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HomeMy WebLinkAboutPLN 30-22 Report to Planning & Development Committee Report Number: PLN 30-22 Date: June 6, 2022 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 20-003/P Zoning By-law Amendment Application A 07/20 Site Plan Application S 06/20 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road Recommendation: 1. That Official Plan Amendment Application OPA 20-003/P, submitted by Calloway REIT (Pickering) Inc., to add a site specific policy for the lands located at the northeast corner of Pickering Parkway and Brock Road, to permit a minimum net residential density of over 80 units per hectare and no maximum density, increase the maximum permitted Floor Space Index (FSI) to 5.0, and add additional uses to facilitate a phased, high-density, mixed-use development, be approved, and that the draft by-law to adopt Amendment 45 to the Pickering Official Plan, as set out in Appendix I to Report PLN 30-22 be forwarded to Council for enactment; 2. That Zoning By-law Amendment Application A 07/20, submitted by Calloway REIT (Pickering) Inc., to permit a phased high-density, mixed-use development consisting of 5 towers with building heights ranging between 25 to 32 storeys, containing a total of approximately 1,599 residential units and 4,568 square metres of commercial space at grade, located at the northeast corner of Pickering Parkway and Brock Road, be approved, subject to the proposed zoning provisions contained in Appendix II to Report PLN 30-22, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment; and 3. That Council grants an exemption in accordance with Section 45 (1.4) of the Planning Act, R.S.O. 1990; c. P.13 as amended, and permits the Committee of Adjustment to consider minor variance applications resulting from the processing of Site Plan Application S 06/20 and future site plan for Phase 2 or building permit applications, submitted by Calloway REIT (Pickering) Inc., for the lands located at the northeast corner of Pickering Parkway and Brock Road, before the second anniversary of the day on which an applicant-initiated zoning by-law amendment was enacted for the subject lands. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 2 Executive Summary: Calloway REIT (Pickering) Inc., (SmartCentres), submitted applications for Official Plan Amendment and Zoning By-law Amendment to facilitate a phased, high-density, mixed-use, condominium development located at the northeast corner of Pickering Parkway and Brock Road within the Village East Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). The applicant originally proposed a high-density, mixed use development, consisting of 4 towers, containing a total of 1,678 dwelling units, having heights of 33 to 43 storeys, and 3,670 square metres of grade related commercial uses, within 2 phases. In response to concerns identified by City staff, agencies and members of the public, the applicant has made several refinements to the proposal. The following key changes have been made: •slightly decreased the total number of units from 1,679 to 1,599; •the number of towers has increased from 4 to 5 towers, and the proposed building heights are reduced from 33 to 43 storeys to 25 to 32 storeys; •slightly reduced the overall density and Floor Space Index (FSI); •introduced a public park (stratified) fronting Pickering Parkway having an area of 2,850 square metres (10 percent of Block 1), to be conveyed to the City within Phase 2; •increased the total commercial gross floor area provided within Phase 1; •introduced right-of-way road widths to support two new public streets located along the north and east limits of Block 1, that will be conveyed to the City as part of the Phase 2 development; and •added a level of above-grade parking to the podium, to support an increase in the parking supply from the original proposal, and reducing the number of off-site parking spaces. The Official Plan Amendment seeks to permit a site specific increase to the minimum permitted net residential density to over 80 units per hectare, increase the maximum permitted FSI to 5.0, and allow additional permitted uses, including medium and high-density residential, retailing of goods and services, offices, and restaurants. The Zoning By-law Amendment scopes the permitted uses, includes site-specific development standards, and places a Holding provision on the Phase 2 lands, until certain conditions have been satisfactorily met. City Development staff are in support of the revised proposal. The proposal is a high quality architectural design, reflects its location in a gateway that provides a strong relationship with the intersection of Brock Road and Pickering Parkway. The development promotes a pedestrian-scale environment, and provides for public open spaces, and future community connectivity. The proposal provides for a mix of uses and densities that allow for the efficient use of land, in an area that is supported by existing and planned transit services along Brock Road and Kingston Road. The proposed development is generally in keeping with the goals of the Council endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan for the Brock Precinct, and generally in keeping with the policies within the Council approved Official Plan Amendment 38. Furthermore, the proposal is consistent with the policies of the Provincial Policy Statement, 2020, and conforms to A Place to Grow, (Office Consolidation 2020), and the Durham Regional Official Plan. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 3 The proposed development will be subject to site plan approval, in which detailed design issues will be dealt with. Through the site plan review process, minor refinements to the proposed buildings may be required. As such, staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications, within two years of the passing the zoning by-law. Accordingly, staff recommends that Council approve Official Plan Amendment Application OPA 20-003/P, and Zoning By-law Amendment Application A 07/20. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The landholdings of Calloway REIT (Pickering) Inc. (SmartCentres) have an area of approximately 19.5 hectares, with frontages along Brock Road and Pickering Parkway and 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 commercial buildings, occupied by various retail and restaurant uses including, but not limited to, Mark’s, McDonald’s, All-Star Wings, and Royal Paan. Surrounding land uses include: 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. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 4 West: Across Brock Road is an existing medium-density residential condominium development comprising townhouse dwelling units, and Denmar Park, which abuts Brock Road. 1.2 Applicant’s Original Proposal The applicant originally proposed a phased, high-density, mixed-use development consisting of 4 towers, ranging in heights from 33 to 43 storeys, containing a total of 1,678 dwelling units and 3,670 square metres of grade related commercial uses, located in Block 1 (see Original Conceptual Site Plan, Block 1 (2020), Attachment #3). Phase 1 consisted of 2 towers, on the westerly portion of Block 1 adjacent to Brock Road, having heights of 33 and 34 storeys connected by a 4-storey podium, containing a total of 737 dwelling units and 1,346 square metres of grade related commercial uses. Phase 2, on the easterly portion of Block 1, consisted of 2 towers, having heights of 40 and 43 storeys, containing a total of 942 dwelling units and 2,323 square metres of grade related commercial uses. Figure 1 shown below, is a rendering of the original Phase 1 proposal. Figure 1: Rendering of Original Proposal (2020) – Phase 1 1.3 Applicant’s Revised Proposal In response to comments received from the public consultation and planning review process; the applicant revised the original proposal. Through collaboration between City staff and the applicant, the following is a summary of the key changes that have been made to the proposal: Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 5 • slightly decreased the total number of units from 1,679 to 1,599 (a reduction of 80 units); • the number of towers has increased from 4 to 5 towers, and the proposed building heights have been reduced from 33 to 43 storeys to 25 to 32 storeys; • slightly reduced the total Floor Space Index (FSI) from 4.87 to 4.73, and residential density, from 588 units per hectare to 561 units per hectare for Block 1; • introduced a public park (stratified) fronting Pickering Parkway having an area of 2,850 square metres (10 percent of Block 1), to be conveyed to the City within Phase 2, to satisfy parkland dedication requirements; • provided an interim, at grade, outdoor amenity area within Phase 1 having an area of 811 square metres; • removed the right-out only site access onto Pickering Parkway within Phase 1; • increased the total commercial gross floor area from 3,669 square metres to 4,568 square metres (an increase of 899 square metres); • increased the residential, visitor, and commercial parking ratios; • reduced the number of off-site parking spaces to serve Phase 1 visitors and retail uses, from 110 parking spaces to 45 parking spaces located in Phase 2; • increased the podium height from 4 to 5 storeys to provide an additional level of above grade parking; • introduced right-of-way road widths to support two new public streets located along the north and east limits of Block 1 (Streets A and B), that will be conveyed to the City as part of the Phase 2 development; and • incorporated a linear park within Phase 2 lands along the south side of the proposed east-west street. The table below compares the key site statistics of the Original proposal (2020) and the current revised proposal (2022). Original Proposal (2020) Revised Proposal (2022) Number of Units Phase 1 737 units 1,678 units Phase 1 922 units 1,599 units Phase 2 941 units Phase 2 677 units Density (units per hectare) Phase 1 685 uph 588 uph Phase 1 758 uph 561 uph Phase 2 530 uph Phase 2 414 uph Floor Space Index (FSI) Phase 1 5.62 FSI 4.87 FSI Phase 1 6.23 FSI 4.73 FSI Phase 2 4.41 FSI Phase 2 3.61 FSI Number of Storeys Phase 1 33 and 34 storeys Phase 1 25, 28 and 32 storeys Phase 2 40 and 43 storeys Phase 2 29 and 32 storeys Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 6 Original Proposal (2020) Revised Proposal (2022) Number of Towers Phase 1 2 Towers 4 Towers Phase 1 3 Towers 5 Towers Phase 2 2 Towers Phase 2 2 Towers Commercial Gross Leasable Floor Area (GLFA) Phase 1 1,346 square metres 3,669 square metres Phase 1 2,245 square metres 4,568 square metres Phase 2 2,323 square metres Phase 2 2,323 square metres Open Space POPS* / Public Park Phase 1 1,175 square metres POPS 1,175 square metres POPS Phase 1 811 square metres (Interim Open Space) 2,850 square metres (Municipally owned Public Park) Phase 2 2,669 square metres private courtyard Phase 2 2,039 square metres * Privately Owned Publicly Accessible Spaces (POPS) Figure 2: Rendering of Revised Proposal (2022) – Phase 1 Phase 1 Tower 1 Tower 2 Tower 3 The above-noted changes are further illustrated in Attachments #4 and #5, Revised Conceptual Site Plan, Block 1 (2022), and Phase 1, Revised Conceptual Site Plan (2022), and Attachment #6, Phase 1 Rendering Plans. An application for Site Plan Approval for Phase 1 has been submitted and is currently under review. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 7 2.Comments Received 2.1 Comments received in writing and expressed through the August 19, 2020, Electronic Public Open House Meeting, and November 2, 2020, Electronic Statutory Public Meeting On August 19, 2020, an Electronic Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. A total of nine residents participated in the meeting. An Electronic Statutory Public Meeting was held on November 2, 2020, where two area residents provided a delegation. The following is a list of key written and verbal comments and concerns expressed by area: •commented that the proposal will increase traffic congestion on roads within the surrounding neighbourhoods; •concerned 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 that 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. The Planning & Development Committee provided the following comments: •questioned whether a traffic count study had been completed; •questioned whether a traffic signal would be installed at entrance B (Brock Road); •questioned whether there would be access from the site to Brock Road and asked for clarification about the proposed turning movements for this access; •questioned whether the Notion Road overpass would be taken into consideration during the traffic study; •questioned whether there would be bicycle parking spaces within the development; •questioned whether the fully signalized Road B had been discussed with the Region, and whether the proposed road would be right in/right out; Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 8 • commented on the need for all the assessment studies to be completed prior to making any decisions, and the importance of looking at traffic count data pre COVID-19 due to the decrease in travel during the pandemic; • commented on the importance of public parks and pedestrian connectivity within the proposed development and that the site plan be reviewed concurrently to ensure the accommodation of public spaces; • commented on the preference for office space located within the proposed development; • questioned whether employment targets and economic benefits to the residential tax base would be addressed and considered in the Staff recommendation report; • questioned if there is an adequate number of schools to accommodate the increased population from the proposed development; • questioned what the long term redevelopment plans for the balance of the SmartCentres lands; • questioned whether the proposed roadway to provide access from Brock Road is in addition to the two access points identified in the proposed development; and • commented on the need to consider the inclusion of affordable housing in the development. 2.2 Agency Comments 2.2.1 Region of Durham • no objection to the approval of the proposed applications, subject to an “H” Holding Symbol being imposed on Phase 2; • the “H” Holding Symbol will be in place on Phase 2 lands only, until a future site servicing agreement demonstrates that there is sufficient sanitary servicing capacity to enable the partial and or full development of the site to the satisfaction of the Region; • sanitary sewage capacity is available for Phase 1 of the proposal; • the proposed development conforms to the Region of Durham Official Plan, as it will facilitate residential land uses at densities and heights along Brock Road, where higher density mixed uses and larger/taller buildings are encouraged; • the Region of Durham encourages the re-use, revitalization, redevelopment and rehabilitation of urban areas, based on local needs and priorities; • strategic growth areas such as the Kingston Road/Brock Road Regional Corridor are well served by transit and should be the focus of higher density mixed use development in Pickering; • smaller units in residential apartments typically have lower costs compared with other forms of housing and may contribute to the supply of affordable housing options; • the Official Plan Amendment application is exempt from Regional approval, in accordance with Regional By-law 11-2000; • the proposed development will assist in facilitating the intensification and redevelopment of the Kingston Road Corridor, by providing high-density residential development that is conducive to transit use, and is consistent with Provincial Policy Statement policies that encourage the efficient use of land, existing infrastructure, and in proximity to existing transit services; Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 9 • the applications are in conformity with the intent of A Place to Grow, the Growth Plan for the Greater Golden Horseshoe, which supports building compact communities, helping to meet the City and Region’s intensification targets, and provides an intensive yet compatible land use within the community; • municipal water supply and sanitary sewer services are available to the subject site from existing services along Brock Road and Pickering Parkway; and • the applicant must satisfy the Region’s noise study requirements through the site plan approval process. 2.2.2 Toronto and Region Conservation Authority (TRCA) • no objections to the approval of the proposed applications, and all comments have been addressed; and • the lands subject to the proposal are outside of the TRCA Regulated Area, and a TRCA permit will not be required for the proposed works. 2.2.3 Durham District School Board • no objections to the approval of the proposed development; and • students generated from this development will be accommodated within existing schools. 2.2.4 Durham Catholic District School Board • no objections to the proposed development; and • students generated from this development will be accommodated within St. Wilfred Catholic Elementary School and St. Mary Secondary Catholic School. 2.2.5 Ministry of Transportation (MTO) • no comments regarding the proposal; and • lands are located outside of the MTO Permit Control area jurisdiction. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the proposal; and • detailed design matters, such as the provision and installation of roads, services, grading, drainage, stormwater management, utilities, tree compensation, construction management and vibration analysis be addressed through site plan approval. 2.3.2 Sustainability • the submitted Sustainable Development Matrix indicates the proposed development achieves Level 2 (total of 43 points) of the City’s Sustainable Development Guidelines, which exceeds the minimum Level 1; • the applicant proposes the following optional sustainability measures: Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 10 •intensification of an existing developed site with an increased density and mix of residential and commercial uses; •provision of enhanced amenities and residential units within walking distance of a wide variety of surrounding land uses; •support for alternative transportation and infrastructure to ensure all parking stalls can be energized will be provided, and five stalls will be electric vehicle ready; and •the site’s proximity to a transit stop within a 250 metre distance, and within 500 metres of the planned Durham-Scarborough Bus Rapid Transit, which will operate on Kingston Road; and •staff will be requesting further details from the proponent to confirm how the proposed sustainability measures have been, or will be met, through the site plan review process. 2.3.3 Fire Services •no objections to the applications, and all comments have been addressed. 3.Planning Analysis 3.1 The proposal is consistent with the Provincial Policy Statement, and conforms to A Place to Grow and the Region of Durham Official Plan The Provincial Policy Statement 2020 (PPS) provides provincial policy direction on land use planning. The PPS provides for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The PPS supports improved land use planning and management, which contributes to a more effective and efficient land-use planning system. The PPS indicates that healthy, livable and safe communities are to be sustained by, among other matters, promoting efficient development and land use patterns, and accommodating an appropriate range and mix of residential. The PPS outlines that new development should have a compact form, mix of uses and densities that allow for the efficient use of land, in areas that are supported by planned or existing transit services. The proposed development promotes residential intensification and provides appropriate density where existing infrastructure and public service facilities are available, and where rapid transit services are operated and are planned. The proposed development is consistent with the PPS. A Place to Grow (Office Consolidation 2020) sets out a planning vision for growth throughout the Greater Golden Horseshoe. The subject lands are located within the “built-up area” of the City of Pickering. The proposed high density residential development will contribute to the achievement of more compact complete communities, and assist the City and Region to meet their respective intensification targets, which is to accommodate 50 percent of all growth within the existing limits of the current built boundary of the Region and City. The proposed development provides for a compact form of development that is in keeping with the City’s growth management strategy to direct growth to regional corridors. Furthermore, the overall height, massing, and building form is sensitive to the surrounding residential land uses within the community. The proposal conforms to the Growth Plan. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 11 The revised applications for a mixed-use development at densities and heights along Brock Road, where higher density mixed uses and larger/taller buildings are encouraged, conforms to the Region of Durham Official Plan, as further outlined above in Section 2.2.1. 3.2 The applicant’s site-specific Official Plan Amendment is appropriate, and generally consistent with the Council approved Kingston Road Corridor and Specialty Retailing Node Intensification Plan for the Brock Precinct 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 activity in the City. 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; cultural and recreational uses; and limited residential development at higher densities. The designation provides for a density range of ‘over 80 units up to and including 180 units per net hectare’, and a maximum FSI of ‘up to and including 2.5 FSI’. The City’s growth management strategy, guided by the South Pickering Intensification Study, directs major intensification and high-density residential uses to the City Centre and Mixed Use Nodes and Corridors. Through the Kingston Road Corridor and Specialty Retailing Node Intensification Study, the lands on the east side of Brock Road, generally between Highway 401 and Kingston Road, were identified for redevelopment and intensification. Both the Council endorsed Kingston Road Corridor and Specialty Retailing Node Intensification Plan, and Official Plan Amendment 38 (OPA 38), locate the subject lands within the Brock Precinct. OPA 38 was adopted by Council in January 2022, but is not yet in effect until it receives approval from the Region of Durham (or the outcome of any appeal). The land uses for the subject lands within the Intensification Plan is “Mixed Use Type A”; which permits the greatest density, and represent the highest-intensity uses within the intensification areas. The minimum permitted residential density is ‘over 80 units per net hectare’, and an FSI of ‘over 0.75 and up to 2.5’. Through a site-specific zoning by-law amendment, consideration may be given to proposals to allow an increase in FSI between 2.5 and 5.0. The permitted uses include a combination of higher density residential, commercial and retail uses, including those which serve a broader area, and office uses in mixed use buildings, or in separate buildings, on mixed use sites. The Intensification Plan identifies the area at this intersection as a gateway location. Given that the applicant has submitted applications prior to OPA 38 coming into full force and effect, an amendment is required to the existing Village East Neighbourhood, “Mixed Use Areas – Specialty Retailing Node” policies. Accordingly, the applicant proposes to: • increase the permitted density from ‘over 80 units per hectare and up to and including 180 units per hectare’, to permit a site specific increase to the minimum permitted net residential density to ‘over 80 units per hectare’, and no maximum residential density; Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 12 • increase the permitted maximum FSI from ‘over 0.75 and up to and including 2.5’ to a maximum FSI of 5.0; and • include medium and high-density residential, retailing of goods and services, offices and restaurants uses. The lands are located along Brock Road, which is identified as Type “A” Arterial Road and Transit Spine under the City’s Official Plan. These roads are recognized as having a higher level of transit service, and are intended to carry moderate volumes of traffic at moderate speeds, and provide access from local roads, collector roads and arterial roads. To promote the development of a livable, transit-oriented community, the Official Plan directs mixed use and higher density development to be located along designated transit spines and arterial roads. The proposed phased, mixed-use, high-density residential development reflects intensification within the built up area, that makes efficient use of existing and planned resources and infrastructure, in a location that is intended to accommodate higher densities. The proposed density and FSI is generally consistent with the Council adopted OPA 38, which contemplates allowing increases to the maximum density and FSI for the lands within the Kingston Mixed Corridor and Brock Node Intensification Areas. The proposal is located adjacent to an arterial road and transit spine, which will allow for appropriate access to public services, and contribute to the development of a livable, transit-oriented community. The proposal provides for a compact built form on underutilized lands that will assist the City in achieving its intensification targets within a mixed-use corridor that has been identified to accommodate such growth. Staff recommend that Council approve the Official Plan Amendment application submitted by the applicant, and adopt Amendment 45 (see Draft By-law to Adopt Amendment 45, Appendix I). 3.3 The proposal maintains the key urban design objectives of the Council endorsed Draft Urban Design Guidelines for the Kingston Road Corridor and Specialty Retailing Node The Village East Neighbourhood policies of the Pickering Official Plan identify that the Kingston Road Corridor Development Guidelines apply to the subject lands. The Guidelines are intended to guide the design of Kingston Road, as well as the developments that flank or front Kingston Road. These Guidelines, which were adopted by Pickering Council in 1997, do not reflect the new vision for the Kingston Road Corridor 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 2, 2019, the Planning & Development Committee endorsed the Kingston Road Corridor and Specialty Retailing Node Draft Urban Design Guidelines (Draft Urban Design Guidelines). The Draft Urban Design Guidelines support the goals, objectives, and vision for the area, as set out in the Intensification Plan, and establish design priorities and principles related to built form, placemaking, and connectivity. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 13 The proposed phased, high-density, mixed-use development maintains the key urban design objectives of the Guidelines as follows: • reinforces its location within a gateway at the Brock Road and Pickering Parkway intersection, through the accommodation of increased heights and densities in a compact, transit-supportive, mixed-use built form; • locates primary building entrance facing Brock Road, and the corner of the Brock Road and Pickering Parkway intersection; • includes connected outdoor amenity space and pedestrian linkages within the site and surrounding area, promoting walkability; • provides for pedestrian-oriented and active frontages along Brock Road and Pickering Parkway, through the use of podiums and grade-related residential and commercial uses; • redesigns the aboveground parking structure located in the podium and incorporates a variety of architectural design elements; • incorporates a proposed public park fronting Pickering Parkway, providing public space at a gateway; • provides a tower floor plate size of 865 square metres for each building, and a minimum separation of 25.0 metres between the towers, allowing optimal light for private balconies, rooftop amenity areas, and interior site spaces; • buildings fronting Brock Road and Pickering Parkway are setback a minimum of 5.0 metres from the front property lines; • provides a 5-storey podium creating a consistent pedestrian-scaled streetwall along Brock Road and Pickering Parkway; and • strategically locates the site access, surface parking, loading areas, and underground parking access internal to the site and behind the proposed buildings, which provides for an improved streetscape along Brock Road and Pickering Parkway. Staff are satisfied that the proposal reflects the general intent of the Council endorsed Draft Urban Design Guidelines. Through the site plan review process, staff will continue to ensure the site design and architectural treatment of the proposed buildings are consistent with the Draft Urban Design Guidelines. 3.4 Proposal has been redesigned to reduce proposed building heights Some area residents expressed concern that the proposed building heights are too tall, not appropriate at this location, and not compatible with the surrounding established neighbourhoods. To address concerns related to building heights, the applicant has revised their proposal by including an additional tower in Phase 1, resulting in the redistribution of units over 5 towers within Block 1. As a result of the redesign, tower heights have been reduced from 33 to 43 storeys to 25 to 32 storeys. To further minimize the impact of the building heights, within Phase 1, the applicant is proposing to stagger tower heights, maintain slim tower designs, and maintain a minimum 25-metre separation between the towers (see Attachments #7, #8 and #9, Phase 1, Elevations Plans). Despite adding an additional tower, the reduced tower heights will ensure optimal daylight onto the proposed relocated public park and reduce shadow impacts onto residential properties located on the west side of Brock Road. The following section of this report includes a detailed analysis of the shadow impacts. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 14 The location of the tall buildings at the gateway site and the proposed tower heights, are in keeping with the Council adopted OPA 38. 