HomeMy WebLinkAboutPLN 18-20Cfy ot
DICKERING
Report to
Planning & Development Committee
Report Number: PLN 18-20
Date: September 14, 2020
From: Kyle Bentley
Director, City Development & CBO
Subject: Infill and Replacement Housing in Established Neighbourhoods Study
- Planning Recommendations Report (Phase 3 Report)
- File: D-1100-096
Recommendation:
1. That the Infill and Replacement Housing in Established Neighbourhoods, Planning
Recommendations Report, prepared by SGL Planning & Design Inc., dated August 2020, as
contained in Attachment #1 to Report 18-20, be endorsed;
2. That, in accordance with the recommendations in the Infill and Replacement Housing in
Established Neighbourhoods, Planning Recommendations Report, prepared by
SGL Planning & Design Inc., dated August 2020, City staff;
a) be authorized to initiate the recommended Official Plan and Zoning By-law Amendment
processes;
b) be authorized to undertake the necessary steps to implement the recommended by-law
to restrict the width of driveways in the public right-of-way; and
c) be directed to investigate the implementation of a by-law for the protection of trees on
private property and report back to Council in mid 2021; and
3. That Council adopt the Urban Design Guidelines for Infill and Replacement Housing in
Established Neighbourhood Precincts contained in Appendix B of the Infill and Replacement
Housing in Established Neighbourhoods, Planning Recommendations Report, prepared by
SGL Planning & Design Inc., dated August 2020.
Executive Summary: This report provides an overview of the Infill and Replacement Housing
in Established Neighbourhoods Study, presents the final Planning Recommendations Report
prepared by the City's consultants, and seeks Council's authorization to proceed with the
implementation of the Study's recommendations.
The Infill and Replacement Housing in Established Neighbourhoods, Planning Recommendations
Report, prepared by SGL Planning & Design Inc., dated August 2020, (SGL's Phase 3 Report) is
on the City of Pickering website at pickering.ca/InfillStudy. A full copy of the Report is provided as
Attachment #1.
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 2
The purpose of the Study is to develop options and make recommendations for an appropriate
policy framework, regulations and other tools that may be implemented so that the City has a
sensitive way to manage new construction in those parts of the City's established neighbourhoods,
(in the South Pickering Urban Area), undergoing significant change with homes being demolished
and rebuilt, or larger lots being severed and new homes built. The results will guide the planning
and design of this minor infill and replacement housing to ensure compatibility of the new
development with its surroundings.
The SGL Planning Recommendations Report completes Phase 3 of the Study. It built on the work
and feedback received in all 3 phases of the study, and identifies 10 recommendations for the
City's consideration.
The detailed recommendations include:
• identifying "Established Neighbourhood Precinct Overlay Zones", being the specific areas
where proposed new official plan, zoning and other by-laws would apply;
• defining "infill" and "replacement housing" in the Pickering Official Plan and Zoning By-laws
2511, 2520 and 3036;
• proposing new official plan policies related to compatibility of infill and replacement housing
to ensure that new development minimizes impacts related to privacy, overlook, shadowing
and loss of open space;
• defining "Front Entrance" in Zoning By-laws 2511, 2520 and 3036;
• proposing new, or amended, zoning regulations for dwelling height, height of front entrance,
dwelling depth, lot coverage, minimum and maximum front yard setback, maximum garage
width, maximum driveway width, and minimum side yard setback for infill and replacement
housing;
• proposing the adoption of Urban Design Guidelines for Infill and Replacement Housing in
Established Neighbourhood Precincts;
• implementing a by-law to regulate the width of driveways within the public right-of-way; and
• considering the implementation of a Private Tree Protection By-law.
Financial Implications: On June 28, 2018, Council approved the project funding of
$147,995.00 and the financing as 55 percent from property tax and 45 percent from Development
Charges. Funds to complete the Study were carried over in the 2020 Current Budget for the City
Development Department, Consulting and Professional (Account 2611.2392.0000).
1. Background
1.1
In June 2018, City Council approved the proposal submitted by SGL Planning & Design
Inc. (SGL), to undertake an Infill and Replacement Housing in Established Neighbourhood
Study. The Study was undertaken over a period of approximately 2 years through a highly
collaborative process involving City staff, members of the public, and key stakeholders and
has been concluded by the preparation of a Planning Recommendations Report and Draft
Urban Design Guidelines (UDGs).
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 3
1.2 Study Purpose
The purpose of the Infill and Replacement Housing in Established Neighbourhoods Study is
to provide direction for the preparation of appropriate official plan policies, zoning
regulations and other implementation tools, and to develop draft design guidelines to
facilitate a sensitive transition between existing houses and new construction occurring in
certain parts of the City's established neighbourhoods.
The Study was prompted by the construction of an increasing number of houses, either as
the result of a demolition and rebuild, or larger lots being severed and new homes built, that
were significantly larger than existing adjacent houses. These new homes, commonly
referred to as "monster homes", created impacts to privacy, shadow, and overlook for the
neighbouring homes and altered the streetscape within these parts of established
residential areas of the City.
The results of the Study will guide the planning and design of this minor infill and
replacement housing to ensure compatibility of the new development with its surroundings.
1.3 Summary of Phase 1 Findings
The Phase 1 Report:
• identified that 9 of the 15 South Pickering Urban Area neighbourhoods, referred to as
the "Focus Neighbourhoods", may be susceptible to pressure for the development of
infill and replacement housing. The Focus Neighbourhoods are Bay Ridges, Dunbarton,
Highbush, Liverpool, Rosebank, Rougemount, Village East, West Shore, and
Woodlands;
• identified the key issues regarding infill and replacement housing that are of concern to
stakeholders; and
• provided a summary of the feedback received at the Public Open House 1.
In addition, Phase 1 of the Study found that the majority of observed changes occurring
within the Focus Neighbourhoods relate to:
• height and overall scale of dwelling;
• roof pitch;
• height of the front entrance;
• separation distance between houses;
• front yard setback;
• amount and character of landscaped open area on private property;
• width and configuration of the driveway; and
• location of the garage and/or carport.
The Phase 1 Report noted that these observed changes can lead to compatibility issues
related to overlook conditions, privacy, shadowing and sense of place.
The Phase 1 Report also provided a summary of best practices from other municipalities
that have experienced a similar increase in infill and replacement housing in established
neighbourhoods.
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 4
On April 23, 2019, Council received the Infill and Replacement Housing in Established
Neighbourhoods, Existing Conditions and Preliminary Observations Report (Phase 1
Report) prepared by the consultants, and authorized Phase 2 of the Study.
1.4 Summary of Phase 2 Findings
Phase 2 of the Study included the identification of preliminary options, tools and strategies
to address the issue of compatibility identified in Phase 1, and the preparation of a Phase 2
Report (Planning Options Report) containing a Preferred Strategy for the City with respect
to managing change within the Focus Neighbourhoods.
The Phase 2 Report also contained proposed boundaries to "Neighbourhood Precincts"
within the 9 Focus Neighbourhoods (see Map of Focus Neighbourhoods & Precincts,
Attachment #2). The Neighbourhood Precinct boundaries are based on a combination of
age of dwellings, lot coverage, where there were a large concentration of observed
changes to the neighbourhoods, and where change is expected to continue to occur in the
future.
Community input on the Draft Phase 2 Report was received through the October 29, 2019
Public Open House 2 and an online survey (the Infill Survey).
On January 27, 2020, Council received the Infill and Replacement Housing in Established
Neighbourhoods, Planning Options Report (Phase 2 Report) prepared by the consultants,
and authorized Phase 3 of the Study.
2. Phase 3
2.1 Summary of Phase 3
SGL prepared a Draft Planning Recommendations Report (Draft Phase 3 Report) that
builds on the work and feedback received in the first 2 phases of the study, and identified
10 draft recommendations for the review and consideration through the Phase 3
engagement opportunities. Feedback received through Phase 3 engagement, was
considered and is addressed in the SGL's Phase 3 Report. In addition, SGL has modified
certain draft recommendations in response to feedback received. This is detailed below in
subsection 2.2.3, Outcome of Engagement.
2.2 Summary of Phase 3 Engagement
Phase 3 Engagement for the Study consisted of an Electronic Public Open House
(August 11, 2020), meetings with Heritage Pickering (June 24, 2020), Committee of
Adjustment (July 8, 2020), and Homebuilders (August 13, 2020). In addition, staff and the
consultants have had individual conversations with a number of interested parties.
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 5
2.2.1 Electronic Public Open House 3
On August 11, 2020, Electronic Public Open House 3 was held and consisted of a
pre-recorded presentation by the consultant, followed by a facilitated discussion with a
panel of staff and consultants, and comments and questions from 6 pre -registered
delegates. The Electronic Public Open House 3 was Iivestreamed on the City's YouTube
channel (https://www.youtube.com/user/SustainablePickering) and, to date, there have
been 185 views of the recording.
2.2.2 Other Engagement Sessions
Virtual meetings were held with Heritage Pickering (June 24, 2020), Committee of
Adjustment (July 8, 2020) and the City's homebuilding community (August 13, 2020), and
consisted of a presentation of the consultant's pre-recorded presentation followed by a
discussion on the Draft Planning Recommendations Report.
2.2.3 Outcome of Engagement
Table 1 in Chapter 3 of the SGL Phase 3 Report summarizes the comments and questions
received on the Draft Phase 3 Report. In addition, SGL summarized key concerns and their
associated response to the concerns in Table 2 in Chapter 3 of their Phase 3 Report.
Following a review of the key concerns submitted, SGL is proposing the following
modifications to their draft recommendations:
1. Lot Coverage
The draft recommended performance standard for Lot Coverage specified that calculating
Lot Coverage is determined by the primary residential building, excluding any permitted
accessory structures (such as sheds) on the property. Since this method of calculating Lot
Coverage differs from the definition of Lot Coverage in the City of Pickering's zoning
by-laws (which includes accessory structures in the definition of Lot Coverage), it was
concluded that calculating Lot Coverage should continue to be determined as currently
defined in the City's zoning by-laws. A more thorough discussion regarding this matter is
contained in the section "Discussion" following Table 2 in the SGL Phase 3 Report.
2. Separation Distance Between Dwellings
While the City's zoning by-laws regulate minimum rear yard and side yard setbacks, they
do not distinguish between minimum required side yard setbacks where a rear yard to rear
yard condition changes to a rear yard to side yard condition. For this reason, an additional
performance standard applicable only to "infill" housing, as defined, is being recommended
(see Recommendation 7H on page 31 of the Phase 3 Report). This additional regulation
would require a minimum side yard setback of 4.5 metres where the side lot line (previously
a rear lot line) abuts the rear lot line of an existing lot of record. This matter is more fully
discussed in the "Discussion" section following Table 2 in the SGL Phase 3 Report.
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 6
3. Geographic Applicability of the Recommendations
Although it was the intent of the draft recommended official plan policies to apply only to the
corresponding Established Neighbourhood Precincts that are the subject of the draft zoning
by-law and draft urban design guideline recommendations, it is noted that, based on
comments received, these draft recommended policies may be unclear in this regard, and
that they could be interpreted to apply to all of the residential neighbourhoods within the
City of Pickering.
In light of these comments, SGL have amended the wording of the draft recommended
official plan policies 3.9 f) and 9.2 k) by removing reference to "within the City's residential
neighbourhoods" from both policies, and rely on the recommended definitions of "infill" and
"replacement housing" which clearly relate their applicability to the Established
Neighbourhood Precincts.
To complement the above -noted revision to the draft recommended policies, changes have
also been made to the definitions of "infill" and "replacement housing", in the recommended
official plan policies and zoning by-law regulations, to clarify that the recommendations
apply to the areas identified within Established Neighbourhood Precincts.
2.3 Recommendations of the SGL Phase 3 Report
The SGL Phase 3 Report is proposing that the City implement the following 10
recommendations to address compatibility of infill and replacement housing in Established
Neighbourhood Precincts in South Pickering:
1. Add a new section to the appropriate City zoning by-laws that apply to the
"Established Precinct Overlay Zone".
2. Add definitions of "infill" and "replacement housing" in the Pickering Official Plan
3. Add a policy in the Pickering Official Plan that, when considering applications for infill
and/or replacement housing, requires that the development is compatible with the
character of the neighbourhood with respect to: scale as observed from neighbouring
properties and the street so that impacts associated with privacy, overlook and
shadowing are minimized; reinforcing the established pattern of existing side yard
setbacks and separation distances between dwellings; reinforcing the established
pattern of existing lot widths in the neighbourhood; reinforcing the established pattern
of front yard setbacks on the street; promoting garages/carports to be flush with, or
behind, the front main wall of the dwelling; maximizing the front yard landscaping;
encouraging the preservation of existing mature trees; and considering the goals and
objectives of the proposed Urban Design Guidelines for Infill and Replacement
Housing in Established Neighbourhood Precincts.
