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HomeMy WebLinkAboutInformation Report 14-20Information Report to Planning & Development Committee Report Number: 14-20 Date: November 2, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 20-003/P Zoning By-law Amendment Application A 07/20 Site Plan Application S 06/20 First Simcha Shopping Centres Limited and Calloway REIT (Pickering) Inc. (SmartCentres) Part of Lot 18, Concession 1, Now Parts 1 to 20 & 22 to 40, Part of Lots 21 & 41, 40R-26237 (Save & Except Parts 1 to 3, 40R-27791 (1899 Brock Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval, submitted by First Simcha Shopping Centres Limited and Calloway REIT (Pickering) Inc., to permit a high-density mixed-use condominium development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decisions on these applications are being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The landholdings of First Simcha Shopping Centres Limited and Calloway REIT (Pickering) Inc. (SmartCentres) comprise two separate parcels of land having a combined area of approximately 19.5 hectares with frontages along Brock Road and Pickering Parkway, municipally known as 1899 Brock Road. The commercial shopping centre includes several single-storey stand-alone and multi-tenanted buildings accommodating various restaurant, retail and commercial tenants, including, but not limited to, Walmart, Lowe’s, McDonald’s, Toys-R-Us, PetSmart and LCBO. The subject lands that are proposed to be redeveloped, referred to as Block 1, are located at the northeast corner of Brock Road and Pickering Parkway within the Village East Neighbourhood (see Location Map, Attachment #1). Block 1 has a total area of approximately 2.85 hectares with approximately 140 metres of frontage along Brock Road and approximately 170 metres of frontage along Pickering Parkway. The Block 1 lands currently support 5 single-storey buildings occupied by various retail and restaurant uses including Marks Work Warehouse, McDonald’s, AllStar Wings and Royal Paan. Information Report No. 14-20 Page 2 Surrounding land uses include (see Air Photo Map, Attachment #2): North: Immediately to the north is the Brockington Plaza, which contains a range of commercial and retail uses, including but not limited to, financial institutions, grocery stores, restaurants, and personal services. At the southeast corner of Kingston Road and Brock Road is an automobile services station (Petro Canada). East: An established low-density residential neighbourhood comprising detached dwellings, and Beechlawn Park, which abuts a portion of the eastern boundary of the SmartCentres lands. South: Across Pickering Parkway is a stand-alone commercial retail building and an automobile services station (Canadian Tire), as well as the Shops at Pickering Ridge commercial centre containing a range of commercial and retail uses including restaurants, retail stores, grocery store, and fitness centre. West: Across Brock Road is an existing medium-density residential condominium development comprising townhouse dwelling units, and Denmar Park, which abuts Brock Road. 3. Applicant’s Proposal 3.1 Conceptual Masterplan for the entire landholdings SmartCentres has prepared a masterplan that is conceptual in nature, and represents their long-term vision for their entire landholdings. The masterplan was submitted by SmartCentres to demonstrate how the proposed development of Block 1, located at the southwest corner of their landholdings, could integrate with the remaining lands. Future phases beyond Block 1 have not been identified f or redevelopment at this time. The City has not approved this plan (see Submitted Conceptual Masterplan, Attachment #3). The masterplan envisions:  a network of private internal streets, which includes connections to existing public streets;  privately owned, publicly accessible open spaces in varying sizes and configurations throughout the site; and  additional mixed-use buildings that range in height and density surrounding centrally-located publicly accessible spaces. 3.1.1 Redevelopment of Block 1 SmartCentres has submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate the redevelopment of a portion of their lands, referred to as Block 1, located at the northeast corner of Brock Road and Pickering Parkway. The applicant is proposing a phased, high-density mixed-use development consisting of 4 towers containing a total of 1,678 dwelling units and 3,670 square metres of grade related commercial uses (see Submitted Concept Plan, Block 1, Attachment #4). Information Report No. 14-20 Page 3 The applicant proposes to amend the current Official Plan policies to allow for a greater range of permitted uses, including high density residential uses, and seeks to increase the permissions for residential densities in order to advance the intensification objectives for the Block 1 lands. The requested amendment also incorporates general provisions to address placemaking, building heights, pedestrian and cycling network and parking. SmartCentre is specifically requesting to re-designate the Block 1 lands from Specialty Retailing Node to Mixed-Use A proposing a variety of uses including: high density residential; retailing of goods and services; offices and restaurants; hotels; convention centres; community, cultural and recreational uses; district energy facilities and self-storage facilities. The site-specific amendment includes increasing the maximum permitted residential density from 180 units per net hectare to a minimum residential density of 500 units per gross hectare, and increasing the maximum permitted FSI from 2.5 to 6.0. In addition, the amendment proposes that units per hectare shall be defined as the total number of residential units divided by the total gross area of the land and FSI shall be defined as the total gross floor area of all buildings on a lot divided by the total area of the lot on which the building is located, excluding any portion of the building located below grade, such as parking structures. The Zoning By-law Amendment is intended to rezone the lands to an appropriate zone category, including a list of permitted uses, and establishing appropriate development standards with respect to building height, building setbacks and stepbacks, podium height, building separation, tower floor plate size, landscaping, indoor and outdoor amenity areas, and parking standards for residential, visitor and commercial uses, including a shared parking formula. 3.1.2 Block 1 lands to be developed in Phases The westerly portion of Block 1 adjacent to Brock Road will be developed as Phase 1. The remainder of the block will proceed as future phases. At this time, Site Plan Approval is being sought for Phase 1 (see Submitted Site Plan for Phase 1 and Submitted Elevation Plan, Attachments #5 and #6). Figure 1 shown on the next page, is a conceptual rendering of Phase 1. Phase 1 consists of:  2 Towers (Tower 1 and Tower 2) having heights of 33 and 34 storeys, respectively and connected by a 4-storey podium;  a total of 737 dwelling units; and  1,346 square metres of grade related commercial uses. Information Report No. 14-20 Page 4 Figure 1: Rendering Plan, Phase 1 Vehicular access to Phase 1 will utilize the existing signalized access from Brock Road located immediately north of the intersection of Brock Road and Pickering Parkway. The Submitted Site Plan, Phase 1, illustrates an east-west private street along the north end of Block 1, identified as Street B (see Submitted Site Plan, Phase 1, Attachment #5). The development will utilize a mix of on-site parking facilities including below grade, and above grade deck parking forming part