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HomeMy WebLinkAboutInformation Report 06-26 Statutory Public Meeting Information Report Report Number: 06-26 Date: May 11, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment A 03/26 Draft Plan of Condominium CP-2026-02 Liverpool Road Limited Partnership 640 Liverpool Road 607 and 609 Annland Street 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street 1.0 Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Draft Plan of Condominium, submitted by Liverpool Road Limited Partnership, to permit a residential condominium development with limited retail uses. It is intended to help the public and stakeholders understand the proposal. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning and Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2.0 Property Location and Description The subject lands are located on the west side of Liverpool Road, between Annland Street to the north and Wharf Street to the south, within the Bay Ridges Neighbourhood (see Location Map, Attachment 1). The lands, comprising nine properties, have an area of approximately 1.17 hectares, with frontage on Liverpool Road, Annland Street, and Wharf Street. The property at 1276 Wharf Street, adjacent to Frenchman’s Bay, does not have street frontage. The properties at 1280, 1288, and 1290 Wharf Street and 607 Annland Street each contain a detached dwelling. The rear yard of 1290 Wharf Street is currently used for the outdoor storage of boats. The properties at 1292 and 1294 Wharf Street are also used for outdoor storage of boats, vehicles, trailers, and related materials. A metal accessory building is located on 1294 Wharf Street. The properties at 609 Annland Street and a portion of 640 Liverpool Road are currently leased by the City of Pickering for a gravel-surfaced, seasonal public parking lot. Information Report 06-26 Page 2 640 Liverpool Road previously contained a detached dwelling, known as the Avis House. The building was constructed circa 1850, but was not listed on the City’s Municipal Heritage Register or designated under Part IV or V of the Ontario Heritage Act. However, the house was identified on the City’s Inventory of Heritage Properties. The applicant demolished the house in 2023. Surrounding land uses are (see Air Photo Map, Attachment 2): North: Across Annland Street is an established residential subdivision consisting of one to three-storey detached dwellings. Five properties at 666, 668, 672, 678 and 682 Liverpool Road are subject to ongoing applications for Official Plan Amendment (OPA 26-001P), Draft Plan of Subdivision (SP-2026-01), Zoning By-law Amendment (A 01/26), and Draft Plan of Condominium (CP-2026-01) to permit a residential common elements condominium development consisting of 21 townhouse units. South: Across Wharf Street are three-storey townhouses, a condominium complex consisting of three-storey townhouse dwellings, a restaurant (Port Restaurant), and a waterfront property occupied by a detached dwelling. East: Across Liverpool Road is an established residential subdivision consisting of one to three-storey detached dwellings. West: To the west are three waterfront properties. One property contains a detached dwelling, while the other two are used for the outdoor storage of boats and related equipment. A 7.0-metre-wide easement in favour of the Region of Durham is registered over a portion of the property directly abutting the subject lands (1272 Wharf Street). This easement accommodates a 4.5-metre-wide trunk sanitary sewer. There is also an additional easement over these lands that provides access from Wharf Street to 1276, 1280, and 1288 Wharf Street. 3.0 Previously Approved Applications In January 2023, Liverpool Road Limited Partnership submitted applications for an Official Plan Amendment (OPA 23-001P), Zoning By-law Amendment (A 02/23), Draft Plan of Subdivision (SP-2023-01), and Draft Plan of Condominium (CP-2023-02) for the subject lands. The proposal was for a residential common element condominium consisting of 51 townhouse units, accessed by an internal private road and Wharf Street (see Original Conceptual Site Plan, Attachment 3, and Original Conceptual Elevations, Attachment 5). The unit mix included 45 rear-lane and traditional townhouses, as well as six live/work townhouse units fronting Liverpool Road. This proposal had a residential density of 45 units per net hectare. The Official Plan Amendment sought to redesignate the lands from “Urban Residential Areas – Low Density Areas” and “Open Space System – Marina Areas” to “Urban Residential Areas – Medium Density Areas”. The Zoning By-law Amendment proposed to rezone the lands to permit townhouse dwellings and establish site-specific zoning standards to facilitate the proposed development. Information Report 06-26 Page 3 The Draft Plan of Subdivision proposed a single block for residential uses and an open space block for a private amenity area adjacent to Frenchman’s Bay. Draft plan approval was required to allow the applicant to create privately owned parcels of tied land through a process called “lifting part lot control”. The proposed Draft Plan of Condominium sought to establish the common elements of the development, including private amenity spaces, a water meter room, visitor parking areas, and the private road and internal pedestrian walkways. In June 2024, Council approved the Official Plan Amendment and Zoning By-law Amendment applications and endorsed the Draft Plan of Subdivision and Draft Plan of Condominium applications. In October 2024, the Director, City Development & CBO, issued draft plan approval for the subdivision and condominium applications. 