Loading...
HomeMy WebLinkAboutMay 13, 2025 Addendum Statutory Public Meeting under the Planning Act Agenda Electronic Meeting May 13, 2025 - 07:00 PM Chair: Councillor Butt Please be advised that in accordance with Section 09.04 of the Procedure By-law, the City of Pickering is holding Council and Committee Meetings in an electronic format until further notice. Members of the public may observe the meeting proceedings by viewing the livestream. A recording of the meeting will also be available on the City's website following the meeting. Statutory Public Meetings under the Planning Act are held to receive input and feedback on certain types of planning applications. Members of the public that wish to comment on any of the matters listed below may do so by verbal delegation at the meeting or by written comment. To make a verbal delegation at the meeting, visit pickering.ca/meetings and complete the Delegation Request Form. To provide written comment, visit pickering.ca/devappform. Please note that matters marked with an asterisk (*) have been amended or added. For inquiries related to accessibility, please contact Legislative Services Phone: 905.420.4611 | Email: clerks@pickering.ca. Call to Order Information Reports Information Report 05-25 Page 3 Official Plan Amendment OPA 24-003/P Zoning By-law Amendment A 05/24 705 Kingston Road Ltd. 705 Kingston Road 1. 2. 2.1 Delegations: Ornella Richichi, Resident Inc., Nik Papapetrou, Resident Inc., Kieran Marok, Resident Inc., Mallory Nievas, The Biglieri Group, Yasir Amr, BDP Quadrangle, Steven Kwan, BA Consulting Group Ltd. James Blair, Pickering Resident Adjournment *2.1.1 2.1.2 3. Addendum Statutory Public Meeting under the Planning Act Agenda May 13, 2025 - 2 - Statutory Public Meeting Information Report Report Number: 05-25 Date: May 13, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 24-003/P Zoning By-law Amendment A 05/24 705 Kingston Road Ltd. 705 Kingston Road 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for an Official Plan Amendment and a Zoning By-law Amendment, submitted by 705 Kingston Road Ltd., to permit a two-phased, high-density, mixed-use residential development. It is intended to help the public and stakeholders understand the proposal. 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 property, referred to as “The Whites Road Shopping Centre”, is located at the southeast corner of Whites Road and Kingston Road, north of Highway 401 (see Location Map, Attachment 1). The lands have a total area of approximately 2.73 hectares, with frontages along Kingston Road and Whites Road. The irregularly shaped site currently contains a total gross floor area of approximately 6,196 square metres of commercial and retail space. This includes a single-storey, multi-tenant commercial plaza with various uses such as fast food restaurants, financial institutions and retail stores. Some of the tenants include Pizza Pizza, Belaggios, LCBO, the Beer Store, PetValu and M&M Food Market. Additionally, there is a stand-alone building occupied by Lone Star Texas Grill (see Air Photo, Attachment 2). Surrounding land uses include: North: North of Kingston Road and west of Delta Boulevard are two single-storey commercial plazas with various restaurants and a financial institution, including the Bank of Montreal, Real Fruit, D-Spot Desserts and Swiss Chalet, as well as a single two-storey building consisting of a restaurant, commercial uses and a daycare. Further north is a 6-storey apartment building, townhouse dwelling units and a recently constructed 12-storey - 3 - Information Report 05-25 Page 2 apartment building. To the east of Delta Boulevard are two restaurants with drive-through facilities (Wendy’s and Tim Horton’s). Further east is a recently constructed stacked townhouse development. At the northeast corner of Whites Road and Kingston Road is an automobile gas bar and associated convenience store (Petro Canada and 7-Eleven). South: To the south is Highway 401. Beyond the highway is Bayly Street, and further south is a place of worship (Holy Redeemer Church), a catholic elementary school (Father Fenelon Catholic School), and an established residential neighbourhood consisting primarily of detached dwellings. East: To the east are automotive dealerships and associated repair shops (Michael Boyer Cadillac, Chevrolet, Buick GMC Ltd, and Hyundai). Further east is the Highway 401 westbound on- and off-ramps, and a place of worship (Bayfair Baptist Church) and an associated day nursery. West: At the southeast corner of Whites Road and Kingston Road, there is a retail store (Sports Chek Outlet), and the lands are subject to active development applications (City Files: OPA 20-002/P and A 06/20) proposing a multi- phase, high-density, mixed-use development. 