Loading...
HomeMy WebLinkAboutInformation Report 06-22Information Report to Planning & Development Committee Report Number: 06-22 Date: April 4, 2022 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/21(R1) Tribute (Liverpool) Limited Northwest corner of Highway 401 and Liverpool Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding a revised application for Zoning By-law Amendment, submitted by Tribute (Liverpool) Limited, to facilitate the construction of a high-density, mixed-use 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 application, ask questions of clarification, and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the northwest corner of Liverpool Road and Highway 401, within the City Centre (see Location Map, Attachment #1). The subject lands have a total area of approximately 4.2 hectares, while the portion of lands subject to this zoning by-law amendment application have an area of approximately 2.0 hectares. The site has frontage along Liverpool Road at the northeast corner of the property. The property is currently vacant. The site is bisected by Pine Creek, a north-south watercourse that drains into Frenchman’s Bay and Lake Ontario to the south. The portion of lands subject to the rezoning application are located to the east of Pine Creek. There is an existing Region of Durham sanitary sewer that runs diagonally through the site along the east side of the property. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North: To the north are several commercial plazas, which contain uses such as a grocery store, pharmacy, bank, restaurants, retail stores and medical offices. At the northeast corner of the site is an existing driveway access from Liverpool Road, providing vehicular access for the north abutting commercial plaza that fronts Liverpool Road. Information Report No. 06-22 Page 2 East: Immediately to the east is Liverpool Road and a Highway 401 westbound off-ramp, which exits onto Liverpool Road. North of the off-ramp are two eight-storey office buildings, with commercial/retail uses at grade. South: Immediately to the south is Highway 401 and a westbound on-ramp. Further south is a Canadian National railway track and an automobile service station with an associated convenience store and restaurant. West: To the west, across Pine Creek, are several commercial plazas, which contain uses such as a grocery store, pharmacy, restaurants, retail stores, medical offices, professional offices, and automobile service shops. Also to the west is Walnut Lane, which provides vehicular access for the commercial properties west of Walnut Lane. 3. Ap plicant’s Proposal In June of 2021, the applicant submitted a Zoning By-law Amendment Application to develop the lands east of Pine Creek for 3 mixed-use towers having heights of 122 metres (40 storeys each). Following the statutory public meeting for this proposal (held on October 4, 2021), the applicant revised their Zoning By-law Amendment application to facilitate the phased construction of 3 mixed-use towers having heights of 46 storeys for Tower A, 53 storeys for Tower B, and 49 storeys for Tower C. The revised proposal features Towers A and B connected by a 6-storey podium, and Tower C being a standalone building with a 5-storey podium (see Submitted Revised Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4 and #5). All towers will have interconnected below and above-grade parking structures. The table below summarizes the key details of the original and revised proposals: Provision Original Proposal Revised Proposal Gross Floor Area (GFA) Maximum 113,700 square metres Approximately 127,196 square metres Commercial/Retail GFA Approximately 674 square metres Approximately 1,155 square metres Number of Residential Units Approximately 1,318 units Approximately 1,779 units Floor Space Index (FSI) Maximum 5.75 Approximately 5.72 Number of Storeys and Building Heights Towers A, B and C: 122 metres or 40 storeys Tower A: 142 metres or 46 storeys Tower B: 163 metres or 53 storeys Tower C: 151 metres or 49 storeys Private Amenity Area Not specified Indoor: 3,579 square metres Outdoor: 4,388 square metres Total: 7,967 square metres Information Report No. 06-22 Page 3 Provision Original Proposal Revised Proposal Vehicular Parking Not specified Resident: 1,455 spaces Visitor/Retail: 266 spaces Total: 1,721 spaces Bicycle Parking Not specified 892 spaces Commercial uses are proposed at grade for all three towers fronting what is currently being referred to as the future extension of Walnut Lane. A daycare facility, with outdoor amenity space, is proposed to be located at the northeast corner of Tower C. To address comments received from the City on the first submission, the applicant is now proposing to convey approximately 0.24 of a hectare of land to the City for parkland dedication, which represents approximately 15 percent of the total land area subject to the rezoning application, excluding the lands for the Walnut Lane extension. The parkland is located at the northeast corner of the site, on the north side of the future extension of Walnut Lane. In addition, on the portion of lands to the west of Pine Creek, the applicant is currently exploring whether these lands could be conveyed to the City for additional parkland that would include a public trail system