4. Add a new Community Design Objective in the Pickering Official Plan that encourages
the development of compatible infill and replacement housing as it relates to
minimizing the impacts of privacy, overlook and shadowing.
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 7
5. Add definitions of "front entrance", "infill", and "replacement housing" in the City's
Zoning By-laws 2511, 2520 and 3036.
6. Add a map to the appropriate City zoning by-laws that identifies the specific areas for
which the "Established Neighbourhood Precinct Overlay Zone" would apply.
7. Add the following performance standards within each Established Neighbourhood
Precinct Overlay Zone within the appropriate City zoning by-laws:
a. Maximum dwelling height of 9.0 metres;
b. Maximum height of the Front Entrance of 1.2 metres;
c. Maximum dwelling depth:
i. for lots with depths up to 40 metres: 17 metres;
ii. for lots with depths greater than 40 metres: 20 metres;
d. Maximum Lot Coverage:
i. Dunbarton Neighbourhood Precinct: Maximum 25%;
ii. Highbush Neighbourhood Precinct: Maximum 25%;
iii. Liverpool Neighbourhood Precincts: Maximum 30%;
iv. Rosebank Neighbourhood Precincts: Maximum 30%;
v. Rougemount Neighbourhood Precincts: Maximum 30%;
vi. Village East Neighbourhood Precinct: Maximum 25%;
vii. West Shore Neighbourhood Precinct: Maximum 30%;
viii. Woodlands Neighbourhood Precinct: Maximum 25%;
e. Front Yard Setback:
i. Minimum Front Yard Setback shall be equal to the smaller front yard
setback of the immediately abutting lots located along the same side of the
street and within the same block. For corner lots, the minimum front yard
setback shall be equal to the smaller front yard setback of the dwellings on
the nearest two lots located along the same side of the street and within the
same block;
ii. Maximum Front Yard Setback shall be 1.0 metre greater than the average
of the existing front yard setback of the dwellings on the immediately
abutting lots located along the same side of the street and within the same
block. For corner lots, the maximum front yard setback shall be 1.0 metre
greater than the average of the existing front yard setback of the dwellings
on the nearest two lots located along the same side of the street and within
the same block;
f. Maximum Width of Garage shall be no greater that 50% of the overall width of a
dwelling;
Maximum Driveway Width shall be 6.0 metres, or where the entrance to the
garage is wider than 6.0 metres, the maximum driveway width shall be no
greater than the width of the entrance of the garage;
h. Minimum Side Yard Setback for Infill Housing shall be 4.5 metres where the side
lot line of a newly created lot for an infill dwelling abuts the rear lot line of an
existing lot of record.
g.
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 8
8. That Council adopt the proposed "Urban Design Guidelines for Infill & Replacement
Housing in Established Neighbourhood Precincts" (provided as Appendix B of the SGL
Phase 3 Report). These urban design guidelines address:
a. Dwelling Height and Roof Pitch;
b. Height of Front Entrance;
c. Dwelling Length, Width and Depth;
d. Side Yard Setback and Separation Distance Between Dwellings;
e. Garage or Carport Placement;
f. Driveway Width;
g. Front Yard Landscaping; and
h. Street Trees.
9. That Council adopt a driveway width by-law (municipal by-law) to regulate the width of
a driveway on public property to a maximum of 6.0 metres; and
10. That the City consider implementing a private tree by-law (municipal by-law) to protect
trees on private property.
3.0 Conclusion
This concludes the Infill and Replacement Housing in Established Neighbourhoods Study.
Staff concurs with the recommendations of the SGL Phase 3 Report, and recommends
Council adopt them and authorize staff to initiate the required official plan, zoning and
municipal by-law amendments.
Attachments:
1. Infill and Replacement Housing in Established Neighbourhoods, Planning Recommendations
Report, prepared by SGL Planning & Design Inc., dated August 2020
2. Map of Focus Neighbourhoods & Precincts
Report PLN 18-20 September 14, 2020
Subject: Infill and Replacement Housing In Established Neighbourhood Page 9
Prepared By:
Approved/Endorsed By:
Margaret Kish, IP, RPP Catherine Rose, MCIP, RPP
Principal Planner, Policy Chief Planner
Dean Jacobs, MCIP, RPP
Manager, Policy & Geomatics
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Kyle Bentley, P. Eng.
Director, City Development & CBO
Recommended for the consideration
of Pickering City Council
Marisa Carpino, M.A.
Interim Chief Administrative Officer
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Infill and Replacement Housing in
Established Neighbourhoods Study
Attachment #1 to Report #PLN 18-20
Planning Recommendations Report
August 2020
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
Table of Contents
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1 Introduction 2
1.1 Study Background and Context 2
1.2 Study Purpose and Objectives 3
1.3 Summary of Phase 1 and 2 3
1.4 Phase 3 4
2 Analysis of Preferred Strategy 5
2.1 Preferred Strategy Analysis — Official Plan 5
2.2 Preferred Strategy Analysis — Zoning By-law 6
2.3 Preferred Strategy Analysis — Urban Design Guidelines 10
2.4 Preferred Strategy Analysis — Other Tools 11
3 Engagement & Discussion 13
4 Recommendations 26
4.1 Official Plan Recommendations 26
4.2 Zoning By-law Recommendations 27
4.3 Urban Design Recommendations 31
4.4 Recommendations for Other Tools 32
5 Next Steps 33
APPENDIX 'A' - Established Neighbourhood Precinct Overlay Zone
APPENDIX 'B' - Urban Design Guidelines for Infill & Replacement Housing in
Established Neighbourhood Precincts
Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
1 Introduction
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1.1 Study Background and Context
Large lot sizes, generous building setbacks and large separation distances between
houses as well as mature landscaping are just some of the common characteristics
observed in the established residential neighbourhoods of the City of Pickering (the
City). These neighbourhoods tend to have older homes that are modest in size with
large front, side and rear yards as compared to new homes being built in these
neighbourhoods. Although these new homes may "check all the boxes" of the Ontario
Building Code and City's Zoning By-laws, they may not be reflective of the character of
established residential neighbourhoods.
The Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
emphasize the efficient use of land and infrastructure to support the long-term
prosperity, environmental health and social well-being of communities. Provincial policy,
increasing land costs in the Greater Golden Horseshoe and a trend towards increased
house sizes has contributed to progressively smaller lots with large homes. This trend
is being seen not only in new subdivisions but also in established neighbourhoods
through infill and replacement dwellings.
New construction of infill and replacement housing in Pickering's established residential
neighbourhoods has sometimes been the result of a consent process and/or minor
variance process. However, not all of the new construction in established residential
neighbourhoods has been the result of a planning process, as as -of -right zoning has
permitted the larger, new dwellings.
There is an important balance to strike between encouraging and promoting re-
investment through new development or redevelopment and maintaining and enhancing
a neighbourhood's character.
Municipalities have a variety of planning tools at their disposal to address the balance of
promoting investment and maintaining and enhancing community character when infill
and replacement housing is built. These tools include:
• Official Plan policies;
• Zoning By-laws;
• Development and design guidelines; and
• Other tools, such as Site Plan Control.
Faced with the challenge of increasing development pressure in established residential
neighbourhoods, the City of Pickering is undertaking the Infill and Replacement Housing
in Established Neighbourhoods Study (the Study) to explore options for addressing
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
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neighbourhood character within established residential neighbourhoods and ensuring
that it is properly considered through the development and building approval processes.
1.2 Study Purpose and Objectives
On September 13, 2017 City of Pickering Council authorized staff to retain consultants
to complete a planning and design study to address infill and replacement housing in
established residential neighbourhoods (Report PLN 15-17). This direction followed a
public engagement process facilitated by City staff in May 2017 resulting from concerns
expressed by local residents that new homes being built in their neighbourhoods were
not compatible with the existing character of their neighbourhoods (November 21, 2016
Resolution #236/16).
The overall purpose of this study is to develop options and make recommendations for
an appropriate policy framework, regulations and/or tools that may be implemented so
that the City has a sensitive way to manage new construction in established residential
neighbourhoods.
The key objectives of this study are:
1. To identify the City's established neighbourhoods, or parts thereof, within the
South Pickering Urban Area that may be susceptible to pressure for the
development of infill and replacement housing (Phase 1);
2. To identify and evaluate the unique qualities and characteristics of the City's
established neighbourhoods, or parts thereof, and the key issues regarding infill
and replacement housing that are of concern to residents (Phase 1);
3. To identify and/or develop tools the City can use, including Design Guidelines,
that will allow neighbourhoods, or parts thereof, to evolve while respecting the
character of the area (Phase 2 — Options and Phase 3 — Recommendations);
and
4. To provide an opportunity for full and meaningful engagement and consultation
with residents, agencies and the development industry through the Study
process (all Phases).
1.3 Summary of Phase 1 and 2
The Existing Conditions and Preliminary Observations Report provided an explanation
and overview of the results from Phase 1 of the Study. Phase 1 of the Study
established that nine of the fifteen South Pickering Urban Area neighbourhoods warrant
in-depth study since these neighbourhoods contain the majority of the older housing
stock that has experienced most of the new infill and replacement housing over the last
few years.
Phase 1 found that the majority of observed changes occurring within the Focus
Neighbourhoods relate to:
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• Height and overall scale of dwelling;
• Roof pitch;
• Elevation of the first floor;
• Separation distance between houses;
• Front yard setback;
• Amount and character of landscaped open area on private property;
• Width and configuration of the driveway; and
• Location of the garage and/or carport.
The Phase 1 report categorized the various key elements of neighbourhood character
that can have an impact on compatibility of new development into three themes: Built
Form, Streetscape and Neighbourhood Composition. Additionally, Phase 1 contained a
review of best practices from other Ontario municipalities that have also experienced an
increase in infill and replacement housing in established neighbourhoods.
The Planning Options Report provided an explanation and overview of the results from
Phase 2 of the Study. The Phase 2, Planning Options Report:
• Identified gaps and opportunities in existing City policy, guidelines and strategies
to address the matter of infill and replacement housing;
• Identified and delineated Precincts within the Focus Neighbourhoods;
• Identified preliminary options, tools and strategies to address the issue of
compatibility between new construction and existing built form within the
identified Precincts within the established residential neighbourhoods; Engaged
the public, agencies and stakeholders; and
• Identified a Preferred Strategy for the City with respect to managing change with
respect to infill and replacement housing in the Established Neighbourhood
Precincts.
1.4 Phase 3
Phase 3 of the Study consists of building on the work and feedback received in the first
two phases of the study, and identifies recommendations for the City's consideration,
based on the Preferred Strategy outlined in the Phase 2 report.
This Planning Recommendations Report includes recommendations for:
• New policies to be included within the City's Official Plan;
• Amendments to the City's current Zoning By-laws;
• New urban design guidelines for infill and replacement housing; and
• Other tools for the City's further consideration and potential future
implementation.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
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2 Analysis of PreferredStrate
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A Preferred Strategy has been created and is summarized in Section 5 of the Phase 2
Report. The Preferred Strategy includes changes to the City of Pickering Official Plan,
the City's Zoning By-laws, the creation of Urban Design Guidelines and other tools to be
implemented to address infill and replacement housing in established neighbourhoods.
This Section of the report provides an analysis of the Preferred Strategy with respect to
the following points:
• Anticipated results;
• Anticipated resources (related to City processes and efficiencies); and
• Whether the element of the preferred strategy should be carried forward to a
recommendation.
2.1 Preferred Strategy Analysis — Official Plan
As noted in the Phase 2 Report, the City's Official Plan contains some policy direction
speaking to the requirement for City Council to have regard for protecting and
enhancing the character of established neighbourhoods:
• Sections 2.9, 3.2 and 3.9 speak to maintaining, protecting and enhancing the
different identities and characters of the City's neighbourhoods as they evolve
over time by considering, when making planning decisions and developing
performance standards, such matters as building height, yard setback, lot
coverage, and access to sunlight;
• Chapter 9 - Community Design sets out a strategy that focuses on the
relationships between the City's community building blocks, including streets,
parks, public squares, shops and residential neighbourhoods, and their visual
character and aesthetic qualities;
• Chapter 12 provides neighbourhood policies for each of the City's urban
neighbourhoods, including the nine Focus Neighbourhoods, some of which are
policies to guide compatible development within certain neighbourhoods; and
• Chapter 14 — Detailed Design Considerations contains a section on the design of
buildings. Within this section, policy 14.10 states, in part, that where new
development is proposed within an existing established area, building designs
should reinforce and complement existing patterns such as built form, massing,
height, proportion and dwelling placement.
However, the Official Plan does not contain any specific policies to require that new infill
and replacement housing fit in or complement the character of established
neighbourhoods. As such, the Preferred Strategy includes the addition of new policies
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within the Official Plan to address the key elements of neighbourhood character,
specifically dealing with:
• Dwelling Height and Roof Pitch;
• Side Yard Setback and Separation Distance Between Dwellings;
• Lot Frontage;
• Front Yard Setback;
• Garage or Carport Placement;
• Front Yard Landscaping; and
• Street Trees.
