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HomeMy WebLinkAboutMay 11, 2026 Statutory Public Meeting  under the Planning Act Agenda  Electronic Meeting May 11, 2026 - 07:00 PM Chair: Councillor Cook Please be advised that in accordance with Section 10.04 of the Procedure By-law, the City of Pickering is holding meetings in an electronic format until further notice. Members of the public may observe the meeting proceedings by viewing the livestream on the HTML Agenda or the archived video available on the City's website. Purpose of the Meeting Statutory Public Meetings under the Planning Act are held to receive input and feedback on certain types of planning applications before any decisions are made. How to Participate Members of the public that wish to comment on any of the matters listed below may do so by verbal delegation at the meeting or by written comment. To submit a Delegation Request Form or written comments, please visit pickering.ca/spm. Meeting Format For each of the Information Reports below, the general order of proceedings will be as follows: City Staff will provide a brief overview of the application;1. The applicant or their representative may provide information regarding the application;2. Members of the public who have registered in advance will be called upon by the Chair in the order in which they registered to make their delegations; and, 3. The Chair may call on the applicant and/or staff to provide clarification on matters raised by members of the public. 4. For inquiries related to accessibility, please contact Legislative Services Phone: 905.420.4611 | Email: clerks@pickering.ca. Call to Order   Information Reports   1. 2. Delegations will be heard for each Information Report and will be called upon by the Chair in the order in which they have registered to speak. Information Report 05-26 Page 3  Zoning By-law Amendment Application A 04/26  City Initiated Seaton Recreation Complex and Library Alexander Knox Road and Burkholder Drive Seaton Community Information Report 06-26 Page 15  Zoning By-law Amendment A 03/26 Draft Plan of Condominium CP-2026-02 Liverpool Road Limited Partnership 640 Liverpool Road 607 and 609 Annland Street 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street Brian Moss, Principal, Brian Moss and Associates Ltd.  Information Report 07-26 Page 40  Official Plan Amendment OPA 25-005 Zoning By-law Amendment A 09/25 375 Kingston Road Corporation and 401 Kingston Road Corporation 375, 395, 401, 409, 413 and 417 Kingston Road and 4 Evelyn Avenue Tabraiz Viceer, Pickering Resident   Adjournment   2.1 2.2 2.2.1 2.3 2.3.1 3. Statutory Public Meeting under the Planning Act Agenda May 11, 2026 - 2 - Statutory Public Meeting Information Report Report Number: 05-26 Date: May 11, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 04/26 City Initiated Seaton Recreation Complex and Library Alexander Knox Road and Burkholder Drive Seaton Community 1.0 Purpose of this Report The purpose of this report is to provide preliminary information on a City Initiated Zoning By- law Amendment application to amend certain zoning provisions to facilitate the future construction of the Seaton Recreation Complex and Library. This report is for information purposes only, and no decision on this application will be made at this time. A recommendation report will be presented to the Planning and Development Committee for their consideration once staff have completed a review of the site design for the Seaton Recreation Complex and Library. 2.0 Property Location and Description The subject lands include two blocks within an approved Draft Plan of Subdivision (File No. SP-2008-12 (R)). The lands are currently owned by Taccgate Development Inc. and are intended to be transferred to the City. The lands are located at the southeast corner of Burkholder Drive and Alexander Knox Road in the Wilson Meadows Neighbourhood of the Seaton Community, and have a total area of approximately 11.0 hectares (see Location Map and Air Photo Map, Attachments 1 and 2). Surrounding land uses include: North: Across Alexander Knox Road, vacant lands within an approved Draft Plan of Subdivision (file No. SP-2008-12). These lands are designated “Low Density Type 1 Areas” and “Medium Density Areas”. South: Lands designated as “Seaton Natural Heritage System”, owned by Infrastructure Ontario. - 3 - Information Report 05-26 Page 2 East: Vacant lands within an approved Draft Plan of Subdivision (File No. SP-2008-12 (R)). These lands are designated “Low Density Type 1 Areas” and “Medium Density Areas”. The approved subdivision design includes residential lots backing onto the subject lands, as well as a walkway block to provide pedestrian access to the Seaton Recreation Complex and Library lands. West: Across Burkholder Drive, lands designated as “Seaton Natural Heritage System”, owned by Infrastructure Ontario. 3.0 Proposed Amendments On September 29, 2025, Council endorsed the preferred schematic design concept for the Seaton Recreation Complex and Library (SRCL) and authorized staff to proceed to the design development phase of the project in preparation for tender in 2027. To implement the preferred design concept, Council also directed staff to bring forward a site-specific zoning by-law amendment to address any zoning non-compliances. These may include increasing the maximum allowable building setback, reducing the minimum parking requirements, permitting parking between the building and the front lot line, and addressing any additional zoning matters identified through the detailed design process (see Council Resolution #828/25, Attachment 3). Since Council’s endorsement, the consulting team has continued to refine the SRCL design. Based on the most recent site plan (see Proposed Site Plan, Attachment 4), the following zoning non-compliances have been identified: • Exceeding Building Setback from Alexander Knox Road: The By-law requires a maximum front yard setback of 4.5 metres, whereas the design proposes a maximum front yard setback of approximately 130 metres. • Insufficient Required Parking: For a community centre, parking is calculated at a rate of 1 space per 4 persons capacity or 3.5 spaces per 100 square metres of gross leasable floor area (whichever is greater). The library is calculated at a rate of 3 spaces per 100 square metres of gross leasable floor areas. Based on the proposed gross leasable floor area, a minimum of 763 spaces are required to be provided, whereas the proposed design illustrates 497 spaces. • Parking Between Building and Public Street: The zoning by-law prohibits parking between a building and the front lot line (Alexander Knox Road), whereas the proposed design illustrates a parking area for approximately 176 vehicles located between Alexander Knox Road and the north wall of the proposed recreation centre. - 4 - Information Report 05-26 Page 3 4.0 Policy Framework 4.1 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The Ministry of Municipal Affairs and Housing (MMAH) approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. Envision Durham designates the lands as “Community Area”, where community facilities, including recreation centres and libraries, are permitted. The proposed SCRL is consistent with and conforms to the policies of Envision Durham. 4.2 Pickering Official Plan The City’s Official Plan designates the subject lands as “Open Space Systems – Active Recreation Areas” with a Community Park symbol. The lands are located within the Seaton Urban Area, and the Wilson Meadows Neighbourhood Plan identify the lands for the development of a Community Park and a Recreation Centre (see Wilson Meadows Neighbourhood Plan, Attachment 5). 4.3 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines build on the Vision for the Seaton Neighbourhood as outlined in Section 2.1.2 of the Official Plan. They expand on the key urban design elements for subdivisions and site plans to ensure the desired future character and function of public spaces, including streets, parks, and civic areas align with the vision. The Guidelines also provide direction on designing the public realm, buildings and green infrastructure. The Guidelines also contain built-form principles for public buildings. These buildings form an important aspect of community identity serving as important landmarks. Careful attention must be paid to the design of these structures to ensure that they reflect the built quality and integrate with the scale of the surrounding neighbourhood. The following are the key guiding design principles for public buildings and community parks: • Community parks, recreation centres and libraries should be co-located to share parking and reduce land required for surface parking lots. • Recreation centres should be located such that the building fronts the principal street edge and provides sidewalk connections to adjacent transit stops to ensure a pedestrian-oriented public edge. - 5 - Information Report 05-26 Page 4 • Multi-storey designs are encouraged to minimize land use and contribute to Seaton’s compact nature. • Public buildings should be sited prominently and specifically differ from the surrounding urban fabric, emphasizing their landmark status. • Vehicular parking should be located at the side or rear of the building, with cyclist parking near building entrances. • Drop-off areas should be at the side of the building, and not in the front of the building. • Community parks should express the neighbourhood’s character through the use of special features, such as hard surface paving, seating, lighting, landscape details and clearly defined entry features. 4.4 Zoning By-law 8149/24 The subject lands are zoned Seaton Community Use (SCU) and Seaton Stormwater Management (SSWM) under Zoning By-law 8149/24. These zones permit uses such as arenas, libraries, community centres, public and private schools, daycare centres and stormwater management facilities. Section 2.4 of the Consolidated Zoning By-law allows the City to use any land, building or structure in any zone, provided the use complies with the most restrictive regulations for that zone, including its parking requirements. As noted in Section 3 of this report, a site-specific zoning by-law amendment is required to amend certain zone provisions to permit the construction of the SRCL as proposed in the current site plan. The amendment would remove the maximum front yard setback requirement, reduce the required number of parking spaces, and permit parking areas between the building and a street. 5.0 Comments Received 5.1 Public Comments Notice of the Electronic Statutory Public Meeting regarding this application was provided by mail to all properties within 150 metres of the subject property. As of the date of this report, no comments or concerns have been received. 5.2 City Department Comments As of the date of this report, no comments or concerns have been received on the application. 5.3 Agency Comments As of the date of this report, no comments or concerns have been received on the application. - 6 - Information Report 05-26 Page 5 6.0 Information Received In support of the City Initiated Zoning By-law Amendment, the following information and materials are available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Site Plan, dated February 13, 2026, prepared by Perkins & Will • Grading Plans, dated January 29, 2026, prepared by DM Wills Associates 7.0 Procedural Information 7.1 General • written comments regarding this proposal should be directed to the City Development Department • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 8.0 Owner/Applicant Information Taccgate Developments Inc. is the owner of the subject lands, and the City of Pickering is the applicant. Attachments: 1. Location Map 2. Air Photo Map 3. Council Resolution #828/25 4. Proposed Site Plan 5. Wilson Meadows Neighbourhood Plan Prepared By: Cristina Celebre, MCIP, RPP, Principal Planner, Strategic Initiatives Approved/Endorsed By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner CC:ld - 7 - st N --------ja, -~of- PJ(KERJNG City Development Department .!: ai -0 U) Applicant: City Initiated © The Corporation of the City of Pickering Produced (in part) under license from:© King's Printer, Ontario Ministry of Date: Apr. 13, 2026 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 SCALE: 1:8,000 Corporation and its suppliers. All rights reserved. mis1s00TAPLAN0FsURVEY L:\PLANNING\01-MapFiles\02 -Applications\A\2026\A 04 26 City lnitiated\A 04 26.aprx Attachment 1 to Information Report 05-26 - 8 - -04!0/- P](KER]NG City Development Department Air Photo Ma File: A04/26 A licant: City Initiated © 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. l:\PLANNING\01-MapFiles\02 -Applications\A\2026\A 04 26 City lnitiated\A XX-25 Applicant.aprx Date: Apr. 02, 2026 SCALE: 1:8,000 THIS ISNOTAPLANOFSURVEY. Attachment 2 to Information Report 05-26 - 9 - Legislative Services Division Clerk’s Office Directive Memorandum October 3, 2025 To: Marisa Carpino Chief Administrative Officer From: Susan Cassel City Clerk Subject: Direction as per Minutes of the Special Meeting of City Council held on September 29, 2025 Chief