with open green space (see Submitted Conceptual Park Plan, Attachment #6). The applicant has submitted a Scoped Environmental Impact Study to define the extent of the Pine Creek valley lands and associated vegetation buffer. These lands will also be conveyed to a public authority, which will be further reviewed and refined through the site plan approval process. To address comments received from the City on the first submission, the applicant is now proposing to provide 27, two and three-bedroom affordable housing units to Habitat for Humanity GTA, for a fraction of the cost. Nine units within each building will be provided to Habitat for Humanity GTA. Vehicular and pedestrian access to and from the site is proposed along Walnut Lane, where the road is planned to extend through the site. The City has initiated a Municipal Class Environmental Assessment Study to extend Walnut Lane from the section currently constructed on the south side of Kingston Road, which provides driveway access to the west abutting commercial plaza. More information related to the extension of Walnut Lane can be found in Section 5.0 of this report. To facilitate the proposal, the applicant is requesting site-specific exceptions to the City Centre Zoning By-law. The requested amendments are outlined in Section 4.4 of this report. An application for Site Plan Approval for the three towers has been submitted and is currently under review. Information Report No. 06-22 Page 4 4. Policy Framework 4.1 Durham Regional Official Plan The subject property is designated Urban Growth Centre and Regional Centre in the Regional Official Plan. Lands that are designated as Centres shall be developed as the main concentration of commercial, residential, cultural and government functions in a well-designed and intensive land use form. Urban Growth Centres shall be planned to accommodate a minimum density target of 200 persons and jobs combined per gross hectare and a floor space index of 3.0. The built form for Urban Growth Centres should be a mix of predominately high-rise development, with some mid-rise, as determined by area municipalities. The subject lands have frontage along Liverpool Road, which is designated as a Type ‘B’ Arterial Road in the Regional Official Plan. Type 'B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds and connect to freeways and arterial roads. The general right-of-way width requirement for a Type ‘B’ arterial road is 36 to 45 metres. Future vehicular access to the site will be provided from the extension of Walnut Lane. The proposal generally conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan The portion of lands subject to the rezoning application are designated “Mixed Use Areas – City Centre” within the Pickering Official Plan. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens and farmers’ markets. The designation has a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres; and, a maximum FSI of over 0.75 and up to and including 5.75. Within the Official Plan, FSI is calculated as the total floor space of all buildings on a lot divided by the total area of the lot. OPA 26 introduced various new policies for the City Centre Neighbourhood with respect to enhancements to the public realm; active uses at grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view, privacy, and transition to established low-density development; and the pedestrian network and mobility. The key policies within the City Centre Neighbourhood as it relates to the proposal are summarized in Attachment #7 to this report. The lands bisected by Pine Creek, to the west of the proposed development, are designated "Open Space Systems – Natural Areas" within the Pickering Official Plan. The Natural Areas land use designation is further identified as “Shorelines, Significant Valley Lands and Stream Corridors”. An Environmental Impact Study is required for any proposed development within 120 metres of a key natural heritage or key hydrologic feature. The Information Report No. 06-22 Page 5 purpose of the study is to identify and evaluate the natural heritage features and hydrologic features, determine the minimum required vegetation protection zones, and determine the site’s development limits, to prevent potential negative impacts from the proposed development on the natural heritage features. The City Centre Neighbourhood Map and City Centre Urban Design Guidelines – City Centre Street Network Map propose a future easterly extension of Walnut Lane north of the subject lands, connecting Kingston Road to the intersection of Liverpool Road and Pickering Parkway. The City Centre Street Network Map also proposes a private street intersecting the subject lands, accessed from Liverpool Road. However, the City has initiated a Municipal Class Environmental Assessment Study to alternatively extend Walnut Lane from the section currently constructed on the south side of Kingston Road, eastward through the subject lands to connect to Liverpool Road. Future vehicular access to the subject site will be provided from the extension of Walnut Lane. More information related to the extension of Walnut Lane can be found in Section 5.0 of this report. The applicants’ proposal will be assessed against the policies and provisions of the Official Plan during the further processing of the application. 