Anticipated Results
It is anticipated that the additional policies will provide for greater clarity when City
Planning staff are reviewing applications for infill and replacement housing. Further, the
addition of these new policies would provide the City with the necessary "teeth" and
direction to stand behind zoning, variance and consent recommendations and decisions
with respect to infill and replacement housing.
Anticipated Resources
The inclusion of additional policies within the Official Plan is not anticipated to impact
staff resources or City processes in any way. The additional policies should not
generate or require additional time or effort by City staff in reviewing development
applications for infill and replacement housing within established neighbourhoods, nor
should they affect or impact established City processes in reviewing development
applications. Rather, the additional policies should provide for greater clarity when City
Planning staff are reviewing such applications.
Carry Forward to Recommendation?
✓ Based on the findings through Phases 1 and 2 of this Study, as well as the above
analysis, this element of the Preferred Strategy should be formulated into a
recommendation.
2.2 Preferred Strategy Analysis — Zoning By-law
As described throughout the Phase 2 Report, the City's Zoning By-laws currently
address some of the key elements of neighbourhood character. However, in order to
better manage change through the creation of infill and replacement housing, the
Preferred Strategy includes the creation of additional performance standards to address
the key elements of neighbourhood character that specifically address:
• Dwelling Height and Roof Pitch;
• Height of the Front Entrance;
• Dwelling Depth;
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
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• Lot Coverage;
• Front Yard Setback;
• Garage or Carport Placement; and
• Driveway Width.
The rationale for these additional performance standards has been addressed in detail
within the Phase 2 Report. However, to provide additional context with respect to the
preferred strategy for the elements of Dwelling Depth and Lot Coverage, additional
rationale is provided here.
Dwelling Depth refers to the distance measured between the minimum front yard
setback and the rear wall of a dwelling. The preferred strategy includes a new
performance standard to address the varying nature of dwelling depths observed
through the development of infill and replacement housing within the Focus
Neighbourhoods, and identifies maximum dwelling depths for dwellings based on the
overall depth of a lot. The proposed maximum depths are based on observations within
the Focus Neighbourhoods, and specifically, within the identified Neighbourhood
Precincts. Within these areas, it has been observed that new dwellings typically have
rear walls that extend further into the rear yard of properties than original dwellings, with
ranging depths. Recognizing that original dwellings tend to have a shorter dwelling
depth than newer dwellings, it is expected that there will continue to be variations in the
depth of dwellings within a block. However, the intent of the additional performance
standard for dwelling depth is to ensure that the rear walls of new dwellings (or
additions to existing dwellings) do not project well beyond those of adjacent dwellings to
mitigate potential impacts related to shadowing, privacy and overlook on rear yards of
neighbouring properties. As such, the maximum depths proposed aim to strike a
balance between recognizing the character of existing dwelling depths within
Neighbourhood Precincts, while also allowing for flexibility for the construction of new
infill and replacement housing based on the overall depth of a lot.
Lot Coverage refers to the area of the footprint of a building relative to the area of the
lot. The Preferred Strategy identifies that lot coverage within Neighbourhood Precincts
should be adjusted to reflect the lot coverage characteristics of dwellings within those
Precincts, and proposes maximum lot coverages ranging between 25% and 33%,
depending on the Precinct. This range is generally based on existing lot coverages
within each Neighbourhood Precinct, including original dwellings as well as infill and
replacement dwellings. To further inform the recommendation for maximum lot
coverage within the Neighbourhood Precincts, previous Committee of Adjustment
decisions have been reviewed. The following is a representation of the range of
approved increases to maximum lot coverage within the identified Neighbourhood
Precincts within the Focus Neighbourhoods (where applications have occurred):
• Bay Ridges: 37% to 45%;
• Dunbarton: 35% to 42%;
• Highbush: 33% to 35%;
• Rosebank: 36% to 51%;
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• Rougemount: 36%;
• West Shore: 37% to 39%; and
• Woodlands: 35%.
Based on this review, it is evident that some Neighbourhood Precincts are experiencing
greater increases in lot coverage through the construction of infill and replacement
dwellings than others. This is in part due to the size of lots. Within some Precincts,
such as Bay Ridges, the lot sizes are smaller than those within other Precincts. As
such, a home of an equal size within another Precinct with larger lots would have a
lower lot coverage than that same home on a smaller lot within Bay Ridges. Given this,
and recognizing that infill and replacement dwellings are typically larger in size than
original dwellings, the recommendations for alternate performance standards for Lot
Coverage within this Report are intended to address the character of each
Neighbourhood Precinct, and, where appropriate, recommend a smaller lot coverage
than what is currently permitted within the Zoning By-laws. This approach would assist
in providing a balance between original, replacement and infill dwellings with respect to
size and massing in relation to established neighbourhood character. Within the
Neighbourhood Precincts, there have been relatively few minor variance applications for
increases in maximum lot coverage. However, it is important to recognize that based
on our review of previously approved minor variance applications, it is also evident that
new infill and replacement dwellings within the Neighbourhood Precincts are being
constructed while meeting the existing maximum permitted lot coverage of 33%. While
this could indicate a trend for larger dwellings, the purpose of this Study is to mitigate
the adverse impacts that can sometimes be associated with larger dwellings, as
observed. As such, it is recommended that those Neighbourhood Precincts with larger
lot sizes have a Lot Coverage of 25%, and that those Neighbourhood Precincts with
smaller lot sizes have a Lot Coverage of 30%. The exception is Bay Ridges, where it is
recommended that the existing maximum lot coverage of 33% remain the same.
Front Yard Setback refers to the distance between the front lot line and the front wall of
a dwelling. The Preferred Strategy outlined new provisions for minimum and maximum
front yard setbacks for dwellings within the Neighbourhood Precincts of the Focus
Neighbourhoods. For minimum front yard setback, the Preferred Strategy outlined that
this would be based on the average existing front yard setback of neighbouring
dwellings. The Preferred Strategy also included a new provision for maximum front
yard setback, requiring a maximum front yard setback of 1.0 -metre greater than the
minimum. The intent of the new performance standards for minimum and maximum
front yard setbacks is to reinforce the open space characteristics of the neighbourhood
by promoting a consistent "street wall" of the front walls of dwellings, and in turn, helping
to regulate the extent of dwelling depths along a block. Upon further consideration of
this, and after reviewing comments made, the minimum and maximum front yard
setback performance standards should be amended to allow for infill and replacement
dwellings to match the smaller of the front yard setbacks of adjacent properties, while
still allowing for some flexibility and range in front yard setbacks to recognize that there
is some variability in front yard setbacks along many blocks. As such, the minimum
front yard setback should be revised to permit a setback that is no smaller than that of
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adjacent dwellings, and the maximum front yard setback should be revised to be based
on the average front yard setback of adjacent dwellings, plus one metre, allowing for an
appropriate range to reflect neighbourhood character.
In addition to new performance standards, the Preferred Strategy identifies the need for
additional definitions, including definitions for "front entrance", "infill" and "replacement
housing". One of the items of feedback received on the Preferred Strategy was about
whether an additional definition for "dwelling height" should be created to specify that
the height of dwellings should be based on the established grade measured at the front
of the dwelling. To look into this matter, definitions within each of the three Zoning By-
laws that apply to the City's Established Neighbourhood Precincts have been reviewed,
and in particular, definitions for "building height" and "grade" were reviewed, which are
the same for each by-law.
According to the zoning by-laws, "building height shall mean the vertical distance
between the established grade, and in the case of a flat roof, the highest point of the
roof surface or parapet wall, or in the case of a mansard roof, the deck line, or in the
case of a gabled, hip or gambrel roof, the mean height level between the eaves and
ridge...".
According to the zoning by-laws, "grade shall mean, when used with reference to a
building, the average elevation of the finished surface of the ground where it meets the
exterior of the front of such building...".
Based on this review of existing definitions for "building height" and "grade" within the
zoning by-laws, it is clear that the height of buildings, which include all residential
dwellings, is already required to be based on the average grade measured at the front
of dwellings. As such, no further changes are recommended with respect to the
definitions related to building or dwelling height and grade.
Anticipated Results
Similar to the additional Official Plan policy recommendations, it is anticipated that
additional and updated zoning performance standards will provide for greater clarity with
respect to the review of planning and building permit applications by City staff. In turn, it
is anticipated that the additional and updated performance standards would result in
infill and replacement housing that fits into and complements the character of the City's
established neighbourhoods.
Anticipated Resources
The new and updated performance standards would provide a few additional measures
for the City to evaluate applications for infill and replacement housing. While these
additional measures will increase the amount of "checks" one needs to address through
application review, it is not anticipated that the additional zoning performance standards
would impact City resources in terms of staff time. In fact, the additional and updated
performance standards have been formulated to assist the City in evaluating proposals
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for infill and replacement housing, and as such, provide clarity to planners forming
opinions on the appropriateness of a development application and building plan
examiners when reviewing conformity to the zoning by-law, resulting in efficiencies.
The addition of new and updated zoning performance standards would not impact any
established staff processes, nor would it create any additional processes beyond the
implementation process of these performance standards.
Carry Forward to Recommendation?
✓ Based on the findings through Phases 1 and 2 of this Study, as well as the above
analysis, specific amendments to the City's Zoning By-laws should be made to
implement the Preferred Strategy. It should be noted that in addition to amendments
to the City's existing and in -force Zoning By-laws, the recommended performance
standards should be carried forward to the City's ongoing Comprehensive Zoning By-
law Review process.
2.3 Preferred Strategy Analysis — Urban Design Guidelines
As identified in the Phase 2 Report, urban design guidelines can help to reinforce the
Preferred Strategy for Official Plan policies and Zoning By-law performance standards.
As such, the Preferred Strategy includes the creation of Urban Design Guidelines that
address the following:
• Dwelling Height and Roof Pitch;
• Height of the Front Entrance;
• Dwelling Length, Width and Depth;
• Side Yard Setback and Separation Distance Between Dwellings;
• Garage or Carport Placement;
• Driveway Width;
• Front Yard Landscaping; and
• Street Trees.
Anticipated Results
As noted in the Phase 2 Report, urban design guidelines are used as a tool to
coordinate the various key elements of neighbourhood character to create an attractive,
appealing and functional urban environment. It is anticipated that the urban design
guidelines outlined in the Preferred Strategy would be useful in directing the overall
design and placement of infill and replacement housing. It is also anticipated that urban
design guidelines would function as a complementary tool to the Official Plan and
Zoning By-law elements of the Preferred Strategy, by guiding and providing design
rationale for the development of infill and replacement housing. This tool could also be
used alike by City Staff, the Planning and Development Committee, City Council, the
Committee of Adjustment, landowners, home builders and homeowners as a tool to
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review and inform opinions and decisions on infill and replacement housing, through all
steps of the process, beginning at the initial design phase.
Anticipated Resources
The new urban design guidelines for infill and replacement housing would provide the
City with an additional tool to consider and evaluate applications for infill and
replacement housing. Similar to the comment above with respect to additional Zoning
By-law performance standards, while the implementation of urban design guidelines will
increase the amount of "checks" one needs to address through the review of
development applications, it is not anticipated that urban design guidelines would
significantly impact City resources in terms of staff time spent on application review.
Over time, the implementation of urban design guidelines would also assist
homeowners, home builders and landowners with designing homes that fit in with the
character of Pickering's established neighbourhoods. The City should encourage
residents and builders to review the urban design guidelines prior to designing new
homes. The guidelines should be promoted on the City's website and at the planning
counter at City Hall. This approach may in turn lead to fewer planning (Committee of
Adjustment) applications related to infill and replacement housing, potentially reducing
staff time spent reviewing minor variance applications. The new urban design
guidelines for infill and replacement housing is not anticipated to impact any established
staff processes, nor would it create any additional processes.
Carry Forward to Recommendation?
✓ Based on the findings through Phases 1 and 2 of this Study, as well as the analysis
above, this element of the Preferred Strategy should be formulated into a
recommendation, including the creation and implementation of detailed urban design
guidelines for infill and replacement housing.
2.4 Preferred Strategy Analysis — Other Tools
As identified in the Phase 2 Report, the Preferred Strategy identifies the potential use of
other tools to help manage change related to infill and replacement housing within
established neighbourhoods, including tools to address the following key elements:
• Driveway Width; and
• Tree Protection.
Anticipated Results
Much of the feedback received throughout this Study has related to the change in the
open space elements of neighbourhood character through the construction of infill and
replacement housing and the resulting loss of mature trees and landscaped open
space.
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With respect to a by-law to regulate driveway width within the City's public right-of-way,
it is anticipated that this by-law would be an effective tool for the City to control and
regulate driveway widenings on City -owned lands. Ideally, such a by-law would require
driveways to be in line with maximum permitted driveway widths on private property, as
outlined in the Zoning By-law recommendations in this report. The driveway width by-
law would provide the City with another tool to ensure that the open space character of
established neighbourhoods is maintained as infill and replacement housing is
proposed.
