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October 3, 2023
Planning & Development Committee Meeting Agenda October 3, 2023 Electronic Meeting – 7:00 pm Chair: Councillor Nagy For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Due to the Council Chamber dome roof replacement and in accordance with the City’s Procedure By-law, the City of Pickering is holding electronic Council and Committee Meetings. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Call to Order/Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Due to the Council Chamber dome roof replacement and the need to meet electronically, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so through a virtual connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. Delegates are allotted a maximum of 5 minutes to make their delegation. Please note that Statutory Public Meeting delegates are not listed on the agenda, and will be provided to the Chair prior to the meeting. Please be advised that your name will appear in the public record and will be posted on the City’s website as part of the meeting minutes. Information Reports 3.1 Information Report No. 11-23 1 Official Plan Amendment OPA 23-003/P Zoning By-law Amendment Application A 10/23 Sphere Developments (Kingston) GP Inc. Part of Lots 26 and 27, Broken Front Concession (875 Kingston Road) 3.2 Information Report No. 12-23 25 Request for Red-Line Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Zoning By-law Amendment Application A 07/23 Planning & Development Committee Meeting Agenda October 3, 2023 Electronic Meeting – 7:00 pm Chair: Councillor Nagy For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Taccgate Developments Inc. Part of Lots 23, 24 and 25, Concession 5 Seaton Community 3.3 Information Report No. 13-23 40 Draft Plan of Subdivision Application SP-2023-03 Zoning By-law Amendment Application A 11/23 Caplink Limited (Phase 2) (575, 625 and 685 Highway 7) Seaton Community Recommendation Reports 3.4 Director, City Development & CBO, Report PLN 34-23 56 City Initiated Official Plan Amendment 50 Changes to policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards File: OPA 23-005/P Recommendation: 1. That Official Plan Amendment Application OPA 23-005/P, initiated by the City of Pickering, to amend existing policies related to the review of Planning Act applications to recognize and reinforce the new Pickering Integrated Sustainable Design Standards, as set out in Exhibit ‘A’ to Appendix I to Report PLN 34-23 be approved; and, 2. That the Draft By-law to adopt Amendment 50 to the Pickering Official Plan, to amend existing policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards, as set out in Appendix I to Report PLN 34-23, be enacted. 4. Delegations Due to the Council Chamber dome roof replacement and the need to meet electronically, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so through a virtual connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Planning & Development Committee Meeting Agenda October 3, 2023 Electronic Meeting – 7:00 pm Chair: Councillor Nagy For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Chair in the order in which they have registered. Delegates are allotted a maximum of 5 minutes to make their delegation. Please be advised that your name will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 5. Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 32-23 68 Strategic Growth Areas Monitoring Report (2022) Recommendation: That Council receive the Strategic Growth Areas Monitoring Report (2022), contained in Appendix I to Report PLN 32-23, for information. 5.2 Director, City Development & CBO, Report PLN 33-23 108 Award of Request for Proposal (RFP 2023-7) for a Retail Market Study Recommendation: 1. That Proposal number RFP 2023-7 for a Retail Market Study, for the City of Pickering, submitted by Parcel Economics Inc., in the amount of $72,750.00 (excluding HST), be accepted; 2. That the net project cost of $74,031.00 (net of HST rebate), be approved; 3. That Council authorize the Director, Finance & Treasurer to finance the net project cost of $74,031.00 as follows: a. The sum of $33,314.00 to be funded by a transfer from the Development Charge Reserve Fund – Growth Related Studies; b. The sum of $40,717.00 to be funded from Property Taxes; and, 4. That the appropriate officials of the City of Pickering be authorized to take such actions as are necessary to give effect to this Report. Planning & Development Committee Meeting Agenda October 3, 2023 Electronic Meeting – 7:00 pm Chair: Councillor Nagy For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 6. Member Updates on Committees 7. Other Business 8. Adjournment Information Report to Planning & Development Committee Report Number: 11-23 Date: October 3, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 23-003/P Zoning By-law Amendment Application A 10/23 Sphere Developments (Kingston) GP Inc. Part of Lots 26 and 27, Broken Front Concession (875 Kingston Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by Sphere Developments (Kingston) GP Inc., to permit a mixed-use high-density residential condominium development. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information purposes and no decision on these applications is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval as a result of the Provincial Changes to the Planning Act, through Bill 109. Council approved the new planning process on May 23, 2023, and is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory Pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines and prevents the need to refund application fees. The subject application was submitted on June 1, 2023. As such, the new planning review process is not applicable to these applications. 3. Property Location and Description The subject lands are located at the southwest corner of the intersection of Kingston Road and Fairport Road, within the Dunbarton Neighbourhood, municipally known as 875 Kingston Road. The site has an area of approximately 0.96 of a hectare, with approximately 242 metres of frontage along Kingston Road (see Location Map, Attachment #1). - 1 - Information Report 11-23 Page 2 The subject lands are currently vacant. The property contains a woodland and a watercourse (a tributary of the Amberlea Creek) along the western portion of the subject site (see Air Photo, Attachment #2). Surrounding land uses include: North: Immediately to the north, across Kingston Road, is a place of worship (St. Paul’s on-the-Hill Anglican Church) as well as a Gas Bar and an Automobile Service Station. At the northeast corner of Fairport Road and Kingston Road are automobile dealerships. Further north is a low-density residential neighbourhood consisting of detached dwellings fronting onto Sheppard Avenue. East: Immediately to the east are vacant lands forming part of the Kingston Road right-of-way. South: Immediately to the south is the Highway 401 corridor. Further south is Bayly Street and an established residential neighbourhood consisting of single detached, semi-detached and townhouse dwelling units. West: Immediately to the west is a place of worship (Bayfair Baptist Church) and an associated day nursery. Further west is the Highway 401 westbound on and off-ramp. 4. Previously Approved Official Plan and Zoning By-law Amendment applications In January of 2007, Council approved applications for Official Plan Amendment (OPA 16) and Zoning By-law Amendment (By-law 6718/07), submitted by 786 Indopak Inc., to facilitate the development of a 10-storey, mixed-use building, containing approximately 3,465 square metres of gross leasable commercial floor space, and 198 apartment dwelling units, along with live-work units, and a multi-level underground parking structure. OPA 16 increased the allowable net residential density range, from over 30 and up to and including 140 units per hectare, to over 80 and up to and including 260 units per hectare. The site-specific zoning by-law amendment permitted an apartment building and established appropriate zoning performance standards. The by-law also required a minimum of 1,500 square metres of commercial floor space. Subsequent to the approval of OPA 16, and By-law 6718/07, a Site Plan Application was also received, but was never finalized, and no site plan approval was issued. The ownership of the lands has since changed, and new development applications have been submitted to support a new high-density mixed-use development. 5. Applicant’s Proposal Sphere Developments (Kingston) GP Inc. has submitted applications for Official Plan Amendment and Zoning By-law Amendment to request a site-specific exception to increase the maximum permitted residential density from 260 units per net hectare to approximately 756 units per net hectare, and to increase the maximum permitted floor space index (FSI) from 2.5 to 5.0. The intent of the Zoning By-law Amendment application is to amend the existing site-specific Zoning By-law Amendments (By-laws 6718/07 and 6907/08, as amended), to facilitate the redevelopment of the subject lands. - 2 - Information Report 11-23 Page 3 The development proposal consists of a high-density mixed-use development consisting of two residential 17-storey towers, with a shared 5-storey podium, containing a total of 400 residential units, and approximately 630 square metres of grade-related commercial uses. The table below summarizes the key details of the proposal: Proposal Total Gross Floor Area (GFA) 43,493 square metres Proposed Commercial Gross Floor Area (GFA) 630 square metres Net Floor Area (NFA) 5,292 square metres Density 756 units per net hectare Floor Space Index 5.0 Number of Storeys 17 storeys Number and Type of Residential Unit Types • Studio: 80 units • 1 bedroom/1 bedroom and den: 224 units • 2 bedroom/2 bedroom and den: 96 units Total: 400 residential units Vehicular Parking • Resident: 0.8 spaces per unit (320 spaces – located within the underground parking garage) • Visitor: 0.15 spaces per unit (60 spaces – located within the underground parking garage) • Commercial: 3.5 spaces per 100 square metres of gross leasable floor area (22 spaces – located at grade and within the underground parking garage) Total: 402 parking spaces Bicycle Parking • 0.53 spaces per unit (212 spaces – located at grade and all levels of the underground parking garage) Tower Floor Plate Size: 800 square metres Amenity Areas • Indoor: 805 square metres • Outdoor: 802 square metres Total: 1,607 square metres - 3 - Information Report 11-23 Page 4 Vehicular access to the development is proposed from Kingston Road from a single, full-move driveway, aligned with an existing signalized intersection at Fairport Road. The vehicular access will connect to an internal private road, having a right-of-way width of 6.5 metres, which will connect to a pick-up and drop-off area at the rear (south side of the building), as well as provide access to the underground parking garage ramps. A total of 402 parking spaces are proposed, primarily within four levels of underground parking, and 19 at-grade parking spaces (see Submitted Site Plan, Submitted Landscape Plan, and Submitted Conceptual Rendering, Attachments #3, #4, and #5). Indoor and outdoor amenity spaces are proposed through rooftop amenity areas on the podium, and private balconies are provided for each residential unit. Approximately 805 square metres is proposed as indoor amenity space, and approximately 802 square metres is proposed as outdoor amenity space. Common indoor amenity areas include a party room, remote work office spaces, gym, as well as other specific use spaces that residents may request, such as recording studios. The outdoor landscaped area will serve as a passive recreational area (i.e., allow residents to play, exercise and walk their dogs). The proposal will be subject to future site plan approval, and an application for a draft plan of condominium will be submitted at a later date. 6. Policy Framework 6.1 Durham Regional Official Plan The subject lands are identified as being part of the Urban System and designated as “Living Areas” with a “Regional Corridor” overlay in the Durham Regional Official Plan (ROP). Lands within the Living Areas designation are predominately intended for housing purposes. In addition, limited office development and limited retailing of goods and services are permitted in appropriate locations, as components of mixed-use developments. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail and service, and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors are to be planned and developed in accordance with the underlying land use designation, as higher density mixed-use areas, supporting higher order transit services and pedestrian oriented design. Regional Corridors are intended to support an overall, long term density target of at least 60 residential units per gross hectare and a FSI of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in area municipal Official Plans. The Regional Official Plan recognizes Kingston Road as a Type “B” Arterial Road and a Rapid Transit Spine. Rapid Transit Spines are intended to facilitate inter-regional and inter-municipal services along arterial roads, and they are to intersect with local transit services which shall provide for complementary higher densities, mixed uses, and buildings oriented towards the street to reduce walking distances to transit facilities. Further, Type ‘B’ Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, connect with freeways, other arterial roads and collector roads. Rapid Transit Spines are also recognized as corridors where higher levels of transit service are encouraged. The right-of-way width requirement for this section of Kingston Road is 45 metres for an ultimate 6-lane cross-section. - 4 - Information Report 11-23 Page 5 On May 17, 2023, Durham Regional Council adopted the new Official Plan ‘Envision Durham’, as amended. At the time of writing this report, the Plan is awaiting Provincial Approval. The new Regional Official Plan designates the subject lands as a Strategic Growth Area, “Rapid Transit Corridor”. The minimum Transit Supportive Density target is 150 people and jobs per gross hectare for the Rapid Transit Corridors, which are the highest order Regional Corridors. Rapid Transit Corridors are to permit a full range and mix of uses, including residential, commercial, compatible employment uses such as offices, and other uses, in a higher density, compact and pedestrian-oriented built form. The proposed development appears to conform to the policies and provisions of the Regional Official Plan. 6.2 Pickering Official Plan The subject lands are located within the Dunbarton Neighbourhood. The eastern portion of the lands are designated “Mixed Use Areas – Mixed Corridors” and the western portion of the lands, containing the watercourse and woodland, are designated “Open Space System – Natural Area” within the City’s Official Plan. In accordance with Schedule III A and Schedule III C to the Official Plan, a portion of the lands are identified as part of the Natural Heritage System and Stream Corridor/Permanent & Intermittent Streams. Mixed Use Areas are recognized as lands that have, or are intended, to have, the widest variety of uses and highest levels of activities and are encouraged in the City Centre followed by Mixed Corridors. The Mixed Corridors designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community and provides a range of commercial uses and residential development. The “Open Space System – Natural Area” is intended to be for conservation, environmental protection, restoration, education, passive recreation, and similar uses. An Environmental Impact Study (EIS) is required for any proposed development within 120 metres of a key natural heritage or key hydrological feature. The purpose of the EIS is to identify and evaluate the natural heritage feature and hydrological features, determine the minimum required vegetation protect zones, and determine the site’s development limits, to prevent potential negative impacts from the proposed development on the natural heritage features. The applicant has submitted an EIS, which identifies a minimum vegetation protection buffer of 10.0 metres between the proposed building and the woodland, top of slope and floodline. The submitted material will be required to identify compliance with, and/or provide justification as to how the City’s policies, have been satisfied. 6.3 OPA 38 Kingston Road Corridor and Specialty Retailing Node Intensification Plan The City’s growth management strategy, guided by the South Pickering Intensification Study, directs major intensification and high-density residential uses to the City Centre, and Mixed Use Nodes and Corridors. Through the Kingston Road Corridor and Specialty Retailing Node Intensification Study, the lands fronting and adjacent to Kingston Road were identified for redevelopment and intensification. The Kingston Road Corridor and Specialty Retailing Node Intensification Plan and Draft Urban Design Guidelines were prepared as a result of the Kingston Road Corridor and Specialty Retailing Node Intensification Study, which represented the second phase of the South Pickering Intensification Study. The Intensification Plan contains a comprehensive framework for redevelopment and - 5 - Information Report 11-23 Page 6 intensification along the Corridor and within the Retailing Node. The Draft Urban Design Guidelines articulate the vision set by the Intensification Plan and provides specific design considerations. Council endorsed the Kingston Road Corridor and Specialty Retailing Node Intensification Plan (Intensification Plan), which resulted in Official Plan Amendment 38 (OPA 38). OPA 38 was adopted by Council in January 2022, and was approved by the Region of Durham in November 2022. OPA 38 has been appealed to the Ontario Land Tribunal (OLT) by six landowners. Sphere Developments (Kingston) GP Inc. is not one of the appellants. OPA 38 appeals are moving through various legal proceedings and discussions, in an effort to scope the appeals to be site-specific. In the interim, OPA 38 remains not in final force and effect. However, the proponent is encouraged to illustrate how the proposed development meets the intent of OPA 38 and the Draft Urban Design Guidelines. The subject lands are located in the Whites Precinct within the Intensification Plan (see OPA 38, Schedule XIV – Whites Precinct Intensification Area, Attachment #6). The subject lands are designated “Kingston Mixed Corridor – Mixed Use Type C” and “Natural Areas”. The minimum permitted residential density is over 60 units per net hectare (with no maximum) and a FSI of over 0.75 to a maximum of 2.5. Through a site-specific zoning by-law amendment, consideration may be given to proposals to allow an increase to the FSI beyond 2.5, up to and including 5.0, subject to the following criteria: • that the site is generally located in an appropriate gateway location and/or adjacent to Highway 401; • that the proposal is compatible with adjacent land uses, particularly stable residential neighbourhoods, in terms of massing, height, scale and transition; • that the applicant demonstrates the proposed development would not preclude other properties within the precinct from developing or redeveloping to their planned potential; and • that the proposal meets the general intent of the policies of the Official Plan. The applicant is requesting a site-specific amendment to the City’s Official Plan to permit a maximum residential density of 756 units per net hectare and a maximum FSI of 5.0. The policy recommendations of the Plan outline that “Mixed Use Type C” designations should be developed predominately as residential areas with limited retail uses. This land use designation supports retail and commercial uses, which are neighbourhood-oriented, smaller in scale, and complementary to residential uses. Further, these uses shall be primarily located on the ground floor of buildings, and limited office uses may be permitted within these areas, in conjunction with residential, neighbourhood retail and commercial uses (see Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Policies Related to the Proposal, Attachment #7). 