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HomeMy WebLinkAboutNovember 6, 2023 Planning & Development Committee Meeting Agenda November 6, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Members of the public may attend the meeting in person, or may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City’s website following the meeting. Page 1. Call to Order/Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. A maximum of 5 minutes shall be allotted for each 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. 13-23 1 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 3.2 Information Report No. 14-23 18 Official Plan Amendment Application OPA 23-004/P Zoning By-law Amendment Application A 10/23 1334281 Ontario Limited Planning & Development Committee Meeting Agenda November 6, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 720 Granite Court Recommendation Reports 3.3 Director, City Development & CBO, Report PLN 34-23 37 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 Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual 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 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 Planning & Development Committee Meeting Agenda November 6, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 5.1 Director, City Development & CBO, Report PLN 32-23 49 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. 6. Member Updates on Committees 7. Other Business 8. Adjournment Information Report to Planning & Development Committee Report Number: 13-23 Date: November 6, 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 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 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.- 1 - 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 is approximately 26 hectares in size (see Location Map, Attachment #1). Phase 1 is approved for 4 manufacturing buildings, 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 as “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 as “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. - 2 - 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 use 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 in 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. - 3 - Information Report 13-23 Page 4 Figure 1: Phase 1 Road Network The full build-out of the road network is shown below in 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. - 4 - Information Report 13-23 Page 5 4.1 Vardon House The property 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’s 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. - 5 - Information Report 13-23 Page 6 The Neighbourhood Plan identifies a Heritage Lot on the subject lands. Chapter 8 of the Official Plan states 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. - 6 - 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 October 13, 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 6.3.1 Region of Durham Planning & Economic Development Department (Region) •the 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 Central Pickering Development Plan, (which has now been revoked); •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; •the proposed employment blocks, intended for prestige employment uses, generally conform with Envision Durham policies; •the proposed development supports the policy directions of the Provincial Policy Statement (PPS) as it provides for new industrial uses within an employment area within the Seaton Community; •a Phase Two Environmental Site Assessment (ESA) is required to further examine the potential contaminants on, and adjacent to, the property, and the Region will require the submission of a reliance letter and certificate of insurance; •an updated Stage 1 Archaeological Assessment is required, and must be submitted to the Ministry of Heritage, Sport, Tourism and Culture Industries for their review and approval; •an addendum or revised Environmental Impact Study (EIS) is required; •water supply will be available from the watermain that will be installed on Wonder Drive, located in the Phase 1 lands of the Caplink development; •sanitary servicing flow from the subject property will be conveyed by gravity to the future West Subtrunk 1 sanitary sewer which is currently in the design stage; - 7 - Information Report 13-23 Page 8 • the Region requests that an (‘H’) Holding Symbol be included in the implementing zoning by-law; • the lands are located within the Phase 2 servicing area of the Seaton Community, and the Holding Symbol will require a future site servicing agreement to demonstrate that there is sufficient sanitary servicing capacity to enable the full development of the site; • Durham Region Transit identified potential bus stop locations within the plan, requests that sidewalks be installed and open in tandem with occupancy, and advises that “on demand” service is currently available for this area; and • the additional supporting information outlined above is required before the Region will be able to issue conditions of draft approval. 6.3.2 Toronto and Region Conservation Authority (TRCA) TRCA requests the following information, based on its role as a conservation authority: • regulatory storm floodplain to be updated on all relevant drawings; • hydraulic modeling files to be provided for review; and • additional hydrogeological information required. 6.3.3 Ministry of Transportation (MTO) At the time of writing this report, no written comments have been received. 