It is anticipated that a Private Tree By-law would also assist in addressing this matter,
by implementing regulations to protect trees where possible, and to require the
replacement of trees where appropriate to ensure a healthy and perpetual tree canopy
within established neighbourhoods. It is anticipated that this additional tool would
provide the City with an effective way to regulate tree removal, tree replacement and
tree protection during construction.
Other than providing the City with additional tools to maintain and enhance the open
space character on private property within the City's established neighbourhoods, the
benefit of both of these Preferred Strategies and implementation of new tools also
relates to mitigating climate change impacts within the City by promoting mature
vegetation and reducing the extent of paved areas.
Anticipated Resources
With respect to a driveway width by-law, which would apply to the portion of the
driveway within the public right-of-way, the development of such a by-law would require
staff resources to draft and implement the by-law, as well as additional resources to
enforce the by-law. While there will be some impact to City resources, it is not
anticipated that the implementation of such a by-law would negatively impact City
processes, nor is it anticipated that such a by-law would necessitate the hiring of
additional staff.
With respect to a private tree by-law, which would affect all trees over a certain diameter
on private property, the development of a such a By-law would also require staff and/or
consultant resources to draft and implement the by-law, as well as additional resources
to enforce the by-law. Since such a by-law would be establishing a new City process by
which certain applications for development would be required to address tree protection,
preservation, and replacement measures, it is anticipated that the City would likely need
to hire additional staff to administer and enforce the by-law.
Carry Forward to Recommendation?
✓ Based on the findings through Phases 1 and 2 of this Study, as well as the analysis
above, this element of the Preferred Strategy should be formulated into a
recommendation.
Pa
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3 Engagement & Discussion
rinitlIMST,SAISNISTAIM
Based on the analysis of the Preferred Strategy outlined in Section 2 of this report, draft
recommendations were developed and released for review and comment. The draft
recommendations were released in two reports:
• A report titled "Draft Planning Recommendations Report" (dated April 2020),
which contained draft recommendations for Official Plan polices, draft
recommended zoning by-law performance standards, draft recommendations for
other tools, as well as a summary of draft recommended urban design
guidelines; and
• A report titled "Draft Urban Design Guidelines for Infill & Replacement Housing in
Established Neighbourhood Precincts" (dated April 2020), which contained a
detailed set of draft urban design guidelines.
Beginning in May of 2020, members of the public had the opportunity to review these
documents and provide comments to the City.
In light of restrictions on public gatherings and hosting of public events due to the
ongoing COVID-19 pandemic, and in an effort to continue to engage the community as
best as possible, the City held a number of planned and advertised virtual events and
meetings with the public and stakeholders to present the draft recommendations of the
Study, including the following:
• Virtual meeting with Heritage Pickering (the City's heritage advisory committee)
on June 24, 2020;
• Virtual meeting with members of the Pickering Committee of Adjustment on July
8, 2020;
• Virtual Public Open House on August 11, 2020; and
• Virtual meeting with local homebuilders on August 13, 2020.
Comments on the draft recommendations were received at each of these events, and
additional comments were also sent directly to City staff and the consulting team.
This section of the report provides the following:
• A summary of comments received on the draft recommendations;
• A table summarizing the key concerns raised, as well as our response to these
key concerns; and
• A discussion on changes to the draft recommendations arising from some of the
key concerns raised.
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Summary of Comments from Engagement Events
The following table, Table 1, provides a summary of comments and questions received
on the draft recommendations, organized by topic.
Table 1 — Summary of Comments and Questions
Topic
Comments and Questions
General
•
The policies, regulations and guidelines should apply
to the entire neighbourhood rather than just precincts.
•
The recommendations should be applied across the
whole City.
•
Will the guidelines apply to new houses only or will
they also apply to houses where expansions are
proposed?
•
If a proposed new dwelling complies with the zoning
by-law, how would the draft urban design guidelines be
implemented?
•
How would existing conditions be recognized in the
zoning by-law?
•
Would the recommendations apply to new applications
only?
•
Since the commencement of the study, new dwellings
have been constructed. Would these new dwellings be
considered as part of the existing character?
•
The recommendations of the study could discourage
the introduction of innovative, more affordable infill and
replacement housing, including the `missing middle'.
•
The draft policy recommendations are currently drafted
to apply to all residential neighbourhoods. These
recommendations should be reworded to apply to the
established neighbourhoods, which is the focus of the
study.
•
A suggestion to refine the definitions of "infill" and
"replacement housing" has been submitted, to clarify
the geographic location of where such definitions are
applicable.
•
The documents should be easy to read and user
friendly.
•
The draft guidelines are very user friendly and the
photos and illustrations are very helpful.
•
The documents are plain language and easy to
understand.
•
The overlay zone is a creative idea.
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•
Pleased with the overall study.
Neighbourhood
Specific
•
•
•
•
There should be specific guidelines for Liverpool
neighbourhood.
There is no recommended maximum lot coverage for
the Bay Ridges neighbourhood. Why?
The Nautical Village guidelines should be addressed in
the infill guidelines.
The recommendations should encompass the entire
West Shore neighbourhood.
Established
•
How were the size and location of the established
Neighbourhood
neighbourhood precincts determined?
Precincts
•
The precincts do not cover the entire neighbourhoods.
Housing
•
How does this report address the "missing middle"?
Lot Coverage
•
How is lot coverage calculated and does it include
accessory buildings?
•
Reduction of maximum lot coverage for some precincts
will limit the size of the dwelling that can be
constructed.
Size of Dwellings
•
There should be a maximum size cap on replacement
dwellings of 1,000 square feet (beyond the size of
existing dwellings).
•
There should be a requirement that new replacement
dwellings can't be larger than the existing dwelling on
the property, or they should be based on the size of
neighbouring dwellings (i.e. based on an average or
percentage of the average of nearby dwellings).
•
The Committee of Adjustment should not be granting
any increases to house size.
Dwelling Height
•
The height restrictions should include all areas of West
Shore and Bay Ridges.
•
Other homes have been constructed that are higher
than 9.0 metres — why were these allowed to be built?
•
Concern that with the 9.0 metre height restriction it
may be difficult to get nine- or ten -foot ceiling heights,
which is what people want when building or buying a
new home.
•
Building height should also be based on roof pitch.
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•
Maximum building height should be based on the
height of neighbouring dwellings.
Front Yard Setback
•
The recommendations should reflect "original" front
yard setbacks rather than recognizing the existing
setbacks, which includes original and new dwellings.
Height of Front
•
The proposed maximum height of the front entrance of
Entrance
1.2 metres (6 steps) should be removed.
•
Does the recommendation for height of front entrance
consider dwellings where there is a grade difference
from the front to the back of a dwelling?
Separation Distance
•
The recommendations should also address the
Between Dwellings
condition where new infill dwellings are introduced
behind existing dwellings, creating a rear yard to side
condition and leading to a `boxing effect'.
Garage and Carports
•
The recommendations related to the placement and
width of garages are good, including for promoting
greater safety for residents.
Driveways
•
Happy to see advocacy for use of permeable pavers
on driveways.
•
There should be by-laws regulating maximum driveway
width to help address the issue of water runoff.
Trees
•
How would the proposed tree by-law work? Would it
be something that another City department
administers?
•
There is a need to protect mature trees and regulate
the removal of mature trees.
•
The guidelines should discuss that there should be
enough room to sustain tree growth, and this should be
something that is applied to the whole City.
•
Need by-laws to protect mature trees on private and
public property (like the City of Toronto).
•
When submitting development applications, there
should be a requirement to submit a plan showing the
location of mature trees.
Next Steps
•
When will the policies, regulations and guidelines be
implemented?
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Other Comments
• Comments were raised about site-specific examples of
new infill or replacement dwellings where there are
issues related to ongoing construction activity.
• A comment was raised that the hydro, gas and water
lines should be located prior to construction starting.
• Fines should be imposed on builders and developers
who violate by-laws.
• There should be a requirement or building inspectors
to respond to complaints filed by neighbours prior to
the City signing off on building permits.
• Concerns were raised about builders from other areas
who don't know Pickering.
• A comment was raised that prior to construction,
videos or photographs should be taken to document
what's on and surrounding a property in case there is
damage.
• A comment was raised with respect to the Bayly and
Liverpool red light camera, and that rather than this,
the City should have considered solar speeding
monitors.
• Home owners have no say at the Committee of
Adjustment.
• The residents of Pickering will not be satisfied unless
the by-laws are enforced.
• The granting of minor variances needs to follow stricter
guidelines.
• In the future, the City should consider tools to
encourage local commercial development to look like
the character of the neighbourhood.
Summary of Key Concerns Raised
Many of the comments and questions received throughout the Phase 3 engagement
events and meetings, as summarized in Table 1 of this report, reflect themes that have
been discussed throughout the study, including options and recommendations related to
front yard setback, height of the front entrance, width and location of garages and
carports, driveway width, and tree protection. However, many key matters and
concerns have been raised where further discussion is merited within this report. The
following table, Table 2, summarizes the key concerns identified in Table 1 and our
response to the matter.
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Table 2 — Key Matters and Concerns
August 2020
Key Matters and
Concerns
Response
1
Should the Size of
Established
Neighbourhood
Precincts be
Increased?
The Established Neighbourhood Precincts were determined
based on a number of characteristics, primarily the following:
• areas within established neighbourhoods with original
dwellings constructed primarily prior to the 1980's;
• areas within established neighbourhoods where
many instances of infill and replacement housing has
been observed;
• areas within established neighbourhoods where the
"footprint" of homes relative to the size of their lot
results in a lower lot coverage than observed
elsewhere within the neighbourhood; and
• in addition to lot coverage, areas within established
neighbourhoods where lots are generally larger than
other parts in the neighbourhood.
Based on these characteristics, the boundaries for the
Established Neighbourhood Precincts were delineated.
These boundaries were presented to the public and refined
as appropriate to reflect areas where ongoing change related
to infill and replacement housing is anticipated to be
observed. As such, the Established Neighbourhood Precinct
boundaries are recommended to remain the same.
2
Does the study
consider the
`Missing Middle'?
The term "missing middle" generally refers to multi -unit
residential housing between 4 and 8 storeys in height, which
is more dense than single and semi-detached dwellings, and
less dense than high-rise apartment buildings.
"Infill" housing, in the context of this study, refers to the
development of two or more ground -oriented dwelling units
such as single detached, semi-detached and townhouse
dwellings, and does not include stacked townhouses,
stacked back-to-back townhouses, apartment buildings or
other forms of multi -unit housing.
In this respect, this study addresses compatibility between
infill (to the extent described above) and replacement
housing in the context of Pickering's established
neighbourhoods. While in some cases there may certainly
be opportunities to promote denser forms of housing (the
SG 1.
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"missing middle") within and on the fringes of established
residential neighbourhoods, these types of development
would be considered in the context of a comprehensive
development application, typically involving zoning by-law
and/or official plan amendments. Such applications would
be the subject of a thorough level of review through the City's
established development review processes.
In 2015 the City embarked on the South Pickering
Intensification Study (SPIS) with a community engagement
program regarding where and to what extent growth should
occur in South Pickering. Phase 1 of the SPIS established
that the primary areas for intensification are the City Centre
and the Mixed Use Nodes and Corridors within the city.
Phase 2 of the SPIS consisted of the recently completed
Kingston Road Corridor and Specialty Retailing Node
Intensification Study. In December 2019, Council endorsed
the Kingston Road Corridor and Specialty Retailing Node
Intensification Plan which confirms and guides how
intensification should proceed along the Kingston Road
corridor and within the Specialty Retailing Node (located to
the south and east of Kingston Road and Brock Road, and
north of Highway 401). It is intended that the "missing
middle" will be predominantly accommodated, in addition to
other forms of residential and mixed use development, in
these areas.
3
Should there be a
Maximum Size of
Dwellings?
Currently there are no performance standards within the
City's Zoning By-laws that regulate the maximum size of
dwellings in terms of gross floor area (or square footage).
Some of the comments received from members of the public,
as noted in Table 1, suggested that the size of dwellings
should be restricted to a maximum size. For example, a
suggestion was made that a replacement dwelling should be
no larger than an additional 1,000 square feet of the existing
dwelling on a property.
It is important to note that concerns related to the size and
mass of infill and replacement dwellings have been
expressed to the City even prior to the inception of this study.
