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PLN 02-23
Report to Planning & Development Committee Report Number: PLN 02-23 Date: January 9, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment Application OPA 21-002/P Zoning By-law Amendment Application A 13/21 2465 Brock Road Development Inc. 2465 Brock Road Recommendation: 1.That Zoning By-law Amendment Application A 13/21, submitted by 2465 Brock RoadDevelopment Inc., to permit two 17-storey mixed-use buildings connected by a 5-storeypodium and containing 353 dwelling units with at-grade commercial uses, on the lands municipally known as 2465 Brock Road be approved, and that the draft Zoning By-lawAmendment, as set out in Appendix I to Report PLN 02-23, be finalized and forwarded toCouncil for enactment. Executive Summary: The subject lands are located on the east side of Brock Road and north of Third Concession Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The applicant initially submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate a mixed-use development. The proposal consisted of two residential towers have heights of 17-storeys each, connected by a 5-storey podium, with a total of 353 dwelling units, and 954 square metres of commercial uses at-grade. The proposal also included an 8-storey seniors’ apartment building containing a total of 86 units (see Original Site Plan, Attachment #3). In response to comments and concerns received from City departments, external agencies, the Duffin Meadows Cemetery, and area residents, the applicant has made several changes to their proposal (see Revised Site Plan, Attachment #4 and Conceptual Renderings, Attachments #5 and #6). Key revisions to the proposal include: •removing the 8-storey seniors’ apartment building due to sanitary servicing constraints, therefore decreasing the proposed residential density from 164 units per net hectare to132 units per net hectare; an Official Plan Amendment is no longer required as theproposal now complies with the maximum permitted residential density of 140 units per nethectare; •restricting the proposed southern vehicular access onto Brock Road to a right-in/right-outaccess; •increasing the indoor amenity space from 628 square metres to 945 square metres; •decreasing the outdoor amenity space from 4,773 square metres to 3,869 square metres; PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 2 •incorporating a 3.5-metre wide landscape strip along the northern property boundary to provide a buffer between the proposed development and the Duffin Meadows Cemetery tothe north; and •rezoning the wetland and associated 10.0 metre wide buffer, located at the southeasterlycorner of the site, to a Natural Heritage System Zone. City Development staff are in support of the revised proposal. The proposal is consistent with the density requirements in the Official Plan, conforms to the Duffin Heights Neighbourhood policies, and achieves the design objectives as established in the Duffin Heights Urban Design Guidelines. The Duffin Meadows Cemetery expressed concerns related to the proposed development, primarily related to drainage/water balance; potential for noise complaints from future residents; and concerns regarding the visual impact of a two-storey parking structure on the cemetery. These matters have been addressed by the applicant through revisions to the plan and the submission of additional supporting materials. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1.Background 1.1 Property Description The subject lands are located on the east side of Brock Road and north of Third Concession Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment #1). The lands are approximately 2.69 hectares with approximately 151 metres of frontage along Brock Road. The majority of the property is undeveloped. However, the southwestern portion of the property fronting Brock Road contains a retail store, greenhouses and two sheds, for the operation of Pistritto’s Farm and Garden Centre. The site also contains a single-storey residential dwelling. The site slopes down significantly, having a grade difference of approximately 14.5 metres between Brock Road and the southeast corner of the site. The southeasterly corner of the site also contains a wetland feature. There are no significant wooded areas on the site. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North & East: Immediately north and east of the subject property is the Duffin Meadows Cemetery. South: Immediately south of the subject property is a vacant parcel of land, and further south is a hydro corridor. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 3 West: To the west, across Brock Road, is the Seaton Centre, a commercial shopping centre containing a variety of uses including retail, restaurant, personal service and financial institutions. North of the shopping centre is a residential condominium development that is currently under construction, consisting of 3-storey townhouse dwellings along Brock Road, and rear lane and street townhouse dwellings on internal private roads. 1.2 Applicant’s Original Proposal The applicant originally submitted applications for Official Plan Amendment and Zoning By-law Amendment to facilitate a mixed-use development consisting of two residential towers have heights of 17-storeys each, connected by a 5-storey podium. The towers contained a total of 353 dwelling units and 954 square metres of commercial uses at grade. The proposal also included an 8-storey seniors’ apartment building containing a total of 86 units, each unit being a complete dwelling unit, containing a bathroom, kitchen and living area (see Original Site Plan, Attachment #3). The original plan proposed vehicular access to the property from two driveways fronting Brock Road. The northerly access would align with Palmer’s Sawmill Road on the west side of Brock Road, for a planned signalized access. The southern access was proposed to be a non-signalized full-moves access. A two-storey parking structure was proposed below the two residential towers. Along the Brock Road frontage, the parking structure was located below grade. However, due to the site sloping down significantly between Brock Road and the east lot line, the easterly portion of the parking structure was located above grade. In the original plan, the applicant was proposing to convey approximately 0.055 of a hectare of land located at the southeasterly corner of the site to the Toronto and Region Conservation Authority. The land consists of a small portion of a larger wetland and includes an associated 10.0 metre buffer. Amenity space was to be provided on the rooftop of the podium, in a courtyard located at grade at the rear of the towers, and along the eastern portion of the parking structure at the P1 parking level. 