HomeMy WebLinkAboutInformation Report 03-25
Statutory Public Meeting
Information Report
Report Number: 03-25
Date: April 22, 2025
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject Official Plan Amendment Application OPA 24-002/P
Zoning By-law Amendment Application A 02/24
Tribute (Brookdale) Limited
1101A, 1105 and 1163 Kingston Road
1. Purpose of this Report
This report provides preliminary information regarding applications for an Official Plan
Amendment and a Zoning By-law Amendment, submitted by Tribute (Brookdale) Limited,
to facilitate a multi-phased, high-density, mixed-use residential development. The
purpose of this report is to help the public and stakeholders understand the proposal.
At the Public Meeting, the Chair will facilitate the meeting, staff will present the proposal,
and the applicant will have an opportunity to provide additional details. Members of the
public will be able to comment on the applications and ask questions for clarification. The
applicant will summarize the planning issues identified and respond to any comments
and concerns raised. Finally, the Chair will adjourn the Public Meeting for this item.
This report is for information purposes only, and no decision on these applications will be
made at this time. A recommendation report will be presented to the Planning &
Development Committee for their consideration once staff have completed a
comprehensive evaluation of the proposal.
2. Property Location and Description
The subject lands, referred to as “The Brookdale Centre, " consist of three properties
situated on the south side of Kingston Road, to the west and south of Walnut Lane, and
north of Highway 401 (see Location Map, Attachment 1). These lands encompass a total
area of approximately 7.74 hectares, with frontages along Kingston Road and Walnut
Lane.
The irregularly shaped site currently includes a total gross floor area of approximately
21,740 square metres of commercial, retail, and office space. This includes three
standalone single-tenant buildings occupied by Home Depot, Food Basics, and
Michaels. Additionally, there are two, two-storey multi-tenant buildings with various uses,
such as a pharmacy (Shoppers Drug Mart), restaurants, medical offices, and other retail
and commercial businesses (see Air Photo Map, Attachment 2).
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Surrounding land uses include:
North: North of Kingston Road is a three-storey townhouse development, a
wellness centre, and a multi-tenant commercial building. Further north is a
low-density residential neighbourhood consisting of single-detached and
semi-detached dwellings.
South: To the south is Highway 401. Beyond the highway, along Bayly Street, is an
established residential neighbourhood consisting of single-detached,
semi-detached and townhouse dwellings, as well as medium and
high-density residential dwellings.
East: To the east, across Walnut Lane, are single-storey, multi-tenant buildings
containing automotive service-related, and service commercial uses. Further
east is Pine Creek, along with a variety of commercial uses, including
restaurants, grocery stores, a fitness centre and retail stores, which are
within the Pickering City Centre neighbourhood.
West: Immediately to the west, on the south side of Kingston Road, is the
Region of Durham Paramedic Services building. Further west, and east of
Dixie Road, are single-storey standalone and multi-tenant buildings as well
as multi-storey buildings with a variety of uses, including restaurants,
medical and general offices.
3. Pre-submission Applications
On May 23, 2023, Council approved a new planning process in response to provincial
changes to the Planning Act, introduced through Bill 109. These changes, which took
effect for all applications submitted after June 30, 2023, required a mandatory
Pre-submission review stage before a formal development application could be
submitted. The goal was to ensure the City met the Planning Act approval timelines and
avoided the need to refund development application fees.
As a result, the applicant submitted Pre-submission applications for Official Plan
Amendment and Zoning By-law Amendment on April 5, 2024, and a mandatory Open
House Meeting was held on May 30, 2024. At that time, the conceptual master plan
proposed:
• a multi-phased, mixed-use development with six buildings containing 14 towers,
ranging in height from 17 to 35 storeys
• 5,238 apartment units, including one-, two-, and three-bedroom units
• 7,149 square metres of commercial space
• a 716 square metre daycare facility
• a new public street and a network of private roads connecting to Kingston Road and
Walnut Lane
• a 0.4 of a hectare public park to be conveyed to the City
• seven privately-owned, publicly accessible spaces (POPS) having a combined area
of 0.6 of a hectare distributed throughout the site
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On June 6, 2024, further provincial changes were enacted through Bill 185, Cutting Tape
to Build More Homes Act, 2024, which removed the requirement to refund development
application fees. Following this, the City determined that Pre-submission applications
were no longer necessary. However, City staff reviewed the materials submitted, held an
Open House Meeting, and provided the applicant with all technical comments received.
