialty Retailing Node Intensification Study, the lands on the east side of Brock Road, generally between Highway 401 and Kingston Road, were identified for redevelopment and intensification. Both the Council endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan, and Official Plan Amendment 38 (OPA 38), locate the subject lands within the Brock Precinct. OPA 38 was adopted by Council in January 2022, but is not yet in effect until it receives approval from the Region of Durham (or the outcome of any appeal). The land uses for the subject lands within the Intensification Plan is “Mixed Use Type A”; which permits the greatest density, and represent the highest-intensity uses within the intensification areas. The minimum permitted residential density is ‘over 80 units per net hectare’, and an FSI of ‘over 0.75 and up to 2.5’. Through a site-specific zoning by-law amendment, consideration may be given to proposals to allow an increase in FSI between 2.5 and 5.0. The permitted uses include a combination of higher density residential, commercial and retail uses, including those which serve a broader area, and office uses in mixed use buildings, or in separate buildings, on mixed use sites. The Intensification Plan identifies the area at this intersection as a gateway location. Given that the applicant has submitted applications prior to OPA 38 coming into full force and effect, an amendment is required to the existing Village East Neighbourhood, “Mixed Use Areas – Specialty Retailing Node” policies. Accordingly, the applicant proposes to: • increase the permitted density from ‘over 80 units per hectare and up to and including 180 units per hectare’, to permit a site specific increase to the minimum permitted net residential density to ‘over 80 units per hectare’, and no maximum residential density; - 61 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 12 •increase the permitted maximum FSI from ‘over 0.75 and up to and including 2.5’ to a maximum FSI of 5.0; and •include medium and high-density residential, retailing of goods and services, offices and restaurants uses. The lands are located along Brock Road, which is identified as Type “A” Arterial Road and Transit Spine under the City’s Official Plan. These roads are recognized as having a higher level of transit service, and are intended to carry moderate volumes of traffic at moderate speeds, and provide access from local roads, collector roads and arterial roads. To promote the development of a livable, transit-oriented community, the Official Plan directs mixed use and higher density development to be located along designated transit spines and arterial roads. The proposed phased, mixed-use, high-density residential development reflects intensification within the built up area, that makes efficient use of existing and planned resources and infrastructure, in a location that is intended to accommodate higher densities. The proposed density and FSI is generally consistent with the Council adopted OPA 38, which contemplates allowing increases to the maximum density and FSI for the lands within the Kingston Mixed Corridor and Brock Node Intensification Areas. The proposal is located adjacent to an arterial road and transit spine, which will allow for appropriate access to public services, and contribute to the development of a livable, transit-oriented community. The proposal provides for a compact built form on underutilized lands that will assist the City in achieving its intensification targets within a mixed-use corridor that has been identified to accommodate such growth. Staff recommend that Council approve the Official Plan Amendment application submitted by the applicant, and adopt Amendment 45 (see Draft By-law to Adopt Amendment 45, Appendix I). 3.3 The proposal maintains the key urban design objectives of the Council endorsed Draft Urban Design Guidelines for the Kingston Road Corridor and Specialty Retailing Node The Village East Neighbourhood policies of the Pickering Official Plan identify that the Kingston Road Corridor Development Guidelines apply to the subject lands. The Guidelines are intended to guide the design of Kingston Road, as well as the developments that flank or front Kingston Road. These Guidelines, which were adopted by Pickering Council in 1997, do not reflect the new vision for the Kingston Road Corridor established by the Council endorsed Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines. The 1997 Development Guidelines are intended to be superseded by the new Draft Urban Design Guidelines. On December 2, 2019, the Planning & Development Committee endorsed the Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines (Draft Urban Design Guidelines). The Draft Urban Design Guidelines support the goals, objectives, and vision for the area, as set out in the Intensification Plan, and establish design priorities and principles related to built form, placemaking, and connectivity. - 62 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 13 The proposed phased, high-density, mixed-use development maintains the key urban design objectives of the Guidelines as follows: • reinforces its location within a gateway at the Brock Road and Pickering Parkway intersection, through the accommodation of increased heights and densities in a compact, transit-supportive, mixed-use built form; • locates primary building entrance facing Brock Road, and the corner of the Brock Road and Pickering Parkway intersection; • includes connected outdoor amenity space and pedestrian linkages within the site and surrounding area, promoting walkability; • provides for pedestrian-oriented and active frontages along Brock Road and Pickering Parkway, through the use of podiums and grade-related residential and commercial uses; • redesigns the aboveground parking structure located in the podium and incorporates a variety of architectural design elements; • incorporates a proposed public park fronting Pickering Parkway, providing public space at a gateway; • provides a tower floor plate size of 865 square metres for each building, and a minimum separation of 25.0 metres between the towers, allowing optimal light for private balconies, rooftop amenity areas, and interior site spaces; • buildings fronting Brock Road and Pickering Parkway are setback a minimum of 5.0 metres from the front property lines; • provides a 5-storey podium creating a consistent pedestrian-scaled streetwall along Brock Road and Pickering Parkway; and • strategically locates the site access, surface parking, loading areas, and underground parking access internal to the site and behind the proposed buildings, which provides for an improved streetscape along Brock Road and Pickering Parkway. Staff are satisfied that the proposal reflects the general intent of the Council endorsed Draft Urban Design Guidelines. Through the site plan review process, staff will continue to ensure the site design and architectural treatment of the proposed buildings are consistent with the Draft Urban Design Guidelines. 