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 industries 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 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 Tier 1 sustainable development requirements. - 8 - Information Report 13-23 Page 9 6.4.3 Engineering Services • the Owner is required to satisfy all requirements, financial and otherwise, of the City of Pickering including, among other matters, the execution of a subdivision agreement between the owner and the City of Pickering concerning the provision and installation of services, grading, drainage, stormwater management facilities, geotechnical soils analysis, construction of sidewalks, boulevard design, and utility locations; • the City of Pickering’s Fill & Topsoil By-law prohibits soil disturbance, removal or importation of material to the site, unless a permit has been issued; • no on-site works prior to Draft Plan Approval is permitted, and a Fill & Topsoil Permit will be required should grading works proceed prior to a Subdivision Agreement; • the proposed municipal roads are to be designed to the City of Pickering standards, and the applicant is to provide a typical cross section for the new internal road; • as per the recommendations of the Phase One Environmental Site Assessment (ESA), a Phase Two ESA is required; • various technical comments with respect to preliminary grading, site servicing, and stormwater management need to be addressed; • a 3.5 metre road widening along North Road, south of Wonder Drive, is required to ensure access to the overpass on Highway 407; • based on the submitted Arborist Report and the City’s Tree Compensation Policy, tree compensation is required for the removal of 184 existing trees; and • barrier-free pedestrian connection, from the municipal sidewalks to all main entrances of the proposed buildings, is required. 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 the implementing zoning by-law contains an appropriate (H) – Holding provision to address the Regional servicing requirements; • 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; - 9 - Information Report 13-23 Page 10 • 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; • 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 Hybrid 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 - 10 - Information Report 13-23 Page 11 •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 Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By 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: October 19, 2023 - 11 - Attachment #1 to Information Report 13-23 No r t h R o a d Highway 7 W h i t es R oad Highway 407 City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: SP-2023-03, A011/23 Date: Jul. 06, 2023 ¯ E Caplink Limited575,625 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 - 12 - Attachment #2 to Information Report 13-23 Highway 7 Highway 407 Si d e l i n e 2 8 EnterpriseGateway 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 DevelopmentDepartment SP-2023-03, A011/23Caplink Limited575,625 and 685 Highway 7 No r t h R o a d - 13 - 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 - 14 - 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 - 15 - 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 - 16 - 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 - 17 - Information Report to Planning & Development Committee Report Number: 14-23 Date: November 6, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 23-004/P Zoning By-law Amendment Application A 10/23 1334281 Ontario Limited 720 Granite Court 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 1334281 Ontario Limited, to facilitate the construction of a residential condominium building. 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 for 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 it 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 to prevent the need to refund application fees. The subject applications were submitted on June 8, 2023. As such, the new planning review process is not applicable to these applications. - 18 - Information Report 14-23 Page 2 3. Property Location and Description The subject property is located at the northwest corner of Whites Road and Granite Court, south of Highway 401, within the West Shore neighbourhood (see Location Map, Attachment #1). The site has an area of approximately 1.19 hectares, with frontages along Whites Road and Granite Court. The property is currently vacant, with no vehicular access from the site to either public road. A small portion of the site, at the southwest corner, is subject to two easements, in favour of the Region of Durham. The purpose of the easements is to allow the construction, operation, and maintenance of watermains, and allow access to the land to repair, reconstruct, and replace such watermains. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North & West: The lands immediately to the north and west are owned by Metrolinx. The lands contain a railway, which carries Lakeshore East GO Train services. Further north is the Whites Road and Highway 401 eastbound off-ramp, which exits north and south onto Whites Road. Further west and southwest are industrial/employment buildings within the Whites Road Prestige Business Park. South: To the south, across Granite Court, are two-storey detached dwellings. East: To the east is Whites Road, including the signalized intersection of Whites Road and Bayly Street. Across Whites Road are two-storey detached dwellings, and two commercial properties, containing uses such as a gas station, medical offices, restaurants, personal service shops, and convenience stores. 