6.4 Draft Urban Design Guidelines The Council-endorsed Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines also include several key urban design objectives concerning block structure, built form, site design, landscaping, building design, pedestrian connections, - 6 - Information Report 11-23 Page 7 parking and transition and massing as they relate to the proposal (see Draft Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Design Recommendations Related to the Proposal, Attachment #8). On December 2, 2019, the Planning & Development Committee endorsed the Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines (Draft Urban Design Guidelines). The Draft Urban Design Guidelines supports the goals, objectives, and vision for the area, as set out in the Intensification Plan, and establishes design priorities and principles related to built form, placemaking, and connectivity. The guidelines state that over time, the lands within the corridor should accommodate cars, bicycles and transit, and cater to pedestrians. The guidelines specify six distinct precincts, which provide standards for six geographic areas within the corridor. The subject lands are located within the Whites Precinct, which is bound by Sheppard Avenue to the north, Highway 401 to the south, Fairport Road to the east and Rosebank Road to the west. The Urban Design Guidelines describes the built form vision for the Whites Precinct as follows: • the gateway intersection of Kingston Road and Whites Road is the focal point for the Whites Precinct; • the greatest heights and densities are clustered in close proximity to the gateway, with additional tall buildings extending east and west of the intersection at Kingston Road and Whites Road, within the southern portions of the parcels to the south of Kingston Road; • low-rise buildings are located east-west along Kingston Road close to the Amberlea creeklands; and • public green spaces are provided within development blocks on the north and south side of Kingston Road, which will allow private development to contribute to the construction of open space for public enjoyment. The applications will be assessed against the land use framework and policy recommendations of OPA 38, and the design priorities of the Draft Urban Design Guidelines during the further processing of the applications. 6.5 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, “affordable” is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. The applicant has submitted an Affordable Housing Brief which identifies that, while the proposed development does not contemplate the provision of any affordable units, a mix of different condominium units will be provided. A range of studio, one bedroom and two bedroom units inclusive of dens are proposed, with 15 percent of the units (60 units) being proposed as fully accessible. The applicant’s proposal will be assessed against the policies of the Pickering Official Plan during further processing of the applications. - 7 - Information Report 11-23 Page 8 7. Zoning By-law 3036, as amended The subject lands are currently zoned “RH-MU-6” and “OS-HL” within Zoning By-law 3036, as amended by site specific By-laws 6718/07 and 6907/08. The RH-MU-6 Zone permits the use of the lands for multiple dwellings horizontal, multiple dwellings vertical, restaurants, personal service shops and offices, among other uses. The minimum height permitted is 6-storeys, and the maximum height permitted is 10 storeys. The OS-HL Zone permits the preservation and conservation of the natural environment, soil and wildlife, resource management, and pedestrian trails and walkways. No buildings or structures are permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used for the purposes of flood and erosion control, resource management, or pedestrian trail and walkway purposes. The applicant is requesting the following site-specific amendments to facilitate the proposed development: • increase the maximum permitted building height from 10 storeys to 17 storeys; • reduce the residential parking rate from 1.0 space to 0.8 space per residential dwelling unit; • reduce the visitor parking rate from 0.25 space to 0.15 space; and • reduce the commercial parking ratio from 4.5 parking spaces per 100 square metres of gross leasable floor area to 3.5 parking spaces per 100 square metres of gross leasable floor area. 8. Comments Received 8.1 Public Comments Notice of the Statutory Public Meeting regarding these applications was provided through a mailing to all properties within 150 metres of the subject property (in total, notice was mailed to 23 property owners). In addition, two public meeting notice signs were erected on the property on August 28, 2023. Further, notice of the applications was broadcasted on the City’s social media pages, and notice of the applications was also placed in the Pickering News Advertiser on September 14, 2023. At the time of writing this report, the City has not received any comments from the public. 8.2 Agency Comments 8.2.1 Durham District School Board • no objections to the approval of the proposed development; • approximately 10-20 students are anticipated to be generated through the proposed development; and • pupils generated through this development will attend existing school facilities. - 8 - Information Report 11-23 Page 9 8.2.2 Durham Catholic District School Board • no objections to the proposed development; and • students from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary’s Secondary Catholic School. 8.2.3 Canadian National Railway (CN) • the development proposal is in close proximity to the CN’s main line; • the applicant is advised that appropriate clauses and conditions be included as conditions of development agreements, offers to Purchase, and agreements of Purchase and Sale or Lease, of each dwelling unit within 300 metres of the railway right-of-way, inclusive of noise isolation measures; and • the Owner will be required to enter into an Agreement with CN. 8.2.4 Durham Regional Police, Radio Systems – Communications • construction within the boundaries of the subject lands will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links; and • newly constructed buildings will have to be tested for in-building coverage once the buildings are completed. 9. City Department Comments 9.1 Sustainability Services • the submitted applications were deemed complete after January 1, 2023; as such, the Integrated Sustainable Design Standards (ISDS) are applicable; • based on the submitted information, the applicant has committed to pursuing a number of sustainable design elements including providing: • new resident education information packages to familiarize new owners with the adjacent natural area, including wildlife information; • light pollution reduction measures to minimize light trespass from the proposed building and site; • bird friendly building design/glazing; • electric vehicle (EV) parking spaces and long and short-term bicycle parking spaces; and • using water efficiently and supporting sustainable stormwater management practices; • at this time the applicant has not provided adequate information to confirm ISDS Tier 1 commitments. The applicant is required to commit to achieving the Council approved ISDS Tier 1 mandatory performance measures, or where ISDS Tier 1 cannot be achieved due to site constraints, propose an alternative sustainable development solution that either achieves equal to or above the benefits of the required measure. - 9 - Information Report 11-23 Page 10 9.2 Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensure the proposal is consistent with the Council approved OPA 38, and the Council endorsed Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines; • assess the appropriateness of the proposal, including the requested increase in density in the context of the policy framework, and urban design objectives of the Kingston Road Corridor and the Specialty Retailing Node Study; • in consultation with the TRCA, ensure an appropriate minimum vegetation protection zone is provided; • request the applicant to explore opportunities to provide affordable housing units within the development; • evaluate the design of the pedestrian connections within the site, and to transit along Kingston Road; • review the proposed resident and visitor parking standards and ratios, inclusive of the proposed commercial parking rates, and ensure that sufficient parking is provided to support the proposal; • assess the amount of on-site amenity space provided, and determine the feasibility of increasing the proposed 2.0 square metres per unit, to 4.0 square metres per unit, of amenity space, as required by the Council approved Integrated Sustainable Design Standards (ISDS); • ensure the applicant’s proposed sustainable design features are consistent with the Integrated Sustainable Design Standards (ISDS); • evaluate the appropriateness of the proposed site layout, building setbacks, building heights, and landscaping to ensure the City’s urban design objectives are achieved; • assess the appropriateness of the proposed access onto Kingston Road, with the alignment to the north with the intersection of Fairport Road, to determine if any further improvements are required as a result of the proposed development, and whether a secondary access is required for Fire Services and waste management; and • ensure the architectural treatments of the building are appropriate (e.g., architectural projections, use of high-quality building materials, glazing, etc.) as a result of the building having significant prominence and visual presence along the Highway 401 frontage. Further comments and issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 10. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: - 10 - Information Report 11-23 Page 11 • Architectural Set, prepared by ICON Architects, dated May 23, 2023; • Survey, prepared by IBW Surveyors, dated October 17, 2022; • Planning Report, prepared by Biglieri Group, dated May 2023; • Waste Diversion Commitment Letter, prepared by Sphere Developments (Kingston) GP Inc., dated May 24, 2023; • Traffic Impact Study, prepared by T.Y. Lin, dated September 23, 2022; • Arborist Report and Tree Preservation Plan, prepared by Landscape Planning, Landscape Architects, dated August 23, 2022; • Conceptual Landscape Plan, prepared by Landscape Planning, Landscape Architects, dated September 2022; • Construction Management Plan, prepared by Valdor Engineering Inc., dated May 12, 2023; • Scoped Environmental Impact Study for 875 Kingston Road, prepared by Palmer, dated March 29, 2023; • Functional Servicing and Stormwater Management Report, prepared by Valdor Engineering Inc, dated May 2023; • Sun/Shadow Study for Proposed Mixed-Use Development, prepared by ICON Architects, dated May 23, 2023; • Site Lighting and Photometrics, prepared by Remy Consulting Engineers Ltd, dated May 23, 2023; • Tree Inventory, prepared by Canopy Consulting, dated August 23, 2022; • Wind Study, Rowan Williams Davies & Irwin Inc, dated May 17, 2023; • Grading Plan, prepared by Valdor Engineering Inc., dated May 2023; • Urban Design Brief, prepared by the Biglieri Group, dated May 2023; • Subsurface Utilities Investigation, prepared by MultiView, dated August 22, 2022; • Geotechnical Investigation, prepared by Soil Engineers Ltd., dated July 2022; • Supplementary Geotechnical Investigation, prepared by Soil Engineers Ltd., dated March 2023; • Hydrogeological Assessment, prepared by Soil Engineers Ltd., dated May 2023; • Noise Control Feasibility Study, prepared by SS Wilson Associates Consulting Engineers, dated September 23, 2022; • Phase One Environmental Site Assessment, prepared by Fortis Environmental, dated May 11, 2022; and • Stage 1-2 Archaeological Assessment, prepared by AMICK Consultants Limited, dated August 29, 2022. 11. Procedural Information 11.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; - 11 - Information Report 11-23 Page 12 •any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and •any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 12.Owner/Applicant Information The owner of this property is Sphere Developments (Kingston) GP Inc. and is represented by the Biglieri Group Ltd. Attachments: 1.Location Map 2.Air Photo 3.Submitted Conceptual Site Plan 4.Submitted Conceptual Landscape Plan 5.Submitted Conceptual Rendering 6.Whites Precinct Intensification Area 7.Kingston Road Corridor and Specialty Retailing Node Intensification Plan - Policies Related to the Proposal 8.Draft Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Design Recommendations Related to the Proposal Prepared By: Original Signed By Amanda Zara Dunn, MCIP, RPP Principal Planner, Development Review Original Signed By Catherine Rose For Nilesh Surti Nilesh Surti, MCIP, RPP Department Head, Development Review & Urban Design Date of Report: September 14, 2023 Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner - 12 - Attachment #1 to Information Report 11-23 Dunbarton R oad Sp r u c e H i l l R o a d Ba t o r y A v e n u e Kingston Road Ada C o u r t S h a dybrookDrive Vistula Drive Fa i r p o r t R o a d W es t Shore B ou l e va r d Kates Lane Sheppard Avenue Merritton R o a d B a y l y S t r e e t M a r i n e t C r e s c e n t H i g h w ay 4 01 Vistula Ravine © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King 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 Development Department Location MapFile:Applicant:Municipal Address: OPA 23-003P & A009/23 Date: Jul. 10, 2023 ¯ E The Biglieri Group Ltd. 875 Kingston Road SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-003P, A00923 - The Biglieri Group\OPA 23-003P_LocationMap.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY.- 13 - Attachment #2 to Information Report 11-23 Ed g e w o o d R o a d Kingston Road H illc r e s t R o a d We s t S h o r e B o u l e v a r d G o l d e n r i dge Road Timmins G a r d e n s Ba t o r y A v e n u e P a t i o L a n e S h a d y b r o o k D rive Fa i r p o r t R o a d DunbartonRoad Sp r u c e H i l l R o a d Kates Lane Sheppard Avenue Rushton Road S a n ok Drive Cecylia Court Vistula Drive Ad a C ourt Me r r i t t o n R o a d A p p l e vi ew Road B a y l y S t r e e t M a ri n e t C r e s c e n t H i g hw a y 4 01 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King 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 Development Department Air Photo MapFile:Applicant:Municipal Address: OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road THIS IS NOT A PLAN OF SURVEY. Date: Aug. 14, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-003P, A09-23 - The Biglieri Group\OPA 23-003P_AirPhoto.mxd ¯ - 14 - Attachment #3 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 17, 2023DATE: Applicant: Municipal Address: File No: Submitted 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 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road N - 15 - Attachment #4 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 14, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Landscape Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road N - 16 - Attachment #5 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 14, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road - 17 - Attachment #6 to Information Report 11-23 L:\Planning\01-MapFiles\OPA\2023 August 14, 2023DATE: Applicant: Municipal Address: File No: Whites Precinct Intensification Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-003P & A009/23 The Biglieri Group Ltd. 875 Kingston Road N - 18 - Attachment #7 to Information Report 11-23 Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Council Adopted Policies Related to the Proposal The policy recommendations of the Intensification Plan outline that “Mixed Use Type – C” shall be developed predominantly as residential areas with limited retail uses. Mixed Use Type – C areas are intended to support retail and commercial uses which are neighborhood-oriented, smaller in scale, and complimentary to residential uses. These uses should be primarily located on the ground flood and may permit limited office uses within these areas, in conjunction with residential, neighbourhood retail and commercial uses. Mixed Use Type C Areas represent the least-intensive mixed use areas within the Corridor and Node and are intended to provide a greater proportion of residential, and a lower portion of retail than the other Mixed Use Areas. The Plan also provides the following key policy recommendations relevant to the proposed development: •Residential development should support the City’s affordable housing targets, which encourage a minimum 25 percent of new residential construction to be of forms that would be affordable to households of low or moderate-income; •Tall buildings (consisting of buildings 13 storeys or greater) should be located within gateways, and at the intersection of transit spines and major arterials, along the highway, and in proximity to highway access; •Tall building towers should be separated from one another by a minimum distance of 25 metres, and should have a maximum tower floor plate of 750 square metres; •Tall buildings should be located to minimize shadow impacts and wind tunnel effects on proximate parks, open spaces, primary frontage sidewalks and existing low-rise residential areas; •Where there is a grade difference between the front and rear of the property, the rear angular plane should always be taken from the lowest grade elevation along the shared property line. This ensures that properties to the rear are not subject to additional shadow impacts resulting from changes in grade; •Where shallow redevelopment lots are immediately adjacent to designated established low- density residential properties, the City may also consider the implementation of other regulations to ensure built form compatibility in addition to the application of the angular plane; •Encourage the provisions of amenities for pedestrians such as seating areas, digital kiosks, play structures, fountains or feature benches in the public realm, as appropriate; •Building articulation, including vertical projections, recessions, design treatments and other architectural details, are encouraged at gateway locations, to create an enhanced visual interest and a human-scaled environment; •Setback areas should be used to accommodate spill-out uses from commercial activity (i.e., patios, displays, waiting areas), public landscape elements (i.e., benches, planters, other amenities), or landscape elements that provide screening/privacy for grade related residential units as appropriate; •the Podium portion of tall buildings should have a minimum height of 3 storeys, and a maximum height of 6 storeys, with a minimum ground floor height of 4.5 metres; •Generally, buildings shall have a podium of at least 3 storeys before any building stepbacks are introduced. The first stepback for any building shall not occur higher than the 6th floor of a building; - 19 - • Variety and variation on the streetwall will be provided through encouraging a fine-grain pattern of retail units/residential entrances, and the establishment of façade articulation and rhythm, through building projections/recesses, and the use of different façade materials; • Delivery of on-site Community Facilities is encouraged to be integrated into multi-storey, mixed-use developments (i.e., forming part of the podium of a residential tower); • All public and private streets should be designed as “complete streets”, which should accommodate facilities including pedestrian zones, cycling facilities or multi-use paths, and street trees; • Off-street parking and cycling infrastructure are encouraged to be provided within structured, or underground, parking within private properties, to facilitate connectivity and minimize the heat island effect created by large surface parking; and, • Shared parking is encouraged in order to reduce the total number of parking spaces required, including combining off-street and on-street parking between landowners. - 20 - Attachment #8 to Information Report 11-23 Draft Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Design Recommendations Related to the Proposal The Draft Urban Design Guidelines support the goals, objectives, and vision for the area as set out in the Kingston Road Corridor and Specialty Retailing Node Intensification Plan and establish design priorities and principles related to built form, heritage buildings, placemaking, and connectivity. The following key priorities of the Guidelines are relevant to the proposed development. Built Form •Block layouts should be designed to maximize views and vistas through development blocks and towards gateways; •Block lengths should generally range between 100 and 150 metres, to promote permeability within the streetscape, support walkability and increase the ease of pedestrian and cyclist movement; •Entrances should be highly visible, front onto the public street, and connect to pedestrian walkways or sidewalks. Entrances should promote visibility and views between interior and exterior spaces; •Weather protection features, such as