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HomeMy WebLinkAboutJune 15, 2020City 6h PICKE RiNG Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean Due to COVID-19 and the Premier's Emergency Order to prohibit public events and limit gatherings, Pickering City Hall is currently closed to the public until further notice and this meeting will be held electronically. Members of the public may observe the meeting proceedings by accessing the livestream. A recording of the meeting will also be available on the City's website following the meeting. Page 1. Roll Call 2. Disclosure of Interest 3. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Due to the need to hold electronic meetings during the COVID-19 pandemic, members of the public who wish to address the Planning & Development Committee for any matters listed under Statutory Public Meetings may do so via an audio connection into the electronic meeting. To register as a delegate, visit www.pickering.ca/delegation and complete the on-line delegation form or email clerks@pickering.ca by 12:00 noon on the business day prior to the meeting. Please ensure that you provide the telephone number you wish to be called at so that you can be connected via audio when it is your turn to make a delegation. Please be advised that your name and address will appear in the public record and will be posted on the City's website as part of the meeting minutes. 3.1 Information Report No. 05-20 Zoning By-law Amendment Application A 04/19 R. Taghipour Lot 5, Plan 316 (1964 Royal Road) 3.2 Information Report No. 06-20 Official Plan Amendment OPA 19-004/P Zoning By-law Amendment Application A 14/19 Draft Plan of Subdivision Application SP -2019-04 Draft Plan of Condominium Application CP -2019-05 Katanna Oklahoma LP 1 17 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca City 6h DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean Part of Lot 28, Broken Front Concession Range 3, Now Part of Part 1, 40R-2401 (755 Oklahoma Drive) 3.3 Information Report No. 07-20 Official Plan Amendment OPA 19-005/P Zoning By-law Amendment Application A 15/19 Alireza Adjedani Lots 25 and 25, Plan 492 (1854 and 1858 Liverpool Road) 3.4 Information Report No. 08-20 Zoning By-law Amendment Application A 03/20 Pickering Developments Inc. Durham Live North of Bayly Street, west of Church Street Part Lots 15 & 16, Concession 1 4. Delegations 32 48 Due to COVID-19 and the closure of City Hall, members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee for any matters listed under Planning and Development Reports, may do so via electronic participation. To register as a delegate, visit www.pickerinq.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. Delegation requests must be received by noon on the last business day before the scheduled meeting. All delegations for items not listed on the agenda shall register ten (10) days prior to the meeting date. The list of delegates who have registered to speak will be called upon one by one by the Chair and invited to join the meeting via audio connection. A maximum of 10 minutes shall be allotted for each delegation. Please ensure you provide the phone number that you wish to be contacted on. Please be advised that your name and address will appear in the public record and will be posted on the City's website as part of the meeting minutes. 5. Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 05-20 59 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Cty oh DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean Pickering Housing Strategy Study and Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario" Recommendation: 1. That City Development staff undertake a study to prepare a comprehensive housing strategy generally as outlined in Report PLN 05-20; and, 2. That the staff review and comments contained in Report PLN 05-20 on the Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario", be received. 5.2 Director, City Development & CBO, Report PLN 06-20 The Municipal Comprehensive Review of the Durham Regional Official Plan: Housing Policy Planning Discussion Paper, December 2019 Recommendation: 1. That the Region maintain its definition of affordable rental housing to be consistent with the Provincial Policy Statement and other municipalities in the Greater Toronto and Hamilton Area, and for the purpose of monitoring and comparability; 2. That the Region maintain its definition of affordable ownership housing to be consistent with the Provincial Policy Statement and other municipalities in the Greater Toronto and Hamilton Area, and for the purpose of monitoring and comparability; 3. That the Region take a more active role to increase affordable ownership housing and rental housing options, increase the amount of purpose-built rental housing, and increase the diversity of housing types within the region; 4. That the Region include policies in the Regional Official Plan that generally support higher targets for affordable housing within Strategic Growth Areas and other appropriate areas as defined by the local municipality; 76 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca City 6h DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean 5. That the Region: (a) provide greater support and encouragement for the development of local housing strategies which can address the local municipal context and aid in achieving the Region's goals and objectives for increasing the supply of affordable housing; and, (b) encourage area municipalities to explore the use of a full suite of incentives and policy tools, such as financial incentives, Development Charge/Community Benefits Charge by-laws, reduced parking requirements, expedited development applications, and donation of surplus lands, through local housing strategies in order to achieve affordable housing targets. 6. That the Region encourage area municipalities to consider reducing parking requirements for second units located in areas well served by transit; 7. That Regional Official Plan policies be updated to reflect the More Homes, More Choice Act changes to permit secondary units in detached, semi-detached or row houses, as well as in a building or structure ancillary to a detached house, semi-detached or row house and allow detached secondary units in rural areas; 8. That, if the Region includes policies on inclusionary zoning in the Regional Official Plan, these policies be encouraging in nature, enabling the local area municipalities to determine the appropriateness of where and when to use the tool; 9. That the Region report on vacancy rates for each municipality individually, if possible, to allow each municipality to better address the specific needs of their own community; 10. That the Region consider strengthening the rental to ownership housing conversion policies in the Regional Official Plan to help protect existing affordable rental housing; 11. That the Region include policies in the Regional Official Plan that encourage municipalities to use tools, such as a demolition control For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca City 6h DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean by-law, to preserve existing affordable rental housing especially in certain locations such as Strategic Growth Areas or areas in proximity to transit where existing rental housing may be older and therefore more susceptible to demolition and redevelopment; 12. That the Region: (a) develop a monitoring framework for short-term rentals to assess the impact of short-term rental housing in Durham; and, (b) consult with local municipalities and economic development and business groups prior to the inclusion of policies addressing short-term rentals in the Regional Official Plan. 13. That the Region consider including a clear definition of "tiny home" that contemplates size, mobility, servicing needs, and the similarities and differences compared to modular homes, prefabricated small homes, and mobile homes; 14. That the Region enable local municipalities to determine the appropriate locations for mid -rise development through local intensification studies, secondary plans, and through the evaluation of site-specific development proposals to ensure that the local context is suitably addressed; 15. That the Region: (a) support people with mobility and mental health challenges to secure safe and affordable housing and maintain tenancies by: • continuing to ensure collaboration among housing, health, and social services departments and agencies; • continuing to promote the development of supportive housing, semi-independent living, subsidized housing, transitional housing, etc.; and, • ensuring affordable and special needs housing is located in close proximity to community supports. For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca City 6h DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean (b) elaborate on the meaning of "special needs groups" as referred to in Section 4.3.6 of the Regional Official Plan; and, (c) continue exploring the issue of supporting people with mobility and mental health challenges through the development of the Region's Community Safety and Well- being Plan and Comprehensive Master Housing Strategy. 16. That the Region: (a) continue to support and partner with other levels of government to promote and provide affordable rental housing; (b) include policies in the Regional Official Plan that address the provision of adequate and locationally appropriate long term care facilities that will meet the current and future needs within the Region; and, (c) support the needs of an aging population by including policies in the Regional Official Plan that reflect the direction, goals and objectives contained in the Age Friendly Durham Strategy and Action Plan, including: • providing opportunities for affordable, assisted housing options and encouraging development that complements the concept of "aging in place"; • addressing accessibility needs and age -friendly design within the built environment; and, • ensuring that active and passive recreational facilities, and community and health services are available for the aging population. 17. That the Region include a definition of "co -ownership housing" in the Regional Official Plan and include policies that enable municipalities to address this type of housing in a local and context - specific manner; 18. That, in support of the development of diverse and affordable housing options, the Region: For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca City 6h DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean (a) communicate and work with developers on funding and other incentives that are available to address the Region's housing needs; (b) include housing policies that support affordability through reduced energy costs from a climate change and resiliency lens; and, (c) strengthen policies to incentivize the delivery of seniors, affordable, and/or accessible housing (which could include Community Improvement Plans; deferral or waiving of development charges). 5.3 Director, City Development & CBO, Report PLN 08-20 Zoning By-law Amendment Application A 12/19 2718155 Ontario Inc., and R., S., and S. Doria Part of Lot 29, Broken Front Range 3, Part 1 on 40R-5415 & Parts 2 to 5 on 40R-5809 (698 & 682 Kingston Road) Recommendation: That Zoning By-law Amendment Application A 12/19, submitted by Shell Canada Limited on behalf of 2718155 Ontario Inc., and R., S., and S. Doria, to permit the reconstruction of the existing automobile service station and associated automobile related and restaurant uses, be approved, and that the draft Zoning By-law Amendment as set out in Appendix 1 to Report PLN 08-20 be forwarded to Council for enactment. 5.4 Director, City Development & CBO, Report PLN 10-20 Zoning By-law Amendment Application A 01/19 Draft Plan of Subdivision Application SP -2019-01 Draft Plan of Condominium Application CP -2019-01 Marshall Homes (Finch) Ltd. Part of Lots 31 and 32, Concession 2 South, Now Parts 2 to 4 and 6, 40R- 29566 and Part 2, 40R-29965 (North side of Finch Avenue, west of Rosebank Road) Recommendation: 110 131 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca City 6h DICKERING Planning & Development Committee Meeting Agenda June 15, 2020 Electronic Meeting — 7:00 pm Chair: Councillor McLean 1. That Zoning By-law Amendment Application A 01/19, submitted by Marshall Homes (Finch) Ltd., to facilitate a residential common element condominium development consisting of 42 lots for detached dwellings, on lands located on the north side of Finch Avenue, west of Rosebank Road, be endorsed subject to the provisions contained in Appendix I to Report PLN 10-20, and that staff be authorized to finalize and forward an implementing Zoning By law to Council for enactment; and, 2. That Draft Plan of Subdivision Application SP -2019-01, submitted by Marshall Homes (Finch) Ltd., to establish a single development block to facilitate a common element condominium, as shown on Attachment #6 to Report PLN 10-20, and the implementing conditions of approval, as set out in Appendix II, be endorsed. 5.5 Director, City Development & CBO, Report PLN 11-20 Proposed Telecommunication Tower Installation The Regional Municipality of Durham Installation #68 3660 Sideline 26 Recommendation: That the Region of Durham be advised that City Council does not object to the 36.0 metre high telecommunication tower installation proposed to be located at 3660 Sideline 26, based on the design and other details submitted with this request. 6. Other Business 7. Adjournment 161 For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 64 4 DICKERING Information Report to Planning & Development Committee Report Number: 05-20 Date: June 15, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 04/19 R. Taghipour Lot 5, Plan 316 (1964 Royal Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by R. Taghipour, to permit the construction of a 3 -storey mixed-use building. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning matters. This report is for information and no decision is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located on the west side of Royal Road, north of Kingston Road within the Village East Neighbourhood. The subject property has an area of approximately 710 square metres with approximately 15.5 metres of frontage along Royal Road (see Location Map, Attachment #1). The site is currently occupied by a bungalow and an accessory detached garage is located in the rear yard. The existing driveway is a shared driveway with the abutting property to the north (1966 Royal Road). The existing buildings are proposed to be demolished. Surrounding land uses include (see Air Photo Map, Attachment #2): North: Immediately to the north on the west side of Royal Road is an established low-density residential neighbourhood consisting of a mix of bungalows and newly constructed 2 -storey detached dwellings. East: Immediately to the east are multi -tenant commercial buildings with various uses, including but not limited to restaurants, retail, professional offices and personal service uses. Further north on the east side of Royal Road is a residential condominium development consisting of 67 townhouse units accessed through an internal private road from Royal Road. - 1 - Information Report No. 05-20 Page 2 South: Abutting the subject property to the south is a vehicle repair and maintenance shop (Midas Auto Repair Shop) fronting onto Kingston Road. West: To the west is an established residential neighbourhood consisting of a mix of bungalows and newly constructed 2 -storey detached dwellings fronting onto Guild Road. At the northwest corner of Guild Road and Kingston Road, the City has received applications for Official Plan Amendment and Zoning By-law Amendment in order to facilitate 2 apartment buildings having heights of 12- and 8 -storeys containing 236 units and 64 back-to-back stacked townhouse units. 3. Applicant's Proposal The applicant has submitted an application for Zoning By-law Amendment to rezone the subject property to an appropriate zone category to facilitate the construction of a 3 -storey mixed-use building fronting onto Royal Road (see Submitted Conceptual Site Plan, Attachment #3). The proposed mixed-use building will have an overall height of approximately 14.8 metres from established grade to the top of the rooftop stair enclosure (see Submitted Building Elevations, Attachments #4 and #5). The basement level includes the mechanical room, lockers and storage space. The ground floor will have a total leasable floor area of approximately 100 square metres to be used for commercial uses including business or professional office, and retail convenience store. The second and third floors will contain 2 rental dwelling units each approximately 318 square metres. Also proposed is a 54 square metre outdoor rooftop amenity area (see Submitted Floor Plans, Attachments #6 to #8). The submitted site plan illustrates a one-way vehicular access with a maximum width of 3.5 metres from Royal Road. A total of 7 parking spaces are proposed at the rear of the building, including 1 accessible parking space. The applicant has indicated that the on-site parking is intended for residents, visitors, employees and patrons. However, patrons are likely to utilize available on -street parking along Royal Road. The applicant is proposing 4 parking spaces for the commercial uses, and 3 parking spaces for the residential units, including 1 space for visitor parking. Along the rear of the property (west property line), the applicant is proposing a 3.0 metre wide landscaped area with picnic benches. A pedestrian walkway is provided from the parking lot to the main entrance of the building. A 1.5 metre wide landscaped area with a bench is proposed within the front yard of the property. 2 Information Report No. 05-20 Page 3 The table below summarizes the key details of the proposal and the requested zoning development standards: Provision Proposed Standards Lot Area (minimum) 710 square metres Lot Frontage (minimum) 15.5 metres Permitted Uses • apartment dwelling unit • business or professional office • retail convenience store Building Height (maximum) approximately 12.3 metres to the mid point of the peeked roof approximately 14.8 metres to the top of the rooftop stair enclosure Front Yard Setback (minimum) 5.5 metres Side Yard Setbacks (minimum) 1.2 metres Rear Yard Setback (minimum) 14.5 metres Coverage (maximum) 45 percent Vehicular Parking (minimum) Resident Parking: 1 space per dwelling unit Visitor Parking: 0.5 of a space per dwelling unit Commercial Parking: 4.0 spaces per 100 square metres of gross leasable floor area Driveway Width (minimum) 3.5 metres Landscaped Area (minimum) 24 percent The proposal will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Urban System — Living Areas". Living Areas permit a full range and mix of housing types, sizes and tenure to serve the various housing needs of the community. Living Areas shall also be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. The proposal conforms to the policies and provisions of the ROP. 3 Information Report No. 05-20 Page 4 4.2 Pickering Official Plan The City of Pickering's Official Plan designates the subject lands as "Urban Residential Areas — Medium Density Area" within the Village East Neighbourhood. Permissible uses within Urban Residential Areas include residential uses at a density of over 30 and up to and including 80 units per net hectare. Also permitted within this designation is home occupation, limited offices servicing the area, and limited retailing of goods and services serving the area. The subject lands are located adjacent to the Kingston Road Corridor, and is in close proximity to commercial uses along Kingston Road. Kingston Road is designated as a Type B Arterial Road and a Rapid Transit Spine. Rapid Transit Spines provide dedicated transit lanes in most locations and intersect with local transit services. The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. The applicant's proposal will be assessed against the policies and provisions of the Official Plan during the further processing of the application. 4.3 Infill and Replacement Housing in Established Neighbourhoods Study The City has retained SGL Planning and Design Inc. (SGL) to undertake the Infill and Replacement Housing in Established Neighbourhoods Study (the Study), which looks at how to guide the future evolution of the City's established neighbourhoods by recommending an appropriate scale of infill and replacement housing, and how the City can ensure that neighbourhood character is properly considered through the development and building approval processes. The Village East Neighbourhood is one of nine "Focus Neighbourhoods" that are the subject of the Study. The Study identifies precincts within these focus neighbourhoods that require additional policies, guidelines and zoning restrictions to ensure the redevelopment of residential lots are consistent with the existing neighbourhood character. The subject property is at the south end of the Village East Neighbourhood precinct. The results of the Study will include new Official Plan policies, amendments to the Zoning By-law, and Urban Design Guidelines to ensure future infill development is appropriate for the neighbourhood precinct. Phase 2 of the Study has recently concluded with the release of the Planning Options Report. The Report identified the preferred strategy for the City to manage change within the focus neighbourhoods by restricting the: • maximum height of structures • height of the front entrance • depth of dwellings • maximum lot coverage 4 Information Report No. 05-20 Page 5 • front yard setback • width of garage or carport, and • driveway width Based on the preferred strategy, the consultants will present recommendations for the City regarding amendments to the City's Zoning By-laws. Through the review of the proposed development of a 3 -storey mixed use building, Staff will be mindful of the Study and ensure the proposed performance standards result in a development that is complementary to the neighbourhood. 4.4 Zoning By-law 3036 The subject lands are zoned "R3" — Residential within Zoning By-law 3036, which permits a detached dwelling. The applicant is proposing to rezone the subject lands to a site-specific zone category to permit a 3 -storey mixed-use building. 5. Comments Received 5.1 Resident Comments The City has received 5 written comments from residents in opposition to the proposed development. The following is a list of comments and concerns expressed by the residents: • the proposed mixed-use building is not compatible within the established residential character of the area • the proposed uses will generate extra on -street parking and traffic to an existing busy road, and • the development will negatively impact the value of existing dwellings 5.2 City Department Comments 5.2.1 Engineering Services As of writing this report, no comments were received from Engineering Services. 5.3 Agency Comments 5.3.1 Region of Durham • no objection with rezoning application • the proposal is consistent with the direction of the Provisional Policy Statement, conforms with the intent of the Provincial Growth Plan, 2019, and conforms with the policies of the Region of Durham Official Plan • the submitted Environmental Subsurface Investigation shall be revised to be in compliance with the requirements of Ontario Regulation 153/04, as amended • the submitted Road Traffic Noise Impact Study should be revised to analyze stationary noise sources - 5 - Information Report No. 05-20 Page 6 • sanitary sewer serving for this development is available from the existing 200 mm sewer on Royal Road, and water supply is available from the existing 150 mm watermains on Kington Road • the proposed 3.5 metre wide driveway is located in close proximity to the Kingston Road and Royal Road intersection, which pose potential safety concerns • the proposed driveway should be widened to allow for two-way traffic in order to prevent any spill back traffic onto Kingston Road when a vehicle is trying to turn left into the site while a vehicle is trying to exit the site 5.3.2 Durham Catholic District School Board Durham Catholic District School Board has no objections to the proposal. 5.3.3 Durham District School Board Durham District School Board has no objections to the proposal. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan policies • ensuring the proposal has regard for the ongoing Infill and Replacement Housing in Established Neighbourhoods Study • assessing the appropriateness of introducing a mixed-use development at the south end of an established residential neighbourhood • evaluating the appropriateness of the proposed site layout, building setbacks, building height and massing, and landscaping to ensure the proposal respects the established residential character of the area • reviewing the appropriateness of a one-way, 3.5 metre wide, drive -aisle and any potential impacts to the intersection of Kingston Road and Royal Road • assessing the proposed parking ratios to ensure sufficient parking is available on-site to accommodate residents, visitors, employees and patrons • evaluating the location, size and functionality of the proposed outdoor amenity areas Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated department, agencies and public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the offices of the City of Pickering, City Development Department: - 6 - Information Report No. 05-20 Page 7 • Site Plan, prepared by ArchiFad, dated January 17, 2018 • Coloured Conceptual Site Plan, prepared by ArchiFad • Planning Rationale Report, prepared by Martindale Planning Services, dated February 2019 • Building Elevations and Floor Plans, prepared by ArchiFad, dated January 17, 2018 • Traffic Opinion Letter, prepared by C.F. Crosier & Associates Inc., dated May 16, 2019 • Arborist Report, prepared by Athlete Tree Service, dated August 12, 2018 • Environmental Surface Investigation, prepared by Envirovision Inc., dated August 21, 2018 • Functional Servicing Report, prepared by Geomaple, dated September 2018 • Geotechnical Investigation, prepared by Geomaple Geotechnics Inc., dated August 3, 2018 • Road Traffic Noise Impact Study, prepared by LMM Engineering Inc., dated August 30, 2018 • Parking Justification Letter, prepared by C.F. Crosier & Associates Inc., dated February 26, 2019 • Phase One Environmental Site Assessment, prepared by Envirovision Inc., dated August 2018 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Electronic Statutory Public Meeting • 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 reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • 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. Owner/Applicant Information The owner of this property is Reza Taghipour. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Submitted Building Elevation — East Elevation 5. Submitted Building Elevation — West Elevation 6. Floor Plans — Basement and Ground Floor 7. Floor Plans — Second and Third Floors 8. Floor Plans — Roof Plan 7 Information Report No. 05-20 Page 8 Prepared By: Original Signed By Tanjot Bal, MCIP, RPP Planner II Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design TB:Id Date of Report: May 19, 2020 8 Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Attachment #1 to Information Report 05-20 L\PLANNING\01-MapFlles\Ar2019\A04-19- R. Taghlpour\A04-19_LocatIonMa mxd Hydro Hydro Corridor Brockridge Community Park ) ...1 ----- \ Finch Avenue _____-------- li CD ;oad Guild Road m a 0 ct 1 Hydro Corridor a N 1 0 ct Subject FZoaa PropertySeor d I N /, •I IIS 0 (3:01111.111011.000 > v Denmar Park 11''' ov1111011 or_ III Diana Princess A4it 01010101 Of Wales Park cu iiiiiII*10FrI N rldilliti � III , Location Map C4 File: A 04/19 o4 PICKERING Applicant: R. Taghipour City Development Property Description: Lot 5, Plan 316 Department (1964 Royal Road) Date: Mar. 09, 2020 aP The corporator of the Shy of Plckedng Produced on part) under ricanse from :©Queens Pdmer. omano Ministry of Natural Resources. IOrig h[s reserved;© Her Majesty [he Gueen In Righ[ of Canada, Oepadmen[ of Na[uml Resources. All fights reserved.; Terana,-7.'rprls.",,e, and lts supplier all a9hts rese :darD MunPt erty Assessment orporation and its suppliers all rights reserved„ SCALE. 1:4,000 THIS IS NOT ;PLAN OF SURVEY. L\PLANNING\01-MapFlles\Ar2019\A04-19- R. Taghlpour\A04-19_LocatIonMa mxd Attachment #2 to Information Report 05-20 C44 Air Photo Map File: A 04/19 PICKERING City Development Department Applicant: R. Taghipour Property Description:Lot 5, Plan 316 (1964 Royal Road) Date: Mar. 09, 2020 © e Cerperahen of the City o Pmkenng Produced On part) under lmense from: © Queens Pnnter, Onta.o Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen In Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and Its suppliers all rights reserved.; © MilaTelperty Assessment Corporation and Its suppliers all rights reserved.; �p �� SCALE: p /YLE: :,J THIS IS NOT A PLAN OF SURVEY. L \PLANNING\01-MapFlles\A\2019\A 04-19 - R. Taghlpou r\A04-19_AlnPhoto.mxd 554 Attachment #3 to Information Report 05-20 14580 REAR YARD "'t .11 6 a 4!55 .j DD pPP Rp I PP � PP �_ JPo PPP ,,e° P1 2600 O 2600 2600 13000 2600 2600 • 4 P6 184$ 3000 m P7 3000 3400 3400 I 1800 EEL STOP 'ER 4HEEE STOPPER 1200 SIDE 1200 ARD 100 CCMME 2 CIAL +178 4 A 77 1500 3500 12 • CE ui SIDE ARD 500 WALKWAY 1i jpo + P P pG Ppt� P PW P 9045 15545 Royal Road PICKERING City Development Department Submitted Conceptual Site Plan File No: A 04/19 Applicant: R. Taghipour Property Description: Lot 5, Plan 316 (1964 Royal Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb 26, 2020 L:\Planning\01-MapFiles\A\2019 Attachment #4 to Information Report 05-20 L:\Planning\01-Map F i les\A\2019 ■ i 102.20 N SILICCO TOP OF STAIR ROOF 101.14 IIIIIIIIII TOP P} PARAPET OLNPu V '0013 TOP OF ROOF PARAPET V n 9967 RCOP Roof shingR°,°Mjs Molding Stucco Stone � I II��I i casing_ ■ Stone aa.eol•e.sMl V".2'') Molding Ed , TOP OF SECOND FLOOR ;14 Brick %\, 4.- m rel G.= f+ tjr T� 4 1 e¢mIHA1 q l �� l�l ' t Sandral panel i!!PuuuiI1 1OFIRSTFIOORv .4 Hoye/ ".� Pang I 104 %god, `:2 �•Ir• Ina Y y 1I1 157 I.1 1 STOP OF allouuo aawV -�• - 5�. 4•a - -- i AYEIT GRADE 67.]8 f �iIP OF DASEMENTFLOORAa] View of Proposed Building from Royal Road Submitted Building Elevations - East Elevation C`2 File No: A 04/19 0' P 1 C KE R1 N G Applicant: R. Taghipour Property Description: Lot 5, Plan 316 City Development (1964 Royal Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. w DATE: Feb 26, 2020 L:\Planning\01-Map F i les\A\2019 ■ i Attachment #5 to Information Report 05-20 LAPlanning a p F i l e s W \2019 ■ _- 102 20 Stucco \ TOP OF STAIR ROOFV 101,14 m50 TOP OF PARAPET GUARD V 111111 IIIII I II 33 '�.__ \ TOP OF ROOF PARAPET v n MID OF RODF T.0 ROOF IIIi - Roof shingles '1 Molding \ no1.116MY� \ _ 111 1111 1 llI1� IIiirlII = - I III II III III III II 1111"IIIII11111 I1 ��11� IIIU��� gip!!!!! 111111_ _ - Stucco ,ToP cDND1LOOR.44 ucco 111 I — Stucco .����., 1 Stone IIIVIII � N 1 casing gi i 9:11M IIIIIIIIIIIIIII��Illl IIII_I111— II IIII I 1r UIIJ ���sM, \ nP OFFINs aooR� - - 1�- + �`� Molding ; EXIT ElOnape I Ekon oe I r'''' a 't � i►�.• d 1 Brick mmai III�II�II�II� q01 , .1111 \ TOP OF GROUND FLOOR v .- �— UM VI ' , l!• L \ \ NDP AVERAGE GAADE 87 ]8 $ _1 OF 9ASEMEM FLOOR 784 View of the Rear Elevation Submitted Building Elevations - West Elevation C`2 File No: A 04/19 0� P 1 C KE R1 N G Applicant: R. Taghipour Property Description: Lot 5, Plan 316 City Development (1964 Royal Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. w DATE: Feb 26, 2020 LAPlanning a p F i l e s W \2019 ■ _- Attachment #6 to Information Report 05-20 7840 13140 4280 �- 3830 k 5020 .• ELECT ❑ LL ■ 0 � 5040 MECH. ROOM I SUP 7840 3500 3500 ** 3240 1 00 ms o a ' ELECT ,2 J LOSKER ROO rn E, 37 ■. e / COMMERCI 100 M2 , L .: BD m nu- o RI cm� N X p N pIIra [F■ m p N /lt \ \ 2200 10200 8500 - iII11 `I iSTORAGE gig pII1 00 , 5040 iI 5040 -I I 1 : 03400 s� _app 5640 2200 2200 13140 Ground Floor BASEMENT COMMERCIAL/ 141.4 M2 RESIDENTIAL 147.6 M2 Floor Plans - Basement and Ground Floor C`t2 4 File No: A 04/19 P 1 C KE R1 N G Applicant: R. Taghipour Property Description: Lot 5, Plan 316 City Development (1964 Royal Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb 26, 2020 L:\Planning\01-Map F i les\A\2019 Attachment #7 to Information Report 05-20 13140 4290 , 3830 , 5020 N a ■ I 2200 I! liJ! r.:.l�il'1� MASTER BEDRM 1 0 7400 , 11 BEDRM 2 5040 on 9 MASTER BEDRM 1 7400 0 CWAIKIN WALKIN ELECT rI - -oo �, u Ell =01II WAIKIN y EillIM mm mm mm m m m mm m L IIII' p_ t 801h IaDN :: mm mmm mmei m.1811' r C 00 FLwnEry 11 1 EDRM 3 3540 1400 al�� x•00 FAMILY 5iuiil = 3 laWET BAR R FAMILY N Ii 3540 ,1400/^•00 / 54f1�� u��u KITCHEN ■ .. i■ 0300 ` BAR • mm i • 0 4340 mm mm mi m i Y, 4300 ___iiic 004. ,,,DINING y D LIVING iI II ll L•4 I -I Q c4ceny s ,I 5040 SII - I'M Ell / I. 2200 I.I. 2200 3500 L 13140 .}' a Second Floor (First Unit) RESIDENTIAL 317.9 M2 0 13140 4290 3830 5020 Bcico 5. 2200 /y ny ,2n0 0 / N a DRM 2 40 MASTER BEDRM 1 0 7400 , / kb- ® WALKIN ELECT rI - -oo I♦= ci. W,IL410 L 1. 801h IaDN :: 41 r C : Attachment #8 to Information Report 05-20 N 13140 4290 3830 5020 m ... .___ ..... ... 4450 __ .. .. .. I:: .. 2500 1210, ,1260 ROOFTOP PA110 54 42 a N N N 4970 13140 ROOF PICKERING City Development Department Floor Plans - Roof Plan File No: A 04/19 Applicant: R. Taghipour Property Description: Lot 5, Plan 316 (1964 Royal Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Mar. 3, 2020 L:\Planning\01-Map F i les\A\2019 ■_. c44 DICKERING Information Report to Planning & Development Committee Report Number: 06-20 Date: June 15, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 19-004/P Zoning By-law Amendment Application A 14/19 Draft Plan of Subdivision Application SP -2019-04 Draft Plan of Condominium Application CP -2019-05 Katanna Oklahoma LP Part of Lot 28, Broken Front Concession Range 3, Now Part of Part 1, 40R-2401 (755 Oklahoma Drive) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium, submitted by Katanna Oklahoma LP, to facilitate a residential common element condominium development. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the southeast corner of Oklahoma Drive and Eyer Drive within the West Shore Neighbourhood (see Location Map, Attachment #1). The subject property has an area of approximately 0.46 of a hectare with approximately 50.0 metres of frontage along Oklahoma Drive and 87.3 metres of frontage along Eyer Drive. The subject lands are currently occupied by a single building that is used as a place of worship and a daycare facility, and associated parking area. The existing building is proposed to be demolished to accommodate the development (see Air Photo, Attachment #2). Surrounding land uses include: North: Immediately to the north, across Oklahoma Drive, is the Fairport Beach Public Elementary School. At the northwest corner of Oklahoma Drive and Eyer Drive is a commercial plaza with various uses, including but not limited to retail, restaurants and personal service uses. East: Immediately to the east is an established residential condominium complex, consisting of 56 three-storey townhouse dwelling units. - 17 - Information Report No. 06-20 Page 2 South: Immediately to the south is a private driveway providing access to the residential condominium complex to the east from Eyer Drive. Further south is an established residential subdivision consisting of two-storey semi-detached and detached dwellings. West: Immediately to the west, across Eyer Drive, is an established residential subdivision consisting of two-storey detached dwellings fronting onto Abingdon Court. Southwest of the subject lands is a residential condominium complex consisting of 111 two-storey townhouse units. 3. Applicant's Proposal The applicant is proposing a residential common element condominium development consisting of 27 townhouse units accessed through an internal private road, which will be 6.5 metres in width (see Submitted Conceptual Site Plan, Attachment #3). The conceptual site plan illustrates 2 rear lane townhouse blocks (Blocks 1 and 2), having a total of 13 units, fronting Eyer Drive with parking and garage access at the rear of the dwelling units. The private amenity space for these units will be a deck above the garage. The remaining 3 townhouse blocks (Blocks 3 to 5), consisting of 15 units, will have parking and garage access at the front of each dwelling unit. Each unit will also have a private rear yard amenity space. All of the townhouse units are proposed to be 3 -storeys in height (approximately 12.0 metres) (see Submitted Conceptual Elevations, Attachment #4 and Attachment #5). The rear lane townhouse units fronting Eyer Drive will have a minimum width of 4.5 metres, and the townhouse units with frontage along the private road will have a minimum width of 5.5 metres. Vehicular access to the internal private road will be provided through a full -move access from Eyer Drive. A 1.5 metre wide pedestrian walkway is proposed along the west side of the private road. Resident parking is provided at a ratio of 2 parking spaces per dwelling unit (1 parking space within a private garage and 1 space on the driveway). Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 7 parking spaces, including 1 accessible parking space. The conceptual site plan illustrates a 180 square metre outdoor amenity area located immediately north of Block 1 abutting the intersection of Oklahoma Drive and Eyer Drive. The applicant has submitted an application for an Official Plan Amendment to re -designate the subject lands from "Urban Residential Areas - Low Density Areas" to "Urban Residential Areas - Medium Density Areas" in order to permit a residential density of 59 units per net hectare. The Zoning By-law Amendment is intended to rezone the lands to an appropriate residential zone category and establish appropriate development standards. The applicant has also submitted an application for Draft Plan of Subdivision. The draft plan creates a single block for residential use and a block for a sight triangle abutting the corner of Oklahoma Drive and Eyer Drive, which will be conveyed to the City (see Submitted Draft Plan of Subdivision, Attachment #6). Obtaining draft plan approval is a technical requirement to allow the applicant to create the privately owned parcels of tied land through a process called "lifting part lot control". - 18 - Information Report No. 06-20 Page 3 The application for Draft Plan of Condominium will establish the common elements of the proposal (see Submitted Draft Plan of Condominium, Attachment #7). The common element features include the community mailbox, the private amenity space, the water meter room, visitor parking areas, the private road, and the internal pedestrian walkway. The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The Plan also states that lands within the Living Area designation shall be developed in compact urban form through higher densities and by intensifying and redeveloping existing areas. The proposal conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan The subject lands are located within the West Shore Neighbourhood and are designated "Urban Residential Areas — Low Density Area", which provides for housing and related uses. This designation permits a maximum net residential density of up to an including 30 units per net hectare. The applicant's proposal will result in a residential density of approximately 59 units per net hectare, which exceeds the permitted density range. An amendment to the City's Official Plan is required to re -designate the subject lands to "Urban Residential Areas — Medium Density Areas" to facilitate the proposal. The Official Plan states that in establishing performance standards, regard shall be had to protecting and enhancing the character of established neighbourhoods by considering matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The Official Plan also states that where new development is proposed within an existing neighbourhood or established area, City Council shall encourage building design that reinforces and complements existing built patterns such as form, massing, height proportion, position relative to the street, and building area to site ratio. Oklahoma Drive and Eyer Drive are identified as municipal collector roads within the City's Official Plan. 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. The applicant's proposal will be assessed against these policies of the Official Plan during the further processing of the applications. - 19 - Information Report No. 06-20 Page 4 4.3 Infill and Replacement Housing in Established Neighbourhoods Study The City has retained SGL Planning and Design Inc. (SGL) to undertake the Infill and Replacement Housing in Established Neighbourhoods Study (the Study), which looks at how to guide the future evolution of the City's established neighbourhoods by recommending an appropriate scale of infill and replacement housing, and how the City can ensure that neighbourhood character is properly considered through the development and building approval processes. The West Shore Neighbourhood is one of nine "Focus Neighbourhoods" that are the subject of the Study. The Study further identified and examined specific "Precincts" within the Focus Neighbourhoods. The subject lands are not located within an area identified as a Precinct. The Planning Options Report, which was received by Council in January 2020, completes Phase 2 of the Study. The Report provides a rationale for a preferred strategy for managing new infill and replacement housing while respecting and/or enhancing a neighbourhoods character. Phase 3 of the Study will conclude with final recommendations for implementation tools that the City can use to review and consider future infill and replacement housing. Since the Study is not yet complete, this proposal will be reviewed keeping in mind the purpose of the Study and consider the proposed built form especially as it relates to existing adjacent properties. 4.4 Zoning By-law 2511, as amended The subject lands are currently zoned "I(C)-DN(1)" within Zoning By-law 2511, as amended by site specific By-law 2865/88, which permits the use of the lands for a church and a day nursery. The applicant is requesting to rezone the subject lands to an appropriate residential zone category with site-specific performance standards to facilitate the proposal. 5. Comments Received 5.1 Resident Comments On January 28, 2020, a Public Open House meeting was hosted by the City Development Department to inform area residents about the development proposal. Approximately 30 residents attended the meeting. As of the date of this report, the City has received 6 written comments from the public. The following is a list of key comments and concerns expressed by the residents at the meeting, and written comments received: • concerned that the front yards along Eyer Drive and the common outdoor amenity area will not be maintained appropriately • commented that the proposed building heights are out of character with the existing dwellings in the surrounding neighbourhood • concerned that the proposal will result in shadowing and privacy concerns for the abutting residents immediately to the east • concerned with the potential dust, vehicle and noise nuisances during the construction process • commented that the proposed density and population increase will result in negative traffic impacts along Oklahoma Drive and Whites Road, which is already congested -20- Information Report No. 06-20 Page 5 • concerned the intersection of Oklahoma Drive and Eyer Drive cannot accommodate the additional vehicles that will be generated by this development • questioned if any improvements or signalization were proposed for the Oklahoma Drive and Eyer Drive intersection • concerned that there is an insufficient amount of resident and visitor parking proposed to support the development, which will result in vehicles being parked along Eyer Drive and Abingdon Court • commented that each unit will require more than the two parking spaces proposed • questioned how garbage generated from the condominium will be addressed and if there will be a garbage enclosure area • concerned there is insufficient greenspace proposed 5.2 Agency Comments Region of Durham • the proposed applications support residential infill, compact development, and contributes to the Region's housing supply, and conforms to the Regional Official Plan, the Provincial Policy Statement and the Growth Plan • municipal water supply and sanitary sewer servicing are available to service the proposed development • the proposed internal private road does not meet the requirements for Regional Waste Collection • should the plan not be revised to maintain Regional Waste Collection standards, the proposed development will be required to have private waste collection • the application to amend the City of Pickering Official Plan is considered to have no significant Regional or Provincial concerns and is exempt from Regional approval • no objection to the approval of the plan of subdivision and plan of condominium, subject to applicable conditions Metrolinx • the subject lands are located greater than 300 metres from a GO Transit rail corridor and/or facility • no comments or concerns Durham District • no objections to the approval of the proposed development School Board • approximately 9 elementary students could be generated through the proposed development • pupils generated through this development will attend existing school facilities Durham Catholic • no objections to the proposed development School Board • students from this development will attend Father Fenelon Catholic Elementary School and St. Mary's Secondary Catholic School - 21 - Information Report No. 06-20 Page 6 6. City Department Comments 6.1 Fire Services • no objection to the proposed development • the proposed private road will allow for adequate access for emergency vehicles • fire hydrants will be required within 90 metres of all principal unit entrances 6.2 Engineering Services Department • no objection to the proposed development • request that the applicant provide Traffic Signal Warrant calculations for the Oklahoma Drive and Eyer Drive intersection to confirm if a full traffic signal is required • request that the applicant provide a safety review of the existing Fairport Beach Public School driveway access at the northeast corner of the Oklahoma Drive and Eyer Drive • the Owner shall satisfy all requirements, financial and otherwise, of the City of Pickering, including the execution of a subdivision agreement between the Owner and the City of Pickering concerning the provision and installation of services, grading, drainage and other local services 6.3 Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan policies • ensuring the proposal has regard for the Phase 3 recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study • assessing the appropriateness of the proposal, including the requested increase in density • ensuring appropriate zoning performance standards are implemented to facilitate a building design that is in keeping with the character of the surrounding residential community • evaluating the appropriateness of the proposed site layout, building setbacks, building heights, and landscaping to ensure the City's urban design objectives are achieved • assessing the appropriateness of the proposed access on Eyer Drive and whether a secondary access is required for Fire Services and Waste Management • evaluating the Oklahoma Road and Eyer Drive intersection to determine if improvements are required as a result of the proposed development • exploring alternative site -design options to accommodate municipal garbage collection Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. -22- Information Report No. 06-20 Page 7 7. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Conceptual Site Plan, prepared by RN Designs, dated July 30, 2019 • Planning Report, prepared by GHD, dated October 2019 • Sustainable Development Report, prepared by GHD, dated October 2019 • Draft Plan of Subdivision, prepared by GHD, dated July 2019 • Draft Plan of Condominium, prepared by GHD, dated October 2019 • Transportation Impact Study, prepared by NexTrans, dated October 1, 2019 • Arborist Report and Tree Preservation Plan, prepared by Ontree, dated July 13, 2019 • Functional Servicing and Stormwater Management Report, prepared by Husson, dated October 2019 • Grading Plan, prepared by Husson, dated October 9, 2019 • Servicing Plan, prepared by Husson, dated October 9, 2019 • Erosion and Sediment Control Plan, prepared by Husson, dated October 9, 2019 • Geotechnical Investigation, prepared by EXP, dated August 23, 2019 • Noise Impact Study, prepared by J.E. Coulter Associates Limited, dated October 30, 2019 • Phase 1 Environmental Site Assessment, prepared by EXP, dated August 29, 2019 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Electronic Statutory Public Meeting • all comments received will be noted and used as input to a Planning 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 reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • 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. Owner/Applicant Information The owner of this property is Katanna Oklahoma LP and is represented by GHD Ltd. Attachments 1. Location Map 2. Air Photo 3. Submitted Conceptual Site Plan 4. Submitted Conceptual Elevations — View from Eyer Drive 5. Submitted Conceptual Elevations — View from Internal Road 6. Submitted Draft Plan of Subdivision 7. Submitted Draft Plan of Condominium -23- Information Report No. 06-20 Page 8 Prepared By: Original Signed By: Cody Morrison Planner II Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CM:NS:Id Date of Report: May 19, 2020 -24- Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Attachment #1 to Information Resort 06-20 L \PLANNING\01-MapFlles\OPA\2019\OPA 19-0041, A 14-19, SP 2019-04 & CP 2019-05 - Katanna Oklahoma LP\OPA 19-004P_Location Map. mxd / I S Lady Our I Of The Bay I Separate School ,Fa90 o y 0 Sar m '* 44 • Vt . Bidwell ToLot 111 I II Hampton Vicki Drive Court 1 Fairport Beach m Public School cc o rn U Lu e Court At Oklahoma Drive m m o e2 \ a Ab ngdon Cour ' [2 - M O ‘1111 1111111 s. MINI co cWhilli co To 0 Atwood • 7 Crescen e \ Stonebridge Lane " • 1111 1111111- 4 , II ON I fuhh1E _ IMI / ` ,'Point Sandcastle Court \ Oni'Lookout -I "I''0/./ Park0 NV ._ Tcreeir''' N el 11111,/ro — m Cliffview Road 4111 — S t III Location Map C4 4 File: OPA 19-004/P, A 14/19, SP & CP -2019-04 -2019-04 PICKERING Applicant: Katanna Oklahoma LP City Development Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 Department (755 Oklahoma Drive) Date: Mar. 16, 2020 meter aed1me'tav,e Plckene7,,du 'ht(=)aud'tlerncenseo-em:©oueensPM1mecGmaneM,mstryerNawralReseurces. rig M1[s r Ente,p se Her Majesty [M1e Gueen In Rig M1[ es Caed a �epartmen[ of a ty ml Assessment C All natb randItsd .; IO Terane[ En[erprses Inc. and Its su ppllert all rgh[s ed C, ©(perty Assessment Corporation and Its suppliers all no Ms reserved .: SCALE: 1:4,000 THIS IS NOT A PLAN OF SURVEY. L \PLANNING\01-MapFlles\OPA\2019\OPA 19-0041, A 14-19, SP 2019-04 & CP 2019-05 - Katanna Oklahoma LP\OPA 19-004P_Location Map. mxd Attachment #2 to Information Report 06-20 C44 I- File: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 �T!' F `!oi �FEf Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 r - tf The Corporaeon of the Cay of Pickering Produced on part) under ricanse Prom:© Queens Printer. O mann Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen In Right of Canada. Department of Natural Resources. All fights reserved.; © Teranet Enterprises Inc. and Its suppliers all rights reserved.; ©loir\perty Assessment Corporation and Its suppliers all rights reserved„ r C44 Air Photo Map File: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 PICKERING City Development Department Applicant: Katanna Oklahoma LP Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) Date: Mar. 16, 2020 The Corporaeon of the Cay of Pickering Produced on part) under ricanse Prom:© Queens Printer. O mann Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen In Right of Canada. Department of Natural Resources. All fights reserved.; © Teranet Enterprises Inc. and Its suppliers all rights reserved.; ©loir\perty Assessment Corporation and Its suppliers all rights reserved„ SCALE: 1:2,500 THIS IS NOTA PLAN OF SURVEY. L\PLANNING\01-MapFlles\OPA\2019\OPA 19-004P, A 14-19, SP2019-04& CP2019-05- Katanna Oklahoma LP\OPA 19-004P_AlrPhot ad Attachment #3 to Information Report 06-20 OKLAHOMA DRIVE 0 0 0 • .n eiw EXISTING RESIDENTIAL 1VItN3aIS3N ONIISIX3 PICKERING City Development Department Submitted Conceptual Plan Site Plan File No: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 Applicant: Katanna Oklahoma LP Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb 28, 2020 L:\Planning\01-MapFiles\OPA\2019 -27- Attachment #4 to Information Report 06-20 L:\Planning\01-Map F i les\O PA\2019 x •� `" of IiiII I� t .1111 H ill 1111 + 11111 ill s.`yy1� .y r.:. _/1 . , ,-piI1III I 0 a. w►= Infill 1 111 ,.,. Il Ili I ill 1+1 �E� I ,. 111 011 _ , - „„ ,. I1 1 ,. 1. kak 3' "__ .11119111341. -. , ,1 I_ -am Submitted Conceptual Elevation - View from Eyer Drive C4 4 File No: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 P 1 C K E R1 N G Applicant: Katanna Oklahoma LP Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 City Development (755 Oklahoma Drive) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. — w DATE: Mar 2, 2020 L:\Planning\01-Map F i les\O PA\2019 Attachment #5 to Information Report 06-20 -. 111 i H ,i 1 !I iill i 1^ llll d 11: -1 1- 111 1 I_ 1111 PillI Illi �� II -11M kl ! MA._ II 1111 1iii:l 111 h Submitted Conceptual Elevation - View from Internal Road 644 4 File No: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 P 1 C K E R1 N G Applicant: Katanna Oklahoma LP Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 City Development (755 Oklahoma Drive) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. woe. DATE: Mar 2, 2020 L:\Planning\01-Map F i les\O PA\2019 i Attachment #6 to Information Report 06-20 7 a Lij x . 17-7 OKLAHOMA DRIVE (By Pepowited Plan Na 174 (WWLAWCys)) Er.. 1.57 LONE., CW1E-WALK ROAD WIDENING B (0.005 h - 0.01 ac.) AMP EI tbm gIDEWAew _Ly 7 0.1 4 `$ ,j vmmn Ir I I ll lLII I` 1 II �L--_I II I GU+k Xrn MEDIUM DENS! BLOCK 1 {0.458 Na - 1.1 ca) rF1IP 1 PEAN 401 - 2.101 N7 '30fE.7....) PICKERING City Development Department Submitted Draft Plan of Subdivision File No: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 Applicant: Katanna Oklahoma LP Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb 28, 2020 L:\Planning\01-MapFiles\OPA\2019 -30- Attachment #7 to Information Report 06-20 Common Element ILL LU LU ET OKLAHOMA DRIVE L 17 - — - — _ _.