4. Previously Approved Application for Zoning By-law Amendment In 2003, 1334281 Ontario Limited and 1483576 Ontario Inc., submitted applications for Official Plan Amendment (OPA 03-001/P) and Zoning By-law Amendment (A 06/03), to facilitate the construction of two residential condominium buildings, being 8 and 4 storeys each, containing a total of 145 dwelling units. The purpose of the Official Plan Amendment was to increase the maximum permitted residential density from 80 dwelling units per hectare to 122 units per hectare. The purpose of the Zoning By-law Amendment was to rezone the property to implement the applicants’ proposal. A significant number of public concerns were raised regarding the residential proposal. Concerns from area residents related to traffic, density, land use compatibility, and building massing. In response to the concerns received from the public, 1334281 Ontario Limited withdrew the application for Official Plan Amendment and revised the application for Zoning By-law Amendment (A 06/03(R)) to propose a retail food store and associated outdoor seasonal garden centre. - 19 - Information Report 14-23 Page 3 On July 26, 2004, Council approved the application for Zoning By-law Amendment to permit various non-residential uses including, but not limited to, office, financial institution, personal service shop, retail food store, and daycare centre. Subsequent to the approval, 1334281 Ontario Limited submitted an application for Site Plan Approval (S 04/04), which proposed a single commercial building for a food store and associated outdoor garden centre. This application was never finalized, and site plan approval was not issued. 5. Applicant’s Proposal 1334281 Ontario Limited has submitted applications for Official Plan Amendment and Zoning By-law Amendment, to facilitate the construction of a 12-storey residential condominium building (see Submitted Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4 and #5). The total number of dwelling units proposed is 262 units. The table below summarizes the key details of the proposal: Provision Proposal Gross Floor Area (GFA) 20,096 square metres Density 221 dwelling units per hectare Floor Space Index (FSI) 1.7 Number of Storeys 12 storeys Number and Type of Residential Units • Bachelor: 8 units • 1 Bedroom: 179 units • 1 Bedroom Plus Den: 41 units • 2 Bedroom: 19 units • 2 Bedroom Plus Den: 15 units Total: 262 residential units Private Amenity Area • Indoor: 499 square metres • Outdoor: 1,009 square metres Total: 1,508 square metres Vehicular Parking • Resident – 1.25 resident spaces per dwelling unit (totalling 328 parking spaces, located within a two-level underground parking garage) • Visitor – 0.25 visitor spaces per dwelling unit (totalling 65 parking spaces, located at-grade at the rear of the building) Total: 393 parking spaces - 20 - Information Report 14-23 Page 4 Provision Proposal Bicycle Parking • Resident – 0.5 bicycle spaces per dwelling unit (totalling 131 bicycle spaces, located within a two-level underground parking garage) • Visitor – 0.1 bicycle spaces per dwelling unit (totalling 26 bicycle spaces, located at-grade at the rear of the building) Total: 157 bicycle spaces Vehicular access to the site is proposed from Granite Court, through a driveway located at the rear of the building. The access is located approximately 63 metres from the intersection of Whites Road and Granite Court. Private outdoor amenity space is proposed at-grade to the north of the building, including a dog run, community garden, children's play area, and outdoor seating areas (see Conceptual Landscape Plan, Attachment #6). Additional indoor and outdoor amenity spaces are proposed within Floors 1 and 9 of the building. A privately-owned-public-space (POPS) is proposed to the south of the building, including outdoor seating areas. At the rear of the building is a proposed open field. The total amount of greenspace proposed on site (including the private outdoor amenity space, POPS, and open field) is 44 percent. The proposed development will be subject to future applications for Site Plan Approval and Draft Plan of Condominium. 6. Policy Framework 6.1 Durham Regional Official Plan The Regional Official Plan (ROP) designates the subject lands as “Living Areas”. Lands within the Living Areas designation shall be used predominately 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 for achieving a compact urban form, including higher densities and mixed uses along arterial roads, in conjunction with existing and future transit facilities. 6.1.1 Envision Durham On May 17, 2023, Durham Region Council adopted the new Regional 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 “Community Areas”. Community Areas shall develop as complete communities, providing a range of housing, transportation, and lifestyle choices, including creating opportunities for residents to live, shop, work, and access services and amenities within their neighbourhood. In addition, - 21 - Information Report 14-23 Page 5 Community Areas shall provide for a variety of housing types, sizes, and tenures, and encourage intensification through the provision of additional residential units. The applicant’s proposal will be assessed against the policies of the Durham Regional Official Plan during further processing of this application. 