Loading...
HomeMy WebLinkAboutInformation Report 02-23 Information Report to Planning & Development Committee Report Number: 02-23 Date: February 6, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 07/22 Wildav International Developments Limited 1786 and 1790 Liverpool Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by Wildav International Developments Limited, to facilitate the construction of a high-density, mixed-use condominium building. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the 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 southwest corner of the intersection of Liverpool Road and Pickering Parkway, within the City Centre (see Location Map, Attachment #1). The site has an area of approximately 0.67 of a hectare with frontage along Liverpool Road. The property contains two commercial buildings and supporting parking areas, including a single-storey building occupied by Makimono Restaurant and a two-storey building occupied by TD Bank. The site has two vehicular access points. An existing right-in/right-out vehicular access is on Liverpool Road south of the signalized intersection of Liverpool Road and Pickering Parkway. A full-movement driveway is aligned with the signalized intersection of Highway 401 westbound off-ramp and Liverpool Road. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): West: To the west is a commercial building which is currently occupied by Loblaws and other ancillary commercial uses. Information Report 02-23 Page 2 North: Immediately to the north is a driveway access from Liverpool Road providing vehicular access to the commercial plaza to the west. Further north of the driveway access is a commercial plaza containing uses such as restaurants, retail stores, a pharmacy, and medical offices. South: To the south is the future road extension of Walnut Lane. In 2017, the City initiated a Municipal Class Environmental Assessment Study to extend Walnut Lane from the section presently constructed south of Kingston Road, eastward to connect to Liverpool Road. The study was completed in October of 2022, and the detailed design of the road extension is currently ongoing. Construction of the Walnut Lane extension is tentatively scheduled to begin in late 2023. South of the future Walnut Lane road extension, Tribute (Liverpool) Limited is proposing a high-density development consisting of three mixed-use towers having heights of 46, 49 and 53 storeys. An application for Zoning By-law Amendment (File: A 08/21 (R1)) to increase building heights and implement other site-specific zoning exceptions was approved in June of 2022. An application for Site Plan Approval is currently under review. East: To the east, across Liverpool Road, are two eight-storey office buildings with commercial/retail uses at grade. The Liverpool Road and Highway 401 westbound off-ramp are south of the office buildings, which exits onto Liverpool Road. 3. Applicant’s Proposal The applicant has submitted an application for Zoning By-law Amendment to facilitate the construction of a 49-storey mixed-use building with a podium ranging between 2 and 6-storeys (see Submitted Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4 and #5). The proposed tower is located on the southern portion of the property, and consists of 590 residential units and 189 square metres of commercial/retail space at grade fronting Liverpool Road. The building occupied by Makimono is proposed to be demolished to accommodate the development. The building occupied by TD Bank is proposed to remain. A future severance of the property is proposed to create two separate parcels so that the northerly portion of the property containing the TD Bank and associated parking area functions independently. The two parcels are proposed to share the existing right-in/right-out access fronting Liverpool Road. Information Report 02-23 Page 3 The table below summarizes the key details of the proposal: Provision Proposal Gross Floor Area (GFA) • Proposed Tower: 43,590 square metres • Existing Building (TD Bank): 1,181 square metres Net Floor Area (NFA) • Proposed Tower: 37,162 square metres • Existing Building (TD Bank): 1,100 square metres Floor Space Index (FSI) 5.72 Number of Storeys and Building Height 49 storeys Approximately 154 metres Number and Type of Residential Units • 1 Bedroom: 155 units • 1 Bedroom Plus Den: 272 units • 2 Bedroom: 125 units • 2 Bedroom Plus Den: 24 units • 3 Bedroom: 14 units Total: 590 residential units Tower Floor Plate Size 845.6 square metres Private Amenity Area • Indoor: 1,180 square metres • Outdoor: 1,180 square metres Total: 2,360 square metres Vehicular Parking Proposed Tower • Resident – 330 spaces (located with Levels 2 to 5 of the underground parking garage) • Visitor/Retail – 95 spaces (20 located at grade and 75 located within Level 1 of the underground parking garage) Total: 425 parking spaces Existing Building (TD Bank) • 39 existing parking spaces to remain Bicycle Parking • Level 1 Underground Garage: 238 spaces • Indoor At Grade: 38 spaces • Outdoor At Grade: 20 spaces Total: 296 bicycle spaces Information Report 02-23 Page 4 Various indoor and outdoor amenities will be provided for future residents including, but not limited to, a dog run, a pet spa, an outdoor fitness/yoga amenity area, various indoor amenity spaces, outdoor seating/lounge areas and barbeque stations, and an outdoor pool located on Floor 3. The applicant is proposing to convey 335 square metres of land to the City for parkland dedication, which represents 5 percent of the entire subject property. The parkland is located along the south lot line. The proposed parkland directly abuts future parkland on the north side of the future Walnut Lane extension, which will be conveyed to the City by Tribute (Liverpool) Limited as part of their development. To facilitate the proposed development, the applicant is requesting site-specific exceptions to the City Centre Zoning By-law. The requested amendments are outlined in Section 4.4 of this report. The proposed development will be subject to a future site plan approval application and an application for draft plan of condominium. 