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HomeMy WebLinkAboutPLN 10-23 Report to Planning & Development Committee Report Number: PLN 10-23 Date: April 3, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment Application OPA 20-001/P Zoning By-law Amendment Application A 05/20 Draft Plan of Subdivision Application SP-2020-01 Brock Road Duffins Forest Inc. (2055 Brock Road) Recommendation: 1. That Official Plan Amendment Application OPA 20-001/P, submitted by Brock Road Duffins Forest Inc., to re-designate the subject lands municipally known as 2055 Brock Road from “Urban Residential Areas – Medium Density Areas” to “Urban Residential Areas – High Density Areas” and “Open Space System – Natural Areas”, and to add a site-specific policy for the portion of the lands designated as “Urban Residential Areas – High Density Areas”, to permit a maximum residential density of 286 units per net hectare, to facilitate a high-density residential development, be approved, and that the draft by-law to adopt Amendment 48 to the Pickering Official Plan, as set out in Appendix I to Report PLN 10-23, be finalized and forwarded to Council for enactment; 2. That Zoning By-law Amendment Application A 05/20, submitted by Brock Road Duffins Forest Inc., to permit a high-density residential development consisting of: a 20-storey building containing a total of 328 residential units; 34, 3-storey back-to-back townhouse units, and 10, 3-storey townhouse units; located at the southeast corner of Brock Road and Usman Road, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 10-23, be finalized and forwarded to Council for enactment; and 3. That Draft Plan of Subdivision Application SP-2020-03, submitted by Brock Road Duffins Forest Inc., to establish a single development block, with the balance of the subject lands, containing a portion of the valleylands for the West Duffins Creek and the associated buffer, to be conveyed to the Toronto and Region Conservation Authority, as shown on Attachment #5 to Report PLN 10-23, and the implementing conditions of approval, as set out in Appendix III, be endorsed. Executive Summary: Brock Road Duffins Forest Inc. submitted applications for Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to facilitate a high-density, residential condominium development, located east side of Brock Road, south of Usman Road within the Brock Ridge Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 2 The applicant originally proposed a residential development consisting of an apartment building having a maximum height of 20-storeys; 9, 3-storey townhouses; and 64, 4-storey stacked townhouse units. In response to comments and concerns identified by City staff, external agencies, and members of the public, the applicant slightly revised the proposal from the initial submission. The following key changes have been made: • decreased the total number of residential units from 380 to 372 units (a reduction of 8), resulting in a reduced residential density from 290 units per net hectare to 286 units per net hectare; • replaced the stacked townhouse units with 34 back-to-back townhouse units; • increased the setback between the proposed townhouse and back-to-back townhouse buildings, and the north property line, from 5.3 metres to 7.0 metres; • enlarged the at-grade amenity space from 606 square metres to 660 square metres; and • converted the private at-grade amenity space to a privately-owned publicity accessible space (POPS). The application for Draft Plan of Subdivision proposes to create a single development block (Block 1), with the balance of the subject lands, containing a portion of the valleylands for the West Duffins Creek and the associated buffer, to be conveyed to the Toronto and Region Conservation Authority (TRCA) for long-term protection and preservation. The proposed Official Plan Amendment seeks to increase the maximum permitted residential density within Block 1. The Zoning By-law Amendment is intended to rezone Block 1 to an appropriate residential zone category and establish appropriate development standards. The valleylands will be rezoned to an appropriate open space zone category. City Development staff are in support of the revised proposal. The proposed residential density will facilitate a built form that has been demonstrated to achieve a compatible transition with the neighbourhood immediately to the north through the appropriate building siting, setback, separation distances, height and massing. The proposal will provide for a more diversified mix of housing forms and tenure and will assist the City in achieving its intensification targets, while providing at-grade amenity space for use by the broader community. The proposal is located along an arterial road and a collector road that can accommodate the traffic generated by this development. The proposed development provides for a compact form of development and the protection of the natural heritage features through the conveyance of the valleylands associated with the West Duffins Creek to the TRCA. 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. The proposed development will be subject to site plan approval, in which detailed design, and architectural control will be addressed. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 20-001/P, Zoning By-law Amendment Application A 05/20 and Draft Plan of Submission Application SP-2020-01. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 3 Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands are located on the east side of Brock Road, south of Usman Road and north of Finch Avenue, within the Brock Ridge Neighbourhood (see Location Map, Attachment #1). The subject lands have a total area of approximately 5.0 hectares, and consist of a developable portion having an area of approximately 1.3 hectares, and valleylands having an area of approximately 3.7 hectares. Surrounding land uses include(see Air Photo Map, Attachments #2): North: Across Usman Road, is the Pickering Islamic Centre, a residential subdivision consisting of detached and townhouse dwellings, and a village green (Usman Green). South: West Duffins Creek and associated valleylands, and further south are large lots containing detached dwellings fronting onto the north side of Finch Avenue. East: East Duffins Creek and associated valleylands, and the TransCanada Trail network. West: Across Brock Road is an established residential subdivision consisting of detached dwellings and the Brock Ridge Community Park. 1.2 Previous Applications and Approvals In 2010, Council approved a site-specific rezoning application, submitted by 2143087 Ontario Ltd. (Palwinder), subject to an “(H)” Holding provision to facilitate the development of the westerly portion of the developable lands, referred to as ‘Phase 1 Lands’, for a mixed-use development consisting of a 3-storey office building with ground-floor retail and 12 live-work townhouse units (see Previously Approved Site Plan (2010), Attachment #3). The valleylands associated with the West Duffins Creek were rezoned from a Greenbelt Zone “G” to an Open Space – Hazard Lands Zone “OS-HL”, and were to be conveyed to the Toronto and Region Conservation Authority (TRCA). Subsequently, the subject lands were sold to Fortress Munir 2013 Ltd. (“Fortress”). In 2016, a site plan agreement between the City and the new landowner was executed for the Phase 1 lands, the “(H)” Holding Symbol was removed, and building permit applications were submitted. However, the building permit applications were later abandoned by Fortress. Also in 2016, Fortress submitted applications for zoning by-law amendment and draft plan of condominium to facilitate the development of the rear developable portion (‘Phase 2 Lands’) of the subject lands for a common element condominium consisting of 25 townhouse units fronting onto an internal private road. Following the Statutory Public PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 4 meeting, held on November 14, 2016, the subject lands were acquired by Brock Road Duffins Forest Inc., and the processing of the applications for the Phase 2 Lands was put on hold. In July 2017, Brock Road Duffins Forest Inc. submitted a revised proposal for all of the developable lands, which proposed a residential condominium consisting of 39 townhouse units with parking at the front of the units fronting onto an internal private road, and 20 rear-lane townhouse units (see Previously Submitted Conceptual Plan by Brock Road Duffins Forest Inc., Attachment #4). A Statutory Public meeting for this proposal was held on March 5, 2018. However, these applications were later withdrawn. 1.3 Applicant’s Proposals Brock Road Duffins Forest Inc. has submitted applications for Official Plan Amendment and Zoning By-law Amendment to facilitate a high-density residential condominium development within the developable portion of the subject lands. The applicant has also applied for a Draft Plan of Subdivision to create a single development block (Block 1). The balance of the subject lands, containing a portion of the valleylands for the West Duffins Creek and the associated buffer, is to be conveyed to the TRCA for long-term protection and preservation as a natural area (see Submitted Draft Plan of Subdivision, Attachment #5). The proposed Official Plan Amendment seeks to increase the maximum permitted residential density within Block 1. The Zoning By-law Amendment is intended to rezone Block 1 to a suitable zone category and establish appropriate development standards. The balance of the subject lands, containing the valleylands and buffers, is proposed to be rezoned to an appropriate open space zone category. The applicant’s initial submission, in 2020, proposed an apartment building with two towers having heights of 20 and 6-storeys connected by a 4-storey podium, containing 307 apartment units (Building A); 64, 4-storey stacked townhouse units (Buildings C & D); and 9, 3-storey townhouse units (Building B), (see Original Conceptual Site Plan, Attachment #6). PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 5 Figure 1: Conceptual Rendering of Original Proposal In response to comments received from City departments, external agencies, area residents and members of the Planning & Development Committee, the applicant has revised the proposed development. The following is a summary of the key changes that have been made to the proposal (see Current Conceptual Site Plan, Attachment #7): • decreased the total number of residential units from 380 to 372 units, (a reduction of 8), thereby reducing the residential density from 290 units per net hectare to 286 units per net hectare; • replaced the 64, 4-storey stacked townhouse units with 34 back-to-back townhouse units; • increased the setback between the proposed townhouse units and the north property line from 5.3 metres to 7.0 metres; • enlarged the at-grade private amenity space from 606 square metres to 660 square metres, representing 5 percent of the developable area; and • converted the private at-grade amenity space to a privately-owned publicly accessible space (POPS). The 20-storey tower, (Tower 1), will have a maximum tower floorplate of 810 square metres, and will be located at the southwest corner of Block 1 adjacent to Brock Road. The 6-storey tower, (Tower 2), is sited parallel to Usman Road, located immediately to the south of the Pickering Islamic Centre (see Rendering of Current Proposal Attachment #8). The units within the apartment building will have a balcony, or an at-grade patio, as a private outdoor amenity space. The 2 towers will have a total separation distance of 15.0 metres and be connected by a 4-storey podium, which will accommodate indoor amenity areas and a rooftop outdoor amenity area. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 6 The 10 townhouse units, (Building B), will be 3 storeys in height, and will have a dedicated driveway and attached private garage, providing 2 parking spaces per unit, which will be accessed directly from the private road. Private rear yard outdoor amenity space will be provided for these units, which will abut the rear yards of the existing detached dwellings immediately to the north fronting Saffron Drive. The back-to-back townhouse units, (Buildings C & D), are proposed to be 3 storeys in height, and will have direct pedestrian access to an at-grade private walkway. Parking for the back-to-back townhouse units will be located within the underground parking garage. Pedestrian access to the underground is available through stairwells located on the north portion of Building C and the east portion of Building D. Vehicular access to the proposed development will be provided through a private road, accessed from the south side of Usman Road. The internal private road will provide access to a 2-level underground parking garage, surface parking areas, private driveways, and 2 loading spaces. The key statistical details between the initial proposal and the current proposal are summarized in Attachment #9 to this report. 