4.0 Applicant’s New Proposal Liverpool Road Limited Partnership has submitted new applications for Zoning By-law Amendment and Draft Plan of Condominium for the subject lands. The new proposal is for a residential condominium development consisting of 91 dwelling units and one commercial unit (see New Conceptual Site Plan, Attachment 4, and New Conceptual Front Elevations, Attachments 6, 7, 8 and 9). The revised plan includes one block of traditional street townhouses (Block D) containing six units. Each unit has a private rear yard and a private rooftop terrace. Parking and garage access are provided at the front of each dwelling through an internal private road. These units are three storeys with a height of approximately 10.5 metres to the top of the parapet wall. The six townhouse blocks fronting Annland Street, Liverpool Road, and Wharf Street (Blocks A, B, C, G, H, and I) consist of stacked townhouses containing a total of 60 units. The stacked configuration includes one unit in the basement and main floor with a partially below-grade private patio and an above-grade balcony. Two additional units occupy the second and third floors, each with two private balconies and a private rooftop terrace. Parking and garage access for these units is provided from the internal private road, while the front entrances for each unit face the public streets. These townhouse blocks are three storeys with a height of approximately 11.8 metres to the top of the parapet wall. The two central blocks (Blocks E and F) are back-to-back townhouses containing a total of 20 units. Each unit has two private balconies and a private rooftop terrace. Parking and garage access are provided from the internal private road. These townhouse blocks are three storeys with a height of approximately 10.5 metres to the top of the parapet wall. A three-storey mixed-use building (Block J) is proposed fronting Liverpool Road. The ground floor contains a 298-square-metre commercial unit with an outdoor patio to the south of the building. Five two-storey apartment units are proposed above on the second and third floors. Each unit contains two private balconies and a private rooftop terrace. Surface parking for the commercial and residential units is proposed to the east of the building, accessed from the Information Report 06-26 Page 4 internal private road. This building is three storeys with a height of approximately 11.8 metres to the top of the parapet wall. Vehicular access to the internal private road is proposed through two full-movement accesses on Annland Street and one full-movement access on Wharf Street. Sidewalks are proposed along one side of the internal private road and will connect to existing sidewalks along Annland Street, Liverpool Road, and Wharf Street. A total of 163 parking spaces is proposed for residents and visitors. Resident parking for the apartment and stacked townhouse units is proposed at a ratio of 1.25 spaces per unit. The same rate of 1.25 spaces per unit is proposed for the back-to-back units. The traditional street townhouses are proposed to have 2.0 spaces per unit. Visitor parking is proposed at a rate of 0.25 spaces per unit for a total of 23 required spaces. Commercial parking is proposed at a rate of 4.5 spaces per 100 square metres of gross floor area for a total of 14 required spaces. A 376-square-metre privately owned, publicly accessible space is proposed at the southeast corner of the site, adjacent to the intersection of Liverpool Road and Wharf Street. As this area was the former location of the Avis House, the applicant proposes to include a commemorative plaque and public art installation within this space. A 346-square-metre private outdoor amenity area is proposed to the west of the residential development, adjacent to Frenchman’s Bay. This portion of land is currently landlocked and not contiguous with the applicant’s land ownership. The applicant will be required to obtain an easement over 1272 Wharf Street to access this space. This development will be subject to a future Site Plan Approval application. 