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PLN 10-25
Report to Planning & Development Committee Report Number: PLN 10-25 Date: April 7, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Draft Plan of Condominium CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road (Southwest corner of Brock Road and Zents Drive) Recommendation: 1. That Draft Plan of Subdivision Application SP-2022-03, submitted by The Brock Zents Partnership, to establish one block for a residential condominium development, one environmental block, and one public road, as shown in Attachment 3 to Report PLN 10-25, and the implementing conditions of approval, as set out in Appendix I, be endorsed; and 2. That Zoning By-law Amendment Application A 08/22, submitted by The Brock Zents Partnership, to permit a residential condominium development consisting of a mix of townhouse dwellings, on lands located at the southwest corner of Brock Road and Zents Drive, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 10-25, be finalized and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. Executive Summary: The purpose of this report is to seek Council endorsement of a Draft Plan of Subdivision and approval of a Zoning By-law Amendment application, submitted by The Brock Zents Partnership, to permit a residential condominium development containing a total of 275 townhouse dwelling units. The subject lands, comprising three properties, are located at the southwest corner of Brock Road and Zents Drive, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The proposed draft plan of subdivision, as shown in Attachment 3 to this report, includes: • A residential block (Block 1) for standard and common-element condominiums, containing a total of 275 townhouse dwelling units. The units include a mix of 3 and 4-storey stacked, stacked back-to-back, and rear-lane townhomes. This block also includes an internal private road, as well as a common outdoor private park and landscaped gateway entry feature (see Revised Site Plan, Attachment 5). • The northerly extension of Four Seasons Lane, to be constructed as part of the proposed development at the applicant’s cost. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 2 Draft Plan of Condominium CP-2022-04 • An environmental block (Block 2), containing significant woodlands, to be conveyed into public ownership. • A sight triangle (Block 3), at the corner of Brock Road and Zents Drive, to be conveyed to the Region of Durham. City Development staff support the proposed development. The proposal conforms with the 2024 Provincial Planning Statement and the Regional Official Plan, which supports the intensification of the Urban Area and encourages a mix of housing options to support a complete community. It also conforms to the density and Floor Space Index requirements in the Pickering Official Plan. The proposal has regard for the Duffin Heights Neighbourhood policies and Design Guidelines, which, among other design objectives, encourage higher-intensity multi-unit housing forms to be located adjacent to Brock Road. Technical matters related to the development will be addressed as conditions of subdivision approval and through site plan approval. These matters include, but are not limited to, tree compensation, entry feature design, architectural treatment, drainage and grading, site servicing, and construction management. Accordingly, staff recommend that Council endorse the Draft Plan of Subdivision Application SP-2022-03 and the conditions of draft approval set out in Appendix I to this report. Staff also recommend that Zoning By-law Amendment Application A 08/22 be approved and that the draft zoning by-law amendment, as set out in Appendix II to this report, be finalized and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. 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 seek Council’s endorsement of a Draft Plan of Subdivision and approval of a Zoning By-law Amendment, submitted by The Brock Zents Partnership, to permit a residential condominium development containing a total of 275 townhouse dwelling units. This report highlights how the proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan, the Pickering Official Plan, and the Duffin Heights Neighbourhood policies and Development Guidelines. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 3 Draft Plan of Condominium CP-2022-04 1. Background 1.1 Property Description The subject lands are located at the southwest corner of Brock Road and Zents Drive, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The lands comprise three properties with a combined area of approximately 3.0 hectares with frontages along Brock Road and Zents Drive. The lands are currently vacant. The southern and western portions of the lands contain mature vegetation, which forms part of the significant woodlands to the west (see Air Photo Map, Attachment 2). Surrounding land uses include: North: Across Zents Drive is the Pickering Fire Services Headquarters. East: Across Brock Road is a residential condominium development containing a mix of stacked townhouse units. The land at the southeast corner of Brock Road and Rex Health Drive received zoning approval in 2015 for two 8-storey mixed-use apartment buildings and stacked townhouse units fronting Brock Road. South: To the south is vacant land owned by Lebovic Enterprises Limited. In 2017, the Ontario Municipal Board (now Ontario Land Tribunal) approved a Draft Plan of Subdivision and site-specific Zoning By-law Amendment for these lands to facilitate a residential condominium development containing 27 stacked townhouses and 76 block townhouses. An application for Site Plan Approval is currently under review for this development. In March 2021, a fill permit was issued by the City for tree removal on the site. Additionally, in December 2024, authorization was granted to commence work on the northerly extension of Four Seasons Lane from Dersan Street. West: To the west is a woodlot identified as Significant Woodlands in the Pickering Official Plan. These lands are owned by Infrastructure Ontario. 1.2 Applicant’s Proposal The applicant has submitted applications for Draft Plan of Subdivision, Zoning By-law Amendment, and Draft Plan of Condominium to facilitate a residential condominium development. The purpose of the Draft Plan of Subdivision is to create four blocks, as summarized in the table below (see Revised Draft Plan of Subdivision, Attachment 3). PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 4 Draft Plan of Condominium CP-2022-04 Block Land Area Proposed Use Development Block 1 2.7 hectares Residential block for standard and common-element condominiums, containing a total of 275 townhouse dwelling units. Environmental Block 2 0.16 of a hectare Environmental lands containing significant woodlands will be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. Sight Triangle Block 3 0.008 of a hectare Lands are to be conveyed to the Region of Durham for a sight triangle at the southwest corner of Brock Road and Zents Drive. Public Road Extension 0.44 of a hectare Lands are to be conveyed to the City for the northerly extension of Four Seasons Lane. The right-of-way width of the road is 20.0 metres. Total 3.3 hectares Originally, the applicant proposed a residential condominium development with 195 dwelling units, consisting of 17 townhouse buildings, all 3-storeys in height, with a mix of stacked and rear-lane units (see Original Site Plan, Attachment 4). During the review process and at the Statutory Public Meeting, staff and members of the Planning & Development Committee expressed concerns regarding the lack of variation in unit types and building heights, which resulted in a repetitive built form. In response to these concerns, the applicant revised the proposal to include a mix of 3-and 4-storey stacked, stacked back-to-back, and rear-lane townhomes, increasing the total number of units to 275 dwelling units (see Revised Site Plan, Attachment 5). Therevised layout includes: •Buildings 1 to 5: 4-storey stacked back-to-back townhouses fronting Brock Road andZents Drive, containing 164 units. •Buildings 6 to 10: 3-storey stacked townhouses located at the centre of the site,containing 81 units. •Buildings 11 to 13: 3-storey rear-lane townhouses fronting the proposed extension of Four Seasons Lane, containing 30 units. Resident parking for the stacked back-to-back units is proposed at a ratio of 1.0 space per unit, accommodated within a single-level underground parking garage accessed from an internal private road. For the stacked and rear-lane units, a parking ratio of 2.0 spaces per unit is proposed. The stacked units will include one parking space in a private garage and one space on PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 5 Draft Plan of Condominium CP-2022-04 a surface driveway at the rear of the units, accessed from the private road. The rear-lane units will have parking within a double or tandem private garage at the rear of the units. Visitor parking for all unit types is proposed at a ratio of 0.25 of a space per unit, for a total of 69 visitor parking spaces, distributed throughout the site. The development includes two full-movement vehicle access points from the internal private road to the proposed northerly extension of Four Seasons Lane. The road extension will be constructed as part of the proposed development at the applicant’s cost. The applicant has indicated that the internal private roads have been designed to accommodate municipal curbside waste collection for all units. An 838 square metre common outdoor private amenity area is proposed at the centre of the site, between Blocks 7 and 8. This amenity space is connected to a pedestrian pathway network that links to Brock Road, Zents Drive (including the existing Durham Region bus stop at Zents Drive), and Four Seasons Lane. Additionally, a 505 square metre landscaped gateway entry feature is proposed at the southwest corner of Brock Road and Zents Drive. An application for Site Plan Approval has been submitted and is currently under review. 