of the building podium and off -site parking. For Phase 1, off-site parking will be provided in the existing surface parking in Block 1 (see Submitted Site Plan, Phase 1, Attachment #5). A shared parking formula is proposed to minimize parking facilities on-site. As multiple uses are being accommodated in the proposed development, shared parking is proposed between the residential visitor and retail uses. As shown on the Submitted Concept Plan, Block 1 and Submitted Site Plan, Phase 1, an outdoor open space area (1,117 squares metres in size) is located along the north side of Tower 1. This space will be owned by a private landowner/condominium corporation, and will be accessible to the public. These spaces are referred to as privately owned public spaces (POPS). Phase 1 also proposes an outdoor amenity area located on the roof of the podium on the fourth floor. This space will be connected to the proposed indoor amenity space on the fourth level to meet the needs of residents (see Submitted Site Plan, Phase 1, Attachment #5). Information Report No. 14-20 Page 5 As noted, SmartCentres has formally applied for Site Plan Approval for Phase 1, which is currently under review. Applications for draft plan of condominium will be submitted at a later date. 3.1.3 Future Phases within Block 1 The easterly portion of Block 1 lands that are to be developed for future phases will continue to be occupied by the existing commercial uses and surface parking lot (see Submitted Concept Plan, Block 1, Attachment #4). The applicant advises that the proposed site configuration and unit counts associated with the future phases should be considered conceptual. The future phases will consist of:  2 Towers (Tower 3 and Tower 4) having heights of 43 and 40 storeys, respectively;  a total of 941 dwelling units; and  2,323 square metres of grade related commercial uses. Vehicular access to future phases will utilize the existing signalized access from Pickering Parkway. The Submitted Concept Plan, Block 1, illustrates a north-south private street along the east side of Block 1, identified as Street A (see Submitted Concept Plan, Block 1, Attachment #4). As provided for in Phase 1, future phases will utilize a mix of on-site parking facilities including below grade, and above grade structured parking forming part of the building podium and off-site parking, and utilize a shared parking formula. A centrally located outdoor space, identified as a courtyard area (2,669 squares metres in size) is located west of Tower 3. Similar to the outdoor space in Phase 1, this area will be a POPS. The future phases will be subject to site plan approval, and applications for draft plan of condominium will be submitted at a later date. The table below summarizes the key site statistics of the applicant’s overall proposal: Phase 1 Future Phases Total Land Area 1.08 hectares 1.77 hectares 2.85 hectares Commercial GFA (Grade Related Commercial Uses) 1,346 square metres 2,323 square metres 3,670 square metres Number of Dwelling Units 737 units 941 units 1,678 units Density Units per hectare (uph) 682 uph 531 uph 588 uph Information Report No. 14-20 Page 6 Phase 1 Future Phases Total Floor Space Index (FSI) 5.62 FSI 4.41 FSI 4.87 FSI Private Open Spaces/Parks Open space area: 1,177 square metres Courtyard: 2,669 square metres 3,846 square metres Amenity Space for Condominiums Outdoor: Rooftop of Fourth Floor: 2,940 square metres Indoor: 1536 square metres Outdoor: 1,882 square metres Indoor: 1,882 square metres 8,240 square metres Residential Parking 587 parking spaces 668 parking spaces 1255 parking spaces Residential Parking Ratio 0.8 parking spaces/unit Visitor Parking 103 visitor spaces 6 on-site/97 off-site 6 on-site visitor spaces 109 visitor spaces Visitor Parking Ratio* 0.14 of a space per/unit Commercial Parking 13 off-site parking spaces 0 parking spaces 13 off-site parking spaces Commercial Parking Ratio* 1.0 parking space per 100 square metres of gross leasable floor area * Shared Parking Formula Proposed 4. Policy Framework 4.1 Provincial Policy Statement (2020) and A Place to Grow (2019) The Provincial Policy Statement, 2020, directs growth and development to settlement areas and promotes efficient, transit-supportive development patterns that “optimize the use of land, resources and public investment in infrastructure and public service f acilities”, and “promote a mix of housing, including affordable housing, employment, recreation, parks and open spaces, and transportation choices that increase the use of active transportation and transit before other modes of travel.” New development in designated growth areas is encouraged to have a compact form, mix of uses, and densities that allow for the efficient use of land, infrastructure, and public service facilities. A Place to Grow (2019) directs where and how growth should occur in the Greate r Golden Horseshoe. The Plan prioritizes intensification and higher densities in strategic growth areas, which includes locally-identified nodes and corridors, arterials, and areas with planned frequent transit service in order to make efficient use of land and infrastructure and support transit viability. A Place to Grow supports the achievement of complete communities that: Information Report No. 14-20 Page 7  feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities;  improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes;  provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes;  expand convenient access to:  a range of transportation options, including options for the safe, comfortable and convenient use of active transportation;  public service facilities, co-located and integrated in community hubs;  an appropriate supply of safe, publicly-accessible open spaces, parks, trails, and other recreational facilities; and  healthy, local, and affordable food options, including through urban agriculture;  provide for a more compact built form and a vibrant public realm , including public open spaces;  mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and  integrate green infrastructure and appropriate low impact development. 4.2 Durham Regional Official Plan The subject lands are designated as “Living Areas” with a “Regional Corridor” overlay in the Durham Regional Official Plan (ROP). Living Areas shall be developed to incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio -economic factors. These areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads and with particular consideration for supporting and providing access to public t ransit. Lands within this designation are predominately intended for housing purposes. In addition to residential uses, office development and limited retailing of goods and services, in appropriate locations, as components of mixed-use developments are permitted within Living Areas. In Corridor locations, major retail uses and major office uses are also permitted. In the consideration of development proposals, regard shall be had to achieving a compact urban form, including intensive residential, office, retail and service, and mixed uses along arterial roads, in conjunction with present and potential transit facilities. Regional Corridors are recognized and identified as key focus areas for intensification. Brock Road is identified as a Regional Corridor in the ROP. Regional Corridors shall be planned and developed in accordance with the underlying land use designation, as people- oriented places that are accessible by public transit and an extensive pedestrian network, including civic squares, parks and walkways. Corridors shall generally be developed to promote public transit ridership through well-designed