4.1 Condominium Structure The proposed development will include two types of condominium corporations. The stacked townhomes and mixed-use building are proposed as a standard condominium corporation. The traditional street and back-to-back townhomes are proposed as a common element condominium corporation. The private road, amenity areas, internal walkways, community mailboxes, water meter room, and visitor parking areas would form part of the common elements. Reciprocal easements will be established to allow the standard condominium corporation access to Annland Street and Wharf Street over these shared elements. A mutual use and cost-sharing agreement will be required for both condominium corporations. This will ensure equitable use, as well as long-term care, and maintenance of the common elements. The Draft Plan of Condominium (Common Elements) application proposes to establish the shared common elements of the development, including private amenity spaces, the water Information Report 06-26 Page 5 meter room, visitor parking areas, and the internal private road and pedestrian walkways (see New Draft Plan of Condominium, Attachment 10). A separate Draft Plan of Condominium (Standard) application for the stacked townhomes and mixed-use building will be required at a later stage. 5.0 Policy Framework 5.1 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The Ministry of Municipal Affairs and Housing (MMAH) approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject lands as “Urban System – Community Areas”. The ROP states that Community Areas should be developed as complete communities, providing a range of housing, transportation, and lifestyle choices, and creating opportunities for residents to live, shop, work, and access services and amenities within their community. Policy 5.1.6 of the ROP requires that, on an annual basis, a minimum of 50 percent of all new residential units across the Region should be provided through intensification. The ROP defines intensification as the development of a property, site, or area at a higher density than currently exists, including the development of a vacant and/or underutilized lot within an existing built-up area. Staff will continue to assess the proposal against the ROP's policies during the ongoing review of these applications. The applications were circulated to Durham Region for review on matters of regional interest, including roads, servicing infrastructure, and waste management. 5.2 Pickering Official Plan The Pickering Official Plan (POP) designates the subject lands as “Urban Residential Areas – Medium Density Areas”, with the exception of the segregated parcel adjacent to Frenchman’s Bay (1276 Wharf Street), which is designated “Open Space System – Marina Areas”. Urban Residential Areas are intended primarily for housing, while also allowing limited retailing of goods and services serving the area. The POP requires that, when establishing performance standards for these areas, consideration be given to protecting and enhancing the character of established neighbourhoods, including matters such as building height, yard setbacks, lot coverage, access to sunlight, parking, and traffic impacts. Information Report 06-26 Page 6 The Medium Density Designation permits a minimum net residential density of 31 dwellings per net hectare and a maximum of 80 dwellings per net hectare. The proposed development would result in a residential density of 80 units per net hectare. The “Open Space System – Marina Areas” designation permits marinas, yacht clubs, and marina supportive uses, including restaurants, limited retail, and limited residential uses in conjunction with marinas and yacht clubs, as well as aquaculture, conservation, environmental protection, and agricultural uses. Within these lands, the applicant is proposing a private outdoor amenity area to serve future residents of the development. The Bay Ridges Neighbourhood policies identify the subject lands as being within the “Liverpool Road Waterfront Node”, an area characterized by a unique mix of built and natural features. Built form and public spaces within the Waterfront Node are to reflect a high-quality design with a “Great Lakes Nautical Village” theme to create a vibrant pedestrian environment. Annland Street and Liverpool Road, north of Annland Street, are identified as municipal collector roads in the POP. These roads are intended to carry local and neighbourhood traffic in greater volumes than local roads and provide access from local roads to other collector roads and to Type ‘C’ arterial roads. Wharf Street and Liverpool Road, south of Annland Street, are identified as local roads, which provide access to individual properties, as well as connections to other local roads and to collector roads. Staff will continue to assess the proposal against the policies of the POP during the ongoing review of these applications. 