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Home My WebLink AboutPLN 15-25Report to Planning & Development Committee Report Number: PLN 15-25 Date: June 9, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 1334281 Ontario Limited 720 Granite Court Recommendation: 1.That Official Plan Amendment OPA 23-004/P, submitted by 1334281 Ontario Limited, to increase the maximum net residential density from 80 to 213 units per hectare, for the lands located at the northwest corner of Whites Road and Granite Court, to facilitate a high-density development, be approved, and that the draft by-law to adopt Amendment 53 to the Pickering Official Plan, as set out in Appendix I to Report PLN 15-25, be finalized and forwarded to Council for adoption; and 2.That Zoning By-law Amendment Application A 10/23, submitted by 1334281 Ontario Limited, to permit a 10-storey mixed-use condominium building, containing 252 dwelling units and an 81 square metre ground-floor commercial unit, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 15-25, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to seek Council approval of Official Plan Amendment and Zoning By-law Amendment applications, submitted by 1334281 Ontario Limited, to permit a 10-storey mixed-use condominium building. The subject property is located at the northwest corner of Whites Road and Granite Court, south of Highway 401, within the West Shore Neighbourhood (see Location Map, Attachment 1). The applicant originally proposed a 12-storey residential condominium building containing 262 units. Following public consultation, the applicant has revised the proposal by reducing the building height to 10 storeys and the number of units to 252. The revised proposal also introduces an 81 square metre ground-floor commercial unit fronting Whites Road (see Revised Site Plan, Attachment 5, and Revised Renderings, Attachments 6 and 7). A total of 404 parking spaces are proposed, including 339 residential spaces and 65 visitor/commercial spaces. Vehicle access is proposed via a full-movement access from Granite Court. The applicant is also proposing road improvements at the intersection of Whites Road and Granite Court to reduce vehicle queuing delays on Granite Court during the evening peak hour and mitigate traffic impacts from the development. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 2 1334281 Ontario Limited The purpose of the Official Plan Amendment is to increase the maximum residential density on the site from 80 dwelling units per hectare to 213 units per hectare. The Zoning By-law Amendment seeks to rezone the property to an appropriate zone category and establish site- specific zoning regulations to implement the revised proposal. Throughout the review process, and robust community engagement, the applicant has addressed concerns from area residents and local businesses related to traffic impacts, land use compatibility, building height, and site design. Accordingly, City Development staff support the revised proposed development. The proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan, and the intensification policies of the Pickering Official Plan, which all encourage the efficient use of vacant and underutilized land in the Urban Area. The development will introduce an alternative housing option in the West Shore Neighbourhood that supports a mix of incomes, ages, and family structures. The proposal will also make efficient use of existing infrastructure. The development is compatible with the surrounding neighbourhood, as the building’s height, massing, and setbacks will have minimal negative visual, privacy, or shadow impacts on adjacent properties. A future Site Plan Approval application will address technical matters related to the development, including detailed site servicing, grading, landscaping, and construction management. Staff recommend that Council approve Official Plan Amendment Application OPA 23-004/P, and that the draft by-law to adopt Amendment 53, as set out in Appendix I to this report, be finalized and forwarded to Council for adoption. Staff also recommend that Zoning By-law Amendment Application A 10/23 be approved, and that the implementing zoning by-law, as set out in Appendix II to this report, be finalized and forwarded to Council for enactment. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated due to the proposed development. Discussion: The purpose of this report is to seek Council’s approval of applications for Official Plan Amendment and Zoning By-law Amendment, submitted by 1334281 Ontario Limited. The applicant is proposing a 10-storey mixed-use condominium building containing 252 dwelling units and a ground-floor commercial unit. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 3 1334281 Ontario Limited This report outlines how the proposal conforms with the new Provincial Planning Statement, the new Regional Official Plan, and the intensification policies of the Pickering Official Plan. It also summarizes the revisions made in response to public feedback, and explains how the proposed building’s density, height, and scale are compatible with the surrounding land uses. Additionally, the report addresses comments from residents, local businesses, and the Planning & Development Committee. 1.Background 1.1 Property Description The subject property is located at the northwest corner of Whites Road and Granite Court, south of Highway 401, within the West Shore Neighbourhood (see Location Map, Attachment 1). It is approximately 1.19 hectares in size, with frontages along Whites Road and Granite Court. The property is currently vacant and does not have vehicular access from either public street. The southwest corner of the property is subject to two easements in favour of the Region of Durham. The easements allow for the construction, operation, and maintenance of watermains and access for their repair, reconstruction, and replacement. Surrounding land uses include (see Air Photo Map, Attachment 2): North & West: The lands to the north and west are owned by Metrolinx and contain a railway corridor serving the Lakeshore East GO Train line. Further north is the Whites Road and Highway 401 eastbound off-ramp, which exits north and south onto Whites Road. Further west and southwest are industrial/employment buildings within the Whites Road Prestige Business Park. South: To the south, across Granite Court, are two-storey detached dwellings. East: To the east is Whites Road, including the signalized intersection of Whites Road and Bayly Street. Across Whites Road are two-storey detached dwellings and two commercial properties containing uses such as a gas station, medical offices, restaurants, personal service shops, and convenience stores. 1.2 Previously Approved Zoning By-law Amendment In 2003, 1334281 Ontario Limited and 1483576 Ontario Inc. submitted applications for Official Plan Amendment (File OPA 03-001/P) and Zoning By-law Amendment (File A 06/03). The proposal comprised two residential condominium buildings, one 8-storeys and the other 4-storeys, containing 145 dwelling units. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 4 1334281 Ontario Limited The Official Plan Amendment requested an increase to the maximum permitted residential density from 80 dwelling units per hectare to 122 units per hectare, and the Zoning By-law Amendment requested to rezone the property to implement the proposed development. During the review process, area residents raised several concerns with the proposal related to traffic, density, compatibility with surrounding land uses, and building heights and massing. In response to these concerns, the applicants withdrew the Official Plan Amendment application and revised the Zoning By-law Amendment application (File A 06/03(R)) to propose a retail food store with an associated outdoor seasonal garden centre. On July 26, 2004, Council approved the revised Zoning By-law Amendment to permit various non-residential uses, including but not limited to, office, financial institution, personal service shop, retail food store, and daycare centre. Following this approval, 1334281 Ontario Limited submitted an application for Site Plan Approval (File S 04/04) for a food store and associated outdoor garden centre. However, this application was never finalized, and site plan approval was not issued. 1.3 Applicant’s Proposal 1334281 Ontario Limited has submitted applications for Official Plan Amendment and Zoning By-law Amendment to permit a high-density development on the subject property. The original proposal included a 12-storey residential condominium building containing 262 dwelling units (see Original Site Plan, Attachment 3, and Original Rendering, Attachment 4). The applicant submitted a revised proposal in response to comments from City departments, external agencies, the Planning & Development Committee, local businesses, and area residents. The revised proposal reduces the building height from 12-storeys to 10-storeys, and decreases the number of dwelling units from 262 to 252 (see Revised Site Plan, Attachment 5, and Revised Renderings, Attachments 6 and 7). It also introduces an 81 square metre ground-floor commercial unit fronting Whites Road. Additionally, the applicant has revised the unit mix to include a greater number of large-sized units. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 5 1334281 Ontario Limited The table below outlines the key differences between the original and revised proposals. Original Proposal Revised Proposal Gross Floor Area (GFA) 20,096 sq. metres 20,122 sq. metres Residential Density 221 dwelling units per hectare 213 dwelling units per hectare Floor Space Index (FSI) 1.7 Unchanged Number of Storeys 12 storeys (38 metres) 10 storeys (32 metres) Number of Residential Units 262 dwelling units 252 dwelling units Type of Residential Units Bachelor: 8 units 1 Bedroom: 179 units 1 Bedroom Plus Den: 41 units 2 Bedroom: 19 units 2 Bedroom Plus Den: 15 units Bachelor: 6 units 1 Bedroom: 103 units 1 Bedroom Plus Den: 88 units 2 Bedroom: 11 units 2 Bedroom Plus Den: 32 units 3 Bedroom: 12 units Commercial GFA None 81 square metres Private Amenity Area • Indoor: 499 sq. metres • Outdoor: 1,009 sq. metres Total: 1,508 sq. metres • Indoor: 543 sq. metres • Outdoor: 689 sq. metres Total: 1,232 sq. metres Vehicular Parking • Resident – 328 spaces (1.25 spaces/dwelling unit) • Visitor – 65 spaces (0.25 spaces/unit) Total: 393 parking spaces • Resident – 339 spaces (1.34 spaces/unit) • Visitor/Retail – 65 spaces (0.25 spaces/unit) Total: 404 parking spaces Number of Accessible Spaces 11 accessible spaces Unchanged Bicycle Parking 157 bicycle spaces 158 bicycle spaces Vehicle access to the site and the 2-storey underground parking garage is proposed via a full-movement access from Granite Court. The access is located approximately 70 metres west of the intersection of Whites Road and Granite Court. The applicant proposes road improvement works at this intersection as part of the revised proposal. Further details regarding the proposed road improvements are provided in Section 4.8.1 of this report. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 6 1334281 Ontario Limited Private outdoor amenity space is proposed north of the building and includes a children’s play area, dog run, community garden, and outdoor seating. An open field is also proposed at the rear of the building, offering additional space for informal recreation and play. Indoor amenity spaces are proposed on the second and eighth floors of the building. The original proposal included a privately-owned-public-space (POPS) south of the building, adjacent to the intersection of Whites Road and Granite Court. However, staff and residents raised concerns about the suitability of this location, noting that Granite Court serves as an entry point to an industrial area and experiences frequent truck traffic. As part of the revised proposal, the applicant removed the POPS. The applicant proposes enhanced landscaping along the frontages of Whites Road and Granite Court, including street trees, raised planters, bench seating, decorative pavers, and bicycle racks. As part of the proposed development, the applicant will be required to construct a sidewalk along the Whites Road frontage, providing a continuous pedestrian connection between the existing sidewalks at Whites Road and Granite Court, and Whites Road and Bayly Street. In addition, the applicant will be required to convey land to the Region of Durham for a sight triangle at the northwest corner of Whites Road and Granite Court. The purpose of the sight triangle is to keep the area clear of obstructions to ensure drivers have a clear view of other vehicles and pedestrians. The proposed development will be subject to future applications for Site Plan Approval and Draft Plan of Condominium. 2. Public Engagement 2.1 September 20, 2023, Public Open House Meeting A Public Open House was held on September 20, 2023, to inform area residents about the proposed development. Notice of the meeting was mailed to all properties within 150 metres of the subject property. At the request of the Ward Councillors, notices were also mailed to the Fairport Beach Neighbourhood Association, Pickering West Shore Community Association, and SoRo Good Neighbours. In total, 226 property owners received mailed notices. Two notice signs were installed on the property, and notice of the meeting was published in the News Advertiser on August 31 and September 14, 2023. The meeting was also promoted through the City’s social media channels. Approximately 60 residents attended the open house meeting. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 7 1334281 Ontario Limited 2.2 November 6, 2023, Statutory Public Meeting A Statutory Public Meeting for the applications was held on November 6, 2023. Notice of the meeting was mailed to all properties within 150 metres of the subject property, the Neighbourhood Associations referenced above, the individuals who attended the open house meeting, and those who submitted written comments on the application and/or requested notification of future meetings. In addition, at the applicant’s expense, notices were mailed to an expanded area beyond the standard 150-metre radius. This included an additional 597 properties, generally located east of the Metrolinx railway, south of Highway 401, west of Hillcrest Road, and north of the Petticoat Creek Conservation Area. In total, 835 property owners received mailed notices. Three notice signs were installed on the property, including a mobile sign installed by the City at the request of the Ward Councillors. Notice was also shared via the City’s electronic signboard on the CN Bridge along Kingston Road, and on the City’s social media channels. Two residents provided delegations at the Statutory Public Meeting. 2.3 November 23, 2024, Public Open House Meeting A second Public Open House was held on November 23, 2024, to inform area residents about the revised proposal. Notice of the meeting was mailed to the following groups: • all properties within 150 metres of the subject property • the Neighbourhood Associations referenced above • the individuals who attended the previous open house meeting and/or statutory public meeting • those who submitted written comments on the application and/or requested notification of future meetings • the 597 properties within the expanded notification area, at the expense of the applicant In total, 893 property owners received mailed notices. Three notice signs were installed on the property, including another mobile sign installed by the City. Notice was also shared on the City’s social media channels. Approximately 57 residents attended the second open house meeting. 2.4 Meetings with Local Businesses The City also received letters from three local businesses – Lenbrook Group, Premier Brands, and Yorkville Sound – expressing concerns with the proposed development. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 8 1334281 Ontario Limited These businesses are located west of the subject property, within the Whites Road Prestige Business Park. Between July and October 2024, City Development staff held a separate meeting with each business, together with the applicant’s planning and traffic consultants, to further discuss and understand their concerns. A summary of the comments received is provided in Section 3.2 and Attachment 8 to this report. In addition, the City received a letter from Magnus Chemicals, another business located within the Whites Road Prestige Business Park. While Magnus Chemicals did not express concerns about the proposed development, they raised general questions about zoning on both the subject property and their property. Staff responded to these questions and offered to schedule a meeting to discuss the proposal; however, no response was received. 3. Comments Received 3.1 Comments from Area Residents The following is a general summary of comments received from area residents through public meetings and written submissions: • support the proposed development, noting that it offers a more desirable use than a vacant field and provides greater housing variety in a neighbourhood that is predominantly single-detached homes • concerns that the development could worsen traffic congestion and contribute to unsafe conditions for pedestrians • concerns regarding emergency access to and from the West Shore and Rosebank neighbourhoods, including potential evacuation challenges in the event of a nuclear emergency • concerns that the height and massing of the proposed building are not in character with the surrounding low-rise neighbourhood and could lead to impacts on privacy and shadowing • questions about whether the proposed increase in residential density would be supported by infrastructure improvements, such as sidewalks and road upgrades • concerns that the proposed development may negatively impact the property values of surrounding homes Attachment 8 to this report provides additional comments received from area residents and responses from the applicant or City staff. 3.2 Comments from Local Businesses The following is a general summary of comments received from local businesses through meetings with City staff and the applicant, and written submissions: PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 9 1334281 Ontario Limited • concerns that increased traffic at the intersection of Whites Road and Granite Court could impede truck movements, particularly during the evening peak hour, which may result in cancelled deliveries, increased transportation costs, and risk of business closure • concerns that increased traffic could create unsafe conditions for employees travelling to work, pedestrians, and cyclists, and hinder emergency evacuation routes • concerns about potential road closures during construction, which could further limit truck access for deliveries • questions about whether a residential development is appropriate adjacent to an industrial area with limited road infrastructure, and suggestions that a smaller-scale development may be more compatible with the area’s capacity and character Attachment 8 to this report provides additional comments received from the businesses and responses from the applicant or City staff. 