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HomeMy WebLinkAboutJanuary 19, 2026 Addendum Statutory Public Meeting under the Planning Act Agenda Electronic Meeting January 19, 2026 - 07:00 PM Chair: Councillor Brenner Please be advised that in accordance with Section 09.04 of the Procedure By-law, the City of Pickering is holding Council and Committee Meetings in an electronic format until further notice. Members of the public may observe the meeting proceedings by viewing the livestream on the HTML Agenda or the archived video available on the City's website. Purpose of the Meeting Statutory Public Meetings under the Planning Act are held to receive input and feedback on certain types of planning applications before any decisions are made. How to Participate Members of the public that wish to comment on any of the matters listed below may do so by verbal delegation at the meeting or by written comment. To submit a Delegation Request Form or written comments, please visit pickering.ca/spm. Meeting Format For each of the Information Reports below, the general order of proceedings will be as follows: City Staff will provide a brief overview of the application;1. The applicant or their representative may provide information regarding the application;2. Members of the public who have registered in advance will be called upon by the Chair in the order in which they registered to make their delegations; and, 3. The Chair may call on the applicant and/or staff to provide clarification on matters raised by members of the public. 4. Please note that matters marked with an asterisk (*) have been amended or added. For inquiries related to accessibility, please contact Legislative Services Phone: 905.420.4611 | Email: clerks@pickering.ca. Call to Order Information Reports Delegations will be heard for each Information Report and will be called upon by the Chair in the order in which they have registered to speak. Information Report 01-26 Page 3 Draft Plan of Subdivision SP-2023-04 Zoning By-law Amendment A 13/23 Draft Plan of Condominium CP-2023-05 869547 Ontario Inc. 3225 Fifth Concession Road Delegatons: Maurizio Rogato, Principal, Blackthorn Development Information Report 02-26 Page 18 Zoning By-law Amendment A 05/25 1095 Kingston Road Ltd. 1095 Kingston Road Delegations: Nik Papaetrou, Resident Inc., Ornella Richichi, Resident Inc., Sadaf Rabbani, BDP Quadrangle, Mallory Nievas, The Biglieri Group, Federico Palacios, The Biglieri Group, Steven Kwan, BA Group, Monica Miranda, BA Group Kathleen Johnston, Pickering Resident Adjournment 1. 2. 2.1 2.1.1 2.2 *2.2.1 2.2.2 3. Addendum Statutory Public Meeting under the Planning Act Agenda January 19, 2026 - 2 - Statutory Public Meeting Information Report Report Number: 01-26 Date: January 19, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision SP-2023-04 Zoning By-law Amendment A 13/23 Draft Plan of Condominium CP-2023-05 869547 Ontario Inc. 3225 Fifth Concession Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Draft Plan of Subdivision, Zoning By-law Amendment, and Draft Plan of Condominium, submitted by 869547 Ontario Inc., to permit a residential common element condominium. It is intended to help the public and stakeholders understand the proposal. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located on the east side of Sideline 4, north of Fifth Concession Road, within the Rural Settlement of Birchwood Estates. The western portion of Fifth Concession Road is an unopened road allowance and is not accessible to the public (see Location Map, Attachment 1). The property has an area of 17.9 hectares, with frontage and driveway access on Sideline 4 and Fifth Concession Road. It is currently vacant. Portions of the site contain significant woodlands, and a tributary of Carruthers Creek runs through the centre of the property. Surrounding land uses are (see Air Photo Map, Attachment 2): North: To the north is Holiday Gardens Slovenia Country Club. South: Across Fifth Concession Road, in the Town of Ajax, are Deer Creek Golf Club, a private elementary and high school, and several residential parcels containing detached dwellings. - 3 - Information Report 01-26 Page 2 East: To the east is an agricultural parcel containing a detached dwelling and an indoor growing facility. West: Across Sideline 4 are several residential parcels containing detached dwellings and significant woodlands. 3. Historic Applications An application for Regional Official Plan Amendment (OPA 86-049D) was approved by the Ministry of Municipal Affairs on April 2, 1998, to redesignate the subject property from Major Open Space to Estate Residential to allow for 23 estate residential lots. The associated Draft Plan of Subdivision Application (18T-87096) did not receive draft plan approval from the Region, and the related Zoning By-law Amendment Application (A 16/88) was not finalized. As a result, the development did not proceed. 4. Pre-submission Applications On May 23, 2023, Council approved a new planning review process in response to Provincial changes to the Planning Act through Bill 109. These changes, effective for all applications submitted after June 30, 2023, required a mandatory pre-submission review stage before a formal development application could be submitted. The intent was to ensure the City met Planning Act approval timelines and avoided the need to refund development application fees. The applicant submitted pre-submission applications for a Draft Plan of Subdivision, a Zoning By-law Amendment, and a Draft Plan of Condominium on December 11, 2023, to permit a residential common element condominium consisting of 13 lots. City staff reviewed the submission materials, held an Open House Meeting on March 24, 2024, and provided the applicant with all comments received on the applications. On June 6, 2024, the Province made further changes to the Planning Act through Bill 185, which removed the requirement to refund development application fees. Following this change, pre-submission applications were no longer required. The applicant submitted formal applications for a Draft Plan of Subdivision, a Zoning By-law Amendment, and a Draft Plan of Condominium on October 7, 2025. The proposed development remains the same, consisting of a residential common element condominium with 13 lots. Technical changes have been made to the proposal to address comments received on the pre-submission applications. 5. Applicant’s Proposal The applicant’s proposal consists of 13 lots for detached dwellings fronting onto two private roads. One private road will have access from the east side of Sideline 4, and the second private road will have access from the north side of Fifth Concession Road (see Submitted Conceptual Site Plan, Attachment 3). The remaining lands not used for residential purposes are planned to be rezoned as open space. - 4 - Information Report 01-26 Page 3 The purpose of the Draft Plan of Subdivision is to create development blocks to facilitate the proposed development, as summarized below (see Submitted Draft Plan of Subdivision, Attachment 4). Block Land Area Proposed Use Development Blocks 2 and 4 5.8 hectares Residential blocks consisting of 13 lots for detached dwellings fronting onto two private roads. The lots will be serviced by municipal water and private septic systems. Open Space Blocks 1, 3, 5, 12 and 13 11.78 hectares Environmental lands containing significant woodlands, significant valleylands, wetlands, habitats, and their associated minimum vegetation protection zones will be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. Road Widening Block 6 0.32 hectares Lands to be conveyed to the City for a road widening along Fifth Concession Road. Total 17.9 hectares The applicant is proposing to rezone the residential blocks from “A” – Agriculture zone to “R1C” – Residential First Density zone, with site-specific zoning standards to enable the proposed development. The R1C zone permits a detached dwelling and up to two additional dwelling units. The purpose of the Draft Plan of Condominium is to establish the common elements within the development, including two private roads with sidewalks, two water pumping stations, utilities, and community mailboxes (see Submitted Draft Plan of Condominium Attachment 5). The proposed development will be subject to a future Site Plan Approval application. 