6.2 Pickering Official Plan 6.2.1 Permitted Uses and Density The subject property is designated “Mixed Use Areas – Local Nodes” within the Pickering Official Plan. This designation permits residential uses, retailing of goods and services that serve the needs of the surrounding neighbourhood, offices, restaurants, community, cultural and recreational uses, community gardens, and farmers’ markets. The Local Nodes designation permits a minimum net residential density of 31 dwelling units per hectare; a maximum net residential density of 80 units per hectare; and a maximum floor space index (FSI) of 2.0. Based on the maximum permitted density, a maximum of 96 units are currently permitted on the site. To facilitate the proposed development, the applicant has submitted an application for Official Plan Amendment to increase the maximum permitted residential density from 80 dwelling units per hectare to 221 units per hectare. The proposed increase in density would allow 262 units on-site, which is an increase of 166 units. 6.2.2 Road Designations The northern portion of Whites Road (north of Bayly Street) is designated as a Type A arterial road within the Official Plan. Type A arterial roads are the highest-order arterial roads, designed to carry large volumes of traffic at moderate to high speeds, over relatively long distances. The northern portion of Whites Road is also designated a Transit Spine, where a higher level of transit service is to be provided. The Plan states that the development of liveable, transit-oriented communities, with a mix of uses and higher density development, shall be provided along designated transit spines. The southern portion of Whites Road (south of Bayly Street), and Granite Court, are designated as Collector Roads within the Official Plan. Collector Roads generally provide access to individual properties, to local roads, to other collector roads, and to Type C arterial roads. The Plan states that higher-density housing shall be provided in the vicinity of arterial roads and collector roads, that also serve as transit spines. 6.2.3 Affordable Housing 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. - 22 - Information Report 14-23 Page 6 No affordable housing units are proposed as part of this development. The applicant has stated that the proposed development will diversify the types and availability of housing within the neighbourhood, while offering a range of housing sizes to accommodate people and family structures of all ages and socioeconomic status, which can be considered more affordable and attainable than other forms of ground-related housing. The applicant’s proposal will be assessed against the policies of the Pickering Official Plan during further processing of this application. 6.3 Integrated Sustainable Design Standards On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development in the City, to replace the 2007 Sustainable Development Guidelines. The new standards consist of two tiers of performance measures that promote sustainable site and building design. Tier 1 elements are required for all new development applications deemed complete on or after January 1, 2023. These applications were deemed complete on June 26, 2023, and are therefore subject to the new sustainable design standards. In support of the proposed development, the applicant has completed an ISDS Checklist, which demonstrates compliance with the City’s new sustainable design standards. Comments received from the City’s Sustainability Department on the submitted ISDS Checklist can be found in Section 7.4.1 of this report. 6.4 Zoning By-law 2511, as amended by By-law 6358/04 The subject property is zoned “(H)LCA-11” within Zoning By-law 2511, as amended by By-law 6358/04. Uses currently permitted on the site include a broad range of commercial uses, including a retail food store, office, bank, and daycare. The lands are also subject to an “(H)” Holding Symbol, which was enacted in 2004, as a result of the previously approved Zoning By-law Amendment (A 06/03(R)). A major issue that was identified during the review of that application was the existing traffic congestion on Whites Road and related intersections. As such, a hold was placed on the property, which prohibited any development on the site from occurring, until certain road improvements were initiated by the Region of Durham, to reduce existing congestion, and accommodate new traffic generated by the proposed development. The “(H)” Holding Symbol requires the following conditions to be satisfied by the Owner before the holding symbol can be lifted: • provide proof to the City that the road works for Whites Road and Granite Court that abut the subject property, including road widening and reconstruction, have been initiated by the Region of Durham; and • enter into an appropriate agreement with the City, and receive site plan approval, to address matters such as site function (access/egress, traffic aisles, parking locations), site improvements (landscaping, paved surfaces, road improvements), and building placement. - 23 - Information Report 14-23 Page 7 To facilitate the proposed development, the applicant has submitted an application for Zoning By-law Amendment, to change the existing zoning to an appropriate site-specific zone category, and to introduce appropriate zoning regulations. 