Phases 1 and 2 of this study focused on gaining an
understanding the key elements of neighbourhoods that
contribute to their character, and arriving at options to
address and mitigate adverse impacts associated with
development perceived to be incompatible. With respect to
large dwellings, adverse impacts that were identified related
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to shadow, privacy and overlook onto neighbouring
properties. While a dwelling may be perceived to be "large"
on a smaller lot, that same dwelling located on a larger lot
may be perceived as "fitting in" with the character of the
neighbourhood. Taking this into consideration, this study
looked at ways to manage the size of dwellings based on the
various elements that contribute to defining the mass of
dwellings, including dwelling height, dwelling depth, the
height of the front entrance, garage width, yard setbacks and
separation distance between dwellings. Although there is no
recommendation to limit the gross floor area of a dwelling,
the combination of these other recommendations related to
building mass address the overall scale of a dwelling in
relation to neighbouring properties, addressing and
mitigating the adverse impacts identified as concerns by the
public.
4
How is Lot
Coverage
Determined?
As noted previously in this report, Lot Coverage refers to the
area of the footprint of a building relative to the area of the
lot. Currently, the City's Zoning By-laws permit a maximum
lot Coverage of 33% within the Established Neighbourhood
Precincts. The draft recommendations included alternate
maximum Lot Coverage requirements, ranging from 25% to
30% within the Precincts, with the exception of Bay Ridges,
which was recommended to remain at 33%. The proposed
alternate Lot Coverage regulations are based on existing lot
coverages within each Established Neighbourhood Precinct,
including original dwellings as well as infill and replacement
dwellings. In addition, to further inform the recommendations
for maximum lot coverage within the Established
Neighbourhood Precincts, previous Committee of Adjustment
decisions were reviewed. Given this, and to recognize that
infill and replacement dwellings are typically larger in size
than original dwellings, the proposed alternate standards for
Lot Coverage are recommended to remain the same as
those proposed in the Preferred Strategy.
In addition, the draft recommendations suggested that an
alternate approach be used to calculate lot coverage in
Established Neighbourhood Precincts, by excluding
accessory structures from the calculation. Upon further
review it was concluded that the existing method of
calculating lot coverage, as per the definition of Lot
Coverage in the City's Zoning By-laws (to include accessory
structures in the calculation), be maintained in Established
tov
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Infill and Replacement Housing in Established Neighbourhoods Study
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21
Neighbourhood Precincts. A further discussion on this point
is found in the "Discussion" section following Table 2.
5
How is Separation
Distance Between
Dwellings
Addressed when
Infill Housing
creates a Rear
Yard to Side Yard
Condition?
One of the comments heard related to instances where infill
development is proposed immediately adjacent to existing
dwellings. In some cases, infill development, particularly
where a new road would be created, could result in a change
in the yard to yard relationship. In these cases, the rear lot
lines of existing lots may become adjacent to the side lot
lines of newly created lots. This could result in situations
where the established pattern of separation distance
between the rear of dwellings is reduced, since typically side
yard setbacks are much smaller than rear yard setbacks.
This interface could result in compatibility issues between
existing dwellings and infill development, leading to potential
impacts related to shadowing, privacy and overlook.
As such, there is merit in investigating potential tools to
address this matter. This matter is explored in the
"Discussion" section following Table 2.
6
Where do the
Building Height
Restrictions
Apply?
Questions and comments were made with respect to the
geographic location of where the proposed maximum
building height of 9.0 metres would apply.
To clarify, the City of Pickering recently passed a by-law
applying to parts of Bay Ridges, parts of West Shore and to
the Rosebank neighbourhoods to institute a maximum
building height of 9.0 metres in areas where no maximum
height limit previously existed.
Through this study, a maximum building height of 9.0 metres
is being recommended for all of the Established
Neighbourhood Precincts. Outside of these Established
Neighbourhood Precincts, existing height restrictions in the
City's Zoning By-laws will continue to apply.
7
Applicability of
Recommendations
Going Forward
As noted in Table 1, some comments were received
inquiring about how the draft recommendations would be
applied going forward, and a question was posed about how
existing development approvals would be treated once the
recommendations are implemented.
Going forward, following the implementation of the
recommendations, all new development applications and
building permit applications within the Established
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Infill and Replacement Housing in Established Neighbourhoods Study
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t! i
.tom• Av.,
22
Neighbourhood Precincts would be subject to the new
policies, zoning performance standards and urban design
guidelines. Likewise, decision makers including City Council
and the Committee of Adjustment will consider all
development applications within the Established
Neighbourhood Precincts through the same lens of planning
tools.
For existing approvals, such as a plan of subdivision or a
rezoning application approved prior to the implementation of
the recommended planning tools, where a building permit
has not yet been issued, existing policies and zoning in place
at the time of approval would continue to apply.
8
How will the Urban
Design Guidelines
be Implemented
When
Development
Complies with
Zoning?
If a proposed development is permitted by the City's Official
Plan and complies with all aspects of the Zoning By-law, the
proponent of such a development can apply directly for a
building permit.
With that said, the end product of this study is to recommend
tools on how best to manage change within established
residential neighbourhoods to promote compatible
development. If a proposed development complies with the
Zoning By-law following the implementation of the
recommended performance standards, that development
should be considered to be more compatible than a
development proposed prior to the implementation of the
recommendations.
If a proposed development complies with the Zoning By-law,
proponents of development applications are encouraged to
review the Draft Urban Design Guidelines for Established
Neighbourhood Precincts prior to finalizing their designs.
The Checklist in Appendix B of the Planning
Recommendations Report, August 2020, is a useful tool to
ensure that the urban design guidelines are followed. The
guidelines are intended to be used not only by the City and
decision makers, but also by the public, builders, architects
and other professionals to help inform design and massing
choices for new residential dwellings within the Established
Neighbourhood Precincts.
9
Interpretation of
Geographic
Applicability of
A comment was raised about potential confusion related to
the interpretation of the draft recommended Official Plan
policies. Specifically, the comment raised a question as to
whether it is the intent of the draft policy recommendations to
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Infill and Replacement Housing in Established Neighbourhoods Study
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Discussion
Based on the key matters and concerns outlined in Table 2, further discussion within
this report is warranted with respect to certain matters that may result in a change to the
draft recommendations presented. In particular, these matters are the calculation of lot
coverage, separation distance between dwellings in the context of infill housing, and the
geographic applicability of the recommendations.
23
Official Plan
policies
apply to "all neighbourhoods", or rather, the Established
Neighbourhood Precincts.
To clarify, the recommendations apply to the Established
Neighbourhood Precincts. As such, there is merit in
considering revised wording for the draft recommended
policies. This matter is discussed in greater detail within the
"Discussion" section following Table 2.
10
When will the
Recommendations
be Implemented?
The Draft Urban Design Guidelines for Infill and
Replacement Housing in Established Neighbourhood
Precincts will be implemented once endorsed by Council.
The recommendations for the Official Plan Amendment and
Zoning By-law amendments could take between 6 months to
a year to be implemented. However, in the interim period, if
there is a conflict between the Draft Urban Design Guidelines
and current zoning regulations, the zoning regulations will
prevail.
The recommendations for other tools, including a private tree
by-law and driveway by-law, may undergo further detailed
review prior to being implemented.
11
How can
Construction
Related Issues be
Addressed?
Many of the comments and concerns identified by members
of the public related to construction practices on building
sites for infill and replacement housing, including concerns
with respect to safety, property standards and maintenance.
The City's brochure on Expectations for Construction Site
Maintenance addresses the issues described above and is
made available to all builders within the City. In addition,
City staff have noted these concerns and will be
communicating with the Building Department to ensure that
they are aware of the issues raised through this Study.
Discussion
Based on the key matters and concerns outlined in Table 2, further discussion within
this report is warranted with respect to certain matters that may result in a change to the
draft recommendations presented. In particular, these matters are the calculation of lot
coverage, separation distance between dwellings in the context of infill housing, and the
geographic applicability of the recommendations.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
Lot Coverage
As noted in Table 2, alternate Lot Coverage performance standards for the Established
Neighbourhood Precincts are recommended. According to the City's Zoning By-laws,
Lot Coverage is defined as "the combined areas of all the buildings on the lot measured
at the level of the first floor and expressed as a percentage of the lot area". Based on
this definition, the footprints of each building on a lot, including accessory structures
such as a shed or a detached garage, would count towards the calculation of Lot
Coverage.
While the draft recommendations specified that accessory structures would be excluded
from the calculation of Lot Coverage within the Established Neighbourhood Precincts,
this would be contrary to the definitions within the City's Zoning By-laws. The intent of
the alternate Lot Coverage performance standards is to recognize existing
characteristics within the Established Neighbourhood Precincts, including lot size.
Since replacement dwellings within these neighbourhoods are typically constructed with
attached garages, other accessory structures on the property will generally have a
minimal impact on overall Lot Coverage on a property. As such, it is recommended that
the existing definition of Lot Coverage apply to the alternate Lot Coverage performance
standards for Established Neighbourhood Precincts.
Separation Distance Between Dwellings in the Context of Infill Housing
As noted in Table 2, the separation distance between dwellings in the context of infill
dwellings is an important concept to consider with respect to potential compatibility
issues related to shadowing, privacy and overlook.
The draft recommended Official Plan policies that were presented to the public include
language that speaks to this issue. In particular, proposed draft recommended policy
3.9 f) requires development to minimize impacts associated with privacy, overlook and
shadowing on neighbouring properties, and to reinforce the established pattern of
existing side yard setbacks and separation distances between dwellings as observed on
the street. This is an appropriate policy to be included in the Official Plan, and
appropriately addresses this matter at a high level.
An additional zoning performance standard could be added to further support draft
recommended policy 3.9 f) as it relates specifically to separation distance between
dwellings in the context of infill housing. While the Zoning By-laws regulate minimum
rear yard and side yard setbacks, they do not distinguish between minimum required
side yard setbacks where a rear yard to rear yard condition changes to a rear yard to
side yard condition. As such, an additional performance standard applicable only to
"infill" housing, as defined, would require a minimum side yard setback of 4.5 metres
where the side lot line abuts the rear lot line of an existing lot of record. A typical
minimum rear yard setback for dwellings in the Established Neighbourhood Precincts is
7.5 metres, and a typical minimum side yard setback for dwellings in these
neighbourhoods ranges from 1.5 metres to 2.4 metres. In addition, corner lots require a
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
4.5 -metre setback for the side yard flanking the street. Requiring a larger side yard
separation distance where there is a rear yard to side yard condition would ensure
greater separation distance between existing dwellings and infill dwellings in this
situation, thus mitigating impacts related to privacy, overlook and shadowing.
Geographic Applicability of the Recommendations
As noted in Table 2, it is the intent of the draft recommended Official Plan policies to
apply only to the corresponding Established Neighbourhood Precincts that are the
subject of the draft zoning and draft urban design guideline recommendations.
However, as noted, the draft recommended policies are unclear in this regard, as they
could be interpreted to apply to all of the residential neighbourhoods within the City of
Pickering, as currently worded.
In light of this, and as suggested by comments received, changes are made to the draft
recommended policies 3.9 f) and 9.2 k) to remove reference to "within the City's
residential neighbourhoods" from both policies, and rely on the definitions of "infill" and
"replacement housing" which are applicable to the Established Neighbourhood
Precincts.
To complement the above noted revision to the draft recommended policies, changes
are also required to the definitions of "infill" and "replacement housing", in both the draft
recommended Official Plan and Zoning By-laws, to clarify that the recommendations
apply to the areas identified within Established Neighbourhood Precincts.
These changes are appropriate to provide for greater clarity of interpretation.
-- : Ittal9
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
4 Recommendations
This Section of the report includes detailed recommendations for the City of Pickering to
address compatibility of infill and replacement housing in established residential
neighbourhoods. Where applicable, these recommendations have been revised from
the previously presented draft recommendations based on feedback received through
the engagement process, as discussed in the previous section of this report.
Official Plan Recommendations
It is recommended that the City's Official Plan be amended to include new policies and
objectives to implement the Preferred Strategy for infill and replacement housing within
Pickering's established neighbourhoods. Specifically, the following recommendations
are made:
Recommendation 1
It is recommended that new definitions be included within the Glossary of the City of
Pickering Official Plan (Section 15.15), defining "infill" and "replacement housing" as
follows:
Infill means the development of 2 or more ground -oriented housing forms such as
single detached, semi-detached and townhouse dwellings through a consolidation of
lots or the severance of a larger lot located within an `Established Neighbourhood
Precinct Overlay Zone', as identified in the applicable Zoning By-law. Infill does not
include the development of stacked townhomes, stacked back-to-back townhomes,
apartment buildings, or other forms of multi -unit housing resulting in a higher level of
density. However, such proposals may be appropriate and would be evaluated on a
site-specific basis. Infill can occur through draft plan of subdivision/condominium, site
plan and/or consent.
Replacement Housing means a smaller dwelling being substantially altered or
demolished and replaced with a new larger dwelling located within an `Established
Neighbourhood Precinct Overlay Zone', as identified in the applicable Zoning By-law.
