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HomeMy WebLinkAboutInformation Report 14-21Information Report to Planning & Development Committee Report Number: 14-21 Date: October 4, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/21 Tribute (Liverpool) Limited Part of Lots 23 and 24, Concession 1 (Northwest corner of Highway 401 and Liverpool Road) 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for a Zoning By-law Amendment, submitted by Tribute (Liverpool) Limited, to facilitate the construction of a high-density, mixed-use development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning issues. This report is for information and no decision on this application 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.Property Location and Description The subject property is located at the northwest corner of Liverpool Road and Highway 401 within the City Centre (see Location Map, Attachment #1). The subject lands have an area of approximately 4.2 hectares, while the portion of lands subject to this zoning by-law amendment application has an area of approximately 2.0 hectares. The site has frontage along Liverpool Road at the northeast corner of the property. The property is currently vacant. The site is bisected by Pine Creek, a north-south watercourse that drains into Frenchman’s Bay and Lake Ontario to the south (see Air Photo Map, Attachment #2). The portion of lands subject to the rezoning application is located to the east of Pine Creek. The portion of lands to the west of Pine Creek is not intended for development at this time. There is an existing Region of Durham sanitary sewer that runs north-south through the site. The surrounding land uses include (see Air Photo Map, Attachment #2): North: To the north are several commercial plazas, which contain uses such as a grocery store, pharmacy, bank, restaurants, retail stores and medical offices. At the northeast corner of the site is an existing driveway access from Liverpool Road, providing vehicular access for the north abutting commercial plaza along Liverpool Road. Information Report No. 14-21 Page 2 East: Immediately to the east is Liverpool Road and a Highway 401 westbound off-ramp, which exits onto Liverpool Road. North of the off-ramp are two eight-storey office buildings, with commercial/retail uses at grade. South: Immediately to the south is Highway 401 and a westbound on-ramp. Further south is a Canadian National railway track and an automobile service station with an associated convenience store and restaurant. West: To the west, across Pine Creek, are several commercial plazas, which contain uses such as a grocery store, pharmacy, restaurants, retail stores, medical offices, professional offices and automobile service shops. Also to the west is Walnut Lane, which provides vehicular access for the commercial properties west of Walnut Lane. 3. Applicant’s Proposal The applicant has applied for a Zoning By-law Amendment to develop a portion of the subject lands to facilitate the construction of a high-density, mixed-use development, consisting of three 40-storey residential towers having heights of 122 metres. Towers A and B are connected by a 4-storey podium and Tower C is a standalone building with a 6-storey podium (see Submitted Site Plan, Attachment #3). The table below summarizes the key details of the proposal: Provision Proposal Gross Floor Area (GFA) Approximately 75,704 square metres Commercial/Retail Gross Floor Area Approximately 674 square metres Number of Residential Units Approximately 1,318 units Floor Space Index (FSI) Approximately 5.75 Number of Storeys and Building Heights Three 40-storey residential towers (122 metres) Amenity Area Outdoor amenity space/green space is proposed to the north of the future extension of Walnut Lane (approx. 2,409 square metres) Commercial uses are proposed at grade for all three towers fronting the future extension of Walnut Lane. A daycare facility is being contemplated at grade within Tower C, including approximately 604 square metres of indoor daycare space and 176 square metres of outdoor space. Information Report No. 14-21 Page 3 Vehicular and pedestrian access to and from the site is proposed along Walnut Lane, where the road is planned to extend further east. The City has initiated a Municipal Class Environmental Assessment Study to extend Walnut Lane from the section currently constructed on the south side of Kingston Road, which provides driveway access to the west abutting commercial plaza. More information related to the extension of Walnut Lane can be found in Section 5.0 of this report. Approximately 2,409 square metres of green space is proposed at the northeast corner of the site, on the north side of the future extension of Walnut Lane. Additionally, the applicant has submitted a Scoped Environmental Impact Study to define the extent of the Pine Creek valleylands and associated vegetation buffer. These lands will be conveyed to the City of Pickering, which will be further reviewed and refined through the site plan approval process. To facilitate the proposal, the applicant is requesting site-specific exceptions to the City Centre Zoning By-law. The list of requested amendments as outlined in Section 4.4 of this report. This development is subject to Site Plan Approval. The proposal described above is preliminary and will be further refined through a future Site Plan Application. 