3.5 The revised proposal will have minimal shadow impacts The Draft Urban Design Guidelines outline that the shadow impact of new buildings on adjacent residential buildings, and public parks, shall be assessed through a shadow impact study, and be minimized to the extent possible. A shadow study has been submitted by the applicant in support of the revised proposal. It identifies the shadow impacts of the proposed development on the surrounding properties during the spring (March 21st), summer (June 21st), fall (September 21st), and winter (December 21st) seasons, for the period between 9:18 am and 7:18 pm. Best practice in assessing shadow impact is that shadows should not exceed two hours in duration on outdoor amenity areas during the spring, summer, and fall seasons. During the winter solstice, shadows are typically cast further, and are present for a longer period, given the sun is lower in the sky and moves slower during this period. The staggered tower heights within Phase 1, with the lowest tower height to the north and the tallest tower to the south, and relocating the park along Pickering Parkway, maximizes the exposure to sunlight, as the majority of the future public park space will receive at least 5 hours of sunlight. The staggered tower heights also reduces shadow impact onto the residential properties located across Brock Road. The current design generally meets the intent of the Draft Urban Design Guidelines and minimize shadow impacts. 3.6 The proposed development will contribute a relatively small proportion to the overall traffic and congestion on the surrounding road network In support of the proposal, the applicant has submitted a Transportation Impact Study (TIS), prepared by WSP, dated March 26, 2021, and a TIS Addendum dated May 18, 2021. WSP completed a review of the proposed development impacts to the study area intersections, including Brock Road and Kingston Road; Brock Road and Pickering Parkway; Highway 401 on and off-ramps; Kingston Road and Notion Road; and Pickering Parkway and Notion Road. The study area also included the existing signalized site access from Brock Road and Pickering Parkway, and the restricted right-out to Pickering Parkway. Due to the on-going COVID-19 pandemic, the 2020 traffic patterns were not typical, as employees were working remotely, and public indoor space capacity restrictions were in place across the Province. Therefore, available historical turning movement counts surveyed in 2018 were obtained as the base to establish the 2020 existing traffic volumes. The table below summarizes the proposed trip generation, based on 2018 travel volumes, for the ultimate build out of 5 buildings, during the peak morning and evening weekday hours and weekend peak hours. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 15 Land Use AM 7:00 and 9:00 PM 4:00 to 6:00 Saturday 12:00 and 3:00 In Out Total In Out Total In Out Total Retail – Shopping Centre 3 9 25 36 30 66 62 43 105 Residential – High Rise 96 385 481 356 185 541 267 277 544 Net Total Trips 112 394 506 392 215 607 329 320 649 Based on WSP’s analysis, during the weekday morning peak period (7:00 am to 9:00 am), the overall development will generate an approximate 506 trips (112 in-bound and 394 out-bound trips). During the evening peak period (4:00 pm to 6:00 pm), the development will generate approximately 607 trips (392 in-bound and 215 out-bound). The weekend trip generation is slightly higher than weekday peak period at 649 trips (329 in-bound and 320 out-bound). WSP notes that there will be increased congestions and delay in turning movements at key intersections in the study area during peak hours under existing, and future conditions. Notwithstanding the increase in traffic congestion, the consultant indicated that the proposed development would contribute a relatively small proportion to the overall traffic and congestion on the surrounding road network. The development is projected to be accommodated by the existing road network, planned roadway improvements, site access improvements (further described in Section 3.8), proposed signal timing changes, and diversion of site traffic, and traffic from nearby developments to Notion Road. The Region agrees with the general findings of the TIS. The Region advises that there are capacity constraints on the surrounding road network, and limited opportunities to alleviate the capacity constraints within the existing rights-of-way. To mitigate some of the capacity constraints, the Region further advises that the planned Notion Road-Squires Beach Road connection across 401 will provide some relief for congestion along Brock Road and Pickering Parkway. The Region advises that that the proposed high-density, mixed use development along Kingston Road and Brock Road is consistent with the transit-supportive development policies recommended in the Regional Transportation Master Plan. The Region also advises that the implementation of strong Transportation Demand Management (TDM) measures will be essential to help reduce auto trip generation, and maximize the use of active and transit travel modes. The lands are also in close proximity (approximately 500 metres) to the future Durham-Scarborough Bus Road Transit (BRT) project that will run the entire length of Kingston Road. Further description of the applicant’s TDM measures and the Durham-Scarborough BRT project are further discussed in the following section. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 16 3.7 Implementation of Transportation Demand Management strategies, and future infrastructure improvements will help to manage the proposed traffic generated by this proposal TDM is a set of policies and programs that encourage people to use sustainable modes of transportation, rather than driving alone, or make fewer trips by car. An effective TDM program is successful at reducing peak hour roadway demand. WSP recommends the following TDM measures: • Unbundled parking: • unbundling of residential parking spaces from unit sale, is recommended since only residents requiring parking spaces will purchase the space; and • this strategy will reduce the parking space demands, thus encourage alternative modes of transportation. • Bicycle Parking & Facilities: • the development provides bicycle parking spaces (a total of 482 proposed in Phase 1); and • one bike repair station is recommended to be provided within each tower. • Preparation of an Information package/communication strategy: • provide an information package to first time buyers that includes information regarding public transportation options, prior to and at the time of purchase or sales. The above measures recommended by WSP are appropriate. Staff will continue to work with the applicant to ensure that these measures, and any other appropriate measures, are reflected on the final site plan drawings and secured in the site plan agreement. Future infrastructure improvement includes the Durham-Scarborough Bus Road Transit (BRT) project that will run the entire length of Kingston Road within Pickering. The Region of Durham, together with Metrolinx, has undertaken the detailed planning and design. The BRT project will build upon previous improvements and services associated with Regional PULSE transit services, and will introduce rapid bus transit services between the Scarborough Town Centre and Downtown Oshawa. As part of the Durham-Scarborough BRT project, cycle tracks are now proposed along Kingston Road from beyond the west limit of the study area to Notion Road. A multi-use path (MUP) is proposed along the north side of Kingston Road east of Notion Road. The draft Regional Cycling Plan Update (May 2021) includes future buffered bike lanes on Pickering Parkway from Liverpool Road to Notion Road, and a MUP on Notion Road/Squires Beach Road from Kingston Road to Bayly Street. The implementation of the above-noted TDM measures, completion of the BRT project along Kingston Road, addition of buffered bike lanes, along with road improvements including the Notion Road-Squires Beach Road connection across 401, will help to manage the traffic generated by this development. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 17 3.8 Modifications are required to the existing site accesses to support Phase 1 development The first phase of the development is proposed to be accessed from the existing signalized site access on Brock Road, north of Pickering Parkway, and the existing signalized access from Pickering Parkway, east of Brock Road. Towers 1, 2, and 3, will be accessed by a proposed north-south drive aisle within the site that connects to an existing east-west plaza drive aisle. As part of Phase 1, the applicant has agreed to remove the existing right-out only site access onto Pickering Parkway to reduce safety risks, and operational issues, associated with the driveway (see Figure 3 below). A new sidewalk, matching the existing sidewalk will be installed. The existing signalized three quarter access on Brock Road will also be reconfigured as part of Phase 1, to improve pedestrian circulation and traffic movement, by modifying existing raised medians, reducing the driveway width, and adjusting the turning radii to accommodate fire and waste vehicles. Figure 3 below illustrates the changes to the existing site access on Brock Road. Figure 3: Location Map and Brock Road Access Improvements The final design of the site access modifications will be further reviewed and finalized by the Region of Durham and the City through the site plan review process. 