-. &parr [x (ONE Fool FESERW) FL wc, 9007(1 4 1.47215.00,7 P.Vf: 4A 43.91 fuf PA°; 4 PICKERING City Development Department Submitted Draft Plan of Condominium File No: OPA 19-004/P, A 14/19, SP -2019-04 & CP -2019-04 Applicant: Katanna Oklahoma LP Property Description: Lot 28, Range 3, B.F.C., Now Pt of Part 1, 40R-2401 (755 Oklahoma Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Feb 28, 2020 L:\Planning\01-MapFiles\OPA\2019 - 31 - 64 �f DICKERING Information Report to Planning & Development Committee Report Number: 07-20 Date: June 15, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 19-005/P Zoning By-law Amendment Application A 15/19 Alireza Adjedani Lots 25 and 25, Plan 492 (1854 and 1858 Liverpool Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan and Zoning By-law Amendment, submitted by Alireza Adjedani, to facilitate a high density mixed-use condominium development. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decision on these applications is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located on the west side of Liverpool Road, north of Kingston Road and south of Glenanna Road (see Location Map, Attachment #1). The subject lands comprise two properties, municipally known as 1854 and 1858 Liverpool Road. The lands have a combined area of approximately 0.29 of a hectare with approximately 55 metres of frontage along Liverpool Road. The lands municipally known as 1854 Liverpool Road are located within the City Centre and the lands municipally known as 1858 Liverpool Road are located within the Liverpool Neighbourhood. A detached dwelling currently occupies each lot with access from Liverpool Road. The existing dwellings are proposed to be demolished to accommodate the development (see Air Photo Map, Attachment #2). Surrounding land uses include: North: Immediately to the north is a detached dwelling, and further north is a veterinary clinic within a converted residential dwelling. At the southwest corner of Liverpool Road and Glenanna Road is a common element residential development consisting of 3 -storey townhouse units. -32- Information Report No. 07-20 Page 2 East: Across Liverpool Road are commercial buildings with various uses, including but not limited to restaurants, a grocery store, retail stores, personal service uses, financial institutions and offices. South: Immediately south is a residential dwelling occupied by a daycare use. Further south is a single -storey multi -tenant commercial plaza with surface parking at the front and rear, and the Old Liverpool House, which is occupied by a restaurant tenant (Liverpool John's). The City has received a Zoning By-law Amendment Application for all three properties, municipally known as 1848 and 1852 Liverpool Road and 1294 Kingston Road, proposing to relocate and restore the Old Liverpool House, and permit the construction of a 25 -storey mixed-use building, a 12 -storey residential building and a row of seven, 3 -storey townhouses. The application is currently under review. West: Immediately west is an established residential community consisting of detached, semi-detached and townhouse dwellings. At the northeast corner of Kingston Road and Glendale Drive are two commercial buildings consisting of a restaurant with a drive-through facility, another restaurant and retail uses. 3. Applicant's Proposal The applicant has submitted applications for an Official Plan Amendment and Zoning By-law Amendment in order to facilitate the construction of a 13 -storey mixed-use apartment building containing 98 units and approximately 460 square metres of commercial space on the ground floor (see Submitted Conceptual Site Plan and Submitted Conceptual Rendering, Attachments #3 and #4). A full -moves vehicle access is proposed from Liverpool Road. The proposal also includes 95 parking spaces for residents and visitors located within a two level below grade parking structure and 31 at -grade parking spaces for the commercial uses and visitors. The submitted application for Official Plan Amendment is to only re -designate 1858 Liverpool Road from "Urban Residential Areas — Medium Density Areas" to "Mixed Use Areas — City Centre" in order to be consistent with the land use designation for 1854 Liverpool Road. The Zoning By-law Amendment application is to rezone 1858 Liverpool Road from "Third Density Residential — R3" within Zoning By-law 3036 to "City Centre One — CC1" within Zoning By-law 7553/17 to match the existing zoning of 1854 Liverpool Road. The rezoning application also proposes the following site-specific exceptions to facilitate the proposal: • exempt the proposed building height from the 45 degree angular plane requirement that is adjacent to grade related dwellings (detached and townhouse dwellings) to the west fronting Glendale Drive and the residential property to the north fronting Liverpool Road • increase the maximum permitted tower floor plate requirements from 850 square metres to 950 square metres • decrease the minimum height of the podium from 10.5 metres (approximately 3 storeys) to 8.5 metres (2 storeys) -33- Information Report No. 07-20 Page 3 Additional statistics regarding the proposal include the following: Number of Residential Units 98 apartment dwelling units Density 339 units per net hectare Floor Space Index 3.6 Tower Floor Plate Size 950 square metres Number of Storeys and Building Heights 13 storeys (44.5 meters) Unit Types 1 bedroom: 52 units 2 bedroom: 42 units 3 bedroom: 2 units Penthouse: 2 units Commercial Gross Floor Area 460 square metres Vehicular Parking Total: 126 spaces (95 spaces within a 2 -level underground parking structure, and 31 spaces at grade) Bicycle Parking Not provided at this time Landscaped Area Not provided at this time Amenity Area 185.8 square metres of indoor amenity spaces for a library, a recreation room and a party room Outdoor amenity area has not been provided The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The southerly and northerly portions of the subject lands have different land use designations within the Regional Official Plan. The southerly lot (1854 Liverpool Road) is designated as "Urban Growth Centre" in the Regional Official Plan. Urban Growth Centres (UGCs) are focal points for intensive urban development and the main concentrations of institutional, public services, major office, commercial, recreational, residential, entertainment and cultural uses. They also serve as major employment centres and shall accommodate a minimum density target of 200 persons and jobs per gross hectare and a floor space index (FSI) of 3.0. The built form in UGCs should be a mix of predominantly high-rise with some mid -rise development. -34- Information Report No. 07-20 Page 4 The northerly lot (1858 Liverpool Road) is designated as "Living Areas" in the Regional Official Plan. Lands in the "Living Areas" designation shall be used predominately for housing purposes. The Plan also states that lands within the Living Areas designation shall be developed in a compact urban form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Liverpool Road is designated as a Type B' Arterial Road. Type B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, connect with freeways, other arterial roads and collector roads. The right-of-way width requirement for Type B' arterial roads is 36 metres for an ultimate 4 -lane cross section. 4.2 Pickering Official Plan Similar to the Regional Official Plan, the south portion of the subject lands (1854 Liverpool Road) is designated "Mixed Use Areas — City Centre" within the Pickering Official Plan. The City Centre designation permits high density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens and farmers' markets. The designation requires a minimum residential density of 80 units per net hectare and has no maximum density, and a maximum floor space index (FSI) of over 0.75 and up to and including 5.75. The designation also permits a maximum gross leasable floor space for the retailing of goods and services of up to and including 300,000 square metres. In July 2014, Council approved Official Plan Amendment 26 (OPA 26), which introduced various new policies for the City Centre Neighbourhood with respect to enhancements to the public realm; active uses at grade; performance criteria for tall buildings to minimize adverse impacts with respect to shadowing, sky view and privacy; transition to established low density development; and pedestrian network and mobility. The key policies within the City Centre neighbourhood as it relates to the proposal are summarized in Attachment #5 to this report. The north portion of the subject lands (1858 Liverpool Road) is designated as "Urban Residential Areas — Medium Density Areas" within the City of Pickering Official Plan. The designation is to be used primarily for housing and related uses, including home occupations and group homes. Other uses are also permissible such as parks, institutional uses, limited office development, limited relating of goods and services, limited employment uses and limited special purpose commercial uses. The Medium Density Area permits a density over 30 and up to and including 80 units per net hectare. The proposal has a density of 339 units per net hectare and a FSI of 3.6. The northerly lot (1858 Liverpool Road) is located within the Liverpool Neighbourhood. The neighbourhood polices state that City Council shall recognize the proximity of low intensity development in the Liverpool Neighbourhood to the high intensity development in the City Centre Neighbourhood and accordingly, shall consider the concerns of the nearby residents on Liverpool Road when preparing plans or development guidelines, and when considering development proposals, for lands in the City Centre. -35- Information Report No. 07-20 Page 5 The purpose of the Official Plan Amendment is to designate the northerly lot (1858 Liverpool Road) from "Urban Residential Areas — Medium Density Areas" to "Mixed Use Areas — City Centre". The applications will be assessed against the provisions of the Official Plan during the further processing of the applications. 4.4 Pickering City Centre Urban Design Guidelines The southerly lot (1854 Liverpool Road) is subject to the Pickering City Centre Urban Design Guidelines. If the Official Plan and Zoning By-law Amendment applications are approved, the Guidelines would also apply to 1858 Liverpool Road. The City Centre Urban Design Guidelines (UDG) provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. Some of the key guiding principles of the UDG include: • make the City Centre highly walkable, with new streets and pathways, a compact block pattern, traffic calming measures, and visually interesting streetscapes • encourage a mix of land uses to create vitality at all times of the day, by enhancing the range of activities, amenities and uses that will attract and serve all ages for all seasons • offer distinct living options, urban in format, and in close proximity to shopping, entertainment, culture, and work • create bold entry points to City Centre through design excellence in architecture, public art and public plazas at key gateway locations and areas of high visibility The key urban design objections with respect to built form, site design, landscaping, building design, and pedestrian connections as it relates to the proposal are summarized in Attachment #6 to this Report. 4.5 Zoning By-law 3036 The southerly lot (1854 Liverpool Road) is zoned "City Centre One — CC1" within the City Centre By-law 7443/17, as amended. Uses permitted include a broad range of residential and non-residential uses, such as apartment dwellings, townhouse dwellings, commercial, office, retail, community, recreational and institutional uses. The northerly lot (1858 Liverpool Road) is zoned "Third Density Zone — R3" within Zoning By-law 3036, as amended, which permits a detached dwelling. The purpose of the Zoning By-law Amendment is to rezone 1858 Liverpool Road from "Third Density Zone — R3" to "City Centre One — CC1" and request site specific exceptions to both properties in order to facilitate the proposal. The requested exceptions are listed in Section 3 of this report. -36- Information Report No. 07-20 Page 6 5. Comments Received 5.1 Resident Comments As of the date of this report, the City has received 5 written comments from the public. The following is a list of key comments and concerns expressed by the area residents: • commented that development in this low density residential area should be limited to a 4 or 6 storey building • concerned that road infrastructure, highway access and general traffic movement around the area will be affected with an additional 100 units • concerned about loss of privacy due to overlook from the high rise apartment building • concerned that the development will increase unsafe driving and walking conditions in the area, and at the nearby intersection of Kingston Road and Liverpool Road 5.2 Agency Comments Region of Durham • due to traffic access issues, the Official Plan Amendment is of Regional Interest and is not exempt from Regional approval • the applications conform to the policies of the Regional Official Plan • the Region has reviewed the Noise Report and requires revisions to address noise impacts • sanitary sewer servicing and sufficient water supply are available for this development • Durham Regional Transit does not have any objections • Regional Works Department requires the applicant to convey sufficient road allowance to provide for a 36.0 metre right-of-way across the Liverpool Road frontage, which is identified as a Type "B" Arterial Road in the Region's Official Plan • the Region's preferred access location aligns with the existing north access of the plaza on the east side of Liverpool Road, which will allow for signalization • on-going review of the Transportation Impact Study is required to determine best access location for the site and coordination with the development of the lands to the south Metrolinx Durham District School Board • the subject lands are located greater than 300 metres from a GO Transit rail corridor and/or facility • no comments or concerns • no objections to the proposed development • students from this development will attend local schools -37- Information Report No. 07-20 Page 7 Durham Catholic School Board • no objections to the proposed development • students from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary's Secondary Catholic School 6. City Department Comments 6.1 Engineering Services Department • no objection to the proposed development • submitted concept plan is to be revised to include, but not limited to, site statistics, floor elevations, curb radii, walkway widths, snow storage locations, fire route, truck turning analysis (fire, waste, and delivery vehicles), existing above ground infrastructure within the Liverpool Road right-of-way • confirmation is required that all proposed driveways and services (storm, sanitary, sewer) are to the satisfaction of the Region of Durham • technical revisions required to the Functional Servicing & Preliminary Stormwater Management Report and the Traffic Impact Study • tree compensation for the removal of existing tree is required as per the city of Pickering Tree Inventory, Preservation and Removal Compensation Requirements 6.2. Fire Services Department • siamese connections to be located within 45 metres of a fire hydrant 6.3 Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with all applicable statutory policies of the Provincial Policy Statement (2020), the Growth Plan for the Greater Golden Horseshoe (2017), and the Durham Regional Official Plan • ensuring conformity with the City's Official Plan and Neighbourhood policies and the City Centre Urban Design Guidelines • assessing the appropriateness of the Official Plan Amendment to include the northerly lot (1858 Liverpool Road) within the Mixed Use Areas — City Centre land use designation • assessing the overall design of the buildings with respect to building height, podium heights, building stepbacks, maximum tower floor plate sizes, landscaped areas, and amenity space • assessing the appropriateness of the request to exempt the proposed building height from a 45 degree angular plane requirement adjacent to residential properties to the west fronting Glendale Drive and the residential property to the north fronting Liverpool Road • assessing the appropriateness of the request to increase the maximum tower floor plate requirement from 850 square metres to 950 square metres -38- Information Report No. 07-20 Page 8 • assessing the appropriateness of the request to decrease the minimum podium height • ensuring appropriate on-site resident, visitor and commercial parking spaces are provided along with bicycle parking • assess whether there is appropriate transition and relationship between this proposal and the proposed development located south of the subject lands • evaluating opportunities to provide for a shared vehicular access from Liverpool Road with the proposed development immediately to the south • evaluating the potential impacts of shadows, overlook and landscaping Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report, draft Zoning By-law and draft Official Plan Amendment prepared by Grant Morris Associates Ltd., dated November 8, 2019 • Site Plan prepared by Emilio De Leon, dated December 17, 2019 • Landscape Plan prepared by Marton Smith Landscape Architects, dated November 8, 2019 • Geotechnical Report prepared by Cambium Inc., dated November 8, 2019 • Site Screening Questionnaire prepared by Cambium Inc., dated November 8, 2019 • Hydrogeological Assessment prepared by Cambium Inc., dated November 8, 2019 • Functional Servicing and Stormwater Management Report prepared by Politis Engineering Ltd., dated November 8, 2019 • Traffic Impact Study prepared by Trans -Plan, dated November 8, 2019 • Environmental Impact Study prepared by Cunningham Environmental Associated, dated November 8, 2019 • Noise Feasibility Study prepared by SS Wilson Associates, dated November 8, 2019 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Electronic Statutory Public Meeting • all comments received will be noted and used as input to a Planning 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 reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • 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 -39- Information Report No. 07-20 Page 9 9.0 Owner/Applicant Information The owner of this property is Alireza Adjenani and is represented by Grant Morris Associated Ltd. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Submitted Conceptual Rendering 5. City Centre Neighbourhood Policies 6. City Centre Urban Design Guidelines Prepared By: Original Signed By: Elizabeth Martelluzzi Planner II, Heritage Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design EM:NS:Id Date of Report: May 19, 2020 -40- Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Attachment #1 to Information Report 07-20 L \PLANNING\01-MapFllas\OPA\2019\OPA 19-0051, A015-19 - Allreza Adjedan SOPA 19-005P_Location Map. mad -n \\ // Glengrove -< Park Crescent c co U /, o 11111111111111111 co ,o, Brands Cour 60 `° °->„ /111.co David Farr Park J i Glenanna Road IMIM Illllr,, ` _111 0 �C MI Il . , Ta im c 5MI 11111 a : Et 1858 Liverpool p Rd = ►_•_�_�_� a 1854 Liverpool Rd ..... Bronte Square Subject Lands WJ► Poo.0% 10. South Pine-Clt.ek Ravine Cbarlotitie ec o�Fzd .V; / N A . Location Map C4 4 File: OPA 19-005P, A 15/19 PICKERING Applicant: G. Morris City Development Property Description: Lot 24 & 25, Plan 492 (1854 & 1858 Liverpool Road) Department Date: Mar. 12, 2020 © The Corporaeon of the City of Pickering Produced (In part) under ricense from: © Queens Printer. Ontano Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen In Right of Canada. Department of Natural Resources. All hghts reserved.; Ct Teranet Enterprises Inc. and Its suppliers all rights reserved.; © MAp4operty Assessment Corporation and its suppliers all rights rose,ed„ SCALE. 1:4,000 THIS IS NOT A PLAN OF SURVEY. L \PLANNING\01-MapFllas\OPA\2019\OPA 19-0051, A015-19 - Allreza Adjedan SOPA 19-005P_Location Map. mad Attachment #2 to Information Report 07-20 C44 Air Photo Map File: OPA 19-005P, A 15/19 PICKERING City Development Department Applicant: G. Morris Property Description: Lot 24 & 25, Plan 492 Date: Mar. 02, 2020 © The Corporation of the City of Pmkenng Produced (in part) under license from:© Queens Pnnter, Ontano Ministry of Natural Resources. All rights reserved.;® Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; ©Teranet Enterprises Inc. and its suppliers all rights reserved.; © Mapflperty Assessment Corporation and its suppliers all rights reserved.; V/Y C SCALE: LE: :2r000 THIS IS NOTA PLAN OF SURVEY. L \PLANNING\01-MapFiles\OPA\2019\OPA 19-005P, A015-19-Alireza AdjedanSOPA 19-005P_AirPhoto.mxd Attachment #3 to Information Report 07-20 PROPERTY LINE 178'-5" (54.42 m) 10'-0" 1(3.0m) LANDSCAPED AREA 1© STALLS 58'-9 114" (17.9m} EXT .NT OF BaSEMENT BELOW PROPOSED 13 -STOREY APARTMENT BLDG 14'- (4 w o: 0 0 1!2" 5m1 105'-0" (32m) PROPERTY LINE 178'5" (54.42 m) Liverpool Road PICKERING City Development Department Submitted Conceptual Site Plan File No: OPA 19-005/P, A 15/19 Applicant: G. Morris Property Description: Lot 24 & 25, Plan 492 (1854 & 1858 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Mar 16, 2020 L:\Planning\01-MapFiles\OPA\2019 -43- Attachment #4 to Information Report 07-20 PICKERING City Development Department Submitted Conceptual Rendering File No: OPA 19-005/P, A 15/19 Applicant: G. Morris Property Description: Lot 24 & 25, Plan 492 (1854 & 1858 Liverpool Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Mar 16, 2020 L:\Planning\01-MapFiles\OPA\2019 -44- Attachment #5 to Information Report 07-20 City Centre Neighbourhood Policies Related to the Proposal • Encourage the highest mix and intensity of uses and activates in the City to be in this neighbourhood. • Encourage development proponents to locate and integrate commercial uses such as cafes and bistros into development adjacent to the public realm to create social gathering places and vibrant street life. • Encourage street -facing facades to have adequate entrances and windows facing the street. • Encourage publicly accessible outdoor and indoor spaces where people can gather. • Encourage new development to be designed, located and massed in such a way that it limits any shadowing on the public realm, parks and public spaces in order to achieve adequate sunlight and conform in the public realm through all four seasons. • Require new development in close proximity to established low density residential areas to be gradually transitioned in height. • Consider in review of development applications for buildings taller than 5 -storeys, the following performance criteria: • that buildings be massed in response to the scale of surrounding buildings, nearby streets and public open spaces; • that upper levels of buildings be set back or a podium and point tower form be introduced to help create a human scale at street level; • that shadowing impacts on surrounding development, publicly accessible open spaces and sidewalks be mitigated/minimized to the extent feasible; • that sufficient spacing be provided between the building face of building towers to provide views, privacy for residents and to minimize any shadowing and wind tunnel impacts on surrounding development, streets and public spaces; • that buildings be oriented to optimize sunlight and amenity for dwellings, private open spaces, adjoining open spaces and sidewalks; • that living areas, windows and private open spaces be located to minimize the potential for overshadowing adjoining residential properties; • that informal or passive surveillance of streets and other public open spaces be maximized by providing windows to overlook street and public spaces and using level changes, floor and balcony spaces elevated above the street level to allow views from residential units into adjacent public spaces whilst controlling views into these units; and • that protection be provided for pedestrians in public and private spaces from wind down drafts. • Select transit junctions and related pedestrian connections as priority areas for design excellence and capital improvements including landscaping, public seating, weather protection and public art. • Require new development adjacent to the transit junction to be designed to frame the junctions with active uses at grade and entrances oriented towards them. -45- Attachment #6 to Information Report 07-20 City Centre Urban Design Guidelines Related to the Proposal Site Design • Buildings shall be aligned to contribute to a consistent street wall with minimal gaps or courts between buildings, except to allow for pedestrian access to internal lanes, walkways. • Throughout the City Centre, the building face shall be articulated through recessions, projections and change of materials. • Buildings on Major Streets shall have a minimum of 40 percent of transparent windows at street level, with clearly marked building entrances connected to the public sidewalks in order to create visual interest for pedestrians. The ground floor shall be occupied by a mix of active uses such as restaurants, retail, personal service and other similar uses to animate the street edge. • Building setbacks could be increased to create public accessible open spaces such as court yards or plazas along a streetline. Setback areas with retail or commercial uses at grade should be designed to accommodate patios, seating, and other at grade animating uses over time. Where buildings are setback more than 1.0 metre, the area between the buildings and front property line may feature hard and soft landscaping, lighting, signage and seating that enhance the sense of place, amenity and way -finding to the building and within the City Centre. • For buildings 8 storeys in height or greater, a minimum building separation of 18.0 metres is required, but it may be reduced if there are no primary windows in the wall facing an abutting building. • Tower portions of a building (those over 12 storeys) are subject to a minimum tower separation distance of 24.0 metres, to provide outlook, daylight access and privacy for residents. • The design of pedestrian walkways on-site shall seek direct connectivity to adjacent public spaces, transit stops and amenities. • Pedestrian walkways between building entrances and the street shall have a minimum width of 1.8 metres, be barrier -free and provide curb ramps at grade changes with minimum cross gradient. Building Design • Structured underground parking is preferred over surface parking, where possible and feasible, to promote compact development and to reduce the urban heat-island effect. Structured above grade parking with high quality architectural and landscape treatment that is visually and physically designed to be part of a larger development, is also acceptable. • New development adjacent to low density residential neighbourhoods will be limited by a 45 degree angular plane measured at a minimum 7.5 metre setback from the property line at a height of 10.5 metres. • Design buildings with a defined base, middle and top section to emphasize human scale dimensions, reduce appearance of bulk and to create an interesting skyline. • Generally, a building's podium should be at least 3 storeys before any building step backs are introduced. • The shadow impacts of buildings on public open spaces and private amenity areas shall be minimized. -46- • The floor plate for a residential tower, the portion of the building above the podium, shall generally not exceed 850 square metres. • Within the middle component of a building, balconies should be recessed and/or integrated into the building