1.2.1 Condominium Structure The proposed development will consist of multiple condominium corporations. The tenure of the stacked and back-to-back townhomes (Blocks 1 to 10) will be a standard condominium, while the tenure of the rear-lane townhomes (Blocks 11 to 13) will be a common element condominium. The private roads, outdoor amenity areas, internal walkways, community mailboxes, a water meter room, and visitor parking areas will be contained within the common element. Reciprocal easements will be established to provide access over these elements for the standard condominiums to Four Seasons Lane. A mutual use and cost-sharing arrangement will be implemented for all the condominiums to ensure an equitable arrangement regarding the use, long-term care, and maintenance of the common elements (see Revised Draft Plan of Condominium, Attachment 6). An application for Draft Plan of Condominium (standard condominium) for Blocks 1 to 10 will be submitted at a later date. 2. Public Engagement A Statutory Public Meeting for the applications was held on April 3, 2023. Notice of the meeting was provided through a mailing to all properties within 150 metres of the subject lands. In total, notices were mailed to 320 property owners. In addition to the mailed notices, notice signs were erected on the properties. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 6 Draft Plan of Condominium CP-2022-04 3. Comments Received 3.1 Comments received at the April 3, 2023, Statutory Public Meeting No residents spoke at the Statutory Public Meeting. However, the City received written comments from three area residents. Key questions and comments raised by area residents included: • concerns about the loss of mature vegetation (woodlot) on the lands to accommodate the development, as it provides noise attenuation and passive amenity space • request that the applicant provide a pedestrian and bicycle path through the woodlot • concerns that future construction activities will disrupt school bus schedules • concerns that construction vehicles will park on surrounding residential streets and block driveways • concerns that existing elementary schools will not be able to accommodate future students from the proposed development • concerns that there are not enough medical services within the immediate area to support existing and future residents • concerns that garbage from future dwellings will not be contained within the subject lands, especially during episodes of heavy winds Key questions and comments raised by members of the Planning & Development Committee at the Statutory Public Meeting included: • questions about whether the applicant would incorporate affordable housing into the development • request that the applicant prepare a construction management plan to mitigate adverse impacts to the community during construction • questions if residents would have access to the woodlot A response to the questions and concerns raised by area residents and the Planning & Development Committee can be found in Attachment 8 to this report. 3.2 Agency Comments 3.2.1 Toronto and Region Conservation Authority • no objections to the applications, subject to the conditions of draft plan approval • technical matters related to stormwater management, feature removals, and construction phasing must be addressed during the detailed design stage 3.2.2 Region of Durham • no objections to the applications, subject to the conditions of draft plan approval and draft plan of condominium PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 7 Draft Plan of Condominium CP-2022-04 • technical matters related to servicing, transportation, and waste management will be further reviewed during the site plan approval process 3.2.3 Durham District School Board • no objections to the applications • approximately 96 elementary pupils and 55 secondary pupils may be generated by the proposed development • students generated from this development will attend existing neighbourhood schools, until a new elementary school at the northwest corner of Dersan Street and Tillings Road is constructed 3.2.4 Durham Regional Police, Radio Systems – Communications • the construction of buildings on the subject lands will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links • newly constructed buildings will have to be tested for in-building coverage once the buildings are completed 3.3 Comments from City Departments 3.3.1 Engineering Services • no objections to the applications, subject to the conditions of draft plan approval • technical matters including, but not limited to, grading and drainage, stormwater management, construction management, landscaping requirements, and gateway feature design will be further reviewed through the site plan approval process 3.3.2 Fire Services • no objections to the applications 3.3.3 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development applications in the City, replacing the 2007 Sustainable Development Guidelines. Applications submitted (and deemed complete) before December 31, 2022, continue to follow the 2007 guidelines and must achieve at least Level 1, or a minimum of 19 points. Since these applications were received in November 2022, before the new standards took effect, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Guidelines Report/Checklist, prepared by Evans Planning, dated November 2022, and have no objections to the applications. The proposal aims to achieve a total of 37 points (Level 3), which exceeds the minimum Level 1 (19 points) required. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 8 Draft Plan of Condominium CP-2022-04 The applicant has identified the following sustainability measures to be incorporated into the development: • providing 50 percent of plantings as native and drought-tolerant species • providing energy-efficient appliances in all proposed dwelling units • replanting large to medium canopy trees to increase shade and reduce the urban heat island effect • using high albedo surfacing/colours for all pedestrian walkways to reduce pavement surface temperatures As part of the ongoing site plan approval process, the applicant has submitted a completed ISDS Checklist for low-rise residential buildings. Sustainability staff are working with the applicant through the site plan approval process, to ensure the proposal complies with the City’s new ISDS standards. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Review Panel for their feedback before the Director, City Development & CBO issues site plan approval. 4. Planning Analysis 4.1 The proposal conforms to the Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS directs planning authorities to promote intensification and redevelopment in Settlement Areas, to support the achievement of complete communities. This includes planning for a range and mix of housing options and prioritizing investment in infrastructure and public service facilities. The proposal supports the intensification of vacant and underutilized land for residential purposes, which contributes to the growth of the Duffin Heights neighbourhood. Additionally, the proposed road extension of Four Seasons Lane will improve connectivity within the neighbourhood, which supports the achievement of complete communities. The proposal conforms to the new PPS. 4.2 The proposal conforms to the Durham Regional Official Plan “Envision Durham” On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3, 2024. The remaining parts of the Plan were subsequently approved by the MMAH on December 13, 2024. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 9 Draft Plan of Condominium CP-2022-04 On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject lands as “Urban System – Community Areas” with a “Regional Corridor” overlay. The ROP supports development within Urban Areas and the efficient use of existing and planned infrastructure. The ROP encourages built forms along Regional Corridors to be multi-storey, compact, pedestrian-friendly, and transit-supportive. The proposal aligns with the ROP by promoting the intensification of vacant and underutilized land in the City’s Urban Area and will contribute to a compact, multi-storey built form along Brock Road. The proposal incorporates a pedestrian pathway network that connects to surrounding public roads and the existing Durham Region bus stop at Zents Drive, which enhances the walkability and connectivity of the site. The proposal conforms to the ROP. 4.3 The proposal conforms to the density and Floor Space Index requirements in the Pickering Official Plan The Pickering Official Plan (POP) designates the majority of the subject lands as “Mixed Use Areas – Mixed Corridors”. Mixed Use Areas are recognized as lands that have, or are intended to have, the widest variety of uses and highest levels of activity in the City. This designation is intended primarily for residential, retail, community, cultural, and recreational uses. The Mixed Corridors designation permits a net residential density of over 30 units and up to and including 140 units per net hectare, and a maximum Floor Space Index (FSI) of up to and including 2.5 FSI. The proposal will result in a residential density of 103 units per net hectare and an FSI of 1.2. The proposal complies with the minimum and maximum density and FSI targets within the POP. 4.4 Compensation will be provided for the removal of features on the subject lands The POP designates the southwestern corner of the subject lands as “Open Space Systems – Natural Areas” and identifies this portion as part of the “Natural Heritage System”. Additionally, the POP identifies portions of the subject lands, specifically around the north, west, and south property lines, as containing “Significant Woodlands”. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 10 Draft Plan of Condominium CP-2022-04 The Natural Areas designation allows for conservation, environmental protection, restoration, education, passive recreation, and similar uses. In accordance with the POP, an Environmental Impact Study (EIS) is required for any proposed development located within 120 metres of a key natural heritage or key hydrologic feature. In support of the proposed development, the applicant has submitted an EIS, prepared by Beacon Environmental Limited, dated November 2022. The EIS concludes that there are no Areas of Natural and Scientific Interest, provincially significant wetlands, threatened or endangered species, or significant wildlife habitat located on the subject lands. An unevaluated wetland is present at the southwest corner of the subject lands. While not classified as a significant wetland by the Ministry of Natural Resources and Forestry, an unevaluated wetland may be identified for conservation by a municipality or conservation authority. The subject lands also contain significant woodlands, which form part of a larger woodland community extending onto adjacent lands to the west owned by Infrastructure Ontario (IO). Additionally, a cultural thicket is present on the subject lands, located at the edge of the woodlands. A portion of the significant woodlands, located at the western corner of the Four Seasons Lane extension and adjacent to the IO lands, is proposed to be rezoned to an EP zone and conveyed into public ownership. To accommodate the extension of Four Seasons Lane, the applicant proposes removing 0.33 hectares of natural features (wetland and woodland) from the subject lands and IO lands. An additional 0.91 hectares of natural features (wetland, woodland, and cultural thicket) is proposed to be removed from the subject lands to facilitate the proposed development. The Toronto and Region Conservation Authority (TRCA) has reviewed the submitted EIS and has no objections to the proposed development. In accordance with TRCA policies, compensation is required for the loss of ecosystem features within the TRCA’s regulated area. Due to site constraints, the applicant chose to provide compensation to the TRCA in the form of cash-in-lieu. In 2022, the applicant entered into a compensation agreement with the TRCA, agreeing to pay a total of $84,000.00 for ecosystem compensation. The applicant has confirmed that the required payment has been made to the TRCA. The applicant must also compensate the City for the removal of vegetation located outside of the TRCA’s regulated area. As per the Duffin Heights Environmental Servicing Plan, the applicant is required to pay the City a total of $19,961.55 for the removal of non-regulated vegetation. As a condition of draft plan approval, the applicant will be required to make this payment to the City. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 11 Draft Plan of Condominium CP-2022-04 In addition to ecosystem compensation, the EIS recommends various mitigation measures to minimize the impact of the proposed development on the features, including, but not limited to: • planting native species that are complementary to the adjacent woodlot • planting deciduous species to increase species diversity in the adjacent woodlot • installing silt fencing along the limits of development during construction to minimize sediment leaving the site • ensuring all vegetation removals occur outside of the bat maternity roosting period, between April 30 to October 1 The proposal conforms to the applicable environmental policies within the POP. 4.5 The proposal is consistent with the Duffin Heights Neighbourhood policies 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 • 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 • the development of future roads adjacent to the Mixed Corridor designation on both sides of Brock Road to provide alternative access and potential transit routes The proposal implements the Duffin Heights Neighbourhood policies by placing the higher-density multi-unit dwellings (4-storey stacked back-to-back townhouses) adjacent to Brock Road and Zents Drive. The grade-related traditional townhouses (3-storey stacked and rear-lane townhouses) are located internal to the site and adjacent to Four Seasons Lane. The townhouses range in height from a maximum of 12.5 metres for the 3-storey units and 17.5 metres for the 4-storey units. The proposal provides a pedestrian pathway network between the site and Brock Road, Zents Drive (including the existing Durham Region bus stop at Zents Drive), and Four Seasons Lane. Within the development, there are walkway connections throughout the site that connect to the common outdoor private amenity area, pedestrian mews, mailboxes, and visitor parking areas. The northerly extension of Four Seasons Lane will be constructed as part of the proposed development and will provide alternative vehicular access for the neighbourhood, helping to alleviate local traffic along Brock Road. PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 12 Draft Plan of Condominium CP-2022-04 The intersection of Brock Road and Zents Drive has been identified as a Focal Point within the Duffin Heights Neighbourhood. Development within Focal Points is to contribute to the prominence of the intersection by requiring: • initial development on each property to occur at the corner of the intersection • the inclusion of appropriate provisions in the implementing zoning by-law to address such matters as the location and extent of build-to-zones, a mix of permitted uses, and required building articulation • the use of other site development features such as building design, building material, architectural features or structures, landscaping, public art, and public realm enhancements, such as squares or landscaped seating areas, to help achieve focal point prominence • all buildings to be a minimum of 3 functional storeys with 4-storey massing The townhouse blocks facing Brock Road and Zents Drive are 4-storeys, which helps to frame the intersection and create an enhanced gateway entry into the community. The proposal establishes a privately-owned, publicly accessible landscaped gateway entry feature at the intersection of Brock Road and Zents Drive. Through the site plan approval process, staff will work with the applicant on the design of the entry feature, to enhance the landscape treatment and include architectural features, seating areas, and/or public art at the focal point. The proposal is consistent with the policies for the Duffin Heights Neighbourhood. 4.6 The proposal has regard for the Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood 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: • properties fronting Brock Road shall be required to provide a built form across a minimum of 60 percent of the lot frontage • all primary frontages of buildings shall front Brock Road, and provide pedestrian access directly to the sidewalk and multi-use trail along Brock Road • large walls visible from Brock Road shall be articulated through various treatments such as offset in massing; blank façades will not be permitted facing Brock Road or any street The townhouse blocks facing Brock Road provide a built form across more than 70 percent of the frontage. All townhouse units facing public roads, including Brock Road, Zents Drive, and Four Seasons Lane, have front entrances facing the road. The design of the townhouse units will incorporate architectural treatments, such as PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 13 Draft Plan of Condominium CP-2022-04 projecting balconies, articulated with fenestration, and the use of various building materials and colours (see Revised Conceptual Renderings, Attachment 7). As described above, the proposal provides a convenient pedestrian pathway network to allow future residents to easily travel through the site, access the public transit stop at Zents Drive, and access commercial uses along Brock Road. 