5.3 Liverpool Road Waterfront Node Development Guidelines The Council-adopted Liverpool Road Waterfront Node Development Guidelines designate the westerly portion of the subject lands as “Marina Mixed Use Area” and the Liverpool Road frontage as “Liverpool Road Corridor”. The guiding vision for the entire Waterfront Node is that of a “Great Lakes Nautical Village” with a mix of uses and an ambiance that is inviting. The character of the Great Lakes Nautical Village is established by its series of small blocks with frequent and regular views out to the water. The streets should provide pedestrian-friendly spaces, exhibit a high level of streetscape design and quality, and act as public open space. Lands within the Marina Mixed Use Area are intended to develop in a manner that achieves a high-quality built form that is sensitive to views of the water, provides opportunities for visual and physical public access to the waterfront where appropriate, maintains an attractive pedestrian scale, and reflects existing neighbourhood patterns. Lands within the Liverpool Road Corridor are intended to achieve a high standard of design and architectural quality, with a focus on creating a vibrant pedestrian environment. Within this corridor, ground floors of residential units fronting Liverpool Road are to be designed to allow for future conversion to accommodate a range of uses, such as commercial, retail, and office. Information Report 06-26 Page 7 The Guidelines establish detailed development standards and policies addressing the protection of views and vistas, maintenance of the existing road network, opportunities for additional off-road trail connections, continuance of street and block patterns, provision of pedestrian-oriented built form, creative parking strategies, compliance with applicable environmental management policies, and stormwater management best practices, ensuring that post-development flows are of equal to or better than pre-development conditions. The applicant’s proposal will be reviewed in detail for consistency with the requirements of the Liverpool Road Waterfront Node Development Guidelines during the ongoing review of these applications. 5.4 Zoning By-law 8149/24 The subject lands are zoned “(H)MD-H23”, “(H)MD-H24”, and “(H)MU-35” within Zoning By-law 8149/24. These zones permit standard townhouse dwellings and live/work dwellings. The permitted uses and associated zoning standards reflect the previously approved Zoning By-law Amendment (A 02/23), which allowed for a residential common element condominium consisting of 51 townhouse units. The lands are also subject to an “(H)” Holding Symbol, which was established through the previous rezoning. The holding symbol may only be removed once the landowner has satisfied all requirements of the Region of Durham with respect to the provision of water and sewer services, Regional roads, and entering into any necessary agreements in this regard. The parcel of land adjacent to Frenchman’s Bay (1276 Wharf Street) is zoned “OS-HL-6”, which permits a private park, as well as the preservation and conservation of the natural environment, soil, wildlife, and resource management. To facilitate the proposed development, the applicant has submitted a Zoning By-law Amendment application to permit the proposed townhouse types and mixed-use building, as well as establish site-specific zoning standards. 6.0 Public Engagement 6.1 March 31, 2026, Public Open House Meeting A Public Open House Meeting was held on March 31, 2026, to inform area residents about the proposed development. Notice of the meeting was mailed to all properties within 150 metres of the property. In addition, at the expense of the Ward 2 Councillors, notices were also mailed to an expanded area beyond the standard 150 metre radius. This included an additional 283 properties, generally located east and north of Frenchman’s Bay, west of Annland Street, and south of Krosno Boulevard and Old Orchard Avenue. In total, 659 property owners received mailed notices. Three notice signs were installed on the property, and the meeting was promoted through the City’s social media channels. Information Report 06-26 Page 8 6.2 Notice of Statutory Public Meeting Notice of this Statutory Public Meeting was mailed to: • all properties within 150 metres of the subject property • individuals who attended the Open House and requested notification of future meetings • those who submitted written comments on the application and requested notification of future meetings In total, 400 property owners received mailed or emailed notices. Three notice signs were installed on the property, and the meeting was advertised through the City’s social media channels. 