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HomeMy WebLinkAboutPLN 08-24Report to Planning & Development Committee Report Number: PLN 08-24 Date: April 2, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited 1525 Pickering Parkway Recommendation: 1. That Zoning By-law Amendment Application A 01/23, submitted by Pickering Valley Developments Limited, to permit a 40-storey residential condominium building containing 571 residential units, located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 08-24, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to obtain Council’s approval of an application for Zoning By-law Amendment, submitted by Pickering Valley Developments Limited, to facilitate the development of a 40-storey residential condominium building. The subject property is located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, north of Highway 401, within the City Centre (see Location Map, Attachment 1). Pickering Valley Developments Limited has applied for a Zoning By-law Amendment, to facilitate the construction of a 40-storey residential condominium building, with a podium ranging between 4 and 6 storeys (see Submitted Site Plan, Attachment 3, and Revised Conceptual Renderings, Attachments 4 and 5). Through a reconfiguration of the floor plans, the total number of residential units within the building has increased from 514 to 571 units. In addition, the applicant has provided a letter of intent from Habitat for Humanity GTA, to offer one affordable housing unit to Habitat for Humanity, at no cost (see Letter from Habitat for Humanity GTA, Attachment 6). City Development staff are in support of the proposed development. The proposal conforms to the Region’s new Official Plan policies for Major Transit Station Areas (MTSA), to intensify underutilized lands, while providing high-density housing near a major transit hub. In accordance with the City’s Official Plan, the proposal complies with the minimum density and maximum floor space index (FSI) targets for the City Centre. The request to increase the maximum building height from 25 storeys to 40 storeys is consistent with the City Centre Neighbourhood policies, which encourage the highest of buildings to be located along or in proximity to Highway 401, or in proximity to higher-order PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 2 1525 Pickering Parkway transit stations. The subject property is located along Highway 401, within 900 metres of the Pickering GO Station, and 600 metres of seven Durham Region Transit bus stops. Though the applicant is proposing an increase to the building height from 25 storeys to 40 storeys, the proposal still complies with the maximum permitted FSI of 5.75, in accordance with the City’s Official Plan and the City Centre Zoning By-law. Staff are satisfied that the proposed building will have minimal shadowing impacts on surrounding properties, and is consistent with the vision for the City Centre. The applicant has submitted an associated application for Site Plan Approval, which is currently under review. Through the site plan review process, staff will continue to ensure that the site design and architectural treatments of the building are consistent with the City Centre Urban Design Guidelines. Detailed design issues will also be dealt with through the site plan review process, including finalizing landscaping plans, payment of cash-in-lieu of parkland, and on-site vehicular circulation and pedestrian connections. Staff recommend that the site-specific amending by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: The purpose of this report is to obtain Council’s approval of an application for Zoning By-law Amendment, submitted by Pickering Valley Developments Limited. The proposed site-specific amendments are to increase the maximum building height, decrease the minimum residential parking ratio, eliminate the stepback requirement for the upper floors of the tower, increase the podium height, and include a provision for stacked bicycle parking. Approving this application would enable the development of a 40-storey residential condominium building containing 571 residential units. 1. Background 1.1 Property Description The subject property is located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, north of Highway 401, within the City Centre (see Location Map, Attachment 1). The site has an area of approximately 0.51 of a hectare, with frontage along Pickering Parkway. The property is currently vacant. The site has an existing driveway, which is accessed from Pickering Parkway. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 3 1525 Pickering Parkway Two existing sanitary sewer easements, in favour of the Region of Durham, run along the western lot line and along the southern lot line, parallel to Highway 401. In addition, an existing easement, in favour of Bell Canada, runs along the southern lot line, also parallel to Highway 401. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): West: The property immediately to the west is owned by the City, but is subject to a long-term lease agreement with Elexicon. The site currently contains an electrical substation operated by Elexicon. Further west is a 3-storey office building. North: To the north, across Pickering Parkway on the east side of Valley Farm Road, are residential condominium developments, consisting of 3-storey townhouse units, and four condominium apartment buildings ranging between 5 and 6-storeys. On the west side of Valley Farm Road are lands owned by Canadian Apartment Properties Real Estate Investment Trust (CAPREIT), containing five rental apartment buildings, ranging between 5 and 6-storeys. South: Immediately to the south is Highway 401. East: Immediately to the east is a self-storage facility. 1.2 Applicant’s Proposal The applicant has submitted an application for Zoning By-law Amendment to facilitate the construction of a 40-storey condominium apartment building, with a podium ranging between 4 and 6-storeys (see Submitted Site Plan, Attachment 3, and Revised Conceptual Renderings, Attachments 4 and 5). To facilitate the proposed development, the applicant is requesting the following site-specific amendments: • increase the maximum building height from 77 metres (approximately 25 storeys) to 133 metres (40 storeys) • reduce the minimum residential parking ratio from 0.8 of a parking space per dwelling unit to 0.55 of a space per unit • add a provision to permit stacked bicycle parking, whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces • increase the maximum permitted podium height from 20 metres to 23 metres • permit structures (such as mechanical equipment, architectural features, landscape features, and wind/noise attenuation structures) on the podium to project beyond the maximum podium height • remove the minimum main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 4 1525 Pickering Parkway Through a reconfiguration of the floor plans, the total number of residential units within the building has increased from 514 to 571 units. In addition, the applicant has provided a letter of intent from Habitat for Humanity GTA, to offer one affordable housing unit within the building to Habitat for Humanity, at no cost. More information about the provision of affordable housing can be found in Section 3.6 of this report. Vehicular access to the site and underground parking garage is proposed from a driveway located at the northeast corner of the site, accessed from Pickering Parkway. A total of 315 residential parking spaces and 86 visitor spaces are provided in a three-level underground parking garage and within Levels 1 to 4 of the podium. Indoor amenity space is proposed on the ground floor of the podium fronting Pickering Parkway, including a co-working lounge, bike repair area, crafting area, gym/fitness area, and a children's sports area. A pet washing station is also proposed in the lobby. Additional indoor and outdoor amenity spaces are proposed on Floors 2 and 5 of the podium, including an outdoor kitchen and dining areas, and outdoor workstations. A green roof is proposed on Floor 7 of the podium. The Ministry of Transportation requires a 14.0 metre setback between any building or structure on the subject property and Highway 401. Landscaping is permitted within the setback. As such, the applicant is proposing to provide a dog run, a walking path, and two berms within the 14.0 metre setback. Attachment 7 to this report summarizes the key statistical details of the proposal. An application for Site Plan Approval has been submitted and is currently under review. The proposed development will also be subject to a future application for a draft plan of condominium. 