1.3 Applicant’s Revised Proposal In response to comments and concerns received from City departments, external agencies, the Duffin Meadows Cemetery, and area residents, the applicant has made several changes to their proposal (see Revised Site Plan, Attachment #4 and Conceptual Renderings, Attachments #5 and #6). Below is a summary of the revisions made to the proposal: •removed the 8-storey seniors’ apartment building due to sanitary servicingconstraints, resulting in a decrease of the proposed residential density from164 units per net hectare to 132 units per net hectare; thus, an Official PlanAmendment is no longer required as the proposal now complies with the maximum permitted residential density of 140 units per net hectare; PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 4 • restricted the proposed southern vehicular access onto Brock Road to a right-in/right-out access while the proposed northern access remains the same; • increased the supply of bicycle parking from 388 spaces to 392 spaces; • increased indoor amenity space from 628 square metres to 945 square metres; • decreased outdoor amenity space from 4,773 square metres to 3,869 square metres, which is to be provided on the rooftop of the podium, in a courtyard located at grade at the rear of the towers, along the eastern portion of the parking structure at the P1 parking level, and a children’s play area located at grade to the east of the parking structure; • incorporated a 3.5 metre wide landscape strip along the entire length of the northern property boundary to provide a buffer between the proposed parking structure and the Duffin Meadows Cemetery to the north, and provided an additional 2.5 metre wide landscape area on top of the parking structure to help screen parking areas and drive-aisles; and • rezoned the wetland and associated 10.0 metre wide buffer, located at the southeasterly corner of the site, to a Natural Heritage System Zone. Attachment #7 to this report summarizes the key statistical details of the revised proposal. The proposed development will be subject to a future site plan approval application and an application for draft plan of condominium. 2. Comments Received 2.1 April 4, 2022 Statutory Public Meeting and Written Comments A hybrid electronic statutory public meeting was held on April 4, 2022. The following is a summary of key comments and concerns received in writing and expressed by area residents and adjacent landowners at the meeting: • an area resident noted support for the application, as in their opinion the applicant is not requesting many amendments to the Official Plan, and the development would be an attractive looking building; • concerned that the proposed development will result in negative impacts on traffic; • concerned about the lack of recreation facilities and schools within the surrounding area; and • concerned that the grading of the property and the potential for issues related to soil stabilization. Staff received letters from the Mount Pleasant Group of Cemeteries in March, June and July of 2022, regarding concerns about the impact of the proposed development on the Duffin Meadows Cemetery. The concerns related to, but are not limited to, drainage, water balance, potential for noise complaints from future residents, how the development will impact the existing operation of the cemetery and vice-versa, and concerns regarding the visual impact of a two-storey parking structure. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 5 Key questions/comments raised by members of the Planning & Development Committee at the meeting related to sustainability features being proposed; what construction best practices will be implemented; clarification regarding the provision of electronic bikes/scooters; the suitability of soil on the subject property; and confirmation regarding the construction of a school and recreational facility within the subject area. 2.2 Agency Comments 2.2.1 Region of Durham • no objections to the proposal; • the revised proposal conforms to the Regional Official Plan; and • the amending by-law should include a Holding (H) Symbol on the subject site to ensure the applicant satisfies all requirements of the Region of Durham concerning the provision of sewer and water services, Regional roads, and enter into any necessary agreements in this regard. 2.2.2 Toronto and Region Conservation Authority (TRCA) • no objections to the proposal; • TRCA staff previously recommended that the lands which contain the natural heritage feature and associated buffers be conveyed into public ownership for long term-preservation; • understanding the constraints surrounding the site, including the hydro-corridor to the south and privately-owned property to the north and east, TRCA staff believe that these constraints would limit the ability to achieve a connected, publicly-owned natural system in the future; • TRCA staff are no longer requesting the lands be conveyed into public ownership for the reasons noted above; • TRCA staff request that the lands which contain the natural heritage feature and associated buffers be captured within the Natural Heritage System Zone; and • fencing around this area is recommended to support the preservation of the natural heritage feature. 2.2.3 Durham District School Board • no objections to the proposal; and • students generated from this development will attend existing neighbourhood schools. 2.2.4 Durham Catholic District School Board • no objections to the proposal; and • students from this development will attend St. Wilfrid Catholic Elementary School at 2360 Southcott Road and St. Mary Catholic Secondary School at 1918 Whites Road. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 6 2.3 Comments from City Departments 2.3.1 Engineering Services • no objections to the proposal; and • matters concerning grading and drainage, fencing details, stormwater management details, construction management requirements, snow storage location, and landscaping requirements will be further reviewed through the site plan approval process. 2.3.2 Sustainability • the applicant’s proposed sustainable design elements are summarised in Section 3.5 of this report; • the submitted Sustainable Development Report indicates the proposed development achieves 57 points of the City’s Sustainable Development Guidelines, which exceeds the required minimum of Level 1 (19 points); 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. 3. Planning Analysis 3.1 The revised proposal is within the density range of the Pickering Official Plan and is consistent with policies for the Duffin Heights Neighbourhood The subject lands are designated “Mixed Use Areas – Mixed Corridors” within the Pickering Official Plan. This designation permits residential; retailing of goods and services; offices and restaurants; community, cultural and recreational uses; community gardens; farmers’ markets; and special-purpose commercial uses. The designation permits a minimum and maximum net residential density of over 30 and up to and including 140 dwellings per net hectare, and a maximum Floor Space Index (FSI) of up to and including 2.5. The revised proposal includes a total of 353 residential units for a residential density of 132 units per hectare, and an FSI of 1.0. The revised proposal conforms to the density and FSI requirements within the Official Plan. The Duffin Heights Neighbourhood policies require a broad mix of housing by form, location, size, and affordability within the neighbourhood. The neighbourhood policies require new development on lands designated Mixed Use Areas – Mixed Corridors to provide: • a strong and identifiable urban image by establishing buildings closer to the street, providing safe and convenient pedestrian access, and requiring all buildings to be multi-storey; and • higher intensity multi-unit housing forms on lands adjacent to Brock Road while restricting grade-related residential development to lands adjacent to a collector or local roads. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 7 The proposal implements the Duffin Heights Neighbourhood policies by siting the towers adjacent to the Brock Road frontage. The proposal provides a pedestrian-scaled street edge along Brock Road through the provision of at-grade commercial uses located within the podium. In addition, pedestrian connections are provided to the at-grade commercial uses and the existing multi-use pathway along Brock Road. The proposed development is consistent with the policies for the Duffin Heights neighbourhood. 