canopies, awnings, overhangs and recessed entrances should be incorporated, where possible, to provide users shelter from wind, rain, snow and other harsh elements; •For tall buildings over 13 storeys in height, a minimum separation distance of 25 metres shall generally be maintained between towers; •A minimum separation distance of 15 metres shall generally be provided between facing buildings, on sites with multiple buildings. On multi-building sites, it is encouraged that buildings are offset, or angled away from each other, to maintain privacy between facing units; •The following setback criteria should be applied: •Buildings fronting Kingston Road shall be setback 5 metres from the front property line; •Buildings shall be setback a minimum of 2.0 metres from new public and private streets that are internal to the development block; •All buildings shall be setback a minimum of 3.0 metres from parks and open spaces; •Where retail and commercial uses are located, setback areas should accommodate spill-out uses from commercial activity (i.e., patios, displays, waiting areas) to improve the pedestrian experience. These areas should be primarily hardscaped, to act as an extension of the sidewalk, and accommodate for higher levels of foot traffic; and, •Where residential uses are located, softscape elements, such as plantings, should be used in setback areas to provide screening and maintain privacy for grade-related residential units. These areas may include some public amenities (i.e., benches and bicycle racks). •Site grading shall consider facilities designed to provide access for persons with disabilities, including the provisions of ramp access; •Entrances and access points should be integrated with at-grade design. Informational signage, pavements markings and soft landscaping can help orient users, enhance safety and minimize confusion; and •Vehicular entrances and access points should have minimal impact on walkways and the pedestrian realm, and where possible should be integrated with building design. - 21 - Parking • Surface parking is discouraged for main street retail, and high-density residential, office and mixed-use developments. In these areas, parking shall be provided underground, behind or inside a structure on upper floors, with appropriate screening, or inside a building; • Structured underground parking is preferred over surface parking or above-grade structured parking, to reduce the urban heat island effect, and minimize blank walls; • Parking structure design is encouraged to consider flexible designs, including designs which allow for future conversions into other uses; and, • Access points to parking structures should be located at the rear or side of buildings, and away from main streets and intersection corners. Landscape, Signage and Lighting • Landscaping shall be an integral piece of the site design, and be developed to unify and enhance the overall architecture of a development. High-quality, durable and diverse landscape elements shall be encouraged; • A minimum of 10 percent of each lot shall be landscaped, with a significant proportion of that being soft landscaping; • Landscaping shall support and define a consistent and attractive street edge. The selection and spacing of all plantings should relate to the street type, and adjacent land use and site conditions; • Within sites, landscaping shall define pedestrian routes, and enhance visual imagery of the site. Large tree canopies are encouraged along pedestrian routes to provide shade and comfort; • Landscape buffers shall be encouraged along surface parking lots, adjacent to public streets, to soften and screen parking lot edges. They shall also be encouraged on lots abutting low-density residential uses, to provide a privacy buffer. These should have a minimum width of 3.0 to 3.5 metres; • Sustainable and Low Impact Development (LID) measures are encouraged for all development, to reduce stormwater run-off and optimize water infiltration potential. This includes the use of bio-retention areas, rain gardens, grass swales, permeable pavement and vegetated filter strips; • Every effort should be made to retain existing trees and other mature vegetation during redevelopment. Where possible, these should be integrated into the site layout and landscape design for new developments; • The use of softscapes (e.g., trees, grass, shrubs, flowers and soils) should be encouraged on flat roofs of all buildings, including residential, commercial and mixed-use buildings. Green roofs are encouraged to act as public amenity spaces; • Pedestrian-scaled lighting shall be used for active public spaces, including inner-block walkways, parks and courtyards. The use of outdoor LED lighting systems is encouraged for energy efficiency; and, • Public art should be located in, or within close proximity to, community-oriented spaces, such as parks, open spaces, public squares, plazas, and gateways, to maximize visibility. It should be exhibited along streets and laneways that support a continuous flow of high pedestrian. - 22 - Transition and Massing • New buildings should be massed and scaled to establish compatible heights to adjacent streets and open spaces, while retaining a comfortable pedestrian scale; • In cases where buildings have a height of 8 storeys, or are proposed adjacent to the streetline, the upper storeys of the building should be sited on podiums having a minimum height of 3 storeys, and a maximum height of 6 storeys; • The shadow impact of buildings on adjacent residential buildings, public parks and privately owned publicly-accessible spaces, shall be assessed through a shadow impact study, where appropriate, and minimized to the extent possible; • Development shall incorporate building and landscape design which minimizes the extent and duration of shadows, and maximizes access to sunlight for adjacent low-rise developments, parks, open space, primary frontages, and other intensively used areas of the public realm; • Development shall incorporate building and landscape design which protects and buffers the pedestrian realm from prevailing winds; • Built form shall conform to an angular plane extended at a 45-degree angle from the front property line, beginning at a height of 80 percent the width of the adjacent right-of-way; • Generally, buildings shall have a podium of at least 3 storeys before any building stepbacks are introduced. The first stepback for any building shall not occur higher than the sixth floor of a building; • Building stepbacks should be a minimum of 2.5 metres; • Building tops should incorporate screening for rooftop mechanical equipment to minimize their visual impact; • A fine-grain pattern of retail units and/or residential entrances is encouraged to provide variety and variation in the streetwall. Variation in frontage width is encouraged to flexibly accommodate a range of street-related uses, including multiple internal formats and layouts for commercial/retail units; • Primary frontages shall contain predominately street-related active retail or commercial service uses at grade, with primary entrances oriented towards the street to encourage a vibrant public realm; • Buildings with significant heights and massing should be located at gateway locations, including both mid-rise and tall buildings. Building and landscape design should aim to create a sense of arrival; • Building articulation, including vertical projections, recessions, design treatments and other architectural details, is encouraged at gateway locations to create enhanced visual interest and a distinct sense of place; • Tall buildings (over 13 storeys) should generally be located within gateways, including at the intersection of transit spines, major arterials, along the highway and in proximity to highway access; • Tall buildings should appropriately transition in height, particularly where high-rise development is directly adjacent to existing low-rise neighbourhoods, parks and open spaces, and Privately Owned Publicly-Accessible Spaces (POPS); • Tall buildings should be designed and sited to minimize shadows, maximize sky views, and reduce negative micro-climate impacts, particularly where high-rise development is directly adjacent to low-rise neighbourhoods, parks and open spaces; • Building towers shall be subject to a minimum 25-metre separation distance, measured between the exterior edge of the building face. Buildings shall have a maximum tower floor plate of 750 square metres; and, • Commercial and mixed-use buildings, adjacent to plazas, should provide active frontages with direct views and access. Patios are encouraged to be located adjacent to these locations. - 23 - Natural Heritage Network • Public green spaces, adjacent to natural heritage features, shall be designed to help buffer and preserve the integrity of sensitive environmental areas; • Public green spaces shall front onto public streets where possible, and be of a shape, topography and size that reflects their intended use. Green space design should incorporate a measure of flexibility to enable the potential for multi-use spaces; • Developments adjacent to a Public Green Space will be setback a minimum of 3 metres and will provide an appropriate interface between public and private lands; • Public Green Spaces shall serve a community function, and incorporate an appropriate range and variety of active and passive recreational uses, subject to the size and shape of the green space, and its proximity to sensitive environmental features; and • Amenity areas within Green Spaces should be located and oriented to maximize sunlight, and be sheltered from the noise and traffic of adjacent streets and uses, to increase user comfort. Connectivity • Sidewalks and pedestrian paths should provide a network of accessible and inter-connected pedestrian routes which relate directly to surrounding buildings and destinations; • Adequate space should be provided within the public right-of-way to allow for landscape and furniture zones adjacent to sidewalks and pedestrian paths; • Pedestrian paths should be well-designed and inviting to users, with features such as soft landscaping, plantings, public art, wayfinding signage and pedestrian-scaled lighting implemented where appropriate. Where possible, a generous urban tree canopy is encouraged; • On private sites where new road connections and blocks are established, pedestrians should be accommodated and given priority through stop signs or other signalization methods; • Private streets are designed to similar municipal standards as public streets, but remain in private ownership. Private streets must provide the same high-quality public realm and streetscape experience as public streets, are expected to adopt similar treatments and aesthetics, to ensure that a uniform streetscape character is maintained across the precinct; • Private landowners shall be responsible for ongoing maintenance to ensure that publicly accessible spaces remain in a state of good repair; • To bolster its character as a distinct urban avenue, and enhance connectivity for pedestrians and cyclists, Kingston Road is recommended to adopt enhanced landscaping treatments, and introduce additional active transportation facilities. The street is currently part of a Metrolinx-led planning, design and engineering study in anticipation of a proposed BRT route running between Scarborough Town center and Downtown Oshawa; and, • It is recommended that a 2.0 metre cycle track, and treed and landscaped planting area, be implemented on both sides of Kingston Road, through road widening via redevelopment. This landscaped area is recommended to include street trees, street furniture, and planting strips. - 24 - Information Report to Planning & Development Committee Report Number: 12-23 Date: October 3, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Request for Red-Line Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Part of Lots 23, 24 and 25, Concession 5 Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a request for a red-line revision of Draft Plans of Subdivision and a Zoning By-law Amendment, submitted by Taccgate Development Inc, to permit the implementation of draft plan of subdivision. This report contains general information on the applicable Official Plan, and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information, and no decision on these applications is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval applications, as a result of the Provincial changes to the Planning Act, through Bill 109. Council approved the new planning review process on May 23, 2023, and is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines and prevents the need to refund application fees. The subject applications were submitted on May 15, 2023. As such, the new planning review process is not applicable to these applications. - 25 - Information Report 12-23 Page 2 3. Background Information and Previous Approvals An application for a Plan of Subdivision (file number SP-2008-12), submitted by 1133373 Ontario Inc./Lebovic Enterprises, was drafted approved by the Ontario Municipal Board (OMB) in December 2013. The related zoning by-law that implemented the subdivision, Seaton Zoning By-law 7364/14, was approved by the OMB on December 17, 2013, and further approved on January 24, 2014. The decisions of the OMB were confirmed by the Province, through an Order to Council in March 2014. In 2021, Council passed a zoning by-law amendment to rezone a remnant parcel of land located at 1255 Whitevale Road to a Community Node (CN) zone category. These lands are now incorporated into the revised draft plan of subdivision. In 2022, the subject lands were acquired by Taccgate Developments Inc., and they have decided to amend the draft plan of subdivision. 4. Property Location and Description The approved Draft Plan of Subdivision is located on the north and south sides of Whitevale Road, west of Peter Matthews Drive, and on the west side of Sideline 24, within Seaton Neighbourhood 19, Wilson Meadows. As shown on the Location Map and Air Photo Map (see Attachments #1 and #2), the lands subject to the redline revision represent a portion of the approved draft plan, located south of the future Alexander Knox Road. The lands are vacant and are approximately 40 hectares in size. The surrounding land uses include: North: Vacant lands forming part of the approved Draft Plan of Subdivision. These lands are designated “Low Density Type 1 Areas”, “Medium Density Areas”, “Neighbourhood Park” and “Elementary School”. East: Peter Matthews Drive, and lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. South: Lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. West: Lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. 5. Applicant’s Proposal (2023) Taccgate Developments Inc. is requesting a revision to the draft approved plan of subdivision, along with an amendment to the existing zoning by-law, to implement the proposed revisions to the draft plan. The revisions to the draft plan of subdivision are for lands located south of the future Alexander Knox Road, east and west of Peter Matthews Drive, and are shown in red line markups on Attachment #3, Submitted Redline Draft Plan of Subdivision. - 26 - Information Report 12-23 Page 3 Details of the submitted revised draft plan are found in the table below: Land Use Lots Blocks Area (Hectares) Residential (Detached Dwelling) 294 9.13 Residential (Townhouse) 52 5.06 Local Node 2 4.14 Community Park 1 10.01 Terminal View / Walkway 2 0.05 Stormwater Management Facility, Servicing Access & Emergency Flow 3 3.36 Road Widening 1 0.03 Roads 7.83 Total 294 Lots 61 Blocks 39.61 Hectares The proposed uses are the same as those previously approved, including residential uses, a local node, a community park, stormwater facilities, and open spaces. A colour plan of the revised draft plan is illustrated on Attachment #4, Submitted Colour Redline Draft Plan of Subdivision. Primary access is provided from Peter Matthews Drive and future Alexander Knox Road. Additional connections from Whitevale Road, and local roads within the development plan. 5.1 Revised Residential Housing Mix The applicant proposes an update to the housing mix, which includes the introduction of rear-lane detached dwellings, and back-to-back townhouses; the removal of the semi-detached dwellings; an increase in the number of rear-lane townhouses; and a reduction in the number of street townhouses. To support the change in the mix of housing types, the realignment of certain streets is also proposed. The following table provides a comparison of the unit types of the 2008 Draft Plan (approved in 2013), and the submitted redline draft plan. The portions of the approved draft plan lands located north of the future Alexander Knox Road, are not included in the unit totals below. Unit Types Approved Draft Plan Submitted Draft Plan (2023) Change in the Number of Units Detached Dwellings 177 174 Reduction of 3 units Rear-Lane Detached Dwellings 0 120 Introduction of 120 units Semi-Detached Dwellings 178 0 Removal of Semi- Detached Dwellings Street Townhouses 243 116 Reduction of 127 units Rear-Lane Townhouses 62 146 Increase of 84 units - 27 - Information Report 12-23 Page 4 Unit Types Approved Draft Plan Submitted Draft Plan (2023) Change in the Number of Units Back-to-Back Townhouses 0 72 Introduction of 72 units Total 660 628 Reduction of 32 units 5.2 Revised Local Node Design and Uses The applicant proposes changes to the local node block design and permitted uses. The approved draft plan contained two local node blocks having a combined area of 4.51 hectares, and located along the Alexander Knox Road frontage, and west along the Peter Matthew Drive frontage. The property located at 1255 Whitevale Road, is situated between the local node blocks, and was not included in the approved draft plan of subdivision (see Attachment #5, Approved Draft Plan of Subdivision). The revised plan combines and reconfigures the local node blocks into a single block and adds the remnant parcel located at 1255 Whitevale Road (0.81 hectares in size), into the plan. The local node block is now concentrated at the southwest corner of Alexander Knox Road and Peter Matthews Drive. A portion of the reconfigured local node block lands now contain townhouse units. The revised local node block is a total of 4.09 hectares in size, a reduction of 0.42 hectares. The applicant proposes that the local node block will contain both commercial and residential uses and will be subject to refinement at the future site plan application stage. The Local Node (LN) zone category permits residential uses including block townhouses and back-to-back townhouses, only when built in combination with an apartment dwelling on the same site. The applicant proposes site specific exemptions to the LN zone category, including adding street townhouse dwellings to the list of permitted housing types. The applicant also proposes an exemption to permit block townhouses, back-to-back townhouses, and street townhouses to be constructed without the concurrent construction of an apartment building. Finally, the applicant has requested a revision to the draft plan by removing a gas station block use, located east of Peter Matthews Drive (approximately 0.05 of a hectare), and changing the lands to local node block. Notwithstanding this proposed change, a gas bar use is permitted in the LN zone category. 5.3 Affordable Housing The applicant indicates in their submission that the mix of housing types will provide an opportunity to serve all sizes and incomes of households. The proposal provides for a range of housing forms, including detached dwellings, and a variety of townhouse types. The revised draft plan removes semi-detached dwellings and introduces more affordable back-to-back townhouse units. The revised plan also introduces rear-lane detached dwellings. These units have smaller frontages and lot depth, compared to - 28 - Information Report 12-23 Page 5 traditional detached dwelling lots, while maintaining a similar house size. The revised plan also introduces 4.6 metre wide rear-lane townhouse units which are more affordable than the originally approved 6.0 metre wide townhouse frontages. The proportion of medium-density residential units in the revised plan has increased from 46 percent to 52 percent. 