2. Comments Received 2.1 Open House Meeting and Statutory Public Meeting On March 29, 2023, the City Development Department hosted an open house meeting to inform area residents about the proposed development. About ten residents attended the open house meeting. A statutory public meeting was held on May 1, 2023. No residents spoke at the public meeting. The City has also received written comments from nine area residents. Key comments and concerns received in writing, and expressed by area residents at the open house meeting, are summarized below: • concerns related to existing wind conditions in the area and the potential for increased wind impacts on neighbouring properties caused by the proposed development • concerns with the lack of affordable housing proposed within the development • concerns related to shadowing and overlook impacts on neighbouring properties PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 5 1525 Pickering Parkway • concerns with the height of the proposed building, and how this may affect bird migration and flight paths • concerns related to increased traffic on Pickering Parkway, as a result of the proposed development • concerns related to the speed at which vehicles travel along Pickering Parkway • concerns related to the number of parking spaces proposed, as overflow parking may occur at the mall lands or on other neighbouring properties, streets, and parks • safety concerns related to construction and potential road closures to accommodate construction • concerns with the usage of lighting, and how it may cause light trespass on neighbouring properties On April 26, 2023, the City received a letter on behalf of Canadian Apartment Properties Real Estate Investment Trust (CAPREIT), who are the owners of the rental apartment buildings at the northwest corner of the intersection of Pickering Parkway and Valley Farm Road. Additionally, on April 27, 2023, the City received a letter from Coughlan Homes, who are the owners of the self-storage facility, directly east of the subject property. A summary of the comments received from CAPREIT and Coughlan Homes regarding this development and the applicant's response to their comments can be found in Section 3.11 of this report. Key comments and questions raised by members of the Planning & Development Committee at the public meeting related to: • the provision of affordable housing units • the proposed reduction to parking • the design of the building and the shadowing impacts on neighbouring properties • the sustainability features proposed for the development • how the applicant will address the issues raised by the public, CAPREIT, and Coughlan Homes 2.2 Comments from External Agencies 2.2.1 Region of Durham • the proposed residential building will support transit use, and contribute to the intensification of the Urban Growth Centre, in accordance with the provisions of the Regional Official Plan • no objection to the zoning by-law amendment application, subject to an “H” Holding Zone symbol being imposed on the property • there is limited capacity in the existing Liverpool Road sanitary sewer system • the Region is in the process of confirming capacity limitations, and working to determine potential upgrades as development proceeds • the Region will monitor development applications and allocate servicing for developments on a first come, first serve basis PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 6 1525 Pickering Parkway • sanitary capacity will only be assigned upon execution of a development agreement with the Region of Durham • an “H” Holding Symbol will be in place until the owner enters into a site servicing agreement with the Region of Durham, that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site • matters related to potential site contamination can be addressed to the satisfaction of the Region during the site plan application process 2.2.2 Ministry of Transportation (MTO) • no objection to the zoning by-law amendment application • no feature, amenity or operational arrangement (such as, but not limited to, fire routes, emergency access, parking, etc.) that is required by by-law, or is essential to the viability of the site, shall be located within the 14.0 metre MTO setback • any item located within the MTO setback shall be deemed non-essential and will be removed at the Owner's expense, should the MTO require the lands for highway project(s) 2.2.3 Metrolinx • Metrolinx has reviewed the Noise and Vibration Feasibility Study, prepared by HGC Engineering, dated December 21, 2022 • the most recent rail traffic data has been incorporated into the study, and therefore Metrolinx has no further comments on this matter • prior to site plan approval, the applicant shall submit a final noise study for review and approval by Metrolinx • prior to site plan approval, Metrolinx shall have confirmation that a warning clause will be inserted into all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit • prior to site plan approval, the Owner shall grant Metrolinx an environmental easement for operational emissions, registered on title against the subject property, in favour of Metrolinx 2.2.4 Elexicon During a recent site visit, Elexicon determined that the proposed development will conflict with an existing Elexicon pole line and overhead conductors. The applicant has indicated a willingness to collaborate with Elexicon to adjust the high voltage line to an alternate location on the pole, so it is set further away from the building wall. This work may also require the relocation and replacement of existing poles surrounding the property. Elexicon has indicated that the applicant will be responsible for the entire cost of this work. To proceed with this endeavour, Elexicon will be engaging various internal departments and stakeholders to develop a comprehensive solution. To determine the total cost of this potential reframing, relocation and/or replacement, Elexicon must complete certain PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 7 1525 Pickering Parkway investigative work and engineering analysis. Elexicon is requesting that the applicant provide an engineering deposit of $25,000, to complete the investigative work and engineering analysis. Through the site plan review process, the applicant will continue to work with Elexicon to address their concerns and find a viable solution. The City will not issue site plan approval until an agreement between Elexicon and the applicant has been arranged. 