4. Policy Framework 4.1 Durham Regional Official Plan The subject property is designated Urban Growth Centre and Regional Centre in the Regional Official Plan. Lands that are designated as Centres shall be developed as the main concentration of commercial, residential, cultural and government functions in a well-designed and intensive land use form. Urban Growth Centres shall be planned to accommodate a minimum density target of 200 persons and jobs combined per gross hectare and a floor space index of 3.0. The built form for Urban Growth Centres should be a mix of predominately high-rise development, with some mid-rise, as determined by area municipalities. The subject lands has frontage along Liverpool Road, which is designated as a Type ‘B’ Arterial Road in the Regional Official Plan. Type 'B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds and connect to freeways and arterial roads. The general right-of-way width requirement for a Type ‘B’ arterial road is 36 to 45 metres. Future vehicular access to the site will be provided from the extension of Walnut Lane. The proposal generally conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan In July 2014, Council approved Official Plan Amendment 26 (OPA 26), which introduced new designations and policies and changed existing policies to create a framework for the redevelopment and intensification of the City Centre. OPA 26 was approved with modifications by the Ontario Municipal Board (OMB) on March 4, 2015, and has been in full force and effect since then. Information Report No. 14-21 Page 4 Subsequent to the approval of the City Centre Zoning By-law, on June 12, 2017, Council approved Official Plan Amendment 29 (OPA 29) to remove the density cap for the City Centre. The removal of the cap will allow developers within the City Centre greater flexibility to provide a variety of residential unit sizes while having consideration for matters such as housing affordability, tenure, and market demand. The area of lands subject to the rezoning application is designated "Mixed Use Areas – City Centre" within the Pickering Official Plan. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens and farmers’ markets. The designation has a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres; and, a maximum FSI of over 0.75 and up to and including 5.75. OPA 26 introduced various new policies for the City Centre Neighbourhood with respect to enhancements to the public realm; active uses at grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view and privacy; transition to established low-density development; and pedestrian network and mobility. The key policies within the City Centre neighbourhood as it relates to the proposal are summarized in Attachment #4 to this report. The lands bisected by Pine Creek, to the west of the proposed development, are designated "Open Space Systems – Natural Areas" within the Pickering Official Plan. The Natural Areas land use designation is further identified as “Shorelines, Significant Valley Lands and Stream Corridors”. 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 City Centre Neighbourhood Map and City Centre Urban Design Guidelines – City Centre Street Network Map propose a future easterly extension of Walnut Lane north of the subject lands, connecting Kingston Road to the intersection of Liverpool Road and Pickering Parkway. The City Centre Street Network Map also proposes a private street intersecting the subject lands, accessed from Liverpool Road. However, the City has initiated a Municipal Class Environmental Assessment Study to alternatively extend Walnut Lane from the section currently constructed on the south side of Kingston Road, eastward through the subject lands to connect to Liverpool Road. Future vehicular access to the subject site will be provided from the extension of Walnut Lane. More information related to the extension of Walnut Lane can be found in Section 5.0 of this report. The applicants’ proposal will be assessed against the policies and provisions of the Official Plan during the further processing of the application. Information Report No. 14-21 Page 5 4.3 Pickering City Centre Urban Design Guidelines The City Centre Urban Design Guidelines (UDG) provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. Some of the key guiding principles of the UDG include: • make the City Centre highly walkable, with new streets and pathways, a compact block pattern, traffic calming measures, and visually interesting streetscapes; • encourage a mix of land uses to create vitality at all times of the day, by enhancing the range of activities, amenities and uses that will attract and serve all ages for all seasons; • offer distinct living options, urban in format, and in close proximity to shopping, entertainment, culture, and work. The key urban design objectives with respect to built form, site design, landscaping, building design, and pedestrian connections as it relates to the proposal are summarized in Attachment #5 to this report. 4.4 City Centre Zoning By-law 7553/17 The portion of the lands subject to the rezoning application is zoned "City Centre One – CC1” within the City Centre By-law 7553/17, as amended. Uses permitted include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. The lands are also subject to an "H3" Holding Symbol, which requires the following conditions to be satisfied before the holding symbol is lifted: • appropriate public road infrastructure is in place or will be provided in conjunction with the development; • an Environmental Assessment or equivalent comprehensive evaluation of alternatives for flood remediation and a road crossing of the Pine Creek valley corridor has been completed to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; • an Environmental Impact Study and a detailed engineering design and restoration plan for the rehabilitation of Pine Creek valley corridor has been completed