fagade. • The top of towers should be attractively designed using setbacks, articulation and other means to contribute positively to the skyline. This can be accomplished through the use of a small setback on the last 2 to 6 storeys, and distinctive and varied rooflines to contribute towards the built form character and unique appearance of the building. • Roof tops are encouraged to include green roof spaces for environmental sustainability, amenity space for residents or urban agriculture. • All buildings should be built with high-quality, enduring materials such as brick, stone, and glass. Materials that do not age well, such as stucco, vinyl, and highly reflective glass will be discouraged. • Large expanses of blank walls should be avoided by facade articulation (i.e., recessions or projections), fenestrations, cornices, vertical pillars, and prominent entrances that respond to the massing and architectural style of the building. • Tall buildings should be designed to consider views of all sides of the buildings. • Where tall buildings take the form of point tower above a podium, the proportion of the point towers must be designed to cast fewer and smaller offending shadows, open sky views to streets from neighbouring apartment buildings and to be easily absorbed in the skyline. • Point towers should be setback a minimum of 3.0 metres from the street wall of the podium of a building. -47- c44 DICKERING Information Report to Planning & Development Committee Report Number: 08-20 Date: June 15, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 03/20 Pickering Developments Inc. Durham Live North of Bayly Street, west of Church Street Part Lots 15 & 16, Concession 1 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for a Zoning By-law Amendment on the Durham Live lands, to adjust the limits of the UR (Urban Reserve Zone) from 120 metres from environmental features to within approximately 30 metres of environmental features on the property, and to rezone the remaining UR lands east of Squires Beach Road to NHS (Natural Heritage System). This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the northwest corner of Bayly Street and Church Street within the Brock Industrial Neighbourhood (see Location Map, Attachment #1). The subject lands are generally bounded by Highway 401 and Metrolinx/CN rail lines to the north, Church Street South to the east, Bayly Street to the south and Squires Beach Road to the west. The lands that are subject to this rezoning application do not include all of the Durham Live lands. The lands located west of Squires Beach Road are not part of the subject application. The land subject to this application have an area of approximately 66.2 hectares. The former Kellino Street bisects the subject lands. However, this road has been stopped -up and closed, and the City is in the process of conveying the road allowance to Durham Live. The subject lands are currently occupied by a casino, hotel and performance arts venue, all under construction, at the north end of the property (see Air Photo, Attachment #2). -48- Information Report No. 08-20 Page 2 Surrounding land uses include: north - CN/Metrolinx rail corridor and Highway 401 south - industrial lands on the south side of Bayly Street consisting of vehicle sales establishment, Pickering Markets and Trade Centre, warehouse -logistic facility, and a place of worship located at the northeast corner of Bayly Street and Squires Beach Road east - Annandale Golf and Country Club on the east side of Church Street in the Town of Ajax west - additional land owned by the applicant west of Squires Beach Road 3. Application Background In 2014, Pickering Developments Inc. submitted Rezoning Application A 03/14 to amend the City of Pickering's zoning by-law to permit the development of an integrated major tourist destination with a broad range of uses on the Durham Live property. The application was based on a conceptual master plan for the property that included a convention centre, performing arts centre, amphitheatre, cinemas, restaurant plaza, casino and five-star hotel, waterpark with hotel, office buildings, tourist centre/greenhouse, film studio, boutique hotel, fitness centre and spa, and parking structures. Because of existing natural environmental features on the property, the applicant requested that the rezoning application be considered in phases: Phase 1: Lands located more than 120 metres from the provincially significant wetland complex and associated woodlands; and Phase 2: Lands within 120 metres of the significant wetland/woodlands complex following the completion of additional environmental investigations. Council passed Resolution #279/14 on September 15, 2014 approving Rezoning Application A 03/14 to allow the development of an integrated mixed-use major tourist destination on the Durham Live Phase 1 lands. Staff were directed to prepare an implementing zoning by-law for Council's approval that included the following provisions: 1. The establishment of a Major Tourist Destination "MTD" zone on the Phase 1 portion of the site (i.e., the lands located more than 120 metres from the environmentally significant lands); 2. The establishment of an Urban Reserve "UR" zone on the Phase 2 portion of the site as an interim measure, which zoning category shall permit only existing legal uses and uses permitted by the Natural Heritage Systems zone; 3. The use of an (H) holding symbol for the MTD zoned lands to limit the amount and/or level of development that may be allowed on site before the required Regional and/or Provincial transportation infrastructure is provided, which amount and/or level of development shall be determined by the City of Pickering and the Region of Durham in consultation with the Ontario Ministry of Transportation; -49- Information Report No. 08-20 Page 3 4. The use of an (H) holding symbol for the MTD zoned lands to ensure appropriate agreements are in place with the City of Pickering, the Region of Durham and the Province of Ontario, if necessary, prior to development; 5. The use of an (H) holding symbol for the MTD zoned lands to ensure appropriate technical details have been provided related to the natural heritage features and environmental sensitive lands, to the satisfaction of the City of Pickering and the Toronto and Region Conservation Authority; 6. An implementing zoning by-law that reflects conditions where a casino use not be permitted unless it is part of a hotel, convention centre, entertainment complex as per the referendum question; and 7. Further, that Council direct staff to bring forward a report on the Phase 2 lands at a later date, recommending the rezoning of these lands from Urban Reserve to Major Tourist Destination and Natural Heritage System as may be appropriate, once the required environmental investigations are completed to the satisfaction of the City and the Toronto and Region Conservation Authority. Zoning By-law 7404/15 to implement the Durham Live rezoning was approved by Council on January 15, 2015. It was subsequently appealed to the Ontario Municipal Board (OMB) by the Town of Ajax, and after an extended OMB hearing, the Board issued a decision on July 7, 2017, to approve the by-law with only a minor technical modification requested by the City. Zoning By-law 7404/15 rezones the easterly portion of the Durham Live property as MTD (Major Tourist Destination) with three holding provisions, and the remainder of the property as UR (Urban Reserve). The boundary between the two zones was set at a distance of 120 metres from the significant environmental features. 4. Development Status By-law 7404/15 established three holding provisions for the MTD zone with specific conditions for lifting each provision. Pursuant to the By-law, no development would be permitted in the MTD zone until Council lifts the H-1 holding provision. The conditions for lifting H-1 include the execution of a Master Development Agreement with the City; entering into appropriate arrangements and/or agreements with Durham Region, TRCA and if necessary the Province; and the submission of a Transportation Impact Study satisfactory to the City, Region and Province verifying that the maximum amount of proposed development will result in a traffic generation rate that does not exceed 955 external primary weekday p.m. peak hour two-way vehicle trips (the formula for calculating traffic generation rates is set out in the by-law). The conditions for lifting the H-1 holding provision were subsequently addressed, and on October 9, 2018, Council enacted By-law 7661/18, which lifted the H-1 holding provision from By-law 7404/15. -50- Information Report No. 08-20 Page 4 With H-1 lifted, the by-law allows development to occur on the Durham Live property as long as the total amount of traffic generated does not exceed 955 external primary weekday p.m. peak hour two-way vehicle trips. Development that generates traffic in excess of this amount would not be permitted until the H-2 holding provision is also lifted. The conditions for lifting H-2 include additional agreements and/or arrangements with the City, Durham Region and/or the Province of Ontario, including arrangements or agreements for the construction of a Notion Road/Squires Beach Road connection across Highway 401 and the completion of another Transportation Impact Study verifying that the maximum amount of proposed development will not result in a traffic generation rate that exceeds 1935 external primary weekday p.m. peak hour two-way vehicle trips. The conditions for lifting the H-2 holding provision have been addressed, and on January 27, 2020, Council enacted By-law 7735/20, which lifts the H-2 holding provision from By-law 7404/15. Building permit applications have been issued for the development of a casino, hotel, performing arts venue and associated parking facilities north of the former Kellino Street, and construction is well underway. 5. Applicant's Proposal The Durham Live Zoning By-law 7404/15, allowed development only on the eastern portion of the Durham Live property, on lands that were at least 120 metres from the environmental features. All other lands were zoned UR that restricted development. The purpose of the subject application is to rezone the "UR" zoned lands east of Squires Beach Road to extend the current MTD (H-3) zone boundary to within approximately 30 metres of the environmental features on the property, and to rezone the remaining UR lands east of Squires Beach Road to NHS (see Submitted Plan, Attachment #3). Currently the MTD zone covers 24.68 hectares and the UR zone covers 41.51 hectares. This application proposes to zone 16.24 hectares from UR to MTD (H-3) and 25.28 hectares to NHS. The resulting MTD (H-3) zone will be 40.92 hectares in size. The applicant is not requesting any changes to the performance standards of the MTD zoning provisions. The Durham Live lands west of Squires Beach Road will remained zoned "UR". 6. Policy Framework 6.1 Durham Regional Official Plan The Durham Regional Official Plan (DROP) designates the subject lands as "Urban Systems — Employment Areas" with a "Regional Corridor" overlay along the Bayly Street frontage. The DROP states that the Region, in cooperation with the area municipalities, shall maximize the employment potential of designated Employment Areas. Employment Areas may permit a range of employment uses including manufacturing, assembly and processing of goods, service industries, research and development facilities, warehousing, business parks, limited personal service uses, hotels, office, storage of goods and materials, retail warehouses, freight transfer and transportation facilities. - 51 - Information Report No. 08-20 Page 5 The lands containing the Duffins Creek tributaries, forested areas, and the Provincially Significant Wetlands (PSW) are designated as "Key Natural Heritage and Hydrologic Features" requiring any proposal for development or site alteration to demonstrate that there will be no negative effects on key natural heritage or hydrologic features, or their functions. The DROP states that "Regional Corridors" shall be planned and developed as higher density mixed use areas supporting higher order transit services and development. Bayly Street is designated as a "Type 'A' Arterial Road" and a "Transit Spine"; Church Street is designated as a "Type 'B' Arterial Road"; and Squires Beach Road is designated as a "Type `C' Arterial Road". The proposal conforms to the Durham Regional Official Plan. 6.2 Pickering Official Plan Pickering Official Plan designations for the subject lands are "Employment Areas — Mixed Employment" along the north side of Bayly Street, "Open Space System — Natural Areas" in the central portion of the subject lands, and "Employment Areas — Prestige Employment" on the remaining lands. A range of employment uses are permitted within the Prestige Employment designation including: light manufacturing; assembly and processing of goods; light service industries; offices; corporate office business parks; limited personal services uses; restaurants; hotels; and appropriate community, cultural and recreational uses. The Mixed Employment designation permits the same uses as Prestige Employment, as well as limited retailing of goods and services serving the area. The lands that are designated Open Space — Natural Area represent lands that are in proximity to the wetlands associated with Duffins Creek. Permissible uses within lands designated Open Space — Natural Area include conservation, environmental protection, restoration and passive recreation. A portion of the Open Space — Natural Area designation is identified as a Deferred Area (D55) in the Pickering Official Plan, consisting of a portion of lands identified as "Natural Heritage System", "Significant Woodlands" and "Wetlands. Schedule II — "Transportation Systems", designates Bayly Street as a "Type `A' Arterial Road" and a "Transit Spine", Church Street is designated as a "Type 'B' Arterial Road" and Squires Beach is designated as a "Type `C' Arterial Road". Transit Spines are recognized corridors where higher level of transit service is to be encouraged. The applicant's proposal will be assessed against these policies of the Official Plan during the further processing of the applications. - 52 - Information Report No. 08-20 Page 6 6.3 Brock Industrial Neighbourhood Policies The subject lands are located within the Brock Industrial Neighbourhood. The Neighbourhood Map identifies a Detailed Review Area on the subject lands along the Bayly Street frontage. The Brock Industrial Neighbourhood policies state that City Council shall facilitate vehicular traffic movement through the neighbourhood through the extension of Squires Beach Road over Highway 401 to connect with Notion Road. An Environmental Assessment has been completed for such a connection. The Brock Industrial Neighbourhood Plan shows a "Proposed New Road Connection" between Church Street and Squires Beach Road, located about half way between Bayly Street and Kellino Street. 6.4 Zoning By-law 2511, as amended The subject lands are currently zoned MTD (Major Tourist Destination) and UR (Urban Reserve) within Zoning By-law 2511, as amended by site specific Zoning By-law 7404/15, which permits a variety of tourist uses in the MTD zone. The MTD zoning is also subject to a Holding Provision (H-3). The subject application is to rezone the "UR" zoned lands east of Squires Beach Road to MTD (H-3) for lands within approximately 30 metres of the significant natural features on the property, and to rezone the remaining UR lands east of Squires Beach Road to a NHS zone. 7. Comments Received 7.1 Resident Comments As of writing this report, no comments or concerns have been received on the application. 7.2 Agency Comments Toronto Region • The boundaries between the proposed MTD (H-3) and NHS zones Conservation appear satisfactory with the exception of the proposed MTD (H-3) Authority (TRCA) designation north of Kellino Street and between the two wetland fingers, subject to securing a resolution to our detailed comments below. The following points summarize the key concerns of TRCA staff on the detailed design submission based on our review: 1. The Environmental Impact Study focuses primarily on the film studios site, and further information is needed to fully identify the development limits for some of the other remaining Durham Live lands east of Squires Beach Road proposed to be zoned MTD. 2. The appropriate ecosystem compensation for the Ministry of Natural Recourses and Forestry mapped wetland finger south of Kellino Street needs to be identified and secured. 3. Further details are required on the stormwater management strategy. • TRCA staff are of the opinion that the proposed rezoning east of the PSW and south of Kellino Street is acceptable subject to reviewing the detailed dimensions of the zoning map. -53- Information Report No. 08-20 Page 7 Enbridge Gas Inc. • no objections to the application Metrolinx • no objections to the rezoning and provide technical comments regarding the site plan application 8. City Department Comments 8.1 Engineering Services Department As of writing this report, no comments or concerns have been received on the application. 8.2 Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan policies • ensuring the significant environmentally sensitive lands are adequately protected • exploring alternatives to mitigate or compensate for any impacted environmental features • ensuring agencies with jurisdiction for environmental considerations are satisfied • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 9. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp: • Planning Opinion Report, prepared by Malone Given Parsons Ltd and Melymuk Consulting Limited, dated March 2020 • Environmental Impact Study, prepared by Beacon Environmental, dated February 2020 • Hydrogeological Assessment Report, prepared by Palmer, dated February 2020 • Functional Servicing and Stormwater Management Report, prepared by Sabourin Kimble & Associates Ltd, dated March 2020 10. Procedural Information 10.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Electronic Statutory Public Meeting -54- Information Report No. 08-20 Page 8 • all comments received will be noted and used as input to a Planning 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 reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • 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 11. Owner/Applicant Information The owner of this property is Pickering Developments (401) Inc., Pickering Developments (Bayly) Inc. and Pickering Developments (Squires) Inc. and are represented by Malone Given Parsons Ltd and Melymuk Consulting Limited. Attachments 1. Location Map 2. Air Photo 3. Submitted Plan Prepared By: Original Signed By: Ross Pym, MCIP, RPP Principal Planner, Strategic Initiatives RP:Id Date of Report: May 25, 2020 - 55 - Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Attachment #1 to Information Report 08-20 No !i!i!i!i!i!i!i!i!il��i. co 0 0 IcoL U CO I0 23- 0) Subject Lands Bayly Street PICKERING City Development Department Location Map File: A 03/20 Applicant: Pickering Developments Property Description: Part of Lots 15 & 16, Concession 1 (Durham Live Lands) I Date: May. 28, 2020 SLE O The Corporation of the City of Pickering Produced ( m. n part) under license from. O Queens Printer. Ontario Ministry of Natural Resources. SCALE: All rights reserved.;© Her Majesty the Queen in Right of Canada. Department of Natural Resources. All rights reserved.; J /1 L:1:8,000 ©Teranet Enterprises Inc. and its suppliers all rights resoled.; ©Spliperly Assssment Corporation and its suppliers all rights reserved.; THIS IS NOTA PLAN OF SURVEY L:\PLANNING\01-MapFilesVA2020003-20 Durham Live\A03_20_LocationMap.mxd Attachment #2 to Information Report 08-20 Legend DSubject Property Watercourses PICKERING City Development Department Air Photo File No: A 03/20 Applicant: Pickering Developments Property Description: Part of Lots 15 & 16, Concession 1 (Durham Live Lands) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 28, 2020 L:\Planning\01-MapFiles\A\2020 -57- Attachment #3 to Information Report 08-20 Id NO 1 Lands Subject of this Rezoning PICKERING City Development Department Submitted Plan File No: A 03/20 Applicant: Pickering Developments Property Description: Part of Lots 15 & 16, Concession 1 (Durham Live Lands) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 28, 2020 L:\Planning\01-MapFiles\A\2020 -58- Cfy �t DICKERING Report to Planning & Development Committe Report Number: PLN 05-20 Date: June 15, 2020 From: Kyle Bentley Director, City Development & CBO Subject: Pickering Housing Strategy Study and Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario" File: D-1300-014 Recommendation: 1. That City Development staff undertake a study to prepare a comprehensive housing strategy generally as outlined in Report PLN 05-20; and 2. That the staff review and comments contained in Report PLN 05-20 on the Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario", be received. Executive Summary: This report responds to Council's direction to staff to undertake a study for the purpose of creating a comprehensive housing strategy. The proposed study outlines a three -phased project that includes research and gap analysis, a draft and recommended housing strategy and action plan, and a robust community engagement element. Staff is proposing to use professional facilitators for a portion of the community engagement piece at a cost not to exceed $10,000.00. This report also responds to Council's direction to staff to report on the recommendations contained in the Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario", as they pertain to the City of Pickering. Financial Implications: The cost of a professional facilitator can be accommodated within the Consulting & Professional line item of the 2020 Budget. 1. Discussion 1.1 Purpose The purpose of this report is: (a) to present Council with a proposed study outline for a comprehensive housing strategy study in accordance with Resolution #140/19 (see Attachment #1) and the City of Pickering Age Friendly Community Plan, Action Item 1.1 requirement; and -59- PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 2 (b) to report back to Council on the recommendations contained in the Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario" as they pertain to the City of Pickering, in accordance with Resolution #124/19 (see Attachment #2). 2. Background 2.1 Age Friendly Affordable Housing Strategy (Resolution #140/19) On September 23, 2019, Council passed Resolution #140/19 (see Attachment #1) directing staff to, among other things, report back to Planning & Development Committee outlining a process to develop an age friendly affordable housing strategy. This resolution was adopted in recognition that the City of Pickering is projected to be a driving force for residential and economic growth in Durham Region and the Greater Toronto Area over the next two decades, and in support of the request by Dorsay (Pickering) Limited (Dorsay) to the Regional Municipality of Durham (the Region), to include the lands in northeast Pickering within the Urban Boundary through the Region's municipal comprehensive review. It is an appropriate time to develop an age friendly housing strategy based on: existing and proposed amendments to Provincial policy regarding urban area boundary expansion and intensification targets; the Region's current municipal comprehensive review which includes a review of the Region's settlement areas and a land needs assessment; and the acknowledged lack of affordable housing options in the City of Pickering. 2.2 Pickering Age Friendly Community Plan On October 21, 2019 Council endorsed in principle the Pickering Age Friendly Community Plan (AFCP) dated September 12, 2019, prepared by Urbanmetrics Inc. (Urbanmetrics). Urbanmetrics is a consultant specializing in the creation of age friendly and older adult strategies. The AFCP study process included an extensive community consultation campaign that included two public open houses, online public survey, public workshops, community stakeholder consultation sessions (which invited government agencies, service agencies, seniors residences and seniors clubs), Council interviews and staff focus group sessions. The Pickering Age Friendly Community Plan can be found here: https://www.pickerinq.ca/en/living/resources/Programs/55/City-of-Pickering-Age-Friendly- Community-Plan---FINAL.pdf The City of Pickering Age Friendly Community Plan is a five year plan that establishes a vision, and guiding principles to help ensure that local policies, community programs and services, and municipal infrastructure meet the existing and future needs of older adults in Pickering. There are 68 actions identified in the AFCP and each are categorized by a World Health Organization (WHO) theme. Housing is identified as the highest priority of the eight identified themes in the AFCP. -60- PLN 05-20 Subject: Pickering Housing Strategy Study June 15, 2020 Page 3 The following table (Table 1) defines the Housing theme and objective, and identifies Action Items related to a Housing Strategy (Action Item 1.1). Housing: This age friendly theme refers to the availability of appropriate, affordable housing for older adults that incorporates flexibility through adaptive features and a variety of styles and locations. Objective: The City of Pickering will strive to implement local policies and act as an advocate for access to a variety of accessible and affordable housing options for older adults. Action Description 1.1 The City should develop a comprehensive housing strategy that focuses on the need for delivering more lifecycle housing options, including affordable and accessible units to support changing demographic conditions. 1.2 Advocate for additional funding for supportive housing and long-term care facilities for older adults. 1.3 Evaluate and consider financial implications of implementing a "freeze" on property taxes for older adults with lower incomes. 