2.2.5 Bell • no objection to the zoning by-law amendment application • an encroachment permit is required for the existing easement in favour of Bell Canada, located along the southern lot line 2.2.6 Durham District School Board • no objection to the zoning by-law amendment application • students generated from this development will attend neighbourhood schools 2.2.7 Durham Regional Police – Radio Systems • construction of a 40-storey tower on the subject property will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links • new buildings will have to be tested for in-building coverage once the buildings are constructed 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the zoning by-law amendment application • matters related to stormwater management, grading and drainage, construction management, bike lanes, and landscaping requirements will be further reviewed through the site plan approval process 2.3.2 Sustainability Sustainability staff have reviewed the submitted Sustainability Checklist, prepared by EQ Building Performance, dated December 22, 2023. Given that this application was received in December 2023 and before the new standards were enacted, the 2007 guidelines apply. The applicant has noted that the proposal achieves a total of 37 points, which exceeds the minimum 19 points required for Level 1, as per the 2007 Sustainable Development Guidelines. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 8 1525 Pickering Parkway Sustainability staff are satisfied that the proposal will incorporate several sustainable development features that are consistent with the 2007 Sustainable Development Guidelines. The applicant has identified the following sustainability measures to be incorporated into the development: • provision of a 905 square metre green roof located on Floor 7 of the podium • use of native and drought-tolerant species for 75 percent of the proposed landscape areas, as well as the safe and effective use of pesticides • provision of energy-efficient appliances, such as Energy Star compliant, for all new residents • promotion of sustainable education programs, such as providing packages to new residents regarding household activities to conserve energy and water resources, access to transit, and providing recycling and composting depots at the time of purchase or rental • locating a high-density development within walking distance of existing commercial/retail uses, office uses, institutional uses and outdoor spaces Staff will continue to work with the applicant to ensure the above-noted features, and any other additional sustainable design features, are incorporated into the development, prior to the Director, City Development & CBO issuing site plan approval. 3. Planning Analysis 3.1 The proposal conforms to the Region of Durham’s new Official Plan policies for Major Transit Station Areas On May 17, 2023, Durham Region Council adopted the new Regional Official Plan, ‘Envision Durham’, as amended. At the time of writing this report, the Plan is awaiting Provincial approval. The new Regional Official Plan identifies the subject property as being within a Major Transit Station Area (MTSA) for the Pickering GO Station. MTSAs are primary locations for mixed-use and transit-oriented development, providing a variety of housing opportunities, office uses, street-oriented commercial uses, institutional uses, recreational uses, and public amenities. The highest densities within MTSAs are intended to be concentrated near GO Stations to integrate the station with development. New development with MTSAs should consider reduced parking standards and structured and shared parking. The proposal conforms to the policies for MTSAs as it will facilitate the intensification of underutilized lands, in a compact and efficient built form. The proposal will provide higher density housing, and a greater supply of housing options, in proximity to a major transit hub. The proposal conforms to the policies for Major Transit Station Areas within the new Regional Official Plan. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 9 1525 Pickering Parkway 3.2 The proposal conforms to the density and Floor Space Index (FSI) requirements in the Pickering Official Plan The subject property is designated “Mixed Use Areas – City Centre” within the Pickering Official Plan. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens, and farmers’ markets. The designation permits a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres; and a maximum FSI of over 0.75 and up to and including 5.75. The proposal will result in a residential density of 1,110 units per hectare and a FSI of 5.75. The proposal complies with the minimum density and maximum FSI targets within the Official Plan. 3.3 The proposal is consistent with the City Centre Neighbourhood policies in the Pickering Official Plan The City Centre Neighbourhood includes specific policies for enhancements to the public realm; active uses at-grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view, privacy, and transition to established low-density development; and pedestrian network and mobility. The request to increase the maximum building height from 25 storeys to 40 storeys is consistent with the City Centre Neighbourhood policies, which encourage the highest of buildings to be located along or in proximity to Highway 401, or in proximity to higher-order transit stations. The subject property is located along Highway 401, within 900 metres (14-minute walk or 6-minute bike ride) to the Pickering GO Station, and 600 metres (8-minute walk or 2-minute bike ride) to seven Durham Region Transit bus stops, including the Pickering Parkway Bus Terminal and planned Durham-Scarborough Bus Rapid Transit (DSBRT) corridor along Kingston Road. Additionally, the site is located within walking/cycling distance of many local amenities, including, but not limited to: • several grocery stores, including the Loblaws located at the intersection of Pickering Parkway and Liverpool Road (17-minute walk or 4-minute bike ride), Farm Boy located in the Pickering Town Centre Mall (15-minute walk or 3-minute bike ride), and Pacific Fresh Food Market located near the intersection of Kingston Road and Glenanna Road (16-minute walk or 4-minute bike ride) • numerous retail stores, restaurants, entertainment, personal service uses, financial institutions, and government facilities located within the immediately surrounding area PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 10 1525 Pickering Parkway • in addition to the private outdoor amenity space located on site, the subject property is located within walking distance of Diana Princess of Wales Park, Chestnut Hill Developments Recreation Complex, and The Esplanade Park To provide an active frontage at-grade and to bring animation to the street edge, the applicant is proposing to provide a total of 975 square metres of indoor amenity space within the first and second floors of the podium, directly fronting Pickering Parkway. The indoor amenity space will include uses such as a co-working lounge, bike repair area, crafting area, gym/fitness area, children's sports area, change rooms, and a lounge area. These uses will bring activity to the front of the building and help promote a vibrant street life. There are adequate entrances and windows at-grade facing the street, including the main building entrance, and glazing along the indoor amenity spaces. Additionally, to further create a human-scaled environment at street level, the building is designed to be a podium and point tower form. The proposal will contribute to the transformation of the City Centre into a more liveable, walkable, and human-scaled neighbourhood. The objectives of the City Centre Neighbourhood policies have been adequately addressed. 