3.2 The urban design objectives of the Duffin Heights Development Guidelines have been addressed The Duffin Heights Development Guidelines provide design direction to ensure the neighbourhood is designed with the pedestrian in mind through appropriate facilities, scale, form and detail, to promote walking and social interaction. The guidelines for lands within the Brock Road Corridor Streetscape include: • providing higher density, mid-rise and mixed-use buildings along the Brock Road mixed-use corridor; • the intersection of Brock Road and Palmer’s Sawmill Road is a gateway, requiring distinctive boulevard hard and soft landscaping to assist in establishing a sense of “arrival” at the intersection; • requiring all primary frontages of buildings must front Brock Road and provide pedestrian access directly to the sidewalk and multi-use trail along Brock Road; • providing retail and commercial uses on the ground floors of buildings to encourage pedestrian activity; • screening visitor parking along Brock Road and locating parking areas at the rear or side of buildings where possible; • providing articulation in the building face through various treatments, such as offsets in massing, especially facades facing Brock Road; • providing enhanced landscaping at intersection corners and site entrances; and • providing landscaping on unbuilt areas of a site. The applicant is proposing a higher-density, mixed-use development located along the Brock Road mixed-use corridor. The revised plan includes removing surface parking at the Brock Road and Palmer’s Sawmill Road intersection, to provide an opportunity for landscaping at the corner. As noted above in Section 3.1, the revised plan provides for convenient walkway connections to the at-grade commercial uses, and to the existing multi-use pathway along Brock Road. The at-grade commercial units fronting Brock Road facilitate street activity and bring animation to the street. The design of the buildings incorporates various architectural treatments, such as the use of various cladding (brick and aluminum panel), to accentuate the at-grade commercial units, and to differentiate the 5-storey podium from the towers (see Conceptual Renderings, Attachments #5 and #6). Staff are satisfied that the proposed development is of high-quality design that will be compatible with the surrounding neighbourhood. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 8 Through the site plan approval process, staff will continue to work with the applicant to further review the detailed urban design and architectural matters in accordance with the Duffin Heights Neighbourhood Development Guidelines including, but not limited to: internal pedestrian circulation and connections; on-site landscaping and final design of the private amenity areas; architectural design and materials; and the location of hydro transformers, gas meters and other utilities. 3.3 The existing road network can accommodate the traffic generated by this development In support of the rezoning application, the applicant has submitted a revised Transportation Impact Study (TIS), prepared by LEA Consulting Ltd., dated June 2022, which investigated the traffic conditions and effects of the proposed development on the surrounding road network. The study found that during the weekday morning peak hour (approximately between 7:45 am and 8:30 am), the development (both residential and retail uses) is anticipated to generate approximately 89 two-way residential trips (39 inbound and 50 outbound trips), and during the afternoon peak hour (approximately 5:15 pm and 6:00 pm), approximately 126 two-way residential trips (67 inbound and 59 outbound trips). The study concludes that the proposed development will have an acceptable impact on the surrounding road network. The signalized intersection at Brock Road and Dersan Street will continue to operate at acceptable levels of service. The signalized intersection at Brock Road and Concession Road 3 will operate at capacity during the weekday afternoon peak hour. The study recommends modest signal timing improvements at this intersection (increase signal timing during afternoon peak hours from 100 seconds to 120 seconds), and recommends that the Region of Durham continue to monitor this intersection in the future for potential improvements. The un-signalized intersection at Brock Road and Palmer’s Sawmill Road will operate over capacity in both eastbound and westbound movements. However, this intersection is planned to be controlled with a future traffic control signal, as per established plans for the Duffin Heights neighbourhood. The study concludes that a future traffic signal at the intersection of Brock Road and Palmer’s Sawmill Road will greatly improve the operation of the intersection to acceptable levels of service. Staff are supportive of the recommended improvements and have no concerns with the projected traffic generated by the development. 3.3.1 Sufficient parking is available to accommodate the development Resident parking is to be provided at a ratio of 1.25 spaces per dwelling unit, providing a total of 443 resident parking spaces located in the parking structure. Visitor parking is provided at a ratio of 0.25 spaces per unit, and appropriate parking ratios are proposed for the various commercial uses. Through the implementing of the zoning by-law, a shared parking formula is proposed for visitor and commercial parking spaces. The shared parking formula is based on the weekday peak demand for each use. For the proposed development, a total of 88 parking spaces are proposed for visitors and commercial uses, located at-grade and in the parking structure. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 9 In support of the proposed parking ratios for this development, the submitted Traffic Impact Study provided the following comments: • the subject lands are located within an approximate 4-minute walk to an existing Durham Region Transit stop at Rossland Road; • there are opportunities to live, work and play, in close proximity to the subject lands; • the development will provide a total of 392 bicycle parking spaces to encourage active transportation; and • the implementation of Transportation Demand Management measures, such as unbundling parking spaces for units, and advertising the different modes of transportation available (i.e., public transit, ride share amenities), is recommended. A total of 531 parking spaces and 392 bicycle parking spaces are to be provided on-site to accommodate the proposal. The proposed parking ratios are similar to other recently approved developments within the Duffin Heights neighbourhood. Staff are satisfied that there are sufficient parking spaces available to accommodate the proposal. 