6. Policy Framework 6.1 Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS directs Planning Authorities to support the development of healthy, integrated, and viable rural areas by accommodating an appropriate range and mix of housing in rural settlement areas. When directing development in rural areas, Planning Authorities should consider locally appropriate rural characteristics, the scale of development, and the provision of appropriate service levels. The proposal is generally consistent with the PPS, but staff will continue to assess the proposal against the PPS policies during the ongoing review of these applications. - 5 - Information Report 01-26 Page 4 6.2 Greenbelt Plan (2017) The Greenbelt Plan designates the property as “Protected Countryside – Natural Heritage System”. Permitted land uses within the Natural Heritage System include agricultural and related uses, and environmental protection. Policy 3.2.2.3 of the Greenbelt Plan states that new development or site alteration in the Natural Heritage System must demonstrate that there will be no negative impacts on key natural heritage features or key hydrologic features or their functions, and that connectivity between these features should be maintained or, where possible, enhanced to support the movement of native plants and animals across the landscape. Policy 5.2.1 of the Greenbelt Plan states that where an Official Plan was amended prior to December 16, 2004, to specifically designate land uses, this approval may continue to be recognized through further applications under the Planning Act or the Condominium Act, 1998, to implement the Official Plan approval. Such applications are therefore not required to conform with the Greenbelt Plan, although the policy notes that conformity with the Plan should be sought where possible. As noted in Section 3 of this report, an application for Regional Official Plan Amendment (OPA 86-049D) was approved by the Ministry of Municipal Affairs on April 2, 1998, to redesignate the subject property from Major Open Space to Estate Residential to allow for 23 estate residential lots. The proposal is generally consistent with the Greenbelt Plan, but staff will continue to assess it against its policies during the ongoing review of these applications. 6.3 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject property as “Rural System – Country Residential Subdivision”. Table 2 of the ROP says that the Country Residential Subdivision of Birchwood Estates is permitted to have a maximum of 23 residential units. Policy 6.5.24 states that development within an approved Country Residential Subdivision must: • be serviced by individual private on-site water and wastewater systems which comply with the standards of the Region and the Ministry of the Environment, Conservation and Parks - 6 - Information Report 01-26 Page 5 • not have an adverse cumulative impact on the environment, including but not limited to, any key natural heritage and/or hydrologic features, groundwater, wells and soil • be serviced with an internal road system having a minimum of two access points • not exceed the maximum number of residential units permitted in Table 2 of the ROP • require that once a Country Residential Subdivision has been registered, no severance for an additional lot shall be granted The proposal is generally consistent with the Durham Region Official Plan, but staff will continue to assess it against the ROP policies during the ongoing review of these applications. The applications have been circulated to the Region of Durham for review on matters of regional interest, including municipal water and private servicing. 6.4 Pickering Official Plan The Pickering Official Plan (POP) designates the property as “Rural Settlements – Country Residential”, within the Rural Settlement of Birchwood Estates. Large lot residential subdivisions are permitted, provided they do not exceed the maximum approved number of lots. For Birchwood Estates, the maximum number of residential lots is 23. Policy 13.9 of the POP states that development within Birchwood Estates must respect environmental features, such as Carruthers Creek and its tributaries, to the satisfaction of the City and the Conservation Authority. The policy also states that the country residential environment of the settlement should be maintained once developed. The property is further identified as being within the “Pickering Natural Heritage System”, containing “Significant Woodlands”, “Permanent Streams”, and “Shorelines, Significant Valley Lands, and Stream Corridors”. In accordance with Policy 16.8, an Environmental Impact Study (EIS) is required for any development proposed within 120 metres of a key natural heritage feature or key hydrologic feature. The purpose of the study is to identify and evaluate the natural heritage and hydrological features, determine the minimum required vegetation protection zones, and determine the site’s development limits to prevent potential negative impacts from the proposed development. In support of the proposed development, the applicant has submitted an EIS, prepared by Beacon Environmental Limited, revised and dated July 2025. The features present on the property include significant woodlands, wetlands, significant valleylands, fish habitats, and habitats for endangered species, including Redside Dace and endangered bats. Field investigations were completed, and the dripline and top of bank were staked in collaboration with the Toronto and Region Conservation Authority. Policy 16.51(b) states that development located within the minimum area of influence that relates to a key natural and/or key hydrologic feature, but located outside the feature itself and its associated minimum vegetation protection zone, must: • demonstrate that the development or site alteration will have no adverse effects on the features or related ecological functions - 7 - Information Report 01-26 Page 6 • identify planning, design, and construction practices that will maintain and, where possible, improve or restore the health, diversity, and size of the feature and its connectivity with other features • demonstrate how connectivity within and between features will be maintained and, where possible, improved or restored before, during, and after construction Staff will continue to assess the proposal against the policies of the POP during the ongoing review of these applications. 6.5 Zoning By-law 8149/24 The property is zoned “A” – Agriculture zone within Zoning By-law 8149/24. Permitted uses include a detached dwelling, agricultural and related uses, on-farm diversified uses, and community uses. The applicant is proposing to rezone the developable portions of the property to an “R1C” – Residential First Density zone, with site-specific zoning standards to enable the proposed development. The R1C zone permits a detached dwelling and up to two additional dwelling units. The remaining environmental lands, including significant woodlands, valleylands, wetlands, and habitats, and their associated minimum vegetation protection zones, will be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. 