3. Applicant’s Proposal 705 Kingston Road Ltd. has submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate the redevelopment of the subject lands for a two-phased, mixed-use high-density residential development proposing approximately 1,748 residential units and 3,922 square metres of commercial space (see Submitted Conceptual Plan, Attachment 3). The purpose of the Official Plan Amendment is to: • permit a maximum Floor Space Index (FSI) of 5.0, subject to criteria, and • remove the maximum density requirements The intent of the Zoning By-law Amendment proposes site-specific provisions, including: • permissions for apartment dwellings, a broad range of uses for retail, restaurants and service commercial uses such as day care centres, financial institutions, retail and commercial uses, medical offices, and a temporary sales office, and • zoning standards for FSI, building height, podium requirements, setbacks and stepbacks, tower floor plate size, amenity space (indoor and outdoor), and parking standards for residential, visitor and commercial uses The development is proposed in two phases, with the first phase to include the northern portion of the lands, which consists of a portion of the existing commercial plaza and the stand-alone pad restaurant, and the second phase would be the remainder of the lands (see Preliminary Phasing Plan and Conceptual Rendering, Attachments 4 and 5). - 4 - Information Report 05-25 Page 3 The table below summarizes the key statistical details of the proposal: Provision Proposal Gross Floor Area (GFA) • Residential: 116,199 square metres • Commercial: 3,922 square metres Floor Space Index • Up to 5.0 FSI Number of Buildings and Towers • 3 buildings, 5 towers Number and Type of Dwelling Units • Bachelor: 128 units • 1 Bedroom: 884 units • 2 Bedroom: 575 units • 3 Bedroom: 161 units Total: 1,748 units Tower Heights Phase 1 • Building 1: Tower 1: 28 storeys • Building 2: Tower 2: 31 storeys Phase 2 • Building 3: Tower 3: 35 storeys Tower 4: 35 storeys Tower 5: 35 storeys Private Amenity Area • Indoor: 3,149 square metres • Outdoor: 6,648 square metres Public Park • 2,193 square metres Privately-Owned Publicly- Accessible Public Spaces (POPS) • 3 POPS, having a combined area of 815 square metres Municipal Road The proposal includes one new public road with a right-of-way width of 17 metres, which runs north- south from Kingston Road and will end in a cul-de- sac and provide access to an internal lane within the development. The final public road design will require a land contribution from the landowners to the east. Vehicular Parking • Resident: 0.65 spaces per unit (1,138 spaces) • Combined Visitor and Commercial: 0.20 spaces per unit (350 spaces) A total of 1,488 vehicle parking spaces are proposed at-grade, within the building podiums, and underground in a one-level parking garage. Bicycle Parking Residential • 1,050 spaces Commercial • 6 spaces - 5 - Information Report 05-25 Page 4 4. Policy Framework 4.1 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. 4.2 Durham Regional 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 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 Durham Region Official Plan (ROP) designates the subject lands as “Community Areas”. Community Areas are intended for a variety of housing types, sizes and tenures within connected neighbourhoods that include population-serving uses such as commercial, retail (including major retail), personal service uses, home businesses, recreational uses, public service facilities, institutional uses and office uses, provided such uses are appropriately located and compatible with their surroundings. Whites Road is designated as a Regional Corridor, and Kingston Road is designated as a ‘Rapid Transit Corridor’. Transit Corridors are identified as Strategic Growth Areas and are represented as optimal locations for prioritizing intensification and higher-density, mixed-use development, aimed to create mixed-use, compact and dense urban, amenity rich environments. The ROP 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 were circulated to Durham Region for comments on matters of Regional interest (i.e., roads and servicing infrastructure). - 6 - Information Report 05-25 Page 5 4.3 Pickering Official 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). On December 19, 2024, the OLT approved OPA 38 (in part), except for lands which are subject to site-specific appeals. As the subject lands are not one of the properties that have a site-specific appeal, the policies of OPA 38 are in full force and effect. The subject lands are located in the Whites Precinct Intensification Plan (see Whites Precinct Intensification Area, Attachment 6). The lands are designated “Mixed Use Type A” and “Public Park”; contain future public and private streets and one privately- owned public space (POPS); and are also identified as a Gateway location. The policy recommendations of the Plan outline 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 indicates 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 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. 