1.9 Building on the recommendation of At Home in Durham: Durham Housing Plan 2014-2024, explore the feasibility of providing financial incentives for residential developers who deliver a specified percentage of affordable rental housing units for older adults with low and moderate incomes. Table 1: Excerpt From the City of Pickering Age Friendly Community Plan: Housing Theme, Objective and Action Items Related to a Housing Strategy 2.3 Support for a Pickering Housing Strategy Study Affordable housing means annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. All levels of government generally acknowledge that there is a housing crisis. There is a lack of affordable housing options, both rental and ownership, to many people. This is also true in the City of Pickering. The average price of a new single -detached home in Pickering was $961,753 in 2019 and $699,087 for a resale home for the same year.' For 2018 in the City of Pickering, a home would be considered affordable if it sold at or below $450,902.2 Approximately 46 percent of renters, and 22 percent of owners in Pickering spent more than 30 percent of their income on shelter costs in 2016.3 'Toronto Real Estate Board, Market Watch December 2019. http://www.trebhome.com/files/market-stats/market- watch/mw1912.pdf 2 Durham Region, Planning and Economic Development Department 3 Statistics Canada Data, 2016 Census, https://wwwl2.statcan.gc.ca/census-recensement/2016/dp- pd/prof/details/page.cfm?Lang=E&Geo1=CSD&Code1=3518001 &Geo2=PR&Code2=35&SearchText=Pickering&Sea rchType=Begins&SearchPR=01 &B1=Housing&TABID=1 &type=0 - 61 - PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 4 The median monthly, and average monthly, shelter costs for rented dwellings in Pickering is $1,376 and $1,359 respectively.4 To put this into perspective, the hourly wage earned by a cashier of $14.00 would mean an affordable rent of $728; the hourly wage earned by a construction worker of $20.31 would mean an affordable rent of $1,056; and the hourly wage of a registered nurse of $25.07 would mean an affordable rent of $1,304.5 None of the workers in these examples would be able to afford rental or ownership housing in the current market in the City of Pickering. Single non -seniors face the greatest challenge with respect to homelessness. Older adults, 55 years of age or older, currently represent the fastest growing segment of the population in Pickering and are forecast to represent an increasing share of the population over the next decade. As of 2016, older adults represented approximately 30 percent of Pickering's total population, and by 2032 are forecast to account for approximately 43 percent of Pickering's total population.6 In terms of housing affordability, older adults are a particularly vulnerable segment of the population. As people age, their physical and mental abilities may change. Accessibility and home maintenance may also become a consideration. Some seniors may prefer to "age in place", while others may prefer retirement communities, multi -generational and shared -ownership homes. Some older adults find, when they wish to downsize, that they must leave their neighbourhood or the City to find acceptable, affordable housing. 3. Pickering's Proposed Housing Strategy Study 3.1 Study Purpose The purpose of the Pickering Housing Strategy Study is to establish the City's role and priorities with regard to facilitating opportunities for developing housing, affordable housing and age -friendly housing in Pickering over the next 10 years (2021 — 2031). This strategy will: assist Council with decision making; provide a framework for staff in implementing its responsibilities, including those that relate to the coordination of actions with other agencies, organizations and governments; assist in guiding residential growth within the City; aid in the education and creation of general public awareness of what the City is doing on this issue; and provide a mechanism to monitor progress as the City works to implement its plan. Part of the Housing Strategy Study will identify the current and emerging housing needs in Pickering and who has the greatest housing need, and how these needs can be addressed. 4 Statistics Canada Data, 2016 Census, https://wwwl2.statcan.gc.ca/census-recensement/2016/dp- pd/prof/details/page.cfm?Lang=E&Geo1=CSD&Code1=3518001 &Geo2=PR&Code2=35&SearchText=Pickering&Sea rchType=Begins&SearchPR=01 &B 1=Housing&TABI D=1 &type=0 5 Envision Durham, Housing Policy Planning Discussion Paper, December 2019. https://www.durham.ca/en/regional- government/resources/Documents/Council/Reports/2019-Committee-Reports/Planning-Economic-Development/2019- P-47.pdf 6 City of Pickering Age Friendly Community Plan, September 12, 2019 -62- PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 5 In particular, the outcome of the Housing Strategy Study will be to identify actions that the City may undertake to ensure an appropriate balance of housing types and tenure that meet the needs of a complete, prosperous community. Municipalities have several planning and financial tools at their disposal to incent affordable housing. These tools include, but are not limited to: providing City -owned land, Tax Increment Equivalent Grants, reducing parking requirements, inclusionary zoning, community improvement plans, and waiving or deferring development charges and/or application fees. Preparation of a Pickering Housing Strategy responds to the Pickering Age Friendly Community Plan (AFCP) Action Item that recommends that the City develop a comprehensive housing strategy that focuses on the need for delivering more lifecycle housing options, including affordable and accessible units to support changing demographic conditions (AFCP Action Item 1.1), and Council's direction to staff to outline a process to develop an age -friendly housing strategy (see Attachment #1, Resolution #140/19). 3.2 Study Objectives The key objective of the Pickering Housing Strategy Study is to provide a framework so that the City can ensure that there is a supply of suitable (as it relates to the size of the household), adequate (as it relates to physical condition) and affordable (as it relates to household income) housing for all ages and abilities within its jurisdiction. This will help to ensure that the City meets the housing needs in support of a diverse workforce. The Pickering Housing Strategy Study will: 1. Identify housing priorities, policy alternatives, including recommendations for official plan policies and zoning regulations, and allocation of City resources; 2. Develop a baseline database of the City's demographic profile, socio-economic characteristics of households and housing stock (cost, type, tenure and availability), including: total population statistics, number of households, owner occupied households, vacancy rates for rental housing, etc.; 3. Develop a protocol for regularly updating the database; 4. Identify expected population and employment growth over the next ten years that will influence future housing needs; 5. Analyze the data and trends to identify the City's housing needs and gaps; 6. Identify and examine the current policy and legislative context that influences the provision of housing, affordable housing and age friendly housing in the City; 7. Identify and examine the relationships between the City, the Regional Municipality of Durham and other levels of government, the private and not-for-profit sector, in terms of existing roles and responsibilities; -63- PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 6 8. Recommend an Action Plan that identifies actions that the City may undertake to ensure an appropriate balance of housing types and tenure that meet the needs of a complete, prosperous community; and 9. Recommend a Monitoring Plan that will regularly update and review the baseline data set with the goal of identifying whether or not the goals and objectives of the Housing Strategy are being met, and if any modifications to the Action Plan are necessary to ensure that the goals and objectives of the Housing Strategy are met. The deliverables of the Study will: • Satisfy the requirement of the Pickering Age Friendly Community Plan, Action Item 1.1, to develop a comprehensive housing strategy; and • Satisfy Council's direction to staff to outline a process to develop an age -friendly housing strategy (see Attachment #1, Resolution #140/19). 3.3 Engagement Strategy The successful completion of this study will rely on meaningful public and stakeholder engagement and consultation. The engagement process would be supported by a communications plan that would include activities such as: a launch event, media releases, social media messages, and project page on the City's website. Consultation would include some, or all, of the following activities: • Interdepartmental Staff Team to ensure representation from across the corporation including Finance, Community Services, Legal Services, and Corporate Communications; • Community Steering Committee: this could be the Age Friendly sub -committee on housing; • Key stakeholder focus groups and/or one-to-one meetings with stakeholders (such as Region of Durham Planning, Region of Durham Housing Services, Durham Region Non -Profit Housing Corporation, Durham Region Home Builders Association, Habitat for Humanity, John Howard Society, Real Estate Board, etc.); • Community engagement sessions (Public Open House(s)/Workshop(s), etc.). 3.4 Project Management It is anticipated that the Housing Strategy Study could be completed in 12 months through three phases: • Phase 1: Research and Gap Analysis; • Phase 2: Draft Housing Strategy and Action Plan; and • Phase 3: Recommended Housing Strategy and Action Plan. Reporting to Council will occur at three key milestones: to present the results of the research and gap analysis; to present a Draft Housing Strategy and Action Plan; and to present the Recommended Housing Strategy and Action Plan. -64- PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 7 3.5 Project Cost It is recommended that the community engagement sessions be facilitated by an external professional facilitator. The cost for professional facilitation services for this project will not exceed $10,000.00 and can be accommodated within the Consulting & Professional line item of the 2020 Budget. 3.6 Proposed Pickering Housing Strategy Study: Recommendation It is recommended that City Development staff undertake a study to prepare a comprehensive housing strategy generally as outlined in Report PLN 05-20. It is anticipated that the study could take approximately 12 months and cost under $10,000.00. 4. Association of Municipalities of Ontario Report: "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario" (Resolution #124/19) 4.1 Association of Municipalities of Ontario Report Summary On September 23, 2019, Council considered correspondence from the Association of Municipalities of Ontario (AMO), which included its report entitled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario", dated August 14, 2019 (the AMO Report), and directed staff to review and report back to Council on the recommendations contained in the report (see Attachment #2, Resolution #124/19). The full AMO Report can be found here: https://www.amo.on.ca/AMO- PDFs/Reports/2019/Fixing-Housing-Affordability-Crisis-2019-08-14-RPT.aspx The Association of Municipalities of Ontario is a non-partisan, non-profit organization representing almost all of Ontario's 444 municipal governments. According to AMO, "The lack of suitable affordable housing in Ontario is a significant problem that all orders of government must work together to address in partnership with the private, non-profit, and co-operative housing sectors." In order to address what many, including AMO, are calling a "housing crisis", AMO prepared the "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario" report. The AMO Report presents principles to guide what they refer to as an "all -of -government" response to the housing crisis. It discusses the roles and jurisdiction of the various levels of government and housing developers, and presents an Action Plan for an All -of -Government Approach (the Action Plan). 4.2 Association of Municipalities of Ontario Action Plan The Action Plan contains 63 recommendations for action by all levels of government, as well as housing developers, which would both preserve existing housing stock and expand the supply of affordable housing options. The recommendations also address homelessness. The recommendations are grouped according to the following five key municipal priorities for housing in local communities: -65- PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 8 1. increasing the supply of affordable market housing for families; 2. creating a financially sustainable model for community housing (formerly referred to as social housing); 3. expanding affordable housing options; 4. ending homelessness; and 5. supporting people with their health care needs for successful tenancies. 4.3 Roles And Jurisdiction In its discussion on roles and jurisdiction, the AMO Report explains the responsibilities that, both upper- and lower -tier municipalities have: stewarding complete communities that provide a wide range of housing options for residents; providing local planning; and implementing the Ontario Building Code. It also explains that certain municipal governments administer the community housing system, develop affordable housing stock and deliver homelessness prevention programs. In the case of the City of Pickering, it is the Regional Municipality of Durham (the Region), through its Housing Services Division, that manages, plans and administers community housing. In the Region's role of Service System Manager, the Region works in partnership with co-operative and non-profit community housing providers. The Housing Services Act, 2011 requires Service System Managers to develop ten-year housing and homelessness plans. The Region's At Home in Durham, Durham Region Housing Plan 2014-2024 (At Home in Durham), satisfies this requirement. AMO asserts that all municipal governments, regardless of whether or not they are designated Service System Managers, play a critical role in facilitating affordable housing. To do so, municipalities have several planning and financial tools at their disposal. For example, they can implement community improvement plans and waive or defer development charges to provide financial assistance. AMO explains that it works best where there is close collaboration between Service System Managers and other municipalities to achieve mutual goals. 4.4 AMO Action Plan Recommendations and Staff Comments Table 2, provided as Attachment #3 to Report PLN 05-20, lists the AMO Action Plan recommendations that apply to lower -tier municipalities like the City of Pickering. These recommendations are shown according to the key municipal priority as identified in the AMO Report. Table 2 also provides staff comments on what the City is already doing with respect to each of these recommendations. It appears that there are no recommendations that would apply to the City of Pickering in the categories of: Creating a Financially Sustainable Model For Community Housing, Expanding Affordable Housing Options, and Supporting People with Their Health Care Needs For Successful Tenancies. There are a number of recommendations presented in the AMO Report that are directed to municipalities in terms of facilitating affordable housing. Many of these recommendations relate to increasing the supply of affordable market housing for families, and may be considered by the City through a housing strategy study. -66- PLN 05-20 June 15, 2020 Subject: Pickering Housing Strategy Study Page 9 4.5 Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario": Recommendation It is recommended that the staff review and comments contained in Report PLN 05-20 on the Association of Municipalities of Ontario Report titled "Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario", be received. Attachments: 1. Resolution #140/19 — An Age Friendly Affordable Housing Strategy 2. Resolution #124/19 — Association of Municipalities of Ontario, Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario 3. Table 2: Staff Comments on the Association of Municipalities of Ontario Recommendations for Municipalities by Key Priority Prepared By: Original Signed By: Margaret Kish, MCIP, RPP Principal Planner, Policy Original Signed By: Dean Jacobs, MCIP, RPP Manager, Policy & Geomatics MK:Id Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By: Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By: Tony Prevedel, P.Eng. Chief Administrative Officer -67- September 30, 2019 To: From: Subject: Attachment #1 to Report #PLN 05-20 Legislative Services Division Clerk's Office Directive Memorandum Kyle Bentley Director, City Development & CB) Susan Cassel City Clerk Direction as per Minutes of the Meeting of City Council held on September 23, 2019 Age Friendly Nomination An Age Friendly Affordable Housing Strategy Council Decision Resolution #140/19 WHEREAS, the City of Pickering is projected to be a driving force for residential and economic growth in Durham Region and the GTA over the next 2 decades; And Whereas, by the year 2031 the estimated population of Pickering will grow to 190,000; And Whereas, the lack of affordable and sustainable housing options have reached a crisis in parts of Canada, and in particular the Greater Toronto area; And Whereas, the City of Pickering recognizes that there is an urgent need to create an age friendly housing strategy that includes reviewing and redefining its urban/living boundaries consistent with current and future growth within the GTA, Durham, and City of Pickering beyond 2031; And Whereas, the City of Pickering considers all serviceable lands with access to water and sewer within its current and potential urban/living boundaries be considered as a living area; And Whereas, the Province of Ontario has recognized the need for more housing choices and more affordability; And Whereas, the Ministry of Municipal Affairs and Housing has produced its "More Homes, More Choice: Ontario's Housing Supply Action Plan", and has given royal assent to Bill 108 (More Homes, More Choice Act, 2019) to address housing supply, housing variety and affordability; And Whereas, the City of Pickering has commenced a Strategic Plan Review that includes redefining its urban/living boundaries; -68- And Whereas, the Provincial Government amended the Growth Plan to permit some additional options for urban area boundary expansions, and to allow upper and single - tier municipalities to request alternative intensification targets to address, among other matters, greater housing supply, and affordability; And Whereas, proposed amendments to the Provincial Policy Statement will allow consideration of market demands and needs in determining housing options, as a strategy to provide a more diverse range of grade related homes; And Whereas, the Region of Durham is currently undertaking a municipal comprehensive review of its settlement areas, including a land needs assessment as required by the Growth Plan for the Greater Golden Horseshoe; And Whereas, on February 27, 2019, Durham Regional Council commented on Amendment 1 to the Growth Plan for the Greater Golden Horseshoe 2017 in support of a minimum density of 50 persons and jobs per gross hectare for new greenfield developments, and a region -wide intensification target of a minimum 45% within the existing built boundary; And Whereas, the City of Pickering supports the Region's comments on Amendment 1 to the Growth Plan; Now therefore be it resolved that the Council of the Corporation for the City of Pickering request that the Region of Durham in their review include: 1. All lands within the City of Pickering meet the following criteria: • Lands not restricted by availability of servicing • Lands that do not comprise a Specialty Crop Area • Lands that are not within a Natural Heritage System • Lands not located in the Moraine Natural Core and Linkage Areas • Lands experiencing growth pressures and or with locations in the white belt that are appropriate for growth and can achieve a healthy, connected, thriving and complete community • Lands that have existing or planned infrastructure to support and accommodate growth 2. That the Region of Durham be requested to seek approval of the Minister of Municipal Affairs and Housing to an alternate intensification rate of 45% for Durham Region that will enable greater flexibility to provide a more diverse range of grade related housing mix; 3. That City staff be directed to report back to Planning & Development Committee in the first quarter of 2020 outlining a process to develop an age friendly housing strategy, including changes to Pickering's Official Plan and any required secondary plan reviews of those lands in Pickering that meet the stated criteria of recommendation #1; and, -69- 4. That a copy of this resolution be forwarded to the Premier of Ontario, Durham Region MPPs, all Durham Regional Municipalities, and the Region of Durham. Please take any action deemed necessary. For your information, the Clerk's Office has sent out the correspondence as noted in Item 4 of the resolution above. Susan Cassel Copy: Chief Administrative Officer - 7 0 - September 30, 2019 To: From: Subject: Attachment #2 to Report #PLN 05-20 Legislative Services Division Clerk's Office Directive Memorandum Kyle Bentley Director, City Development Susan Cassel City Clerk Direction as per Minutes of the Meeting of City Council held on September 23, 2019 Corr. 23-19 Association of Municipalities of Ontario (AMO) Re: Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario Council Decision Resolution #124/19 1. That Corr. 23-19, dated August 14, 2019, AMO Report titled `Fixing the Housing Affordability Crisis, Municipal Recommendations for Housing in Ontario', be received; and, 2. That staff be directed, through the CAO, to review and report back to Council on the recommendations contained in the report as they pertain to the City of Pickering. Please take any action deemed necessary. Susan Cassel Copy: Chief Administrative Officer - 71 - Attachment #3 to Report #PLN 05-20 Table 2: Staff Comments on AMO Recommendations for Municipalities by Key Priority Recommendation Number Recommendation Description Staff Comments Increasing the Supply of Affordable Market Housing For Families 1. That municipal governments continue to work to ensure that zoning by laws are up to date with official plans. On June 24, 2019 Council endorsed the Work Program for a multi-year Comprehensive Zoning By-law Review (CZBR) to be undertaken with the assistance of external consultants (Resolution #109/19). The primary purpose of the CZBR is to update and consolidate the City's six current zoning by-laws into one zoning by-law that conforms with and implements the City's Official Plan. The new by-law will implement recent official plan policy changes regarding intensification, built -form, environmental matters and mapping changes. 2. That municipal governments pursue and move towards e -permitting if they have the resources. The City of Pickering is working towards a comprehensive e - permitting solution. Funds set aside in the approved 2020 Budget for this purpose have been deferred to 2021 as a result of accommodating expenses for the City's response to the COVID-19 Emergency. 3. That municipal governments consider the benefit of third -party coordinating engineers as a potential option. The City of Pickering, from time -to -time, has engaged third party engineering consultants on a case-by-case basis when needed for complex and/or time sensitive permit reviews. 4. That municipal governments explore the benefits of offering one -window `concierge services' to fast track priority proposals. The City of Pickering has a Development Liaison staff position that, among other things, fills the role of `concierge'. This position facilitates coordination and communication between internal departments and business owners and/or project proponents. This role endeavours to influence the proponent experience with the City to be seamless and efficient for all parties involved. In many cases this has led to improved results and timelines. In addition, the City has fast -tracked priority projects. - 72 - Table 2: Staff Comments on AMO Recommendations for Municipalities by Key Priority Recommendation Number Recommendation Description Staff Comments 5. That municipal governments consider whether adopting a Community Planning Permit System would meet the needs of their local communities. The Community Planning Permit System (CPPS) (previously known as the Development Permit System), is an optional tool that municipalities can use to streamline and facilitate development and promote economic growth. The CPPS provides a land use approval system that combines the zoning, site plan and minor variance processes into one application and approval. Enabling official plan policies and a community planning permit by-law are required to implement the CPPS. After a community planning permit by-law is passed, privately - initiated applications to amend the community planning permit by-law are not permitted for five years, unless the municipality passes a resolution to allow these applications to proceed. The City of Pickering does not have a CPPS in place. 6. That municipal governments consider succession management strategies to ensure that they can continue to employ well-qualified building inspectors. The City of Pickering continuously reviews its staffing and succession planning to ensure that it can continue to employ well-qualified building inspectors. 16. That municipal governments revisit zoning to explore zero -lot -line housing, tiny homes, laneway housing, flex housing, shared housing, and other types of housing that reduce land costs and increase density. The City may consider these matters through a Housing Strategy Study. -73- Table 2: Staff Comments on AMO Recommendations for Municipalities by Key Priority Recommendation Number Recommendation Description Staff Comments 19. That the provincial government work in partnership with municipal governments to change public attitudes opposed to intensification by making the public more aware of the negative impact of sprawl on the environment, traffic congestion, and on the costs of municipal services. The City is currently exploring various community engagement methods to assist in educating residents about planning and development within the City. 24. Municipal governments should continue to exercise the ability to voluntarily provide financial incentives when they are able, and at their sole discretion, to facilitate the targeted development of new affordable housing in line with local municipal objectives. The City may consider these matters through a Housing Strategy Study. 27. That municipal governments continue to work with developers to encourage innovative housing while still conforming to the standards of the Ontario Building Code. The City has actively worked with developers to encourage innovative housing that conforms to the Ontario Building Code (OBC). 39. Municipal governments should exercise their ability under the Planning Act to facilitate the creation of legal second suites and new rentals in a manner that meets the needs of communities, conforms appropriately to municipal by-laws, and advances public safety. (a) Legal second units: In 2017 Council adopted By-law 7579/17 which provides for legal second units within detached, semi-detached, or street townhouses subject to certain conditions including the requirement for three parking spaces on the property. Some municipalities have completely eliminated any parking requirement for legal second units. -74- Table 2: Staff Comments on AMO Recommendations for Municipalities by Key Priority Recommendation Number Recommendation Description Staff Comments The City may reconsider the appropriateness of certain conditions, such as parking, through a Housing Strategy Study. (b) New rental housing: The Pickering Official Plan has some policies that support the provision of rental housing and no policies that address the protection of existing rental housing stock. The City may consider rental housing protection policies, among others, through a Housing Strategy Study. Ending Homelessness 56. That the provincial, federal, and municipal governments use an all -of- government approach to break down silos between ministries, departments, divisions and agencies, and make commitments beyond current programs (e.g. health, income security) to address the affordable housing and homelessness crisis. The City may consider how it can participate in the goal to end homelessness through a Housing Strategy Study. - 75 - Cfy �t DICKERING Report to Planning & Development Committee Report Number: PLN 06-20 Date: June 15, 2020 From: Kyle Bentley Director, City Development & CBO Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan: Housing Policy Planning Discussion Paper, December 2019 File: A-2100-020 Recommendation: 1. That the Region maintain its definition of affordable rental housing to be consistent with the Provincial Policy Statement and other municipalities in the Greater Toronto and Hamilton Area, and for the purpose of monitoring and comparability. 