7. Comments Received 7.1 Notice of Public Open House and Statutory Public Meeting On September 20, 2023, the City Development Department hosted a Public Open House Meeting, to inform area residents about the proposed development. Notice of the meeting was provided through a mailing to all properties within 150 metres of the subject property (in total, notices were mailed to 226 property owners). At the request of the Ward Councillors, notices were also mailed to the Fairport Beach Neighbourhood Association, Pickering West Shore Community Association, and SoRo Good Neighbours. In addition to the mailed notices, two notice signs were erected at the property. Notice was also posted in the News Advertiser on August 31 and September 14, 2023, and on the City’s social media channels. Notice of this Statutory Public Meeting was provided through a mailing to all properties within 150 metres of the subject property, to the Neighbourhood Association groups noted above, to those who attended the open house meeting, and to those who provided written comments on the application and/or requested to be notified of future meetings. In addition, at the expense of the applicant, notices were mailed to properties within the surrounding area, but located outside of the 150 metre radius. This included an additional 609 properties, generally located in the area east of the Metrolinx railway, south of Highway 401, west of Hillcrest Road, and north of the Petticoat Creek Conservation Area. In addition to the mailed notices, three notice signs were erected at the property, including a mobile sign installed by the City at the request of the Ward Councillors. Notice was also posted using the City’s electronic sign board, located along Kingston Road on the CN Bridge, and advertised on the City’s social media channels. 7.2 Comments Received from the Public Open House and Written Submissions Approximately 60 residents attended the open house meeting. In addition, at the time of writing this report, the City has received 16 written comments. The following is a list of key comments and concerns expressed by area residents/businesses at the open house meeting, and through written submissions: 7.2.1 Traffic and Safety • concerned about increased traffic on neighbouring streets, Highway 401 ramps, and public parks, in a neighbourhood that is already congested during rush hour and summer months; • concerned about the proximity of traffic lights at the intersections of Whites Road and Granite Court, and Whites Road and Bayly Street, as it regularly causes backups during rush hour, which will be further exacerbated by increased traffic as a result of the proposed development; - 24 - Information Report 14-23 Page 8 • questioned if the submitted traffic impact study analyzed safety for pedestrians, specifically related to sight lines at signalized intersections; • questioned when the submitted traffic impact study was completed, and if there was a significant difference in the data collected pre- and post-COVID; • concerned about the number of large trucks that travel along Whites Road and Granite Court, to access Highway 401, and how this may impact the proposed development; • concerned about the ability of residents to exit the West Shore and Rosebank neighbourhoods during an emergency, or the ability for emergency services to access these neighbourhoods, considering that there are only two existing roads that provide access to and from the neighbourhoods; • concerned with the data provided in the submitted traffic study, as it is not an accurate reflection of the traffic conditions in the neighbourhood; • concerned with the safety of the proposed vehicular access from Granite Court, as this road is already congested and is frequently travelled on by large trucks; • concerned with the current speed limit of 40 kilometres/hour on Granite Court, as many vehicles travel above the posted speed limit; • concerned that the City will install a three-way stop along Granite Court, at the proposed vehicular access for the site, which will create additional congestion along Granite Court; • questioned if future proposed developments within the surrounding area have been considered in the drafting of the submitted traffic impact study; • concerned about the location of the proposed private outdoor amenity space in proximity to Whites Road, which may be unsafe for children; and • questioned if there is an evacuation plan in place for the West Shore and Rosebank neighbourhoods, if an evacuation is necessary for the nuclear station. 7.2.2 Building Height • concerned about the height of the proposed building, as it will stand out visually in a neighbourhood that is composed primarily of detached and semi-detached dwellings; • requested that the proposed building be reduced in height, as no other buildings in the neighbourhood are as tall; • stated that many native bird species live within the neighbourhood, and are concerned that the height of the building will impact the flight path of migratory birds; and • concerned with the lack of privacy and potential overlook issues that may result due to the height of the proposed building. 7.2.3 Increased Density • questioned what the justification is for increasing the maximum permitted density, considering the site is not located within the Kingston Road Corridor and Specialty Retailing Node Intensification Plan area; • questioned if the proposed increase in density will result in an improvement to existing infrastructure, such as sidewalk and road improvements, specifically along the southern portion of Whites Road; - 25 - Information Report 14-23 Page 9 • stated that townhomes would be a more appropriate development for the neighbourhood, and would be more in keeping with the character and built form of the neighbourhood; and • concerned with the proposed increase in density, considering the small size of the lot. 7.2.4 Commercial and Recreational Uses • stated that there is an opportunity for the City to invest in the subject property, to provide facilities or amenities that serve existing residents and support local businesses, such as a grocery store, restaurants, family-friendly establishments, entertainment, community centre, etc.; • suggested that the subject property be used to provide commercial and/or recreational uses within the neighbourhood, such as a coffee shop, ball-hockey court, outdoor skating rink, splash pad, manicured pollinator garden, farmers market, etc.; and • concerned that there are very few grocery stores located south of Highway 401 within the City and suggested that commercial/retail space be provided within the ground floor of the proposed building. 