3.4 The applicant has submitted a Shadow Study in support of the proposed development The City Centre Neighbourhood policies state that new development should be designed and located in such a way that it limits any shadowing on the public realm, parks, and public spaces, to achieve adequate sunlight throughout all four seasons. In support of the request to increase the maximum building height, the applicant has submitted a Shadow Study, prepared by The Biglieri Group and IBI Group Architects, dated August 25, 2023. The study includes March, June, September, and December, on the 21st day of each month, hourly between 9:18 am and 7:18 pm. These months are chosen to represent the first month of each season throughout the year. 3.4.1 Shadow impacts on neighbouring residential and commercial properties During March and September, the proposed building is expected to cast shadows on the 5 and 6-storey apartment buildings to the northwest, between 9:00 am and 11:00 am. Over these two hours, the shadow gradually becomes smaller. The building is expected to cast shadows on some of the 3-storey townhouse units to the north between 12:00 pm and 3:00 pm. Generally, the shadows are expected to move quickly, and are not expected to affect any particular townhouse unit for more than one hour. At 2:00 pm and 3:00 pm, the building is expected to cast a small shadow on the 6-storey condominium apartment building to the northeast. For the rest of the day, between 4:00 pm and 7:00 pm, the building is expected to cast shadows on the self-storage units to the east. During June, the proposed building is expected to cast shorter shadows on the apartment buildings to the northwest, between 9:00 am and 11:00 am. At noon, the building is expected to cast a small shadow on some of the townhouse units to the PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 11 1525 Pickering Parkway north, but the shadow will be gone by the next hour at 1:00 pm. During 3:00 pm and 7:00 pm, the building is expected to cast smaller shadows on the self-storage units to the east. During December, between 9:00 am and 10:00 am, the proposed building is expected to cast larger shadows that reach the north side of The Esplanade North. Between 9:00 am and 3:00 pm, the building is also expected to cast shadows on some of the 3-storey townhouse units to the north and the 6-storey condominium apartment building to the northeast. The shadows are expected to move throughout this time, and are not expected to affect any particular townhouse unit or apartment building for more than three hours. 3.4.2 Shadow impacts on neighbouring parks and public spaces On the subject lands and within the surrounding area, the following existing and proposed outdoor spaces may be affected by shadowing: • The Esplanade Park • Diana Princess of Wales Park • the outdoor amenity space (children’s playground) located on the CAPREIT lands to the northwest • the outdoor amenity space located at the rear of the proposed building on the subject lands • the outdoor amenity space located on the podium of the proposed building on the subject lands During March, June, and September, the proposed building is not expected to cast any shadows on The Esplanade Park or Diana Princess of Wales Park. During December, The Esplanade Park is expected to experience some shadowing at 9:00 am and 10:00 am, and the Diana Princess of Wales Park is expected to experience minimal shadowing at 2:00 pm and 3:00 pm. The children’s playground on the CAPREIT lands to the northwest will be affected by shadows at 9:00 am and 10:00 am, in March and September. The playground will not be affected by shadows in June or December. On the subject lands, the outdoor amenity space located at the rear of the proposed building is expected to be affected by shadows in the evening, between 4:00 pm and 7:00 pm in March, June, and September. During these months, the outdoor space will have sun exposure for seven consecutive hours, between 9:00 am and 4:00 pm. The amenity space will not be affected by shadows in December. During March, June, September, and December, the outdoor amenity space located on the podium is expected to be affected by shadowing at 9:00 am, and then again at 1:00 pm until 7:00 pm. Generally, the amenity space will have sun exposure for three consecutive hours, between 10:00 am and 12:00 pm. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 12 1525 Pickering Parkway 3.4.3 The proposed increase in building height will have minimal shadowing impacts on surrounding properties and is consistent with the vision for the City Centre Staff are satisfied that the proposed building is designed to have minimal shadowing impacts on neighbouring residential properties, and on public and private outdoor amenity areas. The applicant has explored different tower configurations, to ensure the proposed site layout (being a 40-storey tower located on the west side of the site) will have the least shadowing impacts on neighbouring properties and outdoor amenity spaces. One of the explored options was a two-tower approach, which included a 30-storey tower on the west side of the site and a 16-storey tower on the east side of the site. Though this tower configuration resulted in shorter shadows, more neighbouring properties were affected by the shadows of the two towers, as opposed to a single 40-storey tower. The applicant also explored the option to locate the 40-storey tower on the east side of the site, to create less shadowing on the outdoor amenity space located on the podium. However, this configuration resulted in the tower being located closer to the townhouse units to the north, and having more shadow impacts on those dwellings. The building is designed in a podium and point tower form. The building complies with the maximum tower floor plate size requirement in the City Centre Zoning By-law (the by-law permits a maximum tower floor plate of 850 square metres, whereas the proposed building has a tower floor plate of 840 square metres). The point tower form and compact floor plate will ensure that the building casts smaller and faster moving shadows on adjacent properties. The point tower also allows for better access to sky view. The proposed building height of 40 storeys is consistent with other high-density developments in the City Centre that are located along Highway 401, and in proximity to transit facilities. To the northwest of the subject property, on the Pickering Town Centre Mall lands, Council approved a zoning by-law amendment application in 2023 to permit building heights ranging between 9 and 50 storeys. Other developments in the City Centre that are located along Highway 401 have also received approval for increased building heights, including Universal City Phases 2 to 7 which permit building heights ranging between 25 and 54 storeys, and Tribute (Liverpool) Limited which permits building heights ranging between 46 and 53 storeys. Though the applicant is proposing an increase to the building height from 25 storeys to 40 storeys, the proposal still complies with the maximum permitted FSI of 5.75, as required by the City’s Official Plan and the City Centre Zoning By-law. The proposed increase to building height will not increase the FSI that is permitted as-of-right on the site. However, it does allow a taller building to be constructed, which in turn allows the applicant to provide more than 200 additional dwelling units within the building. This is in line with policies in the Regional and Pickering Official Plans, which encourage the highest of buildings to be located in the City Centre, and in proximity to Highway 401 and transit facilities. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 13 1525 Pickering Parkway Staff are satisfied that the proposed building will have minimal impacts on surrounding properties and is consistent with the vision for the City Centre. 