4. Policy Framework 4.1 Durham Regional Official Plan 4.1.1 The subject property is within an Urban Growth Centre The Durham Regional Official Plan (DROP) identifies the subject property as being with an Urban Growth Centre. Urban Growth Centres (UGCs) are focal points for intensive urban development and the main concentrations for institutional, public services, major office, commercial, recreational, residential, entertainment and cultural uses. UGCs serve as major employment centres and shall accommodate a minimum density target of 200 persons and jobs per gross hectare and a minimum floor space index (FSI) of 3.0. The built form in UGCs should be a mix of predominantly high-rise with some mid-rise development. 4.1.2 The subject property is within a Major Transit Station Area The DROP identifies the subject property as being within a Major Transit Station Area (MTSA) for the Pickering GO Station. MTSAs are primary locations for mixed-use and transit-oriented development, providing a variety of housing opportunities (including affordable housing), office uses, street-oriented commercial uses, institutional uses, recreational uses and public amenities. The highest densities within MTSAs are intended to be concentrated near GO Stations to integrate the station with development. New development with MTSAs should consider reduced parking standards and structured and shared parking. Information Report 02-23 Page 5 In support of existing and future transit services, developments adjacent to transportation hubs shall provide for: • complementary higher order density and mixed uses at an appropriate scale and context; • buildings oriented toward the street, to reduce walking distances to transit facilities; • facilities which support non-auto modes including: drop off facilities, bus bays, bus loops, bus shelters, walkways, trails and other pedestrian and cycling facilities; and • limited surface parking and the potential redevelopment of existing surface parking. The applicants’ proposal will be assessed against the policies of the Durham Regional Official Plan during further processing of this application. 4.2 Pickering Official Plan The subject property 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’ market. The designation permits a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floor space for the retailing of goods and services of up to and including 300,000 square metres; and a maximum floor space index (FSI) of over 0.75 and up to and including 5.75. The City Centre Neighbourhood also includes specific policies 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, privacy and 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 #6 to this report. Liverpool Road is identified as a Type B arterial road in the Official Plan. Type B arterial roads are designed to carry moderate volumes of traffic at moderate speeds, have some access restrictions, and generally have a right-of-way width ranging from 30 to 36 metres. 4.2.1 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, affordable is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. No affordable housing units are proposed as part of this development. The applicants’ proposal will be assessed against the policies of the Pickering Official Plan during further processing of this application. Information Report 02-23 Page 6 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; and • 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 #7 to this report. 4.4 City Centre Zoning By-law 7553/17 The subject property is zoned “City Centre One – CC1” within the City Centre By-law 7553/17, as amended. Permitted uses include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. To facilitate the proposed development of a 49-storey mixed-use building on the southern portion of the property, the applicant is requesting the following site-specific amendments: • increase the maximum building height from 47 metres (approximately 15 storeys) to 154 metres (49 storeys); • reduce the minimum residential parking ratio from 0.8 parking spaces per dwelling unit to 0.55 spaces per unit; • calculate floor space index (FSI) based on the area of the property as it exists today, notwithstanding the proposed future severance of the property; • remove the minimum 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); • slightly reduce the minimum required continuous length of a building along a street line from 60 percent of the street frontage to 54 percent; • remove the minimum width requirement for a landscaped area between the existing surface parking area for the TD Bank and the proposed tower; and • reduce the minimum required podium height from 10.5 metres to 8.8 metres, and increase the maximum permitted podium height from 20 metres to 22 metres. Information Report 02-23 Page 7 On the northern portion of the property, where the existing TD Bank is proposed to remain, the applicant is requesting the following site-specific amendments: • slightly reduce the minimum parking requirement for a financial institution from 3.5 parking spaces per 100 square metres of gross leasable floor area (GLFA) to 3.3 spaces per 100 square metres of GLFA; and • slightly reduce the minimum width requirement for a drive aisle from 6.5 metres to 6.3 metres. 