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. Additionally, through the site plan approval process, the site design and architectural treatment of the townhouse blocks will be peer-reviewed by the City’s Urban Design Review Consultant. The proposal has regard for the Duffin Heights Neighbourhood Development Guidelines. 4.7 The proposal is expected to have minimal traffic impacts on the surrounding road network In support of the proposed development, the applicant has submitted a Traffic Impact Study (TIS), dated October 2022, and an Addendum Letter, dated March 25, 2024, both prepared by Trans-Plan. Based on the findings of the study, the proposed development is expected to generate 108 vehicular trips (26 inbound trips and 82 outbound trips) during the weekday morning peak hour (between 7:30 am and 8:30 am). During the weekday afternoon peak hour (between 4:30 pm and 5:30 pm), the development is expected to generate 138 vehicular trips (86 inbound trips and 52 outbound trips). The proposed development is not expected to create any significant traffic impacts at the intersection of Brock Road and Zents Drive, along the northerly extension of Four Seasons Lane, or at the proposed site accesses. At the intersection of Brock Road and Zents Drive, the expected increase in average delay/queueing is six seconds per vehicle in the weekday morning peak hour, and two seconds per vehicle in the weekday afternoon peak hour. The City's Engineering Services Department and the Region of Durham Works Department have reviewed the submitted TIS and Addendum Letter and are satisfied with the findings. 4.8 The proposal will be served by a private park, private balconies/patios/terraces, and a future City park The proposal provides sufficient common outdoor amenity areas and private outdoor spaces to service the future residents of the development. Patios and balconies are provided for the stacked and rear-lane townhouse units, and patios, balconies, and PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 14 Draft Plan of Condominium CP-2022-04 rooftop terraces are provided for the stacked back-to-back townhouse units. In addition to these spaces, a central outdoor amenity area, gateway landscaped entry feature, and pedestrian mews (located between Buildings 9 and 10) are provided as outdoor amenity areas accessible to all residents. Based on preliminary landscape plans, the outdoor amenity area is proposed to include a children’s play structure, open lawn space, picnic seating, and soft and hard landscaping. The entry feature is proposed to include seating areas, cantilevered trellises, and soft and hard landscaping. Through the site plan approval process, staff will continue to work with the applicant on the design of the private park and explore opportunities to further enhance the landscape treatment within the development. In addition to the private amenity areas within the development, a future City park, having an area of 0.62 hectares, is located on the west side of Four Seasons Lane, south of Dersan Street and the Hydro Corridor. Construction of this park is tentatively scheduled for 2026 and will include amenities such as a multi-use court, children’s play area, and shade structures. 4.9 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 cost-sharing agreement for Duffin Heights or receive an acknowledgement from the Trustee of the Duffin Heights Landowners Group Inc., that the benefiting landowner has made satisfactory arrangements to pay its proportionate share of the development costs. A condition of draft approval addresses this requirement. 4.10 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be dealt with through the subdivision agreement and the site plan approval process. These requirements will address matters such as, but not limited to: • entry feature design • architectural treatment • tree compensation • landscaping and fencing • snow storage • lighting • pedestrian circulation and connections • outdoor amenity area design • drainage and grading • site servicing • construction management • resident, visitor, and accessible parking spaces PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 15 Draft Plan of Condominium CP-2022-04 • waste management collection • location of hydro transformers, gas meters and other utilities 5. Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development & CBO Applications for standard and common element condominiums are delegated to the Director, City Development & CBO for final approval. The applicant will be required to submit separate standard condominium applications for the stacked townhouse blocks. No further approvals are required at this time. 6. Conclusion The proposal complies with applicable policies in the Provincial Planning Statement, the Regional Official Plan, and the Pickering Official Plan. Additionally, the site layout and built form have regard for the Duffin Heights Neighbourhood policies and design guidelines. Accordingly, staff recommend that Council endorse the Draft Plan of Subdivision SP-2022-03 and the conditions of draft approval set out in Appendix I to this report. An application for Site Plan Approval is currently under review for this proposed development. Staff recommend that the implementing zoning by-law, as set out in Appendix II to this report, be approved and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. 7. Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Appendices: Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-03 Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 08/22 Attachments: 1. Location Map 2. Air Photo Map 3. Revised Draft Plan of Subdivision 4. Original Site Plan 5. Revised Site Plan PLN 10-25 April 7, 2025 Subject: Draft Plan of Subdivision SP-2022-03 Zoning By-law Amendment A 08/22 Page 16 Draft Plan of Condominium CP-2022-04 6.Revised Draft Plan of Condominium 7. Revised Conceptual Renderings8.Response to Comments from Committee Members and Area Residents Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, 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 No. PLN 10-25 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-03 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-03 General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the approved draft plan of subdivision, prepared by Goldberg Group, for lands being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633, revised and dated December 20, 2024, which illustrates one (1) residential block, one (1) environmental block, one (1) public road, and one (1) block for a sight triangle. Region of Durham 2. That the Owner shall convey to the Regional Municipality of Durham, a sight triangle of 15m x 15m at the southwest quadrant of the intersection of Brock Road and Zents Drive. 3. That the Owner shall submit Environmental Site Assessment documents to address potential site contamination for the subject lands in accordance with the Regional Municipality of Durham's Soil and Groundwater Assessment Protocol. 4. That the Owner shall agree in the City of Pickering’s Subdivision Agreement to implement the recommendations of the “Noise Feasibility Study,” prepared by HGC Engineering, dated October 2022, which specifies noise attenuation measures for the development. The measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. 5. That the Owner shall carry out a cultural heritage resource assessment of the subject lands and mitigation and/or salvage excavation of any significant heritage resources to the satisfaction of the Ministry of Citizenship and Multiculturalism. No grading or other soil disturbance shall take place on the subject land prior to a letter of clearance from the Ministry of Citizenship and Multiculturalism. 6. That the Owner shall grant to the Regional Municipality of Durham, any easements required to provide regional services for this development and these easements shall be in locations and of such widths as determined by the Regional Municipality of Durham. 7. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval of this plan. 8. That prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. Recommended Conditions of Approval (SP-2022-03) Page 2 The Brock Zents Partnership 9. That the Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other services. Subdivision Agreement 10. That the Owner enters into a Subdivision Agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M-Plan 11. That the Owner submits a 40M-Plan to the satisfaction of the City Development Department. Zoning 12. That the implementing by-law for Zoning By-law Amendment Application A 08/22 becomes final and binding. Street Names and House Numbers 13. That street names and signage be provided to the satisfaction of the Region and the City. 14. That house numbers are assigned as per the City’s addressing conventions. Development Charges & Development Review Inspection Fee 15. That the Owner satisfies the City financially with respect to the Development Charges Act. 16. That the Owner satisfy the City with respect to the Development Services Engineering Review Fee, Residential Lot Grading Review Fee, and Development Services Inspection Fees. Dedications/Transfers/Conveyances 17. That the Owner conveys to the City, at no cost, the extension of the municipal road known as Four Seasons Lane. 18. That the Owner conveys to the City, at no cost, Block 2 for environmental protection. 19. That the Owner conveys to the City, at no cost: i. any easements as required; and ii. any reserves as required by the City. Stormwater 20. That the Owner satisfies the Director, Engineering Services respecting the stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. Recommended Conditions of Approval (SP-2022-03) Page 3 The Brock Zents Partnership 21. That the Owner satisfies the Director, Engineering Services for contributions for Stormwater Maintenance Fees. 22. That the Owner satisfy the Director, Engineering Services for contributions for downstream stormwater management in accordance with the approved Duffin Heights Neighbourhood Stormwater Management Facility #4 Design Brief (August 2012). 23. That the Owner agrees that all stormwater management facilities and Low Impact Development (LID) Measures shall be designed to be consistent with the City of Pickering Stormwater Management Design Guidelines and the Toronto and Region Conservation Authority’s Low Impact Development Stormwater Management Planning and Design Guidelines (2013 standards). Grading 24. That the Owner satisfies the Director, Engineering Services respecting submission and approval of a grading control plan. 25. That the Owner satisfy the Director, Engineering Services respecting the submission and approval of a geotechnical soils analysis. 26. That the Owner satisfies the Director, Engineering Services respecting authorization from abutting landowners for all offsite grading. Fill & Topsoil 27. That the Owner acknowledges that the City’s Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site unless a permit has been issued. No on-site work prior to draft plan approval is permitted. A Fill & Topsoil Disturbance Permit will be required should vegetation removal or grading works proceed prior to the Subdivision Agreement being executed. Construction/Installation of City Works & Services 28. That the Owner satisfies the Director, Engineering Services respecting the construction of storm sewers, sidewalks, and boulevard designs. 29. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. 30. That the Owner satisfies the appropriate authorities respecting arrangements and/or the conveyance of any easements to any utility to facilitate the installation of their services including the provision of underground wiring, street lighting, cable television, natural gas and other similar services for the development. 31. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. Recommended Conditions of Approval (SP-2022-03) Page 4 The Brock Zents Partnership Phasing & Development Coordination 32. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Easements 33. That the Owner conveys any easements to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 34. That the Owner arranges at no cost to the City any easements required on third-party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. Construction Management Plan 35. That the Owner satisfies the City respecting the submission and approval of a Construction Management, with such Plan to contain, among other matters: i. details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; ii. addressing the parking of vehicles and the storage of construction and building materials during servicing and construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on existing streets or the proposed public street; iii. assurance that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; iv. the provision of mud and dust control on all roads within and adjacent to the site; v. type and timing of construction fencing; vi. location of construction trailers; and vii. details of the temporary construction access. Fencing 36. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. Landscaping 37. That the Owner submits a tree preservation/street tree planting plan to the satisfaction of the Director, Engineering Services. This is to include boulevard plantings along Brock Road, Zents Drive, and Four Seasons Lane. Recommended Conditions of Approval (SP-2022-03) Page 5 The Brock Zents Partnership Tree Compensation 38. That the Owner agrees that prior to final approval of the draft plan, compensation for the loss of tree canopy will be required either through replacement planting or cash-in-lieu, to be paid to the City of Pickering, in accordance with the Duffin Heights Environmental Servicing Plan. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of all trees, including boulevard trees, to the satisfaction of the Director, Engineering Services. Engineering Plans 39. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. 40. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, tree planning, and financially secure such works. 41. That the engineering plans be coordinated with the architectural design objectives. Noise Attenuation 42. That the Owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the Noise Feasibility Study. Parkland Dedication 43. That the Owner satisfies the City with respect to its obligation to provide parkland or payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 44. That the Owner agrees that no development will proceed on any lands until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Duffin Heights Cost Sharing 45. That the Owner satisfy, to the satisfaction of the City, all matters required by the Duffin Heights Environmental Servicing Plan, including but not limited to the following: i. Functional Servicing and Stormwater Report; ii. Monitoring Report; iii. Compensation Report; iv. Fish Habitat Restoration Fund contribution; v. Watershed System Monitoring and Management Fund contribution; and vi. Adaptive Management Fund contribution. Recommended Conditions of Approval (SP-2022-03) Page 6 The Brock Zents Partnership 46. That the Owner satisfies the City with a letter from the Trustee for the Duffin Heights Landowners Group Inc. acknowledging that the Owner continues to be a Participating Owner pursuant to the cost-sharing agreement for Duffin Heights and that the Owner has made all payments due under the said cost-sharing agreement. Model Homes 47. That the Owner enters into a Model Home Agreement with the City, if applicable for this Draft Plan. All model homes must be in compliance with the approved site plan drawings. Toronto and Region Conservation Authority (TRCA) 48. That prior to the initiation of final grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the owner shall submit the following to the TRCA and the City of Pickering for review and approval: i. A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: a. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; b. appropriate Low Impact Development stormwater management practices to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; c. detailed design and maintenance plans for any stormwater management facilities; d. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; and e. location and description of all outlets and other facilities which may require a permit pursuant to regulations under the Conservation Authorities Act. ii. That overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. iii. That the Owner shall prepare a construction phasing plan including the required dewatering details during detailed design, acceptable to the TRCA. iv. That the Owner shall prepare any required civil plans such as the final grading plans associated with Four Seasons Lane, acceptable to the TRCA. v. That the Owner will provide the necessary details pertaining to feature removal mitigation for Four Seasons Lane, during detailed design, and acceptable to the TRCA. Recommended Conditions of Approval (SP-2022-03) Page 7 The Brock Zents Partnership 49. That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA: i. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition No. 47. ii. To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA. iii. To design and implement on and off-site erosion and sediment control. iv. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA. v. To obtain all necessary permits pursuant to the Conservation Authorities Act, from the TRCA. vi. To implement all water balance/infiltration measures identified in the approved Stormwater Management Report. 50. The Draft Plan of Subdivision shall be subject to any redline revisions necessary to implement the above conditions. Canadian Pacific Railway 51. That the Owner agrees to include in all offers of purchase and sale, the following clause: Canadian Pacific Railway and/or its assigns or successors in interest has or have a railway right-of-way and/or yard located adjacent to the subject land hereof with operations conducted 24 hours a day, 7 days a week, including the shunting of trains and the idling of locomotives. There may be alterations to, or expansions of, the railway facilities and/or operations in the future, which alterations or expansions may affect the living environment of the residents in the vicinity. Notwithstanding the inclusion of any noise and/or vibration attenuating measures in the design of the development and individual dwellings, Canadian Pacific Railway will not be responsible for complaints or claims arising from the use of its facilities and/or its operations on, over, or under the aforesaid right-of-way and/or yard. Canada Post Corporation 52. That the Owner agrees to consult with Canada Post to determine suitable locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans. 53. That the Owner agrees, prior to offering any of the residential units for sale, to place a "Display Map" on the wall of the sales office in a place readily available to the public which indicates the location of all Canada Post Community Mailbox site locations, as approved by Canada Post and the City of Pickering. Recommended Conditions of Approval (SP-2022-03) Page 8 The Brock Zents Partnership 54. That the Owner agrees to include in all offers of purchase and sale a statement, which advises the prospective new home purchaser that mail delivery will be from a designated Community Mailbox, and to include the exact locations (list of lot #s) of each of these Community Mailbox locations; and further, advise any affected homeowners of any established easements granted to Canada Post. 55. That the Owner agrees to be responsible for officially notifying the purchasers of the exact Community Mailbox locations prior to the closing of any home sales with specific clauses in the Purchase offer, on which the homeowners do a sign-off. 56. That the Owner agrees to provide the following for each Community Mailbox site and include these requirements on appropriate servicing plans: i. A Community Mailbox concrete base pad per Canada Post specifications. ii. Any required walkway across the boulevard, as per municipal standards. iii. Any required curb depressions for wheelchair access. 57. That the Owner agrees to determine, provide, and fit up a suitable gravel area 30 to 60 days prior to the first occupancy to act as a Temporary Community Mailbox location(s) which may be utilized by Canada Post until the permanent mailbox pads, curbs, sidewalks, and final grading have been completed at the permanent CMB site locations. Other Approval Agencies 58. That any approvals which are required from the Region of Durham, Toronto and Region Conservation Authority, Canada Post or any utility for the development of this plan be obtained by the Owner and upon request written confirmation to be provided to the City as verification of these approvals. Plan Revisions 59. That the Owner acknowledges and agrees that the Draft Plan of Subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 60. That the Owner revises the Draft Plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 61. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this Draft Plan of Subdivision to the satisfaction of the City. 62. That as the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval may be withdrawn at any time prior to final approval. Recommended Conditions of Approval (SP-2022-03) Page 9 The Brock Zents Partnership 63. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 64. That where agencies’ requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to agencies in order to facilitate their clearance of conditions for final approval of the plan. the addresses and emails of these agencies are: a) Region of Durham, 605 Rossland Road East, Whitby, ON L1N 6A3 Applications-and-Precons@durham.ca b) Toronto and Region Conservation, 5 Shoreham Drive, Toronto, ON M3N 1S4 durhamplan@trca.ca c) Canadian Pacific Railway, 7750 Ogden Dale Road SE, Calgary, AB T2C 4X9 real_estatecanada@cpr.ca d) Canada Post Corporation, 1860 Midland Avenue, 2nd Floor, Scarborough, ON M1P 5A1 Nadya.singh@canadapost.ca 65. That prior to final approval of the plan for registration, the Director, City Development & CBO for the City of Pickering shall be advised in writing by: a) The Region of Durham, how Conditions 2 to 9, inclusively, have been satisfied; b) The Toronto and Region Conservation, how Conditions 48 to 50, inclusively, have been satisfied; c) Canadian Pacific Railway, how Condition 51, inclusively, has been satisfied; and d) Canada Post Corporation, how Conditions 52 to 57, inclusively, have been satisfied. Notes to Draft Approval 66. This draft approval shall lapse five years from the date the draft approval has been granted if the noted conditions have not been fulfilled, or if it has not been extended by the City of Pickering. Appendix II to Report No. PLN 10-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 08/22 The Corporation of the City of Pickering By-law No. XXXX/25 Being a by-law to amend Zoning By-law 8149/24, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633 (A 08/22, SP-2022-03, CP-2022-04) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a common element condominium consisting of rear-lane townhouses, and a standard condominium consisting of stacked and stacked back-to-back townhouses on the lands being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633; And whereas an amendment to By-law 8149/24, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule 1 of By-law 8149/24, as amended, is hereby further amended to include the notations depicted on Schedule I to this By-law. 2. The provisions of this By-law shall apply to the lands being Part of Lot 19, Concession 3, Now Part of Lots 3 and 4, 40R-27228, and Part of Lots 1, 2, and 3, Plan 585, Now Part of Lot 14, 40R-2633, in the City of Pickering, designated “#XXX(R3B)”, “#XXX(OS)” and “EP” on Schedule I to this By-law. 3. Section 15, Exceptions, of By-law 8149/24, as amended, is hereby further amended by adding a new Exception Zone X### as follows: Exception Zone ### (By-law XXXX/25) 1. Definitions a) “Dwelling, Multiple – Horizontal” means a building containing three (3) or more dwelling units attached horizontally by an above-grade wall or walls. b) “Dwelling, Stacked” means a residential use building for four (4) or fewer storeys in height containing three (3) or more principle dwelling units where the units are divided horizontally and vertically and in which each dwelling unit has an attached private garage and an independent entrance at the ground level or through a common entrance at the ground level or at the first storey above ground and may have shared exit facilities above the first floor. c) “Dwelling, Stacked Back-to-Back” means a residential use building for four (4) or fewer storeys in height containing three (3) or more principle dwelling units where the units are divided horizontally and vertically and in which each dwelling unit By-law No. XXXX/25 Page 2 has an independent entrance at the ground level or through a common entrance at the ground level or at the first storey above ground and may have shared exit facilities above the first floor. d) “Private Park” means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes, and may be comprised of trees, plants, decorative stonework, play structure, public art, retaining walls, walkways, stairs, steps, or other landscape or architectural elements. 