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HomeMy WebLinkAboutInformation Report 04-23 Information Report to Planning & Development Committee Report Number: 04-23 Date: May 1, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited 1525 Pickering Parkway 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 Pickering Valley Developments Limited, to facilitate the construction of a high-density residential condominium building. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions for 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 southeast corner of the intersection of Pickering Parkway and Valley Farm Road, north of Highway 401, within the City Centre (see Location Map, Attachment #1). The site has an area of approximately 0.51 of a hectare, with frontage along Pickering Parkway. The property is currently vacant. The site has an existing driveway which is accessed from Pickering Parkway. There are two existing sanitary sewer easements in favour of the Region of Durham that run along the western lot line and along the southern lot line, parallel to Highway 401. In addition, there is an existing easement in favour of Bell Canada along the southern lot, also parallel to Highway 401. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): West: The property immediately to the west is owned by the City, but is subject to a long-term lease agreement with Elexicon. The site currently contains an electrical substation operated by Elexicon. Further west is a 3-storey office building. Information Report 04-23 Page 2 North: To the north, across Pickering Parkway on the east side of Valley Farm Road, is a residential condominium development consisting of 3-storey townhouse units and 4 condominium apartment buildings, ranging between 5 and 6 storeys. On the west side of Valley Farm Road are lands owned by Canadian Apartment Properties Real Estate Investment Trust (“CAPREIT”) containing 5 rental apartment buildings, ranging between 5 and 6-storeys. South: Immediately to the south is Highway 401. East: Immediately to the east is a self-storage facility. 3. Applicant’s Proposal The applicant has submitted applications for Zoning By-law Amendment and Site Plan Approval to facilitate the construction of a 40-storey residential condominium building, with a podium ranging between 4 and 6 storeys (see Submitted Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4 and #5). The total number of dwelling units proposed is 514, of which 79 units (15 percent) are accessible. The accessible units will provide a barrier-free path of travel to the bedrooms for a wheelchair, barrier-free light switches with regards to the height of the switches, barrier-free washrooms and a barrier-free entrance/foyer. The table below summarizes the key details of the proposal: Provision Proposal Net Floor Area (NFA) 29,551 square metres Floor Space Index (FSI) 5.75 Number of Storeys and Building Height 40 storeys Approximately 132 metres Number and Type of Residential Units • 1 Bedroom: 249 units • 1 Bedroom Plus Den: 127 units • 2 Bedroom: 81 units • 2 Bedroom Plus Den: 29 units • 3 Bedroom: 28 units Total: 514 residential units, of which 79 are accessible units Tower Floor Plate Size Approximately 850 square metres Private Amenity Area • Indoor: 1,031 square metres • Outdoor: 1,050 square metres Total: 2,081 square metres Information Report 04-23 Page 3 Provision Proposal Vehicular Parking • Resident – 362 spaces (located within Levels 1 to 3 of the underground parking garage and Floors 2 to 4 of the podium) • Visitor – 51 spaces (28 located on the ground floor of the podium and 23 located on Floor 2 of the podium) Total: 413 parking spaces Bicycle Parking 257 bicycle spaces located on the ground floor of the podium Vehicular access to the site and the underground parking garage is proposed from a driveway located at the northeast corner of the site, accessed from Pickering Parkway. The Ministry of Transportation requires a 14.0 metre setback between any building or structure on the subject property and Highway 401. Landscaping is permitted within the required setback. As such, the applicant is proposing to provide a dog run, a walking path, and two berms within the 14.0 metre setback. Indoor amenity space is proposed on the ground floor of the podium fronting Pickering Parkway, including a co-working lounge, bike repair area, crafting area, gym/fitness area and a children's sports area. A pet washing station is also proposed in the lobby. Additional indoor and outdoor amenity space is proposed on Floors 5 and 7 of the podium, including an outdoor kitchen, seating areas, a community garden and green roofs. 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. An application for Site Plan Approval has been submitted, and is currently under review. The proposed development will also be subject to a future application for a 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. Information Report 04-23 Page 4 4.1.2 The subject property is within a Major Transit Station Area The draft Regional Official Plan Amendment for Major Transit Station Areas identifies the subject property as being within a Major Transit Station Area (MTSA) for the Pickering GO Station. This amendment is a component of Envision Durham, which is the municipal comprehensive review being undertaken for the Regional Official Plan. 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. 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 applicant’s 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. Pickering Parkway is identified as a Type C Arterial road in the Official Plan. Type C Arterial roads are designed to carry lower volumes of traffic at slower speeds, provide access to properties, and generally have a right-of-way width ranging from 26 to 30 metres. Information Report 04-23 Page 5 4.2.1 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, affordable is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. No affordable housing units are proposed as part of this development. The applicant’s proposal will be assessed against the policies of the Pickering Official Plan during further processing of this application. 