6.3 Public Comments Received Approximately 25 residents attended the Public Open House Meeting. In addition, at the time of writing this report, the City has received six written submissions from the public. The following summarizes the key concerns and questions raised by area residents at the meeting and through written submissions: 6.3.1 Built Form and Neighbourhood Character • Concerns were raised about the significant increase in density on the site, from 51 to 91 units, and questioned what improvements have been made to the neighbourhood to justify this increase. • Requests were made to reduce the proposed density to better align with the existing neighbourhood character. • Concerns were raised that no community benefits have been identified to support the proposed increase in density. • Questions were raised regarding the type and durability of exterior building materials, noting that materials used in some recent developments have deteriorated and appear dated. • Concerns were raised that the proposed architectural design, including materials, colours, roof pitch, and lack of detailing, does not reflect or complement the established Great Lakes Nautical Village character. 6.3.2 Parking and Garage Storage • Concerns were raised that the proposed parking supply is insufficient, particularly for two- or three-bedroom units where multiple vehicles are expected. • Concerns were expressed that limited parking supply may negatively impact property values and restrict the range of potential buyers. • Concerns were raised that garages will be used for storage, particularly for waterfront- related equipment such as kayaks and paddle boards, reducing available parking for residents. Information Report 06-26 Page 9 • Questions were raised about whether larger vehicles will fit within the proposed garage dimensions. • Questions were asked whether visitor parking will operate on a first-come, first-served basis and how it will be monitored to prevent use by non-residents, including visitors to the waterfront. • Concerns were raised that visitor and commercial parking spaces may be used by residents due to insufficient on-site parking. • Questions were raised whether dedicated bicycle parking will be provided. 6.3.3 Traffic and Road Safety • Concerns were expressed regarding increased traffic generated by the development, particularly on Liverpool Road, which is already congested, especially during summer months. • Concerns were raised that the Traffic Impact Study was prepared using data collected during less busy periods (April and October of 2023) and does not reflect peak summer conditions or holidays. • Residents noted that the Traffic Impact Study may underestimate cumulative traffic impacts, as it does not account for recently completed or occupied developments (such as the townhouse subdivision to the north at Gull Crossing and the high-density developments at Universal City and VuPoint Condos). • Concerns were raised that the existing left-turn movement from Annland Street onto Liverpool Road is unsafe and will be worsened by the proposed development. • Requests were made that a four-way stop sign be installed at the intersection of Annland Street and Liverpool Road to improve safety. • Concerns were expressed regarding potential impacts on emergency vehicle access in an already congested area. • Concerns were raised about the impact of increased traffic on cyclist safety within the neighbourhood. • Concerns were raised that drivers may use the internal private road to bypass congestion on Liverpool Road, creating unsafe conditions. • Commented that the proposed western access on Annland Street does not align with Pleasant Street, which may create conflicts for vehicles and pedestrians. 6.3.4 Condominium Structure and Maintenance • Questions were asked whether the development will be a standard condominium or a common elements condominium. • Questions were raised about the responsibilities of the condominium corporation, including building maintenance, façade upkeep, amenity areas, snow removal, and maintenance of private roads, driveways, sidewalks, and boulevards. • Requests were made that the condominium corporation be responsible for maintaining the boulevard to preserve neighbourhood appearance. • Questions were raised about how condominium fees will be structured and what services will be included. Information Report 06-26 Page 10 • Concerns were raised that a future condominium board could remove or alter common outdoor amenity spaces to accommodate additional parking. 6.3.5 Infrastructure and Services • Concerns were expressed about the capacity of existing infrastructure, including sewer, water, and waste management, to accommodate the proposed development. • Concerns were raised that the City’s population growth is not being matched by additional recreational facilities, noting that there is currently only one major recreation complex serving the City. 6.3.6 Stormwater Management • Concerns were raised about increased impervious surfaces and the potential impacts on stormwater management, runoff, drainage, and the aquatic ecosystem. • Concerns were raised that the proposed basement units may be susceptible to flooding. 