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HomeMy WebLinkAboutPLN 14-25Report to Planning & Development Committee Report Number: PLN 14-25 Date: June 9, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 9004807 Canada Inc. (Stonepay) 1635 Palmer’s Sawmill Road Recommendation: 1. That Zoning By-law Amendment Application A 06/24, submitted by 9004807 Canada Inc. (Stonepay), to permit a condominium development containing 85 townhouse units, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 14-25, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to seek Council’s approval of a Zoning By-law Amendment application, submitted by 9004807 Canada Inc. (Stonepay), to permit a residential common element condominium consisting of 85 street townhouse units. The subject lands are located on the south side of Palmer’s Sawmill Road, west of Brock Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The subject lands, currently vacant, form part of a multi-phase residential development approved by the Ontario Land Tribunal in 2019. The first phase of the development has been completed, and the applicant is now proceeding with Phase 2. The original approval for Phase 2 allowed for stacked and block townhouses. However, in response to evolving market conditions, the applicant is now proposing a common element condominium consisting of 85 street townhouse units on freehold lots. The proposed development includes shared features such as internal private roads, visitor parking areas, pedestrian mews, a meter room, and community mailboxes, all to be managed through the condominium corporation. To facilitate the proposed development, the applicant is required to amend the zoning by-law to add “Street Townhouse” to the list of permitted housing types and establish zoning standards for freehold lots within a common element condominium tenure. Additionally, the applicant is amending the zoning by-law to permit air conditioner units to be located at grade, between the building and the street. City Development staff support the proposed development. The proposal provides for an alternative housing type and tenure that will complement the stack and block townhouses constructed in Phase 1. It conforms with the 2024 Provincial Planning Statement and the Regional Official Plan, which encourages a mix of housing options and tenures to support a complete community. The proposal also conforms to the Pickering Official Plan and Duffin Heights Neighbourhood policies and has regard for the Design Guidelines. PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 2 9004807 Canada Inc. (Stonepay) Technical matters related to the development will be addressed through site plan approval. These matters include, but are not limited to, noise, landscaping and fencing, snow storage, site servicing, construction management, waste management collection, and the location of hydro transformers, gas meters and other utilities. Accordingly, staff recommend that Zoning By-law Amendment Application A 06/24 be approved, and that the draft zoning by-law amendment, as set out in Appendix I 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 approval of a Zoning By-law Amendment, submitted by 9004807 Canada Inc. (Stonepay), to permit a residential common element condominium containing a total of 85 street townhouse units. This report outlines 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. It also summarizes the revisions made in response to technical comments and addresses feedback received from the Planning & Development Committee. 1. Background 1.1 Property Description The subject property is located on the south side of Palmer’s Sawmill Road, west of Brock Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The site is currently vacant and has an area of approximately 1.82 hectares, with frontage along Palmer’s Sawmill Road. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): North: To the north, across Palmer’s Sawmill Road, are lands owned by the applicant, currently zoned for a mix of block and stacked townhouses. East: Directly east is the applicant’s first phase of development, which includes 137 block and stacked townhouse units. To the south of this development is a City-owned stormwater management pond. Further east is the “Seaton Centre” PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 3 9004807 Canada Inc. (Stonepay) commercial plaza, featuring multi-tenant buildings with a variety of restaurants, retail stores, financial institutions, a fitness centre, and office units. Notable tenants include Planet Fitness, Dollar Tree, Scotia Bank, The Social Bar and Lounge, and Angus Valley Montessori Preschool. South & To the south and west are open space lands, including significant woodlands West: and the Ganatsekiagon Creek and associated valleylands. 