3.5 The design of the building has been revised to have regard for the City Centre Urban Design Guidelines The subject property is highly visible from Highway 401, and will serve as a visual landmark within the City Centre. The architectural plans were reviewed by the City’s Urban Design Review Consultant, to ensure the development represents good design, and has regard for the City Centre Urban Design Guidelines. Below is a summary of the refinements made to the design of the building, based on the comments received from the consultant. The City Centre Urban Design Guidelines state that the top of towers should be attractively designed using setbacks, articulation, or other means to contribute positively to the skyline. The applicant has provided additional materials and articulations to the design of the roof, to ensure the tower contributes positively to the skyline. In addition, the applicant has incorporated a lighting feature into the roof, to add visual interest to the top of the tower (see Figure 1 below). Figure 1: Original Conceptual Rendering vs Revised Conceptual Rendering The guidelines state that structured, above-grade parking should be visually and physically designed to be part of the larger development through high-quality architectural and landscape treatments. The applicant has enhanced the overall design of the podium through building materials and architectural features, to ensure a cohesive design between the tower and the podium. Additional glazing has been incorporated into the front wall of the podium facing Pickering Parkway, to create a PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 14 1525 Pickering Parkway visual interest for pedestrians (see Figure 2 below). Vertical architectural features have been incorporated along the other walls of the podium to reduce the visual presence of the above-grade parking located in the podium. Also, the main entrance of the building faces Pickering Parkway and is accentuated through design, which allows the entrance to be highly visible and inviting to pedestrians. Figure 2: Original Conceptual Rendering vs Revised Conceptual Rendering The Urban Design Review Consultant commented that on-site pedestrian circulation is well designed, as a continuous walkway is provided around the perimeter of the building, and along the outdoor amenity space provided at the rear of the building. Additionally, the consultant commented that the proposed development will serve as an extension of the public realm, as the applicant is proposing enhancements to the boulevard, including upgraded paving materials that enlarge the sidewalk, planters, street trees, and benches. The design objectives of the City Centre Urban Design Guidelines have been adequately addressed. Through the site plan review process, staff will continue to ensure that the site design and architectural treatments of the building are consistent with the guidelines. 3.6 One affordable housing unit will be provided to Habitat for Humanity GTA The applicant has provided a letter of intent from Habitat for Humanity GTA (Habitat GTA) to provide one affordable housing unit within the proposed building. The applicant is proposing to offer a three-bedroom unit and one parking space to Habitat GTA for no cost, in addition to a 50 percent discount on condominium maintenance fees for the unit. The City received a letter from Habitat GTA in support of the proposed development on January 12, 2024 (see Letter from Habitat for Humanity GTA, Attachment 6). Habitat GTA has indicated that the purchase of this “family-sized” unit, at no cost to Habitat GTA, will enable a working family with an annual gross household income between $75,000 and $100,000 the opportunity to progress through the housing market. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 15 1525 Pickering Parkway Through the site plan review process, staff will request further details from the applicant regarding their commitment to providing one affordable housing unit to Habitat for Humanity GTA. 3.7 The existing road network will adequately accommodate vehicular traffic generated by the proposed development In support of the proposed development, the applicant submitted a Revised Transportation Impact Study, dated August 29, 2023, and a Traffic Addendum Letter, dated October 19, 2023, both prepared by WSP Canada Inc. (WSP). The study found that during the morning weekday peak hour (between 8:00 am and 9:00 am), the development is anticipated to generate approximately 137 vehicular trips (36 inbound trips and 101 outbound trips). In the afternoon weekday peak hour (between 5:00 pm and 6:00 pm), the development is estimated to generate approximately 163 vehicular trips (101 inbound trips and 62 outbound trips). Considering the proximity of the subject property to the Pickering GO Station and the planned DSBRT corridor along Kingston Road (planned for completion by 2041), WSP anticipates that the number of vehicular trips generated from the development will decrease over time. WSP concludes that the number of vehicular trips generated by the development will not impact traffic operations on the surrounding road network beyond the year 2027, which is when the development is anticipated to be fully built. At nearby intersections, the expected increase in average delay/queueing lengths is one second per vehicle in the morning peak hour, and two seconds per vehicle in the afternoon peak hour. However, WSP notes that the unsignalized intersection of Pickering Parkway and Glenanna Road will operate above capacity between 2032 and 2037 due to future developments, including the proposed redevelopment of the Pickering Town Centre Mall lands, and possibly the CAPREIT lands opposite the mall. WSP recommends that the City consider installing traffic signals at the Pickering Parkway and Glenanna Road intersection to address potential operational issues if these developments proceed as planned. (The City plans to install traffic signals at the above noted intersection following construction in the area related to the relocation of services from the Pickering Town Centre Mall lands redevelopment.) The City's Engineering Services Department, the Region of Durham, and the Ministry of Transportation have reviewed the submitted traffic report and are satisfied with the findings. 3.8 Sufficient parking is available to accommodate the proposed development The City Centre Zoning By-law requires a minimum of 0.8 of a parking space per dwelling unit for residents. Based on this ratio, the applicant is required to provide 457 spaces for residents. The applicant is requesting to amend the residential parking PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 16 1525 Pickering Parkway ratio from 0.8 of a space per dwelling unit to 0.55 of a space per unit. Based on this reduced ratio, the applicant is proposing to provide 315 parking spaces for residents, which is a reduction of 142 spaces. In accordance with the City Centre Zoning By-law, the applicant is also providing an additional 86 spaces for visitors, at a rate of 0.15 of a space per dwelling unit. The applicant is also providing 286 bicycle parking spaces, at a rate of 0.5 of a bicycle space per dwelling unit. To support the proposed reduction in residential parking, WSP has prepared a Parking Justification Analysis as part of the submitted Transportation Impact Study. The parking analysis concludes that the proposed reduction is appropriate for the following reasons: • The reduction is based on reduced residential parking rates that have been approved for other developments across the City Centre. The table below provides