3.3 Comments from External Agencies 3.3.1 Region of Durham • no objections to the applications • matters related to site contamination and land use compatibility have been appropriately addressed • matters related to detailed site servicing, stormwater management, waste management, and conveyance of a sight triangle will be further reviewed through a future Site Plan Approval application • sanitary capacity will only be assigned upon execution of a development agreement with the Region of Durham • an (“H”) Holding Zone will be in place until the owner enters into an agreement with the Region of Durham that demonstrates that sufficient sanitary servicing capacity is available to enable the full development of the site 3.3.2 Durham Region Transit • no objections to the applications 3.3.3 Metrolinx • no objections to the applications • detailed landscaping plans for the vegetation buffer adjacent to Metrolinx’s property line and security fencing will be further reviewed through a future application for Site Plan Approval PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 10 1334281 Ontario Limited 3.3.4 Ministry of Transportation (MTO) • no objections to the applications 3.3.5 Durham Regional Police – Radio Systems • construction of a 10-storey building on the subject property will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links • the building will have to be tested for in-building coverage once constructed 3.3.6 Durham District School Board • no objections to the applications • based on the proposed unit breakdown, the anticipated elementary student yield from the development is approximately 53 students • students generated from this development will attend existing neighbourhood schools 3.3.7 Durham Catholic District School Board • no objections to the applications • students generated from this development will attend Father Fenelon Catholic Elementary School, located at 795 Eyer Drive, and St. Mary Catholic Secondary School, located at 1918 Whites Road 3.4 Comments from City Departments 3.4.1 Engineering Services • no objections to the applications • matters related to stormwater management, sidewalk construction, grading, construction management, and landscaping will be further reviewed through a future Site Plan Approval application 3.4.2 Fire Services • no objections to the applications • the proposed fire route is acceptable • the detailed design of the fire route will be further reviewed through a future Site Plan Approval application 3.4.3 Sustainability Sustainability staff have reviewed the submitted Integrated Sustainable Design Standards (ISDS) Mid to High-Rise Residential & Non-Residential Checklist, prepared PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 11 1334281 Ontario Limited by Evans Planning, and have no objections to the applications. Staff have confirmed that the proposed development will meet all mandatory Tier 1 requirements of the ISDS and, in some cases, exceed them by incorporating voluntary Tier 2 sustainable site and building design measures. Sustainability features to be incorporated into the proposed development include, but are not limited to: • a resident education information package to be provided to future residents to inform them about the use and maintenance of sustainable building features • 50 percent of hardscape surfaces to be treated with heat island reduction measures, such as high-albedo paving materials • use of native and drought-tolerant species for 75 percent of the landscape areas • bird-friendly design treatments to be applied to a minimum of 90 percent of all exterior glazing within the first 16 metres of the building above grade • a tri-sorter to direct and separate waste materials into either recyclables, organics, or waste Through a future site plan review process, the applicant would be required to demonstrate that the proposal has been designed in accordance with the Council- approved ISDS Checklist for Mid to High-Rise Residential Development. The final sustainable design features incorporated into the development will be presented to the Site Plan Review Panel for feedback before the Director, City Development & CBO issues site plan approval. 4. Planning Analysis 4.1 The proposal is consistent with the Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) released 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 requires planning authorities to provide an appropriate range and mix of housing options and densities to meet the needs of current and future residents. The PPS defines housing options as a range of housing types, including multi-residential buildings, such as mid-rise apartments. The PPS directs planning authorities to promote intensification and redevelopment in Settlement Areas, to support the achievement of complete communities. The PPS also requires planning authorities to permit all types of residential intensification, including developing and introducing new housing options within existing built-up areas. The proposal conforms to the PPS by supporting the intensification of vacant and underutilized land for residential purposes. It will increase the housing supply in an existing neighbourhood close to employment, schools, and local services. Additionally, the proposal will introduce an alternative housing type in an area predominantly made PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 12 1334281 Ontario Limited up of ground-related dwellings. In doing so, it will help address evolving housing needs and support achieving a more complete and inclusive community. The proposal is consistent with the new PPS. 4.2 The proposal conforms to the Durham Regional Official Plan “Envision Durham” On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3, 2024, with the remaining parts approved on December 13, 2024. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject property as “Urban System – Community Areas” with a “Regional Corridor” overlay along Whites Road (north of Bayly Street). The ROP states that Community Areas should be developed as complete communities, providing for a variety of housing types, sizes, and tenures. Policy 5.1.6 of the ROP states that, on an annual basis, a minimum of 50 percent of all new residential units across the Region should be provided through intensification. The ROP defines intensification as the development of a property, site, or area at a higher density than currently exists, such as developing a vacant and/or underutilized lot within an existing built-up area. The ROP states that Regional Corridors are generally appropriate locations for higher- density, mixed-use development. Built forms along these corridors should be multi- storey, compact, pedestrian-friendly, and transit-supportive. Additionally, the ROP identifies Whites Road (north of Bayly Street) and Bayly Street as High Frequency Transit Networks. Development adjacent to a High Frequency Transit Network is to be of a higher density and provide a mix of uses, at an appropriate scale and context. The proposal conforms to the ROP by introducing a new type of housing to the neighbourhood and offering a variety of unit sizes. It features a multi-storey, compact, and pedestrian-friendly design. The proposal supports ROP policies that encourage intensifying vacant and underutilized land, particularly for new housing, while efficiently using existing infrastructure, such as municipal water and sewage services. The property’s location adjacent to a Regional Corridor and High Frequency Transit Network further supports its suitability for residential intensification, consistent with the ROP’s goal to focus higher-density, mixed-use developments along these key corridors. The proposal conforms to the ROP. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 13 1334281 Ontario Limited 4.3 The applicant’s site-specific Official Plan Amendment to increase the maximum residential density is appropriate The POP designates the subject property as “Mixed Use Areas – Local Nodes”. These areas are intended to accommodate the highest concentrations of activity in the City and permit a wide range of uses, including residential, commercial, office, community, and cultural and recreational uses. Within Local Nodes, the POP allows for a residential density of 31 to 80 dwelling units per net hectare and a maximum floor space index (FSI) of 2.0. Based on the maximum permitted density, the subject property could accommodate 96 units. To enable the proposed development, the applicant is requesting an amendment to the POP to increase the maximum permitted residential density from 80 to 213 units per net hectare, which would allow for 252 units on the site – an increase of 156 units. Despite the increase in density, the proposal maintains an FSI of 1.7, below the maximum permitted FSI of 2.0, demonstrating that the site can accommodate additional units without overdevelopment. The proposal supports key housing goals outlined in the POP. The Plan encourages a diverse mix of housing types and tenures to meet current and future population needs. It also promotes the efficient use of existing infrastructure, discourages urban sprawl, and supports the intensification of vacant and underutilized sites in Mixed-Use Areas, especially those near major transit corridors. The subject property is at the northwest corner of Whites Road and Granite Court, just west of the Whites Road and Bayly Street intersection. The northern portion of Whites Road (north of Bayly Street) is designated as a Type A arterial road and a Transit Spine, designed to carry higher volumes of traffic and support enhanced levels of transit services. The POP promotes transit-oriented, mixed-use, and high-density development along these corridors. The southern portion of Whites Road (south of Bayly Street) and Granite Court are designated Collector Roads, which provide access to individual properties, local roads, other collector roads, and Type C arterial roads. The POP supports higher-density housing along both arterial and collector roads. The proposed 10-storey mixed-use building contributes to the development of a compact, walkable, and transit-supportive community. It efficiently uses an underutilized property within the Urban Area and makes use of existing and planned infrastructure. The site’s location at a key intersection, adjacent to a transit spine, and near major collector and arterial roads makes it well-suited for intensification. Its position at the gateway to the West Shore neighbourhood also makes it an appropriate location for a mid-rise development. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 14 1334281 Ontario Limited While the proposed building is taller than nearby homes, it has been carefully designed to be compatible with the surrounding low-density residential areas. Its location at the northwest corner of Whites Road and Granite Court allows for a greater separation from the existing low-density housing to the east, across Whites Road, and south, across Granite Court. To support a sensitive transition in height and scale, the development incorporates appropriate setbacks, landscape buffers, and massing techniques to minimize overlook, privacy concerns, and shadow impacts. The proposal also aligns with Provincial housing targets, including building at least 1.5 million new homes in Ontario by 2031. The City of Pickering has been assigned a 10-year housing target of 13,000 new homes, and is projected to more than double its population to over 200,000 residents by 2051. This development supports those targets by intensifying a vacant parcel, adding to the housing supply, and providing a range of unit types to meet the evolving needs of current and future residents. For these reasons, staff support the proposed Official Plan Amendment to increase the permitted residential density and facilitate the development of a 10-storey, 252 unit mixed-use building on the subject lands. 