1.2 Approvals and Application History On July 31, 2019, the Local Planning Appeals Tribunal, now the Ontario Land Tribunal, approved applications for a Zoning By-law Amendment (File A 05/17) and a Draft Plan of Subdivision (File SP-2017-02), permitting a phased residential development. The plan of subdivision was registered on December 8, 2020, creating four residential development blocks (Blocks 1 to 4), containing 726 townhouse units (see Registered Plan of Subdivision, Attachment 3). The subdivision plan also includes a 0.62 hectare park block (Block 5), a stormwater management pond (Block 6), and two new municipal streets, all of which have been conveyed to the City. A third municipal street will be built when Block 3 or Block 4 is developed. Site Plan Approval for the first phase of the residential development, Block 1 (File S 02/19), was issued on December 18, 2020. This phase includes a total of 137 block and stacked townhouse units, accessed by private internal roads. Many of the units are now occupied. The subject property, known as Block 2, is the second phase of development. On March 3, 2022, the applicant submitted a Site Plan Approval application (File S 04/22) for a residential condominium development consisting of 111 block and stacked townhouse units. This proposal was originally intended to be a standard condominium development. On October 11, 2024, the applicant submitted a revised site plan, proposing a change from block and stacked townhouses to street townhouses. They also requested a change in tenure from a standard condominium to a common element condominium. In a standard condominium, the purchaser owns the individual unit and pays fees for utilities and shared common elements, such as private roads, mailboxes, and visitor parking areas. Under a common element condominium tenure, the purchaser owns both the individual unit and a small freehold lot, and pays fees for shared common elements, but may pay for utilities separately. The existing zoning is intended to facilitate a standard residential condominium development. Consequently, due to the change in condominium tenure and housing form, a site-specific zoning by-law amendment is required to add “Street Townhouses” as a permitted housing form and to establish zone requirements for each freehold parcel and dwelling. These amendments are detailed in Section 3.4 of this report. PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 4 9004807 Canada Inc. (Stonepay) 1.3 Applicant’s Proposal 9004807 Canada Inc. (Stonepay) has submitted applications for a Zoning By-law Amendment and a Draft Plan of Condominium to facilitate the development of a residential common element condominium. The original proposal consisted of 13 townhouse buildings with 85 street townhouse units, and various common elements, including internal private roads, visitor parking areas, pedestrian mews, a meter room, and community mailboxes. In response to comments from City departments and the Planning & Development Committee, the applicant submitted a revised proposal (see Submitted Site Plan and POTL Plan, Attachment 4). The revised submission maintains the same number of street townhouse units and the general layout of common elements as in the original submission. The applicant submitted this updated proposal to address technical revisions, including: • adjusting the townhouse lot lines to create more evenly shaped lots, and providing more consistent side yards for end units • shifting several common elements, such as streetlights, a retaining wall, and a sidewalk, to separate them from privately owned parcels (referred to as “POTLs” on the Submitted Site Plan), and allow for better maintenance access • adjusting the lot lines for the proposed private roads and pedestrian pathways to provide adequate space for snow storage and maintenance • relocating air conditioner units, as needed, to ensure compliance with the City’s Consolidated Zoning By-law • expanding the backyard area for POTL 34, as shown on Attachment 4 • reducing the building footprint of POTL 33, as shown on Attachment 4, to allow for more amenity space in the side yard and improved maneuverability around the townhouse unit The key statistics of the revised proposal remained unchanged from the original submission and are outlined in the table below: Provision Proposal Net Developable Area 1.8 hectares Residential Density 46.6 units per net hectare Number of Units 85 street townhouse units Residential Parking • a minimum of 2.0 spaces per unit • a total of 170 residential parking spaces are provided on-site PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 5 9004807 Canada