The formal applications for Official Plan Amendment and Zoning By-law Amendment
were submitted on December 20, 2024.
4. Formal Applications
Based on feedback from the Pre-submission process, Tribute (Brookdale) Limited has
submitted applications for an Official Plan Amendment and a Zoning By-law Amendment
to facilitate a revised master plan outlining their long-term vision for their landholdings
(see Submitted Master Block Development Plan, Phasing Plan, Conceptual Renderings
and 3D Context View, Attachments 3 to 8).
The Official Plan Amendment seeks to:
• permit a maximum Floor Space Index (FSI) of 5.0
• remove the maximum density requirement, and
• allow the use of high-density residential to support the proposed development.
The Zoning By-law Amendment proposes site-specific exceptions to:
• permit apartment dwellings, and a broad range of commercial, retail, office, and
institutional uses, and
• establish zoning standards for FSI, building height, setbacks and stepbacks, podium
height, building separation, tower floor plate size, landscaping, amenity areas (indoor
and outdoor), and parking standards for residential, visitor and various commercial
uses.
The table below summarizes the key details of the revised master plan:
Provision Proposal
Gross Floor Area (GFA) • Residential: 331,918 square metres
• Commercial: 6,585 square metres
proposed through Phases 1, 4 and 5
Floor Space Index (FSI) • 5.0
Number of Buildings and Towers • 5 buildings, 14 towers
Number and Type of Dwelling
Units
• Bachelor: 527 units
• 1 Bedroom: 2,578 units
• 2 Bedroom: 1,738 units
• 3 Bedroom: 372 units
• Townhouses: 49 units (included in the podium
within Phases 2, 3, 4 and 5)
Total: 5,264 residential units
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Provision Proposal
Tower Heights Building 1 • Tower 1: 17 storeys
• Tower 2: 19 storeys
Building 2 • Tower 3: 35 storeys
• Tower 4: 33 storeys
• Tower 5: 35 storeys
Building 3 • Tower 6: 21 storeys
• Tower 7: 23 storeys
Building 4 • Tower 8: 34 storeys
• Tower 9: 35 storeys
Building 5 • Tower 10: 35 storeys
• Tower 11: 35 storeys
• Tower 12: 35 storeys
• Tower 13: 35 storeys
• Tower 14: 33 storeys
Private Amenity Area • Indoor: 11,688 square metres
• Outdoor: 10,897 square metres
Central Public Park • 0.6 of a hectare of unencumbered public parkland
• 0.2 of a hectare of stratified park space
Total of 0.8 of a hectare of public parkland to be
conveyed to the City in Phase 4
Privately Owned Publicly
Accessible Public Spaces
(POPS)
• 5 POPS, having a combined area of 0.5 of a hectare
to be provided through Phases 1, 2 and 5.
Municipal Roads The proposal includes two new public streets:
• Street A: Runs east-west through the centre of the
site, connecting to Walnut Lane and Dixie Road
(right-of-way width of 20 metres).
• Street B: Runs along the north and western edge of
the proposed public park, connecting to Street A
(right-of-way width of 17 metres).
Vehicular Parking • Resident – 0.60 resident spaces per dwelling unit
• Visitor – 0.15 visitor spaces per dwelling unit
• Commercial – 3.3 spaces per 100 square metres of
commercial floor space
Note: Parking for visitors and commercial vehicles will
be shared.
Total: 4,192 spaces to be located above-grade within
the building podiums, and underground in a three-level
parking garage
Information Report 03-25 Page 5
5. Policy Framework
5.1 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 states that to support the achievement of complete communities, a range and
mix of housing options, intensification, and more mixed-use development should be
planned. It directs Planning Authorities to permit development and intensification in
strategic growth areas to support the achievement of complete communities and a
compact built form. The PPS also encourages Planning Authorities to support the
redevelopment of commercially designated retail lands (i.e., underutilized shopping malls
and plazas) to mixed-use residential development, among other policies.
Staff will further assess the proposal against the policies of the new PPS during the
continued processing of the applications.
5.2 Durham Region Official Plan “Envision Durham”
Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The
MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024,
MMAH approved the remaining part of the Plan.
On November 5, 2024, the MMAH proposed amendments to Ontario Regulation 525/97
under the Planning Act, which made Durham Region an upper-tier municipality without
planning responsibility as of January 1, 2025.