7. Public Engagement 7.1 March 27, 2024, Public Open House Meeting A Public Open House Meeting was held on March 27, 2024, to inform area residents about the proposed development. Notice was mailed to all properties within 500 metres of the site, totalling 76 property owners. Two notice signs were also installed on the property. 7.2 Notice of Statutory Public Meeting Notice of this Statutory Public Meeting was mailed to all properties within 500 metres of the site, as well as to individuals who attended the Open House or submitted written comments and requested notification of future meetings. In total, 92 property owners received mailed notices. Two notice signs were also installed on the property. 7.3 Public Comments Received Six residents attended the Public Open House Meeting, and no objections to the applications were expressed. Comments were generally questions about the future construction company and the types of homes to be built. As of the writing of this report, the City has received two written submissions addressing the following matters: - 8 - Information Report 01-26 Page 7 •support for the proposed development to contribute to a more vibrant community •a question of whether the Fifth Concession Road would be upgraded or repaired, given its current condition •a question of whether future dwellings will include a warning clause in offers of purchase and sale and on title regarding the adjacent golf course 7.4 Agency Comments As of the date of this report, comments have been received from the following external agencies. 7.4.1 Town of Ajax •No concerns regarding the proposed development. •During construction, ensure the Fifth Concession Road is maintained in terms of cleanliness and structural integrity, as this is the main access route for the Dexshire Drive development to the south in the Town of Ajax. 7.4.2 Durham District School Board •No objections to the proposal. •Students generated from this development will attend existing neighbourhoodschools. 7.4.3 Elexicon •No objections to the proposed development. 7.4.4 Enbridge •No objections to the proposed development. •Enbridge reserves the right to amend or remove development conditions. 7.5 City Department Comments As of the date of this report, comments have been received from the following internal City departments: 7.5.1 Fire Services •No objections to the proposed development. 8.Planning & Design Section Comments The following key concerns and issues have been identified to date. These matters, and others identified through the circulation and detailed review of the proposal, must beaddressed by the applicant before a final recommendation report is presented to thePlanning & Development Committee. - 9 - Information Report 01-26 Page 8 • ensure the proposal aligns with the Provincial Planning Statement (2024), Greenbelt Plan (2017), Region of Durham Official Plan “Envision Durham” (2024), and Pickering Official Plan • consult with the Region of Durham Health Department to confirm the proposed lots meet minimum lot size requirements for private septic systems, and that the Region is satisfied with the design and layout of the on-site sewage systems • ensure the requested zoning standards, including yard setbacks, lot area, and lot coverage, are generally consistent with those of other rural subdivisions in the area • review the submitted Environmental Impact Study, in consultation with the City’s Environmental Peer Review Consultant and the TRCA, to ensure appropriate environmental buffers are maintained between the proposed dwellings and natural heritage features, that the open space lands are conveyed into public ownership, and that fencing and restrictive covenants are established to prevent future residents from disturbing or entering the open space lands • confirm that the proposed private roads are appropriately sized to accommodate all required common elements, including sidewalks, streetlamps, and landscaping, and assess whether visitor parking spaces are needed to serve future residents 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 all comments. 9. Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Airport Zoning Certificate, prepared by J.D. Barnes Limited, dated July 7, 2025 • Arborist Report, prepared by Beacon Environmental Limited, dated September 2023 • Buffer Planting Concept Plan, prepared by Beacon Environmental Limited, dated June 25, 2025 • Building Envelope Plan, prepared by Blackthorn Development Corp., dated June 18, 2025 • Coloured Draft Plan of Subdivision, prepared by Blackthorn Development Corp., dated March 18, 2025 • Comment Response Matrix, prepared by Blackthorn Development Corp., dated September 2025 • Cover Letter, prepared by Blackthorn Development Corp., dated September 4, 2025 • Draft M-Plan, prepared by J.D. Barnes Limited, dated March 3, 2025 • Draft Plan of Common Elements Condominium, prepared by J.D. Barnes Limited, dated March 14, 2025 • Draft Plan of Subdivision, prepared by Blackthorn Development Corp., dated March 18, 2025 • Draft Zoning By-law, prepared by Blackthorn Development Corp. • Environmental Impact Study, prepared by Beacon Environmental Limited, dated July 2023 - 10 - Information Report 01-26 Page 9 • Erosion and Sediment Control Plans, prepared by Candevcon East Limited, dated June 16, 2025 • Functional Servicing and Stormwater Management Report, prepared by Candevcon East Limited, dated June 2025 • Functional Servicing and Grading Plan, prepared by Candevcon East Limited, dated June 16, 2025 • Geomorphic Assessment, prepared by Candevcon East Limited, dated October 2023 • Hydrant Flow Test, prepared by Candevcon East Limited, dated May 8, 2025 • Noise Impact Study, prepared by Candevcon East Limited, dated September 20, 2023 • Phase One Environmental Site Assessment, prepared by GeoPro Consulting Limited, dated September 10, 2021 • Planning Justification Report, prepared by Blackthorn Development Corp., dated September 2025 • Preliminary Hydrogeological Assessment, prepared by GeoPro Consulting Limited, dated October 30, 2023 • Preliminary Nitrate Impact Assessment, prepared by GeoPro Consulting Limited, dated October 18, 2023 • Preliminary Sewage System Assessment, prepared by Gunnell Engineering Ltd., dated March 17, 2025 • Sewage System Lot Analysis, prepared by Gunnell Engineering Ltd., dated June 11, 2025 • Slope Stability Analysis, prepared by GeoPro Consulting Limited, dated September 2, 2025 • Soil Characterization Report, prepared by GeoPro Consulting Limited, dated December 28, 2022 • Stage 1 & 2 Archaeological Assessment and Supplementary Document, prepared by Archeoworks Inc., dated May 2, 2022 • Stage 3 Archaeological Assessment, prepared by Archeoworks Inc., dated July 20, 2022 • Supplementary Geotechnical Investigation, prepared by GeoPro Consulting Limited, dated December 5, 2022 • Survey, prepared by J.D. Barnes Limited, dated March 14, 2007 • Surveyor's Certificate, prepared by J.D. Barnes Limited • Sustainability Checklist, prepared by Blackthorn Development Corp. • Traffic Assessment Study, prepared by Candevcon Group Inc., dated June 6, 2025 • Updated Water Balance Assessment, R.J. Burnside & Associates Limited, dated August 15, 2023 • Water Balance Assessment, prepared by R.J. Burnside & Associates Limited, dated August 15, 2023 • Wetland Risk Assessment, prepared by Beacon Environmental Limited, dated September 2023 10. Procedural Information 10.1 General • written comments regarding this proposal should be directed to the City Development Department - 11 - Information Report 01-26 Page 10 •all comments received will be noted and used as input to a Recommendation Reportprepared by the City Development Department for a subsequent meeting of Councilor a Committee of Council •any member of the public who wishes to be notified of Council’s decision regardingthis proposal must request such in writing to the City Clerk 11.Owner/Applicant Information The owner of this property is 869547 Ontario Inc., who is represented by BlackthornDevelopment Corp. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Conceptual Site Plan4.Submitted Draft Plan of Subdivision5.Submitted Draft Plan of Condominium Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld - 12 - ---l ) Unopened Road Allowance / Town of Ajax •111•1 Municipal Boundary af:j of Location Map File: SP-2023-04, A 13/23 & CP-2023-05 PlCKERlNG Applicant: 869547 Ontario Inc. Municipal Address: 3225 Fifth Concession Road City Development © The Corporation of the City of Pickering Produced (in part) under license from: Date: Nov. 24, 2025 © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.,© His Majesty the King in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:6,000 I suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\03 -Applications\SP\2023\SP-2023--04, A13--23, CP-2023--05 869547 Ontario lnc\SP-2023--04, A13-23, CP-2023-05 869547 Ontario lnc.aprx Attachment 1 to Information Report 01-26 - 13 - af:j of Air Photo Map File: SP-2023-04, A 13/23 & CP-2023-05 PlCKERlNG Applicant: 869547 Ontario Inc Municipal Address: 3225 Fifth Concession Road City Development © The Corporation of the City of Pickering Produced (in part) under license from: Date: Nov. 25, 2025 © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.,© His Majesty the King in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:6,000 I suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01-MapFiles\03 -Applications\SP\2023\SP-2023--04, A13--23, CP-2023--05 869547 Ontario lnc\SP-2023--04, A13-23, CP-2023-05 869547 Ontario lnc.aprx Attachment 2 to Information Report 01-26 - 14 - Attachment 3 to Information Report 01-26 L:\Planning\01-MapFiles\SP\2021 Nov 26, 2025DATE: 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-2023-04, A 13/23 & CP-2023-05 869547 Ontario Inc. 3225 Fifth Concession Road NN - 15 - Attachment 4 to Information Report 01-26 L:\Planning\01-MapFiles\SP\2021 Nov 26, 2025DATE: 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-2023-04, A 13/23 & CP-2023-05 869547 Ontario Inc. 3225 Fifth Concession Road N - 16 - Attachment 5 to Information Report 01-26 L:\Planning\01-MapFiles\SP\2021 Nov 26, 2025DATE: Applicant: Municipal Address: File No: Submitted Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2023-04, A 13/23 & CP-2023-05 869547 Ontario Inc. 3225 Fifth Concession Road - 17 - Statutory Public Meeting Information Report Report Number: 02-26 Date: January 19, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment A 05/25 1095 Kingston Road Ltd. 1095 Kingston Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a Zoning By-law Amendment application, submitted by 1095 Kingston Road Ltd., to permit a high-density residential development. It is intended to help the public and stakeholders understand the proposal. This report is for information purposes only, and no decision on this application will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the southwest corner of Kingston Road and Dixie Road, north of Highway 401 and east of the Canadian National (CN) rail corridor (see Location Map, Attachment 1). The property has an area of 2.09 hectares, with frontages on both Kingston Road and Dixie Road. The property currently has three driveway accesses on Dixie Road. The property currently supports a single-storey, multi-tenant commercial building with a gross floor area of approximately 8,062 square metres. Existing uses include an automotive parts retail store, home improvement retail stores, and indoor recreational facilities. Current tenants include PartSource, Tasco Appliances, Tile House, End Of The Roll Flooring Centre, TreeHouse ClubHouse, Kings Court, and Khel – Badminton/Volleyball/Pickleball. The property is subject to two easements along the west and south lot lines in favour of the Region of Durham. The easements permit the construction, operation, and maintenance of existing sewers, as well as access for their repair and inspection. Surrounding land uses are (see Attachment 2, Air Photo Map): North: Across Kingston Road is an established residential neighbourhood, consisting primarily of detached dwellings and the Dunbarton-Fairport United - 18 - Information Report 02-26 Page 2 Church. The Church is subject to dormant development applications (City Files: OPA 22-004P and A 11/22), submitted by Kindred Works, proposing townhouse dwellings. South: To the south is Highway 401 and a CN rail corridor. East: Across Dixie Road, there are three commercial properties with various uses, including restaurants, retail stores, medical offices, and a fitness facility. Also to the east, is a property owned by the Region of Durham supporting a Paramedic facility. Further east, at the southwest corner of Kingston Road and Walnut Lane, is the Brookdale Shopping Centre, which is subject to development applications (City Files: OPA 24-002P and A 02/24) submitted by Tribute (Brookdale) Limited for a high-density, mixed-use development that has been appealed to the Ontario Land Tribunal. West: To the west is the CN rail corridor. Further west, on the north side of Kingston Road, is St. Mary and St. John the Beloved Coptic Orthodox Church. 3. Applicant’s Proposal 1095 Kingston Road Ltd. has submitted a Zoning By-law Amendment application to facilitate the redevelopment of the property for a high-density residential development. The proposal consists of two buildings with a total of four residential towers, each 35 storeys in height (see Submitted Site Plan, Attachment 3, and Submitted Conceptual Rendering, Attachment 4). The total number of dwelling units proposed is 1,492 units. The table below summarizes the key details of the proposal: Provision Proposal Net Floor Area (NFA) 98,184 square metres Floor Space Index (FSI) 4.71 Number and Type of Dwelling Units • 1 Bedroom: 583 (39%) • 1 Bedroom Plus Den: 387 (26%) • 2 Bedroom: 258 (17%) • 2 Bedroom Plus Den: 117 (8%) • 3 Bedroom: 147 (10%) Total: 1,492 units Tower Heights 4 towers, each 35 storeys in height Podium Heights Ranging between 6 and 8 storeys for each building Private Amenity Area • Indoor: 3,000 square metres • Outdoor: 2,985 square metres Total: 5,985 square metres - 19 - Information Report 02-26 Page 3 Provision Proposal Privately Owned Publicly Accessible Public Space (POPS) 1,000 square metres Vehicular Parking • Resident – 920 spaces (ratio of 0.61 spaces per unit) • Visitor – 223 spaces (0.15 spaces per unit) Total: 1,143 spaces, located within one level of underground parking and five to seven levels of above-grade parking in the building podiums Bicycle Parking 895 spaces, including 111 electric bicycle spaces Access to the property is proposed from one driveway on Kingston Road, near the northwest corner, and two driveways on Dixie Road. An approximately 1,000 square metre privately owned publicly accessible space (POPS) is proposed at the rear of the property, behind the easterly building. The applicant’s preliminary designs for the POPS include a children’s playground, water feature, dog run, seating areas, and landscaping. A multi-use path is proposed adjacent to the POPS, providing a pedestrian and cyclist connection between Kingston Road and the south end of Dixie Road. A gateway plaza of approximately 367 square metres is proposed at the northeast corner of the property, adjacent to the intersection of Kingston Road and Dixie Road. The applicant’s preliminary designs for the plaza include a public art feature, seating areas, and landscaping. Additional outdoor amenity areas are proposed on Floors 7 and 9 of the westerly building podium, and Floor 5 of the easterly building podium. Proposed features