4.3 Pickering City Centre Urban Design Guidelines The City Centre Urban Design Guidelines (UDG) provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. Some of the key guiding principles of the UDG include: • make the City Centre highly walkable, with new streets and pathways, a compact block pattern, traffic calming measures, and visually interesting streetscapes; • encourage a mix of land uses to create vitality at all times of the day, by enhancing the range of activities, amenities and uses that will attract and serve all ages for all seasons; • offer distinct living options, urban in format, and in close proximity to shopping, entertainment, culture, and work. The key urban design objectives with respect to built form, site design, landscaping, building design, and pedestrian connections as it relates to the proposal are summarized in Attachment #8 to this report. 4.4 City Centre Zoning By-law 7553/17 The portion of lands subject to the rezoning application are zoned “City Centre One – CC1” within the City Centre By-law 7553/17, as amended. Uses permitted include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. The lands are also subject to an “H3” Holding Symbol, which requires the following conditions to be satisfied before the holding symbol is lifted: • appropriate public road infrastructure is in place or will be provided in conjunction with the development; Information Report No. 06-22 Page 6 • an Environmental Assessment or equivalent comprehensive evaluation of alternatives for flood remediation and a road crossing of the Pine Creek valley corridor has been completed to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; • an Environmental Impact Study and a detailed engineering design and restoration plan for the rehabilitation of the Pine Creek valley corridor has been completed to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; • the execution of an Agreement to ensure that the Pine Creek valley corridor will be conveyed into public ownership upon completion of the works to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; and • appropriate arrangements have been made to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority to implement the recommendations of the Environmental Assessment or equivalent comprehensive evaluation. As part of this zoning by-law amendment application, the applicant is not requesting to remove the “H3” Holding Symbol. The applicant has indicated that a request to remove the “H3” Holding Symbol will be submitted at a later date. 4.5 Requested Site-Specific Zoning By-law Amendment As part of the initial rezoning application, the applicant requested to amend the definition of “Lot Area” to permit the portion of lands for the future Walnut Lane road extension and the proposed park block immediately north of the road extension to be included in the calculation of lot area. The applicant has indicated that the Pickering Official Plan identifies a private street going through the subject lands, which would have been included in the total lot area, and therefore, included in the calculation of Floor Space Index (FSI). The City has initiated a Municipal Class Environmental Assessment Study to alternatively extend Walnut Lane eastward through the subject lands to connect to Liverpool Road. A portion of the subject lands will be conveyed to the City of Pickering for the future road extension and a future public park. The lot area of the subject lands will be reduced and as a result, the total buildable Gross Floor Area of the subject lands will decrease. Accordingly, the applicant is requesting that the portion of lands for the future Walnut Lane road extension and the proposed park block immediately north of the road extension be included in the calculation of the lot area. The applicant also requested the following site-specific amendments: • add a provision to permit stacked bicycle parking (see Figure 1 below), whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces; and • permit structures (such as mechanical equipment, architectural features, landscape features and wind/noise attenuation structures) on the podiums to project beyond the maximum podium height, whereas the by-law permits a maximum podium height of 10.5 metres. Information Report No. 06-22 Page 7 Figure 1: Proposed stacked bicycle parking In addition to the above-noted requested site-specific amendments, as part of the revised rezoning application, the applicant is also requesting the following additional site-specific amendments to facilitate the revised development proposal: • increase the maximum building height from 122 metres (approximately 40 storeys) to 142 metres (approx. 46 storeys) for Tower A, 163 metres (approx. 53 storeys) for Tower B, and 151 metres (approx. 49 storeys) for Tower C; and • remove the main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower for buildings equal to and greater than 73.5 metres (approx. 24 storeys). The applicant is also requesting that Council grant an exemption in accordance with Section 45(1.4) of the Planning Act to permit the Committee of Adjustment to consider potential minor variance applications within 2 years of this zoning by-law amendment, which may result due to processing of future site plan and building permit applications. 