Inc. (Stonepay) Provision Proposal Visitor Parking • a minimum of 0.2 spaces per unit • a total of 17 visitor parking spaces are provided on-site, of which 2 are barrier-free spaces The submitted site plan includes 13 townhouse buildings with 85 street townhouse units, all accessed through internal private roads. The proposal includes three vehicular access points: a right-in/right-out access to the west end of the site from Palmer’s Sawmill Road; and a full movement access and a three-quarter movement access to the existing north-south private road, which also serves the Phase 1 development to the east and connects to Palmer’s Sawmill Road. An application for Site Plan Approval (File S 04/22) is currently under review for this proposed development. 2. Comments Received 2.1 March 3, 2025, Electronic Statutory Public Meeting An Electronic Statutory Public Meeting for the applications was held on March 3, 2025. Notice of the meeting was mailed to all properties within 150 metres of the subject property, and one notice sign was installed on the property. No comments were provided from area residents in response to the applications, but during the meeting, members of the Planning & Development Committee raised the following key comments and questions: • inquired whether the proposal addresses the email from the Mississaugas of Scugog Island First Nation (MSIFN), dated February 11, 2025, requesting that any woodlots, wetlands, or other features being cleared as part of the application be fully compensated, and if native tree and vegetation species could be used for any replacement plantings • requested that a conceptual design of the air conditioner units be provided to City staff to clarify their placement on the townhouses, and sought clarification on whether any hazards might arise from having the air conditioning units at grade, especially by accumulating snow during winter • emphasized the importance of upgrading the intersection of Brock Road and Palmer’s Sawmill Road 2.2 Comments from External Agencies The City Development Department has received comments from the Toronto and Region Conservation Authority (TRCA), the Regional Municipality of Durham, the Durham District School Board, and the Durham Catholic District School Board. These PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 6 9004807 Canada Inc. (Stonepay) agencies have all indicated they have no objections or concerns with the approval of the submitted rezoning application. 2.3 Comments from City Departments The City Development Department has received comments from Sustainability, Fire Services and Engineering Services. These departments have all indicated they have no objections or concerns with the approval of the submitted rezoning application. 3. Planning Analysis 3.1 The proposal conforms to the Provincial Planning Statement (2024) and the new Durham Regional Official Plan (ROP) “Envision Durham” On October 20, 2024, the Ministry of Municipal Affairs and Housing 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 to support the achievement of complete communities and a compact built form. The new Regional Official Plan designates the subject property as “Community Areas”. Lands within this designation are intended to offer a complete living environment, consisting of housing, commercial uses, institutional uses, and public service facilities, such as schools, libraries and hospitals. A key objective of this designation is for Community Areas to contain a variety of housing types, sizes and tenures, within connected neighbourhoods. The applicant’s proposed development conforms to both the PPS and ROP by introducing an alternative form of condominium tenure and housing type. This addition complements the Phase 1 development by offering larger dwellings on freehold lots that can accommodate growing families and contribute to a more complete and balanced community. 3.2 The proposal conforms to the Pickering Official Plan and the policies of the Duffin Heights Neighbourhood Plan The Pickering Official Plan designates the subject lands as “Urban Residential Areas – Medium Density Areas” in the Duffin Heights Neighbourhood. This designation is intended primarily for residential, community, cultural, and recreational uses. Minimum and maximum residential densities are established for Urban Residential Areas. The permitted residential density range for Medium Density Areas is over 30 units and up to and including 80 units per net hectare. The development proposes a residential density of 46.6 units per hectare, which conforms to the density requirements of the City’s Official Plan. PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 7 9004807 Canada Inc. (Stonepay) The subject lands are within the Duffin