development, having a mix of uses at higher densities. Development within Corridors shall be oriented to the Corridor and consolidation of access points is encouraged. Regional Corridors are intended to support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index (FSI) of 2.5, with a wide variety of building forms, generally mid-rise in height, with some higher buildings, as detailed in municipal official plans. Information Report No. 14-20 Page 8 The ROP supports and promotes rejuvenation, development and renewal within Regional Corridors. Restoration of the historic integration of the shopping function with the other traditional functions, such as housing, employment, recreation, social activities and cultural facilities is supported. Accordingly, the ROP encourages existing shopping centres to redevelop with a full array of compatible uses, particularly residential uses. Brock Road is designated as a Type ‘A’ Arterial Road and High-Frequency Transit Network in the ROP. Type 'A' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 36 to 45 metres. Roads designated High-Frequency Transit Network are recognized for planned High Occupancy Vehicle (HOV) lanes, or buses in mixed traffic, with transit signal priority at major intersections and other measures to ensure fast and reliable transit service. High-Frequency Transit Networks consist of buses in planned High Occupancy Vehicle (HOV) lanes, or buses or in mixed traffic, with transit signal priority at major intersections and other measures to ensure fast and reliable transit service. Planned HOV lanes may be converted to dedicated bus lanes as growth in ridership warrants . Development along Transit Spines and High-Frequency Transit Networks shall provide for complementary higher density and mixed uses at an appropriate scale and context, buildings oriented towards the street to reduce walking distances, facilities which support non-auto modes of transportation, and limited surface parking and the potential redevelopment of surface parking. 4.3 Pickering Official Plan The subject lands are located within the Village East Neighbourhood and are designated “Mixed Use Areas – Specialty Retailing Node” in the Pickering Official Plan. Mixed Use Areas are intended to have the widest variety of uses and highest levels of activities in the City. Within Mixed Use Areas, a wide variety of uses for residents, business-people and visitors, including residential, retail, commercial, business, office, service, recreational, community and cultural uses are permitted. The broadest diversity of use, greatest levels of activity, and highest quality of design shall be directed to the City Centre and the Mixed Corridor along Kingston Road, the City’s mainstreet. The Specialty Retailing Node designation permits a variety of uses including hotels; special purpose commercial uses such as large format retailers; retail warehouses; automotive uses and ancillary retailing of other goods and services including restaurants; limited offices; community, cultural and recreational uses; community gardens; and limited residential development at higher densities as an integral part of an overall development scheme. The permitted residential density range is over 80 units up to and including 180 units per net hectare, a maximum FSI up to and including 2.5 FSI and a maximum gross leasable floorspace for the retailing of goods and services to be deter mined by site-specific zoning. The Official Plan also includes land use policies for lands within the Specialty Retailing Node regarding the creation of large-format retail centre. Information Report No. 14-20 Page 9 It should be noted that the City is proposing to amend the current policies for the Specialty Retailing Node through Official Plan Amendment 38 (File: OPA 20-004/P) to implement the Kingston Road Corridor and Specialty Retailing Node Intensification Plan. Details on the proposed Official Plan Amendment are included in Information Report 13-20. As noted in Section 3.1.1 of this report, SmartCentre is proposing to amend the Official Plan to re-designate the Block 1 lands to Mixed Use A to permit a variety of uses including: high density residential; retailing of goods and services; offices and restaurants; hotels; convention centres; community, cultural and recreational uses; district energy facilities and self-storage facilities. The requested amendment also includes a minimum net residential density of 500 units per gross hectare and a FSI of over 0.75 and up to and including 6.0. In addition, the application is requesting changes to the definitions of Net Residential Density and Floor Space Index, and includes general provisions addressing placemaking, building heights, pedestrian and cycling network and parking. 4.4 Kingston Road Corridor and Specialty Retailing Node Intensification Plan and Draft Urban Design Guidelines The Village East Neighbourhood policies of the Pickering Official Plan identify that the Village East Neighbourhood Speciality Retailing Node Development Guidelines apply to the subject lands. These Guidelines, which were adopted by Pickering Council in 1997, do not reflect the new vision for the Specialty Retailing Node established by the Council endorsed Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines. The 1997 Development Guidelines are intended to be superseded by the new Draft Urban Design Guidelines. On December 16, 2019, Council endorsed in principle the Kingston Road Corridor and Specialty Retailing Node Intensification Plan (Intensification Plan) and the Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines (Draft Urban Design Guidelines). The Intensification Plan and Draft Urban Design Guidelines were prepared as a result of the Kingston Road Corridor and Specialty Retailing Node Intensification Study, which represented the second phase of the South Pickering Intensification Study. The Intensification Plan contains a comprehensive framework for redevelopment and intensification along the Corridor and within the Retailing Node. The Draft Urban Design Guidelines articulate the vision set by the Intensification Plan and provide specific design considerations. The subject lands are located in the Brock Precinct within the Intensification Plan (see Brock Precinct Intensification Plan, Attachment #7). The recommended land use for the subject lands within the Intensification Plan is “Mixed Use Type A” on the lands located at the northeast corner of Pickering Parkway and Brock Road. The Intensification Plan further identifies the area at the intersection of Pickering Parkway and Brock Road as a “Gateway” location with a preferred office location, potential community facility and POPS (pr ivately owned public spaces). Information Report No. 14-20 Page 10 The policy recommendations of the Plan outline that “Mixed Use A – Residential / Retail Office” should feature a combination of residential, retail and office uses in mixed -use buildings, or in separate buildings on mixed-use sites. Mixed Use A areas are intended to have the greatest densities and represents the highest intensity uses. Office uses are encouraged to be located in Mixed Use A areas with preferred office locations at major intersections where access to existing and planned transportation infrastructure is greatest, including higher-order transit facilities. The Intensification Plan included several recommended policies as it relates to the subject lands, which are summarized in Attachment #8 to this report. The Draft Urban Design Guidelines also included several key urban design objectives concerning block structure, built form, site design, landscaping, building design, pedestrian connections, parking and transition and massing as it relates to the proposal, which are summarized in Attachment #9 to this report. The applications will be assessed against the applicable framework and policy recommendations of the Intensification Plan and the design priorities of the Draft Urban Design Guidelines. 