Administrative Officer, Report CAO 14-25 Seaton Recreation Complex & Library Project Update, Financial Analysis & Next Steps Council Decision Resolution #828/25 1.That Report CAO 14-25 regarding the Seaton Recreation Complex & LibraryProject Update, Financial Analysis & Next Steps be received; 2.That Council endorse the Seaton Recreation Complex & Library preferred baseprogram schematic design concept, as set out in Attachment 1, with new designmodifications to include rough-in servicing for future amenities including: outdoorwashrooms, pavilion and event space, full-size lit soccer pitch with irrigation system (to allow for construction at a later date) at an estimated total project costof $266,365,000 (Net HST), at an estimated gross floor area of 223,980 squarefeet, resulting in an estimated future increase in property tax levy due to SeatonRecreation Complex & Library construction costs of 6.21% due to taxpayerfunded debt and additional future increase to the property tax levy of 4.95% due to operating costs for this building for a total budget levy increase of 11.71% andthat staff be authorized to proceed to the design development and contractdocument project phases sufficient to obtain building permit and issue forprocurement; a.That staff be directed to bring forward a site-specific implementing zoningby-law amendment for the Seaton Recreation Complex & Library toaddress any zoning non-compliances, including increasing the maximumallowable building setback, reducing minimum parking requirements, permitting parking areas between the front lot line and the building, and any additional zoning requirements identified during the detailed designprocess; b.That the Director, Community Services and the Director, Finance & Treasurer be authorized to issue a request for proposal (RFP) to hire a third-party project management consultant to be funded from the projectfunding and contingency approved as part of Report OPS 12-24 tosupplement existing City resources and provide support required tocomplete design and tender documents, including construction and post- Attachment 3 to Information Report 05-26 - 10 - construction phases through to completion of the project and the cost be charged to the project; c.That the Director, Finance & Treasurer be authorized to establish in 2027an Emergency Payment Reserve to be used to cover any DC debtpayment obligation shortfall and this reserve be funded by a $1.5 millioncontribution per year from the Casino Reserve with the target reservebalance to reach 75% of the one year total DC debt payments and that this funding strategy be included in the financial analysis as part of the report toaward the Seaton Recreation Complex & Library construction tender; and, d.That staff be directed to decommission and declare surplus Don BeerArena once the Seaton Recreation Complex & Library is operational, reflecting this approach in the capital budget forecast; e.That Council direct staff to: i.As part of the 2026 and subsequent budget processes to adjust planned capital budget projects forecasts to reduce new capitalprojects that would require debt financing in budget years wheresignificant debt would be utilized for the new Seaton RecreationComplex & Library (SRCL), and further that staff utilize theseopportunities to advance capital projects that have been previously budget approved and require additional work to complete; ii.That staff maximize efforts to seek and apply for grants and otherappropriate financial assistance programs from Federal andProvincial levels of government and organizations, and other sources to be directed to new SRCL to reduce debt financing andproperty taxes as a result of the new SRCL and the City's overallcapital project program and debt financing requirements; iii.That staff undertake a process to maximize the revenue for naming rights to the new SRCL to reduce debt financing and property taxesas a result of the new SRCL; iv.That staff undertake a property valuation for Don Beer Arena toassess its potential value for sale which will help offset the cost of the SRCL; v.That the CAO & Director, Finance & Treasurer be directed toexplore other revenue opportunities for this project; vi.That the senior government representatives (MP & MPP) beadvised that this project is deemed as job creation and economicstimulus and that the City requests confirmation of seniorgovernment funding by July 1, 2026 by one third each level; and, vii.That the external project manager be expressly directed to review and assist the ongoing proposed design and construction of the newSRCL to identify and realize efficiencies and cost savings in designand construction; - 11 - Please take any action deemed necessary. SC:am Copy: Director, Community Services Director, Finance & Treasurer Director, City Development & CBO Division Head, Facilities Management & Construction 3.That facility naming for any part of the Seaton Recreation Complex & Libraryproject be deferred until Council has approved the final design and a constructioncontract for the project has been awarded; and, 4.That the appropriate officials of the City of Pickering be authorized to take theactions necessary to implement the recommendations in this report. - 12 - L:\Planning\01-MapFiles\SP\2025 April 08. 2026DATE: Applicant: File No: Neighbourhood 19: Wilson Meadows Neighbourhood Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 04/26 City Initiated N Attachment 4 to Information Report 05-26 - 13 - Proposed Site Plan City Development Department April 8, 2026FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 04/26 City InitiatedApplicant: DATE: File No: L:\Planning\01-MapFiles\SP\2025 BH22-1 BH22 - 2 197.50 VB VB V B VB VB 2.5: 1 S L O P E 2.5: 1 S L O P E 2.5 : 1 S L O P E 2.5 : 1 S L O P E 2.5: 1 S L O P E BH22-1 BH22 - 3 BH22 - 2 P EV EV E V E V E V E V E V E V E V E V E V E V EV EV E V E V E V E V E V E V R R R R R R R R R R R R A EV EV B EV EV EV E V E V E V E V E V EV EV EV EV E V E V E V E V R R R R R R R R A EV A EV B B B A EV E V EV EV B EVEVEV A EVB EV E N I N G S T A R B O U L E V A R D FERN V A L L E Y T R A I L FIREF L Y G A R D E N S FIRE S I D E S T R E E T GUAR D I A N M E W S DOVE R W O O D A V E N U E OZAR K M E W S FEST I V A L A V E N U E PLAZA DRY STORMPOND PROPERTY LINE PROP E R T Y L I N E BBBBBBB PLAYGROUND TENNIS COURTS PICKLEBALL COURTS FUTURE COURTS FUTURE COURTS FUTURE SOCCER FIELD COMMUNITY GARDENS (40 PLOTS) BASKETBALL COURTFUTURE COURT SKATEPARK FUTURE EVENT SPACE SPLASHPAD PROPERTY LI N E COM M U N T I Y CON N E C T I O N GARBAGE & RECYCLING ROOM SOUTH EN T R Y PLAZA NORTH ENTR Y PLAZA VESTIBULE VESTIBULE ANNUNCIATO R PANEL COMMUN I T Y C E N T R E AND LIBR A R Y FFE: 196.00 NEW DRIVEW A Y NE W D R I V E W A Y STAFF PARKING (19) SNOW STORAGE AW BELOW LOADING AREA . M I N VERTICAL CLEARANCE 4 . 2 M BN C H BNCH BNCH WEST COURT Y A R D STO R M P O N D S E R V I C E R O A D FIR E T R U C K 15 m FIRE ROUTE C L FIRE R O U T E C L FIRE ROUTE C L 12000 350 0 PPU D O BUS LAYBY BNCH BNCH BNCH 12 FUTU R E E V S P A C E S 20800 8 EV SP A C E S 31200 NORTH P A R K I N G L O T ( 1 9 8 ) EAST PARKI N G LOT (39) SOUTH PARKI N G LOT (199) SOUTHEAST PARKING LOT (38) SHADE STRUCTURE FRONT YAR D S E T B A C K 29 m BNC H BN C H PPUDO RETAINING WA L L 6000 FBFBFBFB 12250 1225 0 122 5 016597 46116 6500 10 S P ACE S A T 2 6 0 0 m m W I D E 260 0 0 5300 5300 6 5 0 0 260 0 208 0 0 8 S P A C E S A T 2 6 0 0 m m W I D E 6500 530 0 6 5 0 0 5 3 0 0 5 3 0 0 6 5 0 0 5 3 0 0 5 3 0 0 6 5 0 0 5 3 0 0 5 3 0 0 6 5 0 0 5 3 0 0 5 3 0 0 2 ROWS O F 1 8 S P ACES A T 2 6 0 0 W I D E W / C E N T R A L P L A N T E D I S L A N D 520002 ROWS O F 1 8 S P A C E S AT 2600 W I D E W / C E N T R A L P L A N T E D I S L A N D 520002 ROW S O F 1 8 S P A C E S A T 2 6 0 0 W I D E W / C E N T R A L P L A N T E D I S L A N D 52000 2 ROW S O F 1 8 S P A C E S A T 2 6 0 0 W I D E W / C E N T R A L P L A N T E D I S L A N D 52000 1 ROW O F 1 8 S P A C E S A T 2 6 0 0 W I D E W / C E N T R A L P L A N T E D I S L A N D 52000 8 S P A C E S A T 2 6 0 0 W I D E 2080 0 8 S P A C E S A T 2 6 0 0 W I D E 2080 0 8 FUTURE EV S P A C E S A T 2 6 0 0 m m W I D E 1500 3400 3 4 0 0 20800 1500 2 6 0 0 2600 8 EV SPACES AT 2 6 0 0 W I D E 20800 2 R O W S O F 1 0 S P A C E S A T 2 6 0 0 W I D E 260 0 0 10 S P A C E S A T 2 6 0 0 W I D E 260 0 0 FR O N T Y A R D S E T B A C K 88 m FR O N T Y A R D S E T B A C K 13 5 m ALEXA N D E R K N O X R D BU R K H O L D E R D R B BB B BB B LBP ( 6 ) LBP (3 ) SBP ( 3 ) SBP ( 1 0 ) SBP (6) SBP (6) BBB BBB LBP ( 6 ) SBP (4 ) LBP ( 6 ) SBP ( 6 ) 535 4 6500 650 0 2 R O W S O F 1 0 S P A C E S A T 26 0 0 W I D E 26 0 0 0 2 R O W S O F 8 S P A C E S A T 2 6 0 0 W I D E 208 0 0 2 R O W S O F 1 0 S P A C E S A T 2 6 0 0 W I D E 26 0 0 0 2 R O W S O F 1 0 S P A C E S A T 2 6 0 0 W I D E 2600 0 1 R O W O F 1 0 S P A C E S A T 2 6 0 0 W I D E 260 0 0 1 RO W O F 8 S P A C E S A T 26 0 0 W I D E 20 8 0 0 1 R O W O F 8 S P A C E S A T 2 6 0 0 W I D E 20 8 0 0 1 RO W O F 9 S P A C E S A T 2 6 0 0 W I D E 234 0 0 1 RO W O F 7 S P A C E S A T 26 0 0 W I D E 182 0 0 2 RO W S O F 5 S P AC E S 130 0 0 5300 5300 5 3 0 0 6 5 0 0 5 3 0 0 5 3 0 0 6 5 0 0 5 3 0 0 5 3 0 0 6 5 0 0 5 3 0 0 5300 6 5 0 0 5300 5 3 0 0 6 5 0 0 65 3 1 6500 20 S P A C E S A T 2 6 0 0 W I D E 520 0 0 5300 6500 5 3 0 0 13 S P A C E S A T 2 6 0 0 W I D E 338 0 0 260 0 3 4 0 0 180 0 104 0 0 4 SP A C E S 6500 6500 5300 650 0 6502 650 3 1 R O W O F 1 1 S P AC E S A T 26 0 0 W I D E 286 0 0 1 RO W 1 0 S P A C E S A T 2 6 0 0 W I D E 260 0 0 A B FBBBB N Exceed Building Setbacks from Alexander Knox Rd Parking between Building and Street Insufficient Required Parking Attachment 5 to Information Report 05-26 - 14 - Statutory Public Meeting Information Report Report Number: 06-26 Date: May 11, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment A 03/26 Draft Plan of Condominium CP-2026-02 Liverpool Road Limited Partnership 640 Liverpool Road 607 and 609 Annland Street 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street 1.0 Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment and Draft Plan of Condominium, submitted by Liverpool Road Limited Partnership, to permit a residential condominium development with limited retail uses. It is intended to help the public and stakeholders understand the proposal. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning and Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2.0 Property Location and Description The subject lands are located on the west side of Liverpool Road, between Annland Street to the north and Wharf Street to the south, within the Bay Ridges Neighbourhood (see Location Map, Attachment 1). The lands, comprising nine properties, have an area of approximately 1.17 hectares, with frontage on Liverpool Road, Annland Street, and Wharf Street. The property at 1276 Wharf Street, adjacent to Frenchman’s Bay, does not have street frontage. The properties at 1280, 1288, and 1290 Wharf Street and 607 Annland Street each contain a detached dwelling. The rear yard of 1290 Wharf Street is currently used for the outdoor storage of boats. The properties at 1292 and 1294 Wharf Street are also used for outdoor storage of boats, vehicles, trailers, and related materials. A metal accessory building is located on 1294 Wharf Street. The properties at 609 Annland Street and a portion of 640 Liverpool Road are currently leased by the City of Pickering for a gravel-surfaced, seasonal public parking lot. - 15 - Information Report 06-26 Page 2 640 Liverpool Road previously contained a detached dwelling, known as the Avis House. The building was constructed circa 1850, but was not listed on the City’s Municipal Heritage Register or designated under Part IV or V of the Ontario Heritage Act. However, the house was identified on the City’s Inventory of Heritage Properties. The applicant demolished the house in 2023. Surrounding land uses are (see Air Photo Map, Attachment 2): North: Across Annland Street is an established residential subdivision consisting of one to three-storey detached dwellings. Five properties at 666, 668, 672, 678 and 682 Liverpool Road are subject to ongoing applications for Official Plan Amendment (OPA 26-001P), Draft Plan of Subdivision (SP-2026-01), Zoning By-law Amendment (A 01/26), and Draft Plan of Condominium (CP-2026-01) to permit a residential common elements condominium development consisting of 21 townhouse units. South: Across Wharf Street are three-storey townhouses, a condominium complex consisting of three-storey townhouse dwellings, a restaurant (Port Restaurant), and a waterfront property occupied by a detached dwelling. East: Across Liverpool Road is an established residential subdivision consisting of one to three-storey detached dwellings. West: To the west are three waterfront properties. One property contains a detached dwelling, while the other two are used for the outdoor storage of boats and related equipment. A 7.0-metre-wide easement in favour of the Region of Durham is registered over a portion of the property directly abutting the subject lands (1272 Wharf Street). This easement accommodates a 4.5-metre-wide trunk sanitary sewer. There is also an additional easement over these lands that provides access from Wharf Street to 1276, 1280, and 1288 Wharf Street. 