4.4 The proposed development responds to the evolving housing needs in Pickering The POP encourages Council to support a broad diversity of housing by form, location, size, tenure, and cost within the City, so that the housing needs of existing and future residents can be met as they evolve over time. In January 2022, Council approved the Pickering Housing Strategy & Action Plan 2021- 2031, which aims to address housing gaps and deliver more housing options to support the changing demographic conditions. The study identified several key housing gaps within the City, including: • a limited supply of affordable housing, especially for households with low incomes, and a very limited supply of purpose-built rental housing, particularly one- and two- bedroom units • a lack of affordable homeownership options, with only the highest income earners able to afford a resale home of any type in Pickering • a growing need for accessible housing options due to an aging population According to the 2021 Census, 67 percent of dwelling units within the West Shore neighbourhood are single-detached homes. In contrast, only one percent are apartments, while the remaining 32 percent are semi-detached homes, duplexes, and townhomes. Although the proposed development does not include affordable housing units, it will contribute to a more diverse mix of housing types and sizes available in the West Shore neighbourhood. Multi-unit housing (such as an apartment building) typically offers a lower entry point into the housing market than ground-related housing (such as a PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 15 1334281 Ontario Limited detached home), making it more accessible to individuals across various income levels. Increasing the supply of smaller, multi-unit dwellings within the West Shore neighbourhood can improve housing choice and affordability in a community currently dominated by single-detached housing. The West Shore neighbourhood also has a comparatively older population. According to the 2021 Census, 36 percent of residents in West Shore are aged 55 and over, compared to 29 percent in the broader City of Pickering. The Province’s population projections for 2023 to 2051 estimate that the number of seniors aged 65 and over will grow significantly, from 2.9 million in 2023 to 4.7 million by 2051. The suburban GTA is expected to experience the highest increase, with the number of seniors rising by 83 percent over this period. As the population continues to age, the City will need to prioritize the construction of accessible and age-friendly housing. Providing a diverse mix of housing, including smaller, single-level units, with elevator access and on-site amenities, can support older adults who wish to age in place and remain close to essential services and their community networks. The proposed development will contribute to a broader mix of housing in terms of form, size, and cost, to meet the housing needs of existing and future residents. 4.5 The building’s height and massing have been adjusted to ensure an appropriate transition to adjacent residential areas At public meetings and through written submissions, residents raised concerns about the proposed building's height and massing. They stated that the building would be out of character with the surrounding low-rise neighbourhood and could result in privacy and overlook impacts. In response to these concerns, the applicant revised the proposal to reduce the building height from 12 storeys (38 metres) to 10 storeys (32 metres). To further reduce the building’s perceived mass, the design incorporates stepbacks along the south and west facades at the seventh and eighth floors. These stepbacks lessen the building's visual impact at street level, making it more compatible with the surrounding neighbourhood. To support a more gradual transition to the adjacent low-rise homes to the south and east, the building has been designed to fit within a 45-degree angular plane. An angular plane is a standard planning tool that limits a building’s height when it’s next to existing low-rise homes. For this proposal, the angular plane was applied from the northern property lines of homes across Granite Court and the western property lines of homes across Whites Road. Figures 1 and 2 below illustrate that the proposed building remains well within the defined angular plane. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 16 1334281 Ontario Limited Figure 1: 45-Degree Angular Plane from adjacent homes on Granite Court Figure 2: 45-Degree Angular Plane from adjacent homes on Whites Road PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 17 1334281 Ontario Limited The building also maintains an appropriate separation distance from the surrounding low-rise homes, helping to protect privacy and access to sunlight. Planning best practices recommend a 1:1 ratio between building height and its separation distance from neighbouring homes. The proposed 32 metres tall building provides a 32 metres separation distance from the nearest homes across Granite Court and over 40 metres from the nearest homes across Whites Road. Along Whites Road, the building is setback 4.1 metres from the property line, and between 8 and 10 metres from the property line along Granite Court. These wider setbacks allow for enhanced landscaping between the building and the street, including private terraces and patios, landscape buffers, street trees, raised planters, bench seating, decorative pavers, and bicycle racks. These features help to break up the building’s massing at the pedestrian level and contribute to a more attractive, comfortable, and pedestrian-friendly public realm. Overall, the reduced building height, use of stepbacks, compliance with the 45-degree angular plane, enhanced landscaping, and generous separation distances help ensure an appropriate transition to the surrounding low-rise neighbourhood. These changes address concerns about building mass, privacy, and overlook. As part of a future site plan review process, staff and the applicant would work with the City’s Urban Design Review Consultant to ensure that the final site and building design fit well within the neighbourhood context. 4.6 The proposed building will have minimal shadow impacts on surrounding residential properties and amenity spaces At public meetings and through written submissions, residents expressed concerns about the potential shadow impacts of the proposed building on the surrounding neighbourhood. In support of the proposed development, the applicant submitted a Shadow Study, prepared by OneSpace Unlimited Inc., for the revised building design. The study assessed shadow impacts on March 21, June 21, September 21, and December 21, at hourly intervals between 9:18 am and 7:18 pm. These dates are chosen as they represent the first day of each season. Below is a summary of the shadow impacts of the proposed 10-storey building: 4.6.1 Impacts on adjacent residential properties March and September: Between 9:18 a.m. and 3:18 p.m., adjacent residential properties are not expected to experience shadows. From 4:18 pm to 6:18 pm, some shadowing is anticipated on a few homes to the east along Hampton Court. By 7:18 pm, the sun is typically setting, limiting further shadowing. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 18 1334281 Ontario Limited June: No shadows are anticipated on adjacent residential properties between 9:18 am and 4:18 pm. From 4:18 pm to 6:18 pm, some shadowing is anticipated on some backyards of homes along Hampton Court. However, the shadows are expected to be smaller than those in March and September. By 7:18 pm, shadows are anticipated to extend beyond Oklahoma Drive, reaching a few of the backyards on Abingdon Court. December: No shadows are expected on adjacent buildings between 9:18 am and 12:18 pm. From 1:18 pm to 4:18 pm, shadows are expected on homes to the east along Hampton Court. By 5:18 pm, the sun is setting or has set. 4.6.2 Impacts on outdoor amenity spaces New developments should be designed, located, and massed to limit shadowing on outdoor amenity spaces, ensuring adequate sunlight and comfort throughout the year. Minor shadowing is anticipated on the outdoor amenity area north of the proposed building between 9:18 am and 1:18 pm. in March, September, and December. No major shadowing is expected at other times or in June. No significant shadowing is anticipated on the open field at the rear of the building in March, June, September, and December, aside from minor shadows between 9:18 am and 10:18 am in March and September. Despite some minor shadowing on nearby homes in the late afternoon during March, September, and June, and more extensive shadowing in December due to the lower sun angle, the proposed building is not anticipated to cast significant shadows on adjacent residential properties or outdoor amenity areas for most daylight hours throughout the year. The proposed 10-storey building has been appropriately designed and sited to limit shadow impacts on surrounding residential properties and amenity spaces. 4.7 The applicant has demonstrated that the proposed development is compatible with the existing industrial uses to the west During the review of these applications, local businesses raised concerns regarding the appropriateness of introducing a high-density residential development adjacent to an industrial area. In support of the proposed development, the applicant submitted a Land Use Compatibility Study, prepared by GHD Limited, dated September 5, 2024. The purpose of the study is to assess the compatibility of the proposed high-density residential use with nearby industrial operations, specifically in relation to dust, air, and odour emissions, as well as potential noise impacts from the railway, traffic, and industrial activities. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 19 1334281 Ontario Limited GHD concluded that the nearby industrial operations are not significant sources of dust, air, or odour emissions affecting the subject property. GHD also confirmed that the industrial buildings in the area are equipped with low stacks, which typically concentrate emissions at the property line. These industries are required to meet regulatory air quality standards at their property boundaries. Further, GHD noted that the proposed development is setback from the industrial uses by a distance comparable to that of existing residential properties (approximately 90 metres) and is expected to experience similar air quality conditions. GHD confirmed that no complaints related to dust, air quality, or odour have been reported by current residents living in the area. Given the site’s proximity to Highway 401 and major regional roads such as Whites Road and Bayly Street, GHD also evaluated potential exposure to traffic-related air pollution (TRAP). GHD’s recommended mitigation measures include, but are not limited to: • including a warning clause related to TRAP in all agreements of purchase and sale, rental agreements, and condominium declarations • orienting all air intakes away from Highway 401, which was identified as the primary TRAP source • installing carbon and dust filters on all air intakes, HVAC units, and heat recovery units • scheduling fresh air intake for HVAC units to avoid peak traffic hours With respect to noise, GHD identified vehicle traffic, particularly from Highway 401 and Whites Road, and rail activity as the primary sources. GHD’s recommended mitigation measures include, but are not limited to: • installing central air conditioning systems for all units, allowing windows and doors to remain closed during warmer months • designing the building to meet sound insulation standards, such as using brick veneer or materials of comparable density on exterior walls • installing acoustic barriers along portions of the western property line, around the private outdoor amenity area north of the building, and beside a west-facing ground floor unit • including a warning clause related to traffic and rail noise in all agreements of purchase and sale, rental agreements, and condominium declarations GHD also assessed potential rail vibration impacts on the proposed development and determined that vibration levels at the site are below the threshold recommended by the Federation of Canadian Municipalities and the Railway Association of Canada. As a result, no vibration mitigation measures were recommended. To minimize noise generated by the development itself, GHD recommended the following mitigation measures: PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 20 1334281 Ontario Limited • installing acoustic barriers around the rooftop mechanical equipment • enclosing standby emergency generators and fitting exhaust systems with mufflers or silencers • using speed-controlled fans or silencers for parking garage exhaust systems The Region of Durham retained EXP Services Inc. to conduct a peer review of the Land Use Compatibility Study. EXP concurred with GHD’s conclusions that nearby industrial uses are not significant sources of dust, air, or odour emissions, and supported implementing the proposed TRAP mitigation measures. EXP also generally agreed with GHD’s findings related to noise and vibration. Metrolinx conducted a separate review of the study and raised no significant concerns. EXP and Metrolinx recommended that a detailed Noise Impact Assessment, incorporating the most recent rail data, be submitted as part of a future Site Plan Approval application. Through a future site plan review process, staff would ensure that the recommended mitigation measures from the Land Use Compatibility Study are implemented and that a detailed noise report is provided for the City’s review and approval. 4.8 The proposed development is expected to generate less traffic than the current land use permissions on the subject property Area residents and local businesses raised concerns about existing traffic congestion, and the potential for the proposed high-density development to worsen those conditions. Local businesses also expressed concerns that increased traffic at the Whites Road and Granite Court intersection could interfere with truck movements, particularly during the evening peak hour, and create unsafe conditions for employees commuting to and from work. In support of the proposed development, the applicant submitted a Traffic Impact Study (TIS), prepared by GHD Limited, dated September 13, 2024. The TIS assessed existing and future traffic conditions on local roads and intersections, including the intersections of Whites Road and Bayly Street, and Whites Road and Granite Court. The TIS projected traffic conditions for 2027, 2032, and 2037, accounting for existing traffic growth, anticipated traffic from the proposed development, and additional traffic from other proposed developments in the area. The analysis was based on traffic volume data collected in November 2022. To validate the reliability of the data, GHD conducted a second round of traffic counts in September 2023, which confirmed that the 2023 traffic volumes were consistent with those recorded in 2022. The table below summarizes the anticipated number of vehicle trips generated by the proposed development during the weekday morning and evening peak hours. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 21 1334281 Ontario Limited Weekday AM Peak Hour 7:45 to 8:45 Weekday PM Peak Hour 4:00 to 5:00 In Out Total In Out Total Total Site Trips 21 57 78 59 38 97 Based on GHD’s analysis, the proposed development is expected to generate approximately 78 vehicle trips during the morning peak hour (21 inbound and 57 outbound), and approximately 97 trips during the evening peak hour (59 inbound and 38 outbound). At staff’s request, GHD also assessed the projected trip generation for a commercial development, such as a food store or retail store, both of which are currently permitted land uses under the zoning by-law. This comparison offers additional context for evaluating the traffic impact of the proposed development relative to an as-of-right land use. Weekday AM Peak Hour 7:45 to 8:45 Weekday PM Peak Hour 4:00 to 5:00 In Out Total In Out Total Food Store 51 35 86 146 147 293 Retail Store 36 24 60 99 100 199 The assumed maximum leasable floor area for a food or retail store on the subject property is 2,800 square metres. GHD’s analysis found that a food store would generate approximately 8 more trips than the proposed development during the morning peak hour, and 196 more trips during the evening peak hour. A retail store would generate approximately 19 fewer trips in the morning peak hour, but 102 more trips during the evening peak hour. Based on this analysis, the as-of-right zoning for a food store or retail store would generate two to three times more traffic during the weekday evening peak hour than the proposed development. Through their analysis, GHD determined that the intersections of Whites Road and Bayly Street, and Whites Road and Granite Court, currently operate within capacity and at acceptable levels for vehicles and pedestrians. After accounting for full build-out of the site, existing traffic growth, and additional traffic from nearby developments, GHD determined that the intersections are expected to continue operating at acceptable levels during both peak periods. The study concludes that the existing road network can accommodate the future traffic generated by the proposed development. To support a reduction in peak-hour vehicle trips and promote sustainable transportation, GHD has also recommended several Transportation Demand Management (TDM) strategies. TDM is a set of strategies intended to reduce reliance PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 22 1334281 Ontario Limited on single-occupancy vehicles and encourage alternative modes of transportation. The recommended measures include, but are not limited to: • unbundling the sale of residential parking spaces from unit sales, ensuring only residents who require parking purchase it • providing a pre-loaded transit pass to purchasers to incentivize transit use and reduce automobile dependency • distributing an information package to purchasers and future residents containing public transit schedules, transportation options, and local cycling maps The measures recommended by GHD are appropriate. Through a future site plan review process, staff would continue to work with the applicant to ensure these and any other relevant measures are incorporated into the final site plan drawings and secured through a future site plan agreement. 4.8.1 The applicant is proposing road improvements at the Whites Road and Granite Court intersection Under existing conditions, the eastbound queue on Granite Court during the evening peak hour can extend approximately 135 metres. Based on GHD’s analysis, this queue could increase to approximately 189 metres in the future, due to existing traffic growth and traffic generated by the proposed development and other nearby developments. The proposed full-moves access to the subject property is located approximately 70 metres west of the Whites Road and Granite Court intersection. Under current and future traffic conditions, eastbound traffic queues during the evening peak hour are expected to extend beyond the site’s access. Area residents and local businesses have expressed concerns that vehicles exiting the site, particularly those turning left, will add to congestion and increase delays along Granite Court. In response to these concerns, GHD examined potential road improvements to help mitigate congestion at the intersection and along Granite Court. Currently, the eastbound approach at the Whites Road and Granite Court intersection consists of one left-turn lane and one shared through/right-turn lane. GHD proposes converting the existing through/right-turn lane into a shared left-turn/through/right-turn lane (see Figure 3 below). In addition, GHD recommends revising the signal timing for the dual left-turn lanes to operate with split phasing, ensuring proper lane alignment through the intersection. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 23 1334281 Ontario Limited Figure 3: Proposed road improvements at Whites Road and Granite Court With the proposed dual left-turn lane, GHD estimates that the eastbound queue during the evening peak hour would be reduced to approximately 94 metres. While this queue would still extend beyond the site access, it represents a significant reduction from the projected 135 metres under current conditions, and 189 metres under future conditions. GHD also projects that the average eastbound delay during the evening peak hour would decrease from 130 seconds to 43 seconds. Minor delays are expected for the westbound and southbound lanes due to the proposed split phasing. The Whites Road and Granite Court intersection is under the jurisdiction of the Region of Durham. The Region’s Works Department has reviewed the submitted TIS and has no objections to the proposed development. The Region has stated that the proposed dual left-turn lane and split phasing operation are acceptable and can be implemented. The Region has confirmed that signal timings at the Whites Road and Granite Court intersection are coordinated with those at the Whites Road and Bayly Street intersection, to minimize northbound vehicle back-ups on Whites Road. Through a future site plan review process, staff would continue to work with the applicant and the Region to maintain signal coordination between the two intersections and ensure that the proposed road improvements do not result in vehicle back-ups on Whites Road. Further traffic analysis by GHD may be required to achieve this. In addition, the Region supports the proposed site access on Granite Court. The Region has advised that access on Whites Road is not acceptable, as it would be located too close to the Whites Road and Bayly Street intersection, introducing conflict points and PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 24 1334281 Ontario Limited creating unsafe conditions for turning vehicles. The Region also stated that providing access at the intersection of Whites Road and Bayly Street is not feasible due to proximity to the Metrolinx rail corridor, which limits the ability to achieve adequate throat length and proper lane alignment. The Ministry of Transportation and the City’s Engineering Services Department have also reviewed the applications and expressed no concerns. To ensure the road improvements are secured, staff recommend that an (“H”) Holding Symbol be applied to the subject property in the implementing zoning by-law. The removal of the Holding Symbol will be conditional on the Owner entering into a Road Servicing Agreement with the Region of Durham for the proposed intersection improvement to be constructed in conjunction with the development. 4.8.2 The Region of Durham identified no safety concerns at the Whites Road and Granite Court intersection Several area residents expressed concerns that existing congestion at the Whites Road and Granite Court intersection creates unsafe conditions, particularly for pedestrians, and that additional traffic generated by the development would worsen these conditions. According to collision data provided by the Region’s Works Department, 33 collisions were reported at this intersection between January 1, 2014, and January 2, 2024. These included 12 turning movement collisions, 10 rear-end collisions, 3 sideswipe collisions, and 5 angle collisions. Two of these incidents involved pedestrians and resulted in eight reported injuries. The Region has advised that the intersection has a Potential for Safety Improvement (PSI) score of 0 and does not rank on the Region’s PSI list. There are 415 other intersections across Durham Region with higher PSI scores, indicating greater potential for safety improvements. Based on this data, the Region has not identified any safety concerns at this intersection. 4.8.3 Staff completed site visits to better understand the existing traffic conditions at Whites Road and Granite Court Several residents and local businesses expressed concerns that the data collected by GHD for the TIS does not accurately reflect existing traffic conditions in the neighbourhood. In preparing the TIS, GHD received intersection turning movement counts and traffic signal timings from the Region of Durham, which is standard practice. In addition, GHD collected traffic volume data in November 2022 and again in September 2023 to validate the reliability of the data. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 25 1334281 Ontario Limited Based on the field observations conducted in September 2023, GHD reported that during the evening peak hour, vehicles in the northbound left-turn lane could clear the Whites Road and Granite Court intersection within a single green signal phase in all but two instances. However, many residents disagreed with this finding, stating that vehicles in the northbound left-turn lane frequently experience delays during the evening peak period, often requiring multiple signal phases to complete their turn. Residents and local businesses also noted experiencing vehicle backups along Whites Road, which further prevents vehicles in the left-turn lane from turning onto Whites Road. City Development staff conducted two site visits during the evening peak hour on Tuesday, April 29, 2025, and Friday, May 9, 2025, between 4 pm and 5 pm, to better understand actual traffic conditions at the Whites Road and Granite Court intersection. While staff are not traffic experts, these visits aimed to observe intersection operations firsthand and assess the nature of concerns raised by area residents. The following is a summary of observations made during the two site visits. For context, staff observed 35 complete intersection signal phases on the first visit, and 33 on the second. • During both visits, staff observed cars queuing on the Granite Court bridge approximately five times on the first visit and six times on the second. • Four times on both visits, vehicles in the northbound left-turn lane could not clear the intersection in one signal cycle due to a long queue and had to wait an additional cycle to turn. • Staff did not observe any instances where vehicles in the northbound left-turn lane were prevented from turning due to backups on Whites Road. • Longer queues were observed on Whites Road approximately three times on the first visit, and twice on the second. However, this queueing was not excessive and did not prevent vehicles in the northbound left-turn lane from turning onto Whites Road. During the two site visits during which staff observed traffic at the intersection, traffic conditions generally appeared to align with TIS's findings. 4.9 Emergency responses to a nuclear event will be led by the Province and Region Concerns were raised regarding emergency access to and from the West Shore and Rosebank neighbourhoods, particularly whether increased traffic could pose challenges for evacuation in the event of a nuclear emergency. The Province assumes the lead role during a nuclear emergency and manages the response through the Provincial Emergency Operations Centre (PEOC). In the unlikely event of a nuclear emergency, the PEOC coordinates and directs emergency response actions and protective measures, including sheltering-in-place, evacuation, iodine thyroid blocking, public alerting, traffic coordination, and emergency centres. PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 26 1334281 Ontario Limited Evacuation orders are issued by the PEOC and communicated through emergency bulletins and provincial and regional public alerting systems. Traffic monitoring and coordination during an evacuation are managed through the Unified Transportation Coordination Centre (UTCC), which operates under the direction of the PEOC and is supported by the Regional Transportation Coordination Centre. The MTO is the lead authority responsible for the operations, maintenance, and management of the UTCC. The UTCC implements Unified Transportation Management Plans, which outline procedures for evacuating affected areas, returning to affected areas, and transportation impacts beyond the affected areas. The UTCC comprises representatives from the MTO, Ontario Provincial Police, designated municipalities, local police, and local and provincial road and transit authorities. Ontario Power Generation prepares Evacuation Time Estimate Reports for the Pickering Nuclear Generating Station to further support planning efforts. These reports assist the Province, Region, and municipalities manage emergency transportation. The reports are prepared using current census data and consider various factors, including mobilization time, the number of voluntary evacuations of people when not ordered to do so, and weather. Based on the 2021 Census, the worst-case estimated evacuation time is 5 hours and 50 minutes for individuals within 3 kilometres of the station, and 7 hours for those within 10 kilometres. The West Shore neighbourhood is located within the 3-kilometre zone, and the Rosebank neighbourhood is within the 10-kilometre zone. Ultimately, the Region has stated that a nuclear emergency with little or no warning, which may escalate rapidly to a point that is beyond the Region's capacity to manage, has a low probability of occurring. In the unlikely event that an emergency does occur, the City will work closely with the Province and the Region on matters such as emergency declarations and terminations, action plans, situation reports, public information releases, and other coordinated response efforts. 4.10 Technical matters to be addressed through a future site plan approval process Detailed design issues would be dealt with through a site plan approval process. These requirements will address matters such as, but not limited to: • architectural treatment • landscaping and fencing • drainage and grading • site servicing • cash-in-lieu of parkland • bird-friendly design • pedestrian circulation and connections • construction management • emergency vehicle access • waste management collection • location of hydro transformers, gas meters and other utilities PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 27 1334281 Ontario Limited 5. Conclusion The proposed development represents a well-planned intensification of a vacant and underutilized site within the established Urban Area. It conforms with the new Provincial Planning Statement, the Durham Regional Official Plan, and meets the goals of the Pickering Official Plan. The proposal also supports the City’s Housing Strategy and broader intensification objectives. Overall, the development advances Provincial and Municipal objectives related to housing supply, efficient land use, and the creation of complete communities. The proposal contributes to a more diverse housing mix in a neighbourhood currently dominated by ground-related dwellings, by introducing smaller, multi-unit housing types that better meet the needs of a growing and aging population. The design has been revised to ensure a sensitive transition to nearby low-rise homes, through reduced building heights, stepbacks, angular planes, and enhanced landscaping. The submitted Shadow Study confirms that the development will have minimal shadow impacts on adjacent residential properties. Additionally, the submitted Land Use Compatibility Study has determined that the proposal does not pose compatibility issues with the existing industrial uses to the west. The submitted Traffic Impact Study confirms that the surrounding road network can accommodate the anticipated increase in vehicle trips without significantly impacting traffic flow or intersection operation. Road improvements, including adding a dual left- turn lane and optimized signal timing, are also proposed to reduce queuing and improve intersection efficiency. For these reasons, staff support the proposed site-specific Official Plan Amendment and recommend that the by-law to adopt Amendment 53, as outlined in Appendix I to this report, be finalized and forwarded to Council for adoption. Staff also support the accompanying site-specific Zoning By-law Amendment and recommend that the implementing zoning by-law, as set out in Appendix II to this report, be finalized and forwarded to Council for enactment. 6. Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Appendices: Appendix I Draft By-law to Adopt Amendment 53 to the Pickering Official Plan Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 10/23 PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 28 1334281 Ontario Limited Attachments: 1.Location Map 2.Air Photo Map 3.Original Site Plan 4.Original Rendering – Northwest Corner of Whites Road & Granite Court 5.Revised Site Plan 6.Revised Rendering – Northwest Corner of Whites Road & Granite Court 7.Revised Rendering – View looking Southeast from the Parking Lot On-site 8.Response to Comments from Area Residents and Local Businesses Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report No. PLN 15-25 Draft By-law to Adopt Amendment 53 to the Pickering Official Plan The Corporation of the City of Pickering By-law No. XXXX/25 Being a By-law to adopt Amendment 53 to the Official Plan for the City of Pickering (OPA 23-004/P, A 10/23) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. That Amendment 53 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; and 2. That this By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XXth day of XXXX, 2025. __________________________ Kevin Ashe, Mayor __________________________ Susan Cassel, City Clerk Exhibit “A” to By-law XXXX/25 Recommended Amendment 53 to the City of Pickering Official Plan Recommended Amendment 53 to the Pickering Official Plan Purpose: The purpose of this amendment is to increase the maximum net residential density from 80 to 213 units per hectare for the lands at the northwest corner of Whites Road and Granite Court, to facilitate a mixed-use development consisting of a 10-storey condominium building containing 252 dwelling units and an 81 square metre ground-floor commercial unit. Location: The site-specific amendment affects the lands located at the northwest corner of Whites Road and Granite Court, described as Part of Bayly Street, 40M- 1334, Now Parts 1 to 3, 40R-18421, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 23-004/P and Zoning By-law Amendment Application A 10/23, City Council determined that the Amendment makes efficient use of a vacant and underutilized parcel within the City’s Urban Area, maximizes the use of existing and planned infrastructure, and will contribute to the development of a more complete community. The Amendment conforms with the 2024 Provincial Planning Statement, the Regional Official Plan “Envision Durham”, and the Pickering Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. By re-alphabetizing subsection 12.4 West Shore Neighbourhood Policies, to incorporate the following new subsection: “12.4(e) despite Table 6 of Chapter 3, establish a maximum net residential density of 213 units per hectare for the lands located at the northwest corner of Whites Road and Granite Court, being Part of Bayly Street, 40M-1334, Now Parts 1 to 3, 40R-18421.” Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. OPA 23-004/P A 10/23 1334281 Ontario Limited Appendix II to Report No. PLN 15-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 10/23 The Corporation of the City of Pickering By-law No. XXXX/25 Being a by-law to amend Zoning By-law 8149/24, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Part of Bayly Street, 40M-1334, Now Parts 1 to 3, 40R-18421 (OPA 23-004/P, A 10/23) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a 10-storey mixed-use condominium building containing 252 dwelling units and an 81 square metre ground-floor commercial unit on the lands being Part of Bayly Street, 40M-1334, Now Parts 1 to 3, 40R-18421; And whereas an amendment to By-law 8149/24, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule 1 of By-law 8149/24, as amended, is hereby further amended to include the notations depicted on Schedule I to this By-law. 2. The provisions of this By-law shall apply to the lands being Part of Bayly Street, 40M- 1334, Now Parts 1 to 3, 40R-18421, in the City of Pickering, designated “X### (MU1)” on Schedule I to this By-law. 3. Section 15, Exceptions, of By-law 8149/24, as amended, is hereby further amended by adding a new Exception Zone X### as follows: Exception Zone ### (By-law XXXX/25) 1. Permitted Uses and Zone Regulations (“X### (MU1)” Zone) a) Permitted Uses (“X### (MU1)” Zone) Notwithstanding Section 8.2.1, Table 8.2, related to Uses Permitted in the Mixed-Use Zones, no person shall, within the lands zoned “X### (MU1)”, use any lot, building, or structure for any purpose except the following: i. Apartment Dwelling ii. Animal Care Establishment iii. Art Gallery/Studio iv. Convenience Store v. Dry-Cleaning Distribution Centre vi. Financial Institution vii. Office viii. Personal Service Shop ix. Restaurant x. Veterinary Clinic By-law No. XXXX/25 Page 2 b) Zone Regulations (“X### (MU1)” Zone) Notwithstanding Section 8.3.1, Table 8.3, related to Lot and Building Requirements for the Mixed-Use Zones, no person shall, within the lands zoned “X### (MU1)”, use any lot, or erect, alter, or use any building or structure except in accordance with the following: i. Lot Frontage A. minimum – 60.0 metres ii. Building Location A. No building or part of a building or structure above grade shall be erected outside of the building envelope as depicted on Figure 1. iii. Front Yard A. maximum – no requirement (NR) iv. Rear Yard A. minimum – NR v. Setback for Below Grade Parking Structures A. minimum – 0.0 metres vi. Building Height A. maximum – 33 metres vii. Gross Leasable Floor Area (GLFA) A. maximum – 100 square metres, applicable only to the non-residential uses permitted in this exception viii. Floor Space Index (FSI) A. maximum – 1.7 FSI ix. Required Active at Grade Frontage A. minimum – NR x. Location of a Primary Entrance Door A. A primary entrance door shall be incorporated into the wall of a building facing Whites Road. By-law No. XXXX/25 Page 3 c) Special Provisions (“X### (MU1)” Zone) i. Number of Dwelling Units A. minimum – 36 B. maximum – 252 ii. Projections such as terraces, balconies, privacy screens between same, and other similar architectural features, or features associated with a Common Outdoor Amenity Area, may be located beyond the building envelope, as depicted on Figure 1, to a point not less than 1.0 metre from a property line. iii. Security fences, acoustic barriers, walls or screens to screen utilities, or other similar features, may be located beyond the building envelope, as depicted on Figure 1, and in any required yard to a maximum height of 3.0 metres, but shall not extend beyond the property line. iv. A wall mounted bicycle parking space shall be permitted to encroach into the area required for a parking space within an underground parking structure. v. Non-residential uses shall only be located at grade abutting a public right- of-way. vi. Air vents constructed in association with an underground parking structure are permitted to project to a maximum of 1.5 metres above grade no closer than 2.5 metres to a street line. vii. Air vents associated with an underground parking structure are permitted in the front yard abutting Granite Court. viii. Balconies abutting Granite Court are permitted to project beyond the main wall less than 10.5 m in height above grade. d) Special Regulations (“X### (MU1)” Zone) i. The lot lines abutting Granite Court and Whites Road shall be deemed the front lot lines and the lot line abutting the rail corridor shall be deemed the rear lot line. ii. For the purposes of this exception, Average Grade shall mean a geodetic elevation of 105.05 metres above sea level. iii. A unit maintained as a common element of a condominium corporation, or controlled and managed by a Property Management company, which is not permanently occupied and is used for the temporary accommodation of visitors shall not be considered a dwelling unit and shall not require additional parking. By-law No. XXXX/25 Page 4 2. Permitted Uses and Zone Regulations (“X### (MU1 H)” Zone) a) Permitted Uses (“X### (MU1 H)” Zone) Until such time as the (“H”) Holding Provision is lifted, the lands shall not be used for any purposes other than the existing lawful uses, located on the land or in existing buildings or structures, provided such uses continue in the same manner and for the same purpose for which they were used on the day this By- law was passed. b) Zone Regulations (“X### (MU1 H)” Zone) The (“H”) Holding Provision shall, upon application by the landowner, be removed from the “X### (MU1)” Zone by City Council passing a By-law under Section 34 of the Planning Act. The following conditions shall first be satisfied, to the satisfaction of the City of Pickering: i. That appropriate road works for Whites Road and Granite Court are in place or will be provided in conjunction with the development, and that the Owner has entered into any necessary agreements with the Regional Municipality of Durham in this regard. ii. That the Owner has demonstrated to the satisfaction of the Regional Municipality of Durham that there is sufficient sanitary and water supply capacity to enable the full development of the site, and that the Owner has entered into a financially secured agreement with the Regional Municipality of Durham in this regard. 