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HomeMy WebLinkAboutInformation Report 08-26Statutory Public Meeting Information Report Report Number: 08-26 Date: June 15, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 26-001P Draft Plan of Subdivision SP-2026-01 Zoning By-law Amendment A 01/26 Draft Plan of Condominium CP-2026-01 Plaza 6 Inc. 666, 668, 672, 678 & 682 Liverpool Road 1.0 Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Draft Plan of Subdivision, Zoning By-law Amendment, and Draft Plan of Condominium, submitted by Plaza 6 Inc., to permit a residential common element condominium development. It is intended to help the public and stakeholders understand the proposal. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2.0 Property Location and Description The subject lands are located on the west side of Liverpool Road, between Commerce Street to the north and Annland Street to the south, within the Bay Ridges Neighbourhood (see Location Map, Attachment 1). The lands comprise five properties with a total area of approximately 0.4 hectares. Each property currently contains a one or two-storey detached dwelling and associated accessory structures. Surrounding land uses are as follows (see Air Photo Map, Attachment 2): North & West: One, two and three-storey detached dwellings are located to the north and west. South: One and two-storey detached dwellings are located to the south. Further south, across Annland Street, are nine properties subject to ongoing applications for Zoning By-law Amendment (A 03/26) and Draft Plan of Condominium (CP-2026-02) to permit a residential condominium development consisting of 91 three-storey townhouse units. East: Across Liverpool Road to the east are one and two-storey detached dwellings. At the southeast corner of Liverpool Road and Commerce Street is a one-storey building containing a copper supply and craftsmanship shop. Information Report 08-26 Page 2 3.0 Applicant’s Proposal Plaza 6 Inc. has submitted applications for Official Plan Amendment, Draft Plan of Subdivision, Zoning By-law Amendment, and Draft Plan of Condominium for the subject lands. The proposal is for a residential common element condominium development consisting of four townhouse blocks containing a total of 21 traditional townhouse units (see Submitted Conceptual Site Plan, Attachment 3, and Submitted Conceptual Renderings, Attachments 4 and 5). Two of the blocks are proposed to front onto Liverpool Road, while the remaining two blocks are proposed to front onto an internal private road. The proposed townhouses are three storeys, with building heights of approximately 10.5 metres from established grade to the mid-point of the roof. The units fronting Liverpool Road (Buildings A and B) each include two private balconies on the second floor, one located at the front of the unit facing Liverpool Road and one at the rear, as well as a private balcony on the third floor at the front of the unit. The units fronting the internal private road (Buildings C and D) each include a second-floor rear deck and a third- floor rear balcony. A total of 48 parking spaces is proposed. Units within Buildings A and B are proposed to have two spaces, both located within private garages accessed from the internal private road. Units within Buildings C and D are also proposed to have two spaces; one space within a private garage and one surface driveway space accessed from the internal private road. A total of six visitor parking spaces is proposed, provided at a rate of 0.25 spaces per unit, and located at the rear of the site between Buildings C and D. A 3.0-metre-wide road widening is proposed along a portion of the lands adjacent to Liverpool Road, to be conveyed to the City for the purpose of accommodating a future widening of Liverpool Road. The Draft Plan of Subdivision application proposes to create both this road widening and a single residential block to accommodate the proposed development (see Submitted Draft Plan of Subdivision, Attachment 6). The Draft Plan of Condominium (Common Elements) application proposes to establish the shared common elements of the development, which include the internal private road and walkways, a community mailbox, a water meter room, and the visitor parking area (see Submitted Draft Plan of Condominium, Attachment 7). This development will be subject to a future Site Plan Approval application. 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 Information Report 08-26 Page 3 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 an 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. 