3.0 Previously Approved Applications In January 2023, Liverpool Road Limited Partnership submitted applications for an Official Plan Amendment (OPA 23-001P), Zoning By-law Amendment (A 02/23), Draft Plan of Subdivision (SP-2023-01), and Draft Plan of Condominium (CP-2023-02) for the subject lands. The proposal was for a residential common element condominium consisting of 51 townhouse units, accessed by an internal private road and Wharf Street (see Original Conceptual Site Plan, Attachment 3, and Original Conceptual Elevations, Attachment 5). The unit mix included 45 rear-lane and traditional townhouses, as well as six live/work townhouse units fronting Liverpool Road. This proposal had a residential density of 45 units per net hectare. The Official Plan Amendment sought to redesignate the lands from “Urban Residential Areas – Low Density Areas” and “Open Space System – Marina Areas” to “Urban Residential Areas – Medium Density Areas”. The Zoning By-law Amendment proposed to rezone the lands to permit townhouse dwellings and establish site-specific zoning standards to facilitate the proposed development. - 16 - Information Report 06-26 Page 3 The Draft Plan of Subdivision proposed a single block for residential uses and an open space block for a private amenity area adjacent to Frenchman’s Bay. Draft plan approval was required to allow the applicant to create privately owned parcels of tied land through a process called “lifting part lot control”. The proposed Draft Plan of Condominium sought to establish the common elements of the development, including private amenity spaces, a water meter room, visitor parking areas, and the private road and internal pedestrian walkways. In June 2024, Council approved the Official Plan Amendment and Zoning By-law Amendment applications and endorsed the Draft Plan of Subdivision and Draft Plan of Condominium applications. In October 2024, the Director, City Development & CBO, issued draft plan approval for the subdivision and condominium applications. 4.0 Applicant’s New Proposal Liverpool Road Limited Partnership has submitted new applications for Zoning By-law Amendment and Draft Plan of Condominium for the subject lands. The new proposal is for a residential condominium development consisting of 91 dwelling units and one commercial unit (see New Conceptual Site Plan, Attachment 4, and New Conceptual Front Elevations, Attachments 6, 7, 8 and 9). The revised plan includes one block of traditional street townhouses (Block D) containing six units. Each unit has a private rear yard and a private rooftop terrace. Parking and garage access are provided at the front of each dwelling through an internal private road. These units are three storeys with a height of approximately 10.5 metres to the top of the parapet wall. The six townhouse blocks fronting Annland Street, Liverpool Road, and Wharf Street (Blocks A, B, C, G, H, and I) consist of stacked townhouses containing a total of 60 units. The stacked configuration includes one unit in the basement and main floor with a partially below-grade private patio and an above-grade balcony. Two additional units occupy the second and third floors, each with two private balconies and a private rooftop terrace. Parking and garage access for these units is provided from the internal private road, while the front entrances for each unit face the public streets. These townhouse blocks are three storeys with a height of approximately 11.8 metres to the top of the parapet wall. The two central blocks (Blocks E and F) are back-to-back townhouses containing a total of 20 units. Each unit has two private balconies and a private rooftop terrace. Parking and garage access are provided from the internal private road. These townhouse blocks are three storeys with a height of approximately 10.5 metres to the top of the parapet wall. A three-storey mixed-use building (Block J) is proposed fronting Liverpool Road. The ground floor contains a 298-square-metre commercial unit with an outdoor patio to the south of the building. Five two-storey apartment units are proposed above on the second and third floors. Each unit contains two private balconies and a private rooftop terrace. Surface parking for the commercial and residential units is proposed to the east of the building, accessed from the - 17 - Information Report 06-26 Page 4 internal private road. This building is three storeys with a height of approximately 11.8 metres to the top of the parapet wall. Vehicular access to the internal private road is proposed through two full-movement accesses on Annland Street and one full-movement access on Wharf Street. Sidewalks are proposed along one side of the internal private road and will connect to existing sidewalks along Annland Street, Liverpool Road, and Wharf Street. A total of 163 parking spaces is proposed for residents and visitors. Resident parking for the apartment and stacked townhouse units is proposed at a ratio of 1.25 spaces per unit. The same rate of 1.25 spaces per unit is proposed for the back-to-back units. The traditional street townhouses are proposed to have 2.0 spaces per unit. Visitor parking is proposed at a rate of 0.25 spaces per unit for a total of 23 required spaces. Commercial parking is proposed at a rate of 4.5 spaces per 100 square metres of gross floor area for a total of 14 required spaces. A 376-square-metre privately owned, publicly accessible space is proposed at the southeast corner of the site, adjacent to the intersection of Liverpool Road and Wharf Street. As this area was the former location of the Avis House, the applicant proposes to include a commemorative plaque and public art installation within this space. A 346-square-metre private outdoor amenity area is proposed to the west of the residential development, adjacent to Frenchman’s Bay. This portion of land is currently landlocked and not contiguous with the applicant’s land ownership. The applicant will be required to obtain an easement over 1272 Wharf Street to access this space. This development will be subject to a future Site Plan Approval application. 4.1 Condominium Structure The proposed development will include two types of condominium corporations. The stacked townhomes and mixed-use building are proposed as a standard condominium corporation. The traditional street and back-to-back townhomes are proposed as a common element condominium corporation. The private road, amenity areas, internal walkways, community mailboxes, water meter room, and visitor parking areas would form part of the common elements. Reciprocal easements will be established to allow the standard condominium corporation access to Annland Street and Wharf Street over these shared elements. A mutual use and cost-sharing agreement will be required for both condominium corporations. This will ensure equitable use, as well as long-term care, and maintenance of the common elements. The Draft Plan of Condominium (Common Elements) application proposes to establish the shared common elements of the development, including private amenity spaces, the water - 18 - Information Report 06-26 Page 5 meter room, visitor parking areas, and the internal private road and pedestrian walkways (see New Draft Plan of Condominium, Attachment 10). A separate Draft Plan of Condominium (Standard) application for the stacked townhomes and mixed-use building will be required at a later stage. 5.0 Policy Framework 5.1 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The Ministry of Municipal Affairs and Housing (MMAH) approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject lands as “Urban System – Community Areas”. The ROP states that Community Areas should be developed as complete communities, providing a range of housing, transportation, and lifestyle choices, and creating opportunities for residents to live, shop, work, and access services and amenities within their community. Policy 5.1.6 of the ROP requires 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, including the development of a vacant and/or underutilized lot within an existing built-up area. Staff will continue to assess the proposal against the ROP's policies during the ongoing review of these applications. The applications were circulated to Durham Region for review on matters of regional interest, including roads, servicing infrastructure, and waste management. 5.2 Pickering Official Plan The Pickering Official Plan (POP) designates the subject lands as “Urban Residential Areas – Medium Density Areas”, with the exception of the segregated parcel adjacent to Frenchman’s Bay (1276 Wharf Street), which is designated “Open Space System – Marina Areas”. Urban Residential Areas are intended primarily for housing, while also allowing limited retailing of goods and services serving the area. The POP requires that, when establishing performance standards for these areas, consideration be given to protecting and enhancing the character of established neighbourhoods, including matters such as building height, yard setbacks, lot coverage, access to sunlight, parking, and traffic impacts. - 19 - Information Report 06-26 Page 6 The Medium Density Designation permits a minimum net residential density of 31 dwellings per net hectare and a maximum of 80 dwellings per net hectare. The proposed development would result in a residential density of 80 units per net hectare. The “Open Space System – Marina Areas” designation permits marinas, yacht clubs, and marina supportive uses, including restaurants, limited retail, and limited residential uses in conjunction with marinas and yacht clubs, as well as aquaculture, conservation, environmental protection, and agricultural uses. Within these lands, the applicant is proposing a private outdoor amenity area to serve future residents of the development. The Bay Ridges Neighbourhood policies identify the subject lands as being within the “Liverpool Road Waterfront Node”, an area characterized by a unique mix of built and natural features. Built form and public spaces within the Waterfront Node are to reflect a high-quality design with a “Great Lakes Nautical Village” theme to create a vibrant pedestrian environment. Annland Street and Liverpool Road, north of Annland Street, are identified as municipal collector roads in the POP. These roads are intended to carry local and neighbourhood traffic in greater volumes than local roads and provide access from local roads to other collector roads and to Type ‘C’ arterial roads. Wharf Street and Liverpool Road, south of Annland Street, are identified as local roads, which provide access to individual properties, as well as connections to other local roads and to collector roads. Staff will continue to assess the proposal against the policies of the POP during the ongoing review of these applications. 5.3 Liverpool Road Waterfront Node Development Guidelines The Council-adopted Liverpool Road Waterfront Node Development Guidelines designate the westerly portion of the subject lands as “Marina Mixed Use Area” and the Liverpool Road frontage as “Liverpool Road Corridor”. The guiding vision for the entire Waterfront Node is that of a “Great Lakes Nautical Village” with a mix of uses and an ambiance that is inviting. The character of the Great Lakes Nautical Village is established by its series of small blocks with frequent and regular views out to the water. The streets should provide pedestrian-friendly spaces, exhibit a high level of streetscape design and quality, and act as public open space. Lands within the Marina Mixed Use Area are intended to develop in a manner that achieves a high-quality built form that is sensitive to views of the water, provides opportunities for visual and physical public access to the waterfront where appropriate, maintains an attractive pedestrian scale, and reflects existing neighbourhood patterns. Lands within the Liverpool Road Corridor are intended to achieve a high standard of design and architectural quality, with a focus on creating a vibrant pedestrian environment. Within this corridor, ground floors of residential units fronting Liverpool Road are to be designed to allow for future conversion to accommodate a range of uses, such as commercial, retail, and office. - 20 - Information Report 06-26 Page 7 The Guidelines establish detailed development standards and policies addressing the protection of views and vistas, maintenance of the existing road network, opportunities for additional off-road trail connections, continuance of street and block patterns, provision of pedestrian-oriented built form, creative parking strategies, compliance with applicable environmental management policies, and stormwater management best practices, ensuring that post-development flows are of equal to or better than pre-development conditions. The applicant’s proposal will be reviewed in detail for consistency with the requirements of the Liverpool Road Waterfront Node Development Guidelines during the ongoing review of these applications. 