6. Policy Framework 6.1 Durham Regional Official Plan The subject lands are located within the Seaton Urban Area and are designated as Special Policy Area A in the Regional Official Plan (ROP). The ROP policy refers to the now revoked Central Pickering Development Plan (the “CPDP”, which was revoked by the Province of Ontario in December 2022). The subject site is designated “Community Area” in the new ROP, which was adopted by Regional Council in May 2023 and forwarded to the Province for approval. Community Areas are intended to offer a complete living environment, and comprise of housing, commercial uses, offices, institutional uses, community uses, and public service facilities, as well as a range of cultural and recreational uses. The proposal will add a variety of housing types to the Seaton Urban Area and conforms to the policies of the ROP. 6.2 Pickering Official Plan The subject lands are designated “Urban Residential Areas - Low Density Areas”, “Urban Residential Areas – Medium Density Areas”, “Mixed Use Areas – Local Node” and “Open Space Systems – Active Recreations Areas” in the Pickering Official Plan (POP). The subject lands are within the Seaton Urban Area. Chapter 11 of the Official Plan further refines the land use designations as well as establishes policies for such matters as the Seaton natural heritage system, sustainable development, servicing, population targets and urban design. The subject lands are located within Neighbourhood 19: Wilson Meadows Neighbourhood Plan (see Attachment #6). The Neighbourhood is planned to have a range of low to medium land use densities, including commercial and mixed use, and a variety of residential and mixed use built forms. The lands subject to the application are designated “Seaton Urban Area – Low Density Type 1 Areas”, “Seaton Urban Area – Medium Density Areas”, “Local Node”, and “Community Park”. The Neighbourhood Plan also identifies lands for a Stormwater Management Facility, Trailheads and Terminal Views. 6.3 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP, and expand upon the key design elements, such as setting out minimum standards and benchmarks for plans of subdivision and site plans, and listing the range of matters that are to be addressed in the development of the lands. The Guidelines also provide direction on the design of the public realm, built forms, and green infrastructure and buildings. - 29 - Information Report 12-23 Page 6 The applications will be assessed against the policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications. 6.4 Zoning By-law 7364/14 The Seaton Zoning By-law 7364/14 was approved by the OMB on December 17, 2013, and further amended on January 24, 2014. A zoning by-law amendment is required to implement the proposed red-line revisions to the approved draft plan of subdivision. As noted in Section 4 of this report, a component of the requested rezoning application is to add a street townhouse dwelling to the list of permitted housing types within the Local Node (LN) zone category; and add an exception to permit block townhouses, back-to-back townhouses, and street townhouses to be construction without the concurrent construction of an apartment building within the Local Node (LN) Zone. 6.4.1 Technical Housekeeping Amendment The Seaton Zoning By-law 7464/14 inadvertently zoned the lands designated as a Local Node in a Community Node (CN) zone category. To be consistent with the Official Plan, the implementing zoning by-law amendment will rezone the lands to a Local Node (LN) zone category. 7. Comments Received 7.1 Notice of Electronic Statutory Public Meeting Notice of the Electronic Statutory Public Meeting regarding this application was provided through a mailing of all properties within 150 metres of the entire subject lands. Public Meeting Notice Signs were erected on August 19, 2023, and installed at two locations fronting Peter Matthews Drive. 7.2 Resident Comments As of writing this report, no comments or concerns have been received on the revised applications. 7.3 Agency Comments 7.3.1 Region of Durham 7.3.2 Toronto and Region Conservation Authority As of writing this report, no comments or concerns have been received on the revised applications. 7.4 City Department Comments 7.4.1 Engineering Services As of writing this report, no comments or concerns have been received on the revised applications. - 30 - Information Report 12-23 Page 7 7.4.2 Sustainability • the applicant has submitted a Sustainable Place-Making Checklist, prepared by Korsiak Urban Planning, dated May 2023; and this document references the previously approved Urban Design and Sustainability Brief which was part of the original Draft Plan application; • the development proposal satisfies the general intent of the Official Plan policies related to the Seaton Sustainable Place-Making Guidelines for Neighbourhood 19; and • the Integrated Sustainable Design Standards (ISDS) Tier performance measures do not apply to these applications. However, the applicant is encouraged to build to sustainable building performance standards, whether by following the ISDS or the enhanced benchmarks in the Seaton Sustainable Place-Making Guidelines to reflect today's best practices. 8. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensure the applications will implement the City’s Official Plan and the Seaton Neighbourhood policies; • ensure the proposal is consistent with the City’s urban design goals and objectives in the Seaton Sustainable Place-Making Guidelines; • ensure the revised road pattern and lotting fabric achieve City design standards; • with the increase in the number of townhouse units proposed from the original plan, and the timing for the construction of the Community Park (it is tied in with the timing of the construction of the future Recreation Centre), it is recommended that a village green be located centrally to the residential area; • review the revised local node block design to ensure its appropriately sized to include a wide variety of commercial, community, cultural, recreation and service uses for the residents of the area; • review the appropriateness of the proposed site-specific exemptions to the Local Node (LN) zone category, including adding an exception to permit block townhouses, back-to-back townhouses, and street townhouses to be constructed without the concurrent construction of an apartment building; • review the arrangement of lots and blocks to ensure that on-street parking is adequate to support visitor parking; • ensure garages are appropriately sized to meet the needs of residents; and • ensure that the proposed development contains appropriate sustainable development components as well as encourage enhanced benchmarks in the Seaton Sustainable Place-Making Guidelines to reflect today's best practices. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and the public. - 31 - Information Report 12-23 Page 8 9. The Local Planning Appeal Tribunal (formerly the OMB) is the Approval Authority for this Revision to the Draft Plan of Subdivision As the subject draft plan of subdivision was approved by the OMB, the Local Planning Appeal Tribunal (LPAT) is the approval authority for the requested revision. If Council supports the requested revision, it is anticipated that the Owner and the City will approach the LPAT to approve the requested revision. The City of Pickering is the approval authority for the amendment to the zoning by-law. 10. Information Received Copies of the plans and studies submitted for the revised application listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Redlined Draft Plan of Subdivision, prepared by Korsiak Urban Planning, dated April 2023; • Functional Servicing and Stormwater Management Report, prepared by GEI, dated May 2023; • Supplemental Hydrogeological Investigation, prepared by GEI, dated April 2023; • Noise Study, prepared by YCA Engineering Ltd., dated May 2023; • Traffic Impact Study (Parking Plan), prepared by BA Group, dated May 2023; • Stage 2-3 Archaeological Assessment, prepared by Archaeological Assessments Ltd., dated January 2005; • Sustainable Development Guidelines Checklist, prepared by Korsiak Urban Planning, dated May 2023; • Planning Rationale Report, prepared by Korsiak Urban Planning, dated May 2023; and • Affordable Housing Information, prepared by Tacc Developments, dated April 2023. 11. Procedural Information 11.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 12. Owner/Applicant Information The owner of the subject lands is Taccgate Developments Inc., and is represented by Korsiak Urban Planning. - 32 - Information Report 12-23 Page 9 Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Redline Draft Plan of Subdivision 4.Submitted Redline Draft Plan of Subdivision (Colour Version) 5.Approved Draft Plan of Subdivision 6.Neighbourhood 19: Wilson Meadows Neighbourhood Plan Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Catherine Rose For Nilesh Surti Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Date of Report: September 15, 2023 - 33 - Attachment #1 to Information Report 12-23 Peter M atthews D r i v e City DevelopmentDepartment Location MapFile:Applicant:Legal Description: SP-2008-12 (R) & A007/23 Date: Aug. 29, 2023 ¯ Taccgate Developments Inc.Part of Lots 23, 24, Concession 4 Whitevale Road L:\PLANNING\01-MapFiles\SP\2008\SP-2008-12 (R), A007-23 Taccgate Developments Inc\SP-2008-12, A007_23_LocationMap_v2.mxd 1:11,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Si d e l i n e 2 4 Si d e l i n e 2 4 Alexander Knox Road Br i g a d i e r A v e n u e Ho l l y b e r r y T r a i l Pe t e r M a t t h e w s D r i v e Future Alexande r K n o x R o a d E SubjectLands E Approved Draft Plan of Subdivision, File SP-2008-12 F u t u r e P e t e r M a t t h e w s Dr i v e - 34 - Attachment #2 to Information Report 12-23 Th u n d e r b i r d P r o m e n a d e Sw o r d b i l l S t r e e t Brigadier Avenu e Whitevale Road Ho l l y b e r r y T r a i l Alexander Knox Road S i d e l i n e 2 4 P e t e r M a t t h e ws Drive Air Photo MapFile:Applicant:Municipal Address:Date: Aug. 29, 2023 ¯ E SubjectLands L:\PLANNING\01-MapFiles\SP\2008\SP-2008-12 (R), A007-23 Taccgate Developments Inc\SP-2008-12_AirPhoto_v2.mxd 1:11,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment SP-2008-12 (R) & A007/23Taccgate Developments Inc.Part of Lots 23, 24, Concession 4 Future Alexande r K n o x R o a d E Approved Draft Plan of Subdivision, File SP-2008-12 F u t u r e P e t e r M a t t h e w s Dr i v e - 35 - Attachment #3 to Information Report 12-23 Submitted Redline Draft Plan of Subdivision City Development Department Sept. 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2023 N SP-2008-12(R), A07/23 1255 Whitevale Road - 36 - Attachment #4 to Information Report 12-23 Submitted Redline Draft Plan of Subdivision (Colour Plan) City Development Department Sept 8, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2008-12(R) , A07/23 Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2008 N - 37 - Attachment #5 to Information Report 12-23 Approved Draft Plan of Subdivision City Development Department Sept. 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2008-12(R), A07/23 Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2008 N 1255 Whitevale Road - 38 - Attachment #6 to Information Report 12-23 L:\Planning\01-MapFiles\SP\2021 August 22, 2023DATE: Applicant: Legal Description: File No: Neighbourhood 19: Wilson Meadows Neighbourhood Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2008-12 (R), A07/23 Taccgate Developments Inc. Part of Lots 23, 24, Concession 4 Subject Lands - 39 - Information Report to Planning & Development Committee Report Number: 13-23 Date: October 3, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision Application SP-2023-03 Zoning By-law Amendment Application A 11/23 Caplink Limited (Phase 2) (575, 625 and 685 Highway 7) Seaton Community 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Draft Plans of Subdivision and Zoning By-law Amendment, submitted by Caplink Limited, to facilitate the development of the second phase of their food manufacturing facility campus. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decision on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Development Review Process The City has revised the planning review process for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Approval as a result of the Provincial changes to the Planning Act, through Bill 109. Council approved the new planning review process on May 23, 2023, and is in effect for all application submissions received after June 30, 2023. The new process introduces a mandatory pre-submission stage, which occurs before an actual development application is submitted to the City. This adjustment is aimed at ensuring the City meets the Planning Act approval/decision timelines and prevents the need to refund application fees. The subject applications were submitted on June 30, 2023. As such, the new planning review process is not applicable to these applications. 3. Background, Property Location and Description Caplink Limited (FGF Brands) is a food manufacturing business, and is a producer of baked goods, artisan, and fresh bread. FGF Brands has over 30 production facilities across North America, and is one of North America’s largest food manufacturing companies. - 40 - Information Report 13-23 Page 2 Caplink Limited (FGF Brands) acquired approximately 60 hectares of land in the Pickering Innovation Corridor, for a food manufacturing campus, to be developed in phases. The lands are located south of Highway 7, east of North Road, north of Highway 407 and west of Whites Road. Phase 1 of the food manufacturing campus is located immediately to the east of the subject lands, at the southwest corner of Highway 7 and Whites Road, and are approximately 26 hectares in size (see Location Map, Attachment #1). Phase 1 is approved for 4 manufacturing building, having an overall gross floor area of approximately 94,889 square metres (1,021,377 square feet). The applicant also proposes to relocate and repurpose the existing heritage structure for a learning studio/office use. On February 27 2023, Council endorsed the draft plan and related conditions, and approved the implementing site-specific zoning by-law. The lands were draft plan approved on May 16, 2023. The applicant has submitted four site plan applications for manufacturing buildings on each block of the approved draft plan of subdivision. Each application is in various stages of the review process. The City issued a foundation permit for Block 1, and it is expected that a similar permit will be issued for Block 2 in the near future. The phase 2 lands are approximately 36 hectares in size, and located on the south side of Highway 7, east of North Road and north of Highway 407. The lands are municipally known as 575, 625 and 685 Highway 7 (see Location Map, Attachment #1). The western portion of the lands, 575 Highway 7, is occupied by a one-and-a-half-storey dwelling, known as Vardon House, and an associated bank barn. This property is listed under Section 27 of the Ontario Heritage Act. The lands are currently used primarily for agricultural activities (see Air Photo Map, Attachment #2). Surrounding land uses include: North: Across Highway 7, are rural/agricultural lands owned by the Federal Government intended for a future airport site. These lands are currently designated as “Open Space System – Natural Areas” and “Prime Agriculture Area” in the City’s Official Plan. South: Across the 407 corridor, are agricultural lands designated “Prestige Employment”, and “Seaton Natural Heritage System”, within Seaton Neighbourhood 21: Pickering Innovation Corridor, and the northern edge of Seaton Neighbourhood 18: Mount Pleasant. East: Across the Seaton Natural Heritage System, is the first phase of the applicant’s food manufacturing campus. West: Across North Road, are lands currently used for agricultural purposes, that are designated “Prestige Employment” and “Seaton Natural Heritage System”, and are located within Seaton Neighbourhood 21: Pickering Innovation Corridor. 4. Applicant’s Proposal Caplink Limited has submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment to facilitate an extension of an approved food manufacturing facility, located on the adjacent lands to the east. - 41 - Information Report 13-23 Page 3 The extension of the food manufacturing facility consists of 6 buildings, including manufacturing, warehousing (including distribution, logistics and freezer storage), and office uses (see Submitted Conceptual Site Plan, Attachment #3). An overall gross floor area of approximately 134,810 square metres (1,451,000 square feet) is proposed. The applicant intends to demolish the Vardon House and barn to implement the proposal. The proposed draft plan of subdivision proposes to create 8 blocks, including 6 employment blocks, a stormwater management block, a road widening block located along Highway 7, and two new streets, as illustrated on Attachment #4, Submitted Draft Plan of Subdivision. The table below provides details of the draft plan of subdivision and proposed land uses details. Blocks Land Use Land Area Gross Floor Area Block 1 Employment Use 7.0 ha Building 6: 21,111 square metres Block 2 Employment Use 5.15 ha Building 7: 23,315 square metres Block 3 Employment Use 4.38 ha Building 8: 23,315 square metres Block 4 Employment Use 4.45 ha Building 9: 23,315 square metres Block 5 Employment Use 4.63 ha Building 10: 21,140 square metres Block 6 Employment Use 4.95 ha Building 11: 22,614 square metres Block 7 Stormwater Management Pond 2.96 ha 134,810 square metres (1,451,000 square feet) Block 8 Road Widening (Highway 7) 0.55 ha Right of Way (Streets A and B) 2.16 ha Total 36.22 ha A total of 1,301 surface parking spaces are proposed to support the development. The proposal includes 50 barrier-free spaces, 329 loading spaces, 212 trailer storage spaces, approximately 55 carpool spaces, approximately 60 EV charging stations, and approximately 120 bicycle parking stations. A stormwater management pond is proposed to be located adjacent to North Road, in Block 7 of the draft plan of subdivision plan. The road network to support the first phase, and the full build-out of the manufacturing campus will be developed in stages. The first phase road network will be constructed with two connections to Highway 7, as shown below on Figure 1. A right-in-right-out access from Highway 7 and Wonder Drive located in Phase 1, and a new signalized intersection from Highway 7 and Street B (Stonefire Road), located in Phase 2. Highway 7 will be improved by widening the road to four lanes across the site frontages. - 42 - Information Report 13-23 Page 4 Figure 1: Phase 1 Road Network The full-build out of the road network is shown below on Figure 2, and illustrated on the Submitted Conceptual Master Plan (see Attachment #5). The full-build out road network will include the extension of Wonder Drive from phase 1 lands, across the Natural Heritage System, through the phase 2 lands, and extend to a new intersection at North Road. Figure 2: Full Build-out Road Network (Phases 1 and 2) The Zoning By-law Amendment proposes to remove the subject lands from Zoning By-law 3037 and add them to the Seaton Zoning By-law 7364/14. Appropriate zone categories and provisions will be implemented to facilitate the implementation of the draft plan of subdivision. - 43 - Information Report 13-23 Page 5 4.1 Vardon House The property located at 575 Highway 7, located on the western portion of the lands, includes a one-and-a-half storey, side-gabled, Ontario Gothic Cottage, known as the Vardon House, constructed in 1853. The subject property also contains a Central Ontario bank barn, and landscape features associated with the agricultural history of the property. The subject property is listed as a non-designated property on the City of Pickering Municipal Heritage Register, pursuant to Section 27 of the Ontario Heritage Act. The applicant intends to demolish the Vardon House, barn, and landscape elements to implement the proposal. A Heritage Impact Assessment (HIA) was submitted with the application, which evaluates the subject property against the criteria of Ontario Regulation 9/06 of the Ontario Heritage Act. At the time of writing this report, the application has not been presented to the Heritage Pickering Advisory Committee for their comments and recommendations. 5. Policy Framework 5.1 Durham Regional Official Plan The subject lands are located within the Seaton Urban Area, and are designated as Special Policy Area A in the Regional Official Plan (ROP). The ROP policy refers to the now revoked Central Pickering Development Plan (CPDP), which was revoked by the Province of Ontario in December 2022. The subject site is designated “Employment Areas” within the new ROP (Envision Durham), which was adopted by Regional Council in May 2023, and forwarded to the Province for approval. It is the intent of the Plan to encourage prestige employment uses with high employment generating capacity, and greater architectural, landscaping and design controls along Highways 401 and 407, and Regional corridors (like Highway 7). 