4.5 Zoning By-law 3036 The subject lands are zoned “MU-SRN” – Mixed Use Specialty Retailing Node within Zoning By-law 3036, as amended, which permits a broad range of commercial, retail and personal service uses. The applicant is requesting to rezone Block 1 to an appropriate mixed-used residential zone category with site-specific performance standards to facilitate the proposed apartment buildings and grade related commercial uses. 5. Comments Received 5.1 Public comments from public open house meeting and written submissions On August 19, 2020, an Electronic Public Open House meeting was hosted by the City Development Department to inform area residents about the develop ment proposal. The City advertised the meeting by posting the notice on the City’s social media pages, 3 development signs were installed on the property and a notice was distributed by mail to area residents within 150 metres and the radius was further extended in consultation with the local and regional Councilors. A total of 9 residents participated in the meeting. The notice of the Statutory Public Meeting regarding these applications was provided through a mailing of all properties within 150 metres of the subject lands and any person who requested further notification. Also, 3 development notice signs were installed on the subject lands providing notice of this meeting to members of the public. The following is a list of key concerns that were verbally expressed by area residents at the Electronic Public Open House meeting and written submissions received from approximately 26 residents: Information Report No. 14-20 Page 11  commented that the proposal will increase traffic congestion on roads within the surrounding neighbourhoods;  commented that local roads and Brock Road off-ramp do not have the capacity to handle additional vehicles that would be generated by this development ;  concerned with the loss of retail stores and other commercial services that serve area residents;  requested further information on the plans for the entire SmartCentres landholdings;  commented that the proposed building heights are too tall, not appropriate at this location and not compatible with the surrounding established neighbourhoods;  concerned with the proposed number of parking spaces for residents, visitors and commercial uses are insufficient to support the development;  concerned with the number of off-site parking spaces proposed for visitor and commercial uses;  commented that the proposal will create privacy and shadow impacts;  concerned that vibration during construction will negatively impact surrounding homes;  commented that the commercial centre is under-utilized and is in need of revitalization;  commented that wider sidewalks, pedestrian routes, bike lanes should be provided for the safety of pedestrian and bicyclist;  commented that the proposed buildings should be a high-quality design; and  commented that the proposal does not meet the policies of the Kingston Road Corridor and Specialty Retailing Node Intensification Plan. 5.2 Agency Comments At the time of writing this report, no comments have been received from the Region of Durham – Planning & Economic Development Department, and the Ministry of Transportation (MTO). 5.2.1 Toronto and Region Conservation Authority (TRCA)  TRCA staff have no objection to the approval of the Official Plan Amendment and Zoning By-law amendment applications;  TRCA staff recommend deferral of the Site Plan Approval application until such time that the technical comment noted have been addressed;  Regional Floodplain is required to be plotted to ensure development is outside of these limits;  further information and clarification pertaining to the incorporated Low Impact Development (LID’s);  conceptual water quality measures are required to be provided for future phases; and  Erosion and Sediment Control plans are required. Information Report No. 14-20 Page 12 5.3 City Department Comments 5.3.1 Engineering Services Department  a Traffic Impact Study in lieu of the Traffic Statement provided is required to be submitted prior to the approval of the subject applications;  a draft R-Plan is required, including all proposed blocks as required in the Master Servicing Report, dated April 2020;  confirmation on the intent of the development to utilize the existing entrances and curbs without realignment for all phases or provide further details on architectural and engineering plans if new or realigned entrances are proposed;  a Construction Management Plan and Shoring Plan are required that illustrate to what extents below-grade shoring would extend to;  alternative solutions are required for the proposed permanent dewatering and the intent to discharger groundwater to the storm sewers which is not acceptable;  Tower 3 is recommended to be shifted further south to allow for a continuous park space (POPS) as noted on the Intensification Plan; and  more details are required for the SWM tank proposed under the open space area north of Tower 1 to ensure the area will allow for tree plantings. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: 6.1 Land Use Policies  ensure conformity with all applicable statutory policies of the Provincial Policy Statement (2020), A Place to Grow (2019), and the Region of Durham Official Plan;  assess the proposal to ensure consistency with the applicable goals and objectives of the City of Pickering Official Plan, including the Council endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan and the Draft Urban Design Guidelines;  assess the appropriateness of the requested increase in density and FSI, in the context of the Council-endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan and the draft City Initiated Official Plan Amendment 38 ;  assess the request to amend the City’s Official Plan definitions for residential density and FSI;  assess the appropriateness of the proposed self-storage facility use;  ensure that sufficient retail and commercial gross floor area is being replaced given the removal of existing service-commercial and retail uses that currently service the surrounding community;  secure opportunities to provide affordable housing, accessible units, and a variety of unit types, sizes and tenures (including rental);  assess how the proposal contributes to the City’s Age Friendly goals; Information Report No. 14-20 Page 13  require the inclusion of major office space given that office uses are directed to the identified gateway location at Brock Road and Pickering Parkway; and  assess the lack of community uses given that the intensification plan identifies Brock Road and Pickering Parkway as an optimal location for potential community facility. 