4.2 Pickering Official Plan The Pickering Official Plan (POP) designates the subject lands as “Urban Residential Areas – Low Density Areas”. The Low Density designation permits a maximum net residential density of 30 dwellings per hectare. Based on the net developable area of the site, this equates to a maximum of 11 units on the subject lands. The proposed development of 21 units represents a net residential density of 56 units per hectare. To facilitate the proposal, the applicant has submitted an Official Plan Amendment to redesignate the lands to “Urban Residential Areas – Medium Density Areas”, with a site- specific exception establishing a maximum net residential density of 56 units per hectare for the subject lands. Urban Residential Areas are intended primarily for housing. 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. 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 within the Waterfront Node is to reflect a high-quality design with a “Great Lakes Nautical Village” theme to create a vibrant pedestrian environment. Additionally, the lands are located within the historic Village of Fairport. The POP directs Council to encourage opportunities to rejuvenate the “lakefront village” and to permit, in conjunction with residential uses, activities such as tea rooms, craft shops, art studios, and professional offices. Information Report 08-26 Page 4 Liverpool Road is identified as a municipal collector road 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. Staff will continue to assess the proposal against the policies of the POP as part of the ongoing review of these applications. 4.3 Liverpool Road Waterfront Node Development Guidelines The Council-adopted Liverpool Road Waterfront Node Development Guidelines designate the subject lands as “Established Built Area”. The guiding vision for the Waterfront Node is that of a “Great Lakes Nautical Village” with a mix of uses and an inviting public realm. The character of the Great Lakes Nautical Village is defined by its series of small blocks with frequent and regular views to the water. The streets should provide pedestrian-friendly spaces, exhibit a high level of streetscape design and quality, and function as public open space. Lands within the Established Built Area consist largely of the historic Village of Fairport, with an emphasis on protecting the character of the village and providing opportunities to revitalize a village function. This includes permitting uses such as tearooms, craft shops, art studios, and offices. 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. The applicant’s proposal will be reviewed for consistency with the Liverpool Road Waterfront Node Development Guidelines as part of the ongoing review of these applications. 4.4 Infill and Replacement Housing in Established Neighbourhoods The subject lands are located within the Liverpool Established Neighbourhood Precinct of the Infill and Replacement Housing in Established Neighbourhoods Study and associated Urban Design Guidelines. The POP requires that development within an Established Neighbourhood Precinct complement and be compatible with the character of the Precinct. This includes minimizing impacts related to building height, massing and scale, privacy, overlook, and shadowing on neighbouring properties. The POP also directs development to reinforce the established pattern of side yard setbacks, separation distances between dwellings, lot coverage, and front yard setbacks. The associated Urban Design Guidelines provide detailed design direction intended to ensure that new development is compatible with the existing characteristics of the Precinct, encourages architectural diversity, and enhances the character, identity, and sense of place of the neighbourhood. The Guidelines address matters such as dwelling height and roof pitch, Information Report 08-26 Page 5 garage placement, driveway width, dwelling depth, landscaping, setbacks, and separation distances between dwellings. The applicant’s proposal will continued to be evaluated against the Infill and Replacement Housing in Established Neighbourhoods Study and Urban Design Guidelines as part of the ongoing review of these applications. 