5.2 Pickering Official Plan The Pickering Official Plan designates the subject lands as “Employment Areas – Prestige Employment”. Schedule XIII – Neighbourhood 21: Pickering Innovation Corridor, further refines the land use designations as “Prestige Employment – General” (see Neighbourhood 21: Pickering Innovation Corridor, Attachment #6). The “Prestige Employment” designation permits a range of uses including light manufacturing, assembly and processing of goods, office, personal service, and community and cultural services. The Seaton Urban Area policies refine the permissible uses to exclude: outdoor storage; retail stores; waste processing; waste transfer and recycling facilities; freight transfer and similar trucking facilities; automotive and vehicle sales and replace; and places of worship and schools. The Neighbourhood Plan identifies a Stormwater Management Facility on the subject lands. However, the neighbourhood policies permit the number, size and location of stormwater management facilities to be confirmed through functional servicing and stormwater reports, and may be changed without amendment to the Neighbourhood Plan. - 44 - Information Report 13-23 Page 6 The Neighbourhood Plan identifies a Heritage Lot on the subject lands. Chapter 8 of the Official Plan identifies a cultural heritage goal for the City which is that City Council shall respect its cultural heritage, and conserve and integrate important cultural heritage resources, from all time periods, into the community. City Council, in consultation with its heritage committee, where warranted, shall implement the provisions of the Ontario Heritage Act, including the designation of heritage sites. In consideration of the use and reuse of heritage resources, City Council shall maintain, if possible, the original use of heritage structures and sites, and if possible, retain the original location and orientation of such structures. Furthermore, Section 12.23 (e) of Neighbourhood 21: Pickering Innovation Corridor, requires Heritage Lots to be integrated into the design of the surrounding employment area through appropriate landscaping and built form transition. The two watercourses, bordering the northwestern and eastern limits of the site, are designated as Seaton Nature Heritage Systems. The intent of this designation is to protect, maintain, and where possible enhance, all environmentally significant features and functions within the Seaton Natural Heritage System. Furthermore, lands within the Seaton Natural Heritage System shall remain in public ownership. An Environmental Impact Study is required for any proposed development within 120 metres of a key natural heritage or key hydrologic feature. The purpose of the study is to identify and evaluate the natural heritage features and hydrologic features, determine the minimum required vegetation protection zones, and determine the site’s development limits to prevent potential negative impacts from the proposed development on the natural heritage features. The applicant’s proposal will be assessed against the policies and provisions of the Official Plan during the future processing of the applications. 5.2.1 The Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines address the urban design guidelines contained within the CPDP (revoked in December 2022) and expand upon the key design elements such as setting out minimum standards and benchmarks for plans of subdivision and site plans, and listing the range of matters that are to be addressed in the development of the lands. The Guidelines also provide direction on the design of the public realm, built forms, and green infrastructure and buildings. The applications will be assessed against the urban design policies and provisions of the Seaton Sustainable Place-Making Guidelines during the further processing of the applications. 5.2.2 Integrated Sustainable Design Standards Since the creation of the 2007 Sustainable Development Guidelines, and the 2011 Seaton Sustainable Place-Making Guidelines, sustainable design standards and practices have evolved. The new Integrated Sustainable Design Standards (ISDS) reflect the innovative green best practices and technology of today. The ISDS is applicable to those Seaton lands that were not subject to a previous draft plan of subdivision or site plan applications. Given that the lands were not subject to previous applications, the proposal will be assessed against the sustainability policies and provisions of the ISDS, during the further processing of the applications. - 45 - Information Report 13-23 Page 7 5.3 Zoning By-law 3037 The subject lands are zoned “A” – Rural Agricultural Zone within Zoning By-law 3037, as amended, which currently permits a detached dwelling, home occupation, and various agricultural and related uses. The applicant is requesting to remove the subject lands from Zoning By-law 3037, and add them to the Seaton Zoning By-law 7364/14. Appropriate zone categories and provisions will be implemented to facilitate the implementation of the draft plan of subdivision. 6. Comments Received 6.1 Notice of Electronic Statutory Public Meeting Notice of the Electronic Statutory Public Meeting regarding this application was provided through a mailing of all properties within 500 metres of the entire subject site. Two Public Meeting Notice Signs were erected at the property on August 28, 2023, along the Highway 7 and North Road frontages. 6.2 Resident Comments As of writing this report, no comments or concerns have been received on the revised applications. 6.3 Agency Comments The applications have been circulated to the Region of Durham-Planning & Economic Development Department (Region), Toronto and Region Conservation Authority (TRCA), and Ministry of Transportation (MTO). At the time of writing this report, no written comments have been received from these commenting agencies. 6.4 City Department Comments 6.4.1 Economic Development & Strategic Projects • Caplink Limited/FGF is a world-class food manufacturer that will provide a diverse variety of jobs in manufacturing, logistics, automation, technology and IT developers, food science, and others; • once full build-out is completed, the Caplink Limited/FGF Food Manufacturing Campus will be one of, if not, the largest employer within the City, with the creation of 1,000 new full-time jobs in phase 1, and 2,000 new full-time jobs in phase 2 anticipated; and • this development will attract other significant industry users to the City, and will highlight the City as a key location for other industry leaders to consider relocating to, and expanding, their operations in the City. 6.4.2 Engineering Services As of writing this report, no comments or concerns have been received on the revised applications. - 46 - Information Report 13-23 Page 8 6.4.3 Sustainability • the applicant has submitted a Sustainability Development Report and Checklist, prepared by The Biglieri Group Ltd, dated June 2023; and • the applicant is working towards satisfying the City’s Official Plan policies within Chapter 11 – Seaton Urban Area policies and the Council adopted ISDS Teir 1 sustainable development requirements. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • ensure the applications will implement the City’s Official Plan and the Seaton Neighbourhood policies; • ensure the proposal is consistent with the urban design goals and objectives of the City’s Official Plan and the Seaton Sustainable Place-Making Guidelines; • ensure that the proposal is consistent with the sustainability policies and provisions of the new Integrated Sustainable Design Standards; • ensure consideration is given to the quality of the design of buildings, and the location of parking and loading space areas, given that the lands are highly visible along Highways 407 and 7; • ensure that the new intersections are located and designed to the satisfaction of MTO and the City; • ensure that local and regional services, (i.e., water, sanitary sewer, storm sewers), can be extended to the subject lands to facilitate the development within a timely manner; • in consultation with the TRCA, ensure appropriate buffers are provided for the long-term protection of bordering natural heritage features; • ensure that the submitted Functional Site Servicing Report is consistent with the Seaton Master Environmental Servicing Plan to the satisfaction of the Region, the City, and TRCA; and • assess the applicant's intent to demolish the Vardon House and barn, and consult with the City’s Heritage Committee. Further issues may be identified following receipt and review of comments from the circulated departments, agencies, and public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies, and public. 8. Information Received Copies of the plans and studies submitted for the revised application listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Draft Plan of Subdivision Drawing, prepared by The Biglieri Group Ltd., dated March 2023; • Planning Rationale Report, prepared by The Biglieri Group Ltd., dated June 2023; • Conceptual Master Plan, prepared by Baldassarra Architects, dated June 2023; - 47 - Information Report 13-23 Page 9 •Functional Servicing and Stormwater Management Report, prepared by Sabourin Kimble and Associates Ltd., dated June 2023; •Site Grading and Site Servicing Plans, prepared by Sabourin Kimble and Associates Ltd., Dated June 2023; •Conceptual Landscape Plan, prepared by Landscape Planning, dated June 2023; •Tree Inventory Plan and Arborist Report, prepared by Canopy Consulting, dated June 2023; •Hydrogeological Report and Water Balance Assessment Report, prepared by EXP Services, dated May 2023; •Geotechnical Report, prepared by EXP Services, dated April 2023; •Environmental Impact Study, prepared Palmer Environmental, dated June 2023; •Traffic Impact Study, prepared by BA Group, dated June 2023; •Phase I Environmental Site Assessment, prepared by Pinchin Environmental, dated April 2023; •Heritage Impact Assessment, prepared by WSP, dated May 2023; and •Stage 1 Archaeological Assessment, prepared by WSP, dated April 2022. 9.Procedural Information 9.1 General •written comments regarding this proposal should be directed to the City Development Department; •oral comments may be made at the Electronic Statutory Public Meeting; •all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; •any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and •any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 10.Owner/Applicant Information The owner of the subject lands is FGF Brands/Caplink Limited and is represented by the Biglieri Group. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Conceptual Site Plan 4.Submitted Draft Plan of Subdivision 5.Submitted Conceptual Master Plan (Phase 1 and 2) 6.Neighbourhood 21: Pickering Innovation Corridor - 48 - Information Report 13-23 Page 10 Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Catherine Rose For Nilesh Surti Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner CC:ld Date of Report: September 15, 2023 - 49 - Attachment #1 to Information Report 13-23 No r t h R o a d Highway 7 W h i t e s R o a d Highway 407 City Development Department Location MapFile:Applicant:Municipal Address: SP-2023-03, A011/23 Date: Jul. 06, 2023 ¯ E Caplink Limited 575,625 and 685 Highway 7 Phase 2 L:\PLANNING\01-MapFiles\SP\2023\SP-2023-03, A011-23 Caplink Limited\SP-2023-03_LocationMap_v2.mxd 1:12,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Phase 1 SubjectLands - 50 - Attachment #2 to Information Report 13-23 Highway 7 Highway 407 Si d e l i n e 2 8 Enterprise Gateway Air Photo MapFile:Applicant:Municipal Address: Date: Jul. 06, 2023 ¯ SubjectLands L:\PLANNING\01-MapFiles\SP\2023\SP-2023-03, A011-23 Caplink Limited\SP-2023-XX_AirPhoto.mxd 1:10,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City Development Department SP-2023-03, A011/23 Caplink Limited 575,625 and 685 Highway 7 No r t h R o a d - 51 - L:\Planning\01-MapFiles\SP\2021 August 18, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2023-03, A 11/23 Caplink Limited 575, 625 and 685 Highway 7 N Attachment #3 to Information Report 13-23 - 52 - Attachment #4 to Information Report 13-23 DATE: Applicant: Municipal Address: 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 SP-2023-03, A 11/23 Caplink Limited 575, 625 and 685 Highway 7 N August 21, 2023 L:\Planning\01-MapFiles\SP\2023 - 53 - Attachment #5 to Information Report 13-23 L:\Planning\01-MapFiles\SP\2023 Sept. 15, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Master Plan (Phase 1 and 2) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2023-03, A 11/23 Caplink Limited 575, 625 and 685 Highway 7 N - 54 - Attachment #6 to Information Report 13-23 L:\Planning\01-MapFiles\SP\2023 August 21, 2023DATE: Applicant: Municipal Address: File No: Neighbourhood 21: Pickering Innovation Corridor FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2023-03, A 11/23 Caplink Limited 575, 625 and 685 Highway 7 N Subject Lands - 55 - Report to Planning & Development Committee Report Number: PLN 34-23 Date: October 3, 2023 From: Kyle Bentley Director, City Development & CBO Subject: City Initiated Official Plan Amendment 50 Changes to policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards File: OPA 23-005/P Recommendation: 1. That Official Plan Amendment Application OPA 23-005/P, initiated by the City of Pickering, to amend existing policies related to the review of Planning Act applications to recognize and reinforce the new Pickering Integrated Sustainable Design Standards, as set out in Exhibit ‘A’ to Appendix I to Report PLN 34-23 be approved; and 2. That the Draft By-law to adopt Amendment 50 to the Pickering Official Plan, to amend existing policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards, as set out in Appendix I to Report PLN 34-23, be enacted. Executive Summary: In September 2022, Council approved the Pickering Integrated Sustainable Design Standards (ISDS). The ISDS were created to advance sustainability and resilience objectives in new development, and replaced the 2007 Sustainable Development Guidelines for new development applications. Concurrent with Council approval of the ISDS, Council directed staff to initiate a technical amendment to the Pickering Official Plan to add new policies that support the ISDS. Staff have prepared an amendment that supports the implementation of the ISDS during the review of new development applications (see recommended Amendment 50, Appendix I to Report PLN 34-23). Sustainability staff have reviewed and concur with the recommendations. As this Amendment is technical in nature, a Statutory Public Meeting is being held the same evening as this Recommendation Report is being considered by the Planning & Development Committee. Committee may either recommend to Council to approve the application as submitted, approve it with such modifications as deemed appropriate, refuse the application, or adjourn consideration until a later date. Staff recommend the application be approved and the by-law to adopt Amendment 50 be forwarded to Council for enactment. Financial Implications: This report has no direct financial implications to the City. - 56 - PLN 34-23 October 3, 2023 Subject: City Initiated Official Plan Amendment 50 Page 2 Changes to policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards Discussion: 1. Background On September 20, 2022, Council adopted the new Pickering Integrated Sustainable Design Standards (ISDS), a tool that had been created to advance sustainability and resiliency in new development. Replacing the City’s previous Sustainable Development Guidelines (2007), the ISDS are intended to support Pickering’s goal of reducing greenhouse gas emissions, and encourage the construction of sustainable, and climate-resilient buildings and neighbourhoods. To support the implementation of the ISDS, Council directed staff to initiate an amendment to the Pickering Official Plan (see Resolution #982/22, Attachment #1). Similar to other municipalities, the ISDS consists of two tiers of performance criteria. Tier 1 criteria are required for all new developments arising from Site Plans and Subdivision applications deemed complete on or after January 1, 2023. Tier 2 performance criteria are optional and propose more advanced sustainability criteria to be considered for new developments. Identifying the ISDS as the City’s approved standard for new developments within the Official Plan will create an updated and stronger planning policy basis for implementing the new ISDS through the application review process. 2. The Recommended Official Plan Amendment Appendix I to Report PLN 34-23 is the Recommended Amendment 50 to the City of Pickering Official Plan. Amendment 50 revises existing policies that refer to sustainable development objectives and other Council adopted Sustainable Guidelines to now identify the ISDS as the applicable reference standard. More specifically, key proposed amendments to the Official Plan include: • providing a definition for the ISDS; • replacing the reference in the Duffin Heights Neighbourhood Policies to the former Sustainable Development Guidelines with a reference to the new ISDS; • establishing the ISDS as the standard for private development; • establishing either the ISDS or LEED Silver as the standard for municipal development; • clarifying how ISDS will apply to development of lands within Seaton and to all lands beyond Seaton; and • Sustainability staff have reviewed, and are in agreement with, the recommended official plan amendments. - 57 - PLN 34-23 October 3, 2023 Subject: City Initiated Official Plan Amendment 50 Page 3 Changes to policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards 3. Public Notice The electronic Open House and electronic Statutory Public Meeting were advertised on the Community Page of the News Advertiser on September 14, 2023. It was also featured on the City’s Development Applications website and was promoted through the City’s social media channels. The electronic Open House was held on October 3, 2023, prior to the electronic Statutory Public Meeting, to provide the opportunity for the public to learn and ask questions about the proposed changes to the Official Plan, and to provide comments. As of the writing of this report, no comments have been received from the public. 4. Official Plan Amendment Approval Authority The Region of Durham may exempt certain local official plan amendments from Regional Approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest. The Region has advised that this amendment is exempt from Regional approval. 5. Conclusion Amendment 50 incorporates appropriate revisions that strengthen the City’s Official Plan policies in support of the new Pickering ISDS, in accordance with Council Resolution #982/22. Staff recommends: a) That Official Plan Amendment Application OPA 23-005/P, to amend existing policies related to the review of Planning Act applications to recognize and reinforce the new Pickering Integrated Sustainable Design Standards, as set out in Exhibit ‘A’ to Appendix I to Report PLN 34-23 be approved; and b) That the Draft By-law to adopt Amendment 50 to the Pickering Official Plan, to amend existing policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards, as set out in Appendix I to Report PLN 34-23, be enacted. Appendix Appendix I Draft By-law to adopt Amendment 50 to the Pickering Official Plan Attachment: 1. Council Resolution #982/22 - 58 - PLN 34-23 October 3, 2023 Subject: City Initiated Official Plan Amendment 50 Page 4 Changes to policies to recognize and reinforce the new Pickering Integrated Sustainable Design Standards Prepared By: Original Signed By Ish Chowdhury Planner II, Policy Original Signed By Déan Jacobs, MCIP, RPP Manager, Policy & Geomatics Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO IC:PW:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 59 - Appendix I to Report PLN 34-23 Recommended Amendment 50 to the Pickering Official Plan - 60 - The Corporation of the City of Pickering By-law No. XXXX/23 Being a by-law to adopt Amendment 50 to the Official Plan for the City of Pickering (OPA 23-005/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; 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; 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; Whereas the Region has advised that Amendment 50 to the City of Pickering Official Plan is exempt from Regional approval; 1. Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: That Amendment 50 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2. That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments; 3. This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2023. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 61 - Exhibit “A” to By-law XXXX/23 Amendment 50 to the City of Pickering Official Plan - 62 - Recommended Amendment 50 to the Pickering Official Plan Purpose: The purpose of this Amendment is to recognize and reinforce the new Pickering Integrated Sustainable Design Standards (ISDS) with policy in the Pickering Official Plan and update references to the previous Sustainable Design Guidelines (2007). Location: This amendment applies to all lands within the City of Pickering. Basis: The City of Pickering has recently adopted ISDS for all new development in the City to replace the 2007 Sustainable Development Guidelines. The new ISDS is a set of standards that allows the City to review development applications through a “sustainability” lens, based on modern, green technology criteria and best practices. Although the ISDS have already been approved by Council, making reference to the ISDS within the Pickering Official Plan will provide added weight to their application in the review of draft plans of subdivision, site plans, and rezonings. Actual The City of Pickering Official Plan is hereby amended by: Amendment: (New text is shown as underlined text, deleted text is shown as strikeout text, and retained text is shown as unchanged text.) 1. Revising City Policy 12.17 (k)(vii), Duffin Heights Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, so that it reads as follows: City Council shall: (k) in the consideration of development proposals within the neighbourhood: (vii) require the submission of a Sustainability Report that demonstrates how the proposal is consistent with the City’s Sustainable Development Guidelines Integrated Sustainable Design Standards; 2. Supplementing City Policy 14.3 (e), Corporate Initiatives, in Chapter 14 – Detailed Design Considerations, so that it reads as follows: City Council shall: (e) in the design of City owned properties and facilities, meet the Integrated Sustainable Design Standards, and/or achieve a minimum of LEED ® silver certified, or alternative equivalent through the implementation of sustainable design measures such as: the selection of energy conserving and energy efficient products for facilities; the salvaging and reuse of construction, demolition, and land clearing debris; and use of permeable surfaces and pervious pavement in areas such as parking lots and sidewalks; - 63 - Recommended Amendment 50 to the Pickering Official Plan Page 2 3. Adding a definition of the term “Integrated Sustainable Design Standards” in alphabetic order to Section 15.15, Glossary, in Chapter 15 – Implementation, that reads as follows: “Integrated Sustainable Design Standards (ISDS) means a set of mandatory (Tier 1) and voluntary (Tier 2) standards that allows the City to review development applications through a lens that includes modern, green, best practices and technology. The ISDS replaces the 2007 Sustainable Development Guidelines.” 4. Revising City Policy 16.5A (xxix), Required Studies for an Official Plan Amendment, Zoning By‑law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium Approval, in Chapter 16 – Development Review, so that it reads as follows: City Council shall require the following materials and studies prepared by qualified experts, as scoped or expanded as a result of the pre-submission consultation required by Section 16.2, to be submitted at the time of application for an official plan amendment, zoning by-law amendment, draft plan of subdivision, and draft plan of condominium approval: (xxix) a sustainable development report, or checklist, required within the Seaton Urban Area, and for all lands outside of the Seaton Urban Area, for development applications that were approved prior to the Council enactment of the Integrated Sustainable Design Standards (January 1, 2023), describing the sustainable measures being implemented in the development,. Measures includinged but were not limited to initiatives related to energy efficiency, water efficiency, building materials, indoor air quality, landscaping, stormwater management and construction waste. For development applications that were approved in the Seaton Urban Area, prior to the enactment of the Integrated Sustainable Design Standards, the sustainable development report, or checklist shall, at a minimum, be consistent with the Seaton Sustainable Place-Making Guidelines; On lands within the Seaton Urban Area, and for all lands outside the Seaton Urban Area, for which development applications have not been received or approved as of Council’s enactment of the Integrated Sustainable Design Standards (January 1, 2023), such development applications shall be accompanied by a sustainable development report, and checklist, describing the sustainable measures which at a minimum meet the Tier 1 requirements of the City of Pickering’s Integrated Sustainable Design Standards; 5. Revising City Policy 16.5B (xxii), Required Studies for Site Plan Approval, in Chapter 16 – Development Review, so that it reads as follows: City Council shall require the following materials and studies prepared by qualified experts, as scoped or expanded as a result of the pre-submission consultation provided for by Section 16.2, to be submitted at the time of application for site plan approval: - 64 - Recommended Amendment 50 to the Pickering Official Plan Page 3 (xxii) a sustainable development report, or checklist, required within the Seaton Urban Area, and for all lands outside of the Seaton Urban Area, for development applications that were approved prior to the Council enactment of the Integrated Sustainable Design Standards (January 1, 2023), describing the sustainable measures being implemented in the development,. Measures includinged but were not limited to initiatives related to energy efficiency, water efficiency, building materials, indoor air quality, landscaping, stormwater management and construction waste. For development applications that were approved in the Seaton Urban Area, prior to the enactment of the Integrated Sustainable Design Standards, the sustainable development report, or checklist shall, at a minimum, be consistent with the Seaton Sustainable Place-Making Guidelines; On lands within the Seaton Urban Area, and for all lands outside the Seaton Urban Area, for which development applications have not been received or approved as of Council’s enactment of the Integrated Sustainable Design Standards (January 1, 2023), such development applications shall be accompanied by a sustainable development report, and checklist, describing the sustainable measures which at a minimum meet the Tier 1 requirements of the City of Pickering’s Integrated Sustainable Design Standards; 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 Revision. 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 Revision. City Initiated: ISDS OPA 23-005/P - 65 - Attachment #1 to PLN 34-23 Legislative Services Division Clerk’s Office Directive Memorandum September 28, 2022 To: Kyle Bentley Director, City Development & CBO From: Susan Cassel City Clerk Subject: Direction as per Minutes of the Meeting of City Council held on September 20, 2022 Director, City Development & CBO, Report PLN 38-22 Pickering Integrated Sustainable Design Standards City of Pickering Council Decision Resolution #982/22 1.That Council adopt the Pickering Integrated Sustainable Design Standards: Low-Rise Residential Checklist, dated August 2022, for Site Plan and Plan of Subdivision Applications for development of less than four storeys and a minimum of five dwelling units, as set out in Appendix I to Report PLN 38-22, save and except that Number T1, Electric Vehicles including plug-in hybrid vehicles, Tier 1 Mandatory provision be amended to read as follows: “Require 40% EV Rough-in & 10% EV Ready charging infrastructure or equivalent electric vehicle energy management systems (load sharing/circuit sharing) capable of providing Level 2 or higher charging for the resident parking spaces; or Require EV Ready charging infrastructure capable of providing Level 2 charging or higher for 50% of the resident parking spaces.” 2.That Council adopt the Pickering Integrated Sustainable Design Standards: Mid to High Rise Residential & Non-Residential Checklist, dated August 2022, for Site Plan and Plan of Subdivision Applications for development of residential buildings of four storeys and higher, and all Industrial, Commercial and Institutional buildings, as set out in Appendix II to Report PLN 38-22, save and except that Number LN7, Common Outdoor Amenity Space, Tier 1 Mandatory provision be amended to read as follows: “For residential buildings with 20 or more dwelling units, provide 4.0 square metres of common outdoor amenity space per dwelling unit (a minimum contiguous area of 40.0 square metres must be provided in a common location). Where lot areas are constrained in some cases, flexibility on providing the common outdoor amenity space requirement may be provided at the discretion of the Director, City Development.” - 66 - Please take any action deemed necessary. Susan Cassel Copy: Chief Administrative Officer And, that Number T1, Electric Vehicles including plug-in hybrid vehicles, Tier 1 Mandatory provision be amended to read as follows: “For multi residential buildings, require 40% EV Rough-in & 10% EV Ready charging infrastructure or equivalent electric vehicle energy management syste ms (load sharing/circuit sharing) capable of providing Level 2 or higher charging for the resident parking spaces; or Require EV Ready charging infrastructure capable of providing Level 2 charging or higher for 50% of the resident parking spaces.” 3. That Council require all Site Plan and Plan of Subdivision Applications, for the type and scale of development referenced in Recommendations 1 and 2 above, that are deemed complete on or after January 1, 2023, to meet Tier 1 – Mandatory Performance Criteria as outlined in the Pickering Integrated Sustainable Design Standards Checklists; 4. That Council direct staff to: a. initiate an amendment to the Pickering Official Plan to add new policies that support the Pickering Integrated Sustainable Design Standards; b. add provisions to the City’s Draft Comprehensive Zoning By-law that support the Pickering Integrated Sustainable Design Standards; c. identify any additional staff resources, and cost recovery mechanisms, necessary to implement and enforce the ISDS, for inclusion within the proposed 2023 budget; d. review the Pickering Integrated Sustainable Design Standards every four years to reflect Ontario Building Code revisions, updated industry standards and climate science, and changing market demands; and, e. report back to Council on a proposed non-financial incentive strategy that supports the Pickering Integrated Sustainable Design Standards by the end of 2023; 5. That Report PLN 38-22 of the Director, City Development & CBO, which responds to Council Resolution #914/22 regarding a green roof by-law, be received for information; and, 6. That the appropriate officials of the City of Pickering be authorized to take the necessary actions as indicated in this report. - 67 - Report to Planning & Development Committee Report Number: PLN 32-23 Date: October 3, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Strategic Growth Areas Monitoring Report (2022) - File: D-1400-018 Recommendation: 1. That Council receive the Strategic Growth Areas Monitoring Report (2022), contained in Appendix I to Report PLN 32-23, for information. Executive Summary: This report provides an overview of the Strategic Growth Areas Monitoring Report (2022) (Growth Monitoring Report) prepared by City staff. The main objective of the annual Strategic Growth Area Monitoring Report is to track changes in population and employment within the City Centre and the Kingston Corridor/Brock Node. Financial Implications: The recommendations of this report do not present any financial implications to the City of Pickering. Discussion: 1. Purpose The purpose of this report is to summarize and introduce the findings contained in the Strategic Growth Areas Monitoring Report (2022), contained in Appendix I to Report PLN 32-23. 2. Background 2.1 Growth Monitoring Report Initiation In January 2022, Council directed staff to prepare an annual report that would monitor the growth and changes in population and employment within the City Centre, and the Kingston Corridor and the Brock Node Intensification Areas (the City’s Strategic Growth Areas, as defined in the Province of Ontario’s Growth Plan). The Strategic Growth Area Monitoring Report (2022) fulfills this direction of Council. Data within the report is up to December 1, 2022. - 68 - PLN 32-23 October 3, 2023 Subject: Strategic Growth Areas Monitoring Report (2022) Page 2 2.2 Strategic Growth Area Monitoring Report (2022) Process The Strategic Growth Areas Monitoring Report (2022) consists of two parts: • Part 1: Results for the City Centre; and • Part 2: Results for the Kingston Corridor/Brock Node. Various City data sources were used to inform the Growth Monitoring Report (2022), including: • the City of Pickering Map Portal, Development Activity Map; • the Detailed 20-Year Population Forecast, prepared by City Development; and • Development Application files. Persons-per-unit ratios from the Detailed 20-Year Population Forecast were used to inform future population totals. In addition, sample commercial and employment data was collected through direct observation, and measurement during the months of July and August of 2022. The collected data was used as a comparison to the calculated estimates for number of jobs. No data sets from the Region of Durham were used in this study. The City sources listed above provided the most current and accurate data available. 2.3 Strategic Growth Areas Monitoring Report (2022) Context From application submission to final construction, development can take several years to complete, and is dependent upon many factors, including availability of municipal services, as well as favourable market conditions. The following estimates are based on both new applications still under review, and approved applications, some of which are already under construction. These estimates did not consider any development scenarios or market dynamics, that could have an impact on the timing, number, type, or tenure of development. As this is the first year of tracking existing and proposed development in the City Centre and Kingston Corridor/Brock Node Intensification Areas, it is not yet possible to identify trends or patterns in development. Future reporting will be able to provide greater analysis from the collection of additional data over time. This report does not contain policy recommendations. However, the empirical data contained in this, and subsequent reports, may influence future Council decisions and inform future land use policy changes. 3. Results 3.1 City Centre In addition to being a Strategic Growth Area, the City Centre is further identified as an Urban Growth Centre by A Place to Grow: Growth Plan for the Greater Golden Horseshoe (the Growth Plan). These are regional focal points that are planned to accommodate significant population and employment growth. - 69 - PLN 32-23 October 3, 2023 Subject: Strategic Growth Areas Monitoring Report (2022) Page 3 The population within City Centre, as of December 1, 2022, is estimated to be 5,980 (2,785 residential units of which 407 were constructed in the past 10 years). Including both new applications still under review, and approved applications (some of which are already under construction), the population of the City Centre could increase to approximately 32,215 people (17,265 units). Table 1: Total Units & Population in the City Centre – Past, Present, and Future 2013 (built) 2022 (built) Future (approved and open applications) Units 2,378 2,785 17,265 Population 4,969 5,980 32,215 Over the previous 10 years (2013-2022), the commercial gross floor area in the City Centre dropped due to the demolition of the Sears wing of the Pickering Town Centre. The commercial gross floor area within the City Centre, as of December 1, 2022, is 199,035 square metres (approximately 5,925 jobs). If all current applications were approved by Council and constructed, both new and approved development applications could increase this number to 206,528 square metres (approximately 6,127 jobs). Table 2: Commercial Gross Floor Area (GFA) and Jobs in the City Centre – Past, Present, and Future 2013 (built) 2022 (built) Future (approved and open applications) Commercial GFA 214,302 square metres 199,035 square metres 206,528 square metres Jobs 6,337 5,925 6,127 3.2 Kingston Corridor/Brock Node The Kingston Corridor/Brock Node Intensification Area is a Strategic Growth Area, as defined by the Growth Plan. These areas are planned to accommodate intensification and higher-density development. The population within the Kingston Corridor/Brock Node, as of December 1, 2022, is estimated to be 1,065 people (425 units of which 92 units were constructed in the past 10 years). Both newly received and recently approved development applications could increase this number to 23,065 residents (12,230 units). - 70 - PLN 32-23 October 3, 2023 Subject: Strategic Growth Areas Monitoring Report (2022) Page 4 Table 3: Total Units & Population in the Kingston Corridor/Brock Node – Past, Present, and Future 2013 (built) 2022 (built) Future (approved and open applications) Units 333 425 12,230 Population 790 1,065 23,065 The commercial gross floor area within the Kingston Corridor/Brock Node, as of December 1, 2022, is 229,473 square metres (approximately 6,238 jobs). The development proposals being considered in this area would replace existing, low-rise commercial plazas with high-rise, residential and mixed-use buildings. Although new commercial floor space will be constructed within mixed-use buildings, new and approved development applications could decrease the commercial gross floor area within the Kingston Corridor/Brock Node to 173,221 square metres (approximately 4,718 jobs). Table 4: Commercial Gross Floor Area in the Kingston Corridor/Brock Node – Past, Present, and Future 2013 (built) 2022 (built) Future (approved and open applications) Commercial GFA 228,707 square metres 229,473 square metres 173,221 square metres Jobs 6,217 6,238 4,718 4. Conclusion The City Centre and Kingston Corridor/Brock Node Intensification Areas will experience a significant increase in population in the coming years. This increase of approximately 48,235 residents (26,285 units) will form part of the City of Pickering’s forecasted population growth of an additional 153,500 residents by 2051, as set by the Region of Durham. The built form that is proposed to accommodate this increase of population in the City Centre and Kingston Corridor/Brock Node will predominantly be apartment units, with a small number of row houses. Based on both new and approved development applications, the combined commercial gross floor area in the City Centre and Kingston Corridor/Brock Node is expected to decrease overall by approximately 48,759 square metres. - 71 - PLN 32-23 October 3, 2023 Subject: Strategic Growth Areas Monitoring Report (2022) Page 5 Staff will continue to provide annual updates on newly completed and occupied developments, along with new development applications, within the City’s Strategic Growth Areas. Staff recommends that Council receive the Strategic Growth Areas Monitoring Report (2022). Appendix: Appendix I Strategic Growth Areas Monitoring Report, December 2022 Prepared By: Original Signed By Paul Wirch, RPP Principal Planner, Policy Original Signed By Déan Jacobs, MCIP, RPP Manager, Policy & Geomatics Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO PW:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 72 - Appendix I to Report PLN 32-23 Strategic Growth Areas Monitoring Report, February 2023 - 73 - pickering.ca Strategic Growth Areas Monitoring Report February 2023 - 74 - Strategic Growth Areas Monitoring Report As of December 1, 2022 1 Contents 1.0 Introduction ..................................................................................................................................................................... 3 2.0 Background ..................................................................................................................................................................... 