6.2 Site Design and Built Form  evaluate the appropriateness of the proposed site layout, building setbacks, building height and massing, pedestrian connections and landscaping to ensure the proposed built form is in keeping with the design goals and objectives of the Council endorsed Draft Urban Design Guidelines for the Kingston Corridor and Specialty Retailing Node;  ensure that the proposed building massing and height is scaled to be compatible with adjacent streets and open space to create an attractive human -scaled environment, respect existing scale and character and appropriately respond to local context, require tower heights to be located within the recommended 45 -degree angular plane requirements as established in the Council endorsed Urban Design Guidelines along Brock Road and Pickering Parkway;  ensure the proposed tower floor plate sizes are consistent with the recommended maximum tower floor plate size in the Council endorsed Draft Urban Design Guidelines for the Kingston Corridor and Specialty Retailing Node  ensure the proposed development demonstrates design excellence, through built form and other means such as landscaping, public seating, weather protection and public art, given the site’s location within a gateway and key transit junction;  review proposed building heights and tower placements to minimize any potential shadowing and wind impacts on public parks, open spaces and public roads, and to ensure adequate sunlight penetration, and skyviews are being maintained; and  review the proposed above-grade parking structure within the podium to ensure that the design includes active uses on all sides. 6.3 Parks and Amenity Spaces  determine the appropriate amount of land to be dedicated to the City in accordance with the Planning Act requirements, and determine whether additional parkland is needed to support the requested increase in density;  determine whether Block 1 shall provide its proportionate share of parkland dedication given that the redevelopment timelines for the remaining landholdings are unknown at this time;  require appropriate grade-related publicly- accessible park and amenity spaces within Phase 1 for future residents;  require the open space area provided along Tower 1 in Phase 1 be expanded to the future phases to achieve the linear open space area (POPS) as shown on the Brock Precinct Intensification Plan;  require children’s outdoor play areas or amenities for youth at grade and/or on the 4th floor amenity area;  ensure that future park and open space areas are designed to link to the existing Beechlawn Park, which abuts a portion of the eastern boundary of the SmartCentres lands; and Information Report No. 14-20 Page 14  review the size and location of the SWM tank that is proposed under the open space area north of Tower 1 to ensure that the space will allow for tree planting and possible park programming. 6.4 Street Network and Design, Traffic, and Parking  require that the submitted Transportation Statement be revised to a Traffic Impact Study prepared in accordance with City’s, the Region’s and MTO’s terms of reference, which may be peer reviewed, at the applicant’s expense ;  assess whether the proposal will result in any significant traffic impacts and/or operation issues on Brock Road/Pickering Parkway/Brock Road interchange, and other roads within the neighbourhood;  ensure that the future full build-out of new streets and blocks within the larger SmartCentres site are in accordance with the Kingston Road Corridor and Specialty Retailing Node Intensification Plan;  ensure that the right-of-ways for the proposed private east-west street and the future public north-south road be complete streets including cycling facilities and other elements such as enhanced landscaped boulevards, seating areas and street trees, and be designed as illustrated in the Council-endorsed Draft Urban Design Guidelines;  ensure required resident and visitor parking, as well as commercial parking, is provided within Phase 1;  review the proposed shared parking formula to ensure sufficient visitor and commercial parking is available at all times to support the development ;  assess the appropriateness of the applicant’s request for off-site parking, and the long term impacts once the entire SmartCentres land holdings are developed in its entirely;  ensure the design of a two-level above-grade parking structure within the podium is screened with active uses from all sides; and  ensure accessible paths of travel are provided throughout the site, including pedestrian connections to street networks, public transit, parks, and other outdoor amenity spaces. 6.5 Other matters to be addressed  require the masterplan be revised to include public roads, public parks and pedestrian connectivity;  ensure that all engineering requirements have been addressed and that sufficient servicing capacity (sanitary, storm sewer and water) is available to service this redevelopment; and  explore opportunities for the applicant to include and fund public ar t elements within the proposal. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. Information Report No. 14-20 Page 15 7. Information Received Copies of the plans and studies submitted in support of the revised applications are listed below and available for viewing on the City’s website at pickering.ca/devapp or in person by appointment at the office of the City of Pickering, City Development Department:  Planning Rationale, prepared by Weston Consulting, dated April 2020  Urban Design Brief, prepared by WestonWilliamson + Partners, dated April 2020  Architectural Plans, prepared by Turner Fleischer Architects Inc., dated April 2020  Civil Engineering Plans, prepared by Schaeffers Consulting Engineers, dated December 2019  Geotechnical Report, prepared by Terraprobe Inc. dated April 2020  Hydrogeology Report, prepared by Terraprobe Inc. dated April 2020  Landscape Plan, prepared by MHBC, dated April 2020  Master Servicing Report & Stormwater Report, Schaeffers Consulting Engineers, dated April 2020  Noise Report, prepared by Gradientwind Engineers & Scientists, dated April 2020  Phase One ESA, prepared by Exp. Services Inc., dated April 2020  Shadow Study, Turner Fleischer Architects Inc., dated April 2020  Traffic Statement, WSP Canada Group Ltd., dated April 2020  Tree Inventory Plan, Kuntz Forestry Consulting, dated February 2020  Wind Study, Gradientwind Engineers & Scientists, dated April 2020  Arborist Report, Kuntz Forestry Consulting, dated February 2020 8. Procedural Information 8.1 General  written comments regarding this proposal should be directed to the City Development Department;  oral comments may be made at the Electronic Statutory Public Meeting;  all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council;  any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and  any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 8.2 Official Plan Amendment Approval Authority  the Region of Durham may exempt certain local official plan amendments from Region al approval if such application is determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest; and  the Region has not yet advised if the application for Official Plan Amendment is considered to have no significant Regional or Provincial concerns and therefore exempted from Regional approval. Information Report No. 14-20 Page 16 9. Owner/Applicant Information The owner of this property is First Simcha Shopping Centres Limited and Calloway REIT (Pickering) Inc. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Masterplan 4. Submitted Concept Plan, Block 1 5. Submitted Site Plan, Phase 1 6. Submitted Elevation Plan 7. Brock Precinct Intensification Plan 8. Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Recommended Policies Related to the Proposal 9. Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines – Relevant Design Recommendations Related to the Proposal Prepared By: Approved/Endorsed By: Cristina Celebre, MCIP, RPP Catherine Rose, MCIP, RPP Principal Planner, Development Review Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CC:ld Date of Report: October 19, 2020 H ig h w a y 4 0 1 Highway 401 Finch Avenue BeechlawnDriveMarshcourtDrivePor t land Court Denmar RoadKingston Road K ingstonR o a d P ic k e rin g ParkwayPickering Parkway F a irfieldCrescentBurnside DriveBrock RoadBrock RoadAshfordDriveSouthviewDriveGuild RoadJaywinCircle G et a C irc l e A l w inC ircleVillageEast Park DenmarPark BrockridgeCommunityPark BeechlawnPark 1:7,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: THIS IS NOT A PLAN OF SURVEY. Date: Oct. 15, 2020 ¯EPt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237(Save & Expt Pts 1-3, 40R-27791)(1899 Brock Rd.) Subject Landsto be Redeveloped(Block 1) L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\OPA 20-003P_LocationMap.mxd Subject Property First Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc.OPA 20-003/P, A 07/20, S 06/20 Attachment #1 to Information Report 14-20 Highway 401 Finch Avenue Notion RoadBainbridge DriveBeechlawnDriveMarshcourtDrivePortland Court DenmarRoadKingston Road P ic k ering P arkway B a n b u ry Court F a i rfi e l d CrescentLarksmereCourt Dreyber Court Burnside DriveBluebirdC rescent Brock RoadAshford DriveSouthviewDriveRoyal RoadGuild RoadJayw inC irc le Geta Circle Alwin C ircle1:7,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Oct. 15, 2020 L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\OPA 20-003P_AirPhoto.mxd ¯ Air Photo MapFile:Applicant:Property Description:Pt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237(Save & Expt Pts 1-3, 40R-27791)(1899 Brock Rd.)ESubject Landsto be Redeveloped(Block 1) Subject Property OPA 20-003/P, A 07/20, S 06/20First Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc. Attachment #2 to Information Report 14-20 Submitted Conceptual Masterplan City Development Department Oct. 01, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Property Description: DATE: File No: Pt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237 (Save & Expt Pts 1-3, 40R-27791)(1899 Brock Road) L:\Planning\01-MapFiles\OPA\2020 N P i c k e r i n g P a r kw a yBrock RoadFirst Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc. OPA 20-003/P, A 07/20, S 06/20 Subject Lands (Block 1) Phase 1 Attachment #3 to Information Report 14-20 Submitted Concept Plan, Block 1 City Development Department Sept. 30, 2020FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-003/P, A 07/20, S 06/20 First Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc.Applicant: Property Description: DATE: File No: Pt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237 (Save & Expt Pts 1-3, 40R-27791)(1899 Brock Road) L:\Planning\01-MapFiles\OPA\2020 N ROOF @ LEVEL 5 OUTDOOR AMENITY @ LEVEL 4 COURTYARD Street A (Private)Open Space Area (POPS) Courtyard (POPS) Privately Owned Publically Accessible Spaces (POPS) (Block 1) (Phase 1) Street B (Private) Attachment #4 to Information Report 14-20 Submitted Site Plan, Phase 1 City Development Department Oct. 16, 2020 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 20-003/P, A 07/20, S 06/20 First Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc.Applicant: Property Description: DATE: File No: Pt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237 (Save & Expt Pts 1-3, 40R-27791)(1899 Brock Road) L:\Planning\01-MapFiles\OPA\2020 NStreet A (Private)Open Space Area (POPS) Street B (Private) (Block 1) (Phase 1) Attachment #5 to Information Report 14-20 L:\Planning\01-MapFiles\OPA\2020 Oct. 16, 2020DATE: Applicant: Property Description: File No: Submitted Elevation Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 20-003/P, A 07/20, S 06/20 First Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc. Pt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237 (Save & Expt Pts 1-3, 40R-27791) (1899 Brock Road) View Along Brock Road Attachment #6 to Information Report 14-20 L:\Planning\01-MapFiles\OPA\2020 Oct. 09, 2020DATE: Applicant: Property Description: File No: Brock Precinct Intensification Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department Pt Lt 18 Con 1 Now, Pt 1-20. 22-40 Pt of 21 & 41, 40R-26237 (Save & Expt Pts 1-3, 40R-27791) (1899 Brock Road) N Subject Lands (Block 1) OPA 20-003/P, A 07/20, S 06/20 First Simcha Shopping Centres Limited, Calloway REIT (Pickering) Inc. Attachment #7 to Information Report 14-20 Kingston Road Corridor and Specialty Retailing Node Intensification Plan – Recommended Policies Related to the Proposal The policy recommendations of the Intensification Plan outline that “Mixed Use A – Residential/ Retail/Office” should feature a combination of residential, retail and office uses in mixed use buildings, or in separate buildings on mixed use sites. Mixed Use A areas are intended to have the greatest densities and represents the highest intensity uses within the Corridor or Node. Office uses area encouraged to be located in Mixed Use A areas, with preferred office locations at major intersections or gateways where access to existing and planned transportation infrastructure is greatest, including higher order transit facilities. The Plan also provides the following key policy recommendations relevant to the proposed development: Residential development should support the City’s affordable housing targets which encourage a minimum 25 percent of new residential construction to be of forms that would be affordable to households of low or moderate-income. Tall buildings (consisting of buildings 13 storeys or greater) should be located within gateways and at the intersection of transit spines and major arterials, along the highway, and i n proximity highway accesses. The general maximum height of tall buildings should be no more than 45 storeys; if the general intent of the Intensification Plan is met, flexibility with massing and height may be considered on a site specific basis. Building articulation, including vertical projections, recessions, design treatments and other architectural details, is encouraged at gateway locations to create an enhanced visual interest and a human-scaled environment. Tall buildings should be located to minimize shadow impacts and wind tunnel effects on proximate parks, open spaces, primary frontage sidewalks and existing low-rise residential areas. Tall buildings should generally be located within Gateways. Gateways are identified at locations of significance to frame street corners, enhanced local character, create landmarks along the Corridor and within the Node, and act as the principal vehicular and pedestrian arrival points and individual precincts . Secondary frontages are encouraged to have a minimum of 30 percent of the lot frontage for retail uses, commercial-service uses or consolidated office and residential entrances. All buildings fronting Brock Road and Pickering Parkway should be setback 5 metres from the front property line and all buildings should be setback a minimum of 2 metres from new public and private streets that are internal to the development block. Podium portion of tall buildings should have a minimum height of 3 storeys and a maximum height of 6 storeys, with a minimum ground floor height of 4.5 metres. Variety and variation on the streetwall will be provided through encouraging a fine-grain pattern of retail units/residential entrances, and the establishment of façade articulation and rhyt hm through building projections/recesses and the use of different façade materials. Attachment #8 to Information Report 14-20 Public parks will be provided through redevelopment in the Brock Precinct, and the precise location, size and design of the public parks within the development blocks where they are conceptually identified will be determined through the implementing zoning bylaw and detailed block planning. Privately owned publicly accessible spaces (POPS) form a key part of the public realm network, providing valuable amenity space through developments. Private landowners should provide public