include a children’s playground, two dog runs, outdoor kitchens, seating areas, and soft landscaping. Indoor amenity spaces are proposed on the ground floors of each building, as well as on Floors 7 and 9 of the westerly building and Floors 2 and 5 of the easterly building. To facilitate the proposed development, the applicant is requesting to rezone the property to permit apartment dwellings, and to establish site-specific zoning standards for FSI, building height, podium requirements, building setbacks, tower floor plate size, amenity space (indoor and outdoor), and parking standards for both residents and visitors. The proposed development would be subject to future applications for Site Plan Approval and Draft Plan of Condominium. - 20 - Information Report 02-26 Page 4 4. Policy Framework 4.1 Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS directs Planning Authorities to support the development of complete communities by promoting a range and mix of housing options, intensification, and mixed-use development. It encourages development and intensification in strategic growth areas to achieve a compact built form and complete communities. The PPS specifically supports the redevelopment of underutilized commercially designated lands, such as shopping malls and plazas, for mixed-use residential purposes. Staff will continue to assess the proposal against the policies of the PPS during the ongoing review of this application. 4.2 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject property as “Urban System – Rapid Transit Corridor”, located within a Strategic Growth Area. Strategic Growth Areas are identified as optimal locations for intensification and higher density, mixed-use development. Underutilized shopping centres and plazas within these areas are encouraged to redevelop at higher densities with a mix of uses. The ROP emphasizes the importance of creating complete communities by balancing residential and non-residential growth, enabling residents to live, work, shop, and access services within their community. Policy 5.2.24 specifies that Rapid Transit Corridors are intended to accommodate a full range and mix of uses, including residential, commercial, retail, institutional, office, and personal services. Development along Rapid Transit Corridors and within Strategic Growth Areas is expected to achieve transit-supportive densities, with a minimum target of 150 people and jobs per hectare. - 21 - Information Report 02-26 Page 5 Staff will continue to assess the proposal against the ROP's policies during the ongoing review of this application. The application was circulated to Durham Region for review on matters of regional interest, including roads, servicing infrastructure, and waste management. 4.3 Pickering Official Plan In January 2022, Council adopted the City-initiated Official Plan Amendment 38 (OPA 38), which the Region of Durham approved in November 2022. It was then appealed to the Ontario Land Tribunal (OLT). On December 19, 2024, the OLT approved OPA 38 (in part), except for lands which are subject to site-specific appeals. As the site is not one of the properties with site-specific appeal, the policies of OPA 38 are in full force and effect. The property is located in the Dunbarton/Liverpool Precinct Intensification Area and is designated “Mixed Use Areas – Kingston Mixed Corridor” and “Mixed Use Type C”. The northeast corner of the site, together with the Kingston Road and Dixie Road intersection, is recognized as a Gateway. A privately owned publicly accessible open space (POPS) is also identified at this corner. OPA 38 promotes the creation of attractive streetscapes and supports transforming the Kingston Mixed Corridor into a more livable, walkable, and human-scaled neighbourhood with inviting public spaces. Within the Kingston Mixed Corridor, a minimum net residential density of over 60 units per net hectare is required. While OPA 38 does not specify a maximum net residential density, it permits a maximum floor space index (FSI) of over 0.75 and up to and including 2.5. An FSI greater than 2.5 and up to 5.0 may also be permitted, where appropriate, through a site-specific zoning by-law amendment, and subject to the following criteria: • the site is generally located in an appropriate gateway location and/or adjacent to Highway 401 • the proposal is compatible with adjacent land uses, particularly stable residential neighbourhoods, in terms of massing, height, scale and transition • the applicant demonstrates the proposed development would not preclude other properties within the precinct from developing or redeveloping to their planned potential • the proposal meets the general intent of the policies of Chapter 11A of the Pickering Official Plan OPA 38 states that Mixed Use Type C areas should be developed predominantly as residential areas with limited retail uses. Retail and commercial uses should be neighbourhood-oriented, smaller in scale, and complementary to the residential uses. In addition, these uses should be located on the ground floor of buildings. Further, Policy 11A.1 encourages the integration of commercial uses, such as cafés and bistros, adjacent to the public realm to support social gathering spaces and contribute to a vibrant street life. - 22 - Information Report 02-26 Page 6 Gateway locations are identified as key intersections requiring building articulation, including vertical projections, recessed corners to enlarge the public realm, and other distinctive architectural details. Gateways are intended to create visual interest and a human-scaled environment. The establishment of POPS within Gateways is encouraged, with features such as urban squares, green spaces, transit stop waiting areas, and public art. OPA 38 also encourages early and ongoing communication between applicants and existing tenants when redeveloping properties with active businesses. It encourages on-site retention of existing businesses wherever possible, and assistance in finding relocation opportunities within the community where retention on-site is not possible. Staff will continue to assess the proposal against the policies of OPA 38 during the ongoing review of this application. 4.4 Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines On December 2, 2019, Council-endorsed the Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines (the Guidelines), which set out key urban design objectives related to block structure, built form, site design, landscaping, building design, pedestrian connections, parking, and the transition and massing of buildings. The Guidelines designate the frontage of the property along the street corner as a Primary Retail Frontage, while the remainder of the Kingston Road frontage is identified as a Secondary Frontage. The Guidelines require both primary and secondary frontages to contain predominantly street-related active retail or commercial service uses at grade, with primary entrances oriented to the street to encourage a vibrant public realm. The Guidelines state that tall buildings should transition appropriately in height, particularly where high-rise development is adjacent to existing low-rise neighbourhoods, parks, open spaces, and POPS. Within the Dunbarton/Liverpool Precinct, buildings east of Dunbarton Creek and directly adjacent to Kingston Road should be mid-rise. These mid-rise buildings are intended to provide a gradual transition to the established residential areas to the north, while achieving a more balanced streetscape. The Guidelines further direct that the tallest buildings and highest densities should be located along the Highway 401 edge. Gateways are intended to serve as prominent, publicly accessible spaces in high-traffic areas that provide opportunities to gather and