6.3.7 Submitted Studies • Concerns were expressed that the submitted Coastal Study and Environmental Impact Study were prepared in 2022 and based on the previous development proposal, which does not reflect the current scale of development. • Commented that the submitted Stage 1 Archaeological Assessment for 640 Liverpool Road and 609 Annland Street recommends a Stage 2 assessment which has not yet been completed. 6.3.8 Commercial Uses • Questions were raised about the types of permitted uses within the proposed commercial space, including whether certain uses such as a cannabis retail store would be permitted. • Requests were made that the commercial space remain as one larger unit and not be divided into smaller tenancies. • Suggested that the amount of commercial space within the development be increased. • Concerns were raised that there will be insufficient parking available for commercial uses due to anticipated residential demand. 6.3.9 Housing Accessibility • Commented that the proposed bedrooms are undersized. • Commented that the number of stairs within the stacked townhouse units limits accessibility and the ability of residents to age in place. • Questions were asked whether accessible units will be provided within the development. • Suggested that elevator rough-ins be included to allow for future accessibility. Information Report 06-26 Page 11 6.3.10 Construction Timing • Questions were raised about the anticipated construction timeline, including the proposed start date and duration of construction. 6.3.11 Waterfront Concerns • Concerns were expressed that the waterfront is already heavily used, particularly during summer months, resulting in pressures related to traffic, parking, and litter. • Concerns were raised that the proposed development will further exacerbate existing pressures on the waterfront area. • Requests were made that the City implement a comprehensive plan to address parking, traffic, waste management, and public safety at the waterfront. • Questions were raised whether consideration has been given to maintaining the waterfront as a public asset and limiting private development along the shoreline. 6.4 Agency Comments As of the date of this report, comments have been received from the following external agencies: 6.4.1 Durham District School Board (DDSB) • DDSB has reviewed the applications and has no objections to the proposed development. • Students generated from this development will attend existing neighbourhood schools. 6.4.2 Ontario Power Generation (OPG) • OPG owns the Pickering Nuclear Generating Station (PNGS), which currently operates four reactor units with a net output of approximately 2,100 megawatts. OPG is preparing for the refurbishment of all four units and construction activities on-site will take place into the mid- 2030’s. • The proposed development is located within the Automatic Action Zone (AAZ) as described in the Provincial Nuclear Emergency Response Plan Master Plan, 2017 (PNERP). The AAZ is defined as pre-designated area immediately surrounding a reactor facility where pre- planned protective actions would be implemented by default on the basis of reactor facility conditions with the aim of preventing or reducing the occurrence of severe deterministic effects. The outer radii of the AAZ for Pickering is 3 kilometres from the station site. • Policy 5.5.34 of the Durham Regional Official Plan asks area municipalities to work with the Region to protect the AAZ from encroachment of sensitive land uses. New development that proposes sensitive land uses within the AAZ are to minimize and mitigate potential adverse impacts and any development proposal for a sensitive land use within an AAZ, where permitted, shall be supported by a study which considers all Regional and Provincial Information Report 06-26 Page 12 planning requirements, land use compatibility, including any applicable guidelines and emergency planning measures. • As part of the review of the subject application, the Municipality should require the applicant to submit supporting information to demonstrate that the development satisfies consideration of emergency planning requirements. 6.4.3 Hydro One • Hydro One has reviewed the proposed development and has no concerns at this time. 6.4.4 Enbridge Gas • No objections to the proposed development, however, we reserve the right to amend or remove development conditions. • As a condition of Draft Plan of Condominium, the landowner must agree to provide Enbridge Gas the necessary easements, at no cost, and/or agreements required by Enbridge Gas for the provision of local gas services for this development. 