3.4 Consultation with the Duffin Meadows Cemetery Prior to the statutory public meeting held on April 4, 2022, staff received a letter from the Duffin Meadows Cemetery (Mount Pleasant Group of Cemeteries), and their Planning Consultant, RD LandPlan Consultants Inc. They noted that they were not in objection to the proposed development, however, cited several concerns, including: • information was not provided in the applicant’s Hydrogeological Report, prepared by Watermark Environmental Ltd., such as whether the changes in the water table would affect existing graves; • information was not provided in the applicant’s Noise Report, prepared by SLR Consulting (Canada) Ltd., such as the existing grass cutting and other operations on the cemetery site that future residents may have complaints about; • concerned that future residents may complain about seeing existing cemetery operations, such as funeral services, and therefore should be made aware of so in a purchasing agreement; and • concerned that the grade differential from the subject property to the cemetery site would mean that the parking structure would look like a high wall facing the cemetery, and therefore would not be desirable for their clients who are visiting the cemetery. Since receiving these comments, the applicant has met with the Duffin Meadows Cemetery and their Planning Consultant regarding their concerns, and has addressed these concerns in the revised proposal. The changes to the application include: • The applicant is proposing a 3.5 metre landscaping strip along the northern property line to soften/buffer the view of the parking structure from the cemetery. The north wall of the parking structure will also be covered with ivy, and the top of the wall will have substantial landscaping. In addition, the surface parking spaces located along the northern property line have been removed and relocated below grade. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 10 • The applicant’s Hydrogeological Consultant has confirmed that the proposed development will not impact existing burials. • The applicant’s Acoustical Consultant visited the site with the Duffin Meadows Cemetery Group and the applicant on June 3, 2022, and revised their report to include operations related to the cemetery. • The applicant has agreed to include a warning clause in all agreements of purchase and sale for prospective purchasers that they will be able to observe cemetery activities that some may consider unsettling which include, but are not limited to: the preparation/digging of graves and interment related to set up; burial associated graveside services; and regular graveside visitation by mourning families. • The applicant has agreed to include a warning clause in all agreements of purchase and sale detailing and describing potential noise impacts to the development arising from the daily operations of the cemetery. Daily operations include, without limitation, grave preparation, tamping of the grave to compress the soil, and regular maintenance such as lawn mowing, grass trimming, use of a tractor and water wagon and delivery of soil and gravel to the cemetery by heavy trucks. • The applicant has requested that the City require the applicant to include the above-noted warning clauses within all agreements of purchase and sale, as a condition of site plan approval. Staff are satisfied that the applicant has addressed the concerns of the Duffin Meadows Cemetery. The draft implementing zoning by-law, attached as Appendix I to this report, has been reviewed by the Duffin Meadows Cemetery and their Planning Consultant. Their technical comments have been incorporated into the draft by-law. Through the site plan approval process, the City will ensure an appropriate landscaped treatment is implemented along the north property to minimize the view of the parking structure. 3.5 The proposed development achieves Level 1 of the City’s Sustainable Development Guidelines In support of the rezoning application, the applicant has submitted a Sustainability Development Report, prepared by Bousfields Inc., in accordance with the City’s Sustainable Development Guidelines. The proposed development achieves 57 points of the City’s Sustainable Development Guidelines, which exceeds the required minimum of Level 1 (19 points). The following sustainability measures are being proposed: • integrated environmental systems protection through retention of the eastern portion of the site in its natural condition; • exceedance of stormwater quality and quantity targets outlined in Duffin Heights Master Environmental Servicing Plan; • biodiversity protection and enhancement through the provision of a larger vegetative buffer than the minimum 10.0 metre requirement concerning the wetland; • use of native species for 75 percent of the landscaped area; • net environmental gain on the site through the restoration of the open space area to the east; PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 11 • intensification of an existing developed site with an increased density and mix of residential and commercial uses; • enhanced amenities, including 954 square metres of commercial space on site, and residential units within walking distance of surrounding retail, medical, and office uses; • use of geothermal energy, which involves using the earth’s energy to power dwelling units during the winter and summer; • use of green roofs and light coloured building materials to reflect the sun’s rays and reduce the heat island effect; • harvesting rain water, which involves reusing rainwater for irrigation for plantings on site; • provision of rear laneways for access, avoiding interruptions along the street frontage; • providing electric vehicle charging stations and electric vehicles, bikes and scooters for future residents; • located within 250 metres of a bus stop to support transit ridership and access by transit, as well as provides bicycle amenities; and • inclusion of green roofs, trees for shade, and use of light materials to support heat island reduction. Through the site plan approval process, staff will work with the applicant to ensure the proposed sustainability measures are met. 3.5.1 Electric Rideshare Amenities are being considered for the development During the statutory public meeting, the applicant confirmed that they are in discussions with Kite Mobility to provide an electric rideshare amenity at the proposed development, including car share and electric bike and scooter-share options. Future residents of the development would receive a free membership to use the cars, bikes and scooters. The applicant would provide the required infrastructure, including electric charging stations. In June of 2022, the applicant confirmed that they are finalizing the terms of the agreement with Kite Mobility. Prior to site plan approval, the applicant will need to provide additional information, including a copy of the agreement, to confirm the implementation of the proposed rideshare service. 3.6 A new school and village green are to be constructed in the Duffin Heights neighbourhood During the statutory public meeting, Committee members requested confirmation from City staff regarding the construction of a new school within the Duffin Heights neighbourhood and the timeline for construction. In December of 2022, the Durham District School Board submitted a site plan application to construction a new public elementary school at the intersection of Tillings Road and Dersan Street. The new school will accommodate 536 students and will PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 12 include four new child care rooms with 73 child care spaces. Immediately to the west of the school, a future village green is proposed. The school is tentatively scheduled to open in September 2024. 3.7 The applicant is required to become a party to the Duffin Heights cost-sharing agreement or pay their proportionate share of the development costs The applicant is required to become a party to the Duffin Heights cost-sharing agreement or pay their proportionate share of the development costs. The implementing zoning by-law will establish an (H) Holding Symbol over the subject lands to ensure the applicant pays their proportionate share or becomes a member of the group. 