In accordance with the transition policies contained within the Planning Act, specifically
Subsection 70.13(2), the Durham Regional 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 Durham Region Official Plan designates the subject lands as “Rapid Transit
Corridor” within the Urban System, and is identified as a Strategic Growth Area. Strategic
Growth Areas are represented as optimal locations for prioritizing intensification and
higher-density, mixed-use development, aiming to create mixed-use, compact and dense
urban, amenity-rich environments.
The Official Plan states that new developments proposed within Rapid Transit Corridors
located along Rapid Transit Spines should provide transit-oriented development design
principles. Further, that development along Rapid Transit Spines should accommodate a
minimum density target of 160 people and jobs per hectare.
The applications have been circulated to Durham Region to receive comments on
matters of Regional interest (i.e., roads and servicing infrastructure).
Information Report 03-25 Page 6
5.3 Pickering Official Plan
The subject lands are located within the Liverpool Neighbourhood, and are designated
Mixed-Use Areas – Mixed Corridors in the City’s Official Plan.
Mixed Use Areas are intended to support a wide variety of uses and the highest levels of
activity in the City. In these areas, a range of uses for residents, businesses and visitors,
including residential, retail, commercial, business, office, service, recreational,
community and cultural uses, are permitted.
The Mixed Corridors designation permits residential, retail, office, restaurant, community,
cultural and recreational uses, special purpose commercial uses, community gardens
and farmers markets. The designation permits a density range of over 30 up to and
including 140 units per net hectare, and a maximum floor space index (FSI) of 2.5.
5.4 OPA 38 Kingston Road Corridor and Specialty Retailing Node Intensification Plan
In January 2022, Council adopted the City initiated Official Plan Amendment 38 (OPA 38),
which was approved by the Region of Durham in November 2022. It was then appealed
to the Ontario Land Tribunal (OLT) by six landowners, including the applicant. On
December 19, 2024, the OLT approved OPA 38 (in part), except for lands subject to site-
specific appeals, which include the subject lands. These appeals are currently
progressing through various legal proceedings. The proponent is encouraged to
demonstrate how the proposed development aligns with the intent of OPA 38 and the
Draft Urban Design Guidelines.
The subject lands are located in the Dunbarton/Liverpool Precinct within the Intensification
Plan (see Dunbarton/Liverpool Precinct Intensification Area, Attachment 9). The lands
are designated as “Mixed-Use Type A” and “Public Park”, and include future public and
private streets as well as two POPS. The Plan identifies that a minimum residential
density of over 60 units per net hectare is permitted. OPA 38 does not specify a
maximum unit per net hectare ratio but provides a floor space index (FSI) ranging from
over 0.75 to a maximum of 2.5.
Furthermore, OPA 38 states that, through a site-specific zoning by-law amendment,
consideration may be given to proposals to allow an increase to the FSI beyond 2.5, up
to and including 5.0, subject to the following criteria:
• the site is generally located in an appropriate gateway location and/or adjacent to
Highway 401
• the proposal is compatible with adjacent land uses, particularly stable residential
neighbourhoods, in terms of massing, height, scale and transition
• the applicant demonstrates that the proposed development would not preclude other
properties within the precinct from developing or redeveloping to their planned
potential
• the proposal meets the general intent of the policies of the Official Plan
Information Report 03-25 Page 7
OPA 38 identifies that the Kingston Mixed Corridor is a Strategic Growth Area in the City,
and is secondary to the City Centre, for accommodating intensification and higher
density transit-supportive mixed uses in a compact built form.
Development within the Dunbarton-Liverpool Precinct is required to be a local community
and shopping destination. OPA 38 states that the integration of residential, office, retail,
commercial and institutional uses are supported in developing complete communities.
The function of intensification areas is to be key retail shopping destinations within the
City, supporting various sizes and types of retail uses, and to maintain and expand on
the establishment of new office and commercial uses.
Further, OPA 38 states that the “Mixed Use Type A” designation is intended for the
greatest and highest-intensity uses within the intensification areas, combining higher-
density residential, commercial, retail, and office uses. Further, the OPA advises that
office uses are encouraged to be located in Mixed Use Type A areas, particularly at
major intersections with access to existing and planned transportation infrastructure.
OPA 38 indicates that the Public Park designation is to enhance and interact with
existing green spaces, forming a cohesive network that includes parks, squares, trails,
lookouts, natural heritage features and more. Further, the OPA identifies that public
parks are intended to serve community functions and are to be designed to
accommodate diverse programming throughout the year.