3.4 Proposal has been redesigned to reduce proposed building heights Some area residents expressed concern that the proposed building heights are too tall, not appropriate at this location, and not compatible with the surrounding established neighbourhoods. To address concerns related to building heights, the applicant has revised their proposal by including an additional tower in Phase 1, resulting in the redistribution of units over 5 towers within Block 1. As a result of the redesign, tower heights have been reduced from 33 to 43 storeys to 25 to 32 storeys. To further minimize the impact of the building heights, within Phase 1, the applicant is proposing to stagger tower heights, maintain slim tower designs, and maintain a minimum 25-metre separation between the towers (see Attachments #7, #8 and #9, Phase 1, Elevations Plans). Despite adding an additional tower, the reduced tower heights will ensure optimal daylight onto the proposed relocated public park and reduce shadow impacts onto residential properties located on the west side of Brock Road. The following section of this report includes a detailed analysis of the shadow impacts. - 63 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 14 The location of the tall buildings at the gateway site and the proposed tower heights, are in keeping with the Council adopted OPA 38. 3.5 The revised proposal will have minimal shadow impacts The Draft Urban Design Guidelines outline that the shadow impact of new buildings on adjacent residential buildings, and public parks, shall be assessed through a shadow impact study, and be minimized to the extent possible. A shadow study has been submitted by the applicant in support of the revised proposal. It identifies the shadow impacts of the proposed development on the surrounding properties during the spring (March 21st), summer (June 21st), fall (September 21st), and winter (December 21st) seasons, for the period between 9:18 am and 7:18 pm. Best practice in assessing shadow impact is that shadows should not exceed two hours in duration on outdoor amenity areas during the spring, summer, and fall seasons. During the winter solstice, shadows are typically cast further, and are present for a longer period, given the sun is lower in the sky and moves slower during this period. The staggered tower heights within Phase 1, with the lowest tower height to the north and the tallest tower to the south, and relocating the park along Pickering Parkway, maximizes the exposure to sunlight, as the majority of the future public park space will receive at least 5 hours of sunlight. The staggered tower heights also reduces shadow impact onto the residential properties located across Brock Road. The current design generally meets the intent of the Draft Urban Design Guidelines and minimize shadow impacts. 3.6 The proposed development will contribute a relatively small proportion to the overall traffic and congestion on the surrounding road network In support of the proposal, the applicant has submitted a Transportation Impact Study (TIS), prepared by WSP, dated March 26, 2021, and a TIS Addendum dated May 18, 2021. WSP completed a review of the proposed development impacts to the study area intersections, including Brock Road and Kingston Road; Brock Road and Pickering Parkway; Highway 401 on and off-ramps; Kingston Road and Notion Road; and Pickering Parkway and Notion Road. The study area also included the existing signalized site access from Brock Road and Pickering Parkway, and the restricted right-out to Pickering Parkway. Due to the on-going COVID-19 pandemic, the 2020 traffic patterns were not typical, as employees were working remotely, and public indoor space capacity restrictions were in place across the Province. Therefore, available historical turning movement counts surveyed in 2018 were obtained as the base to establish the 2020 existing traffic volumes. The table below summarizes the proposed trip generation, based on 2018 travel volumes, for the ultimate build out of 5 buildings, during the peak morning and evening weekday hours and weekend peak hours. - 64 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 15 Land Use AM 7:00 and 9:00 PM 4:00 to 6:00 Saturday 12:00 and 3:00 In Out Total In Out Total In Out Total Retail – Shopping Centre 3 9 25 36 30 66 62 43 105 Residential – High Rise 96 385 481 356 185 541 267 277 544 Net Total Trips 112 394 506 392 215 607 329 320 649 Based on WSP’s analysis, during the weekday morning peak period (7:00 am to 9:00 am), the overall development will generate an approximate 506 trips (112 in-bound and 394 out-bound trips). During the evening peak period (4:00 pm to 6:00 pm), the development will generate approximately 607 trips (392 in-bound and 215 out-bound). The weekend trip generation is slightly higher than weekday peak period at 649 trips (329 in-bound and 320 out-bound). WSP notes that there will be increased congestions and delay in turning movements at key intersections in the study area during peak hours under existing, and future conditions. Notwithstanding the increase in traffic congestion, the consultant indicated that the proposed development would contribute a relatively small proportion to the overall traffic and congestion on the surrounding road network. The development is projected to be accommodated by the existing road network, planned roadway improvements, site access improvements (further described in Section 3.8), proposed signal timing changes, and diversion of site traffic, and traffic from nearby developments to Notion Road. The Region agrees with the general findings of the TIS. The Region advises that there are capacity constraints on the surrounding road network, and limited opportunities to alleviate the capacity constraints within the existing rights-of-way. To mitigate some of the capacity constraints, the Region further advises that the planned Notion Road-Squires Beach Road connection across 401 will provide some relief for congestion along Brock Road and Pickering Parkway. The Region advises that that the proposed high-density, mixed use development along Kingston Road and Brock Road is consistent with the transit-supportive development policies recommended in the Regional Transportation Master Plan. The Region also advises that the implementation of strong Transportation Demand Management (TDM) measures will be essential to help reduce auto trip generation, and maximize the use of active and transit travel modes. The lands are also in close proximity (approximately 500 metres) to the future Durham-Scarborough Bus Road Transit (BRT) project that will run the entire length of Kingston Road. Further description of the applicant’s TDM measures and the Durham-Scarborough BRT project are further discussed in the following section. - 65 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 16 3.7 Implementation of Transportation Demand Management strategies, and future infrastructure improvements will help to manage the proposed traffic generated by this proposal TDM is a set of policies and programs that encourage people to use sustainable modes of transportation, rather than driving alone, or make fewer trips by car. An effective TDM program is successful at reducing peak hour roadway demand. WSP recommends the following TDM measures: •Unbundled parking: •unbundling of residential parking spaces from unit sale, is recommended since only residents requiring parking spaces will purchase the space; and •this strategy will reduce the parking space demands, thus encourage alternative modes of transportation. •Bicycle Parking & Facilities: •the development provides bicycle parking spaces (a total of 482 proposed in Phase 1); and •one bike repair station is recommended to