to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; • the execution of an Agreement to ensure that the Pine Creek valley corridor will be conveyed into public ownership upon completion of the works to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; and • appropriate arrangements have been made to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority to implement the recommendations of the Environmental Assessment or equivalent comprehensive evaluation. To facilitate the proposed development, the applicant is requesting to amend the definition of “Lot “Area” to permit the portion of lands for the future Walnut Lane extension to be included in the calculation of lot area (see Proposed Definition, Attachment #4). The applicant has indicated that the Pickering Official Plan identifies a private street going through the subject lands, which would have been included in the total lot area, and therefore included in the calculation of Floor Space Index (FSI). Information Report No. 14-21 Page 6 The City has initiated a Municipal Class Environmental Assessment Study to alternatively extend Walnut Lane eastward through the subject lands to connect to Liverpool Road. A portion of the subject lands will be conveyed to the City of Pickering for future extension. The lot area of the subject lands will be reduced and as a result, the total buildable Gross Floor Area of the subject lands will decrease. Accordingly, the applicant is requesting that the portion of lands for the future Walnut Lane extension, and the green space north of the future Walnut Lane extension, are included in the calculation of the lot area. In addition, the applicant is also requesting the following site-specific amendments to facilitate the proposed development: • to remove the main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower for buildings equal to and greater than 73.5 metres (approximately 24-storeys); and • to add a provision to permit stacked bicycle parking, whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces. The applicant is also requesting that Council grant an exemption in accordance with Section 45(1.4) of the Planning Act to permit the Committee of Adjustment to consider potential minor variance applications within two years of this zoning by-law amendment, which may result due to processing of future site plan and building permit applications. As part of this zoning by-law amendment application, the applicant is not requesting to remove the “H3” Holding Symbol. The applicant has indicated that a request to remove the “H3” Holding Symbol will likely be made at a future Site Plan Approval stage. 5. Walnut Lane Extension The City of Pickering has initiated a Municipal Class Environmental Assessment (‘Class EA’) study to extend Walnut Lane from the section presently constructed south of Kingston Road, eastward through the subject lands, to connect to Liverpool Road (see Figure #1 below). The existing Walnut Lane is a local two-lane roadway running north-south, which currently connects Glenanna Road to Kingston Road, on the north side of Kingston Road. On the south side of Kingston Road, Walnut Lane provides driveway access to the west abutting commercial plaza. A new connection between Liverpool Road and Kingston Road is required to service existing, approved and proposed development in the City Centre neighbourhood, and will accommodate all road users (vehicles including public transit, cyclists and pedestrians) following “Complete Streets” principles. Potential structure design alternatives over Pine Creek are also being considered. The Municipal Class EA study is currently ongoing and is excepted to be completed by the end of 2021. Following completion of the EA study, a detailed design of the road extension will begin. Construction of the Walnut Lane extension is tentatively scheduled to begin in late 2023, subject to Council’s budget approval. Information Report No. 14-21 Page 7 Subject Lands Figure #1: Proposed easterly extension of Walnut Lane 6. Comments Received 6.1 Public comments on the proposal Notice of the Electronic Statutory Public Meeting regarding this application was provided through a mailing of all properties within 150 metres of the entire subject site. A Public Meeting Notice Sign was erected at the property on August 23, 2021, along the Liverpool Road frontage. To date, the City has received a comment from the public in support of the zoning by-law amendment application. However, the resident expressed a concern with the height of the proposed towers, being 40-storeys each. The resident is concerned that the towers will appear to overwhelm the small site and states that the applicant should explore varied heights for the proposed towers. The resident states that only one tower should be at the maximum permitted height of 40-storeys. 6.2 Agency Comments 6.2.1 Toronto and Region Conservation Authority (TRCA) • TRCA staff recommend that the owner convey the significant valleylands plus buffer into public ownership for long-term preservation. These limits should be identified on the Site Plan. TRCA policies require that any new lot creation be located a minimum of 10 metres from the furthest inland feature or hazard. The Site Plan should contain the following: Regulatory Storm Floodplain and 10-metre buffer; Provincially Significant Wetland limit and 30-metre buffer; and proposed lot line/development block. • TRCA recommends that the applicant convey the significant valleylands plus the required buffer into public ownership for long-term preservation. Information Report No. 14-21 Page 8 • TRCA accepts the conclusions of the Environmental Impact Study (EIS) with respect to the reduced buffer to the development block and compensating for that buffer with additional open space lands to the west side of the valley. Provide exact dimensions between the natural features on-site and the development block boundary. • Further discussions between the City, TRCA and the applicant should take place regarding the exact location of the boundary between the open space block and the development and the method of securing the conveyance of those lands into public ownership before the approval of the zoning schedule. 