4.5 Zoning By-law 8149/24 The subject lands are zoned “R1E” - Residential First Density Zone within Zoning By-law 8149/24. This zone permits detached dwellings, additional dwelling units, rooming homes, short-term rentals, and home occupations. The lands are also within an Established Neighbourhood Precinct Overlay Zone, which contains additional provisions related to dwelling height and depth, driveway width, setbacks, and lot coverage. To facilitate the proposal, the applicant has submitted a Zoning By-law Amendment to rezone the lands to permit townhouse dwellings, as well as establish site-specific zoning standards for lot frontage, lot area, building setbacks, building height, lot coverage, and parking. 5.0 Public Engagement 5.1 April 14, 2026 Public Open House Meeting At the request of the Ward 2 Councillors, a Public Open House Meeting was held on April 14, 2026, to inform area residents about the proposed development. Notice of the meeting was mailed to all properties within 150 metres of the subject lands. 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. A notice sign was installed on the subject lands, and the meeting was promoted through the City’s social media channels. Approximately 11 residents attended this meeting. In addition, approximately 6 local business owners, who are tenants of the plaza located on the east side of Liverpool Road, south of the Big M restaurant, also attended. The plaza is also owned by the applicant. 5.2 Notice of Statutory Public Meeting Notice of this Statutory Public Meeting was mailed to: • all properties within 150 metres of the subject lands • 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 Information Report 08-26 Page 6 In total, 393 property owners received mailed or emailed notices. A notice sign was installed on the subject lands, and the meeting was promoted through the City’s social media channels. 5.3 Public Comments The following summarizes the key comments, questions, and concerns raised by area residents at the meeting and through written submissions: 5.3.1 Built Form, Architecture, and Design • Concerns were raised regarding overlook and loss of privacy, particularly for neighbouring lots to the west fronting Pleasant Street, whose rear yards directly abut the proposed development. • Concerns were raised that the proposed three-storey dwellings exceed the 9.0-metre height requirement established through the Infill and Replacement Housing in Established Neighbourhoods Study. • A request was also made to consider converting the units fronting Liverpool Road into live/work units to support small businesses and enhance the pedestrian experience. • A request was made for additional variation in exterior colours to better highlight the architectural detailing and avoid an all-grey building appearance. 5.3.2 Neighbourhood Character • Concerns were expressed regarding the ongoing loss of character within the Nautical Village, as older cottage-style homes continue to be replaced by new development. • Concerns were also raised that approval of this development, along with others developments, could set a precedent for continued redevelopment along Liverpool Road toward the waterfront. 5.3.3 Traffic and Parking • Concerns were expressed regarding increased traffic associated with the proposed development in an area already experiencing congestion. • Concerns were raised that drivers may use smaller residential streets, such as Annland, Pleasant, and Commerce, to avoid congestion on Liverpool Road, creating additional safety concerns for pedestrians, particularly along Pleasant and Commerce, where sidewalks are not present. • Questions were raised regarding the timing of the traffic data used in the Traffic Impact Study, noting that peak congestion on Liverpool Road occurs during the afternoon peak period. • A question was raised as to whether increased bus service will be introduced to the neighbourhood. Information Report 08-26 Page 7 5.3.4 Safety and Emergency Access • Concerns were raised that the neighbourhood already experiences congestion due to waterfront traffic, resulting in safety issues, including fire hydrants being obstructed by parked vehicles. • Concerns were also raised that on-street parking along Pleasant Street, which is narrow, impedes access for emergency services. • A concern was raised regarding increased congestion and potential impacts on emergency evacuation routes in the event of an incident at the nearby nuclear generating station. Notwithstanding the concerns noted above, three area residents expressed support for the proposal, noting that the development would be a positive addition to the neighbourhood. In addition, a resident also expressed support for the proposed architectural detailing, including the projected bays, gable roof, and brown shingle, bracket, and door accents. 