3.8 Technical matters to be addressed through the site plan approval process As noted above, detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: • architectural treatment; • landscaping and fencing; • lighting; • pedestrian circulation and connections; • outdoor amenity area design; • drainage and grading; • site servicing; • construction management plan; • resident, visitor and accessible parking spaces; • waste management collection; and • location of hydro transformers, gas meters and other utilities. 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting to rezone the subject lands to facilitate a mixed-use development. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 5. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. PLN 02-23 January 9, 2023 Subject: 2465 Brock Road Development Inc. Page 13 Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 13/21 Attachments: 1. Location Map 2. Air Photo Map 3. Original Site Plan 4. Revised Site Plan 5. Conceptual Rendering Looking Southeast 6. Conceptual Rendering Looking Southwest 7. Summary of Key Details of Proposal Prepared By: Original Signed By Isabel Lima 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 Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report PLN 02-23 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 13/21 Draft The Corporation of the City of Pickering By-law No. XXXX/23 Being a By-law to amend Restricted Area (Zoning) By-law 3037, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 18, Concession 3, City of Pickering (A 13/21) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lot 18, Concession 3, in the City of Pickering to permit a mixed-use development; And whereas an amendment to Zoning By-law 3037, as amended by By-law 2049/85 and By-law 6577/05, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.Schedules I and II Schedules I and II to this By-law with notations and references shown thereon are hereby declared to be part of this By-law. 2.Area Restricted The provisions of this By-law shall apply to those lands being Part of Lot 18, Concession 3, in the City of Pickering, designated “MU-34” and “NHS” on Schedule I to this By-law. 3.General Provisions No building, structure, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4.Definitions In this By-law, (1)“Amenity Space” means the total passive or active recreational area provided on a lot for the personal, shared or communal use of the residents of a building or buildings, and includes balconies, patios, rooftop gardens and other similar features, but does not include indoor laundry or locker facilities. (2)“Art Gallery/Studio” means a premises used for the creation, exhibition, collection and/or preservation of works of art for public viewing and sale and may include educational classes. By-law No. XXXX/23 Page 2 Draft (3)“Balcony” means an attached covered or uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. (4)“Block” means all land fronting on one side of a street between the nearest streets, intersecting, meeting or crossing said street. (5)“Build-to-Zone” shall mean an area of land in which all or part of a building elevation of one or more buildings is to be located. (6)“Building” means a structure occupying an area greater than 10 square metres and consisting of any combination of walls, roof and floor but shall not include a mobile home. (7)“Building, Main” means a building in which is carried on the principal purpose for which the lot is used. (8)“Building, Mixed Use” means a building containing residential uses and at least one non-residential use permitted by this By-law. (9)“Commercial Use” means any permitted use the primary purpose of which is to sell, lease or rent a product of service directly to the public, including but not limited to retail sales, entertainment services and personal or professional services, but shall exclude residential uses. (10)“Commercial Fitness/Recreational Centre” means a commercial establishment that has been designed for conduct of sport, athletic and leisure activities such as squash courts, swimming pools, exercise classes and other similar indoor recreational facilities are provided and operated for gain or profit. (11)“Community Centre” means a multi-purpose facility that offers a variety of programs or a recreational, cultural, day care, social, community service, informational or instructional in nature. (12)“Day Care Centre” means: i)indoor and outdoor premises where more than five children are provided with temporary care and/or guidance for a continuous period but does not provide overnight accommodation and are licensed in accordance with the applicable Provincial Act; or ii)indoor and outdoor premises in which care is offered or supplied on a regular schedule to adults for a portion of a day but does not provide overnight accommodation. By-law No. XXXX/23 Page 3 Draft (13)“Development Agreement” means an executed contract between a developer/property owner and the City of Pickering that is required in order to implement development and may include a subdivision agreement, site plan agreement, or other similar agreements for development. (14)“Dwelling” includes: a)“Apartment Dwelling” means a residential use building containing four or more principal dwelling units where the units are connected by a common corridor or vestibule, other than a townhouse dwelling or stacked dwelling. b)“Dwelling Unit” means a residential unit that: i)consists of a self-contained set of rooms located in a building or structure; ii)is used or intended for use as a residential premises; iii)contains kitchen and bathroom facilities that are intended for the use of the unit only; and iv)is not a mobile home or any vehicle. (15)“Existing” means existing as of the date of the enactment of the provision that contains that word. (16)“Financial Institution” means a building or portions of a building used for the purposes of administering or providing financial services to the public, other than exclusively through an automated banking machine. (17)“Floor Area” means the total area of all floors of a building within the outside walls. (18)“Floor Area, Net” means the total area of all floors of a building measured from the interior faces of the exterior walls or demising walls, but does not include the following areas: (a)Motor vehicle parking and bicycle parking below established grade; (b)Motor vehicle parking and bicycle parking at or above established grade; (c)Loading spaces and related corridors used for loading purposes; (d)Rooms for storage, storage lockers, washrooms, electrical, utility, mechanical and ventilation; (e)Indoor amenity space required by this By-law; (f)Elevator, garbage and ventilating shafts; (g)Mechanical penthouse; and (h)Stairwells in the building. (19)“Floor Space Index” means the total net floor area of all buildings on a lot divided by the total area of the lot. By-law No. XXXX/23 Page 4 Draft (20)“Food Store” means a premises that sells food and other non-food items, primarily on a self-service basis. (21)“Grade” or “Established Grade” means the average elevation of the finished level of the ground adjoining all exterior walls of a building. (22)“Gross Floor Area” means the total area of each floor whether located above, at or below grade, measured between the exterior faces of the exterior walls of the building at each floor level but excluding any porch, veranda, cellar, mechanical room or penthouse, or areas dedicated to parking within the building. For the purposes of this definition, the walls of an inner court shall be deemed to be exterior walls. (23)“Gross Leasable Floor Area” means the total floor area designed for tenant occupancy and exclusive use, including basements, mezzanines and upper floor areas if any; expressed in square metres and measured from the centre line of joint partitions