5. Comments Received 5.1 Public Comments Notice of the Statutory Public Meeting regarding this application was provided through a mailing to all properties within 150 metres of the subject property (in total, notice was mailed to 8 property owners). In addition, a public meeting notice sign was erected at the property on January 4, 2023. To date, the City has received written comments from one resident providing the following comments: • stated that the proposed increase in building height from 15-storeys to 49-storeys is not reasonable growth; and • concerned about the increased flow of traffic exiting the property and how traffic flow may be further affected when the future Walnut Lane road extension is constructed. 5.2 Agency Comments As of the date of this report, comments have been received from the following external agencies: 5.2.1 Metrolinx • Metrolinx is in receipt of the submitted Noise Feasibility Study, prepared by HGC Engineering, dated August 10, 2022. • Metrolinx notes that the most recent and up-to-date rail traffic data has been used in the noise study and therefore Metrolinx has no further comments. • Prior to site plan approval, the Owner shall grant Metrolinx an environmental easement for operational emissions, registered on title against the subject property, in favour of Metrolinx. 5.2.2 Ministry of Transportation (MTO) • MTO has no objections to the zoning by-law amendment application. • Vehicular access from the property to the Walnut Lane road extension is not permitted. Information Report 02-23 Page 8 5.2.3 Durham District School Board (DDSB) • DDSB has reviewed the application and has no objections to the proposed amendments. • Students generated from this development will attend neighbouring schools. 5.3 City Department Comments As of the date of this report, no comments have been received from internal City departments. 6. Planning & Design Section Comments The following is a summary of key concerns or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • ensure conformity with the City of Pickering Official Plan and the City Centre Urban Design Guidelines; • assess the suitability and appropriateness of the site for the proposed increase in building height; • review the reduced proposed parking standards and ensure that sufficient parking is provided to support the proposal; • review the requested site-specific exceptions to ensure the proposed design of the building maintains the general intent and purpose of the City Centre Zoning By-law and the City Centre Urban Design Guidelines; • require the applicant to explore opportunities to increase the amount of commercial and office uses within the development to ensure a more complete mixed-use development; • request the applicant to explore opportunities to provide affordable housing units within the development, as required by the Pickering Official Plan; • assess the amount of parkland dedication that is proposed to be conveyed to the City to meet the Planning Act requirements as recently amended by Bill 23; • assess the size, configuration and functionality of the proposed park along the south lot line and determine whether the land is suitable for parkland dedication, or if cash-in-lieu for parkland is more appropriate; • ensure the traffic generated by the proposal can be accommodated by the proposed road network; and • ensure the applicant’s proposed sustainable design features are consist with the City new Integrated Sustainable Design Standards. 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 department, agencies and public. Information Report 02-23 Page 9 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: • Planning Justification Report & Urban Design Brief, prepared by Weston Consulting, dated August 2022; • Sustainable Development Summary & Matrix, prepared by Weston Consulting, dated August 30, 2022; • Architectural Set, prepared by Kirkor Architects and Planners, dated July 20, 2022; • Urban Transportation Considerations Report, prepared by BA Group, dated August 2022; • Functional Servicing and Stormwater Management Report, prepared by Schaeffers Consulting Engineers, dated August 2022; • Site Grading Plan, prepared by Schaeffers Consulting Engineers, dated July 2022; • Site Servicing Plan, prepared by Schaeffers Consulting Engineers, dated July 2022; • Sediment Control Plan & Details, prepared by Schaeffers Consulting Engineers, dated July 2022; • Utility Coordination Plan, prepared by Schaeffers Consulting Engineers, dated July 2022; • Engineering Cross Sections, prepared by Schaeffers Consulting Engineers, dated July 2022; • Noise Feasibility Study, prepared by HGC Engineering, dated August 10, 2022; • Pedestrian Level Wind Study, prepared by Theakston Environmental, dated August 17, 2022; • Hydrogeological Report, prepared by EXP Services Inc., dated April 6, 2022; • Geotechnical Report, prepared by EXP Services Inc., dated April 11, 2022; • Phase One Environmental Assessment, prepared by EXP Services Inc., dated April 7, 2022; • Phase Two Environmental Assessment, prepared by EXP Services Inc., dated April 8, 2022; • Preliminary Landscape Plans, prepared by STUDIO tla, dated July 19, 2022; • Tree Inventory Preservation Plan & Report, prepared by Kuntz Forestry Consulting Inc., dated August 3, 2022; and • Survey Plan, prepared by R. Avis Surveying Inc., dated February 14, 2022. 