7.2.5 Public Notice • questioned who in the neighbourhood received mailed notice of the public open house meeting; • requested that the 150 metre radius for mailed notices be expanded to include others in the neighbourhood; • requested that mailed notices be sent to all industrial/employment companies located in the neighbourhood; and • stated that the notice signs posted at the property, for the open house meeting, are too small and difficult to read. 7.2.6 Other Comments • concerned that the proposed development will negatively impact the property values of surrounding homes; • questioned how the development may impact flooding on Highway 401, during rain and other climate events; • questioned what the cost of each unit is expected to be; • concerned about noise pollution as a result of the proposed development; • questioned what sustainable features are being proposed as part of the development; and • questioned if a construction management plan has been submitted for the proposed development. 7.3 Agency Comments As of the date of this report, comments have been received from the following external agencies: - 26 - Information Report 14-23 Page 10 7.3.1 Metrolinx • As per Metrolinx’s Adjacent Development Guidelines for GO rail corridors, sensitive uses (such as residential) require a 30-metre setback from the shared property line and the nearest sensitive use, along with a safety barrier. Metrolinx is in receipt of the applicant’s submitted architectural drawings and Derailment Protection Report, which show a 30-metre setback and natural berm, provided as a rail safety barrier. The submitted materials will be reviewed and commented on by Metrolinx’s technical advisor AECOM. • The submitted Functional Servicing and Stormwater Management Report will also be reviewed and commented on by AECOM. Any proposed alterations to the existing drainage pattern affecting Metrolinx’s property must receive prior concurrence from Metrolinx. • Prior to site plan approval, the applicant must submit a final Noise & Vibration Study, to the satisfaction of Metrolinx. • The applicant is required to provide a 3.5-metre vegetation setback, along the shared property line. Limited types of vegetation are allowed within this setback, such as low-rise shrubs, and/or decorative grasses. • Prior to site plan approval, the applicant shall enter into an Adjacent Development Agreement with Metrolinx, stipulating how applicable concerns will be addressed. The agreement will include an environmental easement for operational emissions. 7.3.2 Durham District School Board • Staff have no objection to the proposed development. • Based on the proposed unit breakdown, the anticipated elementary student yield from the development is expected to be approximately 53 students. • Students generated from this development will attend existing neighbourhood schools. 7.3.3 Durham Regional Police – Radio Systems • Construction of a 12-storey building on the subject property will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links. • Newly constructed buildings will have to be tested for in-building coverage once the buildings are completed. 7.4 City Department Comments As of the date of this report, comments have been received from the following City departments: 7.4.1 Sustainability • The applicant has committed to pursuing Integrated Sustainable Design Standards (ISDS) Tier 1, and in some instances, will aspire to achieve Tier 2 (voluntary) sustainable site and building design targets. - 27 - Information Report 14-23 Page 11 • The applicant has committed to providing the following sustainable development design features, to be implemented at the Site Plan Application stage: • light pollution reduction measures, by designing the proposed development to meet the dark sky compliant requirements; • bird-friendly building design and glazing, to reduce bird collisions caused by buildings; • support for alternative transportation, through the provision of electric vehicle parking spaces, and long and short-term bicycle parking spaces; • planting at least 75 percent native, drought tolerant, and pollinator-friendly plant species, which will contribute to the overall biodiversity and local climate conditions in the City; and • reducing potable water use, and harvesting rainwater, by proposing a water tank to capture the first 5 millimetres of rainwater from the rooftop areas for landscape watering. 8. Planning & Design Section Comments The following is a summary of key concerns or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • assess the appropriateness of the proposal, including the requested increase in density, in relation to the policies within the Durham Regional and City of Pickering Official Plans; • assess the suitability and appropriateness of the proposed building height, specifically in relation to the context/character of the neighbourhood, and shadowing and overlook impacts; • review the proposed resident and visitor parking standards, and ensure that sufficient parking is provided to support the proposal; • ensure the traffic generated by the proposed development can be safely accommodated by the existing road and pedestrian network; • confirm that the road works for Whites Road and Granite Court that abut the subject property, including road widening and reconstruction, have been initiated