Recommendation 2
It is recommended that a new policy be included within Policy 3.9 of the City of
Pickering Official Plan, dealing with Urban Residential Areas, as follows:
4b 'a
1cus° 'a
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
3.9 City Council:
(f) when considering applications for the development of infill and/or
replacement housing, shall require that such development fits in,
complements and is compatible with the character of the neighbourhood with
respect to the following:
(i) minimizing the impacts associated with privacy, overlook and shadowing
on neighbouring properties and promoting development of a compatible
scale as observed from neighbouring properties and the street;
(ii) reinforcing the established pattern of existing side yard setbacks and
separation distances between dwellings as observed on the street;
(iii) reinforcing the established pattern of existing lot widths in the
neighbourhood;
(iv) reinforcing the established pattern of front yard setbacks on the street;
(v) promoting garages and carports to be located flush with or behind the front
main walls of dwellings, such that they do not dominate the width of the
fagade;
(vi) maximizing the front yard landscaping to the greatest extent possible;
(vii) encouraging the preservation of existing mature trees to the greatest
extent possible; and
(viii) considering the goals and objectives of the Urban Design Guidelines for
Infill & Replacement Housing in Established Neighbourhood Precincts.
Recommendation 3
It is recommended that a new Community Design Objective be included within Policy
9.2 of the City of Pickering Official Plan, as follows:
9.2 To achieve the community design goal, City Council shall:
(k) encourage the development of compatible infill and replacement housing to
ensure that new development minimizes impacts related to privacy, overlook,
shadowing and loss of open space, particularly with respect to the matters
identified in Policy 3.9 (f).
4.2 Zoning By-law Recommendations
It is recommended that the City's Zoning By-laws (specifically Zoning By-law 2511,
Zoning By-law 2520 and Zoning By-law 3036) be amended to include new and updated
performance standards to implement the Preferred Strategy for infill and replacement
housing within Pickering's established neighbourhoods.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
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The recommendations outline that a new overlay zone be created and identified within
each Zoning By-law, identified as the "Established Neighbourhood Precinct Overlay
Zone", and that new and updated performance standards would apply only to lands
covered by the overlay zone.
Further, it is also recommended that these recommendations be carried forward and
incorporated into the City's ongoing Comprehensive Zoning By-law Review process.
Specifically, the following recommendations are made:
Recommendation 4
It is recommended that Zoning By-law 2511, Zoning By-law 2520 and Zoning By-law
3036 each be amended to include the following definitions:
Front Entrance
"Front Entrance" shall mean the main door within the front main wall of a
residential dwelling. Generally the front entrance within the front main wall of a
dwelling faces the front lot line. However, in the case of corner lots, the front
entrance within the front main wall of a dwelling may also face a side lot line.
Infill
"Infill" shall mean the development of 2 or more ground -oriented housing forms
such as single detached, semi-detached and townhouse dwellings through a
consolidation of lots or the severance of a larger lot located within an `Established
Neighbourhood Precinct Overlay Zone'. Infill does not include the development of
stacked townhomes, stacked back-to-back townhomes, apartment buildings, or
other forms of multi -unit housing resulting in a higher level of density. However,
such proposals may be appropriate and would be evaluated on a site-specific
basis. Infill can occur through draft plan of subdivision/condominium, site plan
and/or consent.
Replacement Housing
"Replacement Housing" shall mean a smaller dwelling being substantially altered
or demolished and replaced with a new larger dwelling located within an
`Established Neighbourhood Precinct Overlay Zone'.
Recommendation 5
It is recommended that Zoning By-law 2511, Zoning By-law 2520 and Zoning By-law
3036 each be amended to include a map identifying specific areas for which the
"Established Neighbourhood Precinct Overlay Zone" would apply. A map showing the
Established Neighbourhood Precinct Overlay Zone is included in Appendix A to this
report.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
Recommendation 6
It is recommended that Zoning By-law 2511, Zoning By-law 2520 and Zoning By-law
3036 each be amended to include a new section applying to the "Established
Neighbourhood Precinct Overlay Zone". Within each By-law, the section should include
the following:
SECTION X — ESTABLISHED NEIGHBOURHOOD PRECINCT OVERLAY ZONE
The following provisions shall apply to the Established Neighbourhood Precinct
Overlay Zone:
No person shall hereafter use any building, structure or land nor erect any building
or structure except in accordance with the following provisions:
Recommendation 7
Further to Recommendation 6, it is recommended that Zoning By-law 2511, Zoning
By-law 2520 and Zoning By-law 3036 each be amended to include the following
performance standards within each Established Neighbourhood Precinct Overlay Zone
(Recommendations 7A -7G):
Recommendation 7A
X.1 Dwelling Height
Maximum — 9.0 metres
Recommendation 7B
X.2 Height of Front Entrance
The maximum height of the front entrance, as measured to the top of the
floor immediately inside the front entrance, shall be 1.2 metres (6 steps)
above grade.
Recommendation 7C
X.3 Dwelling Depth
The maximum depth of a dwelling, measured from the minimum front yard
setback to the rear wall of a dwelling, shall be as follows:
i) For lots with depths up to 40 metres: 17 metres
ii) For lots with depths greater than 40 metres: 20 metres
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
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Recommendation 7D
X.4 Lot Coverage
Despite any other provision in this by-law, for lots within any Established
Neighbourhood Precinct Overlay Zone, the following maximum lot coverage
provisions shall apply:
i) Dunbarton Neighbourhood Precinct: Maximum 25%.
ii) Highbush Neighbourhood Precinct: Maximum 25%.
iii) Liverpool Neighbourhood Precincts: Maximum 30%.
iv) Rosebank Neighbourhood Precincts: Maximum 30%.
v) Rougemount Neighbourhood Precincts: Maximum 30%.
vi) Village East Neighbourhood Precinct: Maximum 25%.
vii) West Shore Neighbourhood Precinct: Maximum 30%.
viii) Woodlands Neighbourhood Precinct: Maximum 25%.
Recommendation 7E
X.5 Minimum Front Yard Setback
Despite any other provision in this by-law, for lots within any Established
Neighbourhood Precinct Overlay Zone, the minimum front yard setback shall
be equal to the smaller front yard setback of the dwellings on the immediately
abutting lots located along the same side of the street and within the same
block. For corner lots, the minimum front yard setback shall be equal to the
smaller front yard setback of the dwellings on the nearest two lots located
along the same side of the street and within the same block.
X.6 Maximum Front Yard Setback
The maximum front yard setback shall be 1.0 metre greater than the average
of the existing front yard setback of the dwellings on the immediately abutting
lots located along the same side of the street and within the same block. For
corner lots, the maximum front yard setback shall be 1.0 metre greater than
the average of the existing front yard setback of the dwellings on the nearest
two lots located along the same side of the street and within the same block.
Recommendation 7F
X.7 Width of Garage or Carport
The maximum width of an attached garage or carport shall be no greater
than 50% of the overall width of a dwelling.
SG 1.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
Recommendation 7G
X.8 Driveway Width
Despite any other provision in this by-law, for lots within any Established
Neighbourhood Precinct Overlay Zone, the maximum width of a driveway
shall be 6.0 metres. However, for lots where the entrance of a garage or
carport is wider than 6 metres, the maximum driveway width shall be no
greater than the width of the entrance of a garage or carport.
Recommendation 7H
X.9 Minimum Side Yard Setback for Will Housing
Where the side lot line of a newly created lot for an infill dwelling abuts the
rear lot line of an existing lot of record, the minimum side yard setback to the
side lot line abutting the rear lot line of an existing lot of record shall be 4.5
metres.
4.3 Urban Design Recommendations
Recommendation 8
It is recommended that the City adopt the "Urban Design Guidelines for Infill &
Replacement Housing in Established Neighbourhood Precincts" to implement the
Preferred Strategy. Specifically, these urban design guidelines address the following
matters:
• Dwelling Height and Roof Pitch;
• Height of Front Entrance;
• Dwelling Length, Width and Depth;
• Side Yard Setback and Separation Distance Between Dwellings;
• Garage or Carport Placement;
• Driveway Width;
• Front Yard Landscaping; and
• Street Trees.
The Urban Design Guidelines for Infill & Replacement Housing in Established
Neighbourhood Precincts" are included within Appendix B of this report.
SG 1.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
4.4 Recommendations for Other Tools
It is recommended that the City consider the implementation of two additional tools to
address infill and replacement housing in established neighbourhoods, as outlined in
the Preferred Strategy. It is possible that the City may need to undertake further study
to implement these tools.
Recommendation 9
As described in the Preferred Strategy, it is recommended that the City implement a
driveway width by-law to regulate the width of a driveway on public property, including
the portion of a driveway that traverses a sidewalk and the portion of the driveway
between the sidewalk and the road. Through such a by-law, the width of the portion of
the driveway on public property should be limited to a maximum of 6 metres.
Recommendation 10
As described in the Preferred Strategy, it is recommended that the City consider
implementing a private tree by-law to protect trees. Such a by-law should include
criteria to regulate the removal or injury of the trees, tree protection measures for
existing trees where development is proposed nearby, as well as compensation
measures to ensure the provision of new trees or, as a last resort, financial
compensation to the City when trees are removed.
rav
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
5 Next Steps
Froxanws7,&‘AMISTAW-1...1
This Planning Recommendations Report, August 2020, has been prepared following the
engagement opportunities described in Section 3 of this report, as well as having
reviewed and considered all of the feedback received through these engagement
opportunities.
The next step in this Study process is that this report will be presented to Planning &
Development Committee on September 14, 2020 and subsequently to Council on
September 28, 2020. Should the Council endorse the recommendations, the City can
then begin work on preparing an Official Plan amendment and Zoning By-law
amendments, and the Urban Design Guidelines for Infill and Replacement Housing in
Established Neighbourhood Precincts would be adopted. It is anticipated that the
Official Plan and Zoning By-law amendments could be finalized and implemented within
6 months to a year following Council endorsement of the Study's recommendations. It
is important to note that there will be a separate public process associated with any
proposed amendments to the Official Plan and Zoning By-law. The recommendation for
a driveway width by-law may undergo further detailed review prior to being
implemented. The recommendation to consider a private tree by-law will require further
investigation.
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Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
APPENDIX 'A' - Established Neighbourhood Precinct
Overlay Zone Tar
I SI fit a
AStona Road
Third Concession Road
Finch Avenue
=J Focus Neighbourhood
Neighbourhood Precincts
1. Bay Ridges
2. Dunbarton
3. Highbush
4. Liverpool
5. Rosebank
6. Rougemount
7. Village East
8. West Shore
9. Woodlands
Brock Road
4,
rAnitIVI7SW1 ISMSTAWS
Infill and Replacement Housing in Established Neighbourhoods Study August 2020
Planning Recommendations Report
APPENDIX `B' — Urban Design Guidelines for Infill &
Replacement Housing in Established Neighbourhood
Precincts
Ctird
PICKERING
Urban Design Guidelines
!nth! &
Replacement
Housing in
Established
Neighbourhood
Precincts
Prepared by
August
2020
'4471.tiliC
.4.1111r
Table of Contents
1 Introduction 5
1.1 Why Were these Urban Design Guidelines Developed? 5
1.2 Where do these Guidelines Apply? 6
1.3 Vision 10
1.4 Objectives & Principles 11
1.5 How to use the document 12
2 Built Form 14
2.1 Dwelling Height and Roof Pitch 15
2.2 Height of Front Entrance 16
2.3 Dwelling Length, Width and Depth 18
3 Streetscape 20
3.1 Side Yard Setback and Separation Distance Between Dwellings 21
3.2 Garage or Carport Placement 22
3.3 Driveway Width 23
4 Neighbourhood Composition 25
4.1 Front Yard Landscaping 25
4.2 Street Trees 26
Appendix A: Urban Design Guideline Checklist
Appendix B: Focus Neighbourhood & Precinct Map
0
0
0 0
0
Al - A2
B1 - B10
00
0
0 0
0
66
The City's distinctive
landscape, history, location
and settlement pattern are
valuable assets. Properly
nurtured, these assets can
set Pickering apart from
other municipalities. The
City's unique identity must
be fostered and promoted.
99
City of Pickering,
Official Plan
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
1
Introduction
1.1 Why Were These
Urban Design Guidelines
Developed?
Throughout several of the City of Pickering's
established neighbourhoods, houses are being
replaced with larger houses, existing houses are
being renovated and new houses are being built.
Faced with these development pressures, the City
undertook the Infill and Replacement Housing in
Established Neighbourhoods Study (IRHEN Study)
to address a few key objectives:
1. To identify the City's established
neighbourhoods, or parts thereof, within the
South Pickering Urban Area that may be
susceptible to pressure for the development
of infill and replacement housing;
2. To identify and evaluate the unique qualities
and characteristics of the City's established
neighbourhoods, or parts thereof, and the
key issues regarding infill and replacement
housing that are of concern to residents;
3. To identify and/or develop tools the City can
use, including Design Guidelines, that will
allow neighbourhoods, or parts thereof, to
evolve while respecting the character of the
area; and
4. To provide an opportunity for full and
meaningful engagement and consultation
with residents, agencies and the development
industry through the study process.