socialize, while adding aesthetic value to the built environment. They should be designed with uniform public realm treatments that invoke the sense of a large, contiguous space. The Guidelines also state that the location and design of POPS should seek to physically and visually connect to the public street. POPS should be framed by and relate to surrounding buildings, with at-grade active uses supporting the programming of the open space. Staff will continue to assess the proposal against the design objectives of the Guidelines during the ongoing review of this application. - 23 - Information Report 02-26 Page 7 4.5 Affordable Housing Policy 3.1.21 of the Regional Official Plan requires that at least 35 percent of all new residential units created within Strategic Growth Areas be affordable to low- and moderate-income households. Similarly, Policy 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be in forms affordable to households of low- and moderate-income. As part of the Pickering Housing Strategy & Action Plan 2021-2031, the City has identified several key housing gaps, including: • A limited supply of affordable housing, particularly for households with low incomes, and a very limited supply of purpose-built rental housing, especially one- and two-bedroom units. • A shortage of affordable homeownership options, evidenced by the fact that only the highest income earners can afford a resale home of any type within the City. • An aging population, highlighting the need for more accessible housing options. • While the City is experiencing a shift to smaller households, the majority of households have three or more members, indicating a need for two- or more bedroom units. The applicant’s Planning Rationale Report includes an Affordable Housing Brief. No affordable housing units are proposed as part of this development. The report notes that purpose-built rental units are also not proposed at this time, and that the final tenure of the buildings (ownership or rental) will be determined later in the project development. Staff will continue to assess the proposal against the affordable housing policies of the Regional and Pickering Official Plans during the ongoing review of this application. 4.6 Zoning By-law 3036 The property is zoned “M1-SC30” within Zoning By-law 3036, as amended by By-law 4138/92. The uses currently permitted on the property include a range of commercial and light industrial activities, such as a furniture store, restaurant, place of entertainment, recreational establishment, light manufacturing plant, and warehouse. The applicant is requesting to rezone the property to permit apartment dwellings. In addition, the applicant seeks to establish site-specific zoning standards for FSI, building height, podium requirements, setbacks and stepbacks, tower floor plate size, amenity space (indoor and outdoor), and parking standards for both residents and visitors. 5. Public Engagement 5.1 September 17, 2025, Public Open House Meeting A Public Open House Meeting was held on September 17, 2025, to inform area residents about the proposed development. Notice of the meeting was mailed to all properties within 150 metres of the property. In addition, at the expense of the Ward 2 - 24 - Information Report 02-26 Page 8 Councillors, notices were also mailed to an expanded area beyond the standard 150 metre radius. This included an additional 143 properties, generally located east of Fairport Road, south of Rushton Road, west of Walnut Lane, and north of Dunbarton Road. In total, 222 property owners received mailed notices. Three notice signs were installed on the property, and the meeting was promoted through the City’s social media channels. 5.2 Notice of Statutory Public Meeting Notice of this Statutory Public Meeting was mailed to: • all properties within 150 metres of the subject property • individuals who attended the Open House and requested notification of future meetings • those who submitted written comments on the application and requested notification of future meetings • an additional 143 properties within the expanded notification area, at the expense of the Ward 2 Councillors In total, 246 property owners received mailed notices. Three notice signs were installed on the property, and the meeting was advertised through the City’s social media channels. 5.3 Public Comments Received Approximately 20 residents attended the Public Open House Meeting. In addition, at the time of writing this report, the City received eight written submissions from the public. The following summarizes the key concerns and questions raised by area residents at the meeting and through written submissions: 5.3.1 Public Notice • one resident was concerned that notice of the Open House Meeting was not mailed to enough households, and that not all property owners affected by the proposed development received notice 5.3.2 Traffic • concerned that the proposed development and other proposed developments along Kingston Road will increase traffic on neighbouring streets and highway off-ramps • concerned that drivers will avoid Kingston Road due to congestion and instead use Dixie Road, resulting in increased traffic on a residential street that is close to schools • questioned when the traffic study was completed and what days and times the traffic data was collected • questioned whether the 2021 Census data was used to inform the traffic study, as this data does not accurately reflect post-pandemic commuting patterns - 25 - Information Report 02-26 Page 9 • questioned whether the traffic study prepared by the applicant is biased, and requested that the City undertake its own traffic study • concerned that traffic conditions will worsen during construction, referencing previous disruptions along Kingston Road during the construction of Walnut Lane • concerned that commuting during peak hours is already difficult and stressful, and that the proposed development would further exacerbate these conditions 5.3.3 Parking • concerned that an insufficient number of residential and visitor parking spaces are proposed, which may result in overflow parking on nearby residential streets, in commercial plazas, or on neighbouring driveways • concerned that the proposed parking ratios, particularly for two- and three-bedroom units, are inadequate given that these households are likely to have more than one vehicle • concerned that other nearby developments that provided a 1:1 parking ratio, such as San Francisco By The Bay Condos, still experience significant parking shortages, and that the reduced parking ratios for this development will lead to greater parking pressures • questioned whether the applicant is willing to delay construction until the Kingston Road BRT is complete, noting that the proposed parking supply assumes future residents will rely more heavily on public transit 5.3.4 Height, Massing, and Design • concerned with the overall height and massing of the proposed buildings and the lack of appropriate transition to the low-density residential neighbourhoods to the north • concerned that the proposed buildings would result in overlook impacts on nearby low-rise homes on the north side of Kingston Road • questioned whether all proposed units include balconies • questioned whether the proposed development incorporates bird-friendly design measures 5.3.5 Commercial Uses • concerned that the proposed development will result in the loss of existing commercial uses and associated job losses • concerned that as Kingston Road continues to redevelop, existing commercial and medical plazas will be lost, reducing local access to shopping and services • questioned whether a grocery store or medical offices would be included as part of the proposed development 5.3.6 OPA 38 Policies • concerned