and from outside wall faces. (24)“Ground Floor” means the floor of a building at or first above grade. (25)“Ground Floor Area” means the gross floor area only on the ground floor. (26)“Height” means the vertical distance between the established grade, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height level between eaves and ridge. When the regulation establishes height in storeys, means the number of storeys. The height requirements of this By-law shall not apply to roof top mechanical penthouses. (27)“Landscaped Area” means an outdoor area on a lot comprising trees, plants, decorative stonework, retaining walls, walkways, or other landscape or architectural elements, excluding aisles and areas for loading, parking or storing of vehicles. (28)“Lane” means a thoroughfare not intended for general traffic circulation that provides means of vehicular access to the rear of a lot where the lot also fronts or flanks onto a street, or where a lot fronts onto public or private open space. The lane may be maintained by a condominium corporation as a private road condominium or by a government authority. (29)“Loading Space” means an unobstructed area of land which is provided and maintained upon the same lot or lots upon which the principal use is located and which area is provided for the temporary parking of one commercial motor vehicle while merchandise or materials are being loaded or unloaded from such vehicles. (30)“Lot” means a parcel of land fronting on a street, whether or not occupied by a building or structure. By-law No. XXXX/23 Page 5 Draft (31)“Lot Area” means the total horizontal area of a lot. (32)“Lot Line” means a line delineating any boundary of a lot. (33)“Main Wall” means a primary exterior front, rear or side wall of a building, not including permitted projections. (34)“Office” means a building or part thereof, where administrative and clerical functions are carried out in the management of a business, profession, organization or public administration but shall not include a medical office. (35)“Office, Medical” means a premises designed and used for the diagnosis, examination, and medical, surgical or physiotherapeutic treatment of human patients, and which may include pharmacies and dispensaries, waiting rooms, treatment rooms and blood testing clinics, but shall not include overnight accommodation for in-patient care. (36)“Park, Private” means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes. (37)“Park, Public” means an area of land under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes and other uses authorized through an agreement with the City. (38)“Parking Area” means one or more parking spaces, including related aisles, for the parking or storage of vehicles. (39)“Parking Garage” means a building, or part thereof, used for the parking of vehicles and may include any permitted use in the first storey, but shall not include any area where vehicles for sale or repair are kept or stored. A parking garage includes underground parking and a parking structure. (40)“Parking Lot” means a lot or portion thereof provided for the parking of motor vehicles accessory or incidental to the main use. (41)“Parking Space” means an unobstructed area of land that is accessible by an aisle, having access to a street or lane that is reserved for the purpose of the temporary parking or storage of one motor vehicle. (42)“Parking Space, Bicycle” means an area used exclusively for parking or storing a bicycle. (43)“Parking Structure” means a building or portion thereof, containing one or more parking spaces. (44)“Patio” means an outdoor area where seating accommodation can be provided and/or where meals or refreshments are served to the public for consumption. By-law No. XXXX/23 Page 6 Draft (45)“Personal Service Shop” means a premises used to provide personal grooming services or for the cleaning or care of apparel. (46)“Place of Amusement” means a premises which are devoted to the offering of facilities for the playing of any game for the amusement of the public such as a billiard or pool rooms, bowling alleys, electronic games, indoor playground, miniature golf courses or roller skating rinks. (47)“Podium” means the base of a building, structure or part thereof located at or above established grade that projects from the tower portion of the building. (48)“Porch” means a roofed deck or portico structure with direct access to the ground that is attached to the exterior wall of a building. (49)“Premises” means the whole or part of lands, buildings or structures, or any combination of these. (50)“Primary Entrance Door” means the principal entrance by which the public enters or exits a building or individual retail/commercial unit or the resident enters or exits a dwelling unit. (51)“Restaurant” means a building or part of a building where the principal business is the preparation of food and drinks for retail sale to the public for immediate consumption on or off the premises, or both on and off the premises but shall not include a night club. (52)“Retail Store” means a premises in which goods and merchandise are offered or kept for retail sale or rental to the public. (53)“School, Commercial” means a building, or part thereof, where instruction of a skill is provided for profit and may include instruction in a trade, business, art, music, dance, cooking, athletic skill or any other specialized instruction but does not include a commercial fitness/recreational centre or a post-secondary school. (54)“Setback” means the distance between a building and a lot line. In calculating the setback the horizontal distance from the respective lot line shall be used. (55)“Storey” means that portion of a building other than a basement, cellar, or attic, included between the surface of any floor, and the surface of the floor, roof deck or ridge next above it. (56)“Storey, First” means the storey with its floor closest to grade and having its ceiling more than 1.8 metres above grade. By-law No. XXXX/23 Page 7 Draft (57)“Street” means a public highway but does not include a lane or a King’s Highway (Highway 401). Where a 0.3 metre reserve abuts a street, or where a daylight triangle abuts a street, for the purposes of determining setbacks the street shall be deemed to include the 0.3 metre reserve and/or the daylight triangle, however, nothing herein shall be interpreted as granting a public right of access over the 0.3 metre reserve or as an assumption of the 0.3 metre reserve as a public highway for maintenance purposes under the Municipal Act. (58)“Street Line” means the dividing line between a lot and a street. (59)“Street, Private” means: a)a right-of-way or roadway that is used by vehicles and is maintained by a condominium corporation; b)a private road condominium, which provides access to individual freehold lots; c)a roadway maintained by a corporation to provide vehicular and pedestrian access to parking lots and individual retail/commercial units; d)a private right-of-way over private property, that affords access to lots abutting a private road; but is not maintained by a public body and is not a lane. (60)“Structure” means anything that is erected, built or constructed of parts joined together with a fixed location on the ground, or attached to something having a fixed location in or on the ground and shall include buildings, walls or any sign, but does not include fences below six feet in height or in ground swimming pools. (61)“Temporary Sales Office” means a building, structure, facility or trailer on the lot used for the purpose of the sale of dwelling units to be erected on the lot. (62)“Tower” means the storeys within that portion of a building or structure or part thereof located above the podium. (63)“Tower Floor Plate” means the average floor area of all storeys within that portion of a building or structure or part thereof located above the podium, measured to the exterior faces of exterior walls of each storey of a building or structure. (64)“Uncovered Platform” means an attached or freestanding structure not covered by a roof, which is located on the same level as or lower than the first storey of the building associated with the platform. (65)“Veterinary Clinic” means a building or part of a building providing the services of a veterinarian, and facilities for the medical treatment, By-law No. XXXX/23 Page 8 Draft examination, surgery, diagnosis, grooming, general health care, and observation of domestic animals and birds. 