These Urban Design Guidelines (Guidelines) were
developed as part of the recommendations from
the IRHEN Study prepared by SGL Planning
and Design Inc. The IRHEN Study developed
options, including making recommendations for
an appropriate policy framework, regulations and/
or tools that may be implemented so that the City
has a sensitive way to manage new construction in
established residential neighbourhoods.
Help to refine the sense of character of a
place through Design Principles;
Provide detailed design direction to help
implement a municipality's vision of a
particular area or neighbourhood;
Help implement policies in the official plan and
provisions in the zoning by-law; and
Are used by staff, developers and the public
for evaluation and preparation of development
or re -development applications.
0
The Urban Design Guidelines have been developed to support
and enhance the following neighbourhood characteristics:
Q
Dwelling Height
and Roof Pitch
Garage or carport
placement
I
Q
o
Height of the front
entrance
Side yard setback
and separation
distance between
dwellings
Where do these Guidelines Apply?
Within the South Pickering Urban Area
there are fifteen neighbourhoods. Of these
fifteen neighbourhoods, the IRHEN Study
identified nine Focus Neighbourhoods
(Figure 1) where most of the infill
and replacement housing has been
constructed over the last few years.
These guidelines apply to the
Neighbourhood Precincts within the nine
Focus Neighbourhoods as delineated
within the IRHEN Study (Figure 2). The
detailed delineated boudaries of the
Neighbourhood Precincts are found in
Appendix B.
Altona Road
Third Concession Road
Whites Road
Finch Avenue
Urban
Design
Guidelines
FOCUS NEIGHBOURHOODS
Bay Ridges
Dunbarton
Highbush
Liverpool
Rosebank
Rougemount
Village East
West Shore; and
Woodlands
Figure 1: City of Pickering Focus Neighbourhoods
Lake Ontario
City of Pickering
Established
Neighbourhoods
4/
7
Neighbourhood Precincts
These Neighbourhood Precincts are areas within a Focus Neighbourhood that have been delineated
based on a combination of age of dwellings, existing lot coverage, and where there have been many
observed changes related to infill and replacement housing
Altona Road
Third
V
co
0
cc
co
Concession Road
Finch Avenue
IMP
a
OFocus Neighbourhood
Neighbourhood Precincts
Lake Ontario
FIGURE 2: Map of Neighbourhood Precincts wthin Focus Neighbourhoods
Brock Road
4
8
These Guidelines Use the
Following Definitions:
Infill
Means the development of two or more ground -
oriented housing forms such as single detached,
semi-detached and townhouse dwellings through
a consolidation of lots or the severance of a larger
lot. Within the context of this document, infill
does not include the development of stacked
townhomes, stacked back-to-back townhomes,
apartment buildings, or other forms of multi-
unit housing resulting in a higher level of density.
However, such proposals may be appropriate
and would be evaluated on a site-specific basis.
Infill can occur through draft plan of subdivision/
condominium, site plan and/or land division on a
site-specific basis.
Replacement Housing
Involves a smaller dwelling being substantially
altered or demolished and replaced with a
new, larger dwelling through the building permit
application process and possibly the minor
variance process.
Note:
Existing housing stock will not be affected by
these guidelines unless subject to a development
application.
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
9
1.3 Vision
The vision for the City of Pickering's Neighbourhood
Precincts within the nine Focus Neighbourhoods
is to support and enhance the character elements
that collectively create a sense of place, identity
and enjoyment.
Recognizing that change is occurring within the
Neighbourhood Precincts, the Guidelines provide a
better way to manage new and infill development to
support the existing character rather than freezing
neighbourhoods in time.
Figure 3: Images of infill and replacement housing within Pickering's Focus Neighbourhoods that respects
existing character through design elements ranging from height, garage placement, setback, landscaping,
roof slope, and tree protection.
10
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
1.4 Objectives & Principles
Objectives
The objectives of the Urban Design Guidelines
are informed by the City's Official Plan Community
Design goals and policies and the Official Plan's
Detailed Design Considerations, and support the
intent of the IRHEN Study.
The Guidelines have been developed to
address design goals that include human scale,
pedestrian comfort, permeability, context,
legibility and natural heritage, as well as detailed
design consideration for community image,
development and subdivision design.
Principles
These Urban Design Guidelines intend to provide guidance and serve as an example of key principles
and policies supported by the City of Pickering's Official Plan. These Guidelines are based on the
following design principles:
Enhance and integrate new built form that
1 is compatible with the characteristics of the
Neighbourhood Precinct.
Encourage architectural diversity that
2 complements the character of the
Neighbourhood Precinct.
3 Encourage pedestrian friendly neighbourhoods
that foster a healthy and inclusive community.
4 Enhance the character, identity and sense of
place of the Neighbourhood Precinct.
5
Incorporate low impact design opportunities to
mitigate the potential increase in stormwater
runoff related to an increase in impervious
surface and to enhance the ecosystem health.
6 Encourage the greening of streetscapes and
private property.
m
1.5 How to Use the Document
Urban Design Guidelines are used to coordinate the
various components of built form, streetscape and
neighbourhood composition to create an attractive,
appealing and functional urban environment. These
Guidelines are one of the useful tools identified from
the IRHEN Study to help ensure both a high quality
public and private realm within the Neighbourhood
Precincts.
Urban Design Guidelines establish baseline
standards to guide the development of infill and
replacement housing, providing for greater design
rationale and detail.
These Guidelines should be included in the
Compendium Document to the Official Plan and
are to be used in conjunction with the Official Plan,
existing Development Guidelines, zoning by-laws
and other planning tools.
The Compendium Document of the City's
Official Plan includes development guidelines
for certain neighbourhoods, or parts of certain
neighbourhoods. There are three development
guidelines that apply in the context of the
Neighbourhood Precinct that must be read in
conjunction with these Guidelines:
• Dunbarton Neighbourhood: Dunbarton
Neighbourhood Development Guidelines;
• Bay Ridges Neighbourhood: Liverpool Road
Waterfront Node Development Guidelines;
and
• Rosebank Neighbourhood: Rosebank
Neighbourhood Development Guidelines.
Each of these development guidelines provides a
differing level of detail.
The Dunbarton Neighbourhood Development
Guidelines contains area specific guidelines within
the neighbourhood, addressing matters such as
permitted dwelling type, minimum lot frontage,
minimum front and side yard setbacks, maximum
building height, and various guidelines for the
public realm including the provision of sidewalks
and cycle paths, and connectivity to natural areas.
The Liverpool Road Waterfront Node Development
Guidelines address strategies for open space,
development standards to implement an effective
transportation network, preserving views and
vistas, providing for adequate parking areas, and
promoting appropriate built form in keeping with
the Great Lakes Nautical Village `vision' for the
neighbourhood.
The Rosebank Neighbourhood Development
Guidelines establish guidelines for certain precincts
within the neighbourhood, that address limited
matters including permitted dwelling types,
minimum lot size, and lot frontage.
To aid in the application of these Guidelines a
checklist is provided at the end of the document
(Appendix A) that summarizes the key intentions of
the guidelines.
Urban Design Guidelines should be read in
conjunction with the Development Guidelines, and
in the case of a conflict the Urban Design Guidelines
take precendence.
Era
66
We shape our buildings;
thereafter they shape us.
99
Winston Churchill
2
Built Form
Built Form examines the design elements
of building type and architectural form that
contribute to the massing and appearance of
buildings.
The compatibility issues currently existing within
the City of Pickering's Neighbourhood Precincts
(Figure 4) as they relate to the elements of Built
Form result from new housing typically being
taller and larger than the original homes on the
street.
New homes can have a higher elevation of
the first floor, greater lot coverage, reduced
separation distances between neighbouring
dwellings and reduced landscaped open area
in the front yards.
The overall scale, massing and placement of
the new homes can create an obvious contrast
when located beside more modestly sized
original homes. This contrast can sometimes
lead to impacts such as shadowing, overlook,
and privacy.
This section provides guidelines to help address
compatibility issues through these Built Form
design elements:
• Dwelling height and roof pitch;
• Height of front entrance; and
• Dwelling length, width and depth.
Figure 4: Examples of existing Built Form
seen in Pickering's Neighbourhood Precincts.
14
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
2.1 Dwelling Height & Roof Pitch
Dwelling height can be defined as the overall height of a dwelling, typically measured from the
average established grade of the ground. The point of a dwelling to which height is measured varies
depending on the type and pitch of roof that exists on a dwelling (Figure 5).
Measured at
Highest Point
Flat Roof
Measured at Measured at
Midpoint Midpoint
alio=
Gambrel Roof
Gabled or Hip Roof
Measured at
Deckline
Figure 5: Examples of how building height is measured by the City of Pickering.
Mansard Roof
The following guidelines ensure a compatible building height and roof style along a street.
1. The height and roof pitch of a new home or addition should be compatible with the general scale
and shapes of surrounding houses (Figure 6); and
2. For buildings with the highest point above 8.5 metres, the roof should be limited to two storeys and
sloped back from adjacent houses.
Figure 6: Appropriate height transitions between buildings.
2.2 Height of Front Entrance
The location of front entrances of dwellings along a street is a contributor to the character, comfort and
safety of a neighbourhood. The height of the entrance ensures the front door of the dwelling is directly
visible and easily accessible from the street. Figure 7 shows the preferred number of front steps for a front
entrance.
Preferred 3 Steps (0.6metres) Maximum 6 steps (1.2 metres) Above 1.2 metres is prohibited
Figure 7: Examples showing preferred, maximum, and prohibited front entrance heights.
The following guidelines have been developed
to promote compatibility of dwelling scale as
perceived from the street.
1. The height of the front entrance of a
dwelling should be located at a height that is
compatible with the height of front entrances
of neighbouring dwellings, and provide for a
maximum number of six (6) steps to access
the front door (Figure 8);
2. The main entrance to the dwelling should be
directly visible from the street;
3. The design and detailing of the main entrance
should be consistent with the
architectural style of the dwelling (Figure 9);
Figure 8: Front entrance with 6 steps or less.
Figure 9: Main entrance architecture is in keeping
with the style of the dwelling.
16
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
4. Weather protection at the main entrance
should be provided through the use of
covered porches, porticos, canopies,
verandas or recesses (Figure 10);
5. Natural light at the entry is encouraged
though the use of sidelights, transoms and
door glazing.
6. Enhancements to emphasize the main entry
area is encouraged and may include pilasters
and masonry surrounds;
7. Stairs accessing the main entrance to the
dwelling should be designed as an integral
component of the dwelling's facade;
8. Access routes should be provided for people
with disabilities whenever possible;
9. The front entrance design and architectural
elements should reduce the visual dominance
of the garage and the front driveway
(Figure 11); and
10. Subject to site grading conditions, additional
sets of steps, separated by a pathway, may
be permitted in order to promote a more
comfortable pedestrian experience (Figure 12).
Figure 10: Front entrance should have
weather protection.
Figure 11: Front entrance design that
reduces the visual dominance of the garage.
Figure 12: Additional steps may be
permitted due to grade changes.
m
2.3 Dwelling Length,
Width & Depth
Dwelling length is the distance
measured between the front and rear
main walls of a dwelling, and Dwelling
width is the distance measured
between both side main walls of
a dwelling (Figure 13). Dwelling
depth is the measurement of the
distance between the minimum front
yard setback and the rear of the
dwelling, which is a measure of how
deep a dwelling protrudes into a lot,
irrespective of the actual length of that
same dwelling (Figure 14).
The following guidelines help guide
appropriate dwelling depths, lengths
and widths that are compatible with
other dwellings on the same street
(Figure 13 & 14):
1. For new dwellings or dwelling
additions, Dwelling Length and
Width should be in keeping with
the rhythm of the street.
2. Dwelling depth should be
generally in keeping with the
existing dwellings along a street
to avoid privacy and overshadow
issues.
Dwelling
Length
Rear yard
Setback
Front Yard
Dwelling Setback
Width
tine
Fiaure 13: Example of dwelling length, and width.
Dwelling Depth
Figure 14: Example of similar front and rear yard
setbacks, and dwelling depths.
18
66
You can't really say what is
beautiful about a place, but
the image of the place will
remain vividly with you.
99
Tadao Ando
3
Streetscape
Streetscape examines the relationship of buildings
to the street and other buildings, as well as the other
defining landscape characteristics of properties
within the private realm.
The following summarizes the compatibility issues
that are currently associated with the key elements
of Streetscape in Pickering's Neighbourhood
Precincts related to:
• Side yard setback and separation distance
between dwellings;
• Garage or carport placement;
• Driveway width; and
• Front Yard Landscaping (see Section 4.1 for
more details).
It is common for larger replacement dwellings
to be built much closer to the side property line
than the original homes while still complying
with the required zone standards. This affects
the established consistency of larger separation
distances between dwellings. The result changes
the pattern of development and creates a sense of
crowdedness along the street.