3.9 Adequate parking supply will be provided for residents, visitors, and retail users Concerns were expressed that the number of parking spaces proposed for residents, visitors and commercial uses, may not be sufficient to support the development. In Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 18 response to comments received, the applicant has increased the overall parking supply, as noted below: •residential parking ratio has increased from 0.8 spaces per unit to 0.85 spaces per unit; •visitor parking ratio has slightly increased from 0.14 spaces per unit to 0.15 spaces per unit; •commercial parking ratio has increased from 1.0 space per 100 square metres of gross leasable floor area (GFLA) to 3.5 spaces per 100 square metres of GLFA; and •total number of on-site parking spaces have increased from 1,267 parking spaces to 1,722 parking spaces (an increase of 455 spaces). The applicant proposes the additional parking spaces in the above grade parking garage, located in the podium. The podium has been increase by one level to accommodate the additional parking spaces. Further, the number of off-site parking spaces for non-resident use, on the Phase 2 lands, has decreased from 110 spaces to 45 spaces. The table below provides a breakdown of the revised parking supply proposed for Phase 1 and Phase 2 lands. Phase Type Proposed Parking Rate Number of Spaces Off-Site (Phase 2) Phase 1 Residential 922 units 0.85 spaces per unit 787 0 0.15 spaces per unit for visitors 138 11 Retail/ Commercial 1,920 square metres 3.50 spaces per 100 m2 GLFA 67 67 Non-resident shared parking reduction*-33 -33 Total 959 45 Phase 2 Residential 677 units 0.85 spaces per unit 575 0.15 spaces per unit for visitors 102 Retail/ Commercial 2,323 square metres 3.50 spaces per 100 m2 GLFA 81 Non-resident shared parking reduction*-40 Required Spaces from Phase 1 45 Total 763 *Shared Parking among non-resident uses was calculated using formula assuming 50/50 split between retail, and medical or dental office. In support of the above proposed parking ratios for this development, WSP provided the following comments and recommendations: •there is a trend of reduced vehicle ownership in apartment building developments; •the lands are located within an approximate 5-minute walk from the planned Durham-Scarborough BRT project at Brock Road and Kingston Road; Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 19 • the subject lands are surrounded by an active transportation network; • there are opportunities to live, work and play, in close proximity of the subject lands; • the implementation of TDM measures, including unbundling of parking spaces for units; and • many municipalities are adopting reduced parking standards, within major transit station areas, near transit corridors, and in transit supportive neighbourhoods. The City retained Paradigm Transportation Solutions (Paradigm) to peer review the applicant’s submitted Parking Justification analysis. The parking justification was provided within the submitted TIS, prepared by WSP dated March 2021; the TIS Addendum, prepared by WSP dated May 2021; and a comment letter (Parking), prepared by WSP dated March 22, 2022. Paradigm reviewed and provided comments on the original and revised submitted materials prepared by WSP. In the original review, Paradigm noted that the proposed resident parking ratio of 0.80 spaces per unit is the same as the City Centre Zoning By-law. Paradigm advised this was not suitable, given that the subject site does not have all the same locational advantages as the City Centre area. In response, WSP increased the resident parking ratio to 0.85 spaces per unit. WSP supported the proposed rate with a survey of nearby developments, as well as the anticipated effect of proposed TDM measures. In addition, WSP provided new information related to the observed, downward effect on vehicle ownership, in residential areas along surface rapid transit corridors. Their intent was to draw comparisons with the planned transit improvements along Kingston Road corridor. Paradigm advises that the increased resident parking ratio of 0.85 spaces per unit, is sufficiently supported by technical rationale, and better reflects the locational differences between the subject lands and the City Centre. The applicant’s proposed resident visitor parking ratio, of 0.15 spaces per unit, has increased since the original proposal, and is now the same as the City Centre Zoning By-law. WSP provided additional supporting rationale for this rate, including proxy site surveys, as well as several examples of GTA developments with similar locational attributes as the subject site. Paradigm notes that one of WSP’s proposed Transportation Demand Management strategies is to unbundle the cost of a parking space from the cost of a residential unit. Paradigm advises that there is potential to increase the number of visitor parking spaces on-site, in the future, if the demand to purchase resident parking space is found to be lower than the currently proposed supply of resident parking. WSP previously proposed a retail/commercial parking ratio of 1.0 space per 100 square metres of gross leasable floor area (GLFA), and provided to technical rationale to support the low rate. The concern that this rate was too low has been addressed by increasing the ratio to 3.5 spaces per 100 square metres of GLFA, and supporting this rate with parking survey information. WSP proposed a shared parking formulae based on the low commercial parking rate. Paradigm in the original review, advised that it was appropriate to consider shared parking between resident visitors and commercial uses, to reduce the proposed total parking Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 20 supply, and to use the shared parking formula in the City Centre Zoning By-law. But, Paradigm advised that the original low commercial rate was not an appropriate for a shared parking analysis. WSP revised the shared parking calculations to reflect the now proposed higher parking rate for retail/commercial, as well as an assumption that there will be a 50/50 split of the retail/commercial space between retail, and medical, dental, or similar office uses. Paradigm finds the assumed split between retail uses and personal/professional uses in the retail commercial space to be reasonable. Paradigm advises that the proposed residential visitor and retail-commercial parking supply is acceptable, including the sharing of parking between residential visitors, and retail and commercial users. WSP originally proposed 110 off-site parking spaces on Phase 2 lands, and the number now has been reduced to 45 parking spaces. Paradigm advises that nearby off-site parking can be a feasible parking solution for a phased development. It is the understanding that these spaces will be accommodated in the interim on the surface of the Phase 2 lands, and following completion of the Phase 2 development, in the parking structure. Paradigm finds this interim condition acceptable. Also, during construction of Phase 2, it would be acceptable to temporarily locate the off-site parking to an existing and nearby retail- commercial parking area. Paradigm recommends that the applicant monitor the Phase 1 parking demands as it is built and occupied, to refine the number of off-site spaces that may actually needed in the future. SmartCentres advises that they will monitor and survey parking demands after occupancy of Phase 1 buildings. If SmartCentres chooses to revisit the parking requirements based on their parking study, they would be required to apply for a minor variance for relief from the approved site-specific zoning by-law amendment. Given Paradigms review and recommendations, staff are supportive of the parking ratios proposed, and are satisfied that a sufficient number of parking spaces can be provided to accommodate this development. Furthermore, staff are supportive of SmartCentres monitoring, and surveying parking demands in Phase 1, to help inform the appropriate parking supply for Phase 2 lands. 3.10 The proposal protects for two new public streets to facilitate future redevelopment of the remaining SmartCentres lands in accordance with the Intensification Plan The Brock Precinct Intensification Area Plan illustrates future public streets along the north and east boundary of Block 1. The Intensification Plan seeks the provision of new and improved road network for multiple modes of transportation, providing access to multiple development blocks, and serving as right of ways for underground municipal infrastructure, integrated with a secondary network of private roads and laneways. The streets shall maintain a high quality public realm, incorporating landscaped boulevards, bike lanes, sidewalks, and on-street parking, where feasible. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 21 The applicant has demonstrated that two new public streets, with a minimum right-of-way width of 20 metres, located along the north and east boundaries of the block, can be accommodated (See Revised Conceptual Site Plan, Block 1 (2022), Attachment #4). The exact configuration will be developed during the Phase 2 site plan review. The proposed zoning by-law amendment will be subject to an ‘H’ Holding Symbol on Phase 2 lands, which will prevent the use of the lands for residential purposes until such time as the owner enters into any necessary agreement for the design, construction, and conveyance of the sufficient road allowances for the future east-west street and the north-south street to the City. 3.11 Sufficient parkland, outdoor open space, and indoor amenity areas are proposed The original plan proposed an outdoor open space area, located along the north side of Tower 1 in Phase 1, approximately 1,175 square metres in size, and was intended as a privately owned public space (POPS). It is shown on the Original Conceptual Site Plan, Block 1 (2020), Attachment #3. The revised plan relocates the outdoor open space area to a more central location within Block 1. The proposed park space (ultimate park) is approximately 2,850 square metres, representing 10 percent of Block 1 site area, as shown on the Revised Conceptual Site Plan (2022), Attachment #4. The new location of the park is designed to maximize sun exposure, and provides frontage along Pickering Parkway. This will be a “strata park” conveyed to the City. A “strata park”, is a public park located on top of an underground parking garage. The proposed parkland area will exceed the minimum parkland dedication requirements for the applicant under the Planning Act. The park will be built in phases. Phase 1 will include an interim open space area, approximately 811 square metres in size, and will be owned and maintained by the applicant. The remaining parkland will be constructed and conveyed upon the completion of the Phase 2 lands. Through discussions with the applicant, they have agreed to assist with the design and construction of the ultimate parkland, as part of future site plan application for the Phase 2 lands, and the City will reimburse the applicant through development charges. The park block will be conveyed to the City as part of Phase 2. Therefore, to satisfy parkland dedication requirements of the Planning Act for Phase 1, the applicant will be required to provide cash-in lieu of parkland, in the form of a letter of credit equal to 5 percent of the value of the Phase 1 lands, prior to the issuance of site plan approval for Phase 1. The letter of credit will be returned to the applicant upon conveyance the ultimate park block. To further ensure the City receives the ultimate park block, the proposed zoning by-law amendment will include a holding symbol on Phase 2 lands. The holding symbol will prevent the use of the lands for residential purposes until such time the applicant, and the City, have entered into the necessary agreement for the design, construction, and conveyance of the public park to the City. The Draft Urban Design Guidelines and OPA 38 require a linear greenspace, or enhanced green boulevard, along the proposed east-west public street (Street B). The intent is to provide a green connection from Brock Road, to the planned public parkland and Beechlawn Park to the east. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 22 The revised plan commences the linear landscaped area within Phase 2, north of Tower D, along proposed Street B (see Revised Conceptual Site Plan, Block 1 (2022), Attachment #4). This linear landscaped area intends to connect to the future park spaces, and to Beechlawn Park to the east. The revised plan also proposes an enhanced pedestrian connections from the ultimate park space, north through the Block 1 lands, and connecting to the linear landscaped area along proposed Street B. The design of the linear landscaped area meets the intent of the Urban Design Guidelines and OPA 38. Within the buildings located in Phases 1 and 2, a total of approximately 3,200 square metres of private indoor amenity area is proposed, and approximately 3,200 square metres of private outdoor amenity area is proposed. The Phase 1 outdoor terrace is proposed on the 5th floor to provide connectivity to the indoor amenity space. Programming and detailed design of the private amenity areas will be confirmed through the site plan review process. However, the applicant has indicated that the areas are currently planned to include: outdoor terrace with seating areas; indoor exercise space; indoor and outdoor play areas; and indoor seating and gathering spaces. The revised proposal provides for a sufficient amount of public parkland that will provide outdoor space for residents, visitors, and the broader community. Additionally, the proposal provides for sufficient private indoor and outdoor amenity areas for future residents. 3.12 Adequate sanitary servicing capacity is available for Phase 1 lands To demonstrate that adequate sanitary servicing capacity is available to service the entirety of Block 1, the applicant submitted a Master Servicing and Stormwater Management Report, dated May 2021, prepared by Schaeffers Consulting Engineers. This report was reviewed by the Region of Durham Works Department. The Region of Durham is satisfied that there is sufficient sanitary servicing capacity for the proposed Phase 1 residential development. The Region of Durham requests that a holding symbol be placed on the Phase 2 lands, to ensure there is sufficient sanitary servicing capacity to provide for the full development. The Region will require the applicant to demonstrate, through a future site servicing agreement, that there is sufficient sanitary servicing capacity to enable the full development of the site. As part of the Site Plan Approval process for Phase 2, the applicant will be required to submit detailed engineering drawings, including a site servicing plan, that demonstrates how the proposed development is intended to be serviced, and that the existing services have sufficient capacity to support the proposal. 3.13 Retail Space at grade located along Brock Road and Pickering Parkway The subject lands presently supports 5 single-storey, commercial buildings, currently occupied by various retail and restaurant uses, including Marks, McDonald’s, All-Star Wings and Royal Paan. They have a combined gross floor area of approximately 5,200 square metres. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 23 The proposal incorporates residential and retail uses, at grade, in support of active and pedestrian-oriented street frontages. As shown in Phase 1, the podium has been designed with at-grade commercial and retail uses along the corner of Pickering Parkway and Brock Road frontage, and 2-storey apartment units fronting Brock Road and the future east-west public street. The revised proposal eliminates 5, of the 2-storey units, and adds additional retail space that extends to the main entrance along Brock Road, providing approximately 2,245 square metres of grade related commercial space within Phase 1. The subsequent phase will provide approximately 2,323 square metres of commercial and retail space, for a total of approximately 4,500 square metres of commercial space for the entire development. Staff have requested the applicant to explore opportunities to increase the amount of commercial, office and retail space, given the site’s location along a key regional corridor, and to achieve the City’s objective of creating a more complete, mixed-use development. SmartCentres has advised that as part of the ongoing change to the retail sector, such as focusing on online shopping platforms, retail spaces are designed more efficiently, and tenants require less space. The intent is to host a wide spectrum of retail use on-site, serving the development, and broader community residents, based on the factors mentioned. Furthermore, the development is part of a large retail shopping centre, with a significant amount of commercial space that will be integrated with, and work harmoniously with, the proposed retail for the foreseeable future. Staff will continue to work with the applicant to explore opportunities to expand the amount of retail and commercial space as part of the future phase, and their remaining landholdings. 3.14 The applicant will explore opportunities to incorporate office uses within their other landholdings located within the Brock Precinct The Kingston Road Corridor Study, and OPA 38, encourage office uses, and particularly major office uses, to be provided on the SmartCentres landholdings, and predominately directed to the subject lands, located at the Brock Road and Pickering Parkway intersection. City staff have had extensive discussions to explore opportunities to accommodate major office space within Block 1. SmartCentres has advised that no office space will be incorporated as part of Phase 1. They further advised that the overall spectrum of uses will be incorporated on-site in the future. The intent is to achieve a critical residential mass as part of Phase 1. Incorporating office based on the current floor plates and column spacing will result in highly compromised efficiency and undesirable office spaces. Both SmartCentres, and staff, recognize the importance of creating a complete community. Given the current market conditions for office spaces, providing office space within Phase 1 may not be achievable at this time. However, the applicant has indicated a willingness to continue to work with the City to explore opportunities to incorporate major office uses within future phases, and their remaining landholdings within the Brock Precinct. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 24 3.15 Response to Additional Key Concerns As noted in Section 2.1 of this report, area residents, and the Planning & Development Committee, have identified various questions and concerns with the proposed development. The applicant has addressed matters concerning heights and density, traffic, parking, loss of retail, parkland, and shadow impacts. The table below summarized other concerns raised by area residents, and at the August 19, 2020, Electronic Public Open House Meeting, and at a Statutory Public Meeting held on November 2, 2020. Concerns Staff’s Response Requested further information on the plans for the entire SmartCentres landholdings SmartCentres has advised that no firm plans have been established for the redevelopment of the entire shopping centre. A master plan has been completed as part of the larger planning exercise, and to respond to the Kingston Road Corridor and Specialty Retailing Node Study. The remainder of the SmartCentres land holdings will continue to operate as a retail centre at this time. Affordable Housing Units The proposal provides for a range of unit sizes and types that contribute to increasing the diversity of housing options within the City, and may provide an affordable housing alternative to those options currently existing in the market. Bicycle Parking Spaces The proposal provides bicycle parking spaces for both residential and retail uses, and the required number is included in the recommend zoning provisions. Impacts of vibration during construction on surrounding properties To minimize the adverse effects on adjacent buildings from demolition and construction, through the site plan review process, a vibration analysis will be required to be submitted. 3.16 Exemption to the two year time-out period for minor variance applications Bill 73, the Smart Growth for Our Communities Act, 2015, amended the Planning Act by removing the ability for an applicant to apply for a minor variance for two years following the passing of an applicant-initiated zoning by-law amendment. However, the Planning Act changes also permit a municipal Council to allow minor variance applications to proceed on a case-by-case basis by Council resolution. The Province indicated that the intent of the amendment is to prevent, for a two-year period, zoning provisions that Council determines to be important from being reversed through the minor variance process. The proposed development will be subject to site plan approval, in which detailed design issues will be dealt with. Staff recommend that Council grant an exemption, in accordance with Section 45 (1.4) of the Planning Act, to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications. Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 25 3.17 Technical matters will be addressed through site plan approval Detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: • drainage and grading; • site servicing; • parkland; • bird friendly design; • design of public streets; • requirements for a Construction Management Plan; • vibration during demolition and construction; • landscaping; • resident, visitor and accessible parking spaces; • emergency vehicle access; • waste management collection; and • location of water meter room, hydro transformers, gas meters and other utilities. 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting site-specific exceptions to facilitate the high-density, mixed-use development. Staff supports the rezoning application, and recommends that the site- specific implementing by-law, containing the standards set out in Appendix II to this Report, be finalized and brought before Council for enactment. Furthermore, staff recommend that Council grant an exemption in accordance with Section 45 (1.4) of the Planning Act to permit minor variance applications to be considered by the Committee of Adjustment, resulting from the processing of future site plan or building permit applications. 5. Applicant’s Comments The applicant supports the recommendations of this report. Appendices: Appendix I Draft By-law to Adopt Amendment 45 to the Pickering Official Plan Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/20 Report PLN 30-22 June 6, 2022 Subject: SmartCentres (OPA 20-003/P, A 07/20 and S 06/20) Page 26 Attachments: 1. Location Map 2. Air Photo Map 3. Original Conceptual Site Plan, Block 1 (2020) 4. Revised Conceptual Site Plan, Block 1 (2022) 5. Phase 1, Revised Conceptual Site Plan (2022) 6. Phase 1, Rending Plan 7. Phase 1, West Elevation Plan 8. Phase 1, East Elevation Plan 9. Phase 1, North and South Elevation Plans Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO CC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report No. PLN 30-22 Draft By-law to Adopt Amendment 45 to the Pickering Official Plan The Corporation of the City of Pickering Draft By-law No. XXXX/22 Being a By-law to adopt Amendment 45 to the Official Plan for the City of Pickering (OPA 20-003/P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; And whereas pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional Council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; And whereas on February 23, 2000, Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; And whereas the Region has advised that Amendment 45 to the City of Pickering Official Plan is exempt from Regional approval; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. That Amendment 45 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; 2. That the City Clerk is hereby authorized and directed to forward to the Regional Municipality of Durham the documentation required by Procedure: Area Municipal Official Plans and Amendments. 3. This By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XX day of XXXX, 2022. __________________________ Draft David Ryan, Mayor __________________________ Draft Susan Cassel, City Clerk Exhibit “A” to By-law XXXX/22 Recommended Amendment 45 to the City of Pickering Official Plan Recommended Amendment 45 to the Pickering Official Plan Purpose: The purpose of this site specific amendment is to increase the permitted density on the lands from ‘over 80 units per net hectare and up to and including 180 units per hectare’, to a net residential density of ‘over 80 units per hectare’, with no maximum; to increase the permitted maximum Floor Space Index (FSI) from ‘over 0.75 and up to and including 2.5’ to a maximum FSI of 5.0; and to allow additional permissible uses, including medium and high density residential, retailing of goods and services, offices and restaurants. This amendment is necessary to permit a phased, high-density, mixed-use development, on the subject lands. Location: The subject lands are part of a larger property, having a total area of approximately 19.5 hectares, located on the east side of Brock Road, north of Pickering Parkway and south of Kingston Road, municipally known as 1899 Brock Road. This amendment applies only to a 2.85 hectare portion of the entire landholdings owned by Calloway REIT (Pickering) Inc., located at the northeast corner of Brock Road and Pickering Parkway. (A Location Map is attached for reference, but does not form part of Amendment 45). Basis: The subject lands are currently designated “Mixed Use Areas – Speciality Retailing Node” within the City of Pickering Official Plan, and are subject to the Village East Neighbourhood Policies. However, through the Kingston Road Corridor and Brock Node Intensification Study, and its implementing Amendment 38 to the Pickering Official Plan, these lands have been identified as part of a strategic growth area by the City. Concurrent with the Study, a site specific amendment was submitted to permit a major mixed-use development comprising 5 towers ranging in heights from 25 to 32 storeys, with a total of approximately 1,600 units, and approximately 4,500 square metres of commercial space. The proposed development is generally in keeping with the goals of the Council endorsed Kingston Road Corridor and Speciality Retailing Node Intensification Plan for the Brock Precinct, and in keeping with the policies within the Council approved Official Plan Amendment 38. The proposed development is located along Brock Road, which is designated as an arterial road and a Rapid Transit Spine under the Durham Regional Official Plan. The proposal provides for a mix of uses and densities that allow for the efficient use of land in an area that is supported by existing and planned transit services along Brock Road and Kingston Road. Furthermore, the proposal will utilize existing municipal infrastructure and services and future improvements. The amendment is consistent with the policies of the Provincial Policy Statement, 2020, and conforms to A Place to Grow, (Office Consolidation 2020) and the Durham Regional Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. Revising Policy 12.11 – Village East Neighbourhood Policies, by deleting the word “and” at the end of subsection (h); deleting the “.” at the end of subsection (i) and replacing it with “; and”; and by adding a new subsection 12.11 (j) as follows: “(j) despite the Permissible Uses for lands designated “Mixed Use Areas – Specialty Retailing Node” as set out in Table 5, and the maximum net residential density and maximum floor space index permissions for lands designated “Mixed Use Areas - Speciality Retailing Node” as set out in Table 6, for lands located at the northeast corner of Brock Road and Pickering Parkway, being approximately 2.85 hectares in size. City Council shall permit the following: (i) additional permissible uses including medium and high density residential, retailing of goods and services, offices, and restaurants; (ii) a net residential density over 80 units per hectare; and (iii) a maximum floor space index of 5.0.” Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. Calloway REIT (Pickering) Inc. OPA 20-003P A 07/20 Highway 401 Highway 401 Finch Avenue B eec hlawn Driv e Marshcourt Drive Port land Court Denmar R o a d Kingston R o a d K i n g s t o n R o a d P i c k e ri n g P arkway Pickering Parkway F airfield Crescent Bu r n s i d e D r i v e Br o c k R o a d Br o c k R o a d A s hford Dri ve Southview Drive Gu i l d R o a d Jaywi n Circle G et a Ci rc le A l w i n C ir c l e VillageEast 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:Municipal Address: THIS IS NOT A PLAN OF SURVEY. Date: May. 19, 20221899 Brock Road L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\New documents - 2022\OPA 20-003P_LocationMap.mxd Subject Property Calloway REIT (Pickering) Inc. (SmartCentres)OPA 20-003/P, A 07/20, SP 06/20 Subject Landsto be Redeveloped(Block 1) Appendix II to Report No. PLN 30-22 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/20 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/20 That the implementing zoning by-law permit a phased mixed use residential condominium development in accordance with the following provisions: A. Permitted Uses Permitted Uses Residential Use Apartment Dwelling Block Townhouse Dwelling Stacked Dwelling Non Residential Uses Commercial Fitness/ Recreation Centre Community Garden Day Care Centre Financial Centre Food Store Office Office, Medical Personal Service Shop Retail Store Restaurant School, Commercial Veterinary Clinic Community Facility Public Park Private Park (POPS) District Energy Facility B. Parking Requirements Residential Uses Parking Rate Apartment Dwelling 0.85 spaces per dwelling unit and an additional 0.15 of a space per dwelling unit for visitors Block Townhouse Dwelling 1.75 spaces per dwelling unit 0.15 of a space per dwelling unit for visitors Stacked Dwelling 1.25 spaces per dwelling unit 0.15 of a space per dwelling unit for visitors Non-Residential Uses Parking Rate Day Care Centre 1.0 space per employee plus 3.0 spaces and an additional 1.0 space per classroom Office 2.5 spaces per 100 square metres of GLFA Financial Institution, Food Store, Retail Store, Commercial School, Personal Service, Office Medical, Veterinary Clinic and Restaurant less than 465 square metres of GLFA 3.5 spaces per 100 square metres of GLFA Commercial Fitness Centre 4.5 spaces per 100 square metres of GLFA Restaurant over 465 square metres of GLFA 5.0 spaces per 100 square metres of GLFA Shared Parking Formula A shared parking formula may be used for the calculation of required parking for multiple uses on the subject lands in accordance with the following formula: Type of Use Percentage of Peak Period (Weekday) Morning Noon Afternoon Evening Financial Institution/Office/Office, Medical 100 90 95 10 Food Store/Personal Service Shop/Retail Store 65 90 90 90 Restaurant, less than 465 square metres of GLFA 20 100 30 100 Residential – Visitor 20 20 60 100 Type of Use Percentage of Peak Period (Saturday) Morning Noon Afternoon Evening Financial Institution/Office/Office, Medical 10 10 10 0 Food Store/Personal Service