easements as necessary over POPS to provide access to the general public. Delivery of on-site Community Facilities is encouraged to be integrated into multi-storey, mixed-use developments (i.e., forming part of the podium of a residential tower). Additional street trees should be incorporated within the existing streetscape on the east side of Brock Road to provide shade and comfort for pedestrians walking along Brock Road. All public and private streets should be designed as “complete streets” which should accommodate facilities including pedestrian zones, cycling facilities or multi-use paths, and street trees. New private street from Brock Road to Beechlawn Park should have a right-of-way width of 24.0 metres with on-street parking, sidewalks and landscaped boulevards on both sides. New public street linking the north and south development parcels should have a proposed right-of-way of 17.0 metres to 19.0 metres. Off-street parking and cycling infrastructure are encouraged to be provided within structured or underground parking within private properties to facilitate connectivity and minimize the heat island effect created by large surface parking. Shared parking is encouraged in order to reduce the total number of parking spaces requ ired, including combining off-street and on-street parking between landowners. Reduced minimum parking standards are encouraged to reflect the area’s compact, high-density urban form and shift towards a pedestrian and transit -oriented environment. Draft Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines – Relevant Design Recommendations Related to the Proposal The Draft Urban Design Guidelines support the goals, objectives, and vision for the area as set out in the Kingston Road Corridor and Specialty Retailing Node Intensification Plan and establish design priorities and principles related to built form, placem aking, and connectivity. The following key priorities of the Guidelines are relevant to the proposed development . Built Form Block lengths should generally range between 100 and 150 metres to promote permeability within the streetscape, support walkability and increase the ease of pedestrian and cyclist movement. Block layouts should be designed to maximize views and vistas through development blocks and towards gateways. Entrances should be highly visible, front onto the public street, and connect to pedestrian walkways or sidewalks. Entrances should promote visibility and views between interior and exterior spaces. For tall buildings over 13 storeys in height, a minimum separation distance of 25 metres shall generally be maintained between towers. A minimum separation distance of 15 metres shall generally be provided between facing buildings on sites with multiple buildings. On multi-building sites, it is encouraged that buildings are offset or angled away from each other to maintain privacy between facing units. The following setback criteria should be applied: Buildings fronting Brock Road and Pickering Parkway shall be setback 5 .0 metres from the front property lines; Buildings shall be setback a minimum of 2.0 metres from new public and private streets that are internal to the development block; All buildings shall be setback a minimum of 3.0 metres from parks and other open spaces; Where retail and commercial uses are located, setback areas should accommodate spill-out uses from commercial activity (i.e., patios, displays, waiting areas) to improve the pedestrian experience. These areas should be primarily hardscaped to act as an extension of the sidewalk and accommodate for higher levels of foot traffic. Site grading shall consider facilities designed to provide access for persons with disabilities, including the provisions of ramp access. Entrances and access points should be integrated with at -grade design. Informational signage, pavements markings and soft landscaping can help orient users, enhance safety and minimize confusion. Vehicular entrances and access points should have minimal impact on walkways and the pedestrian realm and where possible should be integrated with building design. Surface parking is discouraged for main street retail, and high-density residential, office and mixed-use developments. In these areas, parking shall be provided underground, behind or inside a structure on upper floors with appropriate screening, or inside a building. Attachment #9 to Information Report 14-20  Structured underground parking is preferred over surface parking or above -grade structured parking to reduce the urban heat island effect and minimize blank walls.  Parking structure design is encouraged to consider flexible designs, including designs whic h allow for future conversions into other uses.  Above-grade parking structures shall be encouraged to be designed with active uses on all sides.  The sides and rear of multi-storey above-grade parking structures facing adjacent developments shall be screened as to not create blank facades around the building. They are encouraged to incorporate glazing, cladding, landscaping, or exterior finishes to complement the surrounding streetscape.  At-grade parking structures shall be designed with active uses fronting the public street and other pedestrian uses, such as retail or amenity areas. These should incorporate visually- appealing architectural and landscape treatments.  Access points to parking structures should be located at the rear or side of buildings, and away from main streets and intersection corners.  Landscaping shall be an integral piece of the site design and be developed to unify and enhance the overall architecture of a development. High -quality, durable and diverse landscape elements shall be encouraged.  A minimum of 10% of each lot shall be landscaped, with a significant proportion of that being soft landscaping.  Landscaping shall support and define a consistent and attractive street edge. The selection and spacing of all plantings should relate to the street type and adjacent land use and site conditions.  Within sites, landscaping shall define pedestrian routes and enhance visual imagery of the site. Large tree canopies are encouraged along pedestrian routes to provide shade and comfort.  Sustainable and Low Impact Development (LID) measures are encouraged for all development to reduce stormwater run-off and optimize water infiltration potential. This includes the use of bio-retention areas, rain gardens, grass swales, permeable pavement and vegetat ed filter strips.  The use of softscapes (e.g. trees, grass, shrubs, flowers and soils) should be encouraged on flat roofs of all buildings, including residential, commercial and mixed -use buildings. Green roofs are encouraged to act as public amenity spaces.  New buildings should be massed and scaled to establish compatible heights to adjacent streets and open spaces, while retaining a comfortable pedestrian scale.  In cases where buildings have a height of 8 storeys or more proposed adjacent to the streetline, the upper storeys of the building should be sited on podiums having a minimum height of 3 storeys and a maximum height of 6 storeys.  Development shall incorporate building and landscape design which minimizes the extent and duration of shadows and maximizes access to sunlight for adjacent low-rise developments, parks, open space, primary frontages, and other intensively used areas of the public realm.  The shadow impact of buildings on adjacent residential buildings, public parks and privately owned publicly-accessible spaces shall be assessed through a shadow impact study, where appropriate, and minimized to the extent possible.  