2. Permitted Uses and Zone Regulations (“#XXX(R3B)” Zone) a) Permitted Uses (“#XXX(R3B)” Zone) Notwithstanding Section 6.4.1, Table 6.8, related to Uses Permitted in the Residential Third Density Zones, no person shall, within the lands zoned “#XXX(R3B)”, use any lot, building, or structure for any purpose except the following: i. For the lands in the cross-hatched area in Figure 1: Dwelling, Stacked ii. For the lands in the vertical-hatched area in Figure 1: Dwelling, Stacked Back-to-Back iii. For the lands in the diagonally-hatched area in Figure 1: Dwelling, Multiple – Horizontal b) Zone Regulations (“#XXX(R3B)” Zone) Notwithstanding Section 6.4.2, Table 6.9, related to Lot and Building Requirements for the Residential Third Density Zones, no person shall, within the lands zoned “#XXX(R3B)”, use any lot, or erect, alter, or use any building or structure except in accordance with the following: i. Lot Area A. minimum – no requirement (NR) ii. Lot Frontage A. Stacked and Stacked Back-to-Back 1) minimum – NR B. Multiple – Horizontal 1) minimum – 3.7 metres iii. Building Location A. No building or part of a building or structure shall be erected outside of the building envelope as depicted on Figure 2. By-law No. XXXX/25 Page 3 iv. Front Yard A. Stacked and Stacked Back-to-Back 1) minimum – NR B. Multiple – Horizontal 1) minimum – 2.4 metres v. Side Yard A. Stacked and Stacked Back-to-Back 1) minimum – NR B. Multiple – Horizontal 1) minimum – 1.4 metres, except where dwellings on abutting lots share a common wall, no interior side yard shall be required adjacent to that wall on either lot, or where a dwelling is adjacent to a common element walkway, no interior side yard shall be required adjacent to that wall vi. Rear Yard A. minimum – NR vii. Setback Between Building Blocks A. minimum – 11.0 metres between the front wall of a building or a dwelling where it faces the front wall of another building or dwelling B. minimum – 3.0 metres between the exterior walls of buildings or dwellings, except the front wall viii. Lot Coverage A. maximum – NR ix. Building Height A. Stacked and Multiple – Horizontal 1) maximum – 12.5 metres B. Stacked Back-to-Back 1) maximum – 17.5 metres By-law No. XXXX/25 Page 4 x. Private Amenity Area A. minimum – 4.5 square metres per unit xi. Balcony Depth A. minimum – 1.5 metres xii. Garage Requirements A. Stacked 1) minimum – one private garage per unit, the vehicular entrance of which shall be located not less than 6.0 metres from a private street B. Multiple – Horizontal 1) minimum – one private garage per unit, the vehicular entrance of which shall be located not less than 1.5 metres from a private street xiii. Interior Garage Requirements A. Stacked 1) minimum – a private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres, however, the width may include one interior step and the depth may include two interior steps B. Multiple – Horizontal 1) minimum – a private garage shall have a minimum width of 5.6 metres and a minimum depth of 5.7 metres, however, the width may include one interior step and the depth may include two interior steps 2) minimum – a private garage may permit tandem parking and shall have a minimum width of 3.0 metres and a minimum depth of 11.4 metres, however, the width may include two interior steps and the depth may include one interior step xiv. Driveway Width A. Stacked & Multiple – Horizontal 1) maximum – a driveway shall not exceed the width of the building or structure to which it provides access c) Parking Space Requirements (“#XXX(R3B)” Zone) Notwithstanding Section 5.2, Table 5.1, related to Minimum Parking Space Requirements, every building or structure erected, enlarged, or used in By-law No. XXXX/25 Page 5 accordance with the provisions of this By-law shall be provided with the minimum required number of parking spaces as follows: i. Stacked & Multiple – Horizontal A. minimum – 2.0 spaces per unit plus 0.25 visitor spaces per unit ii. Stacked Back-to-Back A. minimum – 1.0 space per unit plus 0.25 visitor spaces per unit d) Special Provisions (“#XXX(R3B)” Zone) i. Number of Dwelling Units A. minimum – 78 B. maximum – 275 ii. No building, or portion of a building, or structure shall be erected within the building envelope, unless a minimum of 60 percent of the entire length of the build-to-zone, as depicted on Figure 2, contains a building or part of a building. iii. A private street shall have a minimum width of 6.5 metres. iv. Despite any minimum front yard or side yard, on a corner lot, the minimum setback to a corner rounding at the front or side of the lot shall be 1.0 metre. v. Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs, and other similar architectural features may be located beyond the building envelope, as depicted on Figure 2, and in any required yard, provided that no such feature projects beyond the building envelope or required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less. vi. Walls or screens to screen utilities may be located beyond the building envelope, as depicted on Figure 2, and in any required yard to a maximum of 1.2 metres but shall not extend beyond the property line. vii. A porch, uncovered deck, or balcony may encroach beyond the building envelope, as depicted on Figure 2, and any required front yard to a maximum of 2.5 metres but shall be located a minimum of 1.2 metres from a lot line. viii. An uncovered porch or uncovered deck not exceeding 2.0 metres in height above grade, may encroach a maximum of 2.0 metres beyond the building envelope, as depicted on Figure 2, into any required rear yard. By-law No. XXXX/25 Page 6 ix. Stairs to a porch, uncovered deck, or entrance may encroach to within 0.45 of a metre of the front lot line, to within 1.0 metre of a rear lot line, and to within 0.6 of a metre of a side lot line. x. A bay, box, or bow window, with or without foundation and having a maximum width of 4.0 metres, may encroach beyond the building envelope, as depicted on Figure 2, and any required yard to a maximum of 0.6 of a metre, or half the distance of the required yard, whichever is less. xi. Waste shall be stored within a fully enclosed building, structure, or partially underground structure, which may be located beyond the limits of the building envelope, as depicted on Figure 2, but no closer than 1.0 metre to any lot line. Nothing in this By-law shall prevent waste collection from occurring at a designated loading space at grade. xii. Air conditioners are to be in the rear yard or side yard, on or below a balcony or roof, or on a private patio at or below grade. Such units shall not be located any closer than 0.6 of a metre to a side lot line and shall not be located on any easement in favour of the City of Pickering or Region of Durham. xiii. Visitor parking shall be setback a minimum of 3.0 metres from all public streets. xiv. A staircase accessing an underground parking structure may encroach into any yard or building separation, provided the staircase does not project more than 3.0 metres above grade. xv. A wall mounted bicycle parking space shall be permitted to encroach into the area required for a parking space within an underground parking structure. e) Special Regulations (“#XXX(R3B)” Zone) i. The lot line abutting Brock Road, Zents Drive, or Four Seasons Lane shall be deemed the front lot line for the lands in the vertical and diagonal hatched areas in Figure 1. ii. Where a lot is bounded on opposite sides by a private street, the lot line closest to the primary door entrance is deemed to be the front lot line for the lands in the cross hatched area in Figure 1. iii. A water meter building, required by the Region of Durham for the purpose of measuring the quantity of water delivered, shall be exempt from “#XXX(R3B)” zone use provisions and requirements. iv. Accessory structures, such as pergolas, shed, or other similar structures, shall not be permitted on the balcony above the garage of a dwelling unit. By-law No. XXXX/25 Page 7 v. The outdoor private amenity area located above the garage at the rear of a dwelling unit shall not be enclosed. f) Model Homes (“#XXX(R3B)” Zone) i. A maximum of 2 blocks, together with not fewer than two parking spaces per Model Home, may be constructed on the lands zoned “#XXX(R3B)” on Schedule I to this By-law, prior to the division of those lands by lifting of part lot control, provided each zone does not exceed 1 block. ii. Model homes shall not be permitted until an agreement has been entered with the City of Pickering. iii. A model home shall comply with the applicable requirements of this By-law for the type of dwelling the model home represents. g) Temporary Sales Office (“#XXX(R3B)” Zone) i. Section 4.41, related to Temporary Sales Office, shall apply to the lands zoned “#XXX(R3B)” on Schedule I to this By-law. 3. Permitted Uses and Zone Regulations (“#XXX(R3B)” Zone) a) Permitted Uses (“#XXX(OS)” Zone) Notwithstanding Section 11.2, Table 11.2, related to Uses Permitted in the Environmental Protection and Open Space Zones, no person shall, within the lands zoned “#XXX(OS)”, use any lot, building, or structure for any purpose except the following: i. Private Park b) Zone Regulations (“#XXX(OS)” Zone) i. A water meter building shall not be permitted on the lands zoned “#XXX(OS)” on Schedule I to this By-law. By-law No. XXXX/25 Page 8 4. Figures a) Figure 1 b) Figure 2 By-law No. XXXX/25 Page 9 4. By-law 8149/24, 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 the relevant provisions of By-law 8149/24, as amended. 5. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2025. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk " 17.1 m E EP If:! ..--Ol W£"H CXl ~ CXl 3 Zents Drive . <$' 23.0 m 41 .6 m 33.2 m 9.6 m 7, "\·/ E r-... (V) ..-- N 63.2 m m X### (OS) w i·rn X### (R3B) w v·gi~ ~l ~tu>~ iri►X### (OS) ..... NI h--..... w L" ~l .