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 near 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, townhouse, commercial, office, retail, community, recreational, and institutional uses. To facilitate the proposed development, the applicant is requesting the following site-specific amendments: • increase the maximum building height from 77 metres (approximately 25 storeys) to 133 metres (40 storeys); • reduce the minimum residential parking ratio from 0.8 parking spaces per dwelling unit to 0.65 spaces; • reduce the minimum visitor parking ratio from 0.15 of a parking space per dwelling unit to 0.10 of a space; Information Report 04-23 Page 6 • add a provision to permit stacked bicycle parking (see Figure 1 below), whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces; • increase the maximum permitted podium height from 20 metres to 22 metres; • permit structures (such as mechanical equipment, architectural features, landscape features and wind/noise attenuation structures) on the podium to project beyond the maximum podium height; and • 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. Figure 1: Example of stacked bicycle parking 5. Comments Received 5.1 Comments Received from the Public Open House and Written Submissions On March 29, 2023, the City Development Department hosted a Public Open House meeting to inform area residents about the proposed development. Notice of the open house meeting was provided through a mailing to all properties within 150 metres of the subject property (in total, notice was mailed to 364 property owners). In addition, an open house meeting notice sign was erected at the property on March 9, 2023. Approximately 10 residents attended the open house meeting. In addition, before the open house meeting, written comments were received from 4 neighbouring landowners. Notice of this Statutory Public Meeting was provided through a mailing to all properties within 150 metres of the subject property and those who have provided written or verbal comments and/or requested to be notified of all future meetings. A public meeting notice sign was erected at the property on March 30, 2023. The following is a list of key comments and concerns expressed by area residents at the open house meeting and through written submissions: Information Report 04-23 Page 7 • concerns related to increased traffic on Pickering Parkway as a result of the proposed development; • objects to the proposed reduction to the minimum residential and visitor parking ratios, as future residents of the development may park in fire routes or on neighbouring properties; • objects to the request to add a provision to permit stacked bicycle parking; • objects to the request to permit noise attenuation structures on the podium to project beyond the maximum podium height, as the applicant has not provided data regarding the true type and source of noise to be attenuated; • concerns related to the proposed increase in building height due to shadowing impacts on neighbouring properties; • concerns related to existing wind conditions in the area and the potential for increased wind impacts on neighbouring properties caused by the proposed development; • concerns related to the loss of views from neighbouring balconies as a result of the proposed development; • concerns related to the speed at which vehicles travel along Pickering Parkway and the need for a signalized intersection at Pickering Parkway and Glenanna Road; and • questions related to why the applicant’s submitted Traffic Impact Study did not refer to the Region of Durham’s 2017 Transportation Master Plan. 5.2 Agency Comments As of the date of this report, comments have been received from the following external agencies: 5.2.1 Durham Regional Police, Radio Systems • Construction of a 40-storey tower on the subject property will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links. 5.2.2 Ministry of Transportation (MTO) • MTO has no objections to the zoning by-law amendment application. • No feature, amenity or operational arrangement (such as, but not limited to, fire routes, emergency accesses/exits, parking, etc.) that is required by the by-law or is essential to the viability of the site shall be located within the required 14.0 metre setback from Highway 401. • MTO is satisfied with the submitted Traffic Impact Statement. 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. Information Report 04-23 Page 8 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 proposed resident and visitor 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 provide affordable housing units within the development, as required by the Pickering Official Plan; • given the site’s close proximity to high-order transit, request the applicant to explore opportunities to provide a greater mix of uses, such as office space and commercial/retail uses; • ensure the traffic generated by the proposal can be accommodated by the existing road network; • ensure the applicant’s proposed sustainable design features are consistent with the City’s new Integrated Sustainable Design Standards; and • ensure the architectural treatments of the building are enhanced (e.g., architectural projections, use of high-quality building materials, glazing, interesting roofline, etc.) since the building will have significant prominence and visual presence along the Highway 401 frontage. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated department, agencies and the public. 