6.2.2 Region of Durham At the time of writing this report, no comments have been received. 6.2.3 Durham District School Board • No objections to the proposal. • Approximately 130 elementary pupils could be generated by this development. • Students from this development will be accommodated at existing Board facilities. 6.2.4 Durham Catholic District School Board At the time of writing this report, no comments have been received. 6.2.5 Metrolinx • The applicant shall engage a qualified consultant to prepare a noise and vibration study for the review and satisfaction of Metrolinx. 6.3 City Department Comments 6.3.1 Engineering Services Department At the time of writing this report, no comments have been received. 6.3.2 Fire Services Department • No comments on this application. 7. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensure conformity with the City of Pickering Official Plan and the City Centre Urban Design Guidelines; • review the requested site-specific exceptions to ensure the proposed design of the buildings maintain the general intent and purpose of the City Centre Zoning By-law and the City Centre Urban Design Guidelines; Information Report No. 14-21 Page 9 • in consultation with the TRCA, determine the exact location of the boundary between the open space lands and the developable lands, and determine a method of securing the conveyance of those lands into public ownership; • require the applicant to convey the appropriate parkland dedication to serve the future residents, visitors and uses, and ensure the size, location and grading of the lands to be dedicated allow the lands to be designed to the City’s requirements; • ensure that the Walnut Lane EA process is completed and the lands through the subject site, required to create the new connection between Liverpool Road and Kingston Road, are secured; • ensure the traffic generated by the proposal can be accommodated by the proposed road network; • require the applicant to explore opportunities to provide additional commercial and office uses within the podiums to ensure a more complete mixed-use development; • require the applicant to explore opportunities to provide affordable housing units within the development; • review the proposed building heights (being 40-storeys for each tower) to ensure there is varying building height and vertical articulation to create an interesting skyline; • ensure the architectural treatments of the building are enhanced (e.g., architectural projections, use of high-quality building materials, glazing, transparent windows at street level); and • evaluate the location, size and functionality of the proposed green space on the north side of the Walnut Lane extension, and ensure these lands are rezoned to an appropriate zone category. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 8. Information Received Copies of the plans and studies 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: • Planning Rationale Report, prepared by The Biglieri Group Ltd., dated June 2021; • Site Plan, prepared by IBI Group Architects (Canada) Inc., dated June 1, 2021; • Scoped Environmental Impact Study, prepared by GeoProcess Research Associates Inc., dated June 14, 2021; and • Traffic Distribution Report, prepared by WSP Canada Group Limited, dated June 11, 2021. 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; Information Report No. 14-21 Page 10 •all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; •any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and •any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 10.Owner/Applicant Information The owner of this property is Tribute (Liverpool) Limited and is represented by Cassells, Brock and Blackwell, LLP. Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.City Centre Neighbourhood Policies Related to the Proposal 5.City Centre Urban Design Guidelines Related to the Proposal 6.Proposed Definition Prepared By: Original Signed By Isabel Lima (Acting) Planner II Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld Date of Report: September 17, 2021 Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Attachment #1 to Information Report 14-21 Liverpool RoadKingston RoadStMartinsDriveB a y l y Street Pickering Parkway Highway 401 Storrington Street DouglasRavine South Pine CreekRavine Location MapFile:Applicant:Municipal Address: A 08/21 Date: Aug. 11, 2021 ¯ E Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (North-West corner) Portion of LandsSubject to Rezoning L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_LocationMap_Focus.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment ELands Owned by Tribute(Liverpool) Limited Attachment #2 to Information Report 14-21 Liverpool RoadWalnut LaneGlendaleDrive Poprad Avenue Tatra Drive B ay ly Street B ronte S quare Wayfarer LaneBegleyStreetAlbaco re Mano r Tanzer Court KingstonRoadSt Martins DriveSangro LaneS torringtonStreetCharlo tteC ircleListowell Cr es c ent Highway 401 Pickeri n gPar k wayAir Photo MapFile:Applicant:Municipal Address: A 08/21 Date: Aug. 12, 2021 ¯ Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (North-West corner) L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_AirPhoto_Focus.