2. That the Region maintain its definition of affordable ownership housing to be consistent with the Provincial Policy Statement and other municipalities in the Greater Toronto and Hamilton Area, and for the purpose of monitoring and comparability. 3. That the Region take a more active role to increase affordable ownership housing and rental housing options, increase the amount of purpose-built rental housing, and increase the diversity of housing types within the region. 4. That the Region include policies in the Regional Official Plan that generally support higher targets for affordable housing within Strategic Growth Areas and other appropriate areas as defined by the local municipality. 5. That the Region: (a) provide greater support and encouragement for the development of local housing strategies which can address the local municipal context and aid in achieving the Region's goals and objectives for increasing the supply of affordable housing; and (b) encourage area municipalities to explore the use of a full suite of incentives and policy tools, such as financial incentives, Development Charge/Community Benefits Charge by-laws, reduced parking requirements, expedited development applications, and donation of surplus lands, through local housing strategies in order to achieve affordable housing targets. 6. That the Region encourage area municipalities to consider reducing parking requirements for second units located in areas well served by transit. 7. That Regional Official Plan policies be updated to reflect the More Homes, More Choice Act changes to permit secondary units in detached, semi-detached or row houses, as well as in a building or structure ancillary to a detached house, semi-detached or row house and allow detached secondary units in rural areas. -76- PLN 06-20 June 15, 2020 Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan Page 2 8. That, if the Region includes policies on inclusionary zoning in the Regional Official Plan, these policies be encouraging in nature, enabling the local area municipalities to determine the appropriateness of where and when to use the tool. 9. That the Region report on vacancy rates for each municipality individually, if possible, to allow each municipality to better address the specific needs of their own community. 10. That the Region consider strengthening the rental to ownership housing conversion policies in the Regional Official Plan to help protect existing affordable rental housing. 11. That the Region include policies in the Regional Official Plan that encourage municipalities to use tools, such as a demolition control by-law, to preserve existing affordable rental housing especially in certain locations such as Strategic Growth Areas or areas in proximity to transit where existing rental housing may be older and therefore more susceptible to demolition and redevelopment. 12. That the Region: (a) develop a monitoring framework for short-term rentals to assess the impact of short- term rental housing in Durham; and (b) consult with local municipalities and economic development and business groups prior to the inclusion of policies addressing short-term rentals in the Regional Official Plan. 13. That the Region consider including a clear definition of "tiny home" that contemplates size, mobility, servicing needs, and the similarities and differences compared to modular homes, prefabricated small homes, and mobile homes. 14. That the Region enable local municipalities to determine the appropriate locations for mid -rise development through local intensification studies, secondary plans, and through the evaluation of site-specific development proposals to ensure that the local context is suitably addressed. 15. That the Region: (a) support people with mobility and mental health challenges to secure safe and affordable housing and maintain tenancies by: • continuing to ensure collaboration among housing, health, and social services departments and agencies; • continuing to promote the development of supportive housing, semi- independent living, subsidized housing, transitional housing, etc.; and • ensuring affordable and special needs housing is located in close proximity to community supports; (b) elaborate on the meaning of "special needs groups" as referred to in Section 4.3.6 of the Regional Official Plan; and - 77 - PLN 06-20 June 15, 2020 Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan Page 3 (c) continue exploring the issue of supporting people with mobility and mental health challenges through the development of the Region's Community Safety and Well- being Plan and Comprehensive Master Housing Strategy. 16. That the Region: (a) continue to support and partner with other levels of government to promote and provide affordable rental housing; (b) include policies in the Regional Official Plan that address the provision of adequate and locationally appropriate long term care facilities that will meet the current and future needs within the Region; (c) support the needs of an aging population by including policies in the Regional Official Plan that reflect the direction, goals and objectives contained in the Age -Friendly Durham Strategy and Action Plan, including: • providing opportunities for affordable, assisted housing options and encouraging development that complements the concept of "aging in place"; • addressing accessibility needs and age -friendly design within the built environment; and • ensuring that active and passive recreational facilities, and community and health services are available for the aging population. 17. That the Region include a definition of "co -ownership housing" in the Regional Official Plan and include policies that enable municipalities to address this type of housing in a local and context -specific manner. 18. That, in support of the development of diverse and affordable housing options, the Region: (a) communicate and work with developers on funding and other incentives that are available to address the Region's housing needs; (b) include housing policies that support affordability through reduced energy costs from a climate change and resiliency lens; and (c) strengthen policies to incentivize the delivery of seniors, affordable, and/or accessible housing (which could include Community Improvement Plans; deferral or waiving of development charges). Executive Summary: On December 3, 2019, the Regional Municipality of Durham released the Housing Policy Planning Discussion Paper, the last in a series of six discussion papers released as part of Envision Durham, The Municipal Comprehensive Review of the Durham Regional Official Plan (ROP). City staff recommend that the comments in this report on the Housing Policy Planning Discussion Paper be endorsed as the City comments. In addition, this report responds to Council's direction to review the Envision Durham Housing Policy Planning Discussion Paper within the context of a previous direction to staff to prepare a comprehensive housing strategy study (see Attachment #1, Resolution #219/20). -78- PLN 06-20 June 15, 2020 Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan Page 4 Financial Implications: The recommendations of this report do not present any financial implications to the City of Pickering. Discussion: 1. Purpose The purpose of this report is to obtain Council's approval of staff's comments on the Region of Durham's Housing Policy Planning Discussion Paper (the Discussion Paper). Appendix I contains the comments and recommendations on the Discussion Paper. On January 27, 2020, Council directed staff to review the Envision Durham Housing Policy Planning Discussion Paper within the context of a previous direction to prepare a comprehensive housing strategy, and that Councillor Brenner and Councillor Butt be appointed to work with City staff on this review (see Pickering Council Resolution #219/20, Attachment #1). 2. "Envision Durham" — The Municipal Comprehensive Review of the Durham Regional Official Plan An Official Plan provides a vision for the future orderly development of a municipality through a set of policies and maps. The Planning Act, which is provincial legislation governing land use planning in Ontario, requires that a municipality regularly review and update its Official Plan. With this in mind, the Region is reviewing the Durham Regional Official Plan. Once the Region has completed its Official Plan review, the City will be in a position to review the Pickering Official Plan. The first stage of the Region's Official Plan Review focuses on public engagement, and includes the preparation of a series of discussion papers. These discussion papers address the following major areas: agriculture and rural systems; climate change and sustainability; growth management; the environment; transportation; and housing (see Attachment #2, Overview of the Region of Durham's Municipal Comprehensive Review of its Official Plan). 3. The Housing Policy Planning Discussion Paper The Region has released the sixth and last of its discussion papers, Housing Policy Planning Discussion Paper. This discussion paper provides an overview of Durham's current ROP policy framework, identifies provincial policy requirements and trends since the last ROP review and identifies preliminary approaches and questions for discussion and feedback as it relates to housing choice and affordability in Durham. The housing policy themes that have been reviewed in this discussion paper include: • Secondary units • Inclusionary zoning • Rental housing conversion 79 - PLN 06-20 June 15, 2020 Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan Page 5 • Demolition control • Short-term rental housing • Special needs housing • Housing for seniors, and • Shared living Land use policy can enable and support the delivery of various forms of housing including affordable and seniors' housing. However, financial and other decisions regarding funding allocations, subsidies, rent supplements, income supports, and other tools fall outside of the purview of land use planning and are dealt with through federal and provincial government and Regional corporate budgetary decisions. The Housing Policy Planning Discussion Paper can be found online at: https://www.durham.ca/en/regional- government/resources/Documents/Council/Reports/2019-Committee-Reports/Planning- Economic-Development/2019-P-47.pdf City Development staff has undertaken a detailed review of the Housing Policy Planning Discussion Paper (see Appendix 1), and the recommendations of Report PLN 06-20 reflect staff's review, and responses to questions posed in the Discussion Paper. Appendix Appendix I Staff Review of the Housing Policy Planning Discussion Paper Attachments: 1. Resolution #219/20 — Envision Durham Housing Policy Planning Discussion Paper 2. Overview of the Region of Durham's Municipal Comprehensive Review of its Official Plan 80 - PLN 06-20 June 15, 2020 Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan Page 6 Prepared By: Original Signed By: Margaret Kish, MCIP, RPP Principal Planner, Policy Original Signed By: Dean Jacobs, MCIP, RPP Manager, Policy & Geomatics MK:Id Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By: Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By: Tony Prevedel, P.Eng. Chief Administrative Officer - 81 - Appendix I to Report PLN 06-20 Staff Review of the Housing Policy Planning Discussion Paper Staff Review of the Housing Policy Planning Discussion Paper 1.0 Background On December 3, 2019, the Region, as part of the second stage ("Discuss") of their public engagement program, released the Housing Policy Planning Discussion Paper (the Discussion Paper), the sixth and last in a series of discussion papers released as part of "Envision Durham" the Municipal Comprehensive Review (MCR). The Discussion Paper provides an overview of Durham's current Regional Official Plan (ROP) and how land use planning can influence housing choice and affordability in Durham. It reviews housing trends and provides an overview of the housing spectrum in Durham. For context, there is also a discussion regarding federal, provincial, regional and local interest in housing. In addition, the Discussion Paper identifies preliminary approaches and questions for discussion and feedback as it relates to housing choice and affordability in Durham. 1.1 Questions for Consideration The following questions are posed throughout the Discussion Paper to generate discussion and feedback: 1. Should the Region maintain its definition for affordable rental housing to be consistent with other municipalities in the Greater Toronto and Hamilton Area (GTHA) and the Provincial Policy Statement (PPS)? 2. Should the Region maintain its definition for affordable ownership housing to be consistent with other GTHA municipalities? 3. Should the Region take a more active role to increase affordable home ownership options? 4. Should the Region consider increasing or decreasing its affordable housing targets? 5. Should Durham consider higher affordable housing targets within specific locations, such as within Strategic Growth Areas that are near key transit corridors? 6. Should the ROP encourage municipalities to reduce parking requirements for second units in areas that are well served by transit? 7. What other barriers should be removed to make it easier to build second units, such as basement apartments? 8. Should the ROP include policies on inclusionary zoning? 9. Should Durham continue to combine certain area municipalities as a part of its required three percent vacancy rate for rental conversion? 10. Should Durham consider reviewing its rental conversion policies to consider exceptions under certain circumstances? Page 1 of 25 -83- 11. Should the ROP encourage municipalities to enact demolition control by-laws to preserve existing rental housing? 12. Should the ROP include policies regarding the regulation of short-term rental housing? 13. Should the Region encourage the development of tiny homes to enable more affordable housing options? If so, where? 14. Where are the most appropriate locations to build mid -rise apartments in Durham? 15. What should the Region do to help people with mental health concerns secure safe and affordable housing? 16. What policies should the Region consider within the ROP to increase housing options for seniors? 17. Should the Region have a role in helping to facilitate shared living housing? 18. What ROP policies should be strengthened to support the development of diverse housing options including affordable housing? The Discussion Paper does not present positions on potential changes that may be part of the ROP, and only provides information and poses questions for consideration. Regional staff will report to Regional Planning and Economic Development Committee on the results of the Discussion Papers in the next stages of the Envision Durham process. The following Sections 2.0 to 5.0 (inclusive) contain staff's review and recommended responses to the Region's questions. Subsections 5.1 to 7.1 (inclusive) contain staff's summary of the Discussion Paper's overview of the housing system in Canada, Ontario and the Region, and associated key policy documents and initiatives. This Report also responds to Pickering Council Resolution #219/20. 2.0 Housing Policy Planning Discussion Paper The following sections provide a high level overview of the Discussion Paper, and answers to the questions posed with staff recommendations (highlighted in bold) on matters that should be addressed through Envision Durham. 2.1 Housing Trends Nearly 700,000 people now live in Durham, occupying almost 240,000 households. The Region is forecast to grow to almost 1.2 million people by 2041. Most of this growth will be focused in urban settlement areas, with the greatest concentration of population in the municipalities of Pickering, Ajax, Whitby, Oshawa and Clarington. Low-density housing is the most common form of housing in Durham, with single -detached dwellings accounting for approximately 70 percent of all dwelling types. In recent years there has been greater diversity in the forms of housing being constructed, with more medium- and high-density forms of housing, such as townhouses and apartments. Second units (such as basement apartments) are also becoming more prevalent. Page 2 of 25 -84- According to 2016 census data, more than 80 percent of households in the Region owned their homes while nearly 20 percent rented their homes. By comparison, Durham had a lower percentage of renters than Ontario (approximately 30 percent) and the Greater Toronto and Hamilton Area (GTHA) (approximately 33 percent). In 2016, the City of Pickering had a higher percentage of households that owned their homes (87 percent) compared to the Region (80 percent).' The percentage of renters in the City of Pickering is significantly lower (13 percent) by comparison to the Region (20 percent) and the Province (30 percent). In 2018, the population of Pickering was estimated at 97,435, representing just under 32,000 households.2 The City of Pickering is forecasted to grow to about 172,000 people by 20383. The majority of this growth is anticipated to occur within the community of Seaton (approximately 57,000 people in the next 20 years). In the City of Pickering, single -detached dwellings account for the greatest proportion of dwellings (approximately 61 percent), followed by apartments (approximately 18 percent), townhouses (14 percent) and semi-detached dwellings (8 percent).4 2.2 Demographic Trends One of the most significant demographic trends occurring in Durham is that of an aging population. Since 2001, the percentage of seniors (aged 65 years and older) has risen from nearly 10 percent to more than 14 percent of the Region's total population. The Ministry of Finance projects that by 2041, nearly a quarter of Durham's population will be 65 years of age or older (23.8 percent). Migration is also a significant contributor to growth in Durham Region. Over two-thirds of population growth in the last five years has been through migration into Durham. In the five years from July 2013 to July 2018, over 33,000 people migrated to Durham. Over time, there has been an overall trend toward fewer people on average residing in each household in Durham. This means that many residents may be "over -housed" with more bedrooms in their homes than they may require. It is expected that the future housing demand will be driven by the needs of an aging population, affordability factors, smaller household sizes, and the needs of a growing population. 1 Canada Statistics, 2016 Census Data, https://wwwl2.statcan.gc.ca/census-recensement/2016/dp- pd/prof/details/page.cfm?B1=All&Code1=3518001 &Code2=35&Data=Count&Geo1=CSD&Geo2=PR&Lang=E&Searc hPR=01 &SearchText=Pickering&SearchType=Begins&TABID=1 2 Durham Region, Monitoring of Growth Trends, December 6, 2019. https://www.durham.ca/en/livinq- here/resources/Documents/2019-I N FO-90-Monitoring-of-Growth-Trends.pdf 3 The City of Pickering 20 Year Population Forecasts, https://www.pickering.ca/en/business/resources/20YearPopulationForecast. pdf a Canada Statistics, 2016 Census Data, https://wwwl2.statcan.gc.ca/census-recensement/2016/dp- pd/prof/details/page.cfm?Lanq=E&Geo1=CSD&Code1=3518001 &Geo2=CD&Code2=3518&SearchText=pickering&S earchType=Begins&Search PR=01 &B 1=AI I&TAB I D=1 &type=0 Page 3 of 25 -85- Based on the most recent Census, the population of adults 55 years of age or older in Pickering was 27,185 as of 2016, representing approximately 30 percent of the total population of Pickering. Significant population growth is projected for older adults going forward. By 2022, older adults will represent approximately 38 percent, and by 2032, they are forecasted to represent approximately 43 percent of the total population in Pickering5. 3.0 The Housing Spectrum A healthy housing system offers a diverse mix of housing forms that can accommodate a variety of individual and family needs. A balanced housing market should include both rental and ownership options, and give people at all income levels access to safe and stable housing. 3.1 Homelessness Durham has a lower incidence of unsheltered and emergency sheltered households when compared to more urbanized areas in Canada. There were 6,555 households on the Durham Access to Social Housing (DASH) wait list at the end of 2018. Of these, about 21 percent live in temporary accommodation or live without security of tenure (such as staying with family and friends, temporary accommodation in motels, staying in public institutions, like hospitals). A further 12 percent live in insecure rooming situations, which are often unregulated and may not be safe, suitable or protected under the Residential Tenancies Act. In 2018, 6 percent of the total number of DASH wait list applicants lived in Pickering. 3.2 Community Housing In the last decade, the DASH wait list has increased 67 percent (from 3,926 in 2009). The increase reflects the limited supply of community housing and low turnover rates. It is also indicative of the shortage of affordable housing in the private market. About two-thirds of applicants on the DASH wait list are renters and almost half of these are likely to be at risk of homelessness as they pay more than 50 percent of their income on rent. Single non -seniors continue to face the greatest challenges with homelessness. 3.3 Rental Housing Market Approximately half of renters in Durham spent more than 30 percent of their income on housing and about 10 percent of renters spent over 70 percent of their income on housing in 2016. In addition, the percentage of people paying unaffordable rents increased between 2011 and 2016. In 2018, the average market rent (AMR) in Durham was $1,223 per month. New listings surveyed in 2018 for one bedroom apartments averaged over $1,500 per month. The difference between the AMR and the average market rent for an available unit in 2018, demonstrates that a renter can expect to pay more than $250 over the AMR. 5 Pickering Age Friendly Plan, September 2019. -86- Page 4 of 25 Rental affordability is particularly acute for single non -seniors, who are often provisionally accommodated (in temporary accommodation) and are increasingly using emergency shelters. A healthy housing mix should include a balance between home ownership and rental tenure. There is a need to create more affordable purpose-built rental housing in Durham Region, as demand is far outpacing supply and costs have increased well above inflation and income growth over the past decade. It is estimated that about 47 percent of renters in Durham are housed in the secondary market (such as basement apartments, private condominiums for rent, etc.), but there is limited information about the suitability and affordability of these units. In Pickering, approximately 46 percent of renters spent more than 30 percent of income on shelter costs in 2016, compared to 37 percent in 2011.6 3.3.1 Affordable Rental Housing Most renters in Durham have low to moderate income, and there is a gap between the rent they can afford to pay, and the rents required to support the cost of new rental housing development/investment. Affordable rental housing is defined in the ROP as the lower of: spending 30 percent or less of gross income on shelter (the income threshold); or AMR (the market threshold). Affordable housing must be affordable for low and moderate income households, which is defined as renters with income at or below the 60th percentile of income of all rental households in Durham. The ROP definition for affordable rental housing is comparable to most single and upper -tier municipalities in the GTHA and is consistent with the Provincial Policy Statement (PPS). Through Envision Durham, the Region is considering other definitions of "affordable" such as using a higher ratio (possibly 35 percent) of income spent on rent, or measuring income at the 50th percentile to reflect the median, or measuring income at the 40th percentile to reflect a lower range of low and moderate incomes. The current definition of affordable housing for low and moderate income households in the ROP does not reflect the ability of some workers to pay their rent. The Region's Affordable and Seniors' Housing Task Force recommended that the Region request that the Province expand the definition of "Affordable Housing" in the PPS to address households with the greatest need, to better reflect the depth of affordability issues experienced by vulnerable low-income households. 6 Statistics Canada Data, 2016 Census, https://wwwl2.statcan.gc.ca/census-recensement/2016/0 pd/prof/details/page.cfm?Lang=E&Geo1=CSD&Code1=3518001 &Geo2=PR&Code2=35&SearchText=Pickering&Sea rchType=Begins&SearchPR=01 &B1=Housing&TABID=1 &type=0 Page 5 of 25 -87- The City of Pickering Official Plan defines "affordable" as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. In response to Question 1, staff recommends that the Region maintain its definition of affordable rental housing to be consistent with the Provincial Policy Statement and other municipalities in the Greater Toronto and Hamilton Area, and for the purpose of monitoring and comparability. 