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; Information Report 02-23 Page 10 • 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. 9. Owner/Applicant Information The owner of this property is Wildav International Developments Limited, who is represented by Weston Consulting. Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Site Plan 4. Submitted Conceptual Rendering – Facing Northwest 5. Submitted Conceptual Rendering – Building Entrance 6. City Centre Neighbourhood Policies Related to the Proposal 7. City Centre Urban Design Guidelines Related to the Proposal Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Isabel Lima Catherine Rose, MCIP, RPP Planner II Chief Planner Original Signed By Nilesh Surti Manager, Development Review & Urban Design IL:ld Date of Report: January 20, 2023 Attachment #1 to Information Report 02-23 Liverpool Road Bronte Squ a r e Gl e n d a l e D r i v e Kingston R o a d Charl otte C ircle Highway 401 P i c k e r i n g P a r k w a y South PineCreek Ravine Future W a l n u t L a n e R o a d E x t e n si o n City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 07/22 Date: Jan. 09, 2023 ¯ E Wildav International Developments Limited.1786 and 1790 Liverpool Road SubjectLands L:\PLANNING\01-MapFiles\A\2022\A 07-22 WILDAV INTERNATIONAL DEVELOPMENTS LIMITED\A07_22_LocationMap.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. Attachment #2 to Information Report 02-23 Liverpool Road Bronte Squ a r e Gl e n d a l e D r i v e Kingston R o a d Charl otte C ircle Highway 401 P i c k e r i n g P a r k w a y Future W a l n u t L a n e R o a d E x t e n si o n Air Photo MapFile:Applicant:Municipal Address: A 07/22 Date: Jan. 09, 2023 ¯ E Wildav International Developments Limited.1786 and 1790 Liverpool Road SubjectLands L:\PLANNING\01-MapFiles\A\2022\A 07-22 WILDAV INTERNATIONAL DEVELOPMENTS LIMITED\A07_22_AirPhoto.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 Attachment #3 to Information Report 02-23 Submitted Site Plan City Development Department January 3 , 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 07/22 Wildav International Developments LimitedApplicant: Municipal Address: DATE: File No: 1786 and 1790 Liverpool Road L:\Planning\01-MapFiles\A\2022 N Attachment #4 to Information Report 02-23 Submitted Conceptual Rendering – Facing Northwest City Development Department January 10, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 07/22 Wildav International Developments LimitedApplicant: Municipal Address: DATE: File No: 1786 and 1790 Liverpool Road L:\Planning\01-MapFiles\A\2022 Attachment #5 to Information Report 02-23 L:\Planning\01-MapFiles\A\2022 Jan 10, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering – Building Entrance FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 07/22 1786 and 1790 Liverpool Road Wildav International Developments Limited Attachment #6 to Information Report 02-23 City Centre Neighbourhood Policies Related to the Proposal •Encourage the highest mix and intensity of uses and activates in the City to be in this neighbourhood. •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 safe and 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 limits any shadowing on the public realm, parks and public spaces in order to achieve adequate sunlight and conform in the public realm through all four seasons. •Encourage opportunities for public art contributions and/or the integration of public art with development and infrastructure. •Encourage the development of buildings with active frontages at grade in appropriate locations to promote a vibrant and safe street life. •Promote the highest buildings to locate on sites along or in proximity to Highway 401 or in proximity 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. Attachment #7 to Information Report 02-23 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 of parks 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 attractive streetscape. •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 to animate storefronts. These elements may project over the sidewalk subject to the following criteria: •that safe unobstructed clearance be provided for pedestrians; •retractable awnings are encouraged because they provide greater flexibility and control for business 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 consistent streets edge. Building setbacks could be increased to create public accessible open spaces such as court yards or plazas along a streetline. •Setback areas with retail or commercial uses at grade should be designed to accommodate patios, seating, and other at grade animating uses over time. Where buildings are setback more than 1.0 metre, the area between the buildings and front property line may feature hard and 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 is required, but it may be reduced if there are no primary windows in the wall facing an abutting building. •Tower portions of a building (those over 12 storeys) are subject to a minimum tower separation distance 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.