a breakdown of all approved parking reductions within the City Centre. Development & Location Approved Residential Parking Rate Application & File Number Proximity to Pickering GO Station Year of Approval Universal City Phases 2 & 3 (Bayly Street & Sandy Beach Road) 0.74 of a space per unit Minor Variance Application P/CA 60/19 600 metres 2019 Universal City Phase 6 0.71 of a space per unit Zoning By-law Amendment A 01/20 600 metres 2021 Universal City Phases 4 & 5 0.65 of a space per unit Zoning By-law Amendment A 06/21 600 metres 2022 Universal City Phase 7 0.65 of a space per unit Zoning By-law Amendment A 11/21 600 metres 2022 OPB Realty Inc. (Pickering Town Centre Mall lands) 0.65 of a space per unit Zoning By-law Amendment A 15/21 600 metres 2023 Wildav International Developments (1786 & 1790 Liverpool Road) 0.55 of a space per unit Zoning By-law Amendment A 07/22 800 metres 2023 PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 17 1525 Pickering Parkway Development & Location Approved Residential Parking Rate Application & File Number Proximity to Pickering GO Station Year of Approval OPB Realty Inc. (Pickering Town Centre Mall lands) Proposed 0.5 of a space per unit Minor Variance Application P/CA 52/23* 600 metres n/a *The Committee of Adjustment refused this application in January of 2024. OPB Realty Inc. has appealed the application to the Ontario Land Tribunal. •The City Centre Neighbourhood policies state that City Council shall consider a reduction in the number of required vehicle parking spaces, where bicycle parking facilities or Transportation Demand Management (TDM) measures are provided. TDM measures aim to reduce overall reliance on single occupancy vehicles and promote more active modes of transportation. WSP has recommended the following TDM measures for the proposed development, which the applicant has confirmed a commitment to implement: •unbundling parking from the purchase of a dwelling unit – WSP has stated that recent trends observed across the Greater Toronto Area have shown that unbundling parking has been effective in reducing parking demand •providing PRESTO cards to new residents with pre-loaded funds, as part of a move-in welcome package •providing information packages to new residents, which include information such as transit schedules and fares, cycling maps, car-share options, and incentive-based programs (such as GO Transit’s Ride-to-GO program) As noted in Section 3.3 of this report, the subject property is located within 900 metres of the Pickering GO Station and 600 metres of 7 Durham Region Transit bus stops, including the planned DSBRT corridor along Kingston Road. The subject property is within walking distance to several local grocery stores, and other commercial and personal service uses. The subject property is also within walking distance of two parks and the City’s recreation complex. The subject property is well serviced by transit and is within walking/cycling distance of several local amenities. Staff support the applicant’s request to reduce the minimum residential parking ratio. The proposed reduction is consistent with the policies for the City Centre, to create a pedestrian-focused neighbourhood and support alternative modes of travel. Additionally, the reduction in parking is consistent with the new Regional Official Plan policies for MTSAs, which encourages new development to consider reduced parking standards. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 18 1525 Pickering Parkway 3.9 Staff support the requested site-specific zoning exceptions In addition to the requests to increase the maximum building height and reduce the residential parking ratio, the applicant is also requesting the following site-specific exceptions: 1. Remove the minimum main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower, for buildings equal to and greater than 73.5 metres (approximately 24 storeys). Though the applicant is requesting to remove the main wall stepback requirement at the top of the tower, the building will still maintain a distinctive architectural design. The building has been designed to provide variation in building materials, including bricks, glazing, and metal cladding. As noted in Section 3.5 of this report, the applicant has incorporated a lighting feature into the design of the roof, to add visual interest to the top of the tower. 2. Increase the maximum permitted podium height from 20 metres to 23 metres. The increase to the maximum podium height is to allow for a greater ceiling height for the indoor amenity space proposed on the ground floor. As noted in Section 3.3 of this report, the indoor amenity space on the ground floor facing Pickering Parkway will provide an active frontage at-grade and bring animation to the street edge. The greater ceiling height on the ground floor will also allow for a more visually prominent building entrance facing Pickering Parkway. 3. Permit structures (such as mechanical equipment, architectural features, landscape features, and wind/noise attenuation structures) on the podium to project beyond the maximum podium height. Structures related to wind/noise attenuation, mechanical equipment, or landscaping features will contribute to the functionality of the outdoor amenity space located on the podium and will ensure a comfortable environment for residents using the space. 4. Add a provision to permit stacked bicycle parking (see Figure 3 below), whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 19 1525 Pickering Parkway Figure 3: Example of stacked bicycle parking The stacked bicycle parking will allow for a more compact and efficient system for providing bicycle parking spaces within the development. The proposed site-specific exceptions will contribute to the overall design and functionality of the building. Staff are in support of the requested exceptions. 3.10 The areas surrounding the subject property are predicted to experience acceptable wind conditions for pedestrians During the open house meeting, an area resident expressed concerns related to the potential for increased wind impacts on neighbouring properties caused by the proposed development. In support of the proposed development, the applicant has submitted a Pedestrian Level Wind Study, dated December 21, 2022, and a Wind Study Addendum Letter, dated August 14, 2023, both prepared by Gradient Wind Engineering Inc. The study concludes that all grade-level areas within and surrounding the subject property are predicted to experience wind conditions that are considered acceptable for the intended pedestrian uses (sitting and standing) throughout the year. These areas include the sidewalks along Pickering Parkway and Valley Farm Road, the transit stop along Pickering Parkway, surrounding laneways or walkways, the building entrance, and the walkways surrounding the proposed building. Generally, the outdoor amenity space located on the podium is predicted to experience conditions that are considered acceptable for the intended pedestrian uses during the typical use period (defined as May to October). Wind conditions for sitting on the podium can be further improved by providing a 2.0-metre-high perimeter windscreen along the northern wall of the podium. Landscaping features are also recommended to mitigate wind impacts on the podium (for example, planters with dense arrangements of trees and shrubs). PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 20 1525 Pickering Parkway Through the site plan review process, staff will complete a full review of the Wind Study and Addendum Letter. Any required wind mitigation measures will be confirmed through the review process and implemented through the site plan agreement. 