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment E Portion of LandsSubject to Rezoning ELands Owned by Tribute(Liverpool) Limited Attachment #3 to Information Report 14-21 L:\Planning\01-MapFiles\A\2021 June 22, 2021DATE: 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 08/21 Highway 401 and Liverpool Road (North-West corner) Tribute (Liverpool) Limited Attachment #4 to Information Report 14-21 City Centre Neighbourhood Policies Related to the Proposal •Encourage the highest mix and intensity of uses and activates in the City to be in thisneighbourhood. •Encourage the transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood with inviting public spaces such as parks, squares and streets. •Encourage the development of streetscapes, public spaces and pedestrian routes that are safeand comfortable for all genders and ages, accessible and easy to navigate regardless of physical ability. •Encourage street-facing façades to have adequate entrances and windows facing the street. •Encourage publicly accessible outdoor and indoor spaces where people can gather. •Encourage new development to be designed, located and massed in such a way that it limitsany shadowing on the public realm, parks and public spaces in order to achieve adequatesunlight and conform in the public realm through all four seasons. •Shall strive to locate either a park or square, within a 5 minute walk of all residences and places to work located within the City Centre. •Encourage opportunities for public art contributions and/or the integration of public art withdevelopment and infrastructure. •In consultation with the Toronto and Region Conservation Authority, shall require theproponents of new development to assess the regulatory flood plain risks associated withlands proposed for redevelopment within the Pine Creek flood plain; and implement, whereappropriate, a revised flood plain boundary for Pine Creek. •In consultation with the Toronto and Region Conservation Authority, shall require thepreparation of a plan to rehabilitate Pine Creek, to enhance the natural heritage features andto design, align and construct a multi-modal bridge across Pine Creek. •May accept privately constructed squares and publicly accessible open spaces as part of a development as fulfilling in whole or in part, the parkland conveyance requirements if all of thefollowing conditions are met: •the square or publicly accessible open space is designed and maintained to the standards of the City; •the square or publicly accessible open space is visible, open and accessible to the public atall times; and •the owner enters into an agreement with the City to ensure that the previous conditions are met, to the satisfaction of the City. •Encourage the development of buildings with active frontages at grade in appropriate locationsto promote a vibrant and safe street life. •Promote the highest buildings to locate on sites along or in proximity to Highway 401 or inproximity to higher order transit stations. • Consider in review of development applications for buildings taller than 5-storeys, the following performance criteria: • that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; • that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; • that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized to the extent feasible; • that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; • that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining open spaces and sidewalks; • that living areas, windows and private open spaces be located to minimize the potential for overshadowing adjoining residential properties; • that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and • that protection be provided for pedestrians in public and private spaces from wind down drafts. • Select transit junctions and related pedestrian connections as priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art. • Consider in the review of development applications, the following performance criteria with regard to on-site parking and access drives/aisles: • that parking be situated either in parking areas located at the rear or side of the building or on-street, where the development fronts on a collector or local road; • that the parking format be structured or below grade parking; • that shared parking be encouraged in mixed use areas to minimize land devoted to parking; • that the implementing zoning by-law may permit a reduction of customer parking for ground floor commercial uses through the provision of on-street parking; • that surface parking areas be well landscaped and lit to provide a safe and comfortable pedestrian environment; and • that access driveways to side and rear parking areas be consolidated where practical, and be accessible by a public laneway or drive aisle. • Require proponents to enter into agreements with the City, Region and other agencies as appropriate, respecting various development related matters including but not limited to: • ensuring that development shall not take place on lands within the defined Pine Creek corridor; and • providing contributions to the cost of rehabilitating Pine Creek, if necessary. Attachment #5 to Information Report 14-21 City Centre Urban Design Guidelines Related to the Proposal Site Design •The design of sites and buildings shall seek to create and enhance view portals and vistas ofparks and signature buildings within the City Centre. •Site grades shall be matched to the street grade and surrounding properties, where possible. •The placement and orientation of buildings should define and augment the public realm(streets and open spaces) and