be provided within each tower. •Preparation of an Information package/communication strategy: •provide an information package to first time buyers that includes information regarding public transportation options, prior to and at the time of purchase or sales. The above measures recommended by WSP are appropriate. Staff will continue to work with the applicant to ensure that these measures, and any other appropriate measures, are reflected on the final site plan drawings and secured in the site plan agreement. Future infrastructure improvement includes the Durham-Scarborough Bus Road Transit (BRT) project that will run the entire length of Kingston Road within Pickering. The Region of Durham, together with Metrolinx, has undertaken the detailed planning and design. The BRT project will build upon previous improvements and services associated with Regional PULSE transit services, and will introduce rapid bus transit services between the Scarborough Town Centre and Downtown Oshawa. As part of the Durham-Scarborough BRT project, cycle tracks are now proposed along Kingston Road from beyond the west limit of the study area to Notion Road. A multi-use path (MUP) is proposed along the north side of Kingston Road east of Notion Road. The draft Regional Cycling Plan Update (May 2021) includes future buffered bike lanes on Pickering Parkway from Liverpool Road to Notion Road, and a MUP on Notion Road/Squires Beach Road from Kingston Road to Bayly Street. The implementation of the above-noted TDM measures, completion of the BRT project along Kingston Road, addition of buffered bike lanes, along with road improvements including the Notion Road-Squires Beach Road connection across 401, will help to manage the traffic generated by this development. - 66 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 17 3.8 Modifications are required to the existing site accesses to support Phase 1 development The first phase of the development is proposed to be accessed from the existing signalized site access on Brock Road, north of Pickering Parkway, and the existing signalized access from Pickering Parkway, east of Brock Road. Towers 1, 2, and 3, will be accessed by a proposed north-south drive aisle within the site that connects to an existing east-west plaza drive aisle. As part of Phase 1, the applicant has agreed to remove the existing right-out only site access onto Pickering Parkway to reduce safety risks, and operational issues, associated with the driveway (see Figure 3 below). A new sidewalk, matching the existing sidewalk will be installed. The existing signalized three quarter access on Brock Road will also be reconfigured as part of Phase 1, to improve pedestrian circulation and traffic movement, by modifying existing raised medians, reducing the driveway width, and adjusting the turning radii to accommodate fire and waste vehicles. Figure 3 below illustrates the changes to the existing site access on Brock Road. Figure 3: Location Map and Brock Road Access Improvements The final design of the site access modifications will be further reviewed and finalized by the Region of Durham and the City through the site plan review process. 3.9 Adequate parking supply will be provided for residents, visitors, and retail users Concerns were expressed that the number of parking spaces proposed for residents, visitors and commercial uses, may not be sufficient to support the development. In - 67 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 18 response to comments received, the applicant has increased the overall parking supply, as noted below: •residential parking ratio has increased from 0.8 spaces per unit to 0.85 spaces per unit; •visitor parking ratio has slightly increased from 0.14 spaces per unit to 0.15 spaces per unit; •commercial parking ratio has increased from 1.0 space per 100 square metres of gross leasable floor area (GFLA) to 3.5 spaces per 100 square metres of GLFA; and •total number of on-site parking spaces have increased from 1,267 parking spaces to 1,722 parking spaces (an increase of 455 spaces). The applicant proposes the additional parking spaces in the above grade parking garage, located in the podium. The podium has been increase by one level to accommodate the additional parking spaces. Further, the number of off-site parking spaces for non-resident use, on the Phase 2 lands, has decreased from 110 spaces to 45 spaces. The table below provides a breakdown of the revised parking supply proposed for Phase 1 and Phase 2 lands. Phase Type Proposed Parking Rate Number of Spaces Off-Site (Phase 2) Phase 1 Residential 922 units 0.85 spaces per unit 787 0 0.15 spaces per unit for visitors 138 11 Retail/ Commercial 1,920 square metres 3.50 spaces per 100 m2 GLFA 67 67 Non-resident shared parking reduction*-33 -33 Total 959 45 Phase 2 Residential 677 units 0.85 spaces per unit 575 0.15 spaces per unit for visitors 102 Retail/ Commercial 2,323 square metres 3.50 spaces per 100 m2 GLFA 81 Non-resident shared parking reduction*-40 Required Spaces from Phase 1 45 Total 763 *Shared Parking among non-resident uses was calculated using formula assuming 50/50 split between retail, and medical or dental office. In support of the above proposed parking ratios for this development, WSP provided the following comments and recommendations: •there is a trend of reduced vehicle ownership in apartment building developments; •the lands are located within an approximate 5-minute walk from the planned Durham-Scarborough BRT project at Brock Road and Kingston Road; - 68 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 19 • the subject lands are surrounded by an active transportation network; • there are opportunities to live, work and play, in close proximity of the subject lands; • the implementation of TDM measures, including unbundling of parking spaces for units; and • many municipalities are adopting reduced parking standards, within major transit station areas, near transit corridors, and in transit supportive neighbourhoods. The City retained Paradigm Transportation Solutions (Paradigm) to peer review the applicant’s submitted Parking Justification analysis. The parking justification was provided within the submitted TIS, prepared by WSP dated March 2021; the TIS Addendum, prepared by WSP dated May 2021; and a comment letter (Parking), prepared by WSP dated March 22, 2022. Paradigm reviewed and provided comments on the original and revised submitted materials prepared by WSP. In the original review, Paradigm noted that the proposed resident parking ratio of 0.80 spaces per unit is the same as the City Centre Zoning By-law. Paradigm advised this was not suitable, given that the subject site does not have all the same locational advantages as the City Centre area. In response, WSP increased the resident parking ratio to 0.85 spaces per unit. WSP supported the proposed rate with a survey of nearby developments, as well as the anticipated effect of proposed TDM measures. In addition, WSP provided new information related to the observed, downward effect on vehicle ownership, in residential areas along surface rapid transit corridors. Their intent was to draw comparisons with the planned transit improvements along Kingston Road corridor. Paradigm advises that the increased resident parking ratio of 0.85 spaces per unit, is sufficiently supported by technical rationale, and better reflects