5.4 Zoning By-law 8149/24 The subject lands are zoned “(H)MD-H23”, “(H)MD-H24”, and “(H)MU-35” within Zoning By-law 8149/24. These zones permit standard townhouse dwellings and live/work dwellings. The permitted uses and associated zoning standards reflect the previously approved Zoning By-law Amendment (A 02/23), which allowed for a residential common element condominium consisting of 51 townhouse units. The lands are also subject to an “(H)” Holding Symbol, which was established through the previous rezoning. The holding symbol may only be removed once the landowner has satisfied all requirements of the Region of Durham with respect to the provision of water and sewer services, Regional roads, and entering into any necessary agreements in this regard. The parcel of land adjacent to Frenchman’s Bay (1276 Wharf Street) is zoned “OS-HL-6”, which permits a private park, as well as the preservation and conservation of the natural environment, soil, wildlife, and resource management. To facilitate the proposed development, the applicant has submitted a Zoning By-law Amendment application to permit the proposed townhouse types and mixed-use building, as well as establish site-specific zoning standards. 6.0 Public Engagement 6.1 March 31, 2026, Public Open House Meeting A Public Open House Meeting was held on March 31, 2026, to inform area residents about the proposed development. Notice of the meeting was mailed to all properties within 150 metres of the property. In addition, at the expense of the Ward 2 Councillors, notices were also mailed to an expanded area beyond the standard 150 metre radius. This included an additional 283 properties, generally located east and north of Frenchman’s Bay, west of Annland Street, and south of Krosno Boulevard and Old Orchard Avenue. In total, 659 property owners received mailed notices. Three notice signs were installed on the property, and the meeting was promoted through the City’s social media channels. - 21 - Information Report 06-26 Page 8 6.2 Notice of Statutory Public Meeting Notice of this Statutory Public Meeting was mailed to: • all properties within 150 metres of the subject property • individuals who attended the Open House and requested notification of future meetings • those who submitted written comments on the application and requested notification of future meetings In total, 400 property owners received mailed or emailed notices. Three notice signs were installed on the property, and the meeting was advertised through the City’s social media channels. 6.3 Public Comments Received Approximately 25 residents attended the Public Open House Meeting. In addition, at the time of writing this report, the City has received six written submissions from the public. The following summarizes the key concerns and questions raised by area residents at the meeting and through written submissions: 6.3.1 Built Form and Neighbourhood Character • Concerns were raised about the significant increase in density on the site, from 51 to 91 units, and questioned what improvements have been made to the neighbourhood to justify this increase. • Requests were made to reduce the proposed density to better align with the existing neighbourhood character. • Concerns were raised that no community benefits have been identified to support the proposed increase in density. • Questions were raised regarding the type and durability of exterior building materials, noting that materials used in some recent developments have deteriorated and appear dated. • Concerns were raised that the proposed architectural design, including materials, colours, roof pitch, and lack of detailing, does not reflect or complement the established Great Lakes Nautical Village character. 6.3.2 Parking and Garage Storage • Concerns were raised that the proposed parking supply is insufficient, particularly for two- or three-bedroom units where multiple vehicles are expected. • Concerns were expressed that limited parking supply may negatively impact property values and restrict the range of potential buyers. • Concerns were raised that garages will be used for storage, particularly for waterfront- related equipment such as kayaks and paddle boards, reducing available parking for residents. - 22 - Information Report 06-26 Page 9 • Questions were raised about whether larger vehicles will fit within the proposed garage dimensions. • Questions were asked whether visitor parking will operate on a first-come, first-served basis and how it will be monitored to prevent use by non-residents, including visitors to the waterfront. • Concerns were raised that visitor and commercial parking spaces may be used by residents due to insufficient on-site parking. • Questions were raised whether dedicated bicycle parking will be provided. 6.3.3 Traffic and Road Safety • Concerns were expressed regarding increased traffic generated by the development, particularly on Liverpool Road, which is already congested, especially during summer months. • Concerns were raised that the Traffic Impact Study was prepared using data collected during less busy periods (April and October of 2023) and does not reflect peak summer conditions or holidays. • Residents noted that the Traffic Impact Study may underestimate cumulative traffic impacts, as it does not account for recently completed or occupied developments (such as the townhouse subdivision to the north at Gull Crossing and the high-density developments at Universal City and VuPoint Condos). • Concerns were raised that the existing left-turn movement from Annland Street onto Liverpool Road is unsafe and will be worsened by the proposed development. • Requests were made that a four-way stop sign be installed at the intersection of Annland Street and Liverpool Road to improve safety. • Concerns were expressed regarding potential impacts on emergency vehicle access in an already congested area. • Concerns were raised about the impact of increased traffic on cyclist safety within the neighbourhood. • Concerns were raised that drivers may use the internal private road to bypass congestion on Liverpool Road, creating unsafe conditions. • Commented that the proposed western access on Annland Street does not align with Pleasant Street, which may create conflicts for vehicles and pedestrians. 6.3.4 Condominium Structure and Maintenance • Questions were asked whether the development will be a standard condominium or a common elements condominium. • Questions were raised about the responsibilities of the condominium corporation, including building maintenance, façade upkeep, amenity areas, snow removal, and maintenance of private roads, driveways, sidewalks, and boulevards. • Requests were made that the condominium corporation be responsible for maintaining the boulevard to preserve neighbourhood appearance. • Questions were raised about how condominium fees will be structured and what services will be included. - 23 - Information Report 06-26 Page 10 • Concerns were raised that a future condominium board could remove or alter common outdoor amenity spaces to accommodate additional parking. 6.3.5 Infrastructure and Services • Concerns were expressed about the capacity of existing infrastructure, including sewer, water, and waste management, to accommodate the proposed development. • Concerns were raised that the City’s population growth is not being matched by additional recreational facilities, noting that there is currently only one major recreation complex serving the City. 6.3.6 Stormwater Management • Concerns were raised about increased impervious surfaces and the potential impacts on stormwater management, runoff, drainage, and the aquatic ecosystem. • Concerns were raised that the proposed basement units may be susceptible to flooding. 6.3.7 Submitted Studies • Concerns were expressed that the submitted Coastal Study and Environmental Impact Study were prepared in 2022 and based on the previous development proposal, which does not reflect the current scale of development. • Commented that the submitted Stage 1 Archaeological Assessment for 640 Liverpool Road and 609 Annland Street recommends a Stage 2 assessment which has not yet been completed. 6.3.8 Commercial Uses • Questions were raised about the types of permitted uses within the proposed commercial space, including whether certain uses such as a cannabis retail store would be permitted. • Requests were made that the commercial space remain as one larger unit and not be divided into smaller tenancies. • Suggested that the amount of commercial space within the development be increased. • Concerns were raised that there will be insufficient parking available for commercial uses due to anticipated residential demand. 6.3.9 Housing Accessibility • Commented that the proposed bedrooms are undersized. • Commented that the number of stairs within the stacked townhouse units limits accessibility and the ability of residents to age in place. • Questions were asked whether accessible units will be provided within the development. • Suggested that elevator rough-ins be included to allow for future accessibility. - 24 - Information Report 06-26 Page 11 6.3.10 Construction Timing • Questions were raised about the anticipated construction timeline, including the proposed start date and duration of construction. 6.3.11 Waterfront Concerns • Concerns were expressed that the waterfront is already heavily used, particularly during summer months, resulting in pressures related to traffic, parking, and litter. • Concerns were raised that the proposed development will further exacerbate existing pressures on the waterfront area. • Requests were made that the City implement a comprehensive plan to address parking, traffic, waste management, and public safety at the waterfront. • Questions were raised whether consideration has been given to maintaining the waterfront as a public asset and limiting private development along the shoreline. 6.4 Agency Comments As of the date of this report, comments have been received from the following external agencies: 6.4.1 Durham District School Board (DDSB) • DDSB has reviewed the applications and has no objections to the proposed development. • Students generated from this development will attend existing neighbourhood schools. 6.4.2 Ontario Power Generation (OPG) • OPG owns the Pickering Nuclear Generating Station (PNGS), which currently operates four reactor units with a net output of approximately 2,100 megawatts. OPG is preparing for the refurbishment of all four units and construction activities on-site will take place into the mid- 2030’s. • The proposed development is located within the Automatic Action Zone (AAZ) as described in the Provincial Nuclear Emergency Response Plan Master Plan, 2017 (PNERP). The AAZ is defined as pre-designated area immediately surrounding a reactor facility where pre- planned protective actions would be implemented by default on the basis of reactor facility conditions with the aim of preventing or reducing the occurrence of severe deterministic effects. The outer radii of the AAZ for Pickering is 3 kilometres from the station site. • Policy 5.5.34 of the Durham Regional Official Plan asks area municipalities to work with the Region to protect the AAZ from encroachment of sensitive land uses. New development that proposes sensitive land uses within the AAZ are to minimize and mitigate potential adverse impacts and any development proposal for a sensitive land use within an AAZ, where permitted, shall be supported by a study which considers all Regional and Provincial - 25 - Information Report 06-26 Page 12 planning requirements, land use compatibility, including any applicable guidelines and emergency planning measures. • As part of the review of the subject application, the Municipality should require the applicant to submit supporting information to demonstrate that the development satisfies consideration of emergency planning requirements. 6.4.3 Hydro One • Hydro One has reviewed the proposed development and has no concerns at this time. 6.4.4 Enbridge Gas • No objections to the proposed development, however, we reserve the right to amend or remove development conditions. • As a condition of Draft Plan of Condominium, the landowner must agree to provide Enbridge Gas the necessary easements, at no cost, and/or agreements required by Enbridge Gas for the provision of local gas services for this development. 