5. Walnut Lane Extension In 2017, the City initiated a Municipal Class Environmental Assessment (Class EA) study to extend Walnut Lane from the section presently constructed south of Kingston Road, eastward through the subject lands, to connect to Liverpool Road (see Figure 2 below). The existing Walnut Lane is a local two-lane roadway running north-south, which currently connects Glenanna Road to Kingston Road, on the north side of Kingston Road. On the south side of Kingston Road, Walnut Lane provides driveway access to the west abutting commercial plaza. A new connection between Liverpool Road and Kingston Road is required to service existing, approved and proposed development in the City Centre neighbourhood, and will accommodate all road users (vehicles including public transit, cyclists and pedestrians) following “Complete Streets” principles. Potential structure design alternatives over Pine Creek are also being considered. Information Report No. 06-22 Page 8 A draft of the Municipal Class EA report was circulated to external agencies on February 16, 2022, for their review and comment, including agencies such as the Ministry of Transportation, Toronto and Region Conservation Authority, Region of Durham and Ministry of the Environment, Conservation and Parks. After the agencies’ review, the report is expected to be circulated to the public for a 30-day public review period. The Municipal Class EA Report will also be presented to Council for endorsement. Following completion of the EA study, a detailed design of the road extension will begin. Construction of the Walnut Lane extension is tentatively scheduled to begin in late 2023, subject to Council’s budget approval. Figure 2: Proposed easterly extension of Walnut Lane Subject Lands 6. Comments Received 6.1 Public comments on the proposal Notice of the Electronic Statutory Public Meeting regarding the revised application was provided through a mailing of all properties within 150 metres of the entire subject site (in total, notice was mailed to 8 property owners). In addition, a Public Meeting Notice Sign was erected at the property on March 4, 2022, along the Liverpool Road frontage. As of the date of this report, the City has received the following comments from two area residents: • concerns related to traffic, as there is no Liverpool Road off-ramp travelling eastbound, which will lead to added traffic on Bayly Street; • concerns related to the proposed increase in building height, as the proposed towers on the Pickering Town Centre lands (being a maximum of 50 storeys) should be the tallest in the City Centre to ensure that development is the focal point of the City Centre; and Information Report No. 06-22 Page 9 • questions related to the process of providing affordable housing units to Habitat for Humanity GTA, how property taxes and maintenance fees will be applied to these units, and if parking spaces will be provided for these units. 6.2 Agency Comments The application was circulated to the following agencies for their review and comment: Region of Durham, Toronto and Region Conservation Authority, Metrolinx, Ministry of Transportation, Bell Canada, Elexicon Energy, Enbridge Gas, Canada Post Corporation, Hydro One Networks Inc., The Durham District School Board, The Durham Catholic District School Board, Conseil Scolaire Catholique MonAvenir, Le Conseil Scolaire de District Du Centre-Ouest, Ontario Power Generation, Rogers Cable, Durham Regional Police and Canada Mortgage and Housing Corporation. As of the date of this report, comments have been received from the following agencies: 6.2.1 Durham Regional Police, Radio Systems – Communications • Construction within the boundaries of the subject lands will pose no immediate obstruction issue for the Region’s NextGen radio system and associated microwave links. 6.3 City Department Comments The application was circulated to the following City departments for their review and comment: Engineering Services, Building Services, Fire Services and Sustainability. As of the date of this report, no written comments have been received from the above- noted City departments. 7. 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: • ensure conformity with the City of Pickering Official Plan and the City Centre Urban Design Guidelines; • assess the suitability and appropriateness of the site for the proposed increase in height; • review the requested site-specific exceptions to ensure the proposed design of the buildings maintain the general intent and purpose of the City Centre Zoning By-law and the City Centre Urban Design Guidelines; • in consultation with the TRCA, determine a method of securing the conveyance of the open space lands associated with Pine Creek into public ownership, and ensure these lands are rezoned to an appropriate zone category; • review the size and functionality of the proposed park on the north side of the Walnut Lane extension allow the lands to be designed and programmed to the City’s requirements, and ensure these lands are rezoned to an appropriate open space zone category; Information Report No. 06-22 Page 10 • in consultation with the TRCA, evaluate the location, size, grading and functionality of the proposed trail system and open green space on the lands located west of Pine Creek, and ensure these lands are rezoned to appropriate zone category; • ensure that the Walnut Lane EA process is completed, and that the lands through the subject site, required to create the new connection between Liverpool Road and Kingston Road, are secured; • ensure the traffic generated by the proposal can be accommodated by the proposed road network; • ensure sufficient resident, visitor and commercial parking is provided on-site in accordance with the City Centre Zoning By-law; and • ensure the architectural treatments of the building are enhanced (e.g., architectural projections, use of high-quality building materials, glazing, transparent windows at street level). 