5.Permitted Uses and Zone Regulations (“MU-34” Zone) (1)Permitted Uses (“MU-34” Zone) No person shall within the lands zoned “MU-34” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: a)Apartment Dwelling b)Commercial Fitness/Recreation Centre c)Day Care Centre d)Financial Institution e)Food Store f)Office g)Office, Medical h)Park, Private i)Personal Service Shop j)Retail Store k)Restaurant l)School, Commercial m)Veterinary Clinic (2)Zone Regulations (“MU-34” Zone) No person shall, within the lands zoned “MU-34” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure except in accordance with the following provisions: a)Floor Space Index (FSI)i)maximum – 2.5 FSI b)Number of Dwelling Units i)minimum – 81 units ii)maximum – 376 units c)Building Height i)maximum building height – 60.0 metres d)Podium Requirements i)minimum height of podium – 10.5 metres ii)maximum height of podium – 22.0 metres e)Building Setbacks i)no building or part of a building or structure above or below grade shall be erected outside of the building envelope, as shown on Schedule II to this By-law ii)no building or part of a building or structure shall be erected within the building envelope, unless a minimum of By-law No. XXXX/23 Page 9 Draft 60 percent of the length of the build-to- zone, as shown on Schedule II to this By-law, contains a building or part of a building above grade iii)notwithstanding (2) e) i) above, a building or part of a building or structure located at or above grade, excluding a parking structure, shall be setback a minimum of 21.0 metres from the north lot line f)Tower Floor Plate i)maximum tower floor plate for a residential building – 850 square metres, which shall be measured to the exterior faces of exterior walls of each storey of a building or structure, but shall exclude indoor amenity space located on the rooftop of a podium g)Building Separation i)minimum – 25.0 metres, which shall be measured from the main wall of each tower, but shall exclude balconies and indoor amenity space located on the rooftop of a podium h)Main Wall Stepback i)minimum main wall stepback – 1.8 metres from the main wall of a point tower and the main wall of a podium on any building face abutting a street line i)Balcony Requirements i)minimum depth – 1.5 metres j)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) k)Landscaped Area i)minimum – 20 percent of the land area ii)minimum 3.5 metre wide landscaped area shall be required and permanently maintained along the entire length of the north lot line By-law No. XXXX/23 Page 10 Draft iii)all parking spaces, drive aisles and private roads shall be setback a minimum of 6.0 metres from the north lot line l)Non-Residential Uses iv)minimum 735 square metres of gross leasable floor area (GLFA) shall be located on the first floor of a building within the lands zoned as “MU-34” on Schedule I to this By-law (3)Permitted Encroachments No part of the building envelope 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 to project a maximum of 2.5 metres beyond the required Building Setbacks, as outlined in Section (2) e) of this By-law. ii)Any stairs, including to a porch or any associated landing, uncovered platform, covered platform, and any unenclosed ramp for wheelchair access may encroach beyond the required Building Setbacks, as outlined in Section (2) e) of this By-law, no closer than 0.3 of a metre from a lot line. iii)A balcony, porch, uncovered platform or covered platform may encroach beyond the required Building Setbacks, as outlined in Section (2) e) of this By-law, to a maximum of 2.0 metres or half the distance, whichever is less. (4)Vehicular Parking Regulations: a)Minimum Parking Requirements: Residential Uses Apartment Dwelling 1.25 spaces per dwelling unit and an additional 0.25 of a space per dwelling unit for visitors Non-Residential Uses Day Care Centre 3.5 spaces per 100 square metres of GLFA Office 3.5 spaces per 100 square metres of GLFA By-law No. XXXX/23 Page 11 Draft Non-Residential Uses Financial Institution, Food Store, Retail Store, Commercial School, Personal Service Shop, Medical Office, Veterinary Clinic and Restaurant less than 465 square metres of GLFA 4.5 spaces per 100 square metres of GLFA Commercial Fitness/ Recreation Centre 5.0 spaces per 100 square metres of GLFA Restaurant 5.0 spaces per 100 square metres of GLFA b)Accessible Parking Requirements To be provided on-site in accordance with the requirements of the Traffic and Parking By-law 6604/05, as amended, or any successor thereto. c)Parking for Multiple Uses on One Lot: A shared parking formula may be used for the calculation of required parking for multiple uses on a lot. Shared parking is to be calculated in compliance with Table 1 – Shared Parking Formula. All required parking spaces must be accessible to all uses participating in the shared parking arrangement and may not be reserved for specific users. The initial step in determining required parking for multiple uses on a lot is to calculate the parking requirement for each use in the development as if these uses were free-standing buildings. The parking requirement for each use is then multiplied by the percent of the peak period for each time period (i.e. noon), contained in Table 1 –Shared Parking Formula. Each column is totaled for weekday and weekend. The highest figure obtained from all time periods shall become the required parking for the development. Table 1 – Shared Parking Formula Type of Use Percentage of Peak Period (Weekday) Morning Noon Afternoon Evening Financial Institution, Office, Medical Office, Day Care Centre 100 90 95 10 By-law No. XXXX/23 Page 12 Draft Type of Use Percentage of Peak Period (Weekday) Morning Noon Afternoon Evening Food Store, Personal Service Shop, Retail Store, Commercial School, Veterinary Clinic, Commercial Fitness/ Recreation Centre 65 90 90 90 Restaurant 20 100 30 100 Residential – Visitor 20 20 60 100 Type of Use Percentage of Peak Period (Weekend) Morning Noon Afternoon Evening Financial Institution, Office, Medical Office, Day Care Centre 10 10 10 0 Food Store, Personal Service Shop, Retail Store, Commercial School, Veterinary Clinic, Commercial Fitness/ Recreation Centre 80 100 100 70 Restaurant 20 100 50 100 Residential – Visitor 20 20 60 100 d)Parking Off-Site: Required parking spaces for any non-resident use may be located on another lot provided that the parking spaces are no further than 500 metres from the northerly and easterly limits of the subject lands as identified on Schedule II to the By-law, and where a legal easement or an agreement exists. e)Surface Parking Spaces i)All surface parking shall be located in the rear or interior side yards of a building. f)Parking Structures i)Stairs associated with a parking structure are not permitted between a street line and the main wall of