5.5 Urban Design Guidelines
On December 2, 2019, Council endorsed the Kingston Road Corridor and Specialty
Retailing Node Urban Design Guidelines (Guidelines) to include several key urban
design objectives related to block structure, built form, site design, landscaping, building
design, pedestrian connections, parking and the transition and massing of buildings.
The Guidelines divide the corridor into six distinct precincts, each with specific standards
for their geographic area. The subject lands are within the Dunbarton/Liverpool Precinct
(Precinct) and extend from Fairport Road in the west, to Pine Creek in the east, north of
Highway 401. The Guidelines outline the built form vision for the Precinct as follows:
• due to the relatively large size of the parcels and the location away from existing
residential development, the built form of the Dunbarton/Liverpool Precinct is
characterized by moderate to significant heights and densities
• the greatest heights and densities are located internally to the precinct along the new
east-west street running parallel to Kingston Road, connecting Walnut Lane to
Dixie Road
• the new street is flanked by primary frontages on both sides, allowing for the creation
of a double-sided main street running through the centre of the precinct and creating
a more pedestrian-friendly east-west connection
• additional concentrations of height are located along the Highway 401 edge
• a Public Park, located on the south side of the proposed internal road, is imagined as
a community hub and is to act as a multi-use space for lively community events
• several POPS are to be provided central to the development blocks
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Details of the applications will be assessed against the applicable policy framework,
including the policy recommendations of OPA 38, and the design priorities of the Urban
Design Guidelines during the further processing of the applications.
5.6 Affordable Housing
Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum
of 25 percent of new residential construction, on a City-wide basis, to be of forms that
would be affordable to households of low or moderate incomes. Under the Official Plan,
“affordable” is defined as annual housing costs (rent or mortgage payments) that do not
exceed 30 percent of gross household income. This is further supported by Section
3.1.16 to 3.1.24 of Envision Durham’s policies.
The applicant has submitted a Planning Justification Report, which includes an
Affordable Housing Brief. The report states that it is too early to determine pricing for the
proposed residential units, and no purpose built rental or affordable housing units are
proposed at this time. However, it notes that Tribute Communities has previously
partnered with affordable housing providers in Durham Region, and intends to explore
and strengthen these partnerships as the development process continues.
While purpose-built rental housing is not currently included, the final tenure (ownership
or rental) will be determined by phase during the Site Plan Approval stage.
The proposal will be further evaluated against the affordable housing policies of the
Pickering Official Plan as the application review progresses.
5.7 Zoning By-law 3036
The subject lands are currently dual zoned as Mixed Use “MU-22” and “MU-21” under
By-law 3036, as amended. These zone categories permit various commercial, retail and
office use, as well as apartment dwelling units above the first floor of a building. The
existing zoning requires a minimum building height of 2 storeys or 6.5 metres, and a
maximum building height of 4 storeys or 20 metres.
The applicant is requesting a site-specific zoning amendment to implement their proposed
master plan. The amendment would also establish new zoning for FSI, building height,
setbacks and stepbacks, podium height, building separation, maximum tower floor plate
size, landscaping, minimum size for amenity areas (indoor and outdoor), and parking
standards for residential, visitor and various commercial uses.
6. Public Engagement
6.1 Public Open House Meeting
On May 30, 2024, the City Development Department hosted a Public Open House
Meeting to inform area residents about the proposed development. Notices were mailed
to all properties within 150 metres of the subject lands, and an expanded circulation
radius was requested by the Ward Councillors. In total, notices were mailed to 1,284
households. The City also advertised the meeting by posting the notice on its social
media pages, and three development notice signs were installed on the property.
Information Report 03-25 Page 9
6.2 Public Meeting Notification
Notice of this Public Meeting was mailed to all properties within 150 metres of the subject
property, to those who attended the Public Open House Meeting, and to those who
provided written comments on the application and/or requested to be notified of future
meetings.
In addition to the mailed notices, three development notice signs were installed on the
property, and this meeting was advertised on the City’s social media channels.