3.4 Home Ownership Market Mortgage amortizations were extended in 2007, making monthly payments less expensive for homebuyers. This, combined with pent-up demand following the housing boom of the late 1980s and the recession of the early 1990s, fueled the demand for residential construction in the early 2000s. Since 2008, resale home prices in Durham increased by 115 percent (7.2 percent per year). In Pickering, the average resale home price was $318,909 in 2008 and increased to $699,087 in 20197, representing a growth of 119 percent. In 2016, approximately 22 percent of home owners spent 30 percent or more of their income on shelter costs.8 3.4.1 Affordable Ownership Housing In Durham, affordable ownership housing is defined in the ROP as the lower of 30 percent of income or 10 percent below the average price of a resale home. Affordable housing is meant to be housing that is affordable to low and moderate income households, which are defined by the 60th percentile of income. For 2018 in Durham Region, a home would be considered affordable if it sold at or below $407,667. For the City of Pickering, the 2018 ownership affordability threshold was $450,902.9 The City of Pickering Official Plan (POP) defines "affordable" as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. Unlike the ROP, the POP does not qualify the definition of affordability for ownership housing to be the lower of 30 percent of income or 10 percent below the average price of a resale home. In response to Question 2, staff recommends that the Region maintain its definition of affordable ownership housing to be consistent with the Provincial Policy Statement and other municipalities in the Greater Toronto and Hamilton Area and for the purpose of monitoring and comparability. Durham Region Profile, 2015; Toronto Real Estate Board, Market Watch, December 2019. http://www.trebhome.com/files/market-stats/market-watch/mw1912. pdf 8 Statistics Canada, 2016 Census, https://wwwl2.statcan.gc.ca/census-recensement/2016/dp- pd/prof/details/page.cfm?Lang=E&Geo1=CSD&Code1=3518001 &Geo2=PR&Code2=35&SearchText=Pickering&Sea rchType=Begins&SearchPR=01 &B1=Housing&TABID=1 &type=0 9 Durham Region, Planning and Economic Development Department Page 6 of 25 88 - 3.4.2 Affordability and Diverse Housing Types There are two important trends indicated by the sales of affordable housing in Durham. First, home ownership is becoming less affordable in Durham. Sales of new affordable housing throughout the region was less than 25 percent over the last two years. The second trend relates to the fact that the resale market is dominated by single -detached homes, which are generally the most expensive housing type. Recently, the new homes market has shifted toward smaller units in higher -density developments. The result is that new homes have become relatively more affordable than resale homes in the last few years. In Durham, construction of townhomes and apartments has increased significantly in the last five years. In 2018, the average price of a new single -detached home was over $700,00010 while new townhomes and apartments were less than $500,00011 on average. In Pickering, the average price of a new single -detached home was $961,753 in 2019 compared to $995,817 in 2018.12 In Pickering, the average price of a resale home (all types) was $699,087 in 2019, compared to $690,719 in 2018.13 The Discussion Paper has identified two options to help increase the amount of affordable housing in the Region: financial incentives; and requiring a greater proportion of smaller residential units within developments. The City of Pickering Official Plan contains housing policies that promote opportunities for a wide variety of housing forms, tenure and types to meet the evolving needs of Pickering's residents. The housing policies in the POP specifically address the supply of housing, the diverse mix of type and tenure, as well as the provision of an adequate supply of affordable, rental, assisted and special needs housing. Based on the evidence provided earlier, there is a demonstrated need for increased diversity in the type of housing, greater affordability of both rental and ownership housing, and an increase in purpose-built rental housing within the city. In addition, Council has directed staff to undertake a comprehensive housing strategy (through the Age Friendly Community Plan, Action Item 1.1 and Resolution #140/19) and this work will help establish the City's role and priorities with regard to facilitating opportunities for developing housing, affordable housing and age -friendly housing in Pickering (see Report PLN 05-20). 10 In 2018 the price of a new single -detached home was $739,821 as reported by CMHC (Housing Now—Greater Toronto Area). 11 The average price of a new townhouse and apartment were $458,773 and $443,118. Calculated from MPAC and Altus sales data. 12 Canada Mortgage and Housing Corporation Data, https://www03.cmhc-schl.gc.ca/hmip- pim h/en#Profile/3518001 /4/Pickering%20(Ontario) 13 Toronto Real Estate Board, Market Watch December 2019. http://www.trebhome.com/files/market-stats/market- watch/mw1912.pdf Page 7 of 25 -89- It is important for all levels of government, including the Region, to take a more active role in working towards increasing affordable ownership housing and rental housing options, increasing the amount of purpose-built rental housing, and increasing the diversity of housing types within the region. In response to Question 3, staff recommends that the Region take a more active role to increase affordable ownership housing and rental housing options, increase the amount of purpose-built rental housing, and increase the diversity of housing types within the region. 4.0 Housing Policy Planning 4.1 Durham Regional Official Plan 4.1.1 Affordable Housing Targets The Durham Regional Official Plan (ROP) designates residential lands, provides policies which permit residential uses in certain land use designations, and requires at least 25 percent of all new residential units to be affordable to low and moderate income households. The ROP policies are required to be consistent with provincial policies and plans, such as A Place to Grow: Growth Plan for the Greater Golden Horseshoe, which establishes that municipalities are to plan for a mix of housing options and affordable housing. Recent changes to the provincial Growth Plan require municipalities to establish targets for affordable ownership and rental housing. Some GTHA municipalities have established affordable housing targets greater than the minimum requirement of 25 percent of all new residential dwellings. Some municipalities have also defined areas where affordable housing should constitute a higher proportion of new residential units, such as Regional Centres and key development areas. For example, Halton Region's Official Plan (OP) requires that a minimum of 30 percent of new housing units in that region consist of affordable or assisted housing, and York Region's OP requires that new housing in its Regional Centres and key development areas contain at least 35 percent of affordable units, with some accessible unit options. The POP contains an affordable housing target of 25 percent. Different targets are not currently applied to the City Centre, a designated Urban Growth Centre in the Growth Plan and a designated Regional Centre in the ROP. Although considered through the Kingston Road Corridor and Specialty Retailing Node Intensification Study, alternate affordable housing targets were not established. It should be noted that affordable housing targets, and the associated supply of affordable housing, are influenced by how "affordable" is defined. In addition, clarity is required with respect to targets applied to affordable housing according to tenure (ownership or rental housing). Page 8 of 25 -90- In principle, staff support increasing affordable housing supply. Servicing and infrastructure capacity, and suitability to accommodate increased affordable housing targets, should be determined at the local level and are more appropriately assessed and considered through the development of local housing strategies. As noted earlier, Council has directed staff to undertake a comprehensive housing strategy (see Report PLN 05-20) and this study will help clarify the direction that the City should take with respect to the matter of increasing affordable housing supply through affordable housing targets, and/or other methods, generally and within specific locations in Pickering. In response to Questions 4 and 5, staff recommends that the Region include policies in the Regional Official Plan that generally support higher targets for affordable housing within Strategic Growth Areas and other appropriate areas as defined by the local municipality. Further, staff recommends that the Region provide greater support and encouragement for the development of local housing strategies which can address the local municipal context and aid in achieving the Region's goals and objectives for increasing the supply of affordable housing. In addition, staff recommends that the Region encourage area municipalities to explore the use of a full suite of incentives and policy tools, such as financial incentives, Development Charge/Community Benefits Charge By-laws, reduced parking requirements, expedited development applications, and donation of surplus lands, through local housing strategies in order to achieve affordable housing targets. 4.1.2 Land Supply Currently the ROP requires that a minimum ten-year supply of land is designated and available for residential development. The Province has recently changed the PPS to increase the housing land supply to a minimum of 15 years (PPS 2020). The Region's official plan will have to be updated to reflect this change. The ROP also requires a three-year supply of residential units that are draft approved. The Province has also changed the PPS to allow municipalities to increase the supply to 5 years. The Region currently has more than 30,000 dwelling units in draft approved and registered plans of subdivision and condominium that have not been built. Envision Durham will review the land supply required to accommodate growth to 2041. The POP establishes a minimum ten year supply of residentially designated lands to meet long-term housing demand, and a minimum three year supply of residential land that is draft approved or as part of a registered plan. The POP also needs to be updated to reflect the recent changes to the PPS. Pickering currently has 1,419 dwelling units in draft approved and registered plans of subdivision and condominium that have not been built. 4.2 Area Municipal Official Plans Area Municipal Official Plans (OPs) must conform to the ROP. They refine and provide further detailed guidance on Regional policies and plans. Area Municipal OPs provide detailed policies for housing matters including: required densities; floor space indices; affordable housing; and general location and characteristics of built forms; which are implemented through zoning by-laws. Page 9 of 25 - 91 - Area Municipal OPs ensure a diverse mix of housing needs are accommodated through housing that is accessible, adaptable, barrier free, and enables aging in place. Municipalities also have the ability to offer incentives to encourage affordable housing through financial incentives, relaxation of zoning requirements, expedited application processes, or donation of surplus lands. Chapter 6 of the POP contains policies which promote opportunities for a wide variety of housing forms and tenure to meet the evolving needs of Pickering's residents. The POP housing policies will be reviewed as part of the City's comprehensive housing strategy study (see Report PLN 05-20). 4.3 Municipal Zoning By -Laws Official plan policies are implemented by municipalities through zoning by-laws. Zoning provides site specific land use provisions and performance standards for how a property can be used and developed. Zoning by-laws translate policies from Area Municipal OPs, Regional OPs and provincial policy to construction on the ground. Zoning by-laws are not intended to "people zone" by regulating who and how many people live in a dwelling, including their socio-economic status. However, zoning by-laws are designed to permit (or restrict) various housing types and help define the neighbourhood character, such as density, building height and placement. Performance standards such as minimum lot area and floor space can also be incorporated into zoning by-laws. Zoning by-laws may also be more permissive in encouraging affordable housing options. For example, parking requirements may be reduced for housing in areas that are in proximity to transit in order to incentivize affordable housing. The City will be reviewing options for incentivizing affordable housing through the comprehensive housing strategy study. In addition, other zoning by-law provisions that may incent affordable housing may become apparent through the City's current Comprehensive Zoning By-law Review study. 4.4 Second Units Second units (or Accessory Dwelling Units) are self-contained residential units with a private kitchen, bathroom facilities and sleeping areas within dwellings or within detached structures ancillary to a dwelling. Second units may be in the form of basement apartments, coach houses, garden suites, granny flats, in-law apartments, or nanny suites. Second units can provide an affordable rental option to increase the housing supply, as well as allow homeowners to earn additional income; provide more housing options for extended families, elderly parents, or live-in caregivers; help create mixed -income communities; gently intensify within existing communities; and make more efficient use of existing service and public transit. Currently, the Planning Act requires Area Municipal OPs and Zoning By-laws to permit second units in detached, semi-detached and row houses, or within a building or structure ancillary to these housing types. In 2019, the Province introduced More Homes, More Choice: Ontario's Housing Supply Action Plan through Bill 108 which included changes to the Planning Act to further support second units. Some of the changes introduced include: Page 10 of 25 -92- • requiring municipalities to permit second units in detached, semi-detached, and row houses in primary dwellings and within ancillary buildings or structures • prohibiting municipalities from applying a development charge for second units above garages or in laneways, or built in new homes (subject to restrictions) • requiring municipalities to permit two units in either the primary dwelling unit or in any ancillary building, effectively allowing up to three residential units on a single lot Zoning By-law provisions may also stipulate additional requirements for a second unit such as maximum floor area, parking, amenity/landscaped areas, permitted zones, home-based business restrictions, or separate entrance requirement. Bill 108 recently prohibited municipalities from requiring more than one additional parking space for second units. However, municipalities may also choose to reduce parking requirements further. In Pickering, the Zoning By-law currently stipulates that dwellings with a second unit require three parking spaces (two spaces for the principal dwelling and one space for the second unit). Some municipalities, including Toronto, do not require any parking spaces for second units. Parking requirements will be further reviewed through Pickering's Comprehensive Zoning By-law Review, which is currently underway. In general, reducing parking requirements supports public transit initiatives; sustainable and multi -modal travel choices; pedestrian oriented spaces; and compact urban form appropriate to optimize land, infrastructure, and transit services. These matters can be considered further through Pickering's Comprehensive Zoning By-law Review. Following the adoption of the Two -Dwelling Unit By-law (By-law 7579/17) in September 2017, the City of Pickering has tracked the registration of two -dwelling unit properties in the city. Two -dwelling unit property means a parcel of land containing a maximum of two dwelling units within a detached dwelling, a semi-detached dwelling, a street townhouse dwelling, or an accessory building, subject to the provisions of the applicable City Zoning By-law. In Pickering, 136 new accessory dwelling units were registered between 2017 and 2019, an average of 45 units per year.14 It is generally assumed that a number of unregistered second units also exist within Pickering. In response to Question 6, staff recommends that the Region encourage area municipalities to consider reducing parking requirements for second units located in areas well served by transit. Further, staff recommends that Regional Official Plan policies should be updated to reflect the More Homes, More Choice Act changes to permit secondary units in a detached, semi-detached or row house, as well as in a building or structure ancillary to a detached house, semi-detached or row house and allow detached secondary units in rural areas. Permission for detached secondary units in rural areas will depend on the capacity of well and septic systems. 14 Pickering Geomatics, AMANDA data. -93- Page 11 of 25 Question 7 asked if there were other barriers to facilitate the building of more secondary suites. While staff have no specific suggestion, it is noted that much of the recent construction has been in the form of townhomes with no basements, and stacked townhomes. These unit types and associated small lot sizes are less conducive to adding secondary suites than detached or semi detached dwellings with basements. 4.5 Inclusionary Zoning Inclusionary Zoning (IZ) is a planning tool that allows municipalities to require that a portion of residential units in a development be affordable housing. Recently, the Province made changes to the Planning Act and adopted regulations to enable single -tier and lower -tier (area) municipalities to implement inclusionary zoning policies through area specific zoning by-laws. Inclusionary zoning provisions can be tailored to include matters such as: • thresholds for the application of inclusionary zoning, such as proposed developments containing 10 or more units; municipalities can set higher thresholds • affordability periods stipulating the length of time that IZ units must be maintained as affordable • number of units within each development set aside to be affordable • building requirements and standards for IZ units • administration and monitoring of IZ units to ensure long-term affordability, such as eligibility and pricing of units, and enforcement of requirements In 2019, Ontario's Housing Supply and Action Plan amended the Planning Act to allow inclusionary zoning policies to apply only within high growth areas in proximity to higher order transit and major transit stations. The regulation also allows inclusionary zoning to be applied to require up to 10 percent of housing units sold within a development to be affordable. In order to be implemented, municipalities must undertake an assessment report which addresses various requirements. This assessment report will inform the development of appropriate official plan policies and zoning by-law provisions. Where inclusionary zoning is in place, monitoring and reporting is required every two years. The POP does not currently address inclusionary zoning as it is a relatively new tool. However, the City's proposed comprehensive housing strategy study (see Report PLN 05-20) will explore the merits and appropriateness of IZ for implementation within the City of Pickering. In response to Question 8, staff recommends that if the Region includes policies on inclusionary zoning in the Regional Official Plan, these policies be encouraging in nature, enabling the local area municipalities to determine the appropriateness of where and when to use the tool. 4.6 Rental Housing Conversion Many single- and upper -tier municipalities have policies that discourage or prohibit the conversion of rental housing to ownership units. Within the GTHA, municipalities generally discourage conversions where six or more rental housing units will be removed. Consideration of rental housing conversion is often subject to the following general criteria (each municipality may vary): Page 12 of 25 -94- • a tenant relocation and assistance plan • the vacancy rate is at least 3 percent for at least one calendar year • a rental housing replacement strategy • majority tenant support of the proposed conversion Among the regional municipalities in the GTHA, Durham Region is the only one that has combined area municipalities to determine the required 3 percent rental vacancy rate (i.e., Pickering and Ajax; Whitby and Oshawa; and Scugog, Uxbridge and Brock). The rationale for the current approach of combining municipalities for the purpose of determining the rental vacancy rate is unclear. Subject to the Region clarifying its rationale for combining Pickering and Ajax for the purpose of determining a rental vacancy rate, staff are supportive of the Region taking a similar approach to the criteria for rental to ownership housing conversions as other regional municipalities in the GTHA. In response to Question 9, staff recommends that the Region report on vacancy rates for each municipality individually (rather than combining Ajax and Pickering), if possible, to allow each municipality to better address the specific needs of their own community. The POP does not currently contain policies on conversion of rental housing to ownership units. This could be considered as part of the City's housing strategy study. Some municipalities, like Toronto and Hamilton, have taken a more restrictive approach to conversion policies establishing criteria such as a proponent demonstrating that imminent repairs to an existing rental building are required, and that the income received for its upkeep is inadequate to support the required repairs (Hamilton), or a proponent demonstrating that the supply and availability of rental housing supports a minimum rental vacancy rate of 3 percent for four consecutive years (Toronto). In response to Question 10, staff recommends that the Region consider strengthening the rental to ownership housing conversion policies in the Regional Official Plan to help protect existing affordable rental housing. 4.7 Demolition Control A demolition control by-law is used to preserve existing purpose-built rental housing. Demolition control by-laws allow municipalities to manage the demolition of purpose-built rental units, maintain the integrity of established neighbourhoods, and prevent parcels of land from becoming vacant for long periods of time before new uses have been considered and constructed. Demolition control may also require a permit to demolish purpose-built rental units, if certain criteria are met, such as: • the minimum Canada Mortgage and Housing Corporation (CMHC) rental vacancy rate for the area municipality is 3 percent over a specific length of time • a tenant relocation plan • sufficient tenant notification • right -of -first -refusal for existing tenants to rent replacement units • free rent for a specific period for long standing residents • financial compensation for tenants Page 13 of 25 -95- Currently, none of the area municipalities within Durham have enacted demolition control by-laws for purpose-built rental housing. Generally, residential demolition has increased over the last five years with an average of 230 demolitions per year in Durham. However, nearly all demolitions have been single detached dwellings. Demolitions have been approved to accommodate new road infrastructure, infill, or replacement housing developments. Demolition control by-laws are not intended to address the demolition of single detached dwellings that are being rented out by the owner. The Region's Affordable and Seniors' Housing Task Force (Recommendation 1-8) recommended supporting the adoption of demolition control by-laws to prevent the loss of affordable rental and/or seniors' housing due to demolition without replacement. Although the Region of Durham has not witnessed the demolition of rental apartments in recent years, there will likely be increasing pressure in the future for redevelopment as rental housing buildings reach their end of life, or need major repairs, and as certain areas become more desirable for redevelopment. The appropriateness of enacting a demolition control by-law for Pickering could be considered through the City's comprehensive housing strategy study. In response to Question 11, staff supports the inclusion of policies in the Regional Official Plan that encourage municipalities to use tools, such as a demolition control by-law, to preserve existing affordable rental housing especially in certain locations such as Strategic Growth Areas or areas in proximity to transit where existing rental housing may be older and therefore more susceptible to demolition and redevelopment. 4.8 Short-term Rental Housing Short-term rental housing, such as AirBnB and VRBO, are often used by travelers as a substitute for hotel accommodations. They can have an impact on housing supply, displacing available rental housing that would otherwise provide permanent housing. When rental demand is not balanced by supply, monthly rents will likely increase over time. A study conducted by Durham Region in 2019 indicated that Durham has approximately 356 short-term rental units, 44 units of which are located within Pickering. As short-term rentals have only recently been getting more attention, they have not yet been addressed in the ROP or through Provincial land use planning policy. At this time, Oshawa is the only municipality in Durham that has adopted a local by-law regulating short-term rental accommodations. In areas where short-term rentals are prevalent, concerns have been raised regarding conflicts with existing residential uses, noise, safety, parking, taxation and enforcement, among other factors. However, short-term rentals can also provide significant benefits for the local economy and tourism, and provide places to stay where hotels or other purpose-built short-term lodging accommodations are not available or are in short supply. This may be especially true in Durham's northern townships where there is a greater need to enable tourism activities and there are fewer hotel accommodation options. Page 14 of 25 -96- While area municipalities in Durham could benefit from using a consistent approach to regulating short-term rentals, urban and rural areas and different communities are likely to experience different pressures or challenges related to short-term rental accommodations. The POP does not contain any policies pertaining to short-term rentals nor do the Pickering zoning by-laws currently address short-term rentals. This matter could be considered as part of the City's housing strategy study. In response to Question 12, staff recommends that the Region develop a monitoring framework for short-term rentals to assess the impact of short-term rental housing in Durham. Further, staff recommends that the Region consult with local municipalities and economic development and business groups prior to the inclusion of policies addressing short-term rentals in the Regional Official Plan. 4.9 Rural Housing The predominant form of housing in rural areas of Durham, including hamlets, is single detached houses (over 97 percent). The limitations of private well and septic systems prevent higher density forms of housing in the rural area. The Region estimates that there is the potential for approximately 2,245 additional residential dwelling units in the rural area with the majority being located outside of rural settlement areas. This would represent an additional population of approximately 6,800 in Durham's rural area. The Region will consider development trends and potential in the rural area further through the Land Needs Assessment and as part of the Envision Durham Growth Management Study. Rural residential development potential in Pickering is approximately 260 units, based on an analysis completed as part of the Detailed 20 -Year Population Forecast for the City of Pickering, dated March 2020. 