3 2.1 City Centre ................................................................................................................................................................... 3 2.2 Kingston Corridor/Brock Node ..................................................................................................................................... 4 2.3 Past Development Conditions (2013-2022) ................................................................................................................. 5 3.0 Report Highlights ............................................................................................................................................................. 7 4.0 The City Centre ............................................................................................................................................................... 8 5.0 The Kingston Corridor/Brock Node Intensification Area .................................................................................................. 8 6.0 Data Collection ................................................................................................................................................................ 9 6.1 Residential ................................................................................................................................................................... 9 6.2 Commercial.................................................................................................................................................................. 9 6.3 Sources and Methodology ......................................................................................................................................... 10 6.4 Context ...................................................................................................................................................................... 10 7.0 Results .......................................................................................................................................................................... 11 7.1 City Centre ................................................................................................................................................................. 12 7.1.1 Residential .......................................................................................................................................................... 13 7.1.2 Commercial ......................................................................................................................................................... 16 7.1.3 Conclusion: City Centre ...................................................................................................................................... 18 7.2. Kingston Corridor/Brock Node Results ..................................................................................................................... 19 7.2.1 Residential .......................................................................................................................................................... 20 - 75 - Strategic Growth Areas Monitoring Report As of December 1, 2022 2 7.2.2 Commercial ......................................................................................................................................................... 29 7.2.3 Conclusion: Kingston Corridor/Brock Node ......................................................................................................... 31 8.0 Conclusion .................................................................................................................................................................... 32 Appendix I – Definitions ....................................................................................................................................................... 33 - 76 - Strategic Growth Areas Monitoring Report As of December 1, 2022 3 1.0 Introduction Over the past few years, the City of Pickering has been experiencing pressure to permit the redevelopment of properties within the City Centre and the Kingston Corridor/Brock Node. While the applications received to date align with the vision for these areas, the overall number and scale of these proposals represents a significant change to the existing built form and density/land use intensity. The City Centre, previously referred to as “Downtown Pickering”, is identified as an Urban Growth Centre in the Provincial Growth Plan. The Kingston Corridor/Brock Node Intensification Area (Kingston Corridor/Brock Node) is designated as a Regional Corridor by the Region of Durham and as Mixed Corridor and Specialty Retailing Node in the Pickering Official Plan. As a key focus area for intensification, the Kingston Corridor/Brock Node can be regarded as a Strategic Growth Area, as defined by the Provincial Growth Plan. Lands with these designations will be planned to accommodate significant population and employment growth supported by regional transit connections. The City Centre and the Kingston Corridor/Brock Node are intended to have the widest variety of uses, activity, and density in the City, with the greatest mix and intensity of uses being directed to the City Centre. The transformation of these areas is expected to create walkable, transit-supportive areas that combine residential living and employment spaces within mixed-use buildings or on mixed-use sites. These areas are forecast to grow by a minimum of 26,285 residential units resulting in a population increase of approximately 48,235 residents. The redevelopment of existing retail spaces in these areas will lead to a reduction in the overall commercial gross floor area by 56,252 square metres (approximately 1,520 jobs). The main objective of the Growth Monitoring Report is to track changes in population and employment within the City Centre and the Kingston Corridor/Brock Node. Information to be tracked includes: • Number of existing and proposed residential units according to type; and • Amount of existing and proposed commercial floor space and jobs. 2.0 Background 2.1 City Centre In 2013, City Council endorsed a new vision for the City Centre. The vision consisted of three broad components: - 77 - Strategic Growth Areas Monitoring Report As of December 1, 2022 4 • Ensuring an appropriate land use framework is in place to facilitate redevelopment and intensification; • Working with senior levels of government and utilities to ensure required infrastructure is in place; and • Working with downtown landowners and potential investors to attract desirable investment. The study, “A Vision for Intensification and Framework for Investment”, was released in June 2013, and resulted in the adoption of Official Plan Amendment 26 (OPA 26). In March 2015, the Ontario Municipal Board (OMB) approved OPA 26 with minor policy modifications. In April 2017, Pickering Council approved the City Centre Zoning By-law 7553/17. Following a subsequent appeal to the OMB, the By-law was finally approved by the OMB in February 2018. The City Centre Zoning By-law amended Zoning By-laws 3036 and 2511, and removed all of the lands within the City Centre from these parent by-laws, and created a new stand-alone zoning by-law. The City Centre Zoning By-law: • contains new zoning categories; • permits a broad range of uses; • includes new development standards to regulate the size, location, massing, and height of buildings; • identifies minimum and maximum density provisions; and • creates new vehicle and bicycle parking standards. 2.2 Kingston Corridor/Brock Node In 2015, Phase 1 of the South Pickering Intensification Study was initiated to look beyond the City Centre and investigate strategic directions for future growth and intensification opportunities in the remaining neighbourhoods in South Pickering. It concluded that the Kingston Corridor should be the main area for intensification within the City, second only to the City Centre. Following extensive community consultation and engagement, the South Pickering Intensification Study concluded with the following priorities for development and redevelopment: • direct intensification to local and regional corridors; • maintain stable neighbourhoods; and • improve the mix of uses, walkability and quality of design in the intensification areas. - 78 - Strategic Growth Areas Monitoring Report As of December 1, 2022 5 In 2017, Phase 2 of the Study (the Kingston Road Corridor and Specialty Retailing Node Intensification Study) was initiated, which concluded in December 2019 with Council’s endorsement in principle of an Intensification Plan for the Kingston Road Corridor and Specialty Retailing Node Intensification Study Areas. The Intensification Plan informed the preparation of Official Plan Amendment 38 (OPA 38), which was adopted by Council in January 2022, and later approved by the Region of Durham in October 2022. OPA 38 has been appealed to the Ontario Land Tribunal, and no date has yet been set for the hearing. Also, in January 2022, Council directed staff to prepare an annual report that would monitor the growth and changes within the City Centre and the Kingston Corridor and the Brock Node Intensification Areas. This Growth Monitoring Report fulfills this direction of Council. 2.3 Past Development Conditions (2013-2022) In the City Centre, from 2013 – 2022, the City granted Site Plan Approval for 1,463 apartment units and 232 multiples1. During that same period, building permits were issued for 1,239 apartment units, of which 175 apartment units were constructed and granted occupancy. 232 multiple units were also constructed during that same period and 9,199 square metres of commercial gross floor area (GFA) was built (see Table 1). 25,232 square metres of commercial GFA was demolished over the same period, causing a net decrease of 15,267 square metres of commercial GFA from 2013-2022. In the Kingston Corridor/Brock Node, from 2013 – 2022, the City granted Site Plan Approval and issued building permits for 227 apartment units and 222 rowhouse units. During that same period, 92 multiple units were granted occupancy, and 766 square metres of commercial (GFA) was built (see Table 1). 1 See definitions contained in Appendix I - 79 - Strategic Growth Areas Monitoring Report As of December 1, 2022 6 Table 1: Approval and Construction of Residential Units and Commercial GFA between 2013-2022 (square metres) 2013-20222 Site Plan Approval Building Permits Issued Construction Completed and Occupancy Granted Commercial GFA Built City Centre 1,559 1,239 407 9,199 Kingston Corridor/Brock Node 449 449 92 1,631 2 Developments included in this count start from Site Plan Approvals, Building Permits, and Occupancy granted in 2013 until 2022. Many of these applications may have commenced prior to 2013. - 80 - Strategic Growth Areas Monitoring Report As of December 1, 2022 7 3.0 Report Highlights There are approximately 2,785 existing residential units in the City Centre, of which 407 were constructed in the past 10 years. There are approximately 425 existing residential units in the Kingston Corridor/Brock Node, of which 92 were constructed in the past 10 years. Based on both new development applications and approved development applications, up to December 1, 2022, an estimated 26,300 new housing units are proposed to be created in the City Centre and Kingston Corridor/Brock Node. This new housing will comprise approximately 25,550 apartment units, 525 multiples and 225 row house units. Of the 26,300 new housing units proposed, approximately 230 are proposed to be purpose built rental units (see Table 2). Table 2: Existing and Proposed Residential Units: City Centre and Kingston Road/Brock Node3 Existing Proposed Total Ownership Rental 3,210 26,060 230 29,490 It is estimated that there is 428,510 square metres of existing commercial floor space in the City Centre and Kingston Corridor/Brock Node. Based on current and approved development applications, the current commercial gross floor area would decrease to approximately 379,750 square metres (see Table 3). This could result in a potential displacement of an estimated 1,380 jobs within the growth monitoring areas. The form of development being proposed for the City Centre and Kingston Corridor/Brock Node will result in the replacement of existing plazas and strip malls with at-grade commercial spaces located at the bottom of mixed-use buildings. Table 3: Existing and Proposed Commercial Floor Space: City Centre and Kingston Road/Brock Node (square metres) Existing Proposed Net 428,510 379,750 -48,760 3 Existing and proposed residential data comes from the Pickering Development Portal. - 81 - Strategic Growth Areas Monitoring Report As of December 1, 2022 8 4.0 The City Centre As an Urban Growth Centre, the City Centre is the highest-order intensification area within Pickering and must be planned to achieve a density target of 200 residents and jobs combined per hectare4. Based on the number of existing residents and jobs, as well as approved and proposed development applications, people and jobs within the City Centre represents a gross density of over 260 residents and jobs combined per hectare. Data for the City Centre intensification area is subdivided into City Centre North and City Centre South. These data-sets correspond to areas of the City Centre that are respectively north and south of Highway 401. The Pickering Official Plan establishes a limit on residential development in the City Centre south of Highway 401 prior to 2031 with the aim of achieving a balance of growth north and south of Highway 4015. The policy states that new residential development in City Centre South is restricted to 6,300 people, or 3,400 units, until an additional 2,000 people or 1,100 new units have been developed on lands north of Highway 401 in the City Centre. Based on current development applications and the rate of redevelopment, it is anticipated that, by 2031, the caps for people and units in City Centre South will not have been reached, and therefore, there may not be a need to implement the restrictions established in City Policy 12.10K(b). 5.0 The Kingston Corridor/Brock Node Intensification Area The Kingston Corridor/Brock Node permits higher residential densities of between 30-180 dwellings per net hectare6. As a Strategic Growth Area, the Kingston Corridor/Brock Node is a key focus for development. Data for the Kingston Corridor/Brock Node is subdivided into the following precincts: • Rougemount; • Whites; • Dunbarton/Liverpool; and • Brock. These precincts were established through the Kingston Corridor and Specialty Retailing Node Intensification Plan (November 2019). 4 A Place to Grow, Growth Plan for the Greater Golden Horseshoe, 2020. 5 See Pickering Official Plan Policy 12.10K (b). 6 Pickering Official Plan, Table 6. - 82 - Strategic Growth Areas Monitoring Report As of December 1, 2022 9 6.0 Data Collection Data was collected on the number, type, and tenure of existing and proposed residential units along with the existing and proposed amount of commercial GFA. 6.1 Residential The existing number of residential units is based on data collected from the Pickering Development Portal and the forecast number of residential units is based on submitted development applications. Development applications include: • Open Applications7 – Development applications received by the City that are still being reviewed; and • Approved Applications8 – Includes developments that have been approved but have not yet begun construction, as well as approved developments that have begun construction but have not yet been completed and occupied. Pre-consultation proposals have not been included in the residential and commercial forecast since they are conceptual in nature, and subject to change, before being submitted as formal development applications. 6.2 Commercial The commercial data collected includes the existing and proposed commercial GFA, as well as an estimate of existing and proposed jobs. Proposed commercial GFA is based on new and approved applications received up to December 1, 2022. Existing job estimates are based on the following two ratios: • 1 job for every 37 square metres of GFA for general commercial properties. General commercial properties include retail uses, restaurants and grocery stores; and • 1 job for every 23.25 square metres of GFA for office properties. Office properties include both major office buildings and small offices, such as health practitioners and professional services (finance, insurance, real estate, etc.)9. 7 All applications submitted up to December 1 of 2022 are used in this data collection. 8 All applications approved up to December 1 of 2022 are used in this data collection. 9 The ratios referenced are based on industry standards provided by the City of Pickering Economic Development & Strategic Projects. - 83 - Strategic Growth Areas Monitoring Report As of December 1, 2022 10 Future job estimates are based on GFA included in development applications using the more conservative general commercial ratio of 1 job for every 37 square metres of GFA. An in-person survey was conducted to ground-truth actual employment data for the study area. This survey data was then compared to the ratios referenced above. This comparison resulted in similar findings between ground-truth employment data collected, and the employment data estimated from the referenced ratios. 6.3 Sources and Methodology Various City data sources were used to inform the Growth Monitoring Report, including: • the City of Pickering Map Portal, Development Activity Map (up to December 1, 2022); • the Detailed 20-Year Population Forecast (December 2021); and • Development Application files. Persons-per-unit ratios from the Detailed 20-Year Population Forecast were used to forecast future population totals. In addition, sample commercial and employment data was collected through direct observation and measurement during the months of July and August of 2022. The collected data was used as a comparison to the calculated estimates for number of jobs. 6.4 Context The City Centre and Kingston Corridor/Brock Node consists of 128 properties. Not all properties within this area are expected to redevelop over time. Beyond the development applications that have already been approved or are still under review, the City is expected to see interest in the redevelopment of additional properties in the future. As a result, the forecasts contained in this report are reflective of a point in time. The intent of this report is to provide information about current conditions and forecasts, and provide the basis for ongoing reporting in the future. - 84 - Strategic Growth Areas Monitoring Report As of December 1, 2022 11 7.0 Results From application submission to final construction, development can take several years to complete and is dependent upon many factors from availability of municipal services to favourable market conditions. The following estimates are based on all new, and approved applications, being constructed. - 85 - Strategic Growth Areas Monitoring Report As of December 1, 2022 12 7.1 City Centre The City Centre Neighbourhood, shown in Figure 1 below, is Provincially designated as an Urban Growth Centre. The neighbourhood is divided by Highway 401 into the areas known as City Centre North and City Centre South. Figure 1: Map of the City Centre - 86 - Strategic Growth Areas Monitoring Report As of December 1, 2022 13 7.1.1 Residential There are an estimated 2,785 existing units within City Centre North which results in an existing population of approximately 5,980 residents10. New and approved applications propose an additional 11,630 units for City Centre North, resulting in an estimated 21,100 additional residents (see Table 4).11 Table 4: City Centre North Residential Units / Population Existing Proposed Total Units Population Units Population Units Population 2,785 5,980 11,630 21,100 14,415 27,080 There are no existing residential units in City Centre South12. New and approved applications propose an estimated 2,850 units in City Centre South (all apartment units), resulting in approximately 5,135 additional residents (see Table 5). Table 5: City Centre South Residential Units / Population Existing Proposed Total Units Population Units Population Units Population 0 0 2,850 5,135 2,850 5,135 10 These population estimates are based on 3 persons per unit for Detached, Semi-Detached, Row house, and Multiple units, and 1.8 persons per unit for apartment units. 11 These estimates are rounded totals. 