the locational differences between the subject lands and the City Centre. The applicant’s proposed resident visitor parking ratio, of 0.15 spaces per unit, has increased since the original proposal, and is now the same as the City Centre Zoning By-law. WSP provided additional supporting rationale for this rate, including proxy site surveys, as well as several examples of GTA developments with similar locational attributes as the subject site. Paradigm notes that one of WSP’s proposed Transportation Demand Management strategies is to unbundle the cost of a parking space from the cost of a residential unit. Paradigm advises that there is potential to increase the number of visitor parking spaces on-site, in the future, if the demand to purchase resident parking space is found to be lower than the currently proposed supply of resident parking. WSP previously proposed a retail/commercial parking ratio of 1.0 space per 100 square metres of gross leasable floor area (GLFA), and provided to technical rationale to support the low rate. The concern that this rate was too low has been addressed by increasing the ratio to 3.5 spaces per 100 square metres of GLFA, and supporting this rate with parking survey information. WSP proposed a shared parking formulae based on the low commercial parking rate. Paradigm in the original review, advised that it was appropriate to consider shared parking between resident visitors and commercial uses, to reduce the proposed total parking - 69 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 20 supply, and to use the shared parking formula in the City Centre Zoning By-law. But, Paradigm advised that the original low commercial rate was not an appropriate for a shared parking analysis. WSP revised the shared parking calculations to reflect the now proposed higher parking rate for retail/commercial, as well as an assumption that there will be a 50/50 split of the retail/commercial space between retail, and medical, dental, or similar office uses. Paradigm finds the assumed split between retail uses and personal/professional uses in the retail commercial space to be reasonable. Paradigm advises that the proposed residential visitor and retail-commercial parking supply is acceptable, including the sharing of parking between residential visitors, and retail and commercial users. WSP originally proposed 110 off-site parking spaces on Phase 2 lands, and the number now has been reduced to 45 parking spaces. Paradigm advises that nearby off-site parking can be a feasible parking solution for a phased development. It is the understanding that these spaces will be accommodated in the interim on the surface of the Phase 2 lands, and following completion of the Phase 2 development, in the parking structure. Paradigm finds this interim condition acceptable. Also, during construction of Phase 2, it would be acceptable to temporarily locate the off-site parking to an existing and nearby retail- commercial parking area. Paradigm recommends that the applicant monitor the Phase 1 parking demands as it is built and occupied, to refine the number of off-site spaces that may actually needed in the future. SmartCentres advises that they will monitor and survey parking demands after occupancy of Phase 1 buildings. If SmartCentres chooses to revisit the parking requirements based on their parking study, they would be required to apply for a minor variance for relief from the approved site-specific zoning by-law amendment. Given Paradigms review and recommendations, staff are supportive of the parking ratios proposed, and are satisfied that a sufficient number of parking spaces can be provided to accommodate this development. Furthermore, staff are supportive of SmartCentres monitoring, and surveying parking demands in Phase 1, to help inform the appropriate parking supply for Phase 2 lands. 3.10 The proposal protects for two new public streets to facilitate future redevelopment of the remaining SmartCentres lands in accordance with the Intensification Plan The Brock Precinct Intensification Area Plan illustrates future public streets along the north and east boundary of Block 1. The Intensification Plan seeks the provision of new and improved road network for multiple modes of transportation, providing access to multiple development blocks, and serving as right of ways for underground municipal infrastructure, integrated with a secondary network of private roads and laneways. The streets shall maintain a high quality public realm, incorporating landscaped boulevards, bike lanes, sidewalks, and on-street parking, where feasible. - 70 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 21 The applicant has demonstrated that two new public streets, with a minimum right-of-way width of 20 metres, located along the north and east boundaries of the block, can be accommodated (See Revised Conceptual Site Plan, Block 1 (2022), Attachment #4). The exact configuration will be developed during the Phase 2 site plan review. The proposed zoning by-law amendment will be subject to an ‘H’ Holding Symbol on Phase 2 lands, which will prevent the use of the lands for residential purposes until such time as the owner enters into any necessary agreement for the design, construction, and conveyance of the sufficient road allowances for the future east-west street and the north-south street to the City. 3.11 Sufficient parkland, outdoor open space, and indoor amenity areas are proposed The original plan proposed an outdoor open space area, located along the north side of Tower 1 in Phase 1, approximately 1,175 square metres in size, and was intended as a privately owned public space (POPS). It is shown on the Original Conceptual Site Plan, Block 1 (2020), Attachment #3. The revised plan relocates the outdoor open space area to a more central location within Block 1. The proposed park space (ultimate park) is approximately 2,850 square metres, representing 10 percent of Block 1 site area, as shown on the Revised Conceptual Site Plan (2022), Attachment #4. The new location of the park is designed to maximize sun exposure, and provides frontage along Pickering Parkway. This will be a “strata park” conveyed to the City. A “strata park”, is a public park located on top of an underground parking garage. The proposed parkland area will exceed the minimum parkland dedication requirements for the applicant under the Planning Act. The park will be built in phases. Phase 1 will include an interim open space area, approximately 811 square metres in size, and will be owned and maintained by the applicant. The remaining parkland will be constructed and conveyed upon the completion of the Phase 2 lands. Through discussions with the applicant, they have agreed to assist with the design and construction of the ultimate parkland, as part of future site plan application for the Phase 2 lands, and the City will reimburse the applicant through development charges. The park block will be conveyed to the City as part of Phase 2. Therefore, to satisfy parkland dedication requirements of the Planning Act for Phase 1, the applicant will be required to provide cash-in lieu of parkland, in the form of a letter of credit equal to 5 percent of the value of the Phase 1 lands, prior to the issuance of site plan approval for Phase 1. The letter of credit will be returned to the applicant upon conveyance the ultimate park