a building. ii)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 1.2 metres to a street line. By-law No. XXXX/23 Page 13 Draft (5)Bicycle Parking Space Requirements: a)Bicycle parking spaces must be located on the same lot as the use or building for which it is required. b)Minimum number of bicycle parking spaces: i)for apartment dwelling: 1.0 bicycle parking space per dwelling unit; ii)for non-residential uses: the greater of 2.0 or 1.0 bicycle parking space for each 1,000 square metres of gross leasable floor area or portion thereof. c)A minimum of 75 percent of the total required bicycle parking spaces 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. d)Where bicycle parking spaces are provided in a common parking area, each space must contain a parking rack that is securely anchored to the ground and attached to a heavy base such as concrete. e)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. (6)Loading Standards Where a loading space is provided, the following regulations apply: a)the minimum dimensions of a loading space are 3.5 metres in width and 12.0 metres in length, with a minimum vertical clearance of 4.2 metres; b)a loading space shall abut the building for which the loading space is provided; c)an unenclosed loading space located above established grade shall be set back a minimum of 10.0 metres from a street line; d)an enclosed loading space located above established grade shall not be located beyond the building envelope, as shown on Schedule II to this By-law. By-law No. XXXX/23 Page 14 Draft (7)Noise Attenuation Notwithstanding Section 5.2 d) related to Podium Requirements, structures for noise attenuation purposes may exceed the maximum podium height of 22.0 metres. (8)Inoperative Vehicles The parking or storage of an inoperative vehicle is not permitted on any lot unless it is entirely within a fully enclosed building or structure. 6.Permitted Uses and Zone Regulations (“(H)MU-34” Zone) (1)Permitted Uses (“(H)MU-34” Zone) Until such time as the (H) Holding Provision is lifted, the lands shall not be used for any purposes other than the existing lawful uses, located on the land or in existing buildings or structures, provided such uses continue in the same manner and for the same purpose for which they were used on the day this By-law was passed. (2)Zone Regulations (“(H)MU-34” Zone) The (H) Holding Provision shall, upon application by the landowner, be removed from the “MU-34” Zone by City Council passing a By-law under Section 34 of the Planning Act. The following condition shall first be completed to the satisfaction of the City of Pickering: a)That the Owner has made appropriate arrangements to become a party to the Duffin Heights cost-sharing agreement or pay their proportionate share of the development costs. b)That 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. 7.Permitted Uses and Zone Regulations (“NHS” Zone) (1)Permitted Uses (“NHS” Zone) No person shall, within the lands zoned “NHS” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except the following: a)Conservation projects and floor erosion control projects b)Resource management (2)Zone Regulations (“NHS” Zone) Notwithstanding any other provision of this By-law, any building, structure, parking space, loading space or aisle located above or below established By-law No. XXXX/23 Page 15 Draft grade shall be setback a minimum of 10.0 metres from a Natural Heritage System (“NHS”) Zone boundary. 8.Repeal of By-law Upon this By-law being in force and effect, By-law 2049/85 is hereby repealed. 9.By-law 3037 By-law 3037, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3037. 10.Effective Date That this By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2023. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk Draft Draft (H) MU-34 NHS Br o c k R o a d Clerk Mayor N XXXX/23Schedule I to By-Law Passed This XXrd Day of XXXX 2023 38 . 4 m 70.9m 177.5m 15 1 . 7 m 13 2 . 4 m 84.9m 29.2m 68.2m12.1m 17.1m20.9m 14.0m 4.0m Br o c k R o a d Palmer's Sawmill Road Ca s t l e g a t e C r o s s i n g N 85.0m Clerk Mayor XXXX/23Schedule II to By-Law Passed This XX Day of XXXX 2023 3.5m 0.5m Building Envelope Build-to-Zone (2.5 metres) 35.0m 6. 0 m *Note: Map is not to scale. 2.5m Attachment #1 to Report PLN 02-23 Southcott RoadRossland Road W CooteCourt Third Concession Road Br o c k R o a d Clear sid e Court Palmer's Sawmill Road Four Seasons Lane © 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: OPA 21-002/P, A13/21 Date: Dec. 15, 2022 ¯ E 2465 Brock Road Developments Inc.2465 Brock Road SubjectLands Hydro Lands L:\PLANNING\01-MapFiles\OPA\2021\OPA 21-002P, A 13-21 - 2465 Brock Road Developments Inc\OPA 21-002P_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. Hydro Lands Attachment #2 to Report PLN 02-23 Ca s t l e g a t e C r o s s i n g Rossland Road W Shining Star Chase Br o c k R o a d Hadrian Court Palmer's Sawmill Road Ma p l e H i l l C o u r t Moonbeam Glen SouthcottRoad William Jackson Drive Conacher C rescent F o ur S easonsLa n e Dersan Street CooteCourt Third Concession Road Clea r sid e C o ur t Liatris Drive 1:5,000 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 Air Photo MapFile:Applicant:Municipal Address: OPA 21-002/P, A 13/212465 Brock Road Development Inc.2465 Brock Road THIS IS NOT A PLAN OF SURVEY. Date: Dec. 15, 2022 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2021\OPA 21-002P, A 13-21 - 2465 Brock Road Developments Inc\OPA 21-002P_AirPhoto.mxd ¯ Attachment #3 to Report PLN 02-23 Original Site Plan City Development Department Dec. 15, 2022FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 21-002/P, A 13/21 2465 Brock Road Development Inc.Applicant: Municipal Address: DATE: File No: 2465 Brock Road L:\Planning\01-MapFiles\OPA\2021 N 17-Storey Residential Tower 5-Storey Mixed- Use Podium 17-Storey Residential Tower 8-Storey Seniors’ Residence Outdoor Amenity Space Attachment #4 to Report PLN 02-23 L:\Planning\01-MapFiles\OPA\2021 Dec. 15, 2022DATE: Applicant: Municipal Address: File No: Revised Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 21-002/P, A 13/21 2465 Brock Road Development Inc. 2465 Brock Road 17-Storey Residential Tower 5-Storey Mixed-Use Podium 17-Storey Residential Tower Outdoor Amenity Space Attachment #5 to Report PLN 02-23 L:\Planning\01-MapFiles\OPA\2021 DATE: Dec. 15, 2022 Applicant: Municipal Address: File No: Conceptual Rendering Looking Southeast FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 21-002/P, A 13/21 2465 Brock Road Development Inc. 2465 Brock Road Attachment #6 to Report PLN 02-23 L:\Planning\01-MapFiles\OPA\2021 DATE: Dec. 15, 2022 Applicant: Municipal Address: File No: Conceptual Rendering Looking Southwest FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 21-002/P, A 13/21 2465 Brock Road Development Inc. 2465 Brock Road Attachment #7 to Report PLN 02-23 Summary of Key Details of Proposal (A 13/21) Revised Proposal Total Area of Land 2.69 hectares Gross Floor Area (GFA) 26,797.01 square metres Floor Space Index (FSI) 1.0 FSI Number of Residential Units 353 residential units Number of Storeys and Building Heights 17 storeys each Approximately 60 metres Unit Types 1 Bedroom: 84 units (24%) 1 Bedroom plus Den: 72 units (20%) 2 Bedroom: 60 units (17%) 2 Bedroom plus Den: 92 units (26%) 3 Bedroom: 32 units (9%) 2-storey: 13 units (4%) Vehicular Parking Resident – 443 spaces at a minimum ratio of 1.25 parking spaces per unit Visitor – 88 spaces at a ratio of 0.25 parking spaces per unit Total – 531 spaces Bicycle Parking 392 spaces Private Amenity Area Indoor – 945 square metres Outdoor – 3,869 square metres Total – 4,814 square metres