3.11 The applicant has appropriately addressed the comments received from CAPREIT and Coughlan Homes As noted above, the City received letters on behalf of CAPREIT (owners of the rental apartment buildings to the northwest) and Coughlan Homes (owners of the self-storage facility to the east). Below is a summary of the comments received from these landowners, and the applicant’s response. Comments from CAPREIT Applicant’s Response Requested that the applicant revise their submitted Traffic Impact Study (TIS) to account for future development that may occur on the lands owned by CAPREIT. Specifically, CAPREIT requested that the TIS account for development on their lands having a maximum floor space index (FSI) of 5.75, in accordance with the FSI permissions in the Official Plan and City Centre Zoning By-law. The applicant submitted a Revised Transportation Impact Study, dated August 29, 2023, and a Traffic Addendum Letter, dated October 19, 2023, both prepared by WSP Canada Inc., which takes into consideration future development that may occur on the CAPREIT lands. Based on information provided by CAPREIT to City staff, WSP accounted for a total of 3,500 residential units and 12,730 square metres of commercial gross floor area on the CAPREIT lands. WSP also accounted for other proposed developments within the City Centre, including but not limited to, the proposed development on the Pickering Town Centre mall lands and the proposed development of the Smart Centres plaza at the intersection of Brock Road and Pickering Parkway. More information regarding the conclusions of the TIS can be found in Section 3.7 of this report. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 21 1525 Pickering Parkway Comments from Coughlan Homes Applicant’s Response No objections to the proposed development, however, requested assurance from the applicant that the proposed development would create no encroachments (above or below grade) on the lands owned by Coughlan Homes. In addition, Coughlan Homes requested assurance that the existing perimeter fencing located between the properties will not be breached at any time, and that no grading or alteration works would occur on the lands owned by Coughlan Homes or on their shared property line. The applicant has confirmed that the inside face of the foundation wall will be setback 1.2 metres from the shared property line, which allows for a setback of 0.13 metres between their temporary shoring system and the shared property line. The applicant has stated that the existing perimeter fencing along the shared property line will not be breached, and that no changes to grading or alteration works will occur on the lands owned by Coughlan Homes. The applicant has indicated that they may need to seek temporary tieback or crane swing encroachment agreements with Coughlan Homes, as they continue to determine their construction methods. 3.12 The Region of Durham will allocate sanitary servicing for developments on a first come first serve basis The Region has indicated that, at present time, there is limited capacity in the existing Liverpool Road sanitary sewer system. As such, the Region of Durham will monitor development applications and allocate servicing for developments on a first come first serve basis. The Region has stated that sanitary capacity will only be assigned to development upon the Owner entering into a development agreement with the Region of Durham. For the above-noted reasons, the Region has requested that a Holding (“H”) Zone be placed on the subject property, until such time that matters related to sanitary servicing for this development are dealt with. Removal of the “H” Zone is conditional on the Owner entering into a site servicing agreement with the Region of Durham, that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site. 3.13 Technical matters will be addressed through the site plan review process Through written comments, an area resident has expressed concerns about how the height of the proposed building may affect bird migration and flight paths. As part of the site plan review process, the applicant is required to submit a Bird Strike Analysis/Bird Friendly Design Report for the City’s review and approval. The applicant has indicated that the design of the building will incorporate bird-friendly glass through the use of frit, which is a pattern on the glass that is visible to birds, but does not obscure visibility from inside the building. Through the site plan review process, staff will continue to ensure the proposed building utilizes bird-friendly design. PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 22 1525 Pickering Parkway Through written comments, an area resident also expressed concerns related to construction and potential road closures to accommodate construction. As part of the site plan review process, the applicant is required to submit a Construction Management Plan, which is reviewed by Engineering Services. The applicant has indicated that temporary road occupancy permits will be required, primarily during the construction of the underground parking garage. Engineering Services also reviews all applications for road occupancy permits. Through written comments, an area resident also expressed concerns with the usage of lighting and how it may cause light trespass on neighbouring properties. As part of the site plan review process, the applicant is required to submit a Lighting Plan, that complies with the City’s Lighting Guidelines. The guidelines set standards for acceptable lamps and fixture types that can be used, as well as maximum illumination levels for different lighting zones. Through the site plan review process, staff will continue to ensure the development complies with the City’s Lighting Guidelines and that no light trespasses beyond the limits of the subject property. Other detailed design issues that will be dealt with through the site plan review process include, but are not limited to: • finalizing landscaping plans • payment of cash-in-lieu of parkland • on-site vehicular circulation, and pedestrian connections • erosion and sediment controls • drainage and grading • detailed site servicing 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting an amendment to the City Centre Zoning By-law, to facilitate a high-density residential 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. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/23 PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 23 1525 Pickering Parkway Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.Revised Conceptual Rendering – Facing Northwest 5.Revised Conceptual Rendering – Building Entrance 6.Letter from Habitat for Humanity GTA 7.Summary of Key Details of Proposal Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPPDivision Head, Development Review & Urban Design IL:ld Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report No. PLN 08-24 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/23 The Corporation of the City of Pickering By-law No. XXXX/24 Being a By-law to amend Zoning By-law 7553/17, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering (A 01/23) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a high-density, residential development on lands being Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering; And whereas an amendment to By-law 7553/17, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Section 6, Exceptions, and Schedule 7 of Zoning By-law 7553/17, as amended, is further amended by adding a new Exception E22 as follows: E22 (Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering) Parent Zone: CC1 Schedule 7 Amending By-law: XXXX/24 6.22.1 Zone Provisions The