block. To further ensure the City receives the ultimate park block, the proposed zoning by-law amendment will include a holding symbol on Phase 2 lands. The holding symbol will prevent the use of the lands for residential purposes until such time the applicant, and the City, have entered into the necessary agreement for the design, construction, and conveyance of the public park to the City. The Draft Urban Design Guidelines and OPA 38 require a linear greenspace, or enhanced green boulevard, along the proposed east-west public street (Street B). The intent is to provide a green connection from Brock Road, to the planned public parkland and Beechlawn Park to the east. - 71 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 22 The revised plan commences the linear landscaped area within Phase 2, north of Tower D, along proposed Street B (see Revised Conceptual Site Plan, Block 1 (2022), Attachment #4). This linear landscaped area intends to connect to the future park spaces, and to Beechlawn Park to the east. The revised plan also proposes an enhanced pedestrian connections from the ultimate park space, north through the Block 1 lands, and connecting to the linear landscaped area along proposed Street B. The design of the linear landscaped area meets the intent of the Urban Design Guidelines and OPA 38. Within the buildings located in Phases 1 and 2, a total of approximately 3,200 square metres of private indoor amenity area is proposed, and approximately 3,200 square metres of private outdoor amenity area is proposed. The Phase 1 outdoor terrace is proposed on the 5th floor to provide connectivity to the indoor amenity space. Programming and detailed design of the private amenity areas will be confirmed through the site plan review process. However, the applicant has indicated that the areas are currently planned to include: outdoor terrace with seating areas; indoor exercise space; indoor and outdoor play areas; and indoor seating and gathering spaces. The revised proposal provides for a sufficient amount of public parkland that will provide outdoor space for residents, visitors, and the broader community. Additionally, the proposal provides for sufficient private indoor and outdoor amenity areas for future residents. 3.12 Adequate sanitary servicing capacity is available for Phase 1 lands To demonstrate that adequate sanitary servicing capacity is available to service the entirety of Block 1, the applicant submitted a Master Servicing and Stormwater Management Report, dated May 2021, prepared by Schaeffers Consulting Engineers. This report was reviewed by the Region of Durham Works Department. The Region of Durham is satisfied that there is sufficient sanitary servicing capacity for the proposed Phase 1 residential development. The Region of Durham requests that a holding symbol be placed on the Phase 2 lands, to ensure there is sufficient sanitary servicing capacity to provide for the full development. The Region will require the applicant to demonstrate, through a future site servicing agreement, that there is sufficient sanitary servicing capacity to enable the full development of the site. As part of the Site Plan Approval process for Phase 2, the applicant will be required to submit detailed engineering drawings, including a site servicing plan, that demonstrates how the proposed development is intended to be serviced, and that the existing services have sufficient capacity to support the proposal. 3.13 Retail Space at grade located along Brock Road and Pickering Parkway The subject lands presently supports 5 single-storey, commercial buildings, currently occupied by various retail and restaurant uses, including Marks, McDonald’s, All-Star Wings and Royal Paan. They have a combined gross floor area of approximately 5,200 square metres. - 72 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 23 The proposal incorporates residential and retail uses, at grade, in support of active and pedestrian-oriented street frontages. As shown in Phase 1, the podium has been designed with at-grade commercial and retail uses along the corner of Pickering Parkway and Brock Road frontage, and 2-storey apartment units fronting Brock Road and the future east-west public street. The revised proposal eliminates 5, of the 2-storey units, and adds additional retail space that extends to the main entrance along Brock Road, providing approximately 2,245 square metres of grade related commercial space within Phase 1. The subsequent phase will provide approximately 2,323 square metres of commercial and retail space, for a total of approximately 4,500 square metres of commercial space for the entire development. Staff have requested the applicant to explore opportunities to increase the amount of commercial, office and retail space, given the site’s location along a key regional corridor, and to achieve the City’s objective of creating a more complete, mixed-use development. SmartCentres has advised that as part of the ongoing change to the retail sector, such as focusing on online shopping platforms, retail spaces are designed more efficiently, and tenants require less space. The intent is to host a wide spectrum of retail use on-site, serving the development, and broader community residents, based on the factors mentioned. Furthermore, the development is part of a large retail shopping centre, with a significant amount of commercial space that will be integrated with, and work harmoniously with, the proposed retail for the foreseeable future. Staff will continue to work with the applicant to explore opportunities to expand the amount of retail and commercial space as part of the future phase, and their remaining landholdings. 3.14 The applicant will explore opportunities to incorporate office uses within their other landholdings located within the Brock Precinct The Kingston Road Corridor Study, and OPA 38, encourage office uses, and particularly major office uses, to be provided on the SmartCentres landholdings, and predominately directed to the subject lands, located at the Brock Road and Pickering Parkway intersection. City staff have had extensive discussions to explore opportunities to accommodate major office space within Block 1. SmartCentres has advised that no office space will be incorporated as part of Phase 1. They further advised that the overall spectrum of uses will be incorporated on-site in the future. The intent is to achieve a critical residential mass as part of Phase 1. Incorporating office based on the current floor plates and column spacing will result in highly compromised efficiency and undesirable office spaces. Both SmartCentres, and staff, recognize the importance of creating a complete community. Given the current market conditions for office spaces, providing office space within Phase 1 may not be achievable at this time. However, the applicant has indicated a willingness to continue to work with the City to explore opportunities to incorporate major office uses within future phases, and their remaining landholdings within the Brock Precinct. - 73 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 24 3.15 Response to Additional Key Concerns As noted in Section 2.1 of this report, area residents, and the Planning & Development Committee, have identified various questions and concerns with the proposed development. The applicant has addressed matters concerning