2. Comments Received 2.1 Comments received in writing and expressed through the September 24, 2020, Electronic Public Open House Meeting, December 18, 2020 neighbourhood meeting and January 4, 2021, Electronic Statutory Public Meeting On September 24, 2020, an Electronic Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. The City advertised the meeting by installing 2 development signs on the property, and a notice was distributed by mail to area residents within 150 metres. The radius was further extended in consultation with the Ward 3 Councillors. A total of 12 individuals participated in the meeting. A meeting between members of the neighbourhood and staff from the City Development Department was also organized by the City Councillor of Ward 3. The meeting was held at Usman Green on December 18, 2020, and attended by approximately 5 members of the community. An Electronic Statutory Public Meeting was held on January 4, 2021, where a total of 6 delegations provided comments. The following is a list of key comments and concerns that were verbally expressed by area residents at the Electronic Public Open House, Electronic Statutory Public meeting, neighbourhood meeting, and written submissions received: • commented that they support the proposed development; • commented that the proposal will increase traffic congestion on local roads within the neighbourhood, and along Brock Road, particularly during rush hours; • commented that the increase in vehicle traffic will result in additional noise throughout the neighbourhood; PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 7 • commented that Usman Road cannot accommodate the additional vehicles generated by this development; • commented that the peak times chosen in the submitted transportation study do not adequately capture the impact on the neighbourhood, and do not address the mosque programming, which often falls outside of peak commuting times; • commented that the proposal will decrease their property value; • suggested that the lands should be directly accessed from Brock Road, not Usman Road; • commented that the proposed building height and density are not appropriate at this location, and are not compatible with the surrounding established low-density neighbourhood to the north; • commented that the proposed density should be limited to 40 units per net hectare, and the built form should be limited to townhouse and detached dwellings; • commented that the proposed buildings would create adverse privacy and shadow impacts on the adjacent dwellings; • commented that Usman Park cannot accommodate additional residents; • concerned that there is insufficient outdoor amenity space within this neighbourhood to accommodate the proposed future residents; • commented that the additional vehicles as a result of the proposal pose an increased risk to children and pedestrians within the neighbourhood, and at the existing park along Usman Road; • commented that the proposal will result in a negative impact on the adjacent natural area; • questioned if property owners who paid a premium for a lot adjacent to a natural area are going to be compensated; and • concerned that the proposed number of parking spaces for residents and visitors is insufficient to support the development, and will worsen existing parking issues within the surrounding neighbourhood. Key questions/comments raised by members of the Planning & Development Committee at the Electronic Statutory Public Meeting include: • questioned if the sun/shadow study conducted by the applicant considered the impact of shadows for the entire year; • emphasized the necessity of traffic signalization for Usman Road; • questioned if the City was pursuing open park space with the developer for residents of the proposed development; • questioned if the lands being dedicated to the TRCA had reduced over the course of time, and whether the lands located behind Saffron Drive were ever intended to be dedicated to the TRCA; • questioned if the reference to “greenbelt” in the Staff Information Report was in relation to the Ontario Greenbelt or greenbelt space generally and the rationale for removing that component; and • questioned if Durham Regional Police were included as a commenting agency on the application. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 8 The City has also received a petition signed by 308 individuals, residing within and outside of Pickering, expressing that the proposed development: • will result in a negative privacy impact on adjacent dwellings; • cannot be supported by the existing Usman Green, and should be required to have a new park dedicated for the new residents generated from the development; • will lead to significant traffic congestion along Usman Road, and increase the risk of pedestrian and vehicle accidents within the existing neighbourhood; • will result in safety issues for existing residents; and • will cause a negative impact on the adjacent open space and natural areas. 2.2 Agency Comments 2.2.1 Region of Durham • no objection to the approval of the proposed applications, subject to the applicant satisfying the Region’s conditions of draft plan subdivision approval related to various matters, including provision and installation of sanitary and water servicing, transportation, and noise and vibration; • the Official Plan Amendment application is exempt from Regional approval, in accordance with Regional By-law 11-2000; • a half signal is proposed by the Region of Durham, at the south portion of Usman Road and Brock Road, to accommodate pedestrian crossing to/from the Pickering Islamic Centre and the subdivision; • the traffic control signal will facilitate existing turning movements, and is planned for installation in 2023, subject to Regional Council approved funding; • water and sanitary sewage capacity is currently available from the existing supply from Usman Road; however, servicing capacity is only assigned and allocated upon execution of a development agreement with the Region of Durham; • the proposed development conforms to the Region of Durham Official Plan (ROP), as it will facilitate residential land uses at densities and heights along Brock Road, where higher density 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; • the revised applications for a decrease in density, and a reduction in the number of units and parking spaces, do not pose a conformity issue with the ROP; • the proposed development will assist in contributing to increasing the overall long-term density of the Brock 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; and • the applications conform 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 providing a compatible land use within the community. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 9 2.2.2 Toronto and Region Conservation Authority (TRCA) • no objection to the approval of the proposed development, subject to the open space block being rezoned to an Open Space – Natural Area zone category, and the applicant satisfying conditions of draft plan of subdivision approval required by the TRCA; • support the conveyance of the open space block to the TRCA, which will be secured through the conditions of draft plan approval; • based upon a site reconnaissance conducted by TRCA staff, and a review of the submitted Environmental Impact Study (EIS), the wetland boundary is acceptable as presented in the EIS and submitted drawings; and • the southern boundary defined by the EIS and its setback is acceptable as the limit of development. 2.2.3 Durham District School Board • no objections to the proposed development; and • students generated from this development will attend existing neighbourhood schools. 2.2.4 Durham Catholic District School Board • the submitted applications were circulated to the Durham Catholic District School Board; and • the school board did not express any comments or concerns with respect to the submitted application. 2.2.5 Durham Regional Police • the proposed development will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the proposal; • the applicant will be required to lift a portion of the reserve adjacent to the site, known as Block 82, Plan 40M-2571 to accommodate the site entrance; • will be required to provide pre-condition surveys for the structures on the adjacent properties before dewatering and excavation activities at the site; • the developer of the adjacent lands immediately to the north installed certain works from which the applicant lands benefit, as such the applicant will be required to pay their proportionate share of the cost of these works (road construction and appurtenances, storm sewer oversizing and construction of a stormwater management pond), before registering the future subdivision agreement with the City; and • detailed design matters, such as the provision and installation of roads, services, grading, drainage, stormwater management, utilities, tree compensation, and construction management, be addressed through site plan approval, and through conditions of draft plan of subdivision approval. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 10 2.3.2 Fire Services • no objections to the applications. 2.3.3 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development in the City to replace the 2007 Sustainable Development Guidelines. The new standards consist of 2 tiers of performance measures that promote sustainable site and building design. Tier 1 elements would be required for new development applications deemed complete on or after January 1, 2023. Applications submitted (deemed complete) prior to December 31, 2022, will continue to follow the 2007 Sustainable Development Guidelines and, at a minimum, achieve a minimum Level 1, or 19 points. Given that the applications were received in 2020, before the new standards were enacted, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report/Checklist, prepared by Dillon Consulting, dated April 2020, which is based on the Draft Sustainable Guidelines approved in 2007. Sustainability staff have no objection to the approval of the proposed Official Plan Amendment and Zoning By-law Amendment applications to facilitate the proposed development. The applicant has noted that the proposal aims to achieve a total of 65 points (Level 2), which exceeds the minimum Level 1 (19 points) required. The applicant has identified the proposal will provide the following optional sustainability elements: • evaluating environmental features through the submission of an Environmental Impact Study, and providing appropriate measures to protect and/or mitigate negative impacts to such features; • providing native landscape plantings; • providing dedicated bicycle parking and storage locations to encourage alternative modes of transportation; and • proposing a high-density use within a 400-metre walking distance of existing commercial/retail uses and recreational outdoor spaces (Brock Ridge Community Park). The development will be subject to Site Plan Approval. When an application for Site Plan Approval is received, the applicant will be required to provide a completed Integrated Sustainable Design Standards (ISDS) Checklist for both types of built forms (low-rise buildings and mid-high rise buildings) and, at a minimum, achieve Tier 1 performance standards. Sustainability staff are satisfied that the proposal complies with the Draft Sustainable Guidelines approved in 2007, and will continue to work with the applicant to ensure the proposal will comply with the City’s new ISDS standard. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Advisory Committee for their feedback before the Director, City Development & CBO issues site plan approval. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 11 3. Planning Analysis 3.1 The proposal is consistent with the Provincial Policy Statement, and conforms to A Place to Grow, and the Durham Regional 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; accommodating an appropriate range and mix of residential; and avoiding development which may cause environmental concerns. 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 PPS also outlines that development shall not be permitted within natural areas, and that natural features are to be protected for the long term. 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 planned. The proposal provides for the protection of identified natural features (valleylands) through the conveyance of the natural areas, inclusive of required buffers, to the TRCA for long-term preservation. 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 currently 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. The proposal will provide for the protection of the natural heritage features through the conveyance of the valleylands associated with the West Duffins Creek to the TRCA. Furthermore, the overall height, massing, and building form are sensitive to the surrounding residential land uses within the community. The proposal conforms to the Growth Plan. 3.2 The applicant’s site-specific Official Plan Amendment to increase maximum residential density is appropriate The subject lands are within the Brock Ridge Neighbourhood, and are designated “Urban Residential Areas – Medium Density Areas” and “Open Space System – Natural Areas”. The “Medium Density” designation is intended primarily for residential uses, and permits a maximum residential density of over 30 and up to and including 80 units per net hectare. The “Natural Areas” designation is intended primarily for conservation, environmental protection, preservation, education, and passive recreational uses. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 12 The Brock Ridge Neighbourhood policies encourage a variety of housing forms. The neighbourhood policies also state that in the review of development applications for the property situated north of the West Duffins Creek, east of Brock Road, (the subject lands), City Council shall acknowledge the landowners’ interest in maximizing the developable area of the property. Through the processing of the previous development applications, the limits of development have been determined in consultation with the previous landowners, the City and TRCA. The applicant will be required to convey approximately 3.7 hectares of valleyland to the TRCA for long-term preservation and conservation. As a result of the required conveyance of the valleylands, the applicant’s proposal will result in a residential density of approximately 286 units per net hectare, which exceeds the permitted density range of the designation. To facilitate the high-density residential development, the applicant is requesting to amend the Official Plan to re-designate the Block 1 lands to “Urban Residential Areas – High Density”, with a site-specific exception to permit a maximum residential density of 286 units per net hectare. The policies of the Official Plan state that City Council shall encourage a broad diversity of housing by form, location, size, tenure, and cost within the neighbourhoods and villages of the City, so that the housing needs of existing and future residents can be met as they evolve over time. The lands are located at the southeast corner of Brock Road and Usman Road. Brock Road is identified as Type “A” Arterial, and as 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 higher-density development to be located along designated transit spines and arterial roads. Usman Drive is identified as a municipal collector road within the City’s Official Plan. These roads are intended to carry local and neighbourhood traffic in greater volumes than local roads, and provide access from local roads to other collector roads and to Type ‘C’ arterial roads. Brock Road is also designated High-Frequency Transit Network by the ROP. Development along High-Frequency Transit Networks is to provide for complementary higher density and mixed uses at an appropriate scale and context. The proposed density will facilitate a built form that has been demonstrated to achieve a compatible transition with the existing residential neighbourhood immediately to the north, by siting a built form that has similar building height and setbacks to the existing dwellings, providing appropriate building separation between the existing dwellings and the apartment building, and incorporating stepbacks in the height and massing of the apartment building. The proposal has been designed to maximize the separation between the tallest and most dense components of the development and existing residential properties to the north, which will limit any negative impacts with respect to privacy and shadowing. On the easterly portion of the subject lands, and nearest to existing detached dwellings, the proposed development provides for compatible building heights, and a less dense built form, through the placement of townhouse units with adjoining rear yards along the north property boundary. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 13 The proposal will provide for a more diversified mix of housing forms and tenure within this neighbourhood, and will assist the City in achieving its intensification targets. The proposal is located along an arterial road and a collector road that can accommodate the traffic generated by this development. Furthermore, siting the apartment building adjacent to Brock Road, which is identified as a transit spine, encourages the opportunity to reduce auto-dependency, and contribute to the development of a livable, transit-oriented community. Based on the foregoing, staff recommend that Council approve the Official Plan Amendment application submitted by the applicant, and adopt Amendment 48 (see Draft By-law to Adopt Amendment 48, Appendix I). 3.3 The proposal maintains the objectives of the Duffins Precinct Development Guidelines The Duffins Precinct Development Guidelines provide direction for detailed land use, transportation network, community design objectives, and servicing arrangements for the Precinct. The design objectives indicate that development in the Precinct must provide: • a range of housing types including detached, semi-detached, townhomes, and multi-unit dwellings; • building form adjacent to Brock Road that is sensitive to the potential impacts of the road, but does not turn its back to it; • streetscape and architectural designs that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments; and • development that embraces the natural environment. The Precinct is divided into 5 Development Areas with the intent to establish the development of a varied scale throughout the Precinct. The subject property is delineated as Development Area 5 on the Tertiary Plan. Area 5 is intended to accommodate multi-unit, multi-floor buildings. Building heights permitted in Area 5 range from a minimum of 4 storeys to a maximum of 8 storeys. However, the policies outline that variations to the minimum and maximum building heights may be considered, if it can be demonstrated that the objectives of the guidelines will be achieved. The policies outline that the range of building heights is just one component of a variety of design parameters that guide the development of the precinct. The subject lands are located at the most southerly end of the precinct, and are located on the periphery of the existing neighbourhood, adjacent to open space lands. The proposed development maximizes the developable area within Area 5, and provides multi-unit, multi-floor buildings through the introduction of an apartment building, townhouses, and back-to-back townhouses. The proposal is consistent with the guidelines by: • providing for the conveyance of environmentally sensitive lands for long-term protection; • siting buildings to maximize views of the valleylands to the south; PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 14 • providing a POPS adjacent to the south property line, which will assist in emphasizing visual connectivity to the valleylands and natural environment; • locating the POPS in a central location and visible from Usman Road promotes accessibility, and will encourage social interaction within the new development and the broader neighbourhood; • providing a mix of housing types, including apartment and back-to-back townhouse options, which are not currently provided for within the Precinct; • articulating the building at the corner of the Brock Road and Usman Road intersection improves the prominence of the site from the north, and establishes a strong building presence along the street lines; • siting the proposed apartment building to run parallel with both Brock Road and Usman Road will assist in mitigating negative visual and noise impacts on the common spaces within the proposal, and the rear yards of existing properties to the north; • providing a 4-storey podium between the proposed apartment towers will assist in creating a consistent and aesthetically pleasing pedestrian-scaled streetwall along Brock Road and Usman Road; • locating a primary building entrance facing Brock Road improves access to the building from the street, and creates a pedestrian-friendly and animated entryway; and • providing internal sidewalks and walkway connectivity throughout the site, and to existing walkways along Usman Road, promotes safe pedestrian environments and community connectivity. Based on the foregoing, staff are satisfied that the proposal reflects the intent of the Brock Precinct Development Guidelines. Through the site plan review process, staff will continue to ensure the site design and architectural treatment of the proposed buildings is consistent with the Guidelines for the Brock Precinct. 3.4 Proposal has been designed to provide an appropriate transition in built form from the adjacent residential areas Residents expressed concern that the building height and density are not appropriate at this location, and are not compatible with the surrounding established low-density neighbourhood to the north. Appropriate transition between the proposed development and the existing neighbourhood to the north is achieved through sympathetic massing, compatible building heights, setbacks and maximizing separation distances. The existing subdivision to the north is subject to a site-specific zoning by-law, previously approved by City Council, that permits detached and townhouse dwelling units with a maximum height ranging between 12.0 metres and 13.0 metres (3 storeys). On the south side of Saffron Drive are existing 3-storey detached dwellings with a rear yard setback of 7.0 metres. To allow for a compatible transition between the existing detached dwellings, the applicant is proposing 3-storey townhouse units adjacent to the mutual property line that will have a maximum height of 11.2 metres, and a rear yard PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 15 setback of 7.0 metres. The proposed townhouse blocks will have similar building heights to the existing dwellings within the residential subdivision to the north. Due to the grading of the subject lands, the townhouse block will appear to be 2.5 storeys in height when viewed from the rear yards of the adjacent residential properties. The proposal replicates the existing building height and setbacks established immediately to the north, as shown in Figure 2, below. Figure 2: Cross Section Elevation viewed from the west To ensure a sensitive transition between the apartment building and the existing dwellings, the applicant has provided a progressive stepping of building heights, and has sited the tallest portion of the building to maximize separation from the detached dwellings. The 20-storey tower is proposed to be located at the southwest corner of the site, adjacent to Brock Road and the open space block, while the 6-storey building will be located parallel to Usman Road, immediately south of the Pickering Islamic Centre. In siting the proposed apartment buildings, the applicant has located the tallest building, adjacent to the open space area to the south and at the furthest possible distance from the existing detached dwellings along Usman Road and Saffron Drive. A minimum separation distance of approximately 35.0 metres is maintained between the closest portion of the 6-storey building and the nearest residential dwelling in the subdivision to the north. A separation distance of approximately 95.0 metres is maintained between the proposed 20-storey building and the nearest residential dwelling (see Figure 3, below). PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 16 Figure 3: Distance Separation To further minimize the impact of the 20-storey tower, the applicant has limited the maximum tower floorplate to 810 square metres. The slender tower design will assist with reducing the visual impact of the building, and minimize shadow impacts on residential properties located immediately to the north. The following section of this report includes an analysis of the shadow impacts. Staff are satisfied that the scale, massing, and building heights of the proposed apartment buildings and townhouse blocks will achieve a compatible transition from the existing neighbourhood to the north. Furthermore, the building design incorporates various design elements and stepbacks to help create a visually appealing building mass that will not impose upon the existing neighbourhood. 3.5 The proposal will have minimal shadow impacts Residents also expressed concerns that the proposed apartment buildings will result in shadow impacts on neighbouring properties. A Sun/Shadow Study, prepared by Kohn Architects, dated April 3, 2020, has been submitted by the applicant in support of the 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 6:18 pm. The best practice in assessing shadow impact is that shadows should not exceed two hours in duration on outdoor amenity areas during PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 17 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 study demonstrates that the majority of the shadows cast by the two towers during the spring, summer and fall will be directed onto the Usman Road right-of-way, and the easterly portion of the subject lands. During these seasons, shadows cast by the two towers will move quickly. The staggered tower heights proposed, with the mid-rise building to the north and the tallest tower to the south, will reduce shadow impact on the place of worship and the residential properties immediately to the north and east, as a significant portion of the shadows cast to the north by the 20-storey tower will be blocked by the 6-storey building. During the spring, summer and fall, the shadows cast over the residential area to the north from the proposed buildings are minimal, and do not appear to be present in the rear yards of the properties immediately to the north or west, for more than an hour. The proposed design minimizes shadow impact on surrounding properties and is considered appropriate. 3.6 Brock Road is expected to be widened to 6 lanes by the Region of Durham The Durham Transportation Master Plan, December 2017, indicates that Brock Road is proposed to be widened from 5 to 7 lanes between 2027-2031. The widening of Brock Road will also include the introduction of dedicated High Occupancy Vehicle (HOV) lanes intended to accommodate a High-Frequency Bus corridor. These improvements are expected to increase the road capacity, improve traffic flow, and ultimately reduce delays and queues throughout the road network. Figure 4: Future Brock Road Design Excerpt from Environmental Assessment The introduction of HOV lanes on Brock Road are intended to accommodate high-frequency transit with frequencies of 10-minutes or less. The planned improvements to transit services will assist in reducing the need for personal vehicles and associated parking space demand. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 18 3.7 The proposed development will contribute a similar volume of traffic trips as the current land use permission on the subject lands Several area residents expressed concerns that existing traffic levels along Usman Road are already high, and the proposal will only worsen the existing traffic issues experienced along this roadway. Additionally, area residents expressed concern that the submitted Transportation Impact Study did not address the programming conducted by the Pickering Islamic Centre, which does not coincide with peak traffic hours. In support of the revised proposal, the applicant has submitted a Transportation ImpactStudy (TIS), prepared by Crozer Consulting Engineers (Crozer), dated April 2020; a TIS Addendum dated September 2021; and a TIS update Letter, dated September 2022. Crozer investigated the traffic conditions, and effects of the proposed development on the surrounding area, and the intersections of: Brock Road and Usman Road (south); Brock Road and Usman Road/MajorOaks Road; and Brock Road and Finch Avenue. The study area also included the future full move access on Usman Road. The Study analyzed the total traffic conditions for both 2024 and 2029, which included existing traffic volumes, the traffic resulting from the proposed development, and projected future traffic from other projects. Due to the ongoing COVID-19 pandemic, 2020 traffic patterns were not typical, and would not reflect normal operating conditions, as employees were working remotely, and public indoor space capacity restrictions were in place across the Province. Therefore, available movement counts surveyed in October 2019 were utilized. The table below summarizes the proposed trip generation, during the peak morning and evening weekday hours. At the request of the Region and City, Crozer also assessed traffic volumes on Friday mid-day hours to capture peak traffic movements associated with the programming of the Pickering Islamic Centre. Weekdays Friday Mid-Day (PM) 12:00 to 4:00 (Pickering Islamic Centre Peak) AM 7:00 to 9:00 PM 4:00 to 6:00 In Out Total In Out Total In Out Total Total Site Trips 29 92 121 85 54 139 85 54 139 Based on the analysis, during the weekday morning peak period (7:00 am to 9:00 am), the development will generate approximately 121 trips (29 inbound and 92 outbound trips). During the evening (4:00 pm to 6:00 pm) and Friday mid-day peak periods (12:00 pm to 4:00 pm), the development will generate approximately 139 trips (85 inbound and 44 outbound). As outlined under Section 1.2, a zoning by-law amendment was previously approved in 2010, which permitted a mixed-use development consisting of a 3-storey office building with ground-floor retail, and 12 live-work townhouse units on the subject lands. Site plan approval for this proposal was issued in 2015. At the request of City staff, Crozer PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 19 assessed the number of vehicle trips the previously approved development would generate. Below is the trip generation, during the peak morning, evening weekday and Friday mid-afternoon hours: Weekdays Friday Mid-Day (PM) 12:00 to 4:00 (Pickering Islamic Centre Peak) AM 7:00 to 9:00 PM 4:00 to 6:00 In Out Total In Out Total In Out Total Total Site Trips 43 14 57 63 81 144 63 81 144 When compared to the previously approved site plan, the proposed development is forecasted to generate 64 additional trips in the morning peak hour and 5 fewer trips in the evening and Friday mid-day peak hours. Crozer has identified that there will be increased congestion and delay in turning movements at select 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 does not materially affect traffic conditions, and would contribute a relatively small proportion to the overall traffic on the surrounding road network. The development is projected to be accommodated by the existing road network, signal timing changes, and the future widening of Brock Road. The study concludes that future traffic generated from the proposed development can be accommodated by the proposed access scheme, without any additional modification to the adjacent street systems, and outlines several Transportation Demand Management (TDM) measures to reduce reliance on single occupancy vehicles and minimize vehicle moments. The submitted Transportation Impact Study has been reviewed by the City’s Engineering Department and the Region of Durham. The City and the Region are satisfied with the findings of the traffic study. 3.8 Brock Road and Usman Road (south) will be partially signalized in 2024 At the Statutory Public Meeting, members of the Planning & Development Committee questioned if the Brock Road and Usman Road intersection could be signalized to support increased traffic flows. Additionally, on February 22, 2021, City Council adopted Resolution #533/21, which requested: 1. That the Region of Durham consider the expedited approval, and installation, of full traffic and pedestrian signals at the intersection of Brock Road (RR#1) and the southern leg of Usman Road, in place of the existing left-in, right-in and right-out only access; PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 20 2. That the installation of signals be completed before the beginning of construction of the new development, to address construction traffic from having to drive through the existing neighbourhood; and 3. That a copy of this motion be sent to the Region of Durham Commissioner of Works and Chair of the Works Committee. At the request of City staff, Crozer, the applicant’s transportation consultant, undertook a signal warrant analysis for the Brock Road and Usman Road (south) intersection as a part of the TIS addendum. The analysis concluded that full signalization of the study intersection was not warranted based on current or future (2029) traffic volumes. Through a letter dated September 9, 2022, to the City Clerk, the Region of Durham Works Department provided a response to Council Resolution #533/21. The Region outlined that they assessed whether a full traffic control signal was warranted at the intersection based on warrant criteria prescribed in the Ontario Traffic Manual (OTM Book 12). The TIS Addendum prepared by Crozer was referenced to confirm site trip volumes based on full buildout conditions. It was assumed that most of the left turn volume at Usman Road/Major Oaks Drive would be reassigned to Usman Road south should a full-moves signalized intersection be provided. Based on these assumptions, the intersection still did not meet the necessary warrant thresholds to satisfy the requirements for a full traffic control signal. However, the Region did review the Brock Road and Usman Road (south) intersection for a dedicated pedestrian signal. An 8-hour pedestrian count was conducted on Friday, April 8th, 2022, during Ramadan prayer times, recording a total of 264 pedestrian crossings. Based on the number of pedestrian counts recorded, a controlled pedestrian crossing (mid-block or intersection pedestrian signal) is warranted according to criteria prescribed in the Ontario Traffic Manual (OTM Book 15). Based on the outcome of this study, and the feasibility of a controlled crossing at this location, the Region determined that a half-signal design was preferred to accommodate existing pedestrian crossings, while not adversely impacting traffic progression on Brock Road. The current turning movement restrictions would remain in place, and a pedestrian crossing would be installed on the south approach. Pedestrian push buttons would activate the traffic signal, and permit pedestrians to cross Brock Road simultaneously with the southbound left turn movement. All other traffic and pedestrian crossings would be prohibited during this phase. Outside of this phase, traffic would continue to operate as it does today. The Region has outlined they have allocated a budget in 2023, subject to Regional Council approval, to move forward with this construction and installation in 2024. 3.9 Implementation of Transportation Demand Management strategies, and future infrastructure improvements, will help to manage future traffic generated by this proposal Transit Demand Management (TDM) is a set of strategies that encourage people to use sustainable modes of transportation, rather than driving alone, or making fewer trips by car. An effective TDM program is successful at reducing peak-hour roadway demand. The applicant’s traffic consultant has proposed the following TDM measures: PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 21 • Transit Incentives • applicant to consider providing a pre-loaded transit pass as an incentive to promote transit usage and decrease automobile dependency; • Real-Time Transit Information • applicant to consider providing real-time transit information, through dedicated screens in the main lobby or elevator area of the apartment building, to share transit schedules and service delays; • Parking Management • Unbundled parking: • unbundling of residential parking spaces from the unit is recommended since only residents requiring parking spaces will purchase the space; and • this strategy will reduce parking space demands, thus encouraging alternative modes of transportation; • parking stall cost to be priced variably by demand and supply; • Bicycle Parking & Facilities • the development provides dedicated bicycle parking spaces (minimum of 372 spaces); and • providing a small, compact bicycle repair station with a toolkit and pump, near bicycle parking, to increase confidence and reliability for prospective cyclists; • Priority Rideshare Pickup/Drop-off Areas • designated drop-off area near the entrance to the residential tower is proposed and will provide a convenient space for pick-up and drop-off, to facilitate taxi, rideshare (Uber, Lyft), small package or food deliveries, and carpool drop-off near the building entrance and is expected to contribute to reduced single vehicle trips; • Preparation of an Information package/communication strategy • provide an information package to first-time buyers that include information regarding public transportation options, active transportation network maps, and car-rental/carshare locations; and • promotional material to be readily available (and continuously updated) in the apartment building lobby. The above measures recommended by Crozer 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 through the site plan agreement before approval. The implementation of the above-noted TDM measures and anticipated road widening improvements will assist in managing future traffic generated by this development. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 22 3.10 Adequate parking supply will be provided for residents, visitors, and commercial uses Concerns were expressed that the number of parking spaces proposed for residents and visitors, may not be sufficient to support the development. The table below outlines the minimum number of parking spaces required by the recommended site-specific zoning by-law contained in Appendix II: Type Proposed Parking Rate Number of Spaces Apartment Unit 328 units 1.0 space per unit 328 0.25 spaces per unit for visitors 82 Townhouse Unit 10 units 2.0 spaces per unit 20 0.25 spaces per unit for visitors 3 Back-to-back townhouse Unit 34 units 2.0 spaces per unit 68 0.25 space per unit 9 Total 509 The proposed parking ratios for apartment and townhouse uses are consistent with the parking requirements established through the previously approved site-specific zoning by-law amendment in 2010. The proposed parking ratios also exceed other recently approved mixed-use developments at the northeast corner of Brock Road and Kingston Road and the SmartCentre lands. The applicant has also identified that they intend to provide an additional 4 spaces above those required under the site-specific zoning by-law for a total of 513 spaces. Staff are supportive of the parking ratios proposed, and are satisfied that a sufficient number of parking spaces will be provided to accommodate this development. 3.11 Proposed outdoor private park has been enlarged and will be accessible to surrounding residents Several area residents outlined that there is insufficient outdoor amenity space within this neighbourhood to accommodate the proposed future residents and that Usman Park is too small to support the future population from this development. The original plan proposed an at-grade amenity space a 606 square metre private park abutting the south limit of the. The initial location of the private park was not desirable as the visibility and access to the area was obstructed by visitor parking spaces, a loading space, and an access ramp for the underground parking garage property (see Original Conceptual Site Plan, Attachment #6). PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 23 To address concerns raised by City staff and residents, the revised plan increased the size of the park, and the applicant has proposed to provide the park as a privately owned publicly accessible space (POPS), available for those in future development as well as the broader community to utilize. All surface parking, loading spaces, and the underground garage ramp have been relocated away from the park. The proposed POPS is approximately 660 square metres, representing approximately 5.0 percent of the total site area. The location of the space is intended to maximize connectivity and accessibility with the existing community immediately to the north, as it will be visible and have a walkway connection from Usman Road. The park has been conceptually designed to provide passive seat areas and play equipment, as indicated in Figure 4 below. The final design details for the POPS will be confirmed through the Site Plan Approval process. Figure 4: Conceptual Configuration of POPS 3.12 Sufficient indoor and outdoor amenity spaces will be provided in addition to the private outdoor park In addition to the private outdoor park, the applicant will be required to have both private indoor and outdoor amenity spaces for the exclusive use of the residents within this development. The site-specific zoning by-law, attached as Appendix II to this report, contains minimum requirements for private indoor and outdoor common amenity areas. The zoning by-law outlines that a minimum of 2.0 square metres of common indoor and 2.0 square metres of common outdoor amenity areas are required for each dwelling unit. To achieve these requirements, the applicant is providing approximately 830 square metres of indoor common amenity space within the apartment building and a common patio on the rooftop of the 4th floor podium, which will be approximately 473 square metres in size. Programming and detailed design of the common amenity areas within the apartment building will be confirmed through the site plan review process. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 24 Additionally, dedicated private amenity space will be required for each apartment, townhouse and back-to-back townhouse units. A minimum of 3.0 square metres of continuous private outdoor amenity space is required for each apartment unit, and will be provided through a balcony or at-grade patio. A minimum of 4.5 square metres of outdoor amenity space is required for each back-to-back townhouse unit, and will be provided through a rooftop patio. Townhouse units will have private amenity space through at-grade rear yards, which will have a minimum depth of 7.0 metres. The revised proposal provides for a sufficient amount of common and private amenity 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 The proposal complies with the Duffins Precinct Environmental Servicing Plan In 2013, Council endorsed the recommendations of the Duffins Precinct Southern Lands Environmental Servicing Plan Update, Final Report (ESP Update), dated November 2012, prepared by Sernas Associates (now GHD). The ESP Update recommends detailed technical strategies to address water resource issues, including the protection of wetland features, hydrogeology and water balance, erosion sensitivity, aquatic habitat and headwater conditions, stormwater management strategies, phasing of stormwater facilities, and required monitoring. The revised proposal has been reviewed by the City’s Engineering Services Department to ensure compliance with the technical requirements and recommendations of the ESP Update. The Engineering Services Department has outlined they have no objections to the proposal, subject to the conditions of draft plan approval, contained within Appendix III of this Report. 3.13 Response to Additional Key Concerns As noted in Section 2.1 of this report, area residents, and members of the Planning & Development Committee, have identified various questions and concerns with the proposed development. The applicant has addressed matters concerning conformity with provincial, regional and municipal policies; building heights, density and transition; traffic and parking; loss of commercial space, and shadow impacts. The table below summarized other concerns raised by area residents throughout the planning process. Concerns Staff’s Response Negative impact on the environmental lands The applicant submitted an Environmental Impact Study (EIS), prepared by Dillon Consulting, dated March 2020. The Study assessed the quality and extent of natural heritage features found on and adjacent to the subject lands, and the potential impacts on these features from the proposed development. The EIS also provided a summary of the history of how the developable area was established in consultation with the TRCA. The EIS concludes that any potential impacts on the adjacent natural features as a result of the proposed PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 25 Concerns Staff’s Response development can be mitigated through detailed design considerations, such as grading and stormwater management; sediment and erosion control plan; on-site replanting; and environmental monitoring plan. As outlined under Section 2.2.2, the TRCA has advised that they accept the proposed limit of development and are satisfied with the recommendations of the EIS, which will be implemented through the detailed design, as a condition of draft plan of subdivision approval and the site plan approval process. Site access should be solely from Brock Road Brock Road is designated as a Type ‘A’ Arterial Road and High-Frequency Transit Network in the Durham Regional Official Plan, and is designated a controlled access under Regional By-law #211-79. The Region of Durham has confirmed that access to the subject lands will not be permitted from Brock Road, given the site can be accessed from Usman Road, a non-arterial road. Additionally, the Region has identified that the subject lands have inadequate frontage on Brock Road to accommodate a new access that meets the minimum corner clearance between the intersection of Usman Road and a new driveway. Concerned regarding the future noise, dust, and vibration impact of future construction, and the potential damage the construction will cause to neighbouring properties Through the site plan review process, the applicant will be required to prepare and submit a Construction Management Plan to the satisfaction of the City’s Engineering Services, which addresses a variety of mitigation measures to be implemented during the construction process to minimize any negative noise, dust and traffic impacts. The mitigation measures could include a gravel mud mat and a construction staging area, sediment fencing and a tree protection zone. As part of the site plan approval, the applicant will be required to enter into a Site Plan Agreement with the City, which will require that the applicant implement the measures outlined in the submitted Construction Management and Erosion/Sediment Control Plan as approved by City staff. To minimize the adverse effects on adjacent buildings from demolition and construction, through the site plan review process, a vibration analysis will also be required to be submitted. The decline of property values of existing homes as a result of the property development Property value is influenced by several factors such as location, proximity to services and amenities, local economics, home improvements and condition, home and property size, and dwelling style. Impact on property value is not a consideration under the Planning Act in the review of PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 26 Concerns Staff’s Response development applications. However, appropriate development that is compatible with the surrounding neighbourhood can positively contribute to the immediate area and the community as a whole. 3.14 Technical matters will be addressed through site plan approval Detailed design matters will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: • cost sharing; • drainage and grading; • site servicing; • cash-in-lieu of 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. By-law to adopt Official Plan Amendment 48 As noted in section 3.2, staff supports the site-specific Official Plan Amendment application submitted by the applicant, and recommends the by-law to adopt Amendment 48, as set out in Appendix I, be finalized and forwarded to Council for adoption. 5. 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. 6. Applicant’s Comments The applicant supports the recommendations of this report. PLN 10-23 April 3, 2023 Subject: Brock Road Duffins Forest Inc. (OPA 20-001/P, A 05/20 & SP-2020-01) Page 27 Appendices Appendix I Draft By-law to Adopt Amendment 48 to the Pickering Official Plan Appendix II Draft Zoning By-law Amendment A 05/20 Appendix III Recommended Conditions of Approval for Draft Plan of Subdivision SP-2020-01 Attachments: 1. Location Map 2. Air Photo Map 3. Previously Approved Site Plan (2010) 4. Previously Submitted Conceptual Plan by Brock Road Duffins Forest Inc. 5. Submitted Draft Plan of Subdivision 6. Original Conceptual Site Plan 7. Current Conceptual Site Plan 8. Rendering of Current Proposal 9. Development Key Details Summary Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Catherine Rose For Nilesh Surti 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 CM:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report PLN 10-23 Draft By-law to Adopt Amendment 48 to the Pickering Official Plan The Corporation of the City of Pickering By-law No. XXXX/23 Being a By-law to adopt Amendment 48 to the Official Plan for the City of Pickering (OPA 20-001/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 48 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 48 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 24 day of April, 2023. __________________________ Kevin Ashe, Mayor __________________________ Susan Cassel, City Clerk Exhibit “A” to By-law XXXX/23 Recommended Amendment 48 to the City of Pickering Official Plan Recommended Amendment 48 to the Pickering Official Plan Purpose: The purpose of this amendment is to re-designate lands at the southeast corner of Brock Road and Usman Road, municipally known as 2055 Brock Road, from “Urban Residential Areas – Medium Density Areas” to “Urban Residential Areas – High Density Areas” and “Open Space System – Natural Areas”, and to add a site-specific policy for the portion of the lands designated as “Urban Residential Areas – High Density Areas”, to permit a maximum residential density of 286 units per net hectare, to facilitate a high-density residential development. Location: The site specific amendment affects the lands located on the southeast corner of Brock Road and Usman Road, described as Part of Lot 18, Concession 2 South, Now Parts 1 to 12, 40R-28897, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 20-001/P and Zoning By-law Amendment Application A 05/20, City Council determined that the Amendment facilitates a development that is compatible with the surrounding community, minimizes adverse impacts on the existing low density neighbourhood to the north and is an appropriate intensification project in Pickering’s urban area. The subject lands are located on Brock Road, which is designated as an arterial road and a Rapid Transit Spine under the Durham Regional Official Plan, which are intended to provide for higher density development. The Amendment is consistent with the policies of the Provincial Policy Statement 2020, and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and the Durham Regional Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. Amending Schedule I – Land Use Structure by replacing the “Urban Residential Areas – Medium Density Areas” designation with “Urban Residential Areas – High Density Areas” and “Open Space System – Natural Areas” designation for lands located on the south-easterly corner Brock Road and Usman Road, municipally known as 2055 Brock Road, as illustrated on Schedule ‘A’ attached to this amendment. 2. Revising Policy 12.15 – Brock Ridge Neighbourhood Policies, by adding a new subsection 12.15(d): (h) despite Table 9 of Chapter 3, establish a maximum residential density of 286 units per net hectare for lands located on the southeast corner of Brock Road and Usman Road, described as Part of Lot 18, Concession 2 South, Now Part 1 to 11, 40R-28897, City of Pickering. 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. OPA 20-001/P A 05/20 Brock Road Duffins Forest Inc. Edition 9 TownsNpoflJxoodge City of Pickering City of Pickering City Development Department ~April,2023 This Map Forms Part of Edition 9 of the Pickering Official Plan and Must Be Read in Conjunction with the Other Schedules and the Text Schedule 'A' to Amendment '48' Existing Official Plan ,----,____, c Q) (.) en f-----,---------j ~ >---+-----, u r-----l--~ C ,-----.