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: • Arborist Report, prepared by The MBTW Group, dated December 20, 2022; • Architectural Drawings, prepared by IBI Group Architects, dated December 21, 2022; • Construction Management Plan, prepared by WSP Canada, dated December 15, 2022; Information Report 04-23 Page 9 • Site Servicing Plan, prepared by GHD Inc., dated December 2, 2022; • Grading Plan, prepared by GHD Inc., dated December 2, 2022; • Erosion & Sediment Control Plan, prepared by GHD Inc., dated December 2, 2022; • Functional Servicing and Stormwater Management Report, prepared by GHD Inc., dated December 22, 2022; • Landscape Plans, prepared by The MBTW Group, dated December 21, 2022; • Noise and Vibration Study, prepared by Howe Gastmeier Chapnik Limited (HGC Engineering), dated December 21, 2022; • Phase I Environmental Site Assessment, prepared by B.I.G. Consulting Inc., dated December 21, 2022; • Phase II Environmental Site Assessment, prepared by prepared by B.I.G. Consulting Inc., dated December 21, 2022; • Photometric Plan, prepared by Trace Engineering Ltd., dated December 21, 2022; • Planning Rationale Report and Urban Design Brief, prepared by The Biglieri Group Ltd., dated December 2022; • Preliminary Geotechnical Investigation, prepared by B.I.G. Consulting Inc., dated December 21, 2022; • Preliminary Hydrogeological Investigation, prepared by B.I.G. Consulting Inc., dated December 21, 2022; • Stages 1 and 2 Archaeological Report, prepared by ASI, dated October 17, 2019; • Information and Communication Technologies Implementation Plan, prepared by T2 Utility Engineers, dated December 14, 2022; • Survey, prepared by R. Avis Surveying Inc., dated July 5, 2022; • Sustainability Report, prepared by EQ Building Performance, dated December 21, 2022; • Traffic Impact Study, prepared by WSP Canada, dated December 21, 2022; • Tree Protection Plan, prepared by The MBTW Group, dated December 21, 2022; and • Wind Study, prepared by Gradient Wind Engineers & Scientists, dated December 21, 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 Hybrid Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • 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. Information Report 04-23 Page 10 9. Owner/Applicant Information The owner of this property is Pickering Valley Developments Limited, who is represented by The Biglieri Group. Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Site Plan 4. Submitted Conceptual Rendering – Facing Southeast 5. Submitted Conceptual Rendering – Facing Northwest 6. City Centre Neighbourhood Policies Related to the Proposal 7. City Centre Urban Design Guidelines Related to the Proposal Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld Date of Report: April 17, 2023 Attachment #1 to Information Report 04-23 Sa n d y B e a c h R o a d Va l l e y F a r m R o a d Pickering Park w a y Gl e n a n n a R o a d Celebration Drive Diefenbaker Court The Esplanade S The Esplanade N Allianc e Road Highway 401 EsplanadePark Diana PrincessOf Wales Park RecreationComplex 1:4,000 SCALE: © 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, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 01/23 THIS IS NOT A PLAN OF SURVEY. Date: Jan. 05, 2023 ¯ E Pickering Valley Developments Limited1525 Pickering Parkway HydroLands SubjectLands L:\PLANNING\01-MapFiles\A\2023\A 01-23 The Biglieri Group\A01_23_LocationMap.mxd HydroLands Attachment #2 to Information Report 04-23 Kingsto n R o a d Sa n d y B e a c h R o a d Gl e n a n n a R o a d V a l l e y F a r m R o a d Pickering Park w a y Celebration Drive Diefenbaker Court The Esplanade S The Esplanade N Alliance Road Highway 401 Air Photo MapFile:Applicant:Municipal Address: A01/23 Date: Mar. 16, 2023 ¯ E Pickering Valley Developments Limited1525 Pickering Parkway SubjectLands 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment HydroCorridor Diana PrincessOf Wales Park HydroCorridor Attachment #3 to Information Report 04-23 Submitted Site Plan City Development Department March 21, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 N Attachment #4 to Information Report 04-23 City Development Department March 21, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 Submitted Conceptual Rendering - Facing Southeast Attachment #5 to Information Report 04-23 City Development Department March 21, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 Submitted Conceptual Rendering - Facing Northwest Attachment #6 to Information Report 04-23 City Centre Neighbourhood Policies Related to the Proposal •Encourage the highest mix and intensity of uses and activities 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 comfort in the public realm through all four seasons. •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 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. •Require new development, in close proximity to established low density residential areas, to be gradually transitioned in height. •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. • Require all new buildings in the City Centre to be at least 3 functional storeys. • 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 parking structures be treated architecturally as building fronts with no blank walls; • that shared parking be encouraged in mixed use areas to minimize land devoted to parking; • that surface parking areas be well landscaped and lit, to provide a safe and comfortable pedestrian environment; and • that access driveways, and to side and rear parking areas, be consolidated where practical, and be accessible by a public laneway or drive aisle. • Consider a reduction in the number of required car parking spaces where bicycle parking facilities or transportation demand management measures are provided. • Consider Council’s objective to achieve a balance of opportunities to live, work and play in the City Centre by adopting a resident to job ratio of 1:1. Attachment #7 to Information Report 04-23 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; •that retractable awnings be considered 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. •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, 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.