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. 8. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Rationale Addendum Letter, prepared by The Biglieri Group Ltd., dated December 14, 2021; • Site Plan, prepared by IBI Group Architects (Canada) Inc., revised and dated November 16, 2021; • Scoped Environmental Impact Study, prepared by GeoProcess Research Associates Inc., dated June 14, 2021; • Traffic Distribution Report, prepared by WSP Canada Group Limited, dated June 11, 2021; • Context Plan and Site Statistics, prepared by IBI Group Architects (Canada) Inc., revised and dated December 14, 2021; • Facility Fit Plan, prepared by NAK Design Group Inc., dated December 3, 2021; • Renderings and Elevations, prepared by IBI Group Architects (Canada) Inc., revised and dated December 7, 2021; • Shadow Study, prepared by IBI Group Architects (Canada) Inc., dated December 2021; • Sustainability Report, prepared by EQ Building Performance, dated December 1, 2021; and • Transportation Noise and Vibration Assessment, prepared by Gradient Wind Engineering Inc., dated December 9, 2021. 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; Information Report No. 06-22 Page 11 • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 10. Owner/Applicant Information The owner of this property is Tribute (Liverpool) Limited, who is represented by Cassells, Brock and Blackwell, LLP and The Biglieri Group Ltd. Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Revised Site Plan 4. Submitted Conceptual Rendering - Facing South 5. Submitted Conceptual Rendering - Tower C Entrance 6. Submitted Conceptual Park Plan 7. City Centre Neighbourhood Policies Related to the Proposal 8. City Centre Urban Design Guidelines Related to the Proposal Prepared By: Original Signed By Isabel Lima (Acting) Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner IL:ld Date of Report: March 9, 2022 Attachment #1 to Information Report 06-22 Li v e r p o o l R o a d Kingsto n R o a d St Martins Dri ve B a y l y Street P ic k ering Parkway Highway 401 Storringto n S t r e e t DouglasRavine South Pine CreekRavine Location MapFile:Applicant:Municipal Address: A 08/21 (R1) Date: Mar. 08, 2022 Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (Northwest corner) Portion of LandsSubject to Rezoning L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_LocationMap_Focus.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Lands Owned by Tribute(Liverpool) Limited Attachment #2 to Information Report 06-22 Li v e r p o o l R o a d Wa l n u t L a n e Gle ndale Dri v e Poprad Avenue Tatra Drive Be g l e y S t r e e t B a y l y Street B r o n t e S q u a re Wayfarer Lane A l b a c o r e M a n o r Tanzer Court Kin g sto n R o a d St M a r t i n s D r i v e Sa n g r o L a n e S t o rri n g t o n S tr e et Charl o tte C ircle Li s t ow e l l C r e s c e nt Highway 401 Picke ri n g P a r k w a y Air Photo MapFile:Applicant:Municipal Address: A 08/21 (R1) Date: Mar. 08, 2022 Tribute (Liverpool) LimitedHighway 401 and Liverpool Road (Northwest corner) L:\PLANNING\01-MapFiles\A\2021\A 08-21 Tribute (Liverpool) Limited\A08_21_AirPhoto_Focus_v2.mxd 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Portion of LandsSubject to Rezoning Lands Owned by Tribute(Liverpool) Limited Attachment #3 to Information Report 06-22 L:\Planning\01-MapFiles\A\2021 March 8, 2022DATE: Applicant: Municipal Address: File No: Submitted Revised Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/21(R1) Highway 401 and Liverpool Road (Northwest corner) Tribute (Liverpool) Limited Tower C Tower B Tower A N Attachment #4 to Information Report 06-22 Submitted Conceptual Rendering - Facing South City Development Department March 8, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 08/21 (R1) Tribute (Liverpool) LimitedApplicant: Municipal Address: DATE: File No: Highway 401 and Liverpool Road (Northwest corner) L:\Planning\01-MapFiles\A\2021 Attachment #5 to Information Report 06-22 L:\Planning\01-MapFiles\A\2021 March 8, 2022DATE: Applicant: Municipal Address: File No: Submitted Conceptual Rendering - Tower C Entrance FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/21(R1) Highway 401 and Liverpool Road (Northwest corner) Tribute (Liverpool) Limited Attachment #6 to Information Report 06-22 L:\Planning\01-MapFiles\A\2021 March 8, 2022DATE: Applicant: Municipal Address: File No: Submitted Conceptual Park Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/21(R1) Highway 401 and Liverpool Road (Northwest corner) Tribute (Liverpool) Limited Attachment #7 to Information Report 06-22 City Centre Neighbourhood Policies Related to the Proposal •Encourage the highest