__, * >- f-----,---------j &. Extract of Schedule I to the Pickering Official Plan Land Use Structure Open Space System 1111 Active Recreational Areas 1111 Natural Areas Urban Residential Areas Low Density ELZJ Medium Density as-Medium Density Areas" reas-High Density Areas" Mixed Use Areas 1111 Mixed Corridor Freeways and Major Utilities ~ Potential Multi-use Area Appendix II to Report PLN 10-23 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 05/20 The Corporation of the City of Pickering By-law No. XXXX/23 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 18, Concession 2 South, Now Parts 1 to 12 , 40R-28897, City of Pickering (A 05/20) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Part of Lot 18, Concession 2 South, Now Parts 1 to 12 , 40R-28897, in the City of Pickering to permit a high-density, residential development; And whereas an amendment to Zoning By-law 3036, as amended by By-law 7085/10, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules I, II, and III Schedules I, II, and III to this By-law with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands being Part of Lot 18, Concession 2 South, Now Parts 1 to 12, 40R-28897, in the City of Pickering, designated “RHII-6”, “RMI-7”, “OS-PP” & “OS-HL” on Schedule I to this By-law. 3. General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) “Amenity Space” means the total passive or active recreational area provided on a lot for the personal, shared or communal use of the residents of a building or buildings, and includes balconies, patios, rooftop gardens and other similar features, but does not include indoor laundry or locker facilities. (2) “Balcony” means an attached covered or uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. By-law No. XXXX/23 Page 2 (3) “Bay Window” means a window with at least three panels set at different angles to create a projection from the outer wall of a building, and includes a bow window. (4) “Block” means all land fronting on one side of a street between the nearest streets, intersecting, meeting or crossing said street. (5) “Build-to-Zone” shall mean an area of land in which all or part of a building elevation of one or more buildings is to be located. (6) “Building” means a structure occupying an area greater than 10 square metres and consisting of any combination of walls, roof and floor but shall not include a mobile home. (7) “Building, Main” means a building in which is carried on the principal purpose for which the lot is used. (8) “Daylight Triangle” means an area free of buildings, structures, fences and hedges up to 0.9 metres in height and which area is to be determined by measuring, from the point of intersection of street lines on a corner lot, the distance required by this By-law along each such street line and joining such points with a straight line. The triangular-shaped land between the intersecting street lines and the straight line joining the points the required distance along the street lines is the daylight triangle. (9) “Development Agreement” means an executed contract between a developer/property owner and the City of Pickering that is required in order to implement development and may include a subdivision agreement, site plan agreement, or other similar agreements for development. (10) “Dwelling” includes: a) “Accessory Dwelling Unit” means a separate dwelling unit subsidiary to and located in the same building as an associated principal dwelling unit; and its creation does not result in the creation of a semi-detached dwelling, duplex dwelling, three-unit dwelling or converted dwelling. b) “Apartment Dwelling” means a residential use building containing four or more principal dwelling units where the units are connected by a common corridor or vestibule, other than a townhouse dwelling or stacked dwelling. c) “Back-to-Back Townhouse Dwelling” means a residential use building containing four or more attached principal dwelling units divided vertically where each unit is divided by common walls, including a common rear wall without a rear yard setback, and whereby each unit has an independent entrance to the unit from the outside accessed through the front yard or exterior side yard. By-law No. XXXX/23 Page 3 d) “Block Townhouse Dwelling” means a residential use building containing three or more attached principal dwelling units divided vertically, and where all dwelling units are located on one lot and accessed from a private street, laneway or common condominium aisle. e) “Dwelling Unit” means a residential unit that: i) consists of a self-contained set of rooms located in a building or structure; ii) is used or intended for use as a residential premise; iii) contains kitchen and bathroom facilities that are intended for the use of the unit only; and iv) is not a mobile home or any vehicle. (11) “Existing” means existing as of the date of the enactment of the provision that contains that word. (12) “Floor Area” means the total area of all floors of a building within the outside walls. (13) “Floor Area, Net” means the total area of all floors of a building measured from the interior faces of the exterior walls or demising walls, but does not include the following areas: (a) Motor vehicle parking and bicycle parking below established grade; (b) Motor vehicle parking and bicycle parking at or above established grade; (c) Loading spaces and related corridors used for loading purposes; (d) Rooms for storage, storage lockers, washrooms, electrical, utility, mechanical and ventilation; (e) Indoor amenity space required by this By-law; (f) Elevator, garbage and ventilating shafts; (g) Mechanical penthouse; and (h) Stairwells in the building. (14) “Floor Space Index” means the total net floor area of all buildings on a lot divided by the total area of the lot. (15) “Grade” or “Established Grade” means the average elevation of the finished level of the ground adjoining all exterior walls of a building. (16) “Gross Floor Area” means the total area of each floor whether located above, at or below grade, measured between the exterior faces of the exterior walls of the building at each floor level but excluding any porch, veranda, cellar, mechanical room or penthouse, or areas dedicated to parking within the building. For the purposes of this definition, the walls of an inner court shall be deemed to be exterior walls. By-law No. XXXX/23 Page 4 (17) “Gross Leasable Floor Area” means the total floor area designed for tenant occupancy and exclusive use, including basements, mezzanines and upper floor areas if any; expressed in square metres and measured from the centre line of joint partitions and from outside wall faces. (18) “Ground Floor” means the floor of a building at or first above grade. (19) “Ground Floor Area” means the gross floor area only on the ground floor. (20) “Height” means the vertical distance between the established grade, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height level between eaves and ridge. When the regulation establishes height in storeys, means the number of storeys. The height requirements of this By-law shall not apply to rooftop mechanical penthouses. (21) “Landscaped Area” means an outdoor area on a lot comprising trees, plants, decorative stonework, retaining walls, walkways, or other landscape or architectural elements, excluding aisles and areas for loading, parking or storing of vehicles. (22) “Lane” means a thoroughfare not intended for general traffic circulation that provides means of vehicular access to the rear of a lot where the lot also fronts or flanks onto a street, or where a lot fronts onto public or private open space. The lane may be maintained by a condominium corporation as a private road condominium or by a government authority. (23) “Loading Space” means an unobstructed area of land which is provided and maintained upon the same lot or lots upon which the principal use is located and which area is provided for the temporary parking of one commercial motor vehicle while merchandise or materials are being loaded or unloaded from such vehicles. (24) “Lot” means a parcel of land fronting on a street, whether or not occupied by a building or structure. (25) “Lot Area” means the total horizontal area of a lot. (26) “Lot Line” means a line delineating any boundary of a lot. (27) “Main Wall” means a primary exterior front, rear or side wall of a building, not including permitted projections. (28) “Park, Private” means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes. (29) “Parking Area” means one or more parking spaces, including related aisles, for the parking or storage of vehicles. By-law No. XXXX/23 Page 5 (30) “Parking Garage” means a building, or part thereof, used for the parking of vehicles and may include any permitted use in the first storey, but shall not include any area where vehicles for sale or repair are kept or stored. A parking garage includes underground parking and a parking structure. (31) “Parking Lot” means a lot or portion thereof provided for the parking of motor vehicles accessory or incidental to the main use. (32) “Parking Space” means an unobstructed area of land that is accessible by an aisle, having access to a street or lane that is reserved for the purpose of the temporary parking or storage of one motor vehicle. (33) “Parking Space, Bicycle” means an area used exclusively for parking or storing a bicycle. (34) “Parking Structure” means a building or portion thereof, containing one or more parking spaces. (35) “Patio” means an outdoor area where seating accommodation can be provided and/or where meals or refreshments are served to the public for consumption. (36) “Podium” means the base of a building, structure or part thereof located at or above established grade that projects from the tower portion of the building. (37) “Point Tower” means a compact and slender building form. (38) “Porch” means a roofed deck or portico structure with direct access to the ground that is attached to the exterior wall of a building. (39) “Premises” means the whole or part of lands, buildings or structures, or any combination of these. (40) “Primary Entrance Door” means the principal entrance by which the public enters or exits a building or individual retail/commercial unit or the resident enters or exits a dwelling unit. (41) “Primary Window” means all windows except bathroom, hallway, closet or kitchen windows. (42) “Setback” means the distance between a building and a lot line. In calculating the setback the horizontal distance from the respective lot line shall be used. (43) “Storey” means that portion of a building other than a basement, cellar, or attic, included between the surface of any floor, and the surface of the floor, roof deck or ridge next above it. (44) “Storey, First” means the storey with its floor closest to grade and its ceiling more than 1.8 metres above grade. By-law No. XXXX/23 Page 6 (45) “Street” means a public highway but does not include a lane or a King’s Highway (Highway 401). Where a 0.3 metre reserve abuts a street, or where a daylight triangle abuts a street, for the purposes of determining setbacks the street shall be deemed to include the 0.3 metre reserve and/or the daylight triangle, however, nothing herein shall be interpreted as granting a public right of access over the 0.3 metre reserve or as an assumption of the 0.3 metre reserve as a public highway for maintenance purposes under the Municipal Act. (46) “Street Line” means the dividing line between a lot and a street. (47) “Street, Private” means: a) a right-of-way or roadway that is used by vehicles and is maintained by a condominium corporation; b) a private road condominium, which provides access to individual freehold lots; c) a roadway maintained by a corporation to provide vehicular and pedestrian access to parking lots and individual retail/commercial units; and d) a private right-of-way over private property, that affords access to lots abutting a private road, but is not maintained by a public body and is not a lane. (48) “Structure” means anything that is erected, built or constructed of parts joined together with a fixed location on the ground, or attached to something having a fixed location in or on the ground and shall include buildings, walls or any sign, but does not include fences below six feet in height or in-ground swimming pools. (49) “Tower” means the storeys within that portion of a building or structure or part thereof located above the podium. (50) “Tower Floor Plate” means the average floor area of all storeys within that portion of a building or structure or part thereof located above the podium, measured to the exterior faces of exterior walls of each storey of a building or structure. (51) “Uncovered Platform” means an attached or freestanding structure not covered by a roof, which is located on the same level as or lower than the first storey of the building associated with the platform. 5. Permitted Uses and Zone Regulations (1) Permitted Uses (“RHII-6” Zone) No person shall within the lands zoned “RHII-6” on Schedule I to this By- law, use any lot or erect, alter, or use any building or structure for any purpose except the following: a) Apartment Dwelling By-law No. XXXX/23 Page 7 (2) Permitted Uses (“RMI-7” Zone) No person shall within the lands zoned “RMI-7” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: a) Block Townhouse Dwelling b) Back-to-Back Townhouse Dwelling (3) Zone Regulations (“RHII-6” & “RMI-7” Zone) No person shall within the lands zoned “RHII-6” & “RMI-7” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure except in accordance with the following provisions: “RHII-6” “RMI-7” a) Floor Space Index (FSI) i) the area shown on Schedule I to this By-law, zoned “RHII- 6”, “RMI-7” and “OS-PP” shall be the extent of lands for the purposes of calculating FSI ii) minimum FSI – 0.75 iii) maximum FSI – 2.32 b) Number of Dwelling Units i) minimum 74 units ii) maximum 372 units c) Building Height i) the maximum height of a building is specified by the number following the HT symbol as shown on Schedule III to this By-law ii) notwithstanding section 5 (3) c) i) above, enclosed stairwells providing roof access may exceed the maximum building height as shown on schedule III to a maximum of 2.7 metres d) Building Location and Setbacks i) no building or part of a building, or structure shall be erected outside of a building envelope, as shown on Schedule II to this By-law ii) no building or portion of a building or structure shall be erected within the building envelope, unless a minimum of 80 percent of the entire length of the build-to-zone, as shown on Schedule II to this By-law, contains a continuous portion of the exterior wall of a building iii) notwithstanding section 5 (3) d) i) above, buildings or portions of buildings not exceeding 4.5 metres in height and used solely for stairwell access to an underground parking garage or waste collection are permitted to be located beyond the building envelope, provided such buildings are setback a minimum of 7.0 metres from all lots lines By-law No. XXXX/23 Page 8 “RHII-6” “RMI-7” e) Setback for Below Grade Parking Structures i) minimum – 0.0 metres ii) notwithstanding Section 5 (3) e) i) above, a minimum setback of 1.5 metres shall be provided from a lot line abutting a “S4-11” zone f) Podium Requirements i) minimum height of podium – 10.5 metres (3- storeys) ii) maximum height of podium – 13.5 metres (4-storeys) Nil g) Tower Floor Plate i) maximum tower floor plate for a building greater than 37.5 metres in height – 810 square metres ii) notwithstanding Section 5 (3) g) i) above, balconies shall be excluded from the calculation of tower floor plate Nil h) Parking Requirements i) 1.0 parking space per dwelling unit i) 2.0 parking spaces per dwelling unit i) Visitor Parking Requirements i) 0.25 of a parking space per dwelling unit j) Private Amenity Requirements i) a minimum of one balcony, deck or private patio shall be provided for each dwelling unit ii) minimum area – 3.0 square metres i) a minimum of one balcony, deck, or rooftop patio shall be provided for each back-to-back townhouse dwelling unit, which shall have a minimum area of 4.5 square metres k) Common Amenity Space Requirements i) minimum – 2.0 square metres of indoor amenity space per dwelling unit ii) minimum – 2.0 square metres of outdoor amenity space per dwelling unit (a minimum contiguous area of 40.0 square metres must be provided in a common location) By-law No. XXXX/23 Page 9 “RHII-6” “RMI-7” iii) lands zoned “OS-PP” on Schedule I to this By-law, are permitted to contribute to the common amenity space requirement outlined under Section 5 (3) k) ii) above l) Landscaped Area i) minimum - 10 percent of land area ii) the area shown on Schedule I to this By-law, zoned “RHII- 6” and “RMI-7” shall be the extent of lands for the purpose of calculating landscaped area (4) Permitted Uses (“OS-HL” Zone) No person shall within the lands designated “OS-HL” on Schedule I attached hereto use any lot or erect, alter or use any building or structure for any purpose except the following: (a) preservation and conservation of the natural environment, soil and wildlife; and (b) resource management. (5) Zone Requirements (“OS-HL” Zone) (a) No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, resource management, or pedestrian trail and walkway purposes. (6) Permitted Uses (“OS-PP”) No person shall within the lands designated “OS-HL” on Schedule I attached hereto use any lot or erect, alter or use any building or structure for any purpose except the following: (a) Private Park 6. Special Provisions (“RHII-6” & “RMI-7” Zones) (1) Sections 5.21.1, 5.21.2(a) 5.21.2(b), 5.21.2(d), 5.21.2(e), 5.21.2(f), 5.22 and 6.4 of By-law 3036, as amended, shall not apply to the lands zoned “RHII-6” and “RMI-7” on Schedule I attached to this By-law (2) A private street shall have a minimum width of 6.5 metres. (3) Waste shall be stored within a fully enclosed building, structure or partially underground structure. (4) Air Conditioners are not permitted to be located between a building and a street, however are permitted to be located on a balcony or roof or on a private patio at or below grade. By-law No. XXXX/23 Page 10 (5) Permitted Encroachments No part of the building envelope shall be obstructed except as follows: (a) 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 to project a maximum of 2.0 metres beyond the building envelope as illustrated on Schedule II to this By-law, but shall maintain a minimum setback of 0.6 metres to a lot line. (b) Any stairs, including to a porch or any associated landing, uncovered platform, covered platform, and any unenclosed ramp for wheelchair access may encroach beyond the building envelope no closer than 0.45 metres to a lot line. (c) A balcony, porch, uncovered platform or covered platform may encroach beyond the building envelope to a maximum of 2.0 metres or half the distance of the required setback, whichever is less. (d) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach beyond the building envelope to a maximum of 0.6 metres or half the distance, whichever is less. (6) Noise Attenuation (a) Notwithstanding Section 5 (3) d) related to Podium Requirements for Buildings greater than 37.5 metres, the following building elements may exceed the maximum podium height: (a) 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; (b) architectural features, parapets, elements and structures associated with a green roof; (c) planters, landscaping features, guard rails, divider screens on a balcony and/or terrace; and (d) trellises, pergolas and unenclosed structures providing safety or wind/noise protection to rooftop amenity space. (7) Yards Abutting Daylight Triangles Where a lot abuts a daylight triangle, the setback provisions shall be measured as if the daylight triangle did not exist, provided all buildings are setback 0.6 metres from the daylight triangle with the exception of window sills, belt courses, cornices, eaves, eave troughs and architectural elements, such as the architectural projections from the podium and canopies, which may project to within 0.3 metres of the daylight triangle. By-law No. XXXX/23 Page 11 (8) Bicycle Parking Space Requirements a) Minimum number of bicycle parking spaces: i) 0.5 of a space per apartment dwelling unit; and ii) 1.0 space per block townhouse dwelling and back-to-back townhouse dwelling; b) Where the number of bicycle parking spaces exceeds 50 spaces, 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. c) Where four or more bicycle parking spaces are provided in a common parking area, each space must contain a parking rack that is securely anchored to the ground and attached to a heavy base such as concrete. d) 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. (9) Loading Standards Where a loading space is provided, the following regulations apply: (a) the minimum dimensions of a loading space are 3.5 metres in width and 12.0 metres in length, with a minimum vertical clearance of 4.2 metres; (b) a loading space shall abut the building for which the loading space is provided; (c) an unenclosed loading space located above established grade shall be set back a minimum of 10.0 metres from a street line; (d) an enclosed loading space located above established grade shall not be located beyond the building envelope as shown on Schedule III to this By-law. By-law No. XXXX/23 Page 12 7. Special Provisions (“RMI-7” Zone) (1) Private Garage Requirements: (a) Minimum one private garage per block townhouse dwelling, the vehicular entrance of which shall be located not less than 6.0 metres from a private street. (b) A private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided, however, the width may include one interior step and the depth may include two interior steps. (2) A driveway for a block townhouse dwelling shall not exceed the width of the unit to which it provides access. (3) Rooftop private amenity space shall not be permitted for block townhouse dwellings. 8. By-law 3036 By-law 3036, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036. 9. Effective Date That this By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this 24th day of April, 2023. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk Br o c k R o a d Saffron Drive Usman Road Clerk Mayor i N XXXX/23Schedule I to By-Law Passed This 24th Day of April 2023 OS-HL 88.7m 107.7m 10 . 4 m 16 . 3 m 21.8 m 1 6 . 9 m 75.0m 58 . 5 m 13. 7 m RHII-6 RMI-7 101.1m 2 9 . 5 m 22.5m 3 6 . 0 m 22.7m 3 0 . 7 m OS-PP 82.7m 15 6 . 4 m 12 7 . 7 m 304.6m Br o c k R o a d Usman Road Saffron Drive Su n f l o w e r R o a d Clerk Mayor i N XXXX/23Schedule II to By-Law Passed This 24thDay of April 2023 6.4m 19.3m 10.0m 10.0m 3.7m3.7m 1.6m 3.7m 4.0m 3.5m 3.5m 5.5m 5.5m 7.0m 7.0m 90.5m 68.0m 24.6m 148.9m 38.6m 45 . 2 m 3.3m 3.0m 2.0m57 . 2 m Build-to-Zone (5.0 metres) Building Envelope 4.9m Br o c k R o a d Usman Road Saffron Drive Su n f l o w e r R o a d Clerk Mayor i N XXXX/23Schedule III to By-Law Passed This 24th Day of April 2023 HT: 20.5m (Max: 6 Storeys) HT: 15.0m (Max: 4 Storeys) HT: 63.5m (Max: 20 Storeys) HT: 11.2m (Max: 3 Storeys) HT: 13.5m (Max: 3 Storeys) 10 . 4 m 16 . 3 m 21.8 m 1 6 . 9 m 13. 7 m 87.2m 70.7m 38.5m 71.5m 3 0 . 5 m 156.0m 42.6m 3 2 . 9 m 1 2 . 5 m 22 . 7 m 41.2m 52.7m 12 . 4 m 11 . 0 m 35 . 1 m 41.9m 8.5m Appendix III to Report PLN 10-23 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2020-01 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2020-01 General Conditions 1. That the Owner shall prepare the final plan and land use table generally on the basis of the Draft Plan of Subdivision, Verhaegen, Stubberfield, Hartley, Brewer, Bexaire Inc., identified File No. D-Pick.-2-18, dated November 1, 2021, revised March 8, 2022, which illustrates one block for 20-storey condominium apartment building containing 328 dwelling units, 10 townhouse units and 34 back-to-back townhouse units. Region of Durham 2. That the Owner shall submit plans showing the proposed phasing to the Regional Municipality of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 3. That the Owner shall grant such easements as may be required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Regional Municipality of Durham. 4. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of this plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Region of Durham, and are to be completed prior to final approval of this plan. 5. That prior to entering into a subdivision agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply capacities are available to the proposed subdivision. 6. That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region of Durham concerning the provision and installation of sanitary sewers, water supply, roads and other Regional Services. 7. That the Owner shall convey sufficient road allowance widening to provide a minimum of 0.3 metre reserve across the total frontage of the Regional Road (Brock Road). 8. That prior to the finalization of this plan of subdivision, the Owner shall provide satisfactory evidence to the Regional Municipality of Durham in accordance with the Region's Site Contamination Protocol to address site contamination matters. 9. That the Owner submit an updated Environmental Noise Assessment prepared by a qualified acoustical engineer which specifies noise attenuation measures for the revised development. The measures shall be, be included in the City’s Subdivision Agreement to the satisfaction of the Region of Durham and must also contain a full and complete reference to the updated noise report (i.e., author, title, date and any revisions/addenda) and shall include warning clauses identified in the study. Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 2 Subdivision Agreement 10. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M-Plan 11. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Zoning 12. That the implementing by-law for Zoning By-law Amendment Application A 08/20 becomes final and binding. Street Names 13. That street names and signage be provided to the satisfaction of the Region of Durham and the City. Development Charges & Development Review & Inspection Fee 14. That the Owner satisfies the City financially with respect to the Development Charges Act. 15. That the Owner satisfies the City with respect to payment for the Development Services Engineering Review Fee, Residential Lot Grading Review Fee, Road Degradation Fee, and Development Services Inspection Fees and any additional fees which may be applicable. Pre-Condition Survey 16. That the Owner submits a pre-condition survey for 2101, 2103, 2105, 2107, 2109, 2111, 2113, 2115, 2117, and 2119 to the satisfaction of the City. The surveys must be prepared by a qualified professional and must be undertaken prior to any site works commencing. Cost Recovery 17. That the Owner acknowledges that the developer of the adjacent lands immediately to the north installed certain Works (road construction and appurtenances, storm sewer oversizing and construction of a stormwater management pond), from which the applicant lands benefit. 18. That the Owner shall pay their proportionate share of the cost of works outlined under Condition #17 prior to registering the future Subdivision Agreement with the City. Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 3 Stormwater 19. That the Owner satisfies the Director, Engineering Services respecting the stormwater drainage and management system to service all the lands in the subdivision and any provision regarding easements. 20. That the Owner satisfies the Director, Engineering Services for contributions for stormwater maintenance fees. 21. That the Owner satisfies the Director, Engineering Services for the design and implementation of stormwater management facilities and easements for outfalls and access to the outfalls. Grading 22. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a Grading Control Plan. 23. That the Owner satisfies the Director, Engineering Services respecting authorization from abutting landowners for all off-site grading. Geotechnical Investigation 24. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a geotechnical investigation. Fill & Topsoil 25. That the Owner acknowledges that the City’s Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site. No on-site works prior to the City issuing authorization to commence works is permitted. 26. That the Owner satisfies the Director, Engineering Services respecting the removal of existing fill stockpiles located on the subject lands prior to prior to the City issuing authorization to commence works is permitted. Construction/Installation of City Works & Services 27. That the Owner satisfies the Director, Engineering Services respecting the construction of roads, storm sewers, sidewalks and boulevard designs through the submission and approval of a Site Servicing Plan. 28. That the Owner satisfy the City respecting arrangements for the provision of all services required by the City. 29. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 4 30. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. Phasing & Development Coordination 31. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Dedications/Transfers/Conveyances 32. That the Owner conveys to the City, at no cost, all road allowances with the proper corner roundings and sight triangles. 33. That the Owner lifts a portion of the reserve adjacent to the site, known as Block 82, Plan 40M-2571 to accommodate the site entrance through the submission of a letter to the City requesting that the portion of the reserve be lifted and that a draft reference plan which parts out the part of Block 82 that will be lifted is provided. Easements 34. That the Owner conveys, to the satisfaction of the City, at no cost, any required easement for works, facilities or user rights that are required by the City. 35. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 36. That the Owner arranges, at no cost to the City, any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request any time after draft approval. Construction Management Plan 37. That the Owner satisfies the City respecting the submission and approval of a Construction Management/Erosion & Sediment Control Plan; with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City’s Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and construction and ensuring that such locations will not impede the flow of traffic or emergency vehicles on existing streets, or the proposed public street; (iii) assurance that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 5 (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 38. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 39. That the Owner agrees to install a 1.8 metre high board-on-board wood privacy fence along the north property lines, where there is adjacent existing residential lot fronting onto Saffron Avenue. 40. That the Owner agrees to install a 1.8 metre high chain-link fence along the east and south property lines, where there are adjacent open space lands. Landscaping 41. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a Street Tree-Planting Plan. 42. That the Owner satisfies the Director, Engineering Services with the submission of a Tree Inventory & Preservation Plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a Preliminary Grading Plan. Tree Compensation 43. That the Owner agrees that prior to final approval of the draft plan, or any phase thereof, compensation for the loss of tree canopy will be required either through replacement planting or cash-in-lieu, to be paid to the City of Pickering. In accordance with Council Resolution #387/18, approved on January 15, 2018, tree removal compensation is to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of trees to the satisfaction of the Director, Engineering Services. Engineering Plans 44. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural design statement can be achieved. Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 6 45. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: city services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, tree planting; and financially-secure such works. Noise Attenuation 46. That the owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the "Environmental Noise Assessment – Revised, 390, 398, 402, 414, and 422 Finch Avenue", prepared by YCA Engineering Limited, dated May 2018, revised March 2020. Parkland Dedication 47. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 48. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Model Homes 49. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Canada Post 50. That the Owner agrees to include on all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 51. That the Owner agrees to consult with Canada Post Corporation to determine suitable location for the placement of Community Mailbox and to indicate these locations on appropriate servicing plans. 52. That the Owner agrees to provide an appropriately sized sidewalk section (concrete pad) for the Community Mailbox to be placed on, any required walkway across the boulevard and any required curb depression for barrier free access. 53. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox location. Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 7 Toronto and Region Conservation Authority (TRCA) 54. Prior to the initiation of final grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the owner shall submit the following to the Toronto and Region Conservation Authority and the City of Pickering for review and approval: a) A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: i. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; ii. appropriate Low Impact Development stormwater management practices to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; iii. detailed design and maintenance plans for any stormwater management facilities; iv. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; v. location and description of all outlets and other facilities which may require a permit pursuant to Ontario Regulation 166/06, as amended or superseded. b) Overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. c) Restoration planting plan associated with the meadow habitat and woodland boundary within the lands to be conveyed to TRCA. 55. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA: a) To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition # 54; b) To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA; c) To design and implement on and off-site erosion and sediment control; d) To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 8 e) To obtain all necessary permits pursuant to Ontario Regulation 166/06, as amended, from the TRCA; f) To implement all water balance/infiltration measures identified in the approved SWM Report. g) To provide a letter of credit to the TRCA for the full cost of the landscaping identified in Condition No. 1(c). h) To install fences along the boundary of the development lots and Open Space Block (south and east property lines). 56. The owner shall gratuitously convey the Open Space Block, identified as “Lands to be Conveyed” on Drawing No. A1.00, prepared by Kohn, and dated October 25, 2022, Revision 6, Revised Sept 26, 2022, to the TRCA, concurrent with registration. A Draft R- Plan should be submitted to the TRCA identifying the parcel to be conveyed in a separate Open Space Block. a) A restrictive covenant shall be placed over the development Block(s) created adjacent to the Open Space Block. The restrictive covenant shall have the effect of prohibiting: 1) the removal of fences along the lot line of the development Block(s) and the Open Space Block; and 2) the installation of gates or other access through the fences along the lot line of the development Block(s) and the Open Space Block. b) An easement shall be provided at the Owner’s cost over lands identified as being 3 m south of the boundary between the development Block and the Open Space Block as illustrated on Drawing No. A1.00, prepared by Kohn, and dated October 25, 2022, Revision 6, Revised Sept 26, 2022. 57. The Draft Plan of Subdivision shall be subject to any redline revisions necessary to implement the above conditions. Other Approval Agencies 58. That any approvals which are required from the Region of Durham, the TRCA, or any utility for the development of this plan be obtained by the Owner and upon request written confirmation be provided to the City as verification of these approvals. Plan Revisions 59. That the Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 60. That the Owner revises the draft plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. Conditions of Draft Plan Approval SP-2020-01 April 3, 2023 Page 9 61. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Notes to Draft Approval 1. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval. 2. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 3. Where agencies' requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to the agencies in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: (a) Commissioner of Planning and Economic Development, Planning Division, Regional Municipality of Durham, 605 Rossland Road East, P.O. Box 623, Whitby, ON L1N 6A3, 1.800.372.1102. (b) Associate Director, Development Planning and Permits, 101 Exchange Avenue, Vaughan, ON, L4K 5R6, 416.661.6600. 4. Prior to final approval of this plan for registration, the Director, City Development & CBO for the City of Pickering shall be advised in writing by: (a) The Region of Durham, how Conditions 1 to 9, inclusively have been satisfied; (b) The Toronto and Region Conservation Authority, how Conditions 56 and 57, have been satisfied. 5. This draft approval shall lapse three years from the date the draft approval has been granted if the noted conditions have not been fulfilled, or if it has not been extended by the City of Pickering. Attachment #1 to Report PLN 10-23 Be a t o n W a y Finch Avenue Usma n Ro a d Sa f f r o n D r i v e Jade Street Major Oaks Road Br o c k R o a d B a i n b r i dge Drive Kingston R o a d Su n f l o w e r R o a d Mcbrady Crescent Ro y a l R o a d B luebird Cresc ent Sh a y D r i v e Ray leen Cresc ent BrockridgeCommunityPark 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: OPA 20-001/P, A 05/20 and SP-2020-01 THIS IS NOT A PLAN OF SURVEY. Date: Dec. 14, 2020 ¯ Brock Road Duffins Forest Inc.Part of Lot 18, Concession 2, Now Parts 1 to 12, 40R-28897 (2055 Brock Road) E ProposedResidentialDevelopment Valleylandsto be Conveyedto TRCA Attachment #2 to Report PLN 10-23 Be a t o n W a y Finch Avenue Usma n R o a d Az u r e M e w s Sa f f r o n D r i v e Magenta Road Jade Street Major Oaks Road Br o c k R o a d B a i n b r i dge D ri ve Kingston R o a d Su n f l o w e r R o a d Mcbrady Crescent Ro y a l R o a d B luebird C rescent Sh a y D r i v e Rayleen Crescent 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Property Description: OPA 20-001/P, A 05/20 and SP-2020-01Brock Road Duffins Forest Inc.Part of Lot 18, Concession 2, Now Parts 1 to 12, THIS IS NOT A PLAN OF SURVEY. Date: Dec. 14, 2020 E 40R-28897 (2055 Brock Road) ¯ ProposedResidentialDevelopment Valleylandsto be Conveyedto TRCA Attachment #3 to Report PLN 10-23 L:\Planning\01-MapFiles\OPA\2020 Dec. 14, 2020DATE: Applicant: Property Description: File No: Previously Approved Site Plan (2010) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-001/P, A 05/20 and SP-2020-01 Brock Road Duffins Forest Inc. Part of Lot 18, Concession 2, Now Parts 1 to 12, 40R-28897 (2055 Brock Road) Attachment #4 to Report PLN 10-23 L:\Planning\01-MapFiles\OPA\2020 Dec. 14, 2020DATE: Applicant: Property Description: File No: Previously Submitted Conceptual Plan by Brock Road Duffins Forest Inc. FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-001/P, A 05/20 and SP-2020-01 Brock Road Duffins Forest Inc. Part of Lot 18, Concession 2, Now Parts 1 to 12, 40R-28897 (2055 Brock Road) Attachment #5 to Report PLN 10-23 L:\Planning\01-MapFiles\OPA\2020 Dec. 14, 2020DATE: Applicant: Property Description: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-001/P, A 05/20 and SP-2020-01 Brock Road Duffins Forest Inc. Part of Lot 18, Concession 2, Now Parts 1 to 12, 40R-28897 (2055 Brock Road) Attachment #6 to Report PLN 10-23 L:\Planning\01-MapFiles\OPA\2020 Dec. 14, 2020DATE: Applicant: Property Description: File No: Original Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-001/P, A 05/20 and SP-2020-01 Brock Road Duffins Forest Inc. Part of Lot 18, Concession 2, Now Parts 1 to 12, 40R-28897 (2055 Brock Road) N BUILDING A - TOWER 2 BUILDING A - TOWER 1 BUILDING B EXISTING RESIDENTIAL BUILDING D B U I L D I N G C Valleylands to be conveyed to TRCA Attachment #7 to Report PLN 10-23 L:\Planning\01-MapFiles\OPA\2020 Feb. 24, 2023DATE: Applicant: File No: Current Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-001/P, A 05/20 and SP-2020-01 Brock Road Duffins Forest Inc. Municipal Address:2055 Brock Road N BUILDING A - TOWER 2 BUILDING A - TOWER 1 BUILDING B EXISTING RESIDENTIAL BUILDING D B U I L D I N G C Valleylands to be conveyed to TRCA Attachment #8 to Report PLN 10-23 L:\Planning\01-MapFiles\OPA\2020 March 2, 2023DATE: Applicant: Municipal Address: File No: Rendering of Current Proposal FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-001/P, A 05/20 and SP-2020-01 Brock Road Duffins Forest Inc. 2055 Brock Road Attachment #9 to Report PLN 10-23Key Details Summary Original Proposal Current Proposal Total Number of Units Apartment Units – 307 Townhouse Units – 9 Stacked Townhouse Units – 64 Total – 380 units Apartment Units – 323 Townhouse Units – 10 Stacked Townhouse Units – 34 Total – 372 units Density 290 units per net hectare 286 units per net hectare No. of Storeys and Building Heights Building A – 20 storeys Building B – 3 storeys Buildings C & D – 3.5 storeys Building A – 20 storeys Building B – 3 storeys Buildings C & D – 3.0 storeys Vehicular Parking Resident – 405 spaces Visitor – 96 spaces Total – 502 spaces Resident – 416 spaces Visitor – 93 spaces Total – 509 spaces Vehicle Parking Ratios 1.0 space per apartment unit 1.25 spaces per stacked townhouse unit 2.0 spaces per street townhouse unit Visitor – 0.25 spaces per unit 1.0 space per apartment unit 2.0 spaces per back-to-back townhouse unit 2.0 spaces per street townhouse unit Visitor – 0.25 spaces per unit Bicycle Parking 218 spaces 372 spaces Amenity Area Indoor – 617 square metres Outdoor – 1,152 square metres (rooftop outdoor amenity and at grade central outdoor landscaped amenity area) Total – 1,769 square metres Indoor – 744 square metres Outdoor – 1,133 square metres (rooftop outdoor amenity and at grade central outdoor landscaped amenity area) Total – 1,769 square metres