The garages and/or carports of original houses are
typically sized for one vehicle and are sometimes
set back from the front facade and therefore do not
dominate the front of the dwelling. New infill and
replacement houses typically have wider garages
that are integral to the house to accommodate two
or more vehicles.
New infill and replacement dwellings often
have wider driveways than those of the original
dwellings within an established neighbourhood,
which reduce the amount of landscaping on the
property and alter the open space character
of a lot and streetscape.
20
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
3.1 Side Yard Setback & Separation
Distance Between Dwellings
Side Yard Setback refers to the distance between
the side property line and the nearest exterior side
wall of the dwelling on that property. Separation
Distance Between Dwellings refers to the distance
between the side wall of one dwelling to the nearest
side wall of the adjacent dwelling (Figure 15).
The Separation Distance Between Dwellings,
whether large or small, has an impact on the
perceived sense of open space in a neighbourhood.
Typically, in Neighbourhood Precincts in Pickering,
there is a larger separation distance between
the original dwellings in that neighbourhood
when compared to newer subdivisions in other
parts of the city. A larger separation distance
between dwellings has the effect of reducing the
perceived massing of a dwelling and increasing
the opportunity for providing landscaped open
space.
The following guidelines for Side Yard Setback
and separation distance have been developed
to reinforce the open space patterns within
Neighbourhood Precincts.
1. Adequate Separation Distance Between
Dwellings should be maintained to reinforce
open space patterns between dwellings on
the same block (Figure 16); and
2. Where needed, greater Side Yard Setbacks
should be used to mitigate shadowing
associated with greater building mass.
Side Yard Setback
Property Line
Separation Distance
Between Dwellings
Figure 15: Examples of separation distance
between dwellings and side yard setback.
Figure 16: Google map aerial of Cliffview Road
and Park Crescent showing the replacement
housing (yellow) differs in side yard setback and
separation distance between houses as compared
to original dwellings (red).
,.2' ...4
3.2 Garage or Carport Placement
The location and placement of a garage or carport
has an impact on the streetscape and overall
character of a neighbourhood. In Pickering,
Neighbourhood Precincts have an eclectic
character with respect to garage and carport
placement.
The following garage or carport placement
guidelines have been developed to minimize the
impact of projecting garages, where they are part
of the neighbourhood character
1. Garage and parking configurations should
minimize the appearance of garage doors
from the street (Figure 17);
2. To minimize the massing impacts of
projecting garages they should have sloped
roofs;
3. Double car garages should have two single
garage doors separated by a masonry
column or, in the case of a full double wide
door garage, a style with the appearance
of two single bay doors, and a centre pier
should be encouraged (Figure 18);
4. Projecting garages are only permitted in
neighbourhoods where there are multiple pre-
existing projecting garages on both sides of
the street (Figure 19); and
5. In neighbourhoods where projecting garages
are not part of the neighbourhood character,
all new infill and replacement dwellings are
to have the garages either flush with, or
recessed behind, the front main wall of a
dwelling.
Flush Garage
Recessed
Garage
Figure 17: Examples of garage and carport
placement in relation to the main front wall of the
dwelling.
Figure 18: Garages
recessed behind the
front entrance minimize
the appearance of
garage doors.
Figure 19: Examples
of multiple projecting
garages.
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
3.3 Driveway Width
The width of a driveway can have a significant
impact on the streetscape of a neighbourhood.
New infill and replacement dwellings with wider
driveways to accommodate a greater number of
vehicles, when compared to prevalent driveway
widths, have the effect of reducing the amount of
landscaping on a property, removing mature trees,
limiting the space for street trees and impacting the
character of the street. Driveway widths also have
an impact on infiltration into the soil.
The following guidelines have been developed to
minimize driveway width and help minimize the
impact to the streetscape, to support the character
of the Neighbourhood Precincts.
1. Driveways are to be no wider than the width
of the permitted garage (Figure 20);
2. To maximize water infiltration, consideration
should be given to the use of permeable
pavers and other technologies (Figure 21);
and
3. To ensure that there is sufficient space for
planting street trees between driveways
within the public right of way, tapering
driveway widths to 6 metres is encouraged
where appropriate.
Figure 20: The driveway width is no wider
than the garage.
,
Figure 21: Example of a permeable paver
system appropriate for driveways and
pathways.
66
Cities have the capability
of providing something for
everybody, only because,
and only when, they are
created by everybody.
99
Jane Jacobs
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
4
Neighbourhood
Composition
Neighbourhood Composition generally includes
elements in the public realm that contribute to
neighbourhood character. In the case of the City's
established neighbourhoods, private landscaping
in front yards including mature trees, and street
trees, contribute to the overall character of
the neighbourhoods. In order to help maintain
and enhance the character of the public realm,
landscaping, preservation of existing trees, and
tree planting is encouraged.
4.1 Front Yard Landscaping
Front yards provide an opportunity to add to
the neighbourhood composition by creating
a great streetscape. As well, landscaping and
trees play an important role in lowering summer
temperatures and providing areas for rainwater to
filter into the ground.
The following guidelines have been developed to
ensure that front yard landscaping enhances the
character of the streetscape:
1. Existing mature trees should be preserved
whenever possible (Figure 22).
2. Native tree species should be chosen that are
hardy for the location and that are drought
and salt tolerant, and disease resistant
(Figure 22).
3. Avoid landscaping that completely screens
the view of the house from the sidewalk/
street.
4. Use ground cover or other low -growing
plants to maintain visibility of the house.
5. Use drought -resistant native plant species to
avoid having to continuously water. (Figure 23)
6. Limit paving in the front yard to walkways and
small areas at the front door.
Figure 22: Preserve mature trees wherever
possible.
Figure 23: sustainable and resilient front yard
landscaping.
Ea
4.2 Street Trees
Planting street trees as part of an infill or replacement project goes a long way to add to the character of
the neighbourhood. The following guidelines have been prepared to ensure that street trees are provided
as part of the infill or replacement dwelling:
1. Trees on all streets should be a diverse
mixture of species to limit the ability for
diseases to spread. If a uniform look is
desired it can be achieved by focusing on
matching the form of trees rather than using
the same species (Figure 24).
2. Selection of trees should take into
consideration mature tree size, proximity to
power lines and setback to existing trees or
structures.
3. Wherever possible large canopy shade trees
should be planted adjacent to sidewalks to
reduce the heat island effect and enhance
pedestrian comfort and safety.
4. Adequate space should be provided for trunk
expansion.
5. Native tree species should be chosen that are
hardy for the location and that are drought
and salt tolerant, and disease resistant
(Figure 25).
6. Street trees should be spaced at 10 to 12
metres apart or seek to reflect the existing
placement pattern of street trees (Figure 26).
Figure 24: A mixture of tree species with the
same form along a street add to the character
and resiliency.
Figure 25: Several
varieties of Maple Trees
are native and provide
fall colour.
Figure 26: Street Trees
should be planted 10 to
12 metres apart.
26
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Appendix A
Urban Design Guideline Checklist
City of Pickering Established Neighbourhood Precincts Urban Design Checklist
Please note, if you mark "no" below please provide your rational in the adjacent "Comments" section
either supporting, or not supporting the proposal.
YES NO Comments
1. Does the proposed dwelling have a sloped
O 0 roof proposed such as a Hip, Gable, Mansard or
Gambrel? (see Figure 5)
2. Is the proposed dwelling height and roof pitch
O 0 similar/compatible with the surrounding dwellings?
(see Section 2.1: Guideline 1)
O 0
3. For dwellings with a height greater than 8.5
metres - is the dwelling a maximum two storeys with
a sloped roof back from the adjacent dwellings?
(see Section 2.1: Guideline 2)
O 0 4. Does the front entrance have 6 or less steps?
(see Section 2.2: Guideline 1)
O 0 5. Is the main entrance visible from the street? (see
Section 2.2: Guideline 2)
6. Is the design of the main entrance consistent with
O 0 the architectural style of the dwelling? (Section 2.2:
Guidelines 3 and 4)
O 0
7. Does the main entrance include a porch, portico
or other weather protection in keeping with the
design of the dwelling? (see Section 2.2: Guideline
4)
8. Are the stairs to the main entrance designed as
O 0 an integral component of the front facade? (Section
2.2: Guideline 7)
9. Does the design of the front entrance reduce
O 0 the visual dominance of the garage and driveway?
(Section 2.2: Guideline 9)
10. Does the proposed dwelling have a similar
O 0 Dwelling Depth to the adjacent dwellings along the
street? (see Section 2.3: Guideline 2)
Al
Appendix A
Urban Design Checklist Cont'd
YES NO Comments
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
11. Does the proposed dwelling have a similar Side
O 0 Yard Setback to the adjacent dwellings along the
street? (see Figure 15)
12. Has shadow on adjacent dwellings been
O 0 mitigated with greater setbacks? (Section 3.1:
Guideline 2)
O 0 13. If a projecting garage is permitted, does it have a
sloped roof? (see Section 3.2: Guidelines 2 and 4)
14. If a double car garage is proposed, does it
O 0 have 2 single doors or is it designed to look like 2
separate doors? (see Section 3.2: Guideline 3)
O 0 15. Is the garage flush or recessed from the main
front wall? (see Section 3.2: Guideline 5)
16. Is the proposed driveway width the same as the
O 0 permitted garage width? (see Section 3.3: Guideline
1)
O 0
17. Are sustainable design features or resilient
landscaping proposed as part of the site design?
(Section 3.3: Guideline 2 and Section 4.1: Guideline
5)
O 0 18. Does the plan preserve existing trees? (see
Section 4.1: Guideline 1)
O 0 19. Does the plan include tree planting on private
property? (see Section 4.1: Guideline 2)
O 0 20. Does the plan include one or more native
species street trees? (Section 4.2)
A2
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Appendix B
Focus Neighbourhoods & Precinct Map
Altona Road
Third
CU
0
CC
CO
0
Finch Avenue
Concession Road
Nog
al
;1/‘
O Focus Neighbourhood
Neighbourhood Precincts
FOCUS NEIGHBOURHOODS
Brock Road
1. Bay Ridges
4. Liverpool
7. Village East
2. Dunbarton
3. Highbush
5. Rosebank 8. West Shore
6. Rougemount 9. Woodlands
B1
Appendix B
Focus Neighbourhoods
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Bay Ridges
Neighbourhood Precinct
.a Liverpool Road Waterfront Node
Lot Coverage:
0- 10%
10 - 20%
20 - 30%
30 - 40%
40- 50%
50 - 100%
B2
Urban
Design
Guidelines
nunbarton
City of Pickering
Established
Neighbourhood
Precincts
0- 10%
10 - 20%
20 - 30%
30 - 40%
40 - 50%
50 - 100%
Neighbourhood Precinct
Kingston Road Corridor Study Area
B3
Appendix B
Focus Neighbourhoods
Highbush
Urban
Design
Guidelines
City of Pickering
ed
Establish
Neighbourhood
Precincts
B4
0- I0%
10 - 20%
20 - 30%
30 - 40%
40 - 50%
SO - 100%
SGL
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Liverpool
Lot Coverage:
0 - 10%
10 - 20%
20 - 30%
30 - 40%
40- 50%
50 - 100%
ir--r
Neighbourhood Precinct
Kingston Road Corridor Study Area
B5
Appendix B
Focus Neighbourhoods
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Rosebank
B6
0- 10%
10 - 20%
20 - 30%
30 - 40%
40 - 50% M-
50 - 100%
Urban
Design
Guidelines
ougemount
City of Pickering
Established
Neighbourhood
Precincts
Neighbourhood Precinct
Kingston Road Corridor Study Area
Lot Coverage:
0 - 10%
10 - 20%
20 - 30%
30 - 40%
40 - 50%
50 - 100%
B7
Appendix B
Focus Neighbourhoods
village East
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Neighbourhood Precinct
Kingston Road Corridor Study Area
Lot Coverage:
0 - 10%
10 - 20%
20 - 30%
30 - 40%
40 - 50% •
50 - 100% -
B8
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
0. 10%
10 - 20%
20 - 30%
30 - 40%
40 - 50% L
50 - 100% •
B9
Appendix B
Focus Neighbourhoods
Woodlands
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Neighbourhood Precinct
Kingston Road Corridor Study Area
Lot Coverage:
0 - 10%
10 - 20%
20 - 30%
30 - 40%
40 - 50%
50 - 100%
B10
Attachment #2 to Report #PLN 18-20
Appendix
Focus Neighbourhoods & Precinct Map
Altona Road
Third
Concession Road
Urban
Design
Guidelines
City of Pickering
Established
Neighbourhood
Precincts
Finch Avenue
FOCUS NEIGHBOURHOODS
=Focus Neighbourhood
Neighbourhood Precincts
Brock Road
1. Bay Ridges
4. Liverpool
7. Village East
2. Dunbarton
3. Highbush
5. Rosebank 8. West Shore
6. Rougemount 9. Woodlands
B1