6.5 City Department Comments As of the date of this report, comments have been received from the following City departments: 6.5.1 Fire Services • Fire Services has reviewed the applications and has no objections to the proposed development at this time. 7.0 Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • Ensure conformity with the Provincial Planning Statement (2024), the Regional Official Plan, the Pickering Official Plan, and the Bay Ridges Neighbourhood policies. • Ensure the proposal addresses the goals and objectives of the Liverpool Road Waterfront Node Development Guidelines, including building siting and setbacks, building heights and massing, architectural features and materials, landscaping, outdoor open space, and pedestrian connectivity within and external to the site. • Evaluate the proposed stacked townhouse block (Block A) fronting Liverpool Road against the Liverpool Road Waterfront Node Development Guidelines, with particular attention to whether the ground floor residential units could be designed for future conversion to commercial, retail, and office uses. - 26 - Information Report 06-26 Page 13 • Ensure an appropriate transition is provided between the proposed development and the low-density subdivision to the north across Annland Street. • Ensure that the proposed built form reflects the Waterfront Node and Great Lakes Nautical Village theme established within this neighbourhood. • Review the proposed parking ratios, particularly for the back-to-back townhouse units, ensuring a sufficient parking supply is provided for residents, visitors, and commercial uses, and that the development will not result in spillover parking onto adjacent streets or affect neighbouring properties. • Review internal garage sizes to ensure sufficient space to accommodate a vehicle and allow for the storage of household items. • Require the applicant to update the submitted Traffic Impact Study to include peak summer traffic volumes, including the collection of additional traffic volume counts during the summer period, and identify appropriate mitigation measures to address safety, congestion, and emergency vehicle access. • Request the applicant to review the proposed west site access on Annland Street in relation to Pleasant Street to ensure proper alignment and safe vehicle movements. • Ensure that the applicant appropriately addresses the concerns raised by OPG by demonstrating that the development satisfies applicable emergency planning requirements, including the identification of any emergency planning measures. • Require the applicant to provide additional details on the proposed commemorative plaque for the Avis House and the proposed public art installation within the privately owned, publicly accessible space. • Ensure that sufficient space is provided within the development for snow storage, utilities, hydro transformers, light standards, a water meter room, community mailboxes, and municipal waste collection. • Ensure adequate private outdoor amenity space is provided for each dwelling unit. • Request the applicant to provide preliminary details regarding the condominium structure, including responsibilities for building maintenance, façade upkeep, snow removal, and private road maintenance. • Request the applicant to demonstrate accessibility considerations within the development, including unit design, stair configurations, and provision for elevator rough-ins to support aging in place. • Ensure the applicant consults with the landowner of 1272 Wharf Street to secure a permanent easement allowing future residents access to the private outdoor amenity area adjacent to Frenchman’s Bay, and confirm that appropriate fencing is installed to prevent trespassing onto private property. 8.0 Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: • Affordable Housing Briefs, prepared by Brian Moss & Associates Ltd., dated January 19, 2023, and January 22, 2026 - 27 - Information Report 06-26 Page 14 • Arborist Reports, prepared by Cosburn Nauboris Ltd., dated December 9, 2022, and November 9, 2025 • Archeological Reports, prepared by ASI Heritage Services, dated February 3, 2016, and December 13, 2022 • Architectural Floor Plans and Elevations, prepared by S & C Architects Inc., dated November 26, 2025 • Coastal Study, prepared by GEI Consultants, dated December 22, 2022 • Concept Plan, prepared by S & C Architects Inc., dated January 9, 2025 • Conceptual Landscape Plan, prepared by Cosburn Nauboris Ltd., dated December 10, 2025 • Draft Plan of Common Element Condominium, prepared by J. D. Barnes Limited, dated January 15, 2026 • Environmental Impact Study, dated October 2022, and Reliance Letter, dated February 16, 2026, prepared by GHD Limited • Environmental Noise Assessment, prepared by YCA Engineering Limited, dated January 2026 • Exclusion Zone Plan, dated February 13, 2023 • Functional Grading Plan, prepared by Candevcon East Limited, dated December 10, 2025 • Functional Servicing Plan, prepared by Candevcon East Limited, dated December 10, 2025 • Functional Servicing and Stormwater Management Report, prepared by Candevcon East Limited, dated December 2022, October 2023, and November 2025 • Geotechnical Report, prepared by Terrapex Environmental Ltd., dated December 5, 2022 • Conceptual Privately Owned Publicly Accessible Heritage Plan, prepared by Cosburn Nauboris Ltd., dated December 10, 2025 • Hydrogeological Report, prepared by Terrapex Environmental Ltd., dated December 16, 2022 • Land Use Compatibility Report, prepared by Brian Moss & Associates Ltd., dated February 13, 2023 • Phase One and Two Environmental Site Assessments, prepared by Terrapex Environmental Ltd., dated October 11, 2026, December 21, 2022, December 30, 2022, January 11, 2023, and November 4, 2025 • Planning Rationale Report, prepared by Brian Moss & Associates Ltd., dated January 2026 • Seasonal Waterfront Parking Observations, prepared by Dillon Consulting Limited, dated August 29, 2022 • Shadow Study, prepared by S & C Architects Inc., dated May 31, 2022 • Survey, prepared by J. D. Barnes Limited, dated January 15, 2026 • Transportation Brief, prepared by Dillon Consulting Limited, dated January 14, 2026 • Tree Preservation Plan, prepared by Cosburn Nauboris Ltd., dated November 10, 2025 9.0 Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department - 28 - Information Report 06-26 Page 15 • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 10.0 Owner/Applicant Information The owner of these properties is Liverpool Road Limited Partnership, who are represented by Brian Moss & Associates Ltd. Attachments: 1. Location Map 2. Air Photo Map 3. Original Conceptual Site Plan 4. New Conceptual Site Plan 5. Original Conceptual Elevations 6. New Conceptual Front Elevation – Traditional Street Townhouses 7. New Conceptual Front Elevation – Stacked Townhouses 8. New Conceptual Front Elevation – Back-to-Back Townhouses 9. New Conceptual Front Elevation – Mixed Use Building 10. New Draft Plan of Condominium (Common Elements) Prepared By: Isabel Lima, Principal Planner, Development Review Prepared By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner IL:ld - 29 - I I I I ,____Wale rp.o.i o~tr_e_et ~ I----~ >---------I \ t 1 ~ '--_L_--'-------'-----'--'--'--L--'------''-----'-----'---'-C-o-m-m-e~r-c-e_,_S_tr-e-e_,_t_~ '-- -I ---\ Progress Frenchman's Bay East Park Frenchman's Bay L ~1----- C ro ~ Subject Q) c:: Lands , ,. Annland Street ~ Wharf Street \\~--,---,--,--,-,-------,------rT""TTTT~ \ ~~! / - - -:~~ !~ - ~ ~ I--- I--- ~----,-------\ I L I--- I--- I--- ~ - I--- I--- I--- 1---- - - - l - - Location Map File: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership "O ro 0 0::: 0 0 e- I I I Q) I---- .?: ....J / ~ ~ ~ '---- '---- L____,, ~ ~ ~ ~ '---- ~ ~ '---- ~ ~ ~ I 1 11 1 111 1 Frenchman's Bay Rate Payers Memorial Park Broadview Street f-- J / N A" -04!0/- P](KER]NG Municipal Address: 640 Liverpool Road, 607 & 609 Annland Street, City Development Department 1276, 1280, 1282, 1288, 1290, 1292 & 1294 Wharf Street Date: Feb. 26, 2026 ~ ~;;~0P~:r,°~n°~;~e ~i~Ys~ry ~~~:;~~al ~c:'~:~e~n ,:~~~~~;:~-~~e; :~is Majesty the King in Right_of Canada, Department of Natural Resources. All rights reserved.; SCALE: 1 : 2, SQQ (!;:)Teranet Enterprises lr.c. and its suppliers. All nghts reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved l:\PLANNING\01-Ma Files\02 -Applications\A\2026\A03-26 & CP-2026-02\A XX-26 Appllcant.aprx Attachment 1 to Information Report 06-26 - 30 - -~of- Pl(KER]NG City Development Department Air Photo Ma File: A 03/26 & CP-2026-02 Munici al Address: 640 Liverpool Road, 607 & 609 Annland Street, 1276, 1280, 1282, 1288, 1290, 1292 & 1294 Wharf Street Date: Mar. 06, 2026 ;~:g~0;~i~~=~~0~n~~~hoe ii~js~~~~~e;;:~~;e~cu~e(~~ ~:~i~~~sd~;~:~:~~;f:~i~ Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved. SCALE: 1: 1, SQQ Teranet Enter rises Inc. and its su liars. All ri his reserved.;~ Munici al Pro rt Assessment Cor oration and its su liars. All ri his reserved. THIS IS NOT A PLAN OF SURVEY. L:\PLANNING\01-MapFiles\02 -Applications\A\2026\A03-26 & CP-2026--02\AXX-26 Applicant.aprx Attachment 2 to Information Report 06-26 - 31 - Attachment 3 to Information Report 06-26 Original Conceptual Site Plan (OPA 23-001/P, SP-2023-01, A 02/23 & CP-2023-02) Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 8, 2026 - 32 - New Conceptual Site Plan File: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 Attachment 4 to Information Report 06-26 - 33 - Attachment 5 to Information Report 06-26 Original Conceptual Elevations (OPA 23-001/P, SP-2023-01, A 02/23 & CP-2023-02) Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 8, 2026 - 34 - Attachment 6 to Information Report 06-26 New Conceptual Front Elevation – Traditional Street Townhouses Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 - 35 - Attachment 7 to Information Report 06-26 New Conceptual Front Elevation – Stacked Townhouses Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 - 36 - Attachment 8 to Information Report 06-26 New Conceptual Front Elevation – Back-to-Back Townhouses Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 - 37 - Attachment 9 to Information Report 06-26 New Conceptual Front Elevation – Mixed-Use Building Files: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 - 38 - Attachment 10 to Information Report 06-26 New Draft Plan of Condominium (Common Elements) File: A 03/26 & CP-2026-02 Applicant: Liverpool Road Limited Partnership Municipal Addresses: 640 Liverpool Road, 607 and 609 Annland Street, and 1276, 1280, 1282, 1288, 1290, 1292 and 1294 Wharf Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 14, 2026 - 39 - Statutory Public Meeting Information Report Report Number: 07-26 Date: May 11, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 25-005 Zoning By-law Amendment A 09/25 375 Kingston Road Corporation and 401 Kingston Road Corporation 375, 395, 401, 409, 413 and 417 Kingston Road and 4 Evelyn Avenue 1.0 Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for an Official Plan Amendment and a Zoning By-law Amendment, submitted by 375 Kingston Road Corporation and 401 Kingston Road Corporation, to permit a two-phased, high-density, mixed- use development. It is intended to help the public and stakeholders understand the proposal. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning and Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2.0 Property Location and Description The subject lands include six properties located on the south side of Kingston Road, between Rougemount Drive to the west and Evelyn Avenue to the east (see Location Map, Attachment 1). The lands have a total area of approximately 1.8 hectares, with frontages along Kingston Road, Rougemount Drive, and Evelyn Avenue. A portion of the lands, approximately 0.13 hectares, is owned by the Ministry of Transportation (MTO) and is proposed to be acquired by the applicant. The lands include the Rougemount Square Plaza at 375 Kingston Road, which has a total gross floor area of approximately 3,832 square metres and contains a mix of commercial, medical office, retail, and restaurant uses. Tenants include Rouge Valley Dental Care, Kumon, EGGcellent Diner, Bruno’s Signature Butcher Shop and Tiano’s Organics. The lands also include the former Allison Greenwood Auto Wreckers at 395 Kingston Road and the Montessori Learning Centre of Pickering at 401 Kingston Road. - 40 - Information Report 07-26 Page 2 Surrounding land uses are: North: To the north of Kingston Road is the Rougemount Centre, which contains various commercial, service-commercial, and retail establishments, including Paul Wong’s Fine Chinese Cuisine, Herbal Magic, Family Pet Foods, the Curl Ambassadors, and CIBC Bank. To the northeast is a six-storey building and a low-density residential neighbourhood. South: To the south is Highway 401. Beyond the highway is Bayly Street, and further south is an established residential neighbourhood consisting primarily of single detached dwellings. East: To the east is Evelyn Avenue, and further east is Brain Hawke Law Office and Petticoat Creek. West: To the west is Rougemount Drive, and further west is Blaisdale Montessori School. 