heights and density, traffic, parking, loss of retail, parkland, and shadow impacts. The table below summarized other concerns raised by area residents, and at the August 19, 2020, Electronic Public Open House Meeting, and at a Statutory Public Meeting held on November 2, 2020. Concerns Staff’s Response Requested further information on the plans for the entire SmartCentres landholdings SmartCentres has advised that no firm plans have been established for the redevelopment of the entire shopping centre. A master plan has been completed as part of the larger planning exercise, and to respond to the Kingston Road Corridor and Specialty Retailing Node Study. The remainder of the SmartCentres land holdings will continue to operate as a retail centre at this time. Affordable Housing Units The proposal provides for a range of unit sizes and types that contribute to increasing the diversity of housing options within the City, and may provide an affordable housing alternative to those options currently existing in the market. Bicycle Parking Spaces The proposal provides bicycle parking spaces for both residential and retail uses, and the required number is included in the recommend zoning provisions. Impacts of vibration during construction on surrounding properties To minimize the adverse effects on adjacent buildings from demolition and construction, through the site plan review process, a vibration analysis will be required to be submitted. 3.16 Exemption to the two year time-out period for minor variance applications Bill 73, the Smart Growth for Our Communities Act, 2015, amended the Planning Act by removing the ability for an applicant to apply for a minor variance for two years following the passing of an applicant-initiated zoning by-law amendment. However, the Planning Act changes also permit a municipal Council to allow minor variance applications to proceed on a case-by-case basis by Council resolution. The Province indicated that the intent of the amendment is to prevent, for a two-year period, zoning provisions that Council determines to be important from being reversed through the minor variance process. The proposed development will be subject to site plan approval, in which detailed design issues will be dealt with. Staff recommend that Council grant an exemption, in accordance with Section 45 (1.4) of the Planning Act, to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications. - 74 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 25 3.17 Technical matters will be addressed through site plan approval Detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: • drainage and grading; • site servicing; • parkland; • bird friendly design; • design of public streets; • requirements for a Construction Management Plan; • vibration during demolition and construction; • landscaping; • resident, visitor and accessible parking spaces; • emergency vehicle access; • waste management collection; and • location of water meter room, hydro transformers, gas meters and other utilities. 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting site-specific exceptions to facilitate the high-density, mixed-use development. Staff supports the rezoning application, and recommends that the site- specific implementing by-law, containing the standards set out in Appendix II to this Report, be finalized and brought before Council for enactment. Furthermore, staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications. 5. Applicant’s Comments The applicant supports the recommendations of this report. Appendices: Appendix I Draft By-law to Adopt Amendment 45 to the Pickering Official Plan Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/20 - 75 - Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 26 Attachments: 1.Location Map 2.Air Photo Map 3.Original Conceptual Site Plan, Block 1 (2020) 4.Revised Conceptual Site Plan, Block 1 (2022) 5.Phase 1, Revised Conceptual Site Plan (2022) 6.Phase 1, Rending Plan 7.Phase 1, West Elevation Plan 8.Phase 1, East Elevation Plan 9.Phase 1, North and South Elevation Plans Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO CC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 76 - Appendix I to Report No. PLN 30-22 Draft By-law to Adopt Amendment 45 to the Pickering Official Plan - 77 - The Corporation of the City of Pickering Draft By-law No. XXXX/22 Being a By-law to adopt Amendment 45 to the Official Plan for the City of Pickering (OPA 20-003/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; And whereas on February 23, 2000, Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; And whereas the Region has advised that Amendment 45 to the City of Pickering Official Plan is exempt from Regional approval; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.That Amendment 45 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2.That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments. 3.This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2022. __________________________Draft David Ryan, Mayor __________________________Draft Susan Cassel, City Clerk - 78 - Exhibit “A” to By-law XXXX/22 Recommended Amendment 45 to the City of Pickering Official Plan - 79 - Recommended Amendment 45 to the Pickering Official Plan Purpose: The purpose of this site specific amendment is to increase the permitted density on the lands from ‘over 80 units per net hectare and up to and including 180 units per hectare’, to a net residential density of ‘over 80 units per hectare’, with no maximum; to increase the permitted maximum Floor Space Index (FSI) from ‘over 0.75 and up to and including 2.5’ to a maximum FSI of 5.0; and to allow additional permissible uses, including medium and high density residential, retailing of goods and services, offices and restaurants. This amendment is necessary to permit a phased, high-density, mixed-use development, on the subject lands. Location: The subject lands are part of a larger property, having a total area of approximately 19.5 hectares, located on the east side of Brock Road, north of Pickering Parkway and south of Kingston Road, municipally known as 1899 Brock Road. This amendment applies only to a 2.85 hectare portion of the entire landholdings owned by Calloway REIT (Pickering) Inc., located at the northeast corner of Brock Road and Pickering Parkway. (A Location Map is attached for reference, but does not form part of Amendment 45). Basis: The subject lands are currently designated “Mixed Use Areas – Speciality Retailing Node” within the City of Pickering Official Plan, and are subject to the Village East Neighbourhood Policies. However, through the Kingston Road Corridor and Brock Node Intensification Study, and its implementing Amendment 38 to the Pickering Official Plan, these lands have been identified as part of a strategic growth area by the City. Concurrent with the Study, a site specific amendment was submitted to permit a major mixed-use development comprising 5 towers ranging in heights from 25 to 32 storeys, with a total of approximately 1,600 units, and approximately 4,500 square metres of commercial space. The proposed development is generally in keeping with the goals of the Council endorsed Kingston Road Corridor and Speciality Retailing Node Intensification Plan for the Brock Precinct, and in keeping with the policies within the Council approved Official Plan Amendment 38. The proposed