6.3 Public Comments Received
Approximately 112 residents/businesses attended the public open house meeting. In
addition, at the time of writing this report, the City has received a total of 25 written
comments regarding the proposal as part of both the Pre-submission and formal
development applications. The following is a list of key comments and concerns
expressed by area residents/businesses:
• School Capacity – Concern that local schools cannot accommodate the new
students generated through this development
• Healthcare Services – Concern that healthcare services are already insufficient and
could be further reduced by this development
• Density – Comments that the proposed density is too high
• Retail and Tenant Relocation – Concern over loss of existing retail space and
questions about relocating affected tenants
• Sanitary Servicing – Concern about insufficient sanitary servicing capacity to
support the proposed masterplan
• Grocery Store – Concern with the lack of affordable grocery stores in Pickering and
the potential loss of the existing grocery store (Food Basic)
• Construction Impacts – Concerns about phasing and how construction will affect
existing retail/commercial operations
• Affordable Housing & Seniors’ Housing – Comments that there is not enough
affordable housing or seniors’/assisted living units
• Property Values & Taxes – Concerns about the potential negative impact on
housing values and taxes for residents
• Transportation Infrastructure – Concerns that the road network is insufficient to
support the masterplan
• Condominium Tenure – Comments that too many condominiums are being built in
Pickering
• Parking – Concern that the proposed parking supply is inadequate
• Park Space and Public Use of POPS – Comments that not enough park space is
proposed and uncertainty about public accessibility of POPS
• Playgrounds & Amenities – Concern that playground and other amenities are
lacking in the proposal
• Highway Access – Inquiry about whether the project includes new highway exit
ramps
• Traffic Safety – Concern that the increased population could lead to more vehicle
and pedestrian accidents, particularly as existing residents walk to local services
Information Report 03-25 Page 10
• Pedestrian Access to GO Station – Suggestions to include a pedestrian pathway
from the proposed development to the GO train station
• Traffic Flow Improvements – Suggestion to replace traffic lights with a roundabout
at Dixie Road and Walnut Lane to ease the flow of traffic
• Unit Reduction – Comment that fewer units should be built, given that the Pickering
airport will not be constructed
• Developer Contribution – Concern about lack of developer contributions to
infrastructure such as roads, schools, firefighters and police services
7. Agency Comments
As of the date of this report, comments have been received from the following external
agencies based on the revised master plan submitted in support of the formal planning
applications:
7.1 Canadian National (CN) Rail
• The subject lands are within 300 metres of the CN’s main line. The owner will be
required to engage a consultant to undertake a Noise analysis.
• The owner will be required to include restrictive covenants registered on title that
include all agreements of purchase and sale or lease.
• The owner is advised that appropriate clauses and conditions be included as
conditions of development agreements, offers to purchase, and agreements of
purchase and sale or lease, for each dwelling unit within 300 metres of the railway
right-of-way, inclusive of noise isolation measures.
• The owner will be required to enter into an Agreement with CN.
7.2 Ministry of Transportation (MTO)
• The MTO has no objections to the Official Plan Amendment and Zoning By-law
Amendment, in principle.
• The MTO has advised they will provide further technical comments upon review of
the future required Site Plan Application submission.
7.3 Metrolinx
• The owner is required to include appropriate warning clauses within all development
agreements, offers to purchase, and agreements of purchase and sale within the
300 metres of the railway corridor.
• The owner will be required to grant Metrolinx an Environmental Easement for
operational emissions, and it is to be registered on title for all uses within 300 metres
of the rail right-of-way as a condition of future Site Plan approval.
• The applicant will be required to ensure that the existing GO bus stop located at the
corner of Kingston Road and Walnut Lane is maintained. If the GO bus stop is to be
impacted in any capacity, the applicant will be required to engage with Metrolinx.
• The subject lands are located within the Region of Durham’s Investing In Canada
Infrastructure Program funded segment of the Durham Scarborough Bus Rapid
Transit. Metrolinx defers comment to the Region of Durham.
Information Report 03-25 Page 11
7.4 Alderville First Nation
• The subject lands are situated within the Traditional Territory of the Aderville First
Nation. The First Nation’s territory is incorporated within the William’s Treaties
Territory.
• The Alderville First Nation reserves its right to participate in all governance and
operational decisions about how the land and resources will be managed, used and
protected, among other items.
• Alderville First Nation may require a mutual agreement to establish a special
consultation process for this project.
• The Alderville First Nation expects to be engaged through the archaeological
assessment so that they may include Indigenous Knowledge of the land in the
process. At least one of the Alderville First Nation archaeological liaisons is to be
involved in Stages 2-4 of the assessments, including test pitting, and/or pedestrian
surveys, to full excavation.