Heights Neighbourhood, which includes specific policies that aim to promote a diverse mix of housing types, sizes, locations, and affordability. Key policies include enhancing street frontages by promoting pedestrian safety and keeping sidewalks uninterrupted by driveways, and encouraging residential units to be accessed by rear lanes instead. Another key policy includes requiring developers to provide a variety of housing forms and tenures, including dwellings and units of various widths, to make streetscapes dynamic, manage building massing, and preserve space to provide on-street parking options for visitors. The proposal conforms to the policies of the Official Plan and the policies of the Duffin Heights Neighbourhood. 3.3 Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood Development Guidelines intend to further the objectives of the Official Plan and achieve the following design objectives for the neighbourhood: • to create a streetscape that is attractive, safe and encourages social interaction within the neighbourhood • to establish a central focus for the neighbourhood, which is safe, lively and attractive • to provide a diversity of uses to support neighbourhood and City functions The subject lands are delineated as Residential on the Tertiary Plan, which encourages moderate density and primarily residential buildings that transition to higher densities towards Brock Road to the east. Townhouse units are listed as an appropriate transitioning building type between the commercial and mixed-use areas along Brock Road and the adjacent woodland areas in the Duffin Heights Neighbourhood. The Tertiary Plan also identifies Palmer’s Sawmill Road as a major pedestrian route. This proposal has regard for the Duffin Heights Neighbourhood Development Guidelines. 3.4 A site-specific zoning by-law amendment is required to implement street townhouses on freehold lots The subject lands are zoned MU-MD-2, subject to Exception 308, under Zoning By-law 8149/24. This zoning category permits medium-density residential uses (up to 80 units per net hectare), including “Block Townhouse Dwelling” and “Stacked Dwelling”. The applicant proposes adding “Street Townhouse” as a permitted housing type and introducing zoning provisions to enable freehold lots within a common element condominium. The applicant is not proposing to change the zoning categories for the subject lands or modify the density requirements of the zoning by-law. PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 8 9004807 Canada Inc. (Stonepay) The applicant has indicated that current market conditions favour a townhouse condominium with freehold tenure. The applicant’s request to permit “Street Townhouses” allows the flexibility to develop the site according to market conditions and remains generally consistent with the existing permitted uses on the lands. City staff support the proposed amendment to facilitate a townhouse condominium with freehold tenure. The applicant also requests approval to place air conditioning units between the building and the street. This request is intended to address comments received from residents of the first phase of development (Block 1). Some phase one townhouse units included air conditioner units installed on the balconies. Residents advised that this reduction in available amenity space caused unwanted noise in the amenity area during the summer months. To address these issues, the applicant seeks an amendment to the site- specific zoning by-law. Staff are satisfied that the visual impact of placing the units at grade has been adequately mitigated, as detailed in Section 3.5 of this report. Staff support the applicant’s requested zoning amendments to enable the development of common element condominiums. These amendments will provide greater flexibility to develop the site according to market conditions and offer a range of housing types and tenures in the form of condominiums and freehold dwellings. 3.5 The location and screening of the air conditioner units are appropriate During the Statutory Public Meeting, the Planning & Development Committee requested that the applicant provide the City with a conceptual design of the proposed ground-level air conditioning units. The Committee expressed the need for the applicant to demonstrate that there are no hazards associated with locating the air conditioners at grade, particularly regarding snow accumulation during winter. In response, the applicant has submitted a concept showing the typical layout and screening for the air conditioner units for the townhouse units (see Submitted Conceptual – Typical Landscape Screening, Attachment 5). The applicant has chosen a narrow air conditioner unit to minimize its visibility from the street. Additionally, a privacy screen and vegetation are proposed to screen the air conditioner unit from public view. The units have been positioned away from the main wall of the townhouse units to reduce their noise impact. The applicant has also advised that the air conditioner units can be tarped during winter months to protect them from snow-related damage. Staff support the proposed design of the air conditioner units and are satisfied that locating them at grade between the townhouse unit and the street is appropriate. 