that the proposal is not consistent with the vision for the Kingston Road Corridor regarding building height, parking requirements, parks, and roads - 26 - Information Report 02-26 Page 10 • questioned whether the applicant is willing to work collaboratively with the City and the community to ensure that intensification along Kingston Road aligns with OPA 38 policies and is planned comprehensively rather than on a site-by-site basis 5.3.7 Infrastructure and Services • concerned that necessary infrastructure improvements are not being implemented to support the level of growth occurring along Kingston Road • concerned that Pickering does not have its own hospital and that population growth will place additional strain on hospitals in neighbouring municipalities • concerned that there may not be enough teachers, police officers, or emergency responders to accommodate the increasing population 5.3.8 Affordable Housing • concerned that no affordable housing units are proposed as part of the development 5.3.9 Construction and Property Values • questioned how long construction of a development of this scale would take • concerned about the potential impacts of the proposed development on neighbouring property values • concerned that an increased population may result in higher crime levels 5.4 Agency Comments 5.4.1 Ministry of Transportation (MTO) • No objections to the proposed development. • The Traffic Impact Study must comply with MTO’s Guidelines for Traffic Impact Studies. • MTO is satisfied with the Submitted Site Plan and Drainage Plan. • Technical matters related to site lighting will be dealt with through a future Site Plan Approval application. 5.4.2 Metrolinx • The site is in direct exposure to the Lakeshore East/CN Kingston Subdivision, which carries Metrolinx’s Lakeshore East GO Train service. • Metrolinx requires technical revisions to the Noise Assessment. • The applicant will be required to grant Metrolinx an environmental easement for operational emissions, which is to be registered on title for all uses within 300 metres of the rail right-of-way. • Metrolinx requires that warning clauses related to noise be included in all future development agreements, offer to purchase, and agreements of purchase and sale or lease. - 27 - Information Report 02-26 Page 11 5.4.3 Region of Durham • Until a secondary water supply is available to support the full build-out of this proposed development, the Region may limit water servicing on a tower-by-tower basis. • Sanitary capacity is limited and will be allocated on a first-come, first-served basis at the time of executing a development agreement with the Region. • The Region requires technical revisions to the Functional Servicing and Stormwater Management Report, Concept Servicing Plan, and Transportation Impact Study. • Access to Kingston Road is not permitted, and all proposed accesses to the site are to be from Dixie Road. • Subject to the availability of funding, the Region plans to initiate design of the Kingston Road BRT segment along Kingston Road between Merritton Road and Dixie Road in 2026, including road widening, potential Dunbarton Creek culvert replacement/rehabilitation, and utility relocation. • Matters related to waste management are deferred to the Site Plan Approval stage. 5.4.4 Canadian National (CN) Rail • CN requires a technical plan illustrating that the structure of the building can withstand a rail accident. • The submitted Rail Safety Report must be peer reviewed by a third-party consultant. • CN’s peer review comments on the Noise Assessment are outstanding. 5.4.5 Toronto and Region Conservation Authority (TRCA) • The property is outside the regulatory storm floodplain and its 15 metre allowance, and therefore, there is existing dry access to the site. • TRCA has no objections or further comments on the application. 5.4.6 Durham District School Board (DDSB) • Approximately 298 elementary pupils and 298 secondary pupils could be generated from the proposed development. • As part of the larger development within this area, a school site will be required. • DDSB staff have had discussions with City staff and continue to be open to discussions with the City and its development partners to identify an appropriate site or solution that would meet elementary school needs. 5.5 City Department Comments 5.5.1 Fire Services • Request that the fire route be extended to the entire loop between the two buildings. • Without the loop, fire vehicles would be stacked back-to-back, making exiting or moving the vehicles very difficult. • The turning radius for the loop must be 12.0 metres to the centreline. - 28 - Information Report 02-26 Page 12 5.5.2 Engineering Services • Engineering requires technical revisions to the Site Plan, Grading Plan, Hydrogeological Report, and Stormwater Management Report. • Engineering requires the submission of a Geotechnical Report. • Technical matters related to signage, pedestrian crossings, tree compensation, and detailed landscaping plans are deferred to the Site Plan Approval stage. 5.5.3 Sustainability • The applicant has committed to incorporating several sustainable design elements, including, but not limited to: • distributing a resident education package at occupancy to familiarize new residents with the sustainable features of the building • reducing the urban heat island effect through measures such as installing green roofs on 50 percent of flat roof areas and using high-albedo paving and solar-reflectance materials • designing the site in accordance with Accessibility for Ontarians with Disabilities Act (AODA) standards for pedestrian walkways, play areas, wayfinding signage, and parking spaces • applying Crime Prevention Through Environmental Design (CPTED) principles to reduce opportunities for criminal activity and enhance overall safety • ensuring that 75 to 100 percent of plantings are native species • incorporating light pollution reduction measures to minimize light trespass from the building and site, consistent with dark sky requirements • providing bird-friendly glazing to reduce bird collisions • supporting alternative transportation through electric vehicle parking spaces and long- and short-term bicycle parking spaces • providing opportunities to recycle and divert materials, including through a tri-sorter system to separate recyclables, organics, and waste • using water efficiently and incorporating sustainable stormwater management practices, including installing water-saving fixtures • The applicant is requested to consider increasing the amount of outdoor amenity space provided for passive recreational activity. • Through a future Site Plan Approval application, the applicant will be required to provide additional information demonstrating how the proposed building will be designed and constructed to achieve ISDS Tier 1 building energy performance targets. 