development is located along Brock Road, which is designated as an arterial road and a Rapid Transit Spine under the Durham Regional Official Plan. The proposal provides for a mix of uses and densities that allow for the efficient use of land in an area that is supported by existing and planned transit services along Brock Road and Kingston Road. Furthermore, the proposal will utilize existing municipal infrastructure and services and future improvements. The amendment is consistent with the policies of the Provincial Policy Statement, 2020, and conforms to A Place to Grow, (Office Consolidation 2020) and the Durham Regional Official Plan. - 80 - Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1.Revising Policy 12.11 – Village East Neighbourhood Policies, by deleting the word “and” at the end of subsection (h); deleting the “.” at the end of subsection (i) and replacing it with “; and”; and by adding a new subsection 12.11 (j) as follows: “(j) despite the Permissible Uses for lands designated “Mixed Use Areas – Specialty Retailing Node” as set out in Table 5, and the maximum net residential density and maximum floor space index permissions for lands designated “Mixed Use Areas - Speciality Retailing Node” as set out in Table 6, for lands located at the northeast corner of Brock Road and Pickering Parkway, being approximately 2.85 hectares in size. City Council shall permit the following: (i)additional permissible uses including medium and high density residential, retailing of goods and services, offices, and restaurants; (ii)a net residential density over 80 units per hectare; and (iii)a maximum floor space index of 5.0.” Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. Calloway REIT (Pickering) Inc. OPA 20-003P A 07/20 - 81 - Highway 401 Highway 401 Finch Avenue B eec hlawn Driv e Marshcourt Drive Port land Court Denmar R o a d Kingston R o a d K in g s t o n R o a d P i c k e ri n g P arkway Pickering Parkway F airfield Crescent Bu r n s i d e D r i v e Br o c k R o a d Br o c k R o a d A s hford Dri ve Southview Drive Gu i l d R o a d Jaywi n Circle G et a Ci rc le A l w i n C ir c l e VillageEast Park DenmarPark BrockridgeCommunityPark BeechlawnPark 1:7,000 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:Municipal Address: THIS IS NOT A PLAN OF SURVEY. Date: May. 19, 20221899 Brock Road L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\New documents - 2022\OPA 20-003P_LocationMap.mxd Subject Property Calloway REIT (Pickering) Inc. (SmartCentres)OPA 20-003/P, A 07/20, SP 06/20 Subject Landsto be Redeveloped(Block 1) - 82 - Appendix II to Report No. PLN 30-22 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/20 - 83 - Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/20 That the implementing zoning by-law permit a phased mixed use residential condominium development in accordance with the following provisions: A.Permitted Uses Permitted Uses Residential Use Apartment Dwelling Block Townhouse Dwelling Stacked Dwelling Non Residential Uses Commercial Fitness/ Recreation Centre Community Garden Day Care Centre Financial Centre Food Store Office Office, Medical Personal Service Shop Retail Store Restaurant School, Commercial Veterinary Clinic Community Facility Public Park Private Park (POPS) District Energy Facility B.Parking Requirements Residential Uses Parking Rate Apartment Dwelling 0.85 spaces per dwelling unit and an additional 0.15 of a space per dwelling unit for visitors Block Townhouse Dwelling 1.75 spaces per dwelling unit 0.15 of a space per dwelling unit for visitors Stacked Dwelling 1.25 spaces per dwelling unit 0.15 of a space per dwelling unit for visitors - 84 - Non-Residential Uses Parking Rate Day Care Centre 1.0 space per employee plus 3.0 spaces and an additional 1.0 space per classroom Office 2.5 spaces per 100 square metres of GLFA Financial Institution, Food Store, Retail Store, Commercial School, Personal Service, Office Medical, Veterinary Clinic and Restaurant less than 465 square metres of GLFA 3.5 spaces per 100 square metres of GLFA Commercial Fitness Centre 4.5 spaces per 100 square metres of GLFA Restaurant over 465 square metres of GLFA 5.0 spaces per 100 square metres of GLFA Shared Parking Formula A shared parking formula may be used for the calculation of required parking for multiple uses on the subject lands in accordance with the following formula: Type of Use Percentage of Peak Period (Weekday) Morning Noon Afternoon Evening Financial Institution/Office/Office, Medical 100 90 95 10 Food Store/Personal Service Shop/Retail Store 65 90 90 90 Restaurant, less than 465 square metres of GLFA 20 100 30 100 Residential – Visitor 20 20 60 100 Type of Use Percentage of Peak Period (Saturday) Morning Noon Afternoon Evening Financial Institution/Office/Office, Medical 10 10 10 0 Food Store/Personal Service Shop/Retail Store 80 100 100 70 Restaurant, less than 465 square metres of GLFA 20 100 50 100 Residential – Visitor 20 20 60 100 Parking Off-Site a)Required parking spaces for any non-resident use may be located on another lot within the lands/covered by this By-law, where a legal easement or an agreement exists. - 85 - Parking Structures a)Above grade parking structures located adjacent to any street line shall comply with the provisions for the main building. b)Parking structures constructed completely below established grade are permitted to encroach below public and private right-of-ways and public parkland. c)Stairs and air vents associated with a parking structure are not permitted in a front yard or exterior side yard. d)Air vents constructed in association with an underground parking structure are permitted to project to a maximum of 1.2 metres above established grade no closer than 4.0 metres to a street line. Bicycle Parking Space Requirements a)Minimum 0.5 bicycle parking spaces per dwelling unit; where a minimum of 25 percent of the total required must be located within: i.a building or structure; ii.a secure area such as a supervised parking lot or enclosure; or iii.bicycle lockers. b)Dimensions: i.if located in a horizontal position (on the ground): a minimum length of 1.6 metres and a minimum width of 0.6 metres; ii.if located in a vertical position (on the wall): a minimum length of 1.5 metres and a minimum width of 0.5 metres; iii.If stacked: a minimum length of 1.5 metres and a minimum width of 0.45 metres. C.Zone Regulations BP-MU-1 and (H) BP-MU-2 Floor Space Index (FSI) i)minimum 0.75 FSI ii)maximum 5.0 FSI Number of Units i)minimum 228 units ii)maximum 1,600 units Building Heights BP-MU-1 i) Building A, maximum 86 metres (25 storeys in height) Building B, maximum 95 metres (28 storeys in height) Building C, maximum 107 metres (32 storeys in height) (H) BP-MU-2 i)Building D, maximum 98 metres (29 storeys in height) ii)Building E, maximum 107 metres (32 storeys in height) Building Setback from Street Line i)minimum – 5.0 metres from Brock Road ii)minimum – 5.0 metres from Pickering Parkway iii)minimum – 2.5 metres from future east-west Street iv)minimum – 2.0 metres from future north-south Street - 86 - BP-MU-1 and (H) BP-MU-2 Setback for Below Grade Parking Structures i)minimum – 0.0 metres Podium Requirements i)minimum height of podium – 10.5 metres ii)maximum height of podium – 20.0 metres Tower Floor Plate i)maximum tower floor plate for a residential building – 865 square metres Building Separation