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, OPA 38 identifies that Public Parks are intended to be developed as Neighbourhood Parks, to serve community functions and will be designed to accommodate diverse programming throughout the year. Public Parks are encouraged to be developed in accordance with the City’s Parks and Recreation Master Plan and applicable guidelines. Gateway locations are identified as key intersections which require building articulation, including vertical projections, recessed corners to enlarge the public realm, and other distinctive architectural details. The gateway locations are intended to create an enhanced visual interest and provide a human-scaled environment. The establishment of privately-owned publicly-accessible spaces (POPS) within Gateways is encouraged to include features such as urban squares, green spaces, transit stop waiting areas and public art. - 7 - Information Report 05-25 Page 6 4.4 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 Whites Precinct (Precinct) and extend from Rosebank Road to the west and Fairport Road to the east, north of Highway 401. The Guidelines outline the vision for the Precinct as follows: • the gateway intersection of Kingston Road and Whites Road is the focal point for the Whites Precinct • the greatest heights and densities are to be clustered in close proximity to the gateway, with additional tall buildings extending east and west of the intersection at Kingston Road and Whites Road within the southern portions of the parcels to the south of Kingston Road • the primary frontages should be concentrated along both the northern and southern sides of Kingston Road, focused towards the gateway at the intersection of Kingston Road and Whites Road, and should include a vibrant commercial district which attracts a significant amount of pedestrian foot traffic • a public gateway plaza is to be provided on the south side of the intersection of Kingston Road and Whites Road. The public gateway plaza is to be a key hub of commercial and retail activity, and is to be a prominent location for public gathering and activity, which encourages heavy pedestrian foot traffic • POPs are provided on the south side of Kingston to allow development to contribute to the construction of open space for public enjoyment. Due to the scale and character of the precinct, POPS are recommended to take the form of hardscaped urban squares to host active programming Details of the applications will be assessed against the applicable policy framework, including the policies of OPA 38, and the design priorities of the Urban Design Guidelines during the further processing of the applications. 4.5 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 section. No affordable housing units are provided as part of this development. The report notes that at this time, purpose-built rental is also not proposed; the final tenure (ownership or rental) will be determined by phase during the Site Plan Approval stage. - 8 - Information Report 05-25 Page 7 The proposal will be further evaluated against the affordable housing policies of the Pickering Official Plan as the application review progresses. 4.6 Zoning By-law 3036 The subject lands are zoned General Commercial ‘C-13’ as per Zoning By-law 2324/86, as amended. The zone category permits various commercial, retail, and office uses. The uses are permitted to a maximum building height of 12 metres and identify that the gross leasable floor area of all buildings shall not exceed 6,500 square metres. The applicant is proposing a site-specific amendment to implement their proposed master plan. The amendment would establish new 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. 5. Public Engagement 5.1 Public Open House Meeting On March 18, 2025, 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 751 properties. City staff also provided hand-delivered notices to each of the existing tenants in the commercial plaza. The City also advertised the meeting by posting the notice on the City’s social media pages, and three development signs were installed on the property. 5.2 Statutory Public Meeting Notice of this Statutory 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 signs were installed on the property, and this meeting was advertised on the City’s social media channels. 5.3 Public Comments Received Approximately 90 to 100 residents/business representatives attended the public open house meeting. In addition, at the time of writing this report, the City has received a total of 21 written submissions regarding the development proposal. The following is a list of key concerns that were expressed by area residents/businesses at the Open House Meeting and through written submissions received: - 9 - Information Report 05-25 Page 8 • Sustainable Design – concern that the development does not provide enough sustainable design features, such as waste water treatment/management and bird- friendly design • Existing School Capacity – concern that the local schools cannot accommodate the new students generated through this development • Density and Height – comments that the proposed density and tower heights are too high • Retail Space and Tenant Relocation – concern over the loss of existing retail/commercial space and questions about how existing tenants will be accommodated to relocate back into the redevelopment • Park Space – comments that not enough park space is proposed, and uncertainty of the types of amenities that will be provided in the park space • Parking – concern that the proposed parking supply is inadequate and that there is too much surface parking provided • Transportation Infrastructure – concerns that the road network is insufficient to support this development, and there are existing traffic concerns along Whites Road to the north and at the intersection of Whites Road and Kingston Road, as well as at the Highway 401 ramp • Traffic Flow Improvements – concerns that more circulation and access points into the development are required • Public Transit – concerns that there is not enough existing public transit to support the development, and questions on future transit improvements and associated timelines • Traffic Safety – concerns that the increased population could lead to more vehicle and pedestrian accidents • Unit Types and Sizes – concerns that the unit sizes proposed are too small and will not be able to accommodate larger family sizes. Comment that more two and three- bedroom units, which are larger, should be provided • Community Facilities and Services – concerns that existing healthcare and community services are lacking in the City, and there are not enough facilities and services to support the residents of the proposed development • Affordable and Senior Housing – comments that there is not enough affordable housing or senior’s housing • Development Activity along Kingston Road – concerns that there are too many high-density residential developments proposed/approved along Kingston Road, which are not being considered in light of one another • Construction Impacts – concerns that phasing and construction will impact existing retail/commercial tenants, pedestrians and the overall neighbourhood • Character – concerns that the proposed development will change the character of the neighbourhood and will overshadow existing homes and businesses - 10 - Information Report 05-25 Page 9 6. Agency Comments As of the date of this report, comments have been received from the following external agencies: 6.1 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 that they will provide further technical comments upon review of the future required Site Plan Application submission. 6.2 Metrolinx • The owner must submit a Noise Study that is to the satisfaction of Metrolinx. • 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 owner is required to include appropriate warning clauses within all development agreements, including agreements of purchase and sale within 300 metres of the railway corridor. • The subject lands are within the Durham-Scarborough Bus Rapid Transit (DSBRT) area. Metrolinx defers comment to the Region of Durham with regards to setbacks and rights of way to accommodate the future bus rapid transit. • The existing GO bus stop at Kingston Road and Whites Road is to be maintained. 6.3 Durham District School Board (DDSB) • The DDSB has reviewed the application and identified that the subject development could result in a pupil yield of approximately 350 elementary students and 350 secondary students. • The DDSB has advised that, as part of the larger development within this area, a school site of 8 acres would be required. • The 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. 6.4 City Department Comments 6.4.1 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 (AODA) standards for private pedestrian walkways, wayfinding signage and parking spaces - 11 - Information Report 05-25 Page 10 • social well-being and safety by designing the proposed site using Crime Prevention Through Environmental Design (CPTED) 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 vehicle parking spaces, and long and short-term bicycle parking spaces • providing opportunities to recycle and divert materials 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, ISDS energy and resilience principles and ISDS Land and Nature principles • The applicant will be required to provide additional information with regard to the urban heat island reduction, which includes green/cool roofs, and identify how the proposed buildings will be designed and constructed to achieve ISDS Tier 1 building energy performance targets. • The applicant is requested to consider increasing the amount of outdoor amenity space provided for passive recreational activity, such as play space for children and a community garden. • The applicant will be required to demonstrate how the Council approved ISDS performance standards have been satisfied. 7. 