6. Planning & Design Section Comments The following key concerns and issues have been identified to date. These matters, and others identified through the circulation and detailed review of the proposal, must be addressed by the applicant before a final recommendation report is presented to the Planning & Development Committee. - 29 - Information Report 02-26 Page 13 6.1.1 Land Use Policies • ensure the proposal aligns with the Provincial Planning Statement (2024), the Region of Durham Official Plan “Envision Durham” (2024), Official Plan Amendment 38 (OPA 38), and the Council-endorsed Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines • assess the appropriateness of the proposal, including the requested density, within the context of the approved policy framework and the design objectives of the Kingston Road Corridor and the Specialty Retailing Node Study • evaluate the applicant’s request for a maximum FSI of 4.71 against the criteria outlined in OPA 38 • require the applicant to provide a mix of uses within the proposed development, consistent with OPA 38 policies and the Design Guidelines, which encourage the integration of commercial uses adjacent to the public realm to support social gathering spaces and a vibrant street life • secure opportunities to provide affordable housing, accessible units, and a variety of unit types, sizes, and tenures (including rental) • ensure the applicant continues discussions with existing tenants regarding the proposed redevelopment and that an appropriate Tenant Relocation Strategy is established, outlining how the applicant will assist the business owners in finding relocation opportunities elsewhere in the City 6.1.2 Site Design and Built Form • evaluate the appropriateness of the proposed site layout, tower height and massing, podium heights, building entrances, and above-grade structured parking to ensure the proposed built form aligns with the design goals of the Design Guidelines • require that tower heights adjacent to Kingston Road be located within the recommended 45-degree angular plane to provide an appropriate transition to the low-rise neighbourhoods to the north and reduce shadow and overlook impacts • ensure the proposed development demonstrates design excellence through built form and other means, such as landscaping, public seating, weather protection, and public art, given the site’s location within a Gateway and future BRT station area • require that functional building components (such as the loading area and garbage room) be relocated away from the street corner and replaced with uses that enhance the Gateway plaza, incorporate active ground-floor uses, and generate street-level activity with additional glazing 6.1.3 Amenity Space • ensure that the proposed POPS conform to the Council-endorsed Guidelines for POPS • assess whether locating the POPS space at the rear is appropriate, including whether adequate noise attenuation measures can be implemented • review the size and design of the POPS and gateway plaza to ensure they meet the needs of future residents, support the site’s Gateway function, and help create an active, vibrant streetscape - 30 - Information Report 02-26 Page 14 • ensure appropriate noise and wind mitigation measures are incorporated to minimize impacts on the proposed POPS and other outdoor amenity areas at-grade and on the podiums • confirm that sufficient indoor and outdoor amenity space is provided on a per-unit basis, including a mix of passive and active features such as private balconies, landscaped areas, children’s play areas, seating areas, outdoor fitness elements, parkettes, and similar facilities 6.1.4 Traffic and Parking • assess whether the proposal will result in any significant traffic impacts or operational issues on the surrounding road network, including Kingston Road, Dixie Road, Highway 401 interchanges, Fairport Road, and Walnut Lane • in consultation with the Region of Durham, review the proposed site accesses on Kingston Road and Dixie Road and determine whether any improvements to Dixie Road, such as a widening or turn lanes, are required • ensure sufficient vehicle parking is provided for residents and visitors to prevent parking spillover onto neighbouring residential streets and properties 6.1.5 Other matters to be addressed • determine whether an “(H)” Holding provision is required to ensure the necessary infrastructure (sanitary, water, and storm sewers) will be constructed to support the development • in consultation with CN Rail, review the submitted Rail Safety Report and confirm that the site’s design and layout adequately address railway safety, including appropriate setbacks and crash barriers 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 all comments. 7. Information Received Copies of the plans and studies submitted in support of the application are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Cover Letter, prepared by The Biglieri Group Ltd., dated April 8, 2025 • Planning Rationale Report, prepared by The Biglieri Group Ltd., dated April 2025 • Draft Zoning By-law, prepared by The Biglieri Group Ltd. • Architectural Set, prepared by BDP Quadrangle, dated March 20, 2025 • Urban Design Brief, prepared by The Biglieri Group Ltd., dated April 2025 • Sustainability Brief, prepared by The Biglieri Group Ltd. • Sustainability Checklist, prepared by The Biglieri Group Ltd. • Pedestrian Level Wind CFD Assessment, prepared by Gnobi Consulting Inc., dated March 24, 2025 - 31 - Information Report 02-26 Page 15 • Functional Servicing and Stormwater Management Report, prepared by Counterpoint Land Development by Dillon Consulting Limited, dated March 24, 2025 • Grading Plan, prepared by Counterpoint Land Development by Dillon Consulting Limited, dated March 24, 2025 • Servicing Plan, prepared by Counterpoint Land Development by Dillon Consulting Limited, dated March 24, 2025 • Erosion and Sediment Control Plan, prepared by Counterpoint Land Development by Dillon Consulting Limited, dated March 24, 2025 • Preliminary Hydrogeological Review Report, prepared by Grounded Engineering Inc., dated April 7, 2025 • Phase One Environmental Site Assessment, prepared by Grounded Engineering Inc., dated January 16, 2024 • Phase Two Environmental Site Assessment, prepared by Grounded Engineering Inc., dated February 14, 2024 • Noise Assessment, prepared by Dillon Consulting, dated February 2025 • Rail Safety and Risk Mitigation Study, prepared by Dillion Consulting, dated April 2025 • Traffic Impact Study, prepared by BA Group, dated March 2025 • Landscape Plans, prepared by MHBC, dated March 21, 2025 • Facility Fit Plan, prepared by MHBC, dated March 2025 • Arborist Report, prepared by MHBC, dated February 20, 2025 • Tree Inventory, Protection, and Removals Plan, prepared by MHBC, dated February 20, 2025 • Lot Survey, prepared by Holding Jones Vanderveen Inc., dated January 12, 2024 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • 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 be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of this property is 1095 Kingston Road Ltd., who is represented by The Biglieri Group Ltd. Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Site Plan 4. Submitted Conceptual Rendering - 32 - Information Report 02-26 Page 16 Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld - 33 - -04;6/- PlCKERlNG City Development Department Vistula Ravine Location Ma File: A 05/25 Munici al Address: 1095 Kingston Road © 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. l:\PLANNING\01-MapFiles\A\2025\A0S-25 1095 Kingston Road Ud\A0S-25 Applicant.aprx Date: Aug. 13, 2025 SCALE: 1:4,000 THIS ISNOTAPLANOFSURVEY. Attachment 1 to Information Report 02-26 - 34 - -04;6/- PlCKERlNG City Development Department Air Photo Ma File:A 05/25 al Address: 1095 Kingston Road © 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. l:\PLANNING\01-MapFiles\A\2025\A0S-25 1095 Kingston Road Ud\A0S-25 1095 Kingston Road Ud.aprx ,;, .. ,..r" I • •" -r ,i,," t.\ : .. ~ if '::-:~ ~ .. ~ ~~ -;~ :~_, t'i-;, ~ ... $.•!,-~ ~"l $~ IC\.,. i-·i~ ~ ,,. ~ ,,,._('< ..... -.. -~ .,.. ~- Date: Oct. 08, 2025 SCALE: 1:4,000 THIS ISNOTAPLANOFSURVEY. Attachment 2 to Information Report 02-26 - 35 - Attachment 3 to Information Report 02-26 L:\Planning\01-MapFiles\A\2025 Oct. 08, 2025DATE: Applicant: Municipal Address: File No: Submitted Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 05/25 1095 Kingston Road Ltd. 1095 Kingston Road N - 36 - Attachment 4 to Information Report 02-26 L:\Planning\01-MapFiles\A\2025 Oct. 08, 2025DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 05/25 1095 Kingston Road Ltd. 1095 Kingston Road - 37 -