mix and intensity of uses and activates in the City to be in this neighbourhood. •Encourage the transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood with inviting public spaces such as parks, squares and streets. •Encourage the development of streetscapes, public spaces and pedestrian routes that are safe and comfortable for all genders and ages, accessible and easy to navigate regardless of physical ability. •Encourage street-facing façades to have adequate entrances and windows facing the street. •Encourage publicly accessible outdoor and indoor spaces where people can gather. •Encourage new development to be designed, located and massed in such a way that it limits any shadowing on the public realm, parks and public spaces in order to achieve adequate sunlight and conform in the public realm through all four seasons. •Shall strive to locate either a park or square, within a 5 minute walk of all residences and places to work located within the City Centre. •Encourage opportunities for public art contributions and/or the integration of public art with development and infrastructure. •In consultation with the Toronto and Region Conservation Authority, shall require the proponents of new development to assess the regulatory flood plain risks associated with lands proposed for redevelopment within the Pine Creek flood plain; and implement, where appropriate, a revised flood plain boundary for Pine Creek. •In consultation with the Toronto and Region Conservation Authority, shall require the preparation of a plan to rehabilitate Pine Creek, to enhance the natural heritage features and to design, align and construct a multi-modal bridge across Pine Creek. •May accept privately constructed squares and publicly accessible open spaces as part of a development as fulfilling in whole or in part, the parkland conveyance requirements if all of the following conditions are met: •the square or publicly accessible open space is designed and maintained to the standards of the City; •the square or publicly accessible open space is visible, open and accessible to the public at all times; and •the owner enters into an agreement with the City to ensure that the previous conditions are met, to the satisfaction of the City. •Encourage the development of buildings with active frontages at grade in appropriate locations to promote a vibrant and safe street life. •Promote the highest buildings to locate on sites along or in proximity to Highway 401 or in proximity to higher order transit stations. • Consider in review of development applications for buildings taller than 5-storeys, the following performance criteria: • that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; • that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; • that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized to the extent feasible; • that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; • that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining open spaces and sidewalks; • that living areas, windows and private open spaces be located to minimize the potential for overshadowing adjoining residential properties; • that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and • that protection be provided for pedestrians in public and private spaces from wind down drafts. • Select transit junctions and related pedestrian connections as priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art. • Consider in the review of development applications, the following performance criteria with regard to on-site parking and access drives/aisles: • that parking be situated either in parking areas located at the rear or side of the building or on-street, where the development fronts on a collector or local road; • that the parking format be structured or below grade parking; • that shared parking be encouraged in mixed use areas to minimize land devoted to parking; • that the implementing zoning by-law may permit a reduction of customer parking for ground floor commercial uses through the provision of on-street parking; • that surface parking areas be well landscaped and lit to provide a safe and comfortable pedestrian environment; and • that access driveways to side and rear parking areas be consolidated where practical, and be accessible by a public laneway or drive aisle. • Require proponents to enter into agreements with the City, Region and other agencies as appropriate, respecting various development related matters including but not limited to: • ensuring that development shall not take place on lands within the defined Pine Creek corridor; and • providing contributions to the cost of rehabilitating Pine Creek, if necessary. Attachment #8 to Information Report 06-22 City Centre Urban Design Guidelines Related to the Proposal Site Design •The design of sites and buildings shall seek to create and enhance view portals and vistas of parks and signature buildings within the City Centre. •Site grades shall be matched to the street grade and surrounding properties, where possible. •The placement and orientation of buildings should define and augment the public realm (streets and open spaces) and places on properties where routes intersect and people congregate, such as private squares. The coordination of building location along a street edge and the