8. Planning & Design Section Comments
The following key concerns and issues have been identified to date. These matters, and
others identified through the circulation and detailed review of the proposal, are required
to be addressed by the applicant before a final recommendation report is presented to
the Planning & Development Committee:
8.1 Land Use Policies
• ensure the proposal aligns with the Provincial Planning Statement (2024), the Region
of Durham Official Plan “Envision Durham” (2024), Official Plan Amendment 38, and
the Council endorsed Kingston Road Corridor and Specialty Retailing Node Urban
Design Guidelines
• assess the applicant’s request for a maximum FSI of 5.0 against the criteria
requirements outlined in OPA 38
• assess whether the development provides intensification, which is secondary to the
City Centre, as outlined within OPA 38 with regards to the development hierarchy
within the City
• review the submitted Commercial Assessment to determine whether sufficient retail,
office space and commercial gross floor area is being replaced, considering the
existing office, retail and commercial services that currently serve the surrounding
community, the proposed increase in residential development proposed with the
application, and in the light of the City of Pickering Retail Market Study, recently
completed by Parcel Economics Inc. and SGL Planning & Design Inc.
• secure opportunities to provide affordable housing, accessible units, and a variety of
unit types, sizes and tenures (including rental options)
8.2 Site Design and Built Form
• evaluate the proposed site layout, building setbacks, building height and massing,
pedestrian connections and landscaping to ensure the master plan aligns with the
Information Report 03-25 Page 12
design goals and objectives of the Council endorsed Urban Design Guidelines for the
Kingston Road Corridor and Specialty Retailing Node
• require tower heights to comply within the recommended 45-degree angular plane
from the property line along Kingston Road, beginning at a height of 80 percent the
width of Kingston Road as per the Council endorsed Urban Design Guidelines
• ensure that the greatest densities and tallest buildings are located closest to
Highway 401
• review the proposed tower floor plate sizes to ensure they conform with the maximum
tower floor plate size as recommended in the Council endorsed Urban Design
Guidelines
• ensure that the proposed building massing and height are scaled to be compatible
with adjacent streets and open spaces to create an attractive human-scaled
environment
• assess building heights and tower placements to minimize any shadowing and wind
impacts on the proposed public parkland and POPS
• ensure adequate tower separation to maintain sunlight penetration and sky views
• ensure the development provides appropriate community services and facilities to
serve the residents of each phase of development.
8.3 Parks and Amenity Spaces
• determine the appropriate amount of parkland dedication in accordance with the
Planning Act requirements
• explore opportunities to provide temporary parkland in the earlier phases of
development, as the master plan proposes parkland conveyance in Phase 4, and the
timeline for development phasing is unknown
• ensure the size and location of the proposed grade-related POPS conform to the
Council endorsed Guidelines for Strata Parks and POPS
8.4 Street Network and Design, Traffic and Parking
• assess whether the proposal will cause any significant traffic impacts at the
intersections of Kingston Road/Walnut Lane and Kingston Road/Dixie Road, and
other key intersections and roads in the area
• ensure that the proposed public roads and future private streets are complete streets,
and include cycling facilities and other elements such as enhanced landscaped
boulevards, seating areas and street trees, and are designed as illustrated in the
Council endorsed Urban Design Guidelines
• assess whether the proposed parking rates for residential, visitor and commercial
uses are adequate for the proposed master plan
• ensure that the master plan includes future vehicular and pedestrian connections to
the adjacent lands to the west
• review the right-of-way widths of public streets to ensure on-street parking supports
at-grade commercial uses and public park visitors
Information Report 03-25 Page 13
8.5 Other matters to be addressed
• work with the applicant and the Durham District School Board (DDSB) to explore
options to locate a future elementary school within the podium of a residential
building
• determine whether an “(H)” Holding provision is required to ensure the necessary
infrastructure (roads, sanitary, water and storm sewers) will be constructed to support
each phase of development
• engage with Alderville First Nations about their interests in the redevelopment of the
subject lands
Comments were also received from city departments and agencies through the Pre-
Submission review (see Agency and City Department Pre-Submission Comments,
Attachment 10). Further issues may be identified following receipt and review of
comments from the circulated departments, agencies and the public. The City
Development Department will conclude its position on the applications after it has
received and assessed comments from the circulated departments, agencies, and the
public.