Shop/Retail Store 80 100 100 70 Restaurant, less than 465 square metres of GLFA 20 100 50 100 Residential – Visitor 20 20 60 100 Parking Off-Site a) Required parking spaces for any non-resident use may be located on another lot within the lands/covered by this By-law, where a legal easement or an agreement exists. Parking Structures a) Above grade parking structures located adjacent to any street line shall comply with the provisions for the main building. b) Parking structures constructed completely below established grade are permitted to encroach below public and private right-of-ways and public parkland. c) Stairs and air vents associated with a parking structure are not permitted in a front yard or exterior side yard. d) Air vents constructed in association with an underground parking structure are permitted to project to a maximum of 1.2 metres above established grade no closer than 4.0 metres to a street line. Bicycle Parking Space Requirements a) Minimum 0.5 bicycle parking spaces per dwelling unit; where a minimum of 25 percent of the total required must be located within: i. a building or structure; ii. a secure area such as a supervised parking lot or enclosure; or iii. bicycle lockers. b) Dimensions: i. if located in a horizontal position (on the ground): a minimum length of 1.6 metres and a minimum width of 0.6 metres; ii. if located in a vertical position (on the wall): a minimum length of 1.5 metres and a minimum width of 0.5 metres; iii. If stacked: a minimum length of 1.5 metres and a minimum width of 0.45 metres. C. Zone Regulations BP-MU-1 and (H) BP-MU-2 Floor Space Index (FSI) i) minimum 0.75 FSI ii) maximum 5.0 FSI Number of Units i) minimum 228 units ii) maximum 1,600 units Building Heights BP-MU-1 i) Building A, maximum 86 metres (25 storeys in height) Building B, maximum 95 metres (28 storeys in height) Building C, maximum 107 metres (32 storeys in height) (H) BP-MU-2 i) Building D, maximum 98 metres (29 storeys in height) ii) Building E, maximum 107 metres (32 storeys in height) Building Setback from Street Line i) minimum – 5.0 metres from Brock Road ii) minimum – 5.0 metres from Pickering Parkway iii) minimum – 2.5 metres from future east-west Street iv) minimum – 2.0 metres from future north-south Street BP-MU-1 and (H) BP-MU-2 Setback for Below Grade Parking Structures i) minimum – 0.0 metres Podium Requirements i) minimum height of podium – 10.5 metres ii) maximum height of podium – 20.0 metres Tower Floor Plate i) maximum tower floor plate for a residential building – 865 square metres Building Separation i) minimum – 25.0 metres for any portion of a building greater than 37.5 metres in height Main Wall Stepback for Buildings greater than 37.5 metres i) A minimum stepback of 3 metres from the main wall of a podium and main wall of a tower Balcony Requirements i) Minimum depth – 1.5 metres Continuous Length of Buildings along a Street Line i) Minimum – 60 percent of the street frontage of a lot must be occupied by a building (Brock Road Street frontage only) Amenity Space Requirements for Apartment Dwellings i) Minimum – 2.0 square metres of indoor amenity space is required per apartment dwelling unit ii) Minimum – 2.0 square metres of outdoor amenity space is required per apartment dwelling unit (a minimum contiguous area of 40.0 square metres must be provided in a common location) Landscaped Area i) Minimum 10 percent of the land area Commercial / Retail Uses BP-MU-1 i) Minimum 2,200 square metres of GLFA (H) BP-MU-2 i) Minimum 2,300 square metres of GLFA Public Park i) Minimum 10 percent of the total land area (minimum 2,850 square metres) D. Permitted Encroachments No part of any required yard or setback shall be obstructed except as follows: i. Projections such as awnings, canopies, window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, piers, eave troughs, and other similar architectural features may be permitted in any required setback, provided that no such feature projects into the required setback more than 1.0 metres or half the distance of the minimum required setback, whichever is less. ii.Notwithstanding above, canopies along Brock Road and Pickering Parkway may project 2.5 metres into the required setback; and piers may project 1.5 metres into the required setback. iii.Any stairs, including to a porch or any associated landing, uncovered platform, covered platform, and any unenclosed ramp for wheelchair access may encroach into any required setback provided it is no closer than 0.3 metres from a lot line. iv.A balcony, porch, uncovered platform or covered platform may encroach into any required setback to a maximum of 2.0 metres or half the distance of the minimum required setback, whichever is less. v.A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required setback to a maximum of 0.6 metres or half the distance of the minimum required setback, whichever is less. E.Holding Provisions – (H) BP-MU-2 Conditions for Removal of the “H” The “H” symbol shall, upon application by the landowner, be removed by City Council passing a By-law under Section 34 of the Planning Act. The following conditions shall first be completed to the satisfaction of the City of Pickering: a) The owner has satisfied all the requirements of the Regional Municipality of Durham with respect to the provision of sewer and water services, Regional roads, and entered into any necessary agreements in this regard, including front funding or cost sharing agreements. b) The owner shall enter into any necessary agreement for the design, construction and conveyance of sufficient road allowances for the future east-west street and the north-south street to the City of Pickering. c) The owner shall enter into any necessary agreement for the design, construction and conveyance of a public park to the City of Pickering. Br o c k R o a d Pickering Parkway Kingston R o a d D e n m a r R o a d Ba i n b r i d g e D r i v e Be e c h l a w n D r i v e As h f o r d D r i v e Bu r n s i d e D r i v e Ro y a l R o a d Alwin Circl e Geta Circle Jaywin Circle Fa i r f i e l d C r e s c e n t Banbury Court Clerk Mayor Schedule I to By-LawPassed ThisDay of N XXXX/22XXrd XXXX 2022 MU-SRN BP - M U - 1 (H ) B P - M U - 2 Attachment #1 to Report #PLN 30-22 Highway 401 Highway 401 Finch Avenue B eec hlawn Driv e Marshcourt Drive Port land Court Denmar R o a d Kingston R o a d K in g s t o n R o a d P i c k e ri n g P arkway Pickering Parkway F airfield Crescent Bu r n s i d e D r i v e Br o c k R o a d Br o c k R o a d A s hford Dri ve Southview Drive Gu i l d R o a d Jaywi n Circle G et a Ci rc le A l w i n C ir c l e VillageEast 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:Municipal Address: THIS IS NOT A PLAN OF SURVEY. Date: May. 19, 20221899 Brock Road L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\New documents - 2022\OPA 20-003P_LocationMap.mxd Subject Property Calloway REIT (Pickering) Inc. (SmartCentres)OPA 20-003/P, A 07/20, SP 06/20 Subject Landsto be Redeveloped(Block 1) Attachment #2 to Report #PLN 30-22 Highway 401 Finch Avenue No t i o n R o a d Ba i n b r i d g e D r i v e Beec hlawn Dri ve M a rshcourt Drive Portland Court D e n m a r R o a d Kingston R o a d P i c k ering Parkway B a n b u ry Court F a i r fi e l dCrescent Larksmer eCourt Dreyber Court Bu r n s i d e D r i v e B l u e b i rd C rescent Br o c k R o a d As h f o r d D r i v e Southview Drive Ro y a l R o a d Gu i l d R o a d J a y w in C i r cl e Geta Circle Alwin C ir c l e 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 THIS IS NOT A PLAN OF SURVEY. Date: May. 19, 2022 L:\PLANNING\01-MapFiles\OPA\2020\OPA 20-003P, A007-20, SP 06-20 - SmartCentre\New documents - 2022\OPA 20-003P_AirPhoto.mxd Air Photo Map Subject Landsto be Redeveloped(Block 1) Subject Property File:Applicant:Municipal Address:1899 Brock Road Calloway REIT (Pickering) Inc. (SmartCentres)OPA 20-003/P, A 07/20, S 06/20 Attachment #3 to Report #PLN 30-22 Original Conceptual Site Plan, Block 1 (2020) City Development Department May 19, 2022FULL 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 Calloway REIT (Pickering) Inc. (SmartCentres)Applicant: Municipal Address: DATE: File No: 1899 Brock Road L:\Planning\01-MapFiles\OPA\2020 N ROOF @ LEVEL 5 OUTDOOR AMENITY @ LEVEL 4 COURTYARD St r e e t A ( P r i v a t e ) Open Space Area (POPS) Courtyard (POPS) Privately Owned Publically Accessible Spaces (POPS) (Block 1) (Phase 1) Street B (Private) Attachment #4 to Report #PLN 30-22 Revised Conceptual Site Plan, Block 1 (2022) City Development Department May 19, 2022FULL 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 Calloway REIT (Pickering) Inc. (SmartCentres)Applicant: Municipal Address: DATE: File No: 1899 Brock Road L:\Planning\01-MapFiles\OPA\2020 N Future Public Street (Min. 20m ROW) Fu t u r e P u b l i c S t r e e t (M i n . 2 0 m R O W ) Placeholder for enhanced pedestrian connection Placeholder for linear landscaped area/park Ultimate Public Park Interim Open Space Street B St r e e t A Attachment #5 to Report #PLN 30-22 Phase 1, Revised Conceptual Site Plan (2022) City Development Department May 19, 2022FULL 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 Calloway REIT (Pickering) Inc. (SmartCentres)Applicant: Municipal Address: DATE: File No: 1899 Brock Road L:\Planning\01-MapFiles\OPA\2020 N Attachment #6 to Report #PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1, Revised Rendering Plans 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 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road Attachment #7 to Report #PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1 - West 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 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road Attachment #8 to Report #PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1 - East 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 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road Attachment #9 to Report #PLN 30-22 L:\Planning\01-MapFiles\OPA\2020 May 19, 2022DATE: Applicant: Municipal Address: File No: Phase 1 - North and South Elevation Plans 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 Calloway REIT (Pickering) Inc. (SmartCentres) 1899 Brock Road