___+- (J.) N 3 I~ ..... <D CJl CJl s- '-- Schedule I to By-Law XXXX/25 Passed This XXrd Day of XXXX 2025 Mayor Clerk .::, CCI 0 0:: .::tt:. (..) e C£l LJ Rex Heath Drive t tv Attachment 1 to Report PLN 10-25 Carousel Drive William Jackson Drive Adirondack Chase Grenwich Glen Ga r r i s o n C r o s s i n g Pure Springs Boulevard Jackpine Crossing Bronzedale Str e et Ge n e r r a M e w s Byford Street Rex Heath Drive Ma y a p p l e C r o s s i n g La d y f e r n C r o s s i n g Tally Street Na n t u c k e t C h a s e Bo s t o n G l e n Br o c k R o a d Zents Drive City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: SP-2022-03, A 08/22 & CP-2022-04 Date: Feb. 10, 2025 ¯ E The Brock Zents Partnership 2660, 2670 & 2680 Brock Road SubjectLands L:\PLANNING\01-MapFiles\SP\2022\SP-2022-03, A 0822, CP-2022-04 Brock Zents Developments 2680 Inc\SP-2022-03_LocationMap_v2.mxd 1:3,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's 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. 2660 Brock Road 2670 Brock Road 2680 BrockRoad Attachment 2 to Report PLN 10-25 William Jackson Drive Adirondack Chase Grenwich GlenCa n a d i a n S t r e e t Ga r r i s o n C r o s s i n g PureSprings Boulevard JackpineCrossing Bronzedale Stre et Ge n e r r a M e w s Huckleberry Crossing Spinnaker Mews Bruny Avenue C arousel Drive Dusty Drive Winville Road Calico Mews Edgecroft Drive Misthollow Drive Scenic Lane Drive Til l i n g s R oad Byford StreetTe a k M e w s Pe n n y L a n e Rex Heath Drive Carousel Mews Le g i a n M e w s Tally Street Kalmar Avenue Hayden Lane Na n t u c k e t C h a s e E ar l G re y A venue Br o c k R o a d Four Seas o n s L ane Bo s t o n G l e n Liatris Drive Dersan Street St a r b o a r d M e w s Zents Drive Air Photo Map Date: Feb. 10, 2025 ¯ E SubjectLands L:\PLANNING\01-MapFiles\SP\2022\SP-2022-03, A 0822, CP-2022-04 Brock Zents Developments 2680 Inc\SP-2022-03_AirPhoto.mxd 1:5,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's 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 2660 Brock Road 2670 Brock Road 2680 BrockRoad File:Applicant:Municipal Address: SP-2022-03, A 08/22 & CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road Attachment 3 to Report PLN 10-25 Revised Draft Plan of Subdivision City Development Department March 14, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22, CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N Attachment 4 to Report PLN 10-25 Original Site Plan City Development Department March 10, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22, CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N Stacked Townhouse Units Common Amenity Area Stacked Townhouse Units Stacked Townhouse Units Landscaped Entry Feature Attachment 5 to Report PLN 10-25 Revised Site Plan City Development Department March 20, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2022-03, A 08/22, CP-2022-04 The Brock Zents PartnershipApplicant: Municipal Address: DATE: File No: 2660, 2670 & 2680 Brock Road L:\Planning\01-MapFiles\SP\2022 N Attachment 6 to Report PLN 10-25 L:\Planning\01-MapFiles\SP\2022 March 14, 2025DATE: Applicant: Municipal Address: File No: Revised Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-03, A 08/22, CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road Attachment 7 to Report PLN 10-25 L:\Planning\01-MapFiles\SP\2022 March 20, 2025DATE: Applicant: Municipal Address: File No: Revised Conceptual Renderings FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2022-03, A 08/22, CP-2022-04 The Brock Zents Partnership 2660, 2670 & 2680 Brock Road Attachment 8 to Report PLN 10-25 Response to Comments from Committee Members and Area Residents Re: SP-2022-03, A 08/22, CP-2022-04 Below are responses to questions and concerns raised by area residents through written comments. Comments from Area Residents Response Concerned with the loss of mature vegetation (woodlot) on the lands to accommodate the development, which provides noise attenuation and passive amenity space. In support of the proposed development, the applicant submitted a Noise Feasibility Study, prepared by HGC Engineering, dated October 21, 2022. The study found that the loudest noise source within the surrounding area is from traffic along Brock Road, and that the townhouse units adjacent to Brock Road will be most affected by this noise. The study recommends various noise control measures for these units, including, but not limited to, upgrading the glazing for all windows and doors. The recommended mitigation measures and warning clauses will be implemented through conditions of draft plan approval and site plan approval. The significant woodlands, located on a part of the subject lands, are proposed to be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. These woodlands, together with the lands to the west owned by Infrastructure Ontario (IO), contain natural heritage and hydrologic features and are not intended for public use for amenity purposes. Requested that the applicant provide a pedestrian and bicycle path through the woodlot. As noted above, the significant woodlands, located on a part of the subject lands, are proposed to be rezoned to an Environmental Protection (EP) zone and conveyed into public ownership. These woodlands, together with the lands to the west owned by IO, contain natural heritage and hydrologic features and are not intended for public use for amenity purposes. Concerned that future construction activities will result in disruption to school bus schedules. As part of the ongoing site plan approval process, the applicant has prepared a Construction Management Plan. Engineering Services staff will review the plan to ensure that future construction activities comply with the City’s regulations, and minimize impacts on the neighbourhood, public roads, and the environment. Concerned that construction vehicles will park on surrounding residential streets and block driveways. Comments from Area Residents Response Among other matters, the Construction Management Plan will specify designated areas within the site for parking construction vehicles and storing equipment and materials to ensure future construction activities do not disrupt surrounding streets. Concerned that existing elementary schools will not be able to accommodate future students from the proposed development. The Durham District School Board has reviewed the proposal and has no objections. The School Board has advised that the students generated from this development will attend existing schools, until a new elementary school is constructed on the lands at the northwest corner of Dersan Street and Tillings Road. The applications were also circulated twice to the Durham Catholic District School Board. However, the City did not receive comments back on either occasion. Concerned that there are not enough medical services within the immediate area to support existing and future residents. The subject lands are in proximity to the following medical clinics: • Jerry Coughlan Health and Wellness Centre, located within a 2-minute drive or 10-minute walk • Med Cure Pharmacy & Medical Clinic, located within a 2-minute drive or 14-minute walk Other services within proximity include: • Seaton Place Dental, located within a 2-minute drive or 14-minute walk • Seaton Physio & Wellness Clinic, located within a 2-minute drive or 14-minute walk Concerned that garbage from future dwellings will not be contained within the subject lands, especially during episodes of heavy winds. The applicant has indicated that the internal private roads within the development have been designed to accommodate municipal curbside waste collection. The Region of Durham Works Department reviewed the proposal and confirmed that public waste collection will be available for the site. Internal to the site, the applicant has provided garbage staging areas on the driveways of the stacked and rear-lane units, and a shared garbage staging and loading area (located along the south property line) for the stacked back-to- back units. Below are responses to questions raised by Members of the Planning & Development Committee at the Statutory Public Meeting. Questions from Committee Applicant or Staff’s Response Questioned whether the applicant would be incorporating affordable housing into the development. No affordable housing units are proposed as part of this development. However, the development will contribute to the supply of housing within the neighbourhood while offering a range of unit sizes/types to accommodate people and family structures of all ages and socioeconomic status, which can be considered more affordable and attainable than other forms of ground-related housing. Requested that the applicant prepare a construction management plan to mitigate adverse impacts on the community during construction. As noted above, the applicant has prepared a Construction Management Plan as part of the ongoing site plan approval process. Engineering Services staff are working with the applicant to ensure that future construction activities comply with the City’s requirements. Questioned whether residents would have access to the woodlot. As noted above, the significant woodlands, located on the subject lands and the lands owned by IO, contain natural heritage and hydrologic features and are not intended for public use for amenity purposes.