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: 7.1 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 appropriateness of the proposal, including the requested density within the context of the approved policy framework, and the urban design objectives of the Kingston Road Corridor and the Specialty Retailing Node Study • assess the applicant’s request for a maximum FSI of 5.0 against the criteria requirements as outlined in the Official Plan - 12 - Information Report 05-25 Page 11 • review the submitted Office Market Demand Analysis to determine if Major Office use is required, given that OPA 38 identifies that the Whites Precinct promotes and encourages Major Office uses at the intersection of Kingston and Whites Road and gateway locations • assess if sufficient retail and commercial floor area is being replaced given the existing retail/commercial services that currently serve the surrounding community, the proposed increase in residential development proposed with the application, and in 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) 7.2 Site Design and Built Form • evaluate the appropriateness of the proposed site layout, building setbacks, building height and massing, pedestrian connections and landscaping to ensure the proposed built form is in keeping with the design goals and objectives of the Guidelines • require tower heights to be located within the recommended 45-degree angular plane from the front property line, beginning at a height of 80 percent of the width of the adjacent right-of-way as established by the Guidelines • ensure that blocks which are longer than 150 metres introduce pedestrian paths, linear blocks and maximize views and vistas towards gateways as recommended in the Guidelines • assess the grading to ensure that the redevelopment seeks to remove or minimize grade differences from Kingston Road, and ensure measures are taken to make the transition walkable for pedestrians, and accessible for those with wheel chairs, strollers and other motorized devices as recommended in the Guidelines • ensure the proposed development demonstrates design excellence, through built form and other means such as landscaping, public seating, weather protection and public art, given the site’s location within a Gateway and key transit junction • assess the surface parking provided to determine whether the amount of surface parking provided is appropriate, and determine whether any of the proposed surface parking can be relocated to underground or above-grade parking structures. The Guidelines discourage surface parking for main street retail and high-density residential, office and mixed-use developments as a means to reduce the urban heat island and promote compact development. In these areas, parking is recommended to be provided underground, behind, or inside a structure, or on upper floors with appropriate screening or inside a building • review proposed building heights and tower placements to minimize any potential shadowing and wind impacts on the proposed public parkland and POPs to ensure adequate sunlight penetration 7.3 Public Park and Amenity Spaces • determine the appropriate amount of parkland to be dedicated to the City in accordance with the Planning Act requirements, and determine whether additional parkland is needed that conforms to the Council endorsed Parkland By-law - 13 - Information Report 05-25 Page 12 • determine whether each phase of development shall provide its proportionate share of parkland dedication, given that the redevelopment timelines for the remaining landholdings are unknown at this time • ensure that the proposed grade-related POPS conform to the Council-endorsed Guidelines for Strata Parks and POPS • ensure that there is a sufficient amount of indoor and outdoor amenity space provided per unit, that can provide both passive and recreational elements such as private balconies, landscape gardens, children’s play areas, sitting areas, outdoor fitness elements, parkettes and other similar facilities 7.4 Street Network and Design, Traffic and Parking • require the applicant to make satisfactory arrangements with the abutting landowner to the east regarding acquiring land to complete the proposed public road • ensure that the proposed public road 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 • review the proposed shared parking formula to ensure sufficient visitor and commercial parking is available at all times to support the development and adequately provided for each phase • assess whether the proposal will result in any significant traffic impacts and/or operation issues on Kingston Road/Delta Boulevard interchange, Kingston Road/Whites Road and other key interchanges • ensure accessible paths of travel are provided throughout the site, including pedestrian connections to street networks, public transit, parks, and other outdoor amenity spaces 7.5 Other matters to be addressed • work with the applicant and the DDSB to explore options to locate a future school within the podium of one of the residential buildings to support the school board’s needs • assess the proposed zoning standards, and determine whether a “(H)” Holding provision is required • review the proposed phasing plan to ensure the necessary infrastructure (roads, sanitary, water and storm sewers) will be constructed to support each phase of development 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. - 14 - Information Report 05-25 Page 13 8. 