3.6 City Response to the MSIFN During the Statutory Public Meeting, the Planning & Development Committee expressed that the applicant should ensure that comments from the MSIFN are addressed. In an email dated February 11, 2025, MSIFN requested that any woodlots and wetlands being PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 9 9004807 Canada Inc. (Stonepay) cleared as part of the development be fully replaced with only native tree and vegetation species. On March 3, 2025, the City Development Department responded that the site was subject to previous approvals (described in Section 1.2 of this report) that included provisions for woodland and wetland compensation. Before removing any vegetation from the site, the applicant provided financial compensation in accordance with the requirements of the City and the TRCA. This compensation, combined with the City’s funding, enhanced forestation on public lands with native tree and vegetation species within the Duffins Creek watershed in Pickering. MSIFN subsequently indicated that the City’s response addressed their concerns. 3.7 The Region has determined that a traffic signal at the intersection of Brock Road and Palmer’s Sawmill Road is not currently warranted During the Statutory Public Meeting, the Planning & Development Committee emphasized the importance of upgrading the intersection of Brock Road and Palmer’s Sawmill Road to accommodate existing and future residential and commercial developments in the area. Durham Regional Works Department staff have indicated that the transportation infrastructure in this area is currently sufficient to manage traffic volumes. The intersection of Brock Road and Dersan Street is located just to the north and helps to calm traffic along this section of Brock Road. In addition, the recent opening of Four Seasons Lane to the west provides an alternate route to mitigate traffic along Brock Road. Regional Works staff have recommended adding signage at the intersection of Brock Road and Dersan Street to direct traffic to Four Seasons Lane as an alternative route. The Region has determined that a traffic signal at Brock Road and Palmer’s Sawmill Road intersection is not currently warranted. However, they will reassess the need for signalization once the approved development on the east side of Brock Road is constructed. 3.8 Technical matters to be addressed through the site plan approval process Detailed design issues are being addressed through the ongoing site plan approval process. These requirements will address matters such as, but not limited to: • architectural treatments • landscaping and fencing • street tree plantings • snow storage • noise • lighting • pedestrian circulation and connections PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 10 9004807 Canada Inc. (Stonepay) • drainage and grading • site servicing • construction management • waste management collection • location of hydro transformers, gas meters and other utilities 4. 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. 5. Conclusion The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the policies of the Durham Region Official Plan, the Pickering Official Plan, and the Duffin Heights Neighbourhood Plan. The applicant has worked with City staff to address various technical requirements. An application for Site Plan Approval (File S 04/22) is currently under review for this proposed development. Staff support Zoning By-law Amendment Application A 06/24, and recommend that the site-specific by-law, as set out in Appendix I of this report, be approved and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. 6. Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Appendix: Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 06/24 Attachments: 1. Location Map 2. Air Photo Map 3. Registered Plan of Subdivision 4. Submitted Site Plan and POTL Plan 5. Submitted Concept – Typical Landscape Screening PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 11 9004807 Canada Inc. (Stonepay) Prepared By: Original Signed By Liam Crawford Planner II 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 LC: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 14-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 06/24 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, Block 2, Plan 40M-2685, in the City of Pickering (A 06/24) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a common element condominium consisting of street townhouses on the lands being Block 2, Plan 40M-2685, in the City of Pickering; 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. The provisions of this By-law shall apply to the lands being Block 2, Plan 40M-2685, in the City of Pickering, designated “X308 (MU-MD-2)” on Schedule I of By-law 8149/24. 2. Section 15.308, Exception Zone 308 of By-law 8149/24, is hereby amended by adding the following text amendments: Exception Zone 308 (By-law 7710-19) 1. Section 15.308.1, related to Definitions, is amended by re-alphabetizing the section to add new definitions, as follows: k) “Dwelling, Street Townhouses” means a residential building containing three or more attached principal dwelling units, divided vertically, and where all dwelling units are located on individual lots and accessed from a Street or Private Street. 2. Section 15.308.2 a), related to Uses Permitted (“MU-MD-2” Zone), is amended by adding a new use, as follows: iii. The following additional use is permitted on the lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2: A. Street Townhouse Dwelling 3. Section 15.308.2 b) i) C, related to maximum number of units, is deleted and replaced with the following: C. Minimum combined number of Block Townhouse Dwelling and Street Townhouse Dwelling units: 62 units 4. Section 15.308.2 b) ii) E. 1), related to maximum length of a block, is deleted and replaced with the following: By-law No. XXXX/25 Page 2 1) Maximum length of a block of Townhouse Dwellings, Street Townhouse Dwellings or Stacked Dwelling shall be 51 metres. 5. Section 15.308.2 b) ii), related to Building Location and Setbacks, is amended by re-numbering this section by adding a new subsection, as follows: F. The following regulations apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2: 1) The front lot line shall be deemed to be the lot line adjacent to an internal private street providing vehicle access. 2) Lot Frontage (minimum) a. For the lands in the cross-hatched area in Figure 3 – 4.2 metres b. For the lands in the diagonal-hatched area and vertical-hatched area on Figure 3 – 5.5. metres 3) Front Yard (minimum) a. Street Townhouse – 3.0 metres 4) Interior Side Yard (minimum) a. Street Townhouse – 1.2 metres or 0.0 metres where the common wall of a Street Townhouse dwelling abuts an interior side lot line, being the adjoining wall of another street townhouse dwelling 5) Flankage Yard (minimum) a. Street Townhouse – 1.2 metres 6) Rear Yard Setback (minimum) a. For the Street Townhouses in the cross-hatched area on Figure 3: 3.0 metres b. For the Street Townhouses in the vertical-hatched area on Figure 3: 6.0 metres c. For the Street Townhouses in the diagonal hatched area on Figure 3: 1.5 metres 6. Section 15.308.2 b) iii), related to Building Height (maximum), is amended by re- numbering this section by adding a new subsection, as follows: 3) Street Townhouse – 12.0 metres 7. Section 15.308.2 b) iv), related to Parking Requirements (“MU-MD-2” Zone) is deleted and replaced with the following: The minimum parking rates for the uses permitted in a “MU-MD-2” Zone shall be provided in accordance with the following provisions: By-law No. XXXX/25 Page 3 Unit Type Residential Rate Visitor Parking Rate (1) Block Townhouse A minimum of 2.0 parking spaces per dwelling unit a minimum of 0.2 of a parking space per dwelling unit (2) Stacked Townhouse a minimum of 1.50 parking spaces per dwelling unit 3) Street Townhouse A minimum of 2 parking spaces per dwelling unit 8.Section 15.308.2 b) vi), related to Landscape Area and Private Residential Amenity Area, shall not apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2. 9.Section 15.308.2 b vii), related to Air Conditioners, shall not apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2. 10.Section 15.308.2 c), related to Projections, is amended by adding new subsections, as follows: iv.The following regulations apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2: A.Section 15.308.2 c) i), shall not apply B.Notwithstanding Section 4.27.1 of By-law 8149-24, projections such as awnings, canopies, windowsills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required setback, provided that no such feature, with the exception of a downspout, projects into the required setback no more than 0.6 metres or half the distance of the minimum required setback, whichever is less. C.Notwithstanding Section 4.27.3 of By-law 8149-24, an uncovered or covered balcony, porch, platform or deck may encroach into any required setback provided it is no closer than 1.5 metres from any lot line. By-law No. XXXX/25 Page 4 Figure 2 Figure 3 By-law No. XXXX/25 Page 5 3. 