6.5 City Department Comments As of the date of this report, comments have been received from the following City departments: 6.5.1 Fire Services • Fire Services has reviewed the applications and has no objections to the proposed development at this time. 7.0 Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • Ensure conformity with the Provincial Planning Statement (2024), the Regional Official Plan, the Pickering Official Plan, and the Bay Ridges Neighbourhood policies. • Ensure the proposal addresses the goals and objectives of the Liverpool Road Waterfront Node Development Guidelines, including building siting and setbacks, building heights and massing, architectural features and materials, landscaping, outdoor open space, and pedestrian connectivity within and external to the site. • Evaluate the proposed stacked townhouse block (Block A) fronting Liverpool Road against the Liverpool Road Waterfront Node Development Guidelines, with particular attention to whether the ground floor residential units could be designed for future conversion to commercial, retail, and office uses. Information Report 06-26 Page 13 • Ensure an appropriate transition is provided between the proposed development and the low-density subdivision to the north across Annland Street. • Ensure that the proposed built form reflects the Waterfront Node and Great Lakes Nautical Village theme established within this neighbourhood. • Review the proposed parking ratios, particularly for the back-to-back townhouse units, ensuring a sufficient parking supply is provided for residents, visitors, and commercial uses, and that the development will not result in spillover parking onto adjacent streets or affect neighbouring properties. • Review internal garage sizes to ensure sufficient space to accommodate a vehicle and allow for the storage of household items. • Require the applicant to update the submitted Traffic Impact Study to include peak summer traffic volumes, including the collection of additional traffic volume counts during the summer period, and identify appropriate mitigation measures to address safety, congestion, and emergency vehicle access. • Request the applicant to review the proposed west site access on Annland Street in relation to Pleasant Street to ensure proper alignment and safe vehicle movements. • Ensure that the applicant appropriately addresses the concerns raised by OPG by demonstrating that the development satisfies applicable emergency planning requirements, including the identification of any emergency planning measures. • Require the applicant to provide additional details on the proposed commemorative plaque for the Avis House and the proposed public art installation within the privately owned, publicly accessible space. • Ensure that sufficient space is provided within the development for snow storage, utilities, hydro transformers, light standards, a water meter room, community mailboxes, and municipal waste collection. • Ensure adequate private outdoor amenity space is provided for each dwelling unit. • Request the applicant to provide preliminary details regarding the condominium structure, including responsibilities for building maintenance, façade upkeep, snow removal, and private road maintenance. • Request the applicant to demonstrate accessibility considerations within the development, including unit design, stair configurations, and provision for elevator rough-ins to support aging in place. • Ensure the applicant consults with the landowner of 1272 Wharf Street to secure a permanent easement allowing future residents access to the private outdoor amenity area adjacent to Frenchman’s Bay, and confirm that appropriate fencing is installed to prevent trespassing onto private property. 8.0 Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Affordable Housing Briefs, prepared by Brian Moss & Associates Ltd., dated January 19, 2023, and January 22, 2026 Information Report 06-26 Page 14 • Arborist Reports, prepared by Cosburn Nauboris Ltd., dated December 9, 2022, and November 9, 2025 • Archeological Reports, prepared by ASI Heritage Services, dated February 3, 2016, and December 13, 2022 • Architectural Floor Plans and Elevations, prepared by S & C Architects Inc., dated November 26, 2025 • Coastal Study, prepared by GEI Consultants, dated December 22, 2022 • Concept Plan, prepared by S & C Architects Inc., dated January 9, 2025 • Conceptual Landscape Plan, prepared by Cosburn Nauboris Ltd., dated December 10, 2025 • Draft Plan of Common Element Condominium, prepared by J. D. Barnes Limited, dated January 15, 2026 • Environmental Impact Study, dated October 2022, and Reliance Letter, dated February 16, 2026, prepared by GHD Limited • Environmental Noise Assessment, prepared by YCA Engineering Limited, dated January 2026 • Exclusion Zone Plan, dated February 13, 2023 • Functional Grading Plan, prepared by Candevcon East Limited, dated December 10, 2025 • Functional Servicing Plan, prepared by Candevcon East Limited, dated December 10, 2025 • Functional Servicing and Stormwater Management Report, prepared by Candevcon East Limited, dated December 2022, October 2023, and November 2025 • Geotechnical Report, prepared by Terrapex Environmental Ltd., dated December 5, 2022 • Conceptual Privately Owned Publicly Accessible Heritage Plan, prepared by Cosburn Nauboris Ltd., dated December 10, 2025 • Hydrogeological Report, prepared by Terrapex