5.4 Agency Comments As of the date of this report, comments have been received from the following external agencies: 5.4.1 Durham Catholic District School Board (DCDSB) • DCDSB has reviewed the applications and has no objections to the proposed development. • Students generated from this development will attend Father Fenelon Catholic School located at 795 Eyer Drive and St. Mary Catholic Secondary School located at 1918 Whites Road. 5.4.2 Durham District School Board (DDSB) • DDSB has reviewed the applications and has no objections to the proposed development. 5.4.3 Durham Region Police Services • Construction within the subject lands will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links. • Internal in-building radio coverage for first responders may be an issue if larger buildings are constructed. • Larger and newly constructed buildings will have to be tested for in-building coverage once the buildings are completed. 5.5 City Department Comments As of the date of this report, comments have been received from the following City departments: Information Report 08-26 Page 8 5.5.1 Fire Services • The proposed fire route does not appear to have enough space to meet the turn radius requirements for fire vehicles. The applicant is to ensure the fire route will meet the Fire Services Development Design Guidelines. • The fire route appears to include a stormwater retention system below grade. The applicant is to ensure the fire route is designed to support the expected loads of fire vehicles and is surfaced with concrete, asphalt, or other material designed to permit accessibility under all climatic conditions. • The principal entrance for each unit must have a fire hydrant within 90.0 metres, as indicated in the Fire Services Development Design Guidelines. The current proposed location of the private hydrant does not meet the location requirements indicated in the guidelines. 6.0 Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • Ensure the proposal is consistent with the Provincial Planning Statement (2024). • Review the proposal against the policies of the Regional Official Plan, the Pickering Official Plan, and the Bay Ridges Neighbourhood. • 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, amenity space, and pedestrian connectivity within and external to the site. • Evaluate the proposal in the context of the Infill and Replacement Housing in Established Neighbourhoods Study, including building height and setbacks to surrounding development. • Ensure an appropriate built form transition is provided between the proposed development and adjacent low-density dwellings, including mitigation of impacts related to overlook, privacy, and shadowing. • Ensure the proposed development reflects and reinforces the character of the Waterfront Node and the Historic Village of Fairport. • Review the architectural design and detailing for the proposed building elevations, along with the streetscape interface along Liverpool Road, to ensure a high-quality built form. • Confirm that the proposed parking supply, including visitor parking, is appropriate for the development and consistent with Zoning By-law requirements. • Ensure all Fire Services comments are satisfactorily addressed, including confirmation that the proposed fire route meets the requirements of the Fire Services Development Design Guidelines. • Review internal garage dimensions to ensure sufficient space is provided to accommodate a vehicle and storage of household items. • 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 amenity space is provided for each dwelling unit. • Confirm that the proposed development can accommodate municipal waste collection in accordance with City requirements. Information Report 08-26 Page 9 7.0 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: • Shadow Study, prepared by Cassidy + Company Residential Design Consultants, dated April 25, 2025 • Arborist Report, prepared by Goran Olbina, dated June 4, 2025 • Architectural Package, prepared by Cassidy + Company Residential Design Consultants, dated March 18, 2025 • Auto Turn Diagrams, prepared by Dillon Consulting, dated May 21, 2024 • Conceptual Site Plan, prepared by Cassidy + Company Residential Design Consultants, dated February 10, 2025 • Draft Plan of Condominium (Common Elements), prepared by J.D. Barnes Limited, dated December 22, 2025 • Draft Plan of Subdivision, prepared by Brian Moss + Associates Ltd., dated May 5, 2025 • Environmental Noise Assessment, prepared by YCA Engineering Limited, dated September 2025 • Functional Servicing and Stormwater Management Report, prepared by D.G. Biddle & Associates, dated May 2025 • Geotechnical Report, prepared by GEMTEC Consulting Engineers and Scientists Limited, dated March 26, 2025 • Hydrogeological Investigation Report, prepared by GEMTEC Consulting Engineers and Scientists Limited, dated May 7, 2025 • Conceptual Landscape Plan, prepared by Cosburn Nauboris Ltd., dated April 14, 2025 • Phase One Environmental Site Assessment, prepared by Terrapex, dated July 24, 2025 • Planning Rationale Report, prepared Brian Moss + Associates Ltd., dated July 2025 • Pre and Post Development Storm Drainage Plans, prepared by D.G. Biddle & Associates, dated May 6, 2025 • Grading Plan, prepared by D.G. Biddle & Associates, dated May 6, 2025 • Servicing Plan, prepared by D.G. Biddle & Associates, dated May 6, 2025 • Stage 1 and 2 Archaeological Assessment, prepared by Archaeological Services Inc., dated February 13, 2025 • Survey, prepared by Richmond Surveying Inc., dated October 29, 2023 • Transportation Brief, prepared by Dillon Consulting, dated March 25, 2024 • Tree Preservation Plan, prepared by Cosburn Nauboris Ltd., dated June 4, 2025 8.0 Procedural Information 8.1 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 Information Report 08-26 Page 10 • 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 9.0 Owner/Applicant Information The owner of this property is Plaza 6 Inc., who is represented by Brian Moss & Associates Ltd. Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Submitted Conceptual Rendering – View looking northwest on Liverpool Road 5. Submitted Conceptual Rendering – View looking northwest on the internal private road 6. Submitted Draft Plan of Subdivision 7. Submitted 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 ~=7) Ilona Park Road I~ I I - ~ _ _L____i.____J_-------1..__]__.L._J__JL___j___L---------1.---'---------'--~-Subject \.____, ->---------l Progress Frenchman's Bay East Park I \I-------\\ r1 I c cu en cu Ql c::: Commerce Street --~-,--------,----.v I ,. x_~>l)C )C <--------------~12"-✓~~)C✓~'-~6§2.)QQ ~678~ .-<.x )C )C I Annland Street ~ Wharf Street ~l,l1 __ r----,-------,------,----,------,-----,------,-i-,---,-r,-T"""'"~---:/~1 \ I Location Map Lands ""O cu 0 0:: 0 0 e-Ql .?: ....I / Gull Crossing Frenchman's Bay Rate Payers Memorial Park Broadview Street -04!0/- P](KER]NG File: OPA 26-001/P, SP-2026-01, A 01/26 & CP-2026-01 Applicant: Plaza 6 Inc. Municipal Address: 666, 668, 672, 678 & 682 Liverpool Road City Development Department © 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-MapFI1es\02 -Appllcations\OPA\2026\OPA 26-001P -Plaza 6 lnc\OPA 26-001 P -Appllcant.aprx Date: Mar. 06, 2026 SCALE: 1:2,000 THIS ISNOTAPL.ANOFSURVEY. ) Attachment 1 to Information Report 08-26 -04!0/- P](KER]NG Air Photo Ma File: OPA 26-001/P, SP-2026-01, A 01/26 & CP-2026-01 A licant: Plaza 6 Inc. Munici al Address: 666, 668, 672, 678 & 682 Liver ool Road City Development Department © 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\OPA\2026\OPA 26-001P -Plaza 6 lnc\OPA 26-001 P -Applicant.aprx Date: Mar. 06, 2026 SCALE: 1:2,000 THIS ISNOTAPL.ANOFSURVEY. Attachment 2 to Information Report 08-26 Submitted Conceptual Site Plan Files: OPA 26-001/P, SP 2026-01, A 01/26 & CP 2026-01 Applicant: Plaza 6 Inc. Municipal Addresses: 666, 668, 672, 678 & 682 Liverpool Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 12, 2026 Attachment 3 to Information Report 08-26 Submitted Conceptual Rendering – View looking northwest on Liverpool Road Files: OPA 26-001/P, SP 2026-01, A 01/26 & CP 2026-01 Applicant: Plaza 6 Inc. Municipal Addresses: 666, 668, 672, 678 & 682 Liverpool Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 12, 2026 Attachment 4 to Information Report 08-26 Submitted Conceptual Rendering – View looking northwest on the internal private road Files: OPA 26-001/P, SP 2026-01, A 01/26 & CP 2026-01 Applicant: Plaza 6 Inc. Municipal Addresses: 666, 668, 672, 678 & 682 Liverpool Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 12, 2026 Attachment 5 to Information Report 08-26 Submitted Draft Plan of Subdivision Files: OPA 26-001/P, SP 2026-01, A 01/26 & CP 2026-01 Applicant: Plaza 6 Inc. Municipal Addresses: 666, 668, 672, 678 & 682 Liverpool Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 12, 2026 Attachment 6 to Information Report 08-26 Submitted Draft Plan of Condominium (Common Elements) Files: OPA 26-001/P, SP 2026-01, A 01/26 & CP 2026-01 Applicant: Plaza 6 Inc. Municipal Addresses: 666, 668, 672, 678 & 682 Liverpool Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 12, 2026 Attachment 7 to Information Report 08-26