12 NB: Partial occupancy for Universal City 1 (Residential tower in City Centre South) occurred after the data collection and therefore are not counted as existing residential units. - 87 - Strategic Growth Areas Monitoring Report As of December 1, 2022 14 Figure 2: City Centre Residential Units – Existing and Proposed 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 16,000 CC North CC South Existing Proposed - 88 - Strategic Growth Areas Monitoring Report As of December 1, 2022 15 Based on complete build out of all new and approved applications, the predominant built form within the City Centre will be apartment units (94%) (see Table 6). These units will house 91% of the population in the City Centre, (see Table 7). Table 6: Forecasted Change in Residential Units by Type13 Existing Existing and Proposed Net Change City Centre North Apartment 1,981 13,476 11,495 Multiple 412 492 80 Row House 343 398 55 Semi-Detached 4 4 0 Single Detached 46 46 0 City Centre South Apartment 0 2,852 2,852 Multiple 0 0 0 Row House 0 0 0 Semi-Detached 0 0 0 Single Detached 0 0 0 Total 2,786 17,268 14,482 13 The definitions of all residential types can be found in Appendix I. - 89 - Strategic Growth Areas Monitoring Report As of December 1, 2022 16 Table 7: Forecasted Population in City Centre CC North CC South Units Population Units Population Apartments 13,476 24,257 2,852 5,133 Multiple 492 1,476 0 0 Row house 398 1,194 0 0 Semi-detached 4 12 0 0 Detached 46 138 0 0 Total 14,416 27,077 2,852 5,133 Residential data regarding affordable housing in the City Centre is contained in the Annual Housing Monitoring Report. 7.1.2 Commercial The City Centre currently has approximately 199,035 square metres of commercial GFA with an estimated 5,925 jobs (see Table 8). These numbers are divided into City Centre North with 156,746 square metres of GFA and 4,780 jobs and City Centre South with 42,289 square metres of GFA and 1,145 jobs (see Table 9). Based on new and approved applications, redeveloped properties will result in a net increase in commercial GFA of approximately 5,668 square metres and 153 new jobs to City Centre North and an increase of approximately 1,825 square metres of commercial GFA and 49 new jobs to City Centre South by 2031. The combined amount for the entire City Centre (North and South), will be an estimated 7,493 square metres of new commercial GFA with the addition of approximately 202 jobs (see Figure 3). - 90 - Strategic Growth Areas Monitoring Report As of December 1, 2022 17 Table 8: City Centre Commercial GFA Forecast (square metres) City Centre GFA Jobs Existing Future Existing Future 199,035 206,528 5,925 6,127 Table 9: City Centre North and City Centre South Commercial GFA Forecast (square meters) City Centre North City Centre South Year GFA Jobs GFA Jobs Existing 156,746 4,780 42,289 1,145 Future 162,414 4,933 44,114 1,194 - 91 - Strategic Growth Areas Monitoring Report As of December 1, 2022 18 Figure 3: City Centre Commercial Gross Floor Area Forecast (square metres) 7.1.3 Conclusion: City Centre The City Centre is anticipated to experience significant residential growth in the coming years (an estimated 14,500 new units). This growth will coincide with an overall increase in the amount of commercial floor area. 0 20,000 40,000 60,000 80,000 100,000 120,000 140,000 160,000 180,000 CC North CC South Existing Future - 92 - Strategic Growth Areas Monitoring Report As of December 1, 2022 19 7.2. Kingston Corridor/Brock Node Results Figure 4: A map of the Kingston Corridor/Brock Node and its four precincts. - 93 - Strategic Growth Areas Monitoring Report As of December 1, 2022 20 7.2.1 Residential There are an estimated 425 existing units within Kingston Corridor/Brock Node which results in an existing population of approximately 1,065 residents (see Table 10). New and approved applications propose an additional 11,805 units for Kingston Corridor/Brock Node, resulting in an estimated 22,000 additional residents.14 68% of the new population expected in the Kingston Corridor/Brock Node (8,025 units and approximately 14,665 new residents15) comes from applications received within the Brock Node. Table 10: Kingston Corridor/Brock Node – Residential Units and Population16 Existing Proposed Total Units Population Units Population Units Population 425 1,065 11,805 22,000 12,230 23,065 Table 11: Kingston Corridor/Brock Node – Forecasted Change in Residential Units by Type Existing Existing and Proposed Net Change Apartment 168 11,352 11,184 Multiple 139 579 440 Row House 101 283 182 Semi-Detached 0 0 0 Single Detached 16 16 0 TOTAL 424 12,230 11,806 14 These estimates are rounded totals. 15 These estimates are based on 3 persons per unit for Detached, Semi-Detached, Row house, and Multiple units, and 1.8 persons per unit for apartment units. 16 Estimates contained in this Table are rounded totals. - 94 - Strategic Growth Areas Monitoring Report As of December 1, 2022 21 Figure 5: Kingston Corridor/Brock Node Residential Units – Existing and Proposed 0 2000 4000 6000 8000 10000 12000 14000 Kingston Corridor/Brock Node Existing Proposed - 95 - Strategic Growth Areas Monitoring Report As of December 1, 2022 22 Figure 6: Rougemount Precinct - 96 - Strategic Growth Areas Monitoring Report As of December 1, 2022 23 Table 12: Rougemount Precinct Residential Forecast Apartment Multiple Rowhouse Semi- Detached Detached Total Existing Units 105 47 30 0 0 182 Proposed Units 580 0 0 0 0 580 Total Units 685 47 30 0 0 762 Total Population 1,233 141 90 0 0 1,464 - 97 - Strategic Growth Areas Monitoring Report As of December 1, 2022 24 Figure 7: Whites Precinct. - 98 - Strategic Growth Areas Monitoring Report As of December 1, 2022 25 Table 13: Whites Precinct Residential Forecast Apartment Multiple Rowhouse Semi- Detached Detached Total Existing Units 63 92 30 0 15 200 Proposed Units 2,759 440 0 0 0 3,199 Total Units 2,822 532 30 0 15 3,399 Total Population 5,080 1,596 90 0 45 6,811 - 99 - Strategic Growth Areas Monitoring Report As of December 1, 2022 26 Figure 8: Dunbarton/Liverpool Precinct. - 100 - Strategic Growth Areas Monitoring Report As of December 1, 2022 27 Table 14: Dunbarton/Liverpool Precinct Residential Forecast Apartment Multiple Rowhouse Semi- Detached Detached Total Existing Units 0 0 41 0 0 41 Proposed Units 0 0 0 0 0 0 Total Units 0 0 41 0 0 41 Total Population 0 0 123 0 0 123 - 101 - Strategic Growth Areas Monitoring Report As of December 1, 2022 28 Figure 9: Brock Precinct. - 102 - Strategic Growth Areas Monitoring Report As of December 1, 2022 29 Table 15: Brock Precinct Residential Forecast Apartment Multiple Rowhouse Semi- Detached Detached Total Existing Units 0 0 0 0 0 0 Proposed Units 7,845 0 182 0 0 8,027 Total Units 7,845 0 182 0 0 8,027 Total Population 14,121 0 546 0 0 14,667 7.2.2 Commercial The Kingston Corridor/Brock Node has 229,473 square metres of existing commercial GFA, generating an estimated 6,238 jobs in the area (see Table 16). Based on current development applications, 97,552 square metres of existing commercial GFA is proposed to be redeveloped into mixed use buildings containing a combination of residential units (predominantly above the ground floor) and approximately 41,300 square metres of commercial GFA (generally on the ground floor). Redeveloping this area with a mix of uses, as proposed by current development applications, will result in an overall loss of 56,252 square metres of commercial GFA and the loss of an estimated 1,520 jobs (see Figure 10). Table 16: Kingston Corridor/Brock Node Commercial Forecast Kingston Corridor/Brock Node GFA Jobs Existing Future % Decrease Existing Future % Decrease 229,473 173,221 25% 6,238 4,718 25% - 103 - Strategic Growth Areas Monitoring Report As of December 1, 2022 30 Table 17: Kingston Corridor/Brock Node Commercial Forecast by Precinct Rougemount Precinct Whites Precinct Dunbarton / Liverpool Precinct Brock Precinct GFA Jobs GFA Jobs GFA Jobs GFA Jobs Existing 15,611 423 57,780 1,562 64,864 1,789 91,218 2,465 Future 14,332 388 49,242 1,331 64,864 1,790 44,783 1,210 - 104 - Strategic Growth Areas Monitoring Report As of December 1, 2022 31 Figure 10: Kingston Corridor/Brock Node Commercial Gross Floor Area Forecast (square metres) 7.2.3 Conclusion: Kingston Corridor / Brock Node The existing low-rise commercial plazas and homes along the Kingston Corridor are expected to redevelop at higher densities in the years to come. This is in keeping with Provincial and Regional policy as well as the Pickering Official Plan which identifies Kingston Corridor/Brock Node as an intensification area. Based on proposed and newly approved development applications, new construction will result in a significant increase of new apartments (from 168 to 11,352) and a 25% reduction in overall commercial floor space. 0 50,000 100,000 150,000 200,000 250,000 Existing Proposed - 105 - Strategic Growth Areas Monitoring Report As of December 1, 2022 32 8.0 Conclusion The Region of Durham forecasts that Pickering’s population will grow by an additional 153,500 residents by 205117. A significant amount of that growth is expected to occur within the City Centre and Kingston Corridor/Brock Node Intensification Areas. Based on new and approved applications, the City Centre and Kingston Corridor/Brock Node are forecast to provide spaces for approximately 48,235 new residents (26,285 new units). Based on current development applications, the commercial gross floor area in the City Centre and Kingston Corridor/Brock Node is proposed to decrease by approximately 48,759 square metres. This represents an 11% reduction in commercial gross floor area across both intensification areas. The estimates contained in this report are based on best available data. These estimates did not consider any development scenarios or market dynamics that could have an impact on the timing, number, type, or tenure of development. As this is the first year of tracking existing and proposed development in the City Centre and Kingston Corridor/Brock Node Intensification Areas, it is not yet possible to identify trends or patterns in development. Future reporting will be able to provide greater analysis from the collection of additional data over time. This report does not contain policy recommendations. However, the empirical data contained in this and subsequent reports may influence future Council decisions and inform future land use policy changes. City Development also prepared an Annual Housing Monitoring Report that provided a broader perspective on housing affordability across all of Pickering. 17 Envision Durham – Growth Management Study, Phase 2: Draft Settlement Area Boundary Expansions and Area Municipal Growth Allocations, 2022. - 106 - Strategic Growth Areas Monitoring Report As of December 1, 2022 33 Appendix I – Definitions18 Apartment: applies to units not covered by the above categories, including those in apartment buildings (high rise and low rise), and those located in mixed use buildings. Detached House: residential structure containing one dwelling which is completely separated on all sides from any other dwelling or structure. Examples include: bungalows, split-level houses, one and a half storey houses, two storey houses and link homes. Other Multiples: cover duplexes, triplexes, stacked townhouses, maisonettes and other residential structures containing up to five units. Row house: ground-oriented dwellings attached to two or more similar units so that the resulting row structure contains three or more units. Fourplexes are also classified as row housing. Semi-Detached House: a dwelling that is physically connected with one other dwelling. There is no means of internal access from one dwelling to the next. The physical connection is vertical and must be above-ground, and may consist of a common wall separating the two dwellings; a common wall separating the garages attached to each dwelling; or a physical connection between the carports attached to each residential structure. 18 Definitions of residential types are from the City of Pickering Map Portal. - 107 - Report to Planning & Development Committee Report Number: PLN 33-23 Date: October 3, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Award of Request for Proposal (RFP 2023-7) for a Retail Market Study -File: D-1100-107 Recommendation: 1.That Proposal number RFP 2023-7 for a Retail Market Study, for the City of Pickering, submitted by Parcel Economics Inc., in the amount of $72,750.00 (excluding HST), be accepted; 2.That the net project cost of $74,031.00 (net of HST rebate), be approved; 3.That Council authorize the Director, Finance & Treasurer to finance the net project cost of $74,031.00 as follows: a.The sum of $33,314.00 to be funded by a transfer from the Development Charge Reserve Fund – Growth Related Studies; b.The sum of $40,717.00 to be funded from Property Taxes; and 4.That the appropriate officials of the City of Pickering be authorized to take such actions as are necessary to give effect to this Report. Executive Summary: A Retail Market Study will provide an analysis of the present and future state of the retail market in Pickering. This background will assist staff in their review of high priority development applications, as well as long-term land use planning as a component of the City’s forthcoming Official Plan Review exercise. Request for Proposal number RFP 2023-7 was issued on the City’s Bids and Tenders portal on July 7, 2023, with a submission deadline of July 28, 2023. Five proposals were submitted. The Evaluation Committee, consisting of staff from the City Development Department, reviewed and evaluated the proposals received, using criteria outlined in the bid document. It is the recommendation of the Evaluation Committee that Parcel Economics Inc., as the highest scoring Proponent, be retained to undertake the Retail Market Study, at a cost of $72,750.00 (excluding HST). The total net project cost is estimated to be $74,031.00. In accordance with Section 10.04 of the Purchasing Policy, where the project cost of a consulting assignment is more than $50,000.00, the award is subject to the approval of Council. - 108 - PLN 33-23 October 3, 2023 Subject: Award of Request for Proposal (RFP 2023-7) for a Retail Market Study Page 2 Financial Implications: 1.Proposal Amount Proposal Number RFP 2023-7 $72,750.00 HST (13%) 9,457.50 Total Gross Project Amount $82,207.50 2.Estimated Project Costing Summary Proposal Number RFP 2023-7 $72,750.00 HST (13%) 9,458.00 Total Gross Project Amount $82,208.00 HST Rebate (11.24%) (8,177.00) Total Net Project Costs $74,031.00 3.Approved Source of Funds – 2023 Current Budget Expenditure Account Source of Funds Budget Required 502230.10105.4639 Property Tax $16,250.00 $40,717.00 502230.10105.4639 DC – Growth Studies 33,750.00 33,314.00 Total Funds $50,000.00 $74,031.00 Net project costs under (over) approved funds ($24,731.00) The 2023 approved City Development Department budget identified $50,000.00 for background studies for the Official Plan Review, such as retail market studies. As that study was identified as a Growth Related Study, it was identified as being eligible for funding in the amount of 67.5% in the 2023 Current Budget. However, this percentage was incorrect, as the 2020 Development Charge Study had reduced the amount to 45%. The 2022 Development Charge Update Study continued to reflect the reduced amount of 45% funding for Official Plan Review Growth Related Background Studies and the required funds in Table 3 reflects this allocation. Further, all responses to the RFP came in over the $50,000.00 originally budgeted. However, the City Development Department has unspent funds in its consulting and professional account, general line item, for professional/technical assistance and $24,731.00 can be used from this line item, in combination with the $50,000.00 identified in the line item for the Official Plan Review Background Studies, to make up the required expenditure amount for the successful proponent, with the same ratio (45%) of development charges completing the required funding. - 109 - PLN 33-23 October 3, 2023 Subject: Award of Request for Proposal (RFP 2023-7) for a Retail Market Study Page 3 The amount required for Development Charge funding for the $75,000.00 expenditure, at 45% ($33,314.00) is modestly less ($33,750.00) than the 67.5% of $50,000.00 identified in the Budget. Thus, the draw on the Development Charge account is not adversely affected. Discussion: Planning for Retail Areas within the City Despite planning for retail and services in greenfield areas (Seaton), the City has experienced slow or no take-up of these lands for retail purposes. Most of the lands in Seaton outside of the Natural Heritage System, and the Employment Areas, were designated for mixed uses, permitting a range of residential uses, as well as various commercial, recreational, cultural and community uses. It was anticipated that large blocks of land would be developed for such commercial, recreational, cultural and community uses in the near term (25-30 years), with redevelopment for residential uses occurring later through redevelopment. However, the City is now receiving requests to permit a substantial portion of the blocks of land originally anticipated to be developed for commercial uses in the near term, to be developed for residential uses, thus precluding their use for commercial, community, cultural or recreations uses in the future. To better evaluate these proposals, and to consider appropriate land use designations and zoning in new greenfield communities, the City needs to better understand the experience of new retail and service development in other suburban greenfield settings throughout Durham Region and the Greater Toronto and Hamilton Area (GTHA). Based on the emerging plans for development in new growth areas throughout the City, the Retail Market Study will determine how much retail/service space is appropriate to accommodate future residents. Existing commercial plazas along Kingston Road, within the Brock Specialty Retailing Node, and the City Centre, are being proposed for redevelopment into high-density, mixed-use sites. The redevelopment will result in less commercial floor space than currently exists. At the same time, the proposed mixed-use buildings will include hundreds of new residents. The City needs to understand how much future retail space will be required for these growing areas. Study Purpose and Scope of Work The Retail Market Study will determine the total amount, type, role, and function of retail uses throughout Pickering. The study will recommend the amount and distribution of future retail space throughout the City that will respond to expected population growth. Future retail needs will be described within a retail hierarchy that is reflective of its context – from retail in low-rise neighbourhoods to retail in mixed-use buildings within high density areas. The Retail Market Study will place the Pickering data in the context of industry trends, and the experience of other comparable municipalities. Request for Proposal number RFP 2023-7 was issued on the City’s Bids and Tenders portal on July 7, 2023, with a submission deadline of July 28, 2023. Four proposals were submitted. The Evaluation Committee, consisting of staff from the City Development Department, reviewed and evaluated the proposals received using criteria outlined in the bid document. - 110 - PLN 33-23 October 3, 2023 Subject: Award of Request for Proposal (RFP 2023-7) for a Retail Market Study Page 4 Proposals were evaluated and scored based on the consultant’s experience on similar projects, their understanding of the project, proposed work plan and deliverables, project team overview, and their pricing. Parcel Economics Inc. was the top-ranked Proponent, and is recommended for award. All pre-conditions of award, as identified in the bid document, have been received, reviewed, and approved. Parcel Economics Inc. is currently part of the consulting team for the Northeast Pickering Secondary Plan where they are responsible for preparing the Employment Lands Strategy. Upon careful examination of all proposals and relevant documents received, the Evaluation Committee recommends acceptance of Proposal number RFP 2023-7 submitted by Parcel Economics Inc. in the amount of $72,750.00 (excluding HST), and approval of the total net project cost of $74,031.00 (net of HST rebate). Prepared By: Original Signed By Paul Wirch, RPP Principal Planner, Policy Original Signed By Kyle Bentley, P.Eng. Director, City Development & CBO Approved/Endorsed By: Original Signed By Cathy Bazinet, CPPB, NIGP-CPP Manager, Procurement Original Signed By Stan Karwowski, MBA, CPA, CMA Director, Finance & Treasurer PW:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 111 -