Environmental Ltd., dated December 16, 2022 • Land Use Compatibility Report, prepared by Brian Moss & Associates Ltd., dated February 13, 2023 • Phase One and Two Environmental Site Assessments, prepared by Terrapex Environmental Ltd., dated October 11, 2026, December 21, 2022, December 30, 2022, January 11, 2023, and November 4, 2025 • Planning Rationale Report, prepared by Brian Moss & Associates Ltd., dated January 2026 • Seasonal Waterfront Parking Observations, prepared by Dillon Consulting Limited, dated August 29, 2022 • Shadow Study, prepared by S & C Architects Inc., dated May 31, 2022 • Survey, prepared by J. D. Barnes Limited, dated January 15, 2026 • Transportation Brief, prepared by Dillon Consulting Limited, dated January 14, 2026 • Tree Preservation Plan, prepared by Cosburn Nauboris Ltd., dated November 10, 2025 9.0 Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department Information Report 06-26 Page 15 • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 10.0 Owner/Applicant Information The owner of these properties is Liverpool Road Limited Partnership, who are represented by Brian Moss & Associates Ltd. Attachments: 1. Location Map 2. Air Photo Map 3. Original Conceptual Site Plan 4. New Conceptual Site Plan 5. Original Conceptual Elevations 6. New Conceptual Front Elevation – Traditional Street Townhouses 7. New Conceptual Front Elevation – Stacked Townhouses 8. New Conceptual Front Elevation – Back-to-Back Townhouses 9. New Conceptual Front Elevation – Mixed Use Building 10. New Draft Plan of Condominium (Common Elements) Prepared By: Isabel Lima, Principal Planner, Development Review Prepared By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner IL:ld I I I I ,____Wale rp.o.i o~tr_e_et ~ I----~ >---------I \ t 1 ~ '--_L_--'-------'-----'--'--'--L--'------''-----'-----'---'-C-o-m-m-e~r-c-e_,_S_tr-e-e_,_t_~ '-- -I ---\ Progress Frenchman's Bay East Park Frenchman's Bay L ~1----- C ro ~ Subject Q) c:: Lands , ,. Annland Street ~ Wharf Street \\~--,---,--,--,-,-------,------rT""TTTT~ \ ~~! / - - -:~~ !~ - ~ ~ I--- I--- ~----,-------\ I L I--- I--- I--- ~ - I--- I--- I--- 1---- - - - l - - Location Map File: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership "O ro 0 0::: 0 0 e- I I I Q) I---- .?: ....J / ~ ~ ~ '---- '---- L____,, ~ ~ ~ ~ '---- ~ ~ '---- ~ ~ ~ I 1 11 1 111 1 Frenchman's Bay Rate Payers Memorial Park Broadview Street f-- J / N A" -04!0/- P](KER]NG Municipal Address: 640 Liverpool Road, 607 & 609 Annland Street, City Development Department 1276, 1280, 1282, 1288, 1290, 1292 & 1294 Wharf Street Date: Feb. 26, 2026 ~ ~;;~0P~:r,°~n°~;~e ~i~Ys~ry ~~~:;~~al ~c:'~:~e~n ,:~~~~~;:~-~~e; :~is Majesty the King in Right_of Canada, Department of Natural Resources. All rights reserved.; SCALE: 1 : 2, SQQ (!;:)Teranet Enterprises lr.c. and its suppliers. All nghts reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved l:\PLANNING\01-Ma Files\02 -Applications\A\2026\A03-26 & CP-2026-02\A XX-26 Appllcant.aprx Attachment 1 to Information Report 06-26 -~of- Pl(KER]NG City Development Department Air Photo Ma File: A 03/26 & CP-2026-02 Munici al Address: 640 Liverpool Road, 607 & 609 Annland Street, 1276, 1280, 1282, 1288, 1290, 1292 & 1294 Wharf Street Date: Mar. 06, 2026 ;~:g~0;~i~~=~~0~n~~~hoe ii~js~~~~~e;;:~~;e~cu~e(~~ ~:~i~~~sd~;~:~:~~;f:~i~ Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved. SCALE: 1: 1, SQQ Teranet Enter rises Inc. and its su liars. All ri his reserved.;~ Munici al Pro rt Assessment Cor oration and its su liars. All ri his reserved. THIS IS NOT A PLAN OF SURVEY. L:\PLANNING\01-MapFiles\02 -Applications\A\2026\A03-26 & CP-2026--02\AXX-26 Applicant.aprx Attachment 2 to Information Report 06-26 Attachment 3 to Information Report 06-26 Original Conceptual Site Plan (OPA 23-001/P, SP-2023-01, A 02/23 & CP-2023-02) Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 8, 2026 New Conceptual Site Plan File: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 Attachment 4 to Information Report 06-26 Attachment 5 to Information Report 06-26 Original Conceptual Elevations (OPA 23-001/P, SP-2023-01, A 02/23 & CP-2023-02) Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 8, 2026 Attachment 6 to Information Report 06-26 New Conceptual Front Elevation – Traditional Street Townhouses Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 Attachment 7 to Information Report 06-26 New Conceptual Front Elevation – Stacked Townhouses Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 Attachment 8 to Information Report 06-26 New Conceptual Front Elevation – Back-to-Back Townhouses Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 Attachment 9 to Information Report 06-26 New Conceptual Front Elevation – Mixed-Use Building Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 Attachment 10 to Information Report 06-26 New Draft Plan of Condominium (Common Elements) File: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026