i)minimum – 25.0 metres for any portion of a building greater than 37.5 metres in height Main Wall Stepback for Buildings greater than 37.5 metres i)A minimum stepback of 3 metres from the main wall of a podium and main wall of a tower Balcony Requirements i)Minimum depth – 1.5 metres Continuous Length of Buildings along a Street Line i)Minimum – 60 percent of the street frontage of a lot must be occupied by a building (Brock Road Street frontage only) Amenity Space Requirements for Apartment Dwellings i)Minimum – 2.0 square metres of indoor amenity space is required per apartment dwelling unit ii)Minimum – 2.0 square metres of outdoor amenity space is required per apartment dwelling unit (a minimum contiguous area of 40.0 square metres must be provided in a common location) Landscaped Area i)Minimum 10 percent of the land area Commercial / Retail Uses BP-MU-1 i)Minimum 2,200 square metres of GLFA (H) BP-MU-2 i)Minimum 2,300 square metres of GLFA Public Park i)Minimum 10 percent of the total land area (minimum 2,850 square metres) D.Permitted Encroachments No part of any required yard or setback shall be obstructed except as follows: i.Projections such as awnings, canopies, window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, piers, eave troughs, and other similar architectural features may be permitted in any required setback, provided that no such feature projects into the required setback more than 1.0 metres or half the distance of the minimum required setback, whichever is less. - 87 - ii.Notwithstanding above, canopies along Brock Road and Pickering Parkway may project 2.5 metres into the required setback; and piers may project 1.5 metres into the required setback. iii.Any stairs, including to a porch or any associated landing, uncovered platform, covered platform, and any unenclosed ramp for wheelchair access may encroach into any required setback provided it is no closer than 0.3 metres from a lot line. iv.A balcony, porch, uncovered platform or covered platform may encroach into any required setback to a maximum of 2.0 metres or half the distance of the minimum required setback, whichever is less. v.A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required setback to a maximum of 0.6 metres or half the distance of the minimum required setback, whichever is less. E.Holding Provisions – (H) BP-MU-2 Conditions for Removal of the “H” The “H” symbol shall, upon application by the landowner, be removed by City Council passing a By-law under Section 34 of the Planning Act. The following conditions shall first be completed to the satisfaction of the City of Pickering: a) The owner has satisfied all the requirements of the Regional Municipality of Durham with respect to the provision of sewer and water services, Regional roads, and entered into any necessary agreements in this regard, including front funding or cost sharing agreements. b) The owner shall enter into any necessary agreement for the design, construction and conveyance of sufficient road allowances for the future east-west street and the north-south street to the City of Pickering. c) The owner shall enter into any necessary agreement for the design, construction and conveyance of a public park to the City of Pickering. - 88 - Br o c k R o a d Pickering Parkway Kingston R o a d D e n m a r R o a d Ba i n b r i d g e D r i v e Be e c h l a w n D r i v e As h f o r d D r i v e Bu r n s i d e D r i v e Ro y a l R o a d Alwin Circl e Geta Circle Jaywin Circle Fa i r f i e l d C r e s c e n t Banbury Court Clerk Mayor Schedule I to By-LawPassed ThisDay of N XXXX/22XXrd XXXX 2022 MU-SRN BP - M U - 1 (H ) B P - M U - 2 - 89 - Attachment #1 to Report PLN 30-22 Highway 401 Highway 401 Finch Avenue B eec hlawn Driv e Marshcourt Drive Port land Court Denmar R o a d Kingston R o a d K in g s t o n R o a d P i c k e ri n g P arkway Pickering Parkway F airfield Crescent Bu r n s i d e D r i v e Br o c k R o a d Br o c k R o a d A s hford Dri ve Southview Drive Gu i l d R o a d Jaywi n Circle G et a Ci rc le A l w i n C ir c l e VillageEast Park DenmarPark BrockridgeCommunityPark BeechlawnPark 1:7,000 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:Municipal Address: THIS IS NOT A PLAN OF SURVEY. Date: May. 19, 20221899 Brock Road L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\New documents - 2022\OPA 20-003P_LocationMap.mxd Subject Property Calloway REIT (Pickering) Inc. (SmartCentres)OPA 20-003/P, A 07/20, SP 06/20 Subject Landsto be Redeveloped(Block 1) - 90 - Attachment #2 to Report PLN 30-22 Highway 401 Finch Avenue No t i o n R o a d Ba i n b r i d g e D r i v e Beec hlawn Dri ve M a rshcourt Drive Portland Court D e n m a r R o a d Kingston R o a d P i c k ering Parkway B a n b u ry Court F a i r fi e l dCrescent Larksmer eCourt Dreyber Court Bu r n s i d e D r i v e B l u e b i rd C rescent Br o c k R o a d As h f o r d D r i v e Southview Drive Ro y a l R o a d Gu i l d R o a d J a y w in C i r cl e Geta Circle Alwin C ir c l e 1:7,000 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: May. 19, 2022 L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\New documents - 2022\OPA 20-003P_AirPhoto.mxd Air Photo Map Subject Landsto be Redeveloped(Block 1) Subject Property File:Applicant:Municipal Address:1899 Brock Road Calloway REIT (Pickering) Inc. (SmartCentres)OPA 20-003/P, A 07/20, S 06/20 - 91 - Attachment #3 to Report PLN 30-22 Original Conceptual Site Plan, Block 1 (2020) City Development Department May 19, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres)Applicant: Municipal Address: DATE: File No: 1899 Brock Road L:\Planning\01-MapFiles\OPA\2020 N ROOF @ LEVEL 5 OUTDOOR AMENITY @ LEVEL 4 COURTYARD St r e e t A ( P r i v a t e ) Open Space Area (POPS) Courtyard (POPS) Privately Owned Publically Accessible Spaces (POPS) (Block 1) (Phase 1) Street B (Private) - 92 - Attachment #4 to Report PLN 30-22 Revised Conceptual Site Plan, Block 1 (2022) City Development Department May 19, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres)Applicant: Municipal Address: DATE: File No: 1899 Brock Road L:\Planning\01-MapFiles\OPA\2020 N Future Public Street (Min. 20m ROW) Fu t u r e P u b l i c S t r e e t (M i n . 2 0 m R O W ) Placeholder for enhanced pedestrian connection Placeholder for linear landscaped area/park Ultimate Public Park Interim Open Space Street B St r e e t A - 93 - Attachment #5 to Report PLN 30-22 Phase 1, Revised Conceptual Site Plan (2022) City Development Department May 19, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres)Applicant: Municipal Address: DATE: File No: 1899 Brock Road L:\Planning\01-MapFiles\OPA\2020 N - 94 - Attachment #6 to Report PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1, Revised Rendering Plans FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road - 95 - Attachment #7 to Report PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1 - West Elevation Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road - 96 - Attachment #8 to Report PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1 - East Elevation Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road - 97 - Attachment #9 to Report PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1 - North and South Elevation Plans FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-003/P, A 07/20, S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road - 98 -