Development shall incorporate building and landscape design which protects and buffers the pedestrian realm from prevailing winds.  To help create a human-scaled environment along public streets, an angular plane shall be applied through the following:  On Brock Road and Pickering Parkway, built form shall conform to an angular plane extended at a 45 degree angle from the front property line, beginning at a height 80 percent the width of the adjacent right-of-way.  A consistent streetwall should be maintained along all Primary Frontages. The minimum streetwall height along all streets shall be 3 storeys, with a minimum ground floo r height of 4.5 metres to accommodate for retail uses.  The podium portion of tall buildings shall have a minimum height of 3 storeys and a maximum height of 6 storeys.  All street-related uses should have primary entrances fronting onto the public street an d feature transparent windows and doors to provide outlook and animation onto the street edge.  Building stepbacks should be a minimum of 2.5 metres.  A fine-grain pattern of retail units and/or residential entrances is encouraged to provide variety and variation in the streetwall. Variation in frontage width is encouraged to flexibly accommodate a range of street-related uses, including multiple internal formats and layou ts for commercial/retail units.  Primary and Secondary Frontages are indicated in the Urban Design Guidelines. Primary Frontages shall contain predominantly street-related active retail or commercial service uses at grade, with primary entrances oriented towards the street to encourage a vibrant public realm. Other street-related active uses, including community and institutional uses, are also encouraged. Secondary Frontages should contain street -related active retail or other commercial service uses at grade, with primary entrances oriented towards the street to encourage a vibrant public realm. Other street-related active uses, such as community and institutional uses, are also encouraged.  Gateways are entry points into significant streetscapes, areas or neighbourhoods, often signified by a distinctive public realm or built form and e nhanced through site and building design.  Buildings with significant heights and massing should be located at gateway locations, including both mid-rise and tall buildings. Building and landscape design should aim to create a sense of arrival.  Gateways should incorporate public gathering spaces, such as plazas and urban squares.  Buildings at gateways are encouraged to include recessed corners to enlarge the public realm at key intersections to support additional spill-over space for active commercial uses.  Primary building entrances should be located at gateways.  Building articulation, including vertical projections, recessions, design treatments and other architectural details, is encouraged at gateway locations to create enhanced visual interest and a distinct sense of place.  Heights, massing and articulation of buildings at gateways shall consider the aesthetics and orientation of view corridors approaching gateways to ensure a cohesive and prominent streetscape.  Tall buildings (over 13 storeys) should generally be located within gateways, including at the intersection of transit spines, major arterials, along the highway and proximate to highway access.  Tall buildings should be designed and sited to minimize shadows, maximize sky views, and reduce negative micro-climate impacts, particularly where high-rise development is directly adjacent to low-rise neighbourhoods, parks and open spaces.  Building towers shall be subject to a minimum 25 metre separation distance, measured between the exterior edge of the building face. Buildings shall have a maximum tower floor plate of 750 metres square. Placemaking  Privately Owned Publicly-accessible Spaces (POPS) form a key part of the public realm network, providing valuable amenity space through development. POPS are owned and maintained by private landowners, but open to the general public to enjoy. They can take a variety of forms, including parks, linear parks and urban squares.  The locations of POPS will be identified in the implementing zoning by-law and their exact size, location and design shall be addressed through detailed block planning. The location and design of POPS should seek to physically and visually connect to public streets.  POPS should be framed by and relate to surrounding buildings; at -grade active uses shall support the programming of the open space and offer a surveillance element to promote safety.  POPS should maximize sun exposure and strive to achieve 5 consecutive hours of sun as measured on March 21 and September 21.  POPS designed as Urban Squares should be located in commercial areas and be designed to accommodate relatively higher levels of pedestrian foot traffic, with more hardscaped areas relative to softscape. Urban squares should be larger than 100 square metres and should be sized based on local site conditions. They should be large enough to allow for active programming and public events.  Public art should be located in or with close proximity to community-oriented spaces, such as parks, open spaces, public squares, plazas, and gateways, to maximize visibility. It should be exhibited along streets and laneways that support a continuous flow of high pedestrian volumes. Connectivity  Sidewalks and pedestrian paths should provide a network of accessible and inter-connected pedestrian routes which relate directly to surrounding buildings and destinations.  Adequate space should be provided within the public right -of-way to allow for landscape and furniture zones adjacent to sidewalks and pedestrian paths.  Pedestrian paths should be well-designed and inviting to users, with features such as soft landscaping, plantings, public art, wayfinding signage and pedestrian -scaled lighting implemented where appropriate. Where possible, a generous urban tree canopy is encouraged.  The proposed new public street is identified as a primary street. Primary streets should be designed to prioritize public transit facilities, such as stops, shelters and dedicated lanes.  Travel lanes should be designed with a minimum width of 3.5 metres and should be provided in both directions of travel.  Sidewalks should be provided on both sides of the road. They should be designed to accommodate all user groups and be a minimum width of 2.0 metres.  Where appropriate, dedicated raised cycle tracks should be provided on primary streets Landscaping and street furniture zones should be provided on both sides of the street to provide a comfortable public realm. They should be wide enough to accommodate a continuous row of street trees, typically a width of 2.0 metres.  On-street lay-by parking lanes should be provided, where practical, having a minimum width of 2.5 metres. They may be provided on one or both sides of the road.  Private streets are designed to similar municipal standards as public streets, but remain in private ownership. Private streets must provide the same high -quality public realm and streetscape experience as public streets, are expected to adopt similar treatments and aesthetics to ensure that a uniform streetscape character is mainta ined across the precinct.  Private landowners shall be responsible for ongoing maintenance to ensure that publicly accessible spaces remain in a state of good repair.  Brock Road is a significant street which carries pedestrians, cyclist and vehicular traffic. Additional street trees should be incorporated on the east side of Brock Road to provide sha de and comfort for pedestrians.  Enhanced active transportation infrastructure is recommended for Pickering Parkway.