3.0 Previous Official Plan and Zoning By-law Amendment applications On February 25, 2022, the City received applications for an Official Plan Amendment and a Zoning By-law Amendment for 375 Kingston Road. The proposal involved demolishing the existing Rougemount Square Plaza and developing a single building with two residential towers of 25 and 31 storeys, connected by a four-storey podium. The development was proposed to include 580 dwelling units and 1,532 square metres of ground-floor commercial space. On May 18, 2022, the City Development Department hosted a Public Open House Meeting to inform area residents about the proposed development. The meeting was attended by more than 400 residents and business owners, and the City received 65 written submissions. Following the Open House Meeting, the applicant informed City staff that they were considering acquiring additional lands to the east and requested that the applications be placed on hold. Since then, the applicant has acquired the properties municipally known as 395, 401, 409, 413, and 417 Kingston Road. The applicant has also stated that they are in discussions with the Ministry of Transportation to acquire an additional 0.13 hectares of land. On November 18, 2025, the City Development Department received new applications for an Official Plan Amendment and a Zoning By-law Amendment for the expanded land assembly. On November 20, 2025, the City also received a formal request to withdraw the applications for 375 Kingston Road. - 41 - Information Report 07-26 Page 3 4.0 Applicant’s Proposal 375 Kingston Road Corporation and 401 Kingston Road Corporation have submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate the redevelopment of the subject lands. The proposal is for a two-phase, mixed-use, high-density residential development with approximately 1,356 dwelling units and 2,911 square metres of at-grade commercial space. The proposal also includes a 0.18 hectare parkland block at the southwest corner of Kingston Road and Evelyn Avenue, which is proposed to be conveyed to the City (see submitted Conceptual Plan, Attachment 3). The purpose of the Official Plan Amendment is to permit:  a maximum Floor Space Index (FSI) of 5.13  a maximum density of 753 units per net hectare  a maximum building height of 34 storeys The purpose of the Zoning By-law Amendment is to establish site-specific provisions, including:  permissions for apartment dwellings and a range of non-residential uses, such as retail, commercial, business and professional offices, financial institutions, day care facilities, dry- cleaning establishments and restaurants  zoning standards, including but not limited to FSI, building height, tower floor plate size, building separation, setbacks, landscaping, and parking standards for residential, visitor and commercial uses The development is planned in two phases. Phase 1 includes the eastern portion of the subject lands (395, 401, 409, 413, and 417 Kingston Road, and 4 Evelyn Avenue). This phase will include one building with two towers (31 and 32 storeys) and a park block. The existing Rougemount Square Plaza will stay open during Phase 1 construction. Vehicular access for Phase 1 will be from Evelyn Avenue. The intersection of Kingston Road and Evelyn Avenue is proposed to be fully signalized. In addition, a restricted right-in/right-out access is proposed from Kingston Road midway between Rougemount Drive and Evelyn Avenue. Phase 2 will involve demolishing the Rougemount Square Plaza at 375 Kingston Road and constructing a second building with two towers (33 and 34 storeys). Existing tenants will have the option to relocate to the Phase 1 building. At full build-out, a new private internal road, running parallel to Highway 401, is proposed to connect both phases and accommodate two-way traffic. Vehicular access will be from Rougemount Drive and Evelyn Avenue, including a fully signalized intersection at Kingston Road and Evelyn Avenue, as well as a restricted right-in/right-out access from Kingston Road (see Conceptual Plan, Preliminary Phasing Plan, Full Build Out Phasing Plan, Conceptual Rendering, Attachments 3, 4, 5, and 6). - 42 - Information Report 07-26 Page 4 The table below summarizes the key statistical details of the proposal: Provision Proposal Total Lot Area 18,067.1 square metres Gross Floor Area (GFA) Residential: 79,835 square metres  Phase 1 – 38,511 square metres  Phase 2 – 41,325 square metres Commercial: 2,911 square metres  Phase 1 – 1,243 square metres  Phase 2 – 1,669 square metres Floor Space Index (FSI)  5.13 FSI Number of Buildings and Towers  2 buildings, 4 towers Number and Type of Dwelling Units  1 bedroom/1 bedroom + den: 899  2 bedroom/2 bedroom + den: 449  3 bedroom/3 bedroom + den: 8 Total: 1,356 units Units Per Hectare (UPH)  753 units per net hectare Phase 1  Building 1: Tower 1: 31 storeys Tower 2: 32 storeys Tower Heights Phase 2  Building 2: Tower 3: 33 storeys Tower 4: 34 storeys Affordable Housing Four two-bedroom units, one in each tower, are proposed for an affordable housing provider. Tenureship  Phase 1 – The applicant is exploring the possibility of rental units  Phase 2 – Condominium Private Amenity Area  Indoor: 1,399 square metres  Outdoor: 4,210 square metres Public Park  1,300 square metres Vehicular Parking  Resident: 0.70 spaces per unit (950 spaces)  Combined Visitor and Commercial: 0.15 spaces per unit (204 spaces) A total of 1,154 parking spaces are proposed within a two-level underground parking garage and on the ground floor, mezzanine, 2nd and 3rd floors of the podiums. Residential  131 spaces Bicycle Parking Commercial  2 spaces - 43 - Information Report 07-26 Page 5 5.0 Policy Framework 5.1 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 states that to support the achievement of complete communities, a variety and mixture of housing options, intensification, and more mixed-use development should be planned. It directs Planning Authorities to permit development and intensification in strategic growth areas to help achieve complete communities and a compact built form. The PPS also encourages Planning Authorities to support the redevelopment of commercially designated retail lands (i.e., underutilized shopping malls and plazas) into mixed-use residential developments, among other policies. Staff will further evaluate the proposal in accordance with the new PPS's policies during the ongoing application review. 5.2 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Durham Region Official Plan (ROP) designates the subject lands as “Rapid Transit Corridor” within the Urban System and identifies Kingston Road as a “Rapid Transit Spine.” Transit Corridors are recognized as Strategic Growth Areas, serving as prime locations for prioritizing intensification and higher-density, mixed-use development, to create vibrant, compact, mixed-use, and dense urban environments rich in amenities. The ROP states that new developments proposed within Rapid Transit Corridors located along Rapid Transit Spines should demonstrate transit-oriented development design principles such as, but not limited to:  Orienting development and entrances towards streets and towards transit stations.  Incorporating design elements that contribute to complete, active and pedestrian-oriented streets and public places as part of a high-quality public realm through measures such as sidewalks, street furniture, patios, seating areas, street trees, landscaping, wayfinding and gateway features.  Providing active uses and entrances at grade, and integrating open space, parks and plazas along with public art and community spaces.  Providing a mix of uses including residential uses, retail and commercial uses. - 44 - Information Report 07-26 Page 6  Providing compact built form with densities ranging from medium to high-density, with the highest densities located closest to transit station locations while providing appropriate transition to adjacent neighbourhoods. Further, development along Rapid Transit Spines should accommodate a minimum density target of 160 people and jobs per hectare. The applications were circulated to Durham Region for comments on matters of Regional interest (i.e., roads and servicing infrastructure). 5.3 Pickering Official Plan The subject lands are located within the Rougemount Neighbourhood, and are designated Mixed-Use Areas – Mixed Corridors in the City’s Official Plan. Mixed-use areas are designed to support a variety of activities and generate high levels of activity within the City. These areas allow a broad range of uses for residents, businesses, and visitors, including residential, retail, commercial, office, service, recreational, community, and cultural functions. The Mixed Corridors designation permits residential, retail, office, restaurant, community, cultural, and recreational uses, as well as special-purpose commercial uses, community gardens, and farmers' markets. The designation permits a density range of over 30 up to and including 140 units per net hectare, and a maximum floor space index (FSI) of 2.5 5.4 OPA 38 Kingston Road Corridor and Specialty Retailing Node Intensification Plan In January 2022, Council approved the City Initiated Official Plan Amendment 38 (OPA 38), which the Region of Durham endorsed in November 2022. It was subsequently appealed to the Ontario Land Tribunal (OLT) by six landowners, including the applicant. On December 19, 2024, the OLT approved OPA 38 (in part), excluding lands subject to site-specific appeals, which include the subject lands. These appeals are currently being processed through the OLT process. The subject lands are situated in the Rougemount Precinct as part of the Intensification Plan (see Rougemount Precinct Intensification Area, Attachment 7). These lands are designated as “Mixed Use Type B” and includes one privately-owned public space (POPS) located on the eastern portion of the lands. A portion of the lands located at the intersection of Rougemount Drive and Kingston Road is identified as a Gateway location. A future private street is also depicted on the site, which runs south from Kingston Road and east along the southern portion of the property to Evelyn Avenue. The Plan's policy recommendations specify that a minimum residential density of more than 60 units per net hectare is permitted. OPA 38 does not set a maximum unit-per-net-hectare ratio but provides a floor space index (FSI) ranging from over 0.75 up to 2.5. - 45 - Information Report 07-26 Page 7 Furthermore, OPA 38 states that, through a site-specific zoning by-law amendment, proposals may be considered to increase the FSI from 2.5 to 5.0, provided the following criteria are met:  the site is generally located in an appropriate gateway location and/or adjacent to Highway 401;  the proposal is compatible with adjacent land uses, particularly stable residential neighbourhoods, in terms of massing, height, scale and transition;  the applicant demonstrates that the proposed development would not preclude other properties within the precinct from developing or redeveloping to their planned potential; and,  the proposal meets the general intent of the policies of the Official Plan. The Rougemount Precinct policies specify that the highest densities and building heights should be situated south of Kingston Road along Highway 401, away from the stable residential neighbourhoods to the north. The “Mixed Use Type B” designation is intended to be developed predominantly with mid- and high-rise buildings that contain a mix of residential, retail, and commercial uses at a lower intensity than Mixed Use Type A areas. The Mixed Use Type B lands shall be required to accommodate retail and commercial uses, predominantly small-to-medium-scale neighbourhood-oriented businesses, to meet local needs. These uses are to be located on the first and second floors of mixed-use buildings. OPA 38 also limits building heights to 20 storeys in the Rougemount Precinct on the south side of Kingston Road, along the Highway 401 corridor, to reflect the precinct’s character. OPA 38 indicates that gateway locations are identified as key intersections which require building articulation, including vertical projections, recessed corners to enlarge the public realm, and other distinctive architectural details. The gateway locations are intended to create an enhanced visual interest and provide a human-scaled environment. The establishment of privately owned publicly accessible spaces (POPS) within Gateways is encouraged to include features such as urban squares, green spaces, transit stop waiting areas and public art. 5.5 Urban Design Guidelines On December 2, 2019, Council endorsed the Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines (Guidelines), which include several key urban design objectives related to block structure, built form, site design, landscaping, building design, pedestrian connections, parking, and the transition and massing of buildings. The Guidelines divide the corridor into six distinct precincts, each with specific standards for its geographic area. The subject lands are within the Rougemount Precinct, which extends from Rouge River Valley to the west and Rosebank Road to the east, north of Highway 401. The Guidelines outline the vision for the Precinct as follows:  Due to the small size of lots and the existing scale of the area, the Rougemount Precinct is characterized by predominantly mid-rise buildings with some additional height at gateways and near Highway 401. - 46 - Information Report 07-26 Page 8  Greater heights and densities are located on the south side of Kingston Road, away from the stable residential neighbourhoods to the north.  The south of Kingston Road is made up of mid-rise and tall buildings.  Primary frontages are proposed across the full length of Kingston Road between Altona Road and Petticoat Creek, providing the opportunity for more street-oriented development that supports a high level of pedestrian activity.  