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 November 2024 • Urban Design Brief, prepared by the Biglieri Group, dated November 2024 • Sustainability Brief, prepared by the Biglieri Group, dated November 2024 • Architectural Plans, prepared by BDP Quadrangle, dated August 31, 2024 • Pedestrian Level Wind Assessment, prepared by Nobi Consulting Inc., dated October 20, 2024 • Functional Servicing and Stormwater Management Report, prepared by Counterpoint Land Development by Dillon Consulting, dated October 31, 2024 • Grading Plan, prepared by Counterpoint Engineering, dated October 31, 2024 • Servicing Plan, prepared by Counterpoint Engineering, dated October 31, 2024 • Erosion Sediment Control Plan, prepared by Counterpoint Engineering, dated October 31, 2024 • Hydrogeological Assessment, prepared by Grounded Engineering, dated October 24, 2024 • Hydrogeological Engineering Addendum Letter, prepared by Grounded Engineering, dated October 25, 2024 • Preliminary Geotechnical Engineering Report, prepared by Grounded Engineering Inc., dated October 24, 2024 • Record of Site Condition, dated March 14, 2024 • Phase One Environmental Site Assessment, prepared by Grounded Engineering Inc., dated March 5, 2024 • Phase Two, Environmental Site Assessment, prepared by Grounded Engineering Inc., dated May 27, 2024 • Noise Assessment, prepared by Dillon Consulting, dated November 2024 • Traffic Impact Study, prepared by BA Consulting Group Ltd., dated October 2024 • Landscape Plans, prepared by MHBC, dated October 31, 2024 • Facility Fit Plan, prepared by MHBC, dated October 2024 • Arborist Report, prepared by MHBC, dated October 30, 2024 • Tree Inventory, Protection, and Removals, prepared by MHBC, dated October 30, 2024 • Lot Survey, prepared by Speight, Van Nostrand & Gibson Limited, Ontario Land Surveyors, dated 2022 • Office Market Demand Analysis, prepared by N. Barry Lyon Consultants Inc, dated October 2024 - 15 - Information Report 05-25 Page 14 9.Procedural Information 9.1 General •written comments regarding this proposal should be directed to the City Development Department •all comments received will be noted and used as input in 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 10.Owner/Applicant Information The owner of this property is 705 Kingston Road Ltd. and is represented by the Biglieri Group Ltd. Attachments: 1.Location Map 2.Air Photo 3.Conceptual Plan 4.Preliminary Phasing Plan 5.Conceptual Rendering 6.Whites Precinct Intensification Plan 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 AD:ld - 16 - Dunfair Street af:j of "O ro 0 0::: (/) 2 .c s PlCKERlNG C ity Development Department L:\PLANNING\01 -MapFiles\OPA\2024\OPA 24-003 & A 05-24\OPA 24 -003.aprx Location Map "2 ro > ~ ::::, 0 al ~ Q) 0 File: OPA 24-003 & A 05/24 Applicant: 705 Kingston Road Ltd Municipal Address:705 Kingston Road © The Corporation of the City of Pickering Produced (in part) under license from : © Queens Printer, Ontario Ministry of Natural Resou rces. All rights rese rved.,© Her Majesty the Queen in Right of Canada , Department of Natura l Resources . All rights rese rved .;© Teranet Enterprises Inc . and its supp li ers. All rights reserved.,© Mun icipa l Property Assessment Corporation and its supp li ers. All rights rese rved. Date: Apr. 25, 2025 SCALE: 1:3,000 I THIS ISNOTAPLANa= SURVEY. Attachment 1 to Information Report 05-25 - 17 - af:j of Air Photo Map File: OPA 24-003 & A 05/24 PlCKERlNG Applicant: 705 Kingston Road Ltd Municipal Address:705 Kingston Road C ity Development © The Corporation of the City of Pickering Produced (in part) under license from : Date: Apr. 25, 2025 © King's Printer, Ontario Ministry of Natural Reso urces. Al l rights reserved.,© Her Majesty the King in Department Right of Canada , Department of Natura l Resources . All rights rese rved .;© Teranet Enterprises Inc . and its SCALE: 1:2,500 I supp li ers. All rights reserved.,© Mun icipa l Property Assessment Corporation and its supp li ers. All rights rese rved. THIS ISNOTAPLANa= SURVEY. L:\PLANNING\01 -MapFiles\OPA\2024\OPA 24-003 & A 05-24\OPA 24 -003.aprx Attachment 2 to Information Report 05-25 - 18 - Attachment 3 to Information Report 05-25 L:\Planning\01-MapFiles\OPA\2021 March 13, 2025DATE: Applicant: Municipal Address: File No: Conceptual Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 24-003/P & A 05/24 705 Kingston Road Ltd. 705 Kingston Road - 19 - Attachment 4 to Information Report 05-25 L:\Planning\01-MapFiles\OPA\2021 March 13, 2025DATE: Applicant: Municipal Address: File No: Preliminary Phasing Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 24-003/P & A 05/24 705 Kingston Road Ltd. 705 Kingston Road - 20 - Attachment 5 to Information Report 05-25 L:\Planning\01-MapFiles\OPA\2021 Dec 16, 2024DATE: Applicant: Municipal Address: File No: Conceptual Rendering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 24-003/P & A 05/24 705 Kingston Road Ltd. 705 Kingston Road - 21 - Attachment 6 to Information Report 05-25 L:\Planning\01-MapFiles\OPA\2021 March 13, 2025DATE: Applicant: Municipal Address: File No: Whites Precinct Intensification Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 24-003/P & A 05/24 705 Kingston Road Ltd. 705 Kingston Road - 22 -