placement of buildings on prominent corners help create an active and attractive streetscape. •Buildings shall be aligned to contribute to a consistent street wall with minimal gaps or courts between buildings, except to allow for pedestrian access to internal lanes, walkways. •Throughout the City Centre, the building face shall be articulated through recessions, projections and change of materials. •The installation of awnings or canopies is encouraged to provide weather protection and to animate storefronts. These elements may project over the sidewalk subject to the following criteria: •that safe unobstructed clearance be provided for pedestrians; •retractable awnings are encouraged because they provide greater flexibility and control for business over sun and shadow impacts and during storm events or heavy snow falls; and •that encroachment agreements be entered into with the Region of Durham or the City of Pickering where canopies or awnings extend over the sidewalk or public right-of-way. •Building setbacks may vary between 1.0 metre and 4.0 metres to maintain a visually consistent streets edge. Building setbacks could be increased to create public accessible open spaces such as court yards or plazas along a streetline. •Setback areas with retail or commercial uses at grade should be designed to accommodate patios, seating, and other at grade animating uses over time. Where buildings are setback more than one metre, the area between the buildings and front property line may feature hard and soft landscaping, lighting, signage and seating that enhance the sense of place, amenity and way-finding to the building and within the City Centre. •For buildings 8 storeys in height or greater, a minimum building separation of 18.0 metres is required, but it may be reduced if there are no primary windows in the wall facing an abutting building. •Tower portions of a building (those over 12 storeys) are subject to a minimum tower separation distance of 25.0 metres, to provide outlook, daylight access and privacy for residents. •The design of pedestrian walkways on-site shall seek direct connectivity to adjacent public spaces, transit stops and amenities. • Primary entrances of buildings along the street edge shall be encouraged to face the streets. Entrances at grade should be highly visible, accentuated through design, and of appropriate scale to their function and frequency of use. • Pedestrian walkways between building entrances and the street shall have a minimum width of 1.8 metres, be barrier-free, and provide curb ramps at grade changes with minimum cross gradient. • Distinctive paving material or coloured markings shall be used for pedestrian walkways to ease way finding and identify pedestrian routes. • Pedestrian-scaled lighting shall be encouraged along pedestrian walkways to improve security and visibility. • Landscaping elements such as planters or benches shall be encouraged along pedestrian walkways to define the paths and to create an attractive and pleasant pedestrian realm. • Outdoor waiting areas in front of residential or office towers should be weather protected to make waiting and access to and from the site more comfortable. This may include awnings, building projections or covered waiting areas. • Structured above grade parking with high quality architectural and landscape treatment that is visually and physically designed to be part of a larger development is acceptable. • Large scale residential developments, such as condominium apartment blocks and office towers, shall be encouraged to include adequate, secure indoor bicycle storage for residents or employees, and charging stations for electric vehicles. • The exterior vehicular ramps and entrances to structured parking below or above grade shall be located at the rear or side of buildings, and avoid locations in close proximity of streets and street corners. • Well defined, safe pedestrian entrances to structured parking will be provided from streets. • Any surface parking areas, drive-aisle and accesses will be located at the rear and sides of development, and shall generally not exceed 30 percent of the total width of any street frontage of a lot. • Access to parking and automobile drop-off areas will be designed to minimize pedestrian/vehicular conflict. The number of vehicular access points will be kept to a minimum to reduce potential conflict between pedestrians, cyclists and motor vehicles. • Adequate short-term bicycle parking should be provided at grade for larger developments. At grade short-term bicycle parking should be located close to building entrances (residential lobbies, retail store entrances and office entrances). • Loading areas shall be located at the side or the rear of buildings, or below grade or within the building where feasible. Where loading areas are located to the side of a building, it should be screened from public view. • Waste and recycling facilities shall be fully enclosed and encouraged to be integrated with the principal building on a site. • Internal routes to loading areas and waste and recycling facilities are encouraged to be designed to avoid crossing primary vehicular circulation routes and walkways. • Transformer vaults, utility meters and other services shall be located within the building and/or internal to the site and