A public gateway is to be provided at the intersection of Rougemount Drive and Kingston Road. The public gateway is to be an entry point into significant streetscapes, areas or neighbourhoods. Gateways should incorporate public gathering spaces, such as plazas and urban squares. Buildings at gateways are encouraged to include recessed corners to enlarge the public realm and to support additional spill-over space for active commercial uses. Primary building entrances and building articulation, including vertical projections, recessions, design treatments and other architectural details, are encouraged at gateway locations to enhance visual interest and create a distinct sense of place.  A POPS is shown on the eastern portion of the lands, adjacent to Evelyn Avenue, to allow development to contribute to the establishment (or creation) of open space for public enjoyment. During further processing of the applications, the proposal will be evaluated against the relevant policy framework, including OPA 38 and the Urban Design Guidelines. 5.6 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be in forms affordable to households of low or moderate incomes. Under the Official Plan, “affordable” is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. This is further supported by Sections 3.1.16 to 3.1.24 of Envision Durham’s policies. The applicant has submitted a Planning and Urban Design Rationale, which includes an Affordable Housing Brief. The Owner is proposing four, two-bedroom affordable housing units (one in each proposed tower) to be provided to a housing provider. The proposal will be further assessed against the affordable housing policies of the Pickering Official Plan as the application review progresses. 6.0 Zoning By-law 3036 The subject lands have multiple zone categories, including Mixed Use Zones “MU-12” and “MU-17”, and Storage and Light Manufacturing Zone “M1-8”, within Zoning By-law 3036, as amended, and are subject to various site-specific by-laws, including By-laws 2497/87, 5756/00, and 6189/03. The MU-12 and MU-17 Zones permit various retail, commercial, service commercial, and office uses, including but not limited to an administrative office, antique sale, athletic club, business - 47 - Information Report 07-26 Page 9 office, commercial club, commercial school, day nursery, dry cleaning depot, financial institution, funeral home, medical or dental clinic, personal service shop, place of assembly, private club, professional office, public club, public school, rental establishment, restaurant – type E, retail store, and veterinary clinic. The M1-8 Zone permits light manufacturing and warehouse uses. The only residential use allowed within the existing MU-17 Zone is multiple– dwelling vertical uses. The applicant is proposing a site-specific amendment to implement their proposed plan. The amendment would establish new zoning standards, including but not limited to FSI, building height, tower floor plate size, building separation, setbacks, landscaping, and parking standards for residential, visitor and commercial uses. 7.0 Public Engagement 7.1 Public Open House Meeting On March 5, 2026, the City Development Department hosted a Public Open House Meeting to inform area residents about the proposed development. Notices were mailed to all properties within 150 metres of the subject lands, and the Regional Ward Councillor requested an expanded circulation radius. In total, notices were mailed to 1,270 properties, generally located south of Highway 401 to Lake Ontario within the South Rosebank community, including, but not limited to, properties located on Rosebank Road, Pine Ridge Road, Rougement Drive, and Oakwood Drive. To the north, properties along Rougemount Drive, east of Altona Road and west of Petticoat Creek were notified. The City also advertised the meeting by posting the notice on the City’s social media pages, and five development signs were installed on the property. 7.2 Statutory Public Meeting Notice of this Statutory Public Meeting was mailed to all properties within 150 metres of the subject property, to those who attended the Public Open House Meeting, and to those who provided written comments on the application and/or requested to be notified of future meetings. Along with the mailed notices, five public notice signs were installed on the property, and this meeting was promoted on the City’s social media channels. 7.3 Public Comments Received Approximately 130 residents and business representatives attended the Open House Meeting. As of the date of this report, the City has also received 106 written submissions regarding the proposal. The following summarizes key concerns raised by residents and businesses at the Open House and through written submissions. - 48 - Information Report 07-26 Page 10 7.3.1 Previous concerns and comments not addressed with the new proposal  Concerns were raised that the development proposal did not address comments and concerns provided during the 2022 Open House Meeting for 375 Kingston Road.  Comments noted that the proposal has increased in scale, with greater height and density than previously proposed, without adequately responding to earlier public input. 7.3.2 Transportation Infrastructure and Safety  Concerns that the existing road network cannot support the development. Existing congestion along Rougemount Drive, Granite Court, and Kingston Road, particularly at the intersection of Rougemount Drive and Kingston Road, is already significant during peak rush hours.  Questions regarding whether other nearby developments (e.g., Montessori School, the proposed townhouse development at the northwest corner of Rougemount Drive and Kingston Road, and 720 Granite Court) were considered in the Traffic Impact Study.  Concerns about emergency access and emergency vehicles (e.g., ambulances and fire trucks) being able to service adjacent lands in a timely manner due to the high volume of traffic the proposed development would produce.  Concerns about limited access points, with only two exits from the South Rosebank community, and the potential for increased traffic to create unsafe conditions.  Questions regarding emergency evacuation planning, given the proximity to the nuclear generating station.  Concerns about illegal turning movements at Rougemount Drive and Kingston Road, and the need for improved signalization and timing.  Questions about whether Rougemount Drive and the two-way bridge can accommodate additional traffic generated by the proposed development.  Questions regarding whether a fully signalized intersection at Evelyn Avenue and Kingston Road can still be provided when the Bus Rapid Transit project is implemented.  Comments about insufficient parking to support the park and the retailers without impacting adjacent neighbourhood streets.  Concerns about cumulative traffic impacts from multiple high-density developments proposed or approved along Kingston Road.  Concerns that the development, phasing and construction will impact the existing adjacent landowner and the business to the east of Evelyn Avenue, which utilizes on-street parking on Evelyn Avenue for visitors. 7.3.3 Building Height, Density, Massing and Character  Comments that the proposal represents a significant increase from the original concept (from 2 towers and 580 units to 4 towers and 1,356 units).  Concerns that the proposed height and density exceed current permissions.  Questions regarding the rationale for the increased scale of development.  Questions about whether higher density will result in corresponding infrastructure improvements (e.g., sidewalks and road upgrades). - 49 - Information Report 07-26 Page 11  Suggestions that lower-scale built forms, such as townhouses or mid-rise buildings (7 to 10 storeys), would be more appropriate and would be more in character with the existing neighbourhood.  Concerns that the proposed building form and height are incompatible with the surrounding area and may result in shadowing and visual impacts.  Comments that this scale of development is more appropriate for the City Centre or North Pickering.  Concerns regarding inadequate transition to adjacent low-density areas and potential impacts on community character. 7.3.4 Land Ownership  Questions regarding the ownership, acquisition, and potential transfer of the MTO lands, including requirements for future highway widening and easements.  Concerns that the proposed density targets rely on lands not yet secured from the MTO. 7.3.5 Construction Impacts  Concerns about construction-related parking overflow on nearby residential streets.  Questions regarding road and access closures and their duration during construction. 7.3.6 Commercial, Retail, Office, Recreational Uses and Social Infrastructure  Concerns from existing businesses and tenants about potential displacement, loss of services, and reduced access and parking during and after construction.  Concerns that proposed retail uses may prioritize specialty or higher-end businesses over essential neighbourhood services.  Comments emphasizing the need for community-oriented amenities and services.  Concerns about the loss of existing retailers, private schools, and services that contribute to the community fabric, affecting the quality of life for residents.  Concerns that existing schools and day care facilities are already at or near capacity.  Comments that supporting social infrastructure, including libraries, community services, and healthcare, may be insufficient to accommodate the proposed population. 7.3.7 Affordable Housing and Family Sized Units  Concerns that the unit mix is primarily smaller one-bedroom units, with limited family-sized three-bedroom units.  Comments that the proposal does not adequately support family-oriented needs.  Concerns regarding the shortage of affordable housing units proposed.  Request for clarification on tenure, including whether the buildings will be condominium or rental. - 50 - Information Report 07-26 Page 12 7.3.8 Public Park Space, Environment and Wildlife  Concerns about increased pressure on existing parks and limited on-site green spaces.  Comments that the proposed parkland represents the minimum requirement and may not provide a broader community benefit.  Questions regarding the design and programming of the proposed park space.  Concerns about potential impacts on nearby natural areas and wildlife, including limited north-south green corridors.  Question regarding review and input from the Toronto and Region Conservation Authority (TRCA) on potential environmental impacts.  Concerns about potential impacts on Petticoat Creek and surrounding lands, including drainage, vegetation, and wildlife. 7.3.9 Other Comments  Concerns regarding potential impacts on neighbourhood property values.  Concerns about noise associated with the development.  Questions regarding proposed sustainability design features to be incorporated into the buildings. 8.0 Agency Comments As of the date of this report, comments have been received from the following external agencies: 8.1 Durham District School Board (DDSB)  The DDSB has reviewed the applications and determined that a new elementary school site would be needed to accommodate the enrollment growth from the proposed development.  The DDSB staff have indicated they are willing to discuss with the applicant and City staff to identify a suitable site that meets their requirements. 8.2 Toronto and Region Conservation Authority (TRCA)  The TRCA has provided preliminary technical comments on stormwater management and hydrogeology. However, additional information is required from the applicant before TRCA can provide formal comments to the City. - 51 - Information Report 07-26 Page 13 8.3 Ministry of Transportation (MTO)  MTO has received and reviewed the application in accordance with the Public Transportation and Highway Improvement Act (PTHIA), the MTO’s Highway Corridor Management Manual (HCMM), and all applicable policies and guidelines.  The subject lands are within MTO’s permit control area. As a result, MTO permits are required before any demolition, grading, construction, or site alteration can begin.  The development must be set back 14 metres from the MTO property line to accommodate future highway improvements. No required parking or essential site functions are permitted within this 14-metre setback.  MTO is continuing discussions with the applicant, and at the time of writing this report, no land transfers have been finalized.  The submitted Traffic Impact Study does not meet MTO’s requirements. A revised Traffic Impact Study is required, including trip distribution and assignment at the Highway 401 interchanges (e.g., Whites Road and Port Union Road).  Additional technical information is also required, including details related to drainage and electrical details. 8.4 Durham Regional Police – Radio Systems  The proposed development will not cause any interference with the Region’s NextGen radio system and associated microwave links. 8.5 City Department Comments 8.5.1 Sustainability Section The applicant has committed to incorporating several sustainable design features, including preparing educational materials for residents that highlight key sustainability elements of the site and building.  