following regulations apply: a) Notwithstanding Section 3.1, Table 1, related to Parking Space Requirements, the minimum parking ratio shall be 0.55 parking spaces per apartment dwelling unit for residents, and 0.15 parking spaces per apartment dwelling unit for visitors. b) Notwithstanding Section 3.9 b) and e) related to Bicycle Parking Space Requirements, all required bicycle parking spaces may be stacked bicycle parking spaces, subject to the following dimensions: i) a minimum length of 1.8 metres and a minimum width of 0.37 metres. c) Notwithstanding Section 4.2 b) ii) and Schedule 5, related to Maximum Building Height, the height of a building or structure shall not exceed a building height of 133 metres. d) Notwithstanding Section 4.2 f) ii) related to Podium Requirements for Buildings greater than 37.5 metres, the maximum height of a podium shall be 23 metres. e) Notwithstanding Section 4.2 f) ii) related to Podium Requirements for Buildings greater than 37.5 metres, the following building elements may exceed the maximum podium height: By-law No. XXXX/24 Page 2 i) equipment used for the functional operation of the building and structures including electrical, utility, mechanical and ventilation equipment, enclosed stairwells roof access, maintenance equipment storage, chimneys, vents, and window washing equipment; ii) architectural features, parapets, elements and structures associated with a green roof; iii) planters, landscaping features, guard rails, divider screens on a balcony and/or terrace; and iv) trellises, pergolas and unenclosed structures providing safety or wind/noise protection to rooftop amenity space. f) Notwithstanding Section 4.2 j) i) and ii) related to Minimum Main Wall Stepback for Buildings greater than 37.5 metres and buildings equal to and greater than 73.5 metres, the minimum main wall stepback shall not apply. 2. Section 7, Holding Provisions, and Schedule 8 of Zoning By-law 7553/17, as amended, is further amended by adding a new (H) Holding Symbol as follows: H11 (Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering) Parent Zone: CC1 Schedule 8 Amending By-law: XXXX/24 7.11 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 Regional Municipality of Durham and the City of Pickering: a) The owner has entered into a site servicing agreement with the Regional Municipality of Durham that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site. 3. Schedule 7, Exceptions, of Zoning By-law 7553/17, as amended, is further amended by adding an E22 notation as depicted on Schedule I to this By-law. 4. Schedule 8, Holding Provisions, of Zoning By-law 7553/17, as amended, is further amended by adding an H11 notation as depicted on Schedule II to this By-law. 5. That By-law 7553/17, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 7553/17, as amended. 6. That this By-law shall come into force in accordance with the provisions of the Planning Act. By-law No. XXXX/24 Page 3 By-law passed this XXth day of XXXX, 2024. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk Highway 401 Pickering Parkw a y Va l l e y F a r m R o a d Clerk Mayor Schedule I to By-LawPassed ThisDay of i N XXXX/24XXrd XXXX 2024 E22 78.9m 68 . 6 m 78.6m 67 . 9 m Highway 401 Pickering Parkw a y Va l l e y F a r m R o a d Clerk Mayor Schedule II to By-LawPassed ThisDay of i N XXXX/24XXrd XXXX 2024 H11 78.9m 68 . 6 m 78.6m 67 . 9 m Attachment 1 to Report PLN 08-24 Sa n d y B e a c h R o a d Va l l e y F a r m R o a d Pickering Parkw a y Gle n a n n a R o a d Celebration Drive Diefenbaker Court The Esplanade S The Esplanade N Alliance Road Highway 401 EsplanadePark Diana PrincessOf Wales Park RecreationComplex 1:4,000 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: A 01/23 THIS IS NOT A PLAN OF SURVEY. Date: Jan. 05, 2023 ¯ E Pickering Valley Developments Limited1525 Pickering Parkway HydroLands SubjectLands L:\PLANNING\01-MapFiles\A\2023\A 01-23 The Biglieri Group\A01_23_LocationMap.mxd HydroLands Attachment 2 to Report PLN 08-24 Kingston R o a d Sa n d y B e a c h R o a d Gl e n a n n a R o a d Va l l e y F a r m R o a d Pickering Parkw a y Celebration Drive Diefenbaker Court The Esplanade S The Esplanade N Alliance Road Highway 401 Air Photo MapFile:Applicant:Municipal Address: A01/23 Date: Mar. 16, 2023 ¯ E Pickering Valley Developments Limited1525 Pickering Parkway SubjectLands 1:5,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment HydroCorridor Diana PrincessOf Wales Park HydroCorridor Attachment 3 to Report PLN 08-24 Submitted Site Plan City Development Department Jan 26, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 N Attachment 4 to Report PLN 08-24 City Development Department Jan 26, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 Revised Conceptual Rendering - Facing Northwest Attachment 5 to Report PLN 08-24 City Development Department Jan 26, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 Revised Conceptual Rendering - Building Entrance Habitat for Humanity GTA | 155 Bermondsey Rd, Toronto, ON M4A 1X9 | 416-755-7352 | info@habitatgta.ca | habitatgta.ca Attachment 6 to Report PLN 08-24 January 12th, 2024 City of Pickering Planning Department 1 The Esplanades S, Pickering, ON L1V 6K7 Via: email to Jane Renwick, Sevoy Developments Dear Mayor and Council Members, Re: File No. A01/13 – Zoning Bylaw Amendment for 1525 Pickering Parkway, Pickering, Ontario We are writing in regard to the Zoning Bylaw Amendment application for the proposed development at 1525 Pickering Parkway, in particular, to confirm that Habitat for Humanity Greater Toronto Area (Habitat) is currently in discussions with owner Pickering Valley Developments Limited to include one (1) Habitat affordable ownership unit in their proposed project. Habitat is a leading non-profit affordable ownership provider with over 30 years’ experience supporting working families to achieve strength, stability, and self-reliance through the benefits of Habitat homeownership. Habitat has extensive experience working collaboratively with municipalities and developers to provide positive community outcomes through the development process. Habitat is currently in discussion with the owner to provide one (1) affordable housing unit in the project located at 1525 Pickering Parkway. The unit will be a three bedroom “family sized” unit and will include a minimum of one parking space. The project will provide a 50% discount on maintenance (condo) fees. Habitat would agree to purchase this unit at no cost. This will enable a working family with an annual gross household income between $75,000 and $100,000 the opportunity to progress through the housing continuum and build a foundation to prosper. Habitat looks forward to continuing to work with the owner towards a term sheet to deliver affordable housing at 1525 Pickering Parkway. As a result, Habitat supports Pickering Valley’s application before Council. Sincerely, Chris Robinson Director, Real Estate and Project Funding Habitat for Humanity GTA | 155 Bermondsey Road, Toronto, ON M4A 1X9 Attachment 7 to Report PLN 08-24 Summary of Key Details of Proposal (A 01/23) Proposal Net Floor Area (NFA) 29,590 square metres Floor Space Index (FSI) 5.75 FSI Number of Residential Units 571 residential units Number of Storeys and Building Heights 40 storeys Approximately 132 metres Unit Types Studio: 38 units (6.6%) 1 Bedroom: 195 units (34.2%) 1 Bedroom plus Den: 256 units (44.8%) 2 Bedroom: 72 units (12.6%) 2 Bedroom plus Den: 8 units (1.4%) 3 Bedroom: 2 units (0.4%) Vehicular Parking Resident – 315 spaces Visitor – 86 spaces Total – 401 spaces Bicycle Parking 286 spaces Private Amenity Area Indoor – 1,142 square metres Outdoor – 3,384 square metres Total – 4,526 square metres