places on properties where routes intersect and people congregate, such as private squares. The coordination of building location along a street edge and the placement of buildings on prominent corners help create an active and attractivestreetscape. •Buildings shall be aligned to contribute to a consistent street wall with minimal gaps or courts between buildings, except to allow for pedestrian access to internal lanes, walkways. •Throughout the City Centre, the building face shall be articulated through recessions,projections and change of materials. •The installation of awnings or canopies is encouraged to provide weather protection and toanimate storefronts. These elements may project over the sidewalk subject to the followingcriteria: •that safe unobstructed clearance be provided for pedestrians; •retractable awnings are encouraged because they provide greater flexibility and control forbusiness over sun and shadow impacts and during storm events or heavy snow falls; and •that encroachment agreements be entered into with the Region of Durham or the City of Pickering where canopies or awnings extend over the sidewalk or public right-of-way. •Building setbacks may vary between 1.0 metre and 4.0 metres to maintain a visually consistentstreets edge. Building setbacks could be increased to create public accessible open spacessuch as court yards or plazas along a streetline. •Setback areas with retail or commercial uses at grade should be designed to accommodatepatios, seating, and other at grade animating uses over time. Where buildings are setbackmore than one metre, the area between the buildings and front property line may feature hardand soft landscaping, lighting, signage and seating that enhance the sense of place, amenity and way-finding to the building and within the City Centre. •For buildings 8 storeys in height or greater, a minimum building separation of 18.0 metres isrequired, but it may be reduced if there are no primary windows in the wall facing an abuttingbuilding. •Tower portions of a building (those over 12 storeys) are subject to a minimum tower separationdistance of 25.0 metres, to provide outlook, daylight access and privacy for residents. •The design of pedestrian walkways on-site shall seek direct connectivity to adjacent public spaces, transit stops and amenities. • Primary entrances of buildings along the street edge shall be encouraged to face the streets. Entrances at grade should be highly visible, accentuated through design, and of appropriate scale to their function and frequency of use. • Pedestrian walkways between building entrances and the street shall have a minimum width of 1.8 metres, be barrier-free, and provide curb ramps at grade changes with minimum cross gradient. • Distinctive paving material or coloured markings shall be used for pedestrian walkways to ease way finding and identify pedestrian routes. • Pedestrian-scaled lighting shall be encouraged along pedestrian walkways to improve security and visibility. • Landscaping elements such as planters or benches shall be encouraged along pedestrian walkways to define the paths and to create an attractive and pleasant pedestrian realm. • Outdoor waiting areas in front of residential or office towers should be weather protected to make waiting and access to and from the site more comfortable. This may include awnings, building projections or covered waiting areas. • Structured above grade parking with high quality architectural and landscape treatment that is visually and physically designed to be part of a larger development is acceptable. • Large scale residential developments, such as condominium apartment blocks and office towers, shall be encouraged to include adequate, secure indoor bicycle storage for residents or employees, and charging stations for electric vehicles. • The exterior vehicular ramps and entrances to structured parking below or above grade shall be located at the rear or side of buildings, and avoid locations in close proximity of streets and street corners. • Well defined, safe pedestrian entrances to structured parking will be provided from streets. • Any surface parking areas, drive-aisle and accesses will be located at the rear and sides of development, and shall generally not exceed 30 percent of the total width of any street frontage of a lot. • Access to parking and automobile drop-off areas will be designed to minimize pedestrian/vehicular conflict. The number of vehicular access points will be kept to a minimum to reduce potential conflict between pedestrians, cyclists and motor vehicles. • Adequate short-term bicycle parking should be provided at grade for larger developments. At grade short-term bicycle parking should be located close to building entrances (residential lobbies, retail store entrances and office entrances). • Loading areas shall be located at the side or the rear of buildings, or below grade or within the building where feasible. Where loading areas are located to the side of a building, it should be screened from public view. • Waste and recycling facilities shall be fully enclosed and encouraged to be integrated with the principal building on a site. • Internal routes to loading areas and waste and recycling facilities are encouraged to be designed to avoid crossing primary vehicular circulation routes and walkways. • Transformer vaults, utility meters and other services shall be located within the building and/or internal to the site and away from public view. • Service and utility areas shall be concealed with fencing, screens, and landscaping, and use materials that coordinate or blend with the main structure. Cluster or group utilities to minimize