away from public view. • Service and utility areas shall be concealed with fencing, screens, and landscaping, and use materials that coordinate or blend with the main structure. Cluster or group utilities to minimize the visual and other impacts on the streetscape and public spaces. • Building exhaust and other service intake or output vents shall be located and concealed to avoid impact on public sidewalks, outdoor spaces and adjacent development. Service intake vents shall generally not project 1.2 metres above finished grade and no closer than 4.0 metres to a street line. • At least 10 percent of each lot shall be landscaped. • A landscape buffer of at least 3.0 metres wide shall be encouraged along surface parking lots situated adjacent to a street, to limit its visual impact on the public realm, to ensure a safe and comfortable pedestrian realm, and to mitigate stormwater runoff from paved areas. • Landscape buffers or landscaping within properties shall include a combination of indigenous deciduous and evergreen trees and shrubs that are hardy, tolerant to de-icing agents; and adaptable to urban conditions. • Soft landscaping elements such as trees and shrubs, and hard landscaping elements such as rockery and water features should be used to enhance the visual image of a site and to define pedestrian routes and private open spaces on a property. • Foundation planting may be incorporated to soften the visual impact of continuous building mass along the street edge. • Pedestrian scaled lighting shall be used to illuminate pedestrian connections and private open spaces. • Accent lighting may be used to accentuate landmark buildings, prominent building façades, landscape features and public art. • Building entrances should be accentuated through exterior lighting to provide a safe pedestrian environment and to assist with wayfinding. Building Design • The shadow impacts of buildings on public open spaces and private amenity areas shall be minimized. • Design buildings with a defined base, middle and top section to emphasize human scale dimensions, reduce appearance of bulk and to create an interesting skyline. • The base component (podium) of a building generally establishes the height of the street wall along a street and establishes human scale at the street level. The building podium should be at least 3 storeys before any building step-backs are introduced. The base shall have a minimum floor-to-ceiling height of 4.5 metres along active at grade frontage to accommodate a range of uses over time. • The middle component of a building generally constitutes the bulk of the building and typically consists of office or residential uses. The floor plate above the podium shall not exceed 850 square metres. Continuous blank walls are generally not permitted on tower faces. • The top of a building is where the building wall meets the roof. The top of towers should be attractively designed using setbacks, articulation and other means to contribute positively to the skyline. The tower tops should screen rooftop mechanical equipment through roof parapets or by incorporating mechanical penthouses and elevator cores into the design of the building top to contribute to an attractive skyline profile. • All buildings should be built with high quality, enduring materials such as brick, stone, and glass. Materials that do not age well, such as stucco, vinyl, and highly reflective glass will be discouraged. • Variation in façade treatment, building materials and colours shall be sought along the street edge in order to create an appealing and interesting streetscape. • Large expanses of blank walls should be avoided by façade articulation (i.e., recessions or projections), fenestration, cornices, vertical pillars, and prominent entrances that respond to the massing and architectural style of the building. • Service meters and connections, vents and building utilities on façades facing public streets shall be minimized by concealment (i.e., landscape screening or sensitively integrating them within the building design). • Development within the City Centre shall be encouraged to incorporate sustainable development practices such as optimizing energy efficiency of buildings, Leadership in Energy and Environmental Design (LEED) certification or alternative equivalent for new private and public buildings, providing vehicle charging stations, and low impact development practices (i.e., the use of grey water systems). • Roof tops are encouraged to include green roof spaces for environmental sustainability, amenity space for residents or urban agriculture. • Bird-friendly glazing should be installed on tall buildings in locations that are within known migratory routes. • Landscape opportunities should be maximized within the City Centre in order to increase the tree canopy, improve air quality and groundwater infiltration. • The roofs of mid-rise and tall buildings and podiums shall be encouraged to have green or vegetated roofs to improve environmental performance of the building and provide amenity space where appropriate. • The design and orientation of buildings shall consider aspects such as passive solar gain, minimizing the adverse shadow impacts on adjacent buildings, streets and open spaces, and minimizing adverse wind impacts on the public realm.