The applicant will be required to provide additional details on:  measures to reduce the urban heat island effect;  opportunities for on-site renewable energy;  how the development complies with the Accessibility for Ontarians with Disabilities Act (AODA);  how community safety measures will be addressed through Crime Prevention Through Environmental Design principles (CPTED);  natural heritage consideration, including setbacks, buffer area planting, and tree preservation and replacement (including the number of trees to be removed);  bird-friendly design, including submission of a Bird Strike Risk Analysis; and,  strategies for managing demolition and construction waste on site.  The applicant is encouraged to pursue optional Tier 2 performance measures, including:  enhanced Residential Education Information Package; - 52 - Information Report 07-26 Page 14  alignment with the Pickering Community Climate Adaptation Plan to improve climate and building resilience; and,  enhanced outdoor amenity spaces. 8.5.2 Office of Affordability  The applicant is advised that the Pickering Official Plan encourages that at least 25 percent of new residential units city-wide be affordable to low- and moderate-income households.  The Durham Official Plan requires that at least 35 percent of new residential units within Strategic Growth Areas be affordable to low- and moderate-income households.  The applicant is to provide a rationale explaining how the proposed development will help meet these affordability targets and identify opportunities to include housing for special needs groups, including seniors and persons with disabilities. 9.0 Planning & Design Section Comments The following key concerns and issues have been identified to date. These matters, along with others identified through the circulation and detailed review of the proposal, must be addressed by the applicant before submitting a final recommendation report to the Planning & Development Committee. 9.1 Land Use Policies  Ensure the proposal conforms to the Provincial Planning Statement (2024), and aligns with the policies of the Region of Durham Official Plan “Envision Durham” (2024), OPA 38, and the Council-endorsed Kingston Road Corridor and Specialty Retailing Node Urban Design Guidelines.  Assess the appropriateness of the requested increase in FSI within the context of OPA 38, which permits a maximum FSI of 5.0 subject to meeting certain criteria.  Assess whether sufficient retail, commercial, and office floor space is being replaced to serve the existing residents and the future residents, considering that the existing plaza is to be demolished.  Encourage ongoing communication between the applicant and existing tenants, and require reasonable efforts to accommodate existing tenants into the new development.  Identify opportunities to increase the number of affordable housing units, including accessible units, and a broader mix of unit types, sizes, and tenures (including family-sized and rental units). 9.2 Site Design and Built Form  Assess the proposed site layout, setbacks, building height and massing, pedestrian connections, and landscaping to ensure alignment with the Urban Design Guidelines. - 53 - Information Report 07-26 Page 15  Evaluate the request to increase building heights to a maximum of 34 storeys, whereas OPA 38 restricts building heights to 20 storeys on the south side of Kingston Road within the Rougemount Precinct.  Require tower heights to comply with the required 45-degree angular plane from the front property line, beginning at a height of 30 percent of the width of the adjacent rights-of-way as set out in the Guidelines for the Rougemount Precinct.  Review tower floor plate sizes to ensure they meet the maximum tower floor plate size recommended in the Guidelines.  Evaluate the proposal’s massing and scale to ensure it supports the vision of the Rougemount Precinct, including a village-like main street along Kingston Road.  Assess potential shadowing and wind impacts on the proposed parkland and streetscape, and ensure adequate sunlight access to these spaces.  Encourage the applicant to meet the City’s sustainable development standards and consider incorporating additional voluntary sustainability measures to be incorporated into the design of the building and site. 9.3 Public Park and Amenity Space  Determine the appropriate parkland dedication in accordance with the Planning Act and the City’s Parkland By-law, and assess whether additional parkland is warranted.  Ensure adequate private indoor and outdoor amenity space is provided to serve the future residents. 9.4 Street Network and Design, Traffic and Parking  Review the proposed resident and visitor parking rates to ensure adequate parking supply.  Require the proposal to provide an adequate supply of parking to support the proposed commercial uses.  Confirm that any parking within the MTO’s 14-metre setback is not counted toward required parking spaces.  Evaluate whether the existing Evelyn Avenue right-of-way width is sufficient to accommodate the design of a public road with a cul-de-sac to City standards, and if additional lands are required.  Ensure the Traffic Impact Study meets the requirements of the Public Transportation and Highway Improvement Act, the MTO’s Highway Corridor Management Manual, and applicable Region of Durham and City standards.  Assess whether traffic generated by the development can be safely accommodated by the existing and planned road and pedestrian networks.  Confirm that the Bus Rapid Transit planned on Kingston Road can accommodate a signalized intersection with full-turn movements at Evelyn Avenue.  Evaluate potential traffic and operational impacts on key roads and intersections, including Rougemount Drive, Evelyn Avenue, and the Highway 401 interchange.  Ensure accessible and connected pedestrian routes are provided throughout the site, linking to streets, transit, parks, and other amenity spaces. - 54 - Information Report 07-26 Page 16 9.5 Other Matters to be addressed  Collaborate with the applicant and the DDSB to explore options for accommodating a future school within the podium of one of the residential buildings to meet the school board’s requirements.  Review the proposed zoning standards and determine whether an “(H)” Holding provision is required to confirm the availability of municipal servicing and transportation improvements.  Assess the phasing plan to ensure the required infrastructure (roads, sanitary, water and sewers) is delivered in step with each phase.  Confirm that the required lands have been secured from the MTO to support the development. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the applications after receiving and assessing comments from the circulated departments and agencies, as well as the public. 10.0 Information Received Copies of the plans and studies submitted in support of the applications are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department:  Topographical Survey, prepared by Donevan Fleischmann Petrich Ltd Surveyors, dated June 15, 2021  Functional Servicing and Stormwater Management Report, prepared by Schaeffers Consulting Engineers, dated March 2025  Arborist Report, prepared by MHBC, dated December 20, 2024  Architectural Plans, prepared by Studio JCI, dated February 14, 2025  Civil Drawings, prepared by Schaeffers Consulting Engineers, dated November 2024  Flood Spill Analysis, prepared by Schaeffers Consulting Engineers, dated April 30, 2025  Geotechnical Investigation, prepared by Fisher Engineering, dated March 7, 2025  Hydrogeological Investigation, prepared by Fisher Engineering, dated March 7, 2025  Landscape Plans, prepared by MHBC, dated March 14, 2025  Pedestrian Level Wind Study, prepared by Gradient Wind Engineers & Scientists, dated January 10, 2025  Phase I Environmental Site Assessment (375 Kingston Road), prepared by Fisher Environmental Ltd, dated March 30, 2021  Phase I Environmental Site Investigation (401-417 Kingston Road), prepared by Pottinger Gaherty Environmental Consultants Ltd., dated April 17, 2012  Phase II Environmental Site Assessment (375 Kingston Road), prepared by Fisher Environmental Ltd., dated May 17, 2021  Phase II Environmental Site Assessment (401-421 Kingston Road), prepared by Fisher Environmental Ltd., dated November 22, 2022  Planning and Urban Design Rational, prepared by MHBC, dated March 31, 2025  Sun and Shadow Study, prepared by Studio JCI, dated January 17, 2024 - 55 - Information Report 07-26 Page 17  Roadway Traffic Noise Assessment, prepared by Gradient Wind Engineers & Scientists, dated February 11, 2025  Tree Inventory Plans, prepared by MHBC, dated December 2021  Urban Design Brief, prepared by MHBC, dated March 2025  Wind Study Addendum, prepared by Gradient Wind Engineers & Scientists, dated February 6, 2025  Stage 1 Archaeological Assessment, prepared by AS & G Archaeological Consulting, dated December 22, 2025  Traffic Impact Study, prepared by C.F. Crozier & Associates Inc., dated March 2025 11.0 Procedural Information 11.1 General  Written comments regarding this proposal should be directed to the City Development Department.  All comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council.  Any member of the public who wishes to be notified of the Council’s decision regarding this proposal must request such in writing to the City Clerk. 12.0 Owner/Applicant Information The owners of these properties are 375 Kingston Road Corporation and 401 Kingston Road Corporation, and are represented by MHBC Planning. Attachments: 1. Location Map 2. Air Photo 3. Conceptual Plan 4. Preliminary Phasing Plan 5. Full Build Out Phasing Plan 6. Conceptual Rendering 7. Rougemount Precinct Intensification Plan Prepared By: Amanda Zara Dunn, MCIP, RPP, Principal Planner, Development Review Prepared By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner AD:ld - 56 - Ql > ·;:: 0 C: :::, 0 E Ql 0) :::, 0 a:: -04!0/- P](KER]NG City Development Department Attachment 1 to Information Report 07-26 Location Ma Subject '0'~~,i,i'3-'l Lands File: OPA 25-005 & A09/25 Lands rn < CD .;z :::, )> < CD :::, C: CD N A A licant:375 Kingston Road Corporation and 401 Kingston Road Corporation Munici al Address: 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue Date: Apr. 16, 2026 ~i~~n c;:i::i~~!~~~ g~'~O:~~e~~~:;~~:1~:::? ~I~:~:~~;=~~::: :~ag~:;~i~t:;;,~:'!1~c~~~i~is ~~~;11i~~'. :~~~~r:s~~:~;~:~~~i~~l~~~~;jaSly th0 SCALE: 1 : 1, SQQ Assessment Corporation and its suppliers. All rights reserved THIS Is NOT APL.AN OF SURVEY. l:\PLANNING\01-MapFiles\02 -Applications\OPA\2025\0PA 25-005, A 09-25\0PA 25-005, A 09-25.aprx - 57 - -04!0/- P](KER]NG City Development Department Attachment 2 to Information Report 07-26 Air Photo Ma File: OPA 25-005 & A09/25 A licant:375 Kingston Road Corporation and 401 Kingston Road Corporation Munici al Address: 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue Date: Apr. 16, 2026 ~i~~n c;:i::i~~!~~~ g~'~O:~~e~~~:;~~:1~:::? ~I~:~:~~;=~~::: :~ag~:;~i~t:;;,~:'!1~c~~~i~is ~~~;11i~~'. :~~~~r:s~~:~;~:~~~i~~l~~~~;jaSly th0 SCALE: 1 : 1, SQQ Assessment Corporation and its suppliers. All rights reserved THIS Is NOT APL.AN OF SURVEY. l:\PLANNING\01-MapFiles\02 -Applications\OPA\2025\0PA 25-005, A 09-25\0PA 25-005, A 09-25.aprx - 58 - L:\Planning\01-MapFiles\OPA\2025 DATE: Applicant: Municipal Address: File No: Conceptual Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City DevelopmentDepartment OPA 25-005 & A09/25 375 Kingston Road Corporation and 401 Kingston Road Corporation March 26, 2026 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue DR I V E N Attachment 3 to Information Report 07-26 - 59 - L:\Planning\01-MapFiles\OPA\2025 DATE: Applicant: Municipal Address: File No: Preliminary Phasing Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 25-005 & A09/25 375 Kingston Road Corporation and 401 Kingston Road Corporation March 26, 2026 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue N Attachment 4 to Information Report 07-26 - 60 - L:\Planning\01-MapFiles\OPA\2025 DATE: Applicant: Municipal Address: File No: Full Build Out Phasing Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 25-005 & A09/25 375 Kingston Road Corporation and 401 Kingston Road Corporation March 26, 2026 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue N Attachment 5 to Information Report 07-26 - 61 - L:\Planning\01-MapFiles\OPA\2025 DATE: Applicant: Municipal Address: File No: Conceptual Rendering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City DevelopmentDepartment OPA 25-005 & A09/25 375 Kingston Road Corporation and 401 Kingston Road Corporation March 26, 2026 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue Attachment 6 to Information Report 07-26 - 62 - L:\Planning\01-MapFiles\OPA\2025 DATE: Applicant: Municipal Address: File No: Rougemount Precinct Intensification Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City DevelopmentDepartment 375 Kingston Road Corporation and 401 Kingston Road Corporation March 26, 2026 375, 395, 401, 409, 413, 417 Kingston Road and 4 Evelyn Avenue Attachment 7 to Information Report 07-26 OPA 25-005 & A09/25 - 63 -