by the Region of Durham, in accordance with the condition of the existing “(H)” Holding Symbol on the property; • ensure sufficient indoor amenity space is provided to serve future residents; • assess the location of the proposed privately-owned-public-space along Granite Court and determine whether it is a suitable location for an outdoor seating area; • request the applicant to explore opportunities to provide affordable housing units within the development; • evaluate the appropriateness of the proposed site layout, building setbacks, and landscaping to ensure the City’s urban design objectives are achieved; and • request the applicant to explore opportunities to provide a mix of uses within the proposed building, such as commercial/retail uses at grade. - 28 - Information Report 14-23 Page 12 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 application after it has received and assessed comments from the circulated department, agencies, and the public. 9. Information Received Copies of the plans and studies submitted in support of the application are listed below, and are available for viewing on the City’s website at pickering.ca/devapp, or at the offices of the City of Pickering, City Development Department: • Arborist Report, prepared by Cohen and Master Tree and Shrub Services Ltd., dated November 30, 2021; • Architectural Drawings, prepared by onespace unlimited inc., dated May 17, 2023; • Civil Engineering Drawings, prepared by Masongsong Associates Engineering Ltd., dated May 11, 2023; • Compatibility, Noise & Vibration Study, prepared by GHD Limited, dated April 27, 2023; • Conceptual Landscape Plans, prepared by MHBC Planning, dated May 30, 2023; • Derailment Protection Report & Plans, prepared by Consulting Engineers and Landscape Architects, dated May 2, 2023; • Functional Servicing & Stormwater Management Report, Masongsong Associates Engineering Ltd., dated May 2023; • Geotechnical Investigation, prepared by Soils Engineering Ltd., dated March 2023; • Groundwater Quality Assessment, prepared by Soils Engineering Ltd., dated June 1, 2023; • Hydrogeological Assessment, prepared by Soils Engineering Ltd., dated March 2022; • Integrated Sustainable Design Standards Checklist, prepared by Evans Planning; • Phase I and II Environmental Site Assessments, prepared by Soils Engineering Ltd., dated December 1, 2021 and February 25, 2022; • Planning Justification Report, prepared by Evans Planning, dated June 2023; • Shadow Study, prepared by onespace unlimited inc., dated May 17, 2023; • Stage 1 and 2 Archaeological Assessments, prepared by Earthworks Archaeological Services Inc., dated February 2, 2022 and February 3, 2022; • Traffic Impact Study, prepared by GHD Limited, dated April 25, 2023; • Waste Management Plan, prepared by onespace unlimited inc., dated May 24, 2023; • Urban Design Brief, prepared by MHBC Planning, dated June 2023; and • Water Balance Assessment, prepared by Soils Engineering Ltd., dated May 25, 2023. 10. Procedural Information 10.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Hybrid Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; - 29 - Information Report 14-23 Page 13 •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. 10.2 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; and •at this time, the Region has not yet determined whether this Official Plan Amendment application is exempt from Regional Approval. 11.Owner/Applicant Information The owner of this property is 1334281 Ontario Limited, who is represented by Evans Planning. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.Submitted Conceptual Rendering – Northwest Corner of Whites Road and Granite Court 5.Submitted Conceptual Rendering – Entrance Facing Whites Road 6.Conceptual Landscape Plan Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld Date of Report: October 18, 2023 - 30 - Attachment #1 to Information Report 14-23 Wh i t e s R o a d Ey e r D r i v e Atwood C rescent Gallant Court Edge Lane Layton Court Granite C o u r t Oklahoma Drive Stonebridge Lane Abingdon Court Iro n s t o n e M a n o r Hampton Court Highway 4 0 1 Bayly S treet LookoutPointPark BidwellTot Lot Fairport BeachPublic School © 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 DevelopmentDepartment Location MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/23 Date: Jun. 23, 2023 ¯ E 1334281 Ontario Limited720 Granite Court SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY.- 31 - Attachment #2 to Information Report 14-23 Wh i t e s R o a d Cr e e k v i e w C i r c l e Highway 4 0 1 DownlandDrive Ey e r D r i v e Atwood C res centGallant Court Edge Lane Layton Court Abingdon Court Iro n s t o n e M a n o r San d s t o n e M a n o r Hampton Court Kingston R o a d Oklahoma Drive Granite C o u r t Stonebridge Lane BaylyStreet 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 DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/231334281 Ontario Limited720 Granite Court THIS IS NOT A PLAN OF SURVEY. Date: Jun. 23, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_AirPhoto.mxd ¯ - 32 - Attachment #3 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2023 Oct. 3, 2023DATE: Applicant: Municipal Address: File No: Submitted Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N - 33 - Attachment #4 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2021 Sept 27, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering - Northwest Corner of Whites Road and Granite Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court - 34 - Attachment #5 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2021 Sept 27, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering - Entrance Facing Whites Road FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court - 35 - Attachment #6 to Information Report 14-23 L:\Planning\01-MapFiles\OPA\2023 Oct. 3, 2023DATE: Applicant: Municipal Address: File No: 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 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N - 36 - Report to Planning & Development Committee Report Number: PLN 34-23 Date: November 6, 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. - 37 - PLN 34-23 Subject: City Initiated Official Plan Amendment 50 November 6, 2023 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. - 38 - PLN 34-23 Subject: City Initiated Official Plan Amendment 50 November 6, 2023 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 - 39 - PLN 34-23 Subject: City Initiated Official Plan Amendment 50 November 6, 2023 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 - 40 - Appendix I to Report PLN 34-23 Recommended Amendment 50 to the Pickering Official Plan - 41 - 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 - 42 - Exhibit “A” to By-law XXXX/23 Amendment 50 to the City of Pickering Official Plan - 43 - 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; - 44 - 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: - 45 - 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 - 46 - Attachment #1 to Report 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 dwellingunits, 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 beamended 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 HighRise 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 AppendixII to Report PLN 38-22, save and except that Number LN7, Common Outdoor AmenitySpace, 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.” - 47 - 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 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.” 3.That Council require all Site Plan and Plan of Subdivision Applications, for the type andscale 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 thePickering Integrated Sustainable Design Standards; c.identify any additional staff resources, and cost recovery mechanisms, necessary toimplement 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 supportsthe Pickering Integrated Sustainable Design Standards by the end of 2023; 5.That Report PLN 38-22 of the Director, City Development & CBO, which responds toCouncil 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. - 48 - Report to Planning & Development Committee Report Number: PLN 32-23 Date: November 6, 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. - 49 - PLN 32-23 Subject: Strategic Growth Areas Monitoring Report (2022) November 6, 2023 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. - 50 - PLN 32-23 Subject: Strategic Growth Areas Monitoring Report (2022) November 6, 2023 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). - 51 - PLN 32-23 Subject: Strategic Growth Areas Monitoring Report (2022) November 6, 2023 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. - 52 - PLN 32-23 Subject: Strategic Growth Areas Monitoring Report (2022) November 6, 2023 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 - 53 - Appendix I to Report PLN 32-23 Strategic Growth Areas Monitoring Report, February 2023 - 54 - pickering.ca Strategic Growth Areas Monitoring Report February 2023 - 55 - 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 - 56 - 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 - 57 - 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: - 58 - 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. - 59 - 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 - 60 - 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 92 766 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. - 61 - 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. - 62 - 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. - 63 - 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. - 64 - 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. - 65 - 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. - 66 - 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 - 67 - 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. - 68 - 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 - 69 - 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. - 70 - 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). - 71 - 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 - 72 - 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 - 73 - 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. - 74 - 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. - 75 - 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 - 76 - Strategic Growth Areas Monitoring Report As of December 1, 2022 22 Figure 6: Rougemount Precinct - 77 - 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 - 78 - Strategic Growth Areas Monitoring Report As of December 1, 2022 24 Figure 7: Whites Precinct. - 79 - 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 - 80 - Strategic Growth Areas Monitoring Report As of December 1, 2022 26 Figure 8: Dunbarton/Liverpool Precinct. - 81 - 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 - 82 - Strategic Growth Areas Monitoring Report As of December 1, 2022 28 Figure 9: Brock Precinct. - 83 - 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% - 84 - 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 - 85 - 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 - 86 - 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. - 87 - 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. - 88 -