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. 4. 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 -0£;of­PJ(KERJNG City Development Department Hy r::oLands Third Concession Road Location Map File: A 06/24, CP-2024-05 Applicant: 9004807 Canada Inc. (Stonepay) Palmer's Sawmill Road Hydro Lands Munici al Address: 1635 Palmer's Sawmill Road © The Corporation of the City of Pickering Produced (in part) under license from © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Tera net Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\A\2024\A XX-24 Applicant\A XX-24 Applicant.aprx -0 Cll 0 a:: -"' () e co Date: Jan. 14, 2025 SCALE: 1 :4,000 THIS IS NOT A PLAN OF SURVEY. Attachment 1 to Report PLN 14-25 -0£;of - PJ(KERJNG City Development Department l:\PLANNING\01 -MapFiles\A\2024\A XX-24 Applicant\A XX-24 Applicant.aprx Air Photo Map File: A 06/24, CP-2024-05 Applicant:9004807 Canada Inc. (Stonepay) Munici al Address: 1635 Palmer's Sawmill Road © The Corporation of the City of Pickering Produced (in part) under lic ense from © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. All rights reserved.;© Tera net Enterp ri ses Inc . and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. Date: Feb. 10, 2025 SCALE: 1 :5 ,000 THIS IS NOT A PLAN OF SURVEY. Attachment 2 to Report PLN 14-25 Attachment 3 to Report PLN 14-25 Registered Plan of Subdivision City Development Department Jan. 27, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/24, CP-2024-05 9004807 Canada Inc. (Stonepay) Applicant: DATE: File No: L:\Planning\01-MapFiles\CP\2024 N Municipal Address:1635 Palmer’s Sawmill Road Attachment 4 to Report PLN 14-25 Submitted Site Plan & POTL Plan City Development Department May 07, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/24, CP-2024-05 9004807 Canada Inc. (Stonepay)Applicant: Municipal Address: DATE: File No: 1635 Palmer’s Sawmill Road L:\Planning\01-MapFiles\A\2022 N 1.50 R 7 . 5 0 R7 . 5 0 R11 . 0 0 R7.5 0 6.50 R 9 . 1 5 R9.15 V13 V17 R 9 . 1 5 R9.1 5 R9 . 1 5 R9. 1 5 R9.1 5 6.50 6. 5 0 R15.65 R1 5 . 6 5 R9. 0 0 6. 5 0 5. 3 0 1. 5 0 6.0 3 19 . 3 3 5. 5 9 3.71 R 9 . 1 5 R9.1 5 V1 V6 V7 V 3.0725.9225.9225.923.1621.653.11 3.16 6. 5 6 6. 0 5 6. 6 1 6. 0 5 6.12 6.05 6.42 6.09 6.056.05 4. 0 1 34 . 4 6 3. 1 6 34 . 4 6 5. 5 0 25 . 9 2 3. 1 6 30 . 1 9 4. 0 0 34 . 4 6 3. 1 6 34 . 4 6 5. 5 0 6.1 6 2.6 0 5. 5 4 5. 3 0 2.60 5.3 0 2. 2 0 27 . 8 1 3. 0 5 27 . 0 3 6.65 42.06 6. 0 6 12 3.4 0 3.40 R11.00 3.813.813.813.81 3. 1 0 3. 1 0 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3.10 6.11 6.08 6. 9 8 2. 1 1 3. 6 3 2. 1 1 3. 6 3 2. 1 1 3. 6 3 2. 1 1 3. 6 3 PA R T 2 PA R T 3 PA R T 4 PA R T 1 PA R T 5 PA R T 7 PA R T 8 PA R T 9 PA R T 6 PA R T 1 0 PA R T 1 3 PA R T 1 4 PA R T 1 5 PA R T 1 2 PA R T 1 6 PA R T 1 9 PA R T 2 0 PA R T 2 1 PA R T 1 8 PA R T 2 2 PA R T 1 1 PA R T 1 7 PA R T 2 3 PART 24 PART 25 PART 26 PART 29 PART 30 PART 31 PART 27 PART 32 PA R T 3 4 PA R T 3 5 PA R T 3 6 PA R T 3 7 PA R T 3 8 PA R T 3 9 PART 41 PART 42 PART 43 PART 44 PART 45 PART 46 PART 47 PART 54 PART 53 PART 52 PART 51 PART 50 PART 49 PART 48 PART 55 PART 56 PART 57 PART 58 PART 59 PART 60 PART 61 PART 62 PART 64 PART 65 PART 66 PART 67 PART 68 PART 74 PART 73 PART 72 PART 71 PART 70 PART 75 PART 76 PART 79 PART 80 PART 81 PART 82 PART 83 PART 78 PART 84 PART 28 PART 33 PA R T 4 0 PART 63 PART 69 PART 77 PART 85 1.47 1.59 1.59 2.29 2.29 1.59 1.59 1. 5 9 1. 5 9 1. 5 9 1. 5 9 1. 5 9 1. 5 9 1. 5 3 1. 5 2 BU I L D I N G 5 BU I L D I N G 6 BU I L D I N G 1 2 BU I L D I N G 1 1 BU I L D I N G 1 0 BU I L D I N G 1 3 BUILDING 2 BUILDING 3 BUILDING 4BUILDING 1 BUILDING 7 1. 5 0 1. 5 0 1. 5 0 1. 5 0 5. 5 1 4. 2 7 1. 6 0 1. 6 0 1. 6 0 1. 6 0 1.6 3 1.58 1.5 5 2. 4 6 2. 4 8 2. 4 7 2. 4 6 2.88 2.48 2.48 2.88 2.67 4.00 2.30 3.80 2.68 2.28 3.50 3.50 4. 4 3 5. 0 4 6. 0 0 1.3 2 5.35 7.15 6.10 4.35 5.60 3.30 3.30 2.39 2.21 2.24 2.40 1. 8 2 2.84 2.84 2.85 3.57 3.53 2.84 2.84 2. 7 2 2. 7 6 2. 6 7 2. 7 2 2. 5 1 2. 6 5 2. 6 9 2. 5 5 4.00 3. 3 4 3.80 2. 6 2 2.08 2.43 2.45 3.60 2.08 2.43 2.45 3.60 1.5 5 2. 1 9 4. 4 0 2. 6 9 2. 7 6 5.00 1.6 2 1.7 7 BU I L D I N G 8 BU I L D I N G 9 1. 5 0 1.2 0 1.5 3 2.9 9 7.54 4.50 4.32 4.24 6. 5 9 5. 1 0 3.76 5.59 PART 86 COMMON ELEMENTS 5.09 1.00 1.2 0 0. 6 0 0. 6 0 1.59 1.41 1. 3 8 POTL 33 POTL 34 Attachment 5 to Report PLN 14-25 L:\Planning\01-MapFiles\A\2022 May 07, 2025DATE: Applicant: Municipal Address: File No: Submitted Concept - Typical Landscape Screening FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/24, CP-2024-05 1635 Palmer's Sawmill Road 9004807 Canada Inc. (Stonepay)