the visual and other impacts on the streetscape and public spaces. • Building exhaust and other service intake or output vents shall be located and concealed to avoid impact on public sidewalks, outdoor spaces and adjacent development. Service intake vents shall generally not project 1.2 metres above finished grade and no closer than 4.0 metres to a street line. • At least 10 percent of each lot shall be landscaped. • A landscape buffer of at least 3.0 metres wide shall be encouraged along surface parking lots situated adjacent to a street, to limit its visual impact on the public realm, to ensure a safe and comfortable pedestrian realm, and to mitigate stormwater runoff from paved areas. • Landscape buffers or landscaping within properties shall include a combination of indigenous deciduous and evergreen trees and shrubs that are hardy, tolerant to de-icing agents; and adaptable to urban conditions. • Soft landscaping elements such as trees and shrubs, and hard landscaping elements such as rockery and water features should be used to enhance the visual image of a site and to define pedestrian routes and private open spaces on a property. • Foundation planting may be incorporated to soften the visual impact of continuous building mass along the street edge. • Pedestrian scaled lighting shall be used to illuminate pedestrian connections and private open spaces. • Accent lighting may be used to accentuate landmark buildings, prominent building façades, landscape features and public art. • Building entrances should be accentuated through exterior lighting to provide a safe pedestrian environment and to assist with wayfinding. Building Design • The shadow impacts of buildings on public open spaces and private amenity areas shall be minimized. • Design buildings with a defined base, middle and top section to emphasize human scale dimensions, reduce appearance of bulk and to create an interesting skyline. • The base component (podium) of a building generally establishes the height of the street wall along a street and establishes human scale at the street level. The building podium should be at least 3 storeys before any building step-backs are introduced. The base shall have a minimum floor-to-ceiling height of 4.5 metres along active at grade frontage to accommodate a range of uses over time. • The middle component of a building generally constitutes the bulk of the building and typically consists of office or residential uses. The floor plate above the podium shall not exceed 850 square metres. Continuous blank walls are generally not permitted on tower faces. • The top of a building is where the building wall meets the roof. The top of towers should be attractively designed using setbacks, articulation and other means to contribute positively to the skyline. The tower tops should screen rooftop mechanical equipment through roof parapets or by incorporating mechanical penthouses and elevator cores into the design of the building top to contribute to an attractive skyline profile. • All buildings should be built with high quality, enduring materials such as brick, stone, and glass. Materials that do not age well, such as stucco, vinyl, and highly reflective glass will be discouraged. • Variation in façade treatment, building materials and colours shall be sought along the street edge in order to create an appealing and interesting streetscape. • Large expanses of blank walls should be avoided by façade articulation (i.e., recessions or projections), fenestration, cornices, vertical pillars, and prominent entrances that respond to the massing and architectural style of the building. • Service meters and connections, vents and building utilities on façades facing public streets shall be minimized by concealment (i.e., landscape screening or sensitively integrating them within the building design). • Development within the City Centre shall be encouraged to incorporate sustainable development practices such as optimizing energy efficiency of buildings, Leadership in Energy and Environmental Design (LEED) certification or alternative equivalent for new private and public buildings, providing vehicle charging stations, and low impact development practices (i.e., the use of grey water systems). • Roof tops are encouraged to include green roof spaces for environmental sustainability, amenity space for residents or urban agriculture. • Bird-friendly glazing should be installed on tall buildings in locations that are within known migratory routes. • Landscape opportunities should be maximized within the City Centre in order to increase the tree canopy, improve air quality and groundwater infiltration. • The roofs of mid-rise and tall buildings and podiums shall be encouraged to have green or vegetated roofs to improve environmental performance of the building and provide amenity space where appropriate. • The design and orientation of buildings shall consider aspects such as passive solar gain, minimizing the adverse shadow impacts on adjacent buildings, streets and open spaces, and minimizing adverse wind impacts on the public realm. Attachment #6 to Information Report 14-21 Proposed Definition Existing Definition for Lot Area: “Lot Area” means the total horizontal area of a lot; Proposed Site Specific Definition for Lot Area: “Lot Area”: notwithstanding further division of the Subject Lands, and notwithstanding Section 5.0 of By-law 7553/17, Lot Area shall be: •the total area of all lands shown on Figure 6.8.3(a) as of the date of passage of this By-law; and •for greater certainty in interpretation, the Lot Area shall be deemed to be 19,773.9square metres, as shown in Figure 6.8.3(a). Figure 6.8.3(a)