9. Information Received
Copies of the plans and studies submitted in support of the applications are listed below,
and available for viewing on the City’s website at pickering.ca/devapp or at the offices of
the City of Pickering, City Development Department:
• Planning Rationale Report, prepared by The Biglieri Group, dated December 2024
• Public Engagement Report, prepared by The Biglieri Group, dated
December 20, 2024
• Hydrogeological Investigation and Water Balance Assessment, prepared by EXP.,
dated December 20, 2024
• Phase One Environmental Site Assessment, prepared by EXP., dated 1101A, 1105
and 1163 Kingston Road, Pickering dated December 13, 2022
• Environmental Noise Assessment, prepared by SLR, dated December 19, 2024
• Sustainability Report, prepared by EQ Building Performance, dated
December 17, 2024
• Landscape Concept Plan, prepared by The MBTW Group, dated December 20, 2024
• Landscape Facility Fit Plan, prepared by the MBTW Group, dated
December 20, 2024
• Urban Design Brief, prepared by the MBTW Group, dated December 2024
• Tree Inventory Plan, prepared by the MBTW Group, dated December 20, 2024
• Arborist Report, prepared by the MBTW Group, dated December 20, 2024
• Preliminary Geotechnical Investigation Report, dated November 3, 2023
• Site Plan and Architectural Drawings, prepared by Turner Fleischer, dated
December 20, 2024
• Grading Plan, prepared by WSP, dated December 20, 2024
• Erosion and Sediment Control Plan, prepared by WSP, dated December 20, 2024
• Site Servicing Plan, prepared by WSP, dated December 20, 2024
• Lot Survey, prepared by J.D. Barnes, dated October 27, 2022
Information Report 03-25 Page 14
• Traffic Impact Study, prepared by WSP, dated December 20, 2024
• Elevations, prepared by Turner Fleischer, dated December 20, 2024
• Renderings, prepared by Turner Fleischer, dated December 20, 2024
• Retail/Office Commercial Redevelopment Assessment, 1099-1105 Kingston Road,
prepared by Tate Research, dated December 20, 2024
• Tenant Relocation Strategy, prepared by Tate Research, dated December 20, 2024
• Shadow Study, prepared by Turner Fleischer, dated December 20, 2024
• Pedestrian Wind Assessment, prepared by SLR, dated December 16, 2024
• Functional Servicing Report, prepared by WSP, dated October 27, 2023
• Stormwater Management Report, prepared by WSP, dated October 27, 2023
• Floodplain Study, prepared by WSP, dated September 3, 2024
• Environmental Impact Statement, prepared by GeoProcess Research Associates,
dated December 17, 2024
• Hydrological Assessment Review, prepared by GeoProcess Research Associates,
dated December 20, 2024
10. Procedural Information
10.1 General
• written comments regarding this proposal should be directed to the City Development
Department
• all comments received will be noted and used as input to a Recommendation Report
prepared by the City Development Department for a subsequent meeting of Council
or a Committee of Council
• any member of the public who wishes to be notified of Council’s decision regarding
this proposal must request such in writing to the City Clerk
11. Owner/Applicant Information
The Owner of this property is Tribute (Brookdale) Limited, represented by Mark Iogna,
Senior Manager – Land Development, of Tribute.
Attachments:
1. Location Map
2. Air Photo
3. Master Block Development Plan
4. Phasing Plan
5. Conceptual Rendering – view from Highway 401 looking north
6. Conceptual Rendering – view from Walnut Lane looking west
7. Conceptual Rendering – view from Kingston Road looking south
8. 3D Context View
9. Dunbarton-Liverpool Precinct Intensification Area
10. Agency and City Department Pre-Submission Comments
Information Report 03-25 Page 15
Prepared By:
Original Signed By
Amanda Zara Dunn, MCIP, RPP
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
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Attachment 10 to Information Report 03-25
Agency and City Department Pre-Submission Comments
Toronto and Region Conservation Authority (TRCA)
•Staff advised that the subject development will be required to accommodate a 10 metre
setback from the limits of the Regulatory Storm Floodplain.
•The proposed development is to provide a 30 metre buffer and is to be located outside ofthe limits of the Provincially Significant Wetland.
•The Applicant is to assess the potential impacts on the wetlands and propose appropriate
mitigation measures.
•A Wetland Water Balance Risk Assessment is required for the proposed development todetermine potential risks to the wetland and establish water balance requirements.
•TRCA recommends that technical comments provided be addressed as part of the nextsubmission material.