3. Figures a) Figure 1 By-law No. XXXX/25 Page 5 4. By-law 8149/24, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 8149/24, as amended. 5. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2025. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk X### (MU1 H) ..... 0 0 (X) 3 E 'SI" c::i Ol l:J ro 0 0::: Cl) Q) :!:: ..c s Schedule I to By-Law XXXX/25 Passed This XX rd Day of XXXX 2025 Mayor Clerk V Hampton Court Oklahoma Drive t N Attachment 1 to Report PLN 15-25 Wh i t e s R o a d Ey e r D r i v e Atwood C rescent Gallant Court Edge Lane Layton Court Granite C o u r t Oklahoma Drive Stonebridge Lane Abingdon Court Iro n s t o n e M a n o r Hampton Court Highway 4 0 1 Bayly S treet LookoutPointPark BidwellTot Lot Fairport BeachPublic School © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/23 Date: Jun. 23, 2023 ¯ E 1334281 Ontario Limited720 Granite Court SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. Attachment 2 to Report PLN 15-25 Wh i t e s R o a d Cr e e k v i e w C i r c l e Highway 4 0 1 DownlandDrive Ey e r D r i v e Atwood C re s c entGallant Court Edge Lane Layton Cour t Abingdon Court Iro n s t o n e M a n o r San d s t o n e M a n o r Hampton Court Kingston R o a d Oklahoma Drive Granite C o u r t Stonebridge Lane BaylyStreet 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/231334281 Ontario Limited720 Granite Court THIS IS NOT A PLAN OF SURVEY. Date: Jun. 23, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_AirPhoto.mxd ¯ Attachment 3 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2023 DATE: April 9, 2025 Applicant: Municipal Address: File No: Original Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N Attachment 4 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2021 April 9, 2025DATE: Applicant: Municipal Address: File No: Original Rendering - Northwest Corner of Whites Road & Granite Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court Attachment 5 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2023 DATE: April 9, 2025 Applicant: Municipal Address: File No: Revised Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N Attachment 6 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2021 April 9, 2025DATE: Applicant: Municipal Address: File No: Revised Rendering - Northwest Corner of Whites Road & Granite Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court Attachment 7 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2021 April 9, 2025DATE: Applicant: Municipal Address: File No: Revised Rendering - View looking Southeast from the Parking Lot On-site FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court Attachment 8 to Report PLN 15-25 Response to Comments from Area Residents and Local Businesses Re: OPA 23-004/P & A 10/23 The following are responses to additional questions and concerns raised by area residents and local businesses that were not addressed in Report PLN 15-25. Comments and Questions Applicant or Staff’s Response Questioned whether the submitted Traffic Impact Study (TIS) evaluated pedestrian safety, particularly regarding sight lines at signalized intersections. As part of the TIS, a sightline assessment was completed for the proposed site access on Granite Court. GHD’s analysis confirmed that an object 1.3 metres in height is visible to a vehicle exiting the site from a distance of 113 metres to the west and 105 metres to the east (see Figure 4 below this chart). These distances significantly exceed the minimum sight distance of 65 metres required for this type of roadway, as per criteria in the Transportation Association of Canada’s Geometric Design Guide for Canadian Roads. In addition, the applicant will be required to convey land to the Region of Durham for a sight triangle at the northwest corner of Whites Road and Granite Court. The purpose of the sight triangle is to keep the area clear of obstructions to ensure drivers have a clear view of other vehicles and pedestrians. Concerned that a three-way stop may be installed along Granite Court at the proposed site access, potentially leading to increased congestion. Engineering Services has confirmed that a three-way stop will not be installed along Granite Court at the proposed site access. However, the City may consider installing a “Do Not Block Driveway” sign at the access point to help manage vehicle flow. These details will be further reviewed through a future Site Plan Approval application. Questioned whether future proposed developments in the surrounding area were considered in the preparation of the TIS. The TIS projected traffic conditions for the years 2027, 2032, and 2037, accounting for existing traffic growth, anticipated traffic from the proposed development, and additional traffic from other proposed developments in the area. Other developments considered in the TIS include: •the high-density, mixed-use development proposal at 603-643, 645, and 699 Kingston Road, consisting of ten towers ranging in height from 14 to 42 storeys (City File Numbers OPA 20-002/P & A 06/20) •the new Shell gas station at 690 Kingston Road •the 14-storey rental apartment building at 1475 Whites Road •the stacked townhouse development at 755 Omega Drive Comments and Questions Applicant or Staff’s Response Questioned why the TIS did not assess the impacts of increased traffic on roads and intersections in the Rosebank neighbourhood, particularly near schools. Engineering Services staff have advised that a TIS typically focuses on intersections in the immediate vicinity of a proposed development site, particularly those most likely to experience a direct increase in traffic volumes as a result of the development. These generally include major roadways that provide primary access to and from the site. It is standard practice for both the Region of Durham and the City’s Engineering Services Department to require a Terms of Reference to be submitted prior to preparing a TIS. This document outlines the intersections to be studied and is subject to review and approval by both jurisdictions. While there are no fixed criteria for determining which intersections must be included in the TIS, the study area is typically defined by analyzing key intersections near the site and expanding the scope as needed if projected impacts extend beyond those points. For the proposed development, traffic generated by the site is expected to primarily use direct and higher-capacity routes, such as Whites Road and Bayly Street. Based on GHD’s analysis in the submitted TIS, it is anticipated that during both the morning and evening peak hours, approximately 90 percent of site-generated traffic will travel either north or south along Whites Road, east along Bayly Street, or east along Oklahoma Drive, while only 10 percent is expected to travel west along Granite Court. Based on standard traffic engineering principles and site- specific characteristics, it is a reasonable assumption that vehicles associated with this development will not route through the Rosebank Neighborhood, as it offers no significant destination points and presents a less direct and efficient travel path. Concerned that the proposed private outdoor amenity space located to the north of the building is too close to Whites Road and may pose safety risks for children. The proposed outdoor amenity space is setback over 12 metres from Whites Road. Further, a sodded berm and a 3.0-metre-high acoustic barrier are situated between the amenity area and the road, providing an additional safety buffer. Stated that many native bird species live within the neighbourhood, and are concerned that the height of the building will impact the flight path of migratory birds. The proposed development is required to meet all mandatory Tier 1 requirements of the City’s Integrated Sustainable Design Standards. As part of these requirements, the applicant must incorporate a combination of bird-friendly design treatments on at least 90 percent of all exterior glazing within the first 16 metres of the building. The specific bird-friendly design measures to be incorporated into the development will be further refined and confirmed through a future Site Plan Approval application. Comments and Questions Applicant or Staff’s Response Questioned what the cost of each unit is expected to be. The applicant has advised that the anticipated cost of each unit is currently unknown and will be determined based on market conditions. Concerned about light pollution that may be caused by the proposed building. As part of a future Site Plan Approval application, the applicant will be required to submit a Lighting Plan for the City’s review and approval. The City’s objective is to ensure that all proposed lighting achieves zero light spill at all property lines and that full cut-off fixtures are used for all light sources. All illumination shall not produce objectionable glare on adjacent properties. Questioned whether a Construction Management Plan has been submitted for the proposed development. As part of a future Site Plan Approval application, the applicant will be required to submit a Construction Management Plan for the City and Region to review and approve. Engineering Services staff will review the plan to ensure that future construction activities comply with the City’s regulations and minimize impacts on the neighbourhood and public roads. The Construction Management Plan will specify designated areas within the site for parking construction vehicles and storing equipment and materials to ensure future construction activities do not disrupt surrounding streets. Concerned that potential road closures on Whites Road and Granite Court during construction may further restrict the movement of large trucks through the intersection. Questioned whether emergency vehicles would need to shut down adjacent roads to access the site. The proposed fire route is located within the site. Emergency vehicles would access the property using the proposed driveway off Granite Court. Fire Services staff have reviewed the proposed fire route access and found it acceptable. The detailed design of the fire route will be further refined through a future Site Plan Approval application. Figure: Figure 4: Available site distance at the proposed site access