Region of Durham
•Staff advised that the proposed development will facilitate a mixed-use development
consisting of high density residential and commercial uses which will support a mix ofhousing and employment opportunities and promote the intensification of the KingstonRoad Corridor. The proposed development further supports a full range of housing options,compact built form, efficient transit and pedestrian-friendly urban environment.
•The Region has identified that further investigation is required concerning the proposedservicing of the entirety of the subject lands.
•The Region has identified that a tributary of Pine Creek and a Provincially Significant
Wetland are located east of the subject lands. The Regional Official Plan states that
developments and site alterations within 120 metres of a natural heritage system must besupported by an Environmental Impact Study. Issues related to water resourcesengineering, ecology and hydrogeology must be addressed.
•As a result of the prescribed change from a commercial property to a residential property, a
Record of Site Condition will be required to be filed with the Ministry of the Environment,Conservation and Parks.
•An addendum to the Traffic Impact Study is required to address technical comments
received from the Region in relation to the phasing of access points, queue lengths, and
turning movements.
•The Region recommends that a holding provision be implemented. Prior to the lifting of theHolding Symbol, it shall be demonstrated to the satisfaction of the Region that there is
sufficient sanitary and water supply capacity to enable the development of the site, or an
individual building within the site and that a financially secured agreement has beenentered into with the Region.
Durham Catholic District School Board (DCDSB)
•DCDSB has reviewed the application through the pre-submission review and had no
objections to the proposed amendments.
•Students from this school will attend Father Fenelon Catholic School and St. Mary’sCatholic High School.
Durham District School Board (DDSB)
• DDSB has reviewed the application through the pre-submission review and identified that
the subject development could result in a pupil yield of approximately 1048 elementary
students and 1048 secondary pupils.
• DDSB has advised that as part of the larger development within this area, a school site would be required. DDSB staff are open to having discussions with both the Applicant and
City staff to determine an appropriate site that would meet the DDSB’s needs.
City Department Comments
Engineering Services Department
• Engineering provided comments through the review of the Pre-Submission review and
identified that the applicant will be required to provide a Phase Two Environmental Site
Assessment (ESA) as per the requirements of the Phase One ESA.
• Alternative solutions are required for the proposed permanent dewatering and the intent to discharge groundwater.
• The inclusion of appropriate easements over City owned infrastructure will be required.
• The Applicant will be required to ensure the proposed development is consistent with the latest detailed designs of the Walnut Lane extension.
• The Applicant will be required to ensure that that proposed infrastructure including sidewalks, curb radius and right-of-way width requirements are to the City’s design standards.
Sustainability Division
• The Applicant has committed to pursuing several sustainable design elements including providing the following through the associated Site Plan application stage:
• new education information packages to familiarize new tenants with the adjacent area,
including wildlife information, litter and illegal dumping, and other sustainability
development and lifestyle features and practices
• site design in accordance with Accessibility for Ontarians with Disabilities Act standards for private pedestrian walkways, wayfinding signage and parking spaces
• social well-being and safety by designing the proposed site using Crime Prevention Through Environmental Design principles that encourage site and building design to eliminate or reduce criminal behaviour and create a safe space
• light pollution reduction measures to minimize light trespass from the proposed building
and site. The proposed development will be designed to meet the dark sky compliant requirements
• natural heritage and open space site design considerations, including planting of native
plant species, tree preservation and removal compensation
• bird friendly building design/glazing to reduce bird collisions caused by buildings
• support for alternative transportation through the provision of electric vehicles parking spaces and long and short-term bicycle parking spaces
• providing opportunities to recycle and divert materials in order to reduce waste (for example the proposed building will have a tri-sorter to direct and separate materials into either recyclables, organics or waste)
• using water efficiently and supporting sustainable stormwater management practices
• the Applicant will be required to provide further information on urban heat island reduction, building energy performance and emissions, the City’s Integrated Sustainable
Design Standard’s (ISDS) energy and resilience principles and ISDS Land and Nature
principles
• The Applicant will be required to demonstrate how the ISDS common outdoor amenity performance standards has been satisfied. This standard requires 4.0 square metres of
private common outdoor amenity space per dwelling unit (of which a minimum contiguous area of 40.0 square metres must be provided in a common location). Currently, the applicant is proposing a minimum outdoor amenity area of 2.0 square metres per dwelling unit, which is below the City’s requirement.