4.10 Tiny Houses Tiny houses are small homes that could provide a more affordable home ownership option that is generally less expensive to build and maintain. Tiny houses may be considered second units (or accessory dwelling units) in the form of ancillary structures, garden suites, granny flats, or laneway houses that could potentially contribute to the supply of rental housing. Tiny homes can also be built on a chassis or frame so that they are portable, and can be considered a mobile home. Mobile homes are regulated by the Ministry of Transportation and therefore do not require a building permit and are not subject to the Ontario Building Code. Zoning by-laws do not generally permit mobile homes in most areas outside of mobile home parks. Currently, Pickering does not have any provisions in the zoning by-laws that permit the use of tiny houses. This matter may be addressed through the Comprehensive Zoning By-law Review and the comprehensive housing strategy study. In response to Question 13, staff recommends that the Region consider including a clear definition of "tiny home" that contemplates size, mobility, servicing needs, and the similarities and differences compared to modular homes, prefabricated small homes, and mobile homes. Page 15 of 25 -97- 4.11 Six -Storey Wood -Frame Construction In 2015, the Province amended the Ontario Building Code (OBC) to enable six -storey wood -frame construction. This alternative to typical concrete and streel construction added greater housing options and opportunities for a mid -rise building form of intensification, and potentially a more efficient, cost-effective development where higher -density residential development is not appropriate or would not otherwise be economically viable. Although the POP does not define "mid -rise building", it is generally understood to mean a building between six and eight storeys in height. Mid -rise development is considered a compatible transition to lower density housing such as single detached, semi-detached, street and/or stacked townhouses, and can be appropriately placed along arterial roads and in areas supported by transit service and other amenities on the periphery of established low density neighbourhoods. Limited mid -rise development may be appropriate within Major Transit Station Areas (MTSAs) and Strategic Growth Areas (SGAs) where compatibility and/or transition with existing development is required. However, opportunities for higher densities should be protected and maintained within MTSAs and SGAs. The POP supports and reinforces established low density neighbourhoods. In addition, the City has just concluded the Kingston Road Corridor and Specialty Retailing Node Intensification Study which culminated in Council's endorsement in principle of an Intensification Plan. The Intensification Plan identifies various sites along the Corridor and within the Node for potential medium density or mid -rise housing forms. The ability to introduce mid -rise wood -frame development along the Corridor and within the Node could potentially expedite the development of more diverse and affordable housing options and support available bus rapid transit services. In response to Question 14, staff recommends that the Region enable local municipalities to determine the appropriate locations for mid -rise development through local intensification studies, secondary plans, and through the evaluation of site-specific development proposals to ensure that the local context is suitably addressed. 4.12 Special Needs Housing — Mobility and Mental Health There are approximately 70,000 Durham residents that are living with a disability. Accessible housing enables independent living for persons with disabilities. Improvements to accessibility can be achieved through architectural design and integration of features, appliances, fixtures, and furniture. Adequate, suitable and affordable housing contributes to physical and mental well-being. The inability to secure safe and affordable housing negatively impacts a person's mental health. Furthermore, a shortage of affordable rental housing is a key contributor to homelessness. Fifty-eight percent of Durham's homeless individuals identified as having a mental illness and 31 percent identified as struggling with an addiction or substance abuse. There is a need for a range of housing options, including supportive housing, rent supplement programs, and improved access to services to assist those with special needs. Page 16 of 25 -98- The POP encourages the provision of an adequate supply of housing throughout the City including the provision of an adequate supply of affordable, rental, assisted and special needs housing. Further, the POP enables zoning to permit the operation of group homes within all residential areas and encourages the support of providers of assisted and special needs housing in the city. In response to Question 15, staff recommends that the Region support people with mobility and mental health challenges to secure safe and affordable housing and maintain tenancies by: • continuing to ensure collaboration among housing, health, and social services departments and agencies; • continuing to promote the development of supportive housing, semi-independent living, subsidized housing, transitional housing, etc.; and • ensuring affordable and special needs housing is located in close proximity to community supports. Further, staff recommends that the Region elaborate on the meaning of "special needs groups" as referred to in Section 4.3.6 of the Regional Official Plan. Also, staff recommends that the Region continue exploring the issue of supporting people with mobility and mental health challenges through the development of the Region's Community Safety and Well-being Plan and Comprehensive Master Housing Strategy. 4.13 Housing for Seniors By 2041, nearly a quarter of Durham's population will be 65 years of age or older (23.8 percent). Durham seniors aged 90 or older are projected to increase by 274 percent, from 4,600 in 2018 to over 17,000 in 2041. Suitable housing options that are accessible, low maintenance, and/or support changing physical and cognitive needs, will assist seniors who wish to continue to live independently and "age in place". The Region's Age -Friendly Durham Strategy and Action Plan (2017) and At Home in Durham: Durham Region Housing Plan 2014-2024, build on the Region's commitments to develop a broad range of affordable housing and housing opportunities. Currently, the Region owns and operates four long-term care facilities in Durham: two in Oshawa, one in Whitby, and one in Beaverton (Brock Township). These facilities mainly serve seniors. However, they also provide supportive housing for persons with special needs. There are 68 actions identified in Pickering's Age Friendly Community Plan, nine of which are associated with the World Health Organization (WHO) theme of Housing. Housing is identified as the highest priority WHO theme. Some of the actions include: • develop a comprehensive housing strategy that focuses on the need for delivering more lifecycle housing options, including affordable and accessible units to support changing demographic conditions Page 17 of 25 -99- • advocate for additional funding for supportive housing and long-term care facilities for older adults • building on the recommendation of At Home in Durham: Durham Region Housing Plan 2014-2024, explore the feasibility of providing financial incentives for residential developers who deliver a specified percentage of affordable rental housing units for older adults with low and moderate incomes The completion of the City's comprehensive housing strategy will help establish the City's role and priorities with regard to facilitating opportunities for developing affordable housing and age -friendly housing in Pickering. In response to Question 16, staff recommends that the Region: • continue to support and partner with other levels of government to promote and provide affordable rental housing; and • include policies in the Regional Official Plan that address the provision of adequate and locationally appropriate long-term care facilities that will meet the current and future needs within the Region. Further, staff recommends that the Region support the needs of an aging population by including policies in the Regional Official Plan that reflect the direction, goals and objectives contained in the Age -Friendly Durham Strategy and Action Plan, including: • providing opportunities for affordable, assisted housing options and encouraging development that complements the concept of "aging in place"; • addressing accessibility needs and age -friendly design within the built environment; and • ensuring that active and passive recreational facilities, and community and health services are available for the aging population. The recommendation related to the Age -Friendly Durham Strategy and Action Plan is consistent with Council's comments on the Growth Management Urban System Discussion Paper contained in Report PLN 32-19, dated December 16, 2019 and endorsed by Resolution #205/19. 4.14 Shared Ownership Housing Housing has increasingly become more expensive and at the same time the number of single person households is increasing. Shared living is an option to address high housing costs and loneliness, which can be a by-product of living alone. Shared living can take different forms, such as shared ownership, multi -tenant, or multi -generational. New models of shared ownership have emerged in response to housing affordability involving third party lenders. In Canada, there are two forms of shared equity programs. A third party can invest in a share of a property, or they can provide the homeowner with a second mortgage. Page 18 of 25 - 100 - For shared equity mortgage programs, the second mortgage often requires no payments until the home is sold, refinanced or at the end of a fixed term. If the home price appreciates over time, both parties share in the profit The federal First -Time Home Buyer Incentive is an example of shared equity housing that will allow the CMHC to lend a homeowner money for a shared stake in the equity of a home. Options for Homes and Trillium Housing are two organizations that have helped create affordable housing in the GTA with shared equity financing models. The Province defines "co -ownership housing" as a shared living arrangement where two or more people own and live in a home together. Co-owners may share living spaces like kitchens and living rooms, or the home may be divided into separate units. Recently, the Province created the "Co -owning A Home" guide which contains practical information about co -owning a home as well as outlining the various forms of co -ownership. The guide was developed partly in response to the Province's More Homes, More Choice: Ontario's Housing Supply Action Plan, in recognition that fresh approaches will give people more options and access to housing that is affordable. As discussed earlier, the City has recently adopted an Age -Friendly Community Plan (AFCP) that intends to develop and nurture an age -friendly City. The preparation of a comprehensive housing strategy was one of the action items identified as part of the AFCP, and its completion will help establish the City's role and priorities with regard to facilitating opportunities for developing affordable housing and age -friendly housing in Pickering. In response to Question 17, staff recommends that the Region include a definition of "co -ownership housing" in the Regional Official Plan and include policies that enable municipalities to address this type of housing in a local and context -specific manner. 5.0 Regional Housing Interest In Ontario, municipal governments are the primary funders of community housing (formerly referred to as social housing). In 2017, municipal governments contributed $1.77 billion for community housing. By comparison, the provincial and federal governments jointly contributed $0.616 billion. Durham is one of Ontario's 47 Consolidated Municipal Service System Managers that fund, plan, manage, and administer community housing, as well as develop affordable housing stock and deliver homelessness prevention programs. The Region also provides housing allowances and rent supplements. Municipalities have a number of planning and financial tools that can help facilitate affordable housing, including a Tax Increment Equivalent Grant, waiving or deferring development charges, reducing parking requirements, inclusionary zoning, and community improvement plans. Municipalities also implement the Ontario Building Code to ensure safe and well-designed housing. Page 19 of 25 - 101 - The Regional Revitalization Plan (RRP) provides funding to projects that meet established criteria, are supported by local municipalities, and are located within local community improvement plan areas. The RRP has funded eight projects across the Region, none of which have been located in Pickering since Pickering does not currently have any community improvement plans in place. Regional Council has approved funding for consulting services in support of the development of a Regional Community Improvement Plan to promote the development of affordable rental housing in the Region. In response to Question 18, staff recommends that, in support of the development of diverse and affordable housing options, the Region: • communicate and work with developers on funding and other incentives that are available to address the Region's housing needs • include housing policies that support affordability through reduced energy costs from a climate change and resiliency lens; and • strengthen policies to incentivize the delivery of seniors, affordable, and/or accessible housing (which could include Community Improvement Plans; deferral or waiving of development charges). The last point of the above recommendation, regarding incentivizing the delivery of seniors, affordable, and/or accessible housing, is consistent with Council's comments on the Growth Management Urban System Discussion Paper contained in Report PLN 32-19, dated December 16, 2019 and endorsed by Resolution #205/19. 5.1 At Home in Durham At Home in Durham: Durham Region Housing Plan 2014-2024 sets out Durham's long-term vision for housing. The plan was developed to meet provincial requirements for a Housing Strategy including addressing homelessness. The goals and primary actions of At Home in Durham aim to improve affordability and access to housing, protect existing affordable housing stock, encourage housing diversity, and build capacity in the housing system. The goals are: • end homelessness in Durham • affordable rent for everyone • greater housing choice • strong and vibrant neighbourhoods Under the Housing Services Act, the Region is required to review At Home in Durham at least every five years and amend as necessary. The Region has completed its five-year review of the plan and no substantive changes have been proposed. Page 20 of 25 - 102 - 5.2 Affordable Rental and Seniors' Housing Task Force In 2015, the Region established the Affordable Rental and Seniors' Housing Task Force (the Task Force) to explore strategies to promote the creation and maintenance of affordable and seniors' housing in Durham. The Task Force released its report in 2017 outlining a six -point plan of action and 34 recommendations to address the need for more affordable rental housing for low and moderate income households, and the need for more housing options for seniors in Durham. The recommendations proposed by the Task Force complement and reinforce the goals and actions of At Home in Durham. 5.3 Community Housing The Region provides rental housing for low and moderate income households. In its role as Service System Manager (Service Manager) under the Housing Services Act, the Region of Durham is responsible for: • developing and implementing a ten-year plan to address housing and homelessness (At Home in Durham) • funding and administration of 44 community housing providers across the region, including Durham Regional Local Housing Corporation • providing rent -geared -to -income (RGI) housing assistance to 4,446 low and moderate income households under its legislated service level standard, and administration of the RGI waitlist, and • allocating and administrating provincial and regional funds for homelessness services and programs, including: emergency shelter solutions; transitional and supportive housing; services and supports (i.e. outreach and referral); and homelessness prevention 5.4 Incentive Programs Regional and municipal governments have the ability to directly encourage the delivery of affordable housing projects. Some of these incentives include: • Community Improvement Plans (CIP) — Municipalities may provide monetary incentives; development charge deferrals or reductions; fast-track development approvals; require alternate development design standards; and provide enabling policies that encourage the sale/lease of surplus public lands for affordable housing development (Regional or area municipal incentive). Regional municipalities may also adopt CIPs provided they deal with affordable housing, regional infrastructure, or development along existing/planned transit corridors; • Redevelopment Credits under development charge by-laws (Regional incentive); • Exemptions under the Development Charge Act (Regional or area municipal incentive), University of Ontario Institute of Technology Act, and Regional DC by-laws; • Intensification Servicing Policy — Developer funding provided to support upgrades to sanitary sewer infrastructure (Regional incentive); and Page 21 of 25 - 103 - • Regional Revitalization Program — A partnership between Durham Region and participating area municipalities to strategically target Regional investment to CIP areas that advance the economic and community goals of the ROP (Regional and area municipal incentive). 5.5 Regional Development Charge Background Study (2018) The Region introduced a new residential development charge (DC) service category for "Housing Services" to support the creation of affordable rental and seniors' housing. The DC revenue may fund capital costs for new community housing provided by the Durham Regional Local Housing Corporation, or by a non-profit housing provider receiving subsidies from the Region of Durham. DC revenue may also fund new affordable rental units provided by private or non-profit housing providers that receive funding through a federal or provincial government affordable housing program. New construction including additions and extensions resulting in additional rental units are also eligible. 6.0 Provincial Housing Interest 6.1 Provincial Interests and Responsibilities The Province of Ontario's PPS and Provincial plans provide a framework to determine where and how growth should occur. Area municipalities plan for an appropriate range and mix of housing types and densities to create complete and healthy communities, including affordable housing. The Province is responsible for supporting housing through: • The Housing Services Act • the Community Housing Renewal Strategy and Housing Supply Action Plan • Provincial funding programs • land use planning and housing policies • development application approval processes (e.g., Local Planning Appeal Tribunal) • Residential Tenancies Act and the Landlord and Tenant Board In addition, the Province (and federal government) invests in affordable housing through the Ontario Priorities Housing Initiative to fund new affordable rental construction, community housing repair and affordable home ownership. To date, the Region has been allocated $11.8 million in funding to address housing need over the next three years. 6.2 Housing Services Act The Housing Services Act provides the framework for community housing in Ontario and requires municipal Service Managers, such as the Region, to prepare ten-year housing and homelessness plans. Municipal Service Managers are required to administer and fund community housing in their service areas, including the maintenance of a number of rent -geared -to -income assisted households under legislated service level standards. Page 22 of 25 - 104 - Local housing and homelessness plans are based on local needs and guide actions to address housing and homelessness consistent with local and Provincial priorities. This includes a role for the private market. When combined with programs, like housing allowances and rent supplements, private market housing can support greater housing stability for low and moderate income households and reduce the risk of homelessness. 6.3 Provincial Land use Planning Policy Context 6.3.1 Land Use Planning for Housing Policy Statement (1989) Many policies within the Durham Regional Official Plan were a response to the Ontario Land Use Planning for Housing Policy Statement issued by the Province in 1989. The policy statement included policies relating to the provision of a range of housing types, the provision of at least 25 percent of all new residential development to be affordable for low and moderate income households, encouraging residential intensification, ensuring a sufficient supply of land for future residential use, and streamlining the planning process. The policy statement also established income thresholds for affordable housing, and definitions for low and moderate income households. 6.3.2 Provincial Policy Statement The PPS sets the policy foundation for land use planning across Ontario. The PPS consists of three policy areas: 1) Building Strong Healthy Communities, 2) Wise Management of Resources, and 3) Protecting Public Health and Safety. The PPS provides policy direction on development and land use patterns on urban and rural settlement areas while minimizing land consumption. The PPS establishes how municipalities should plan for housing through: defining affordable housing, and low and moderate income households; policies to accommodate a range and mix of housing types, densities, and ownerships; policies to meet social, health, economic and well-being requirements of current and future residents; and direct development of new housing to specific locations supported by infrastructure and public service facilities. The PPS has recently been updated by the Province. The Regional Official Plan will incorporate these changes including extending the planning horizon for designating lands for residential development to 25 years and allowing municipalities to require a minimum five-year supply of residential units appropriately zoned or in draft approved plans and registered plans. 6.3.3 A Place to Grow: Growth Plan for the Greater Golden Horseshoe A Place to Grow: Growth Plan for the Greater Golden Horseshoe (the Growth Plan) directs upper- and single -tiered municipalities to provide a diverse range and mix of housing options to accommodate residents at all stages of life, income level, and household size. Municipalities are also directed to establish affordable ownership and rental housing targets. Municipalities are to implement housing policies in line with land use planning to achieve complete communities and identify financial tools to support housing policy. The Growth Plan also sets regional population and employment targets until 2041. Page 23 of 25 - 105 - 6.3.4 Land Needs Assessment The Land Needs Assessment Methodology (LNA) was developed by the Province to provide a consistent approach to growth management for municipalities. The LNA requires single and upper -tier municipalities to prepare a housing strategy that considers existing housing stock and plans to diversify the overall range and mix of housing options that are available to achieve complete communities. The housing strategy would consider anticipated composition of households, such as size, age of occupants, income, family/non-family households, unit size, and number of bedrooms. The Region will have to demonstrate to the Province how density requirements in the provincial Growth Plan are met through its LNA exercise. The City of Pickering is required to update its official plan to conform with the Region's new official plan and the Growth Plan once the Region's exercise in complete. 7.0 Federal Housing Interest The Canadian government functions as a system enabler for housing policy and funding. It can leverage its fiscal capacity through the Ministry of Finance and Canada Mortgage and Housing Corporate (CMHC) to make community housing financially viable, promote the expansion of more affordable housing options, and help prevent homelessness. Additionally, the Bank of Canada can affect demand for housing through monetary policy. Once a leader in providing affordable community housing post World War I in the 1940s up until the 1980s, the federal government's role has gradually diminished and funding for new community housing ended in 1993, as did funding from the Province of Ontario in 1995. Throughout the late 1990s, the federal government downloaded administrative responsibilities for its community housing stock via the 1999 Social Housing Agreement with Ontario. The Province then transferred its responsibility to municipal Service Managers in 2000. Since 2000, there have been various Canada -Ontario agreements to support the development of new affordable housing and assist municipal Service Managers with an aging, often energy -inefficient community housing stock. Since 2005, the Region of Durham has leveraged federal and provincial funding for community and affordable housing programs. While Durham has been the recipient of funding through various programs, Regional Council has recommended that long-term, predictable, and sustainable funding to upper -tier municipalities be implemented to encourage priority -based investments and improve long-term financial planning for resource prioritization. Although CMHC currently plays a role in providing mortgage liquidity, and provides housing research and advice to the Canadian government and housing industry, the federal government has not had a significant role in funding or developing new community housing or housing policy over several decades. This changed with the introduction of the National Housing Strategy in 2017. Page 24 of 25 - 106 - 7.1 National Housing Strategy In 2017, the Government of Canada released its first ever National Housing Strategy (NHS). The 10 -year strategy commits $40 billion in joint federal -provincial spending towards: • reducing chronic homelessness by 50 percent • removing 530,000 households out of housing need • constructing 100,000 new affordable housing units • repairing or renewing 300,000 existing affordable housing units Investments under the NHS are intended to fund various portfolios, such as housing partnerships, assisting Canada's northern communities, research and data, assisting indigenous communities, and reducing homelessness. Other federal funding includes seed funding programs, various loan insurance programs and other investments in affordable housing. In 2019, the federal budget included the First - Time Home Buyer Incentive aimed at improving home affordability by reducing mortgage borrowing costs. 8.0 Conclusion The above review provides a synopsis of the Region's Housing Policy Planning Discussion Paper, answers questions, and highlights staff recommendations for consideration through the MCR process. Page 25 of 25 - 107 - January 30, 2020 To: From: Subject: Legislative Services Division Attachment #1 to Report #PLN 06-20 Clerk's Office Directive Memorandum Kyle Bentley Director, City Development & CBO Susan Cassel City Clerk Direction as per Minutes of the Meeting of City Council held on January 27, 2020 Corr. 03-20 Ralph Walton, Regional Clerk/Director of Legislative Services The Regional Municipality of Durham Re: Envision Durham — Housing Policy Planning Discussion Paper (2019-P-47) Council Decision Resolution #219/20 1. That Corr. 03-20, dated December 20, 2019, from the Regional Municipality of Durham, regarding the Envision Durham — Housing Policy Planning Discussion Paper be received; 2. That City Staff be directed, through the CAO, to review the Envision Durham — Housing Policy Planning Discussion Paper within the context of the previously directed creation of a City of Pickering Draft Affordable Housing Strategy and report back to the April 27, 2020 Council meeting; and, 3. That Councillor Brenner and Councillor Butt be appointed to work with City Staff on this review. Please take any action deemed necessary. Susan Cassel Copy: Chief Administrative Officer - 108 - Attachment #2 to Report #PLN 06-20 Overview of the Region of Durham's Municipal Comprehensive Review of its Official Plan 1. Background The Planning Act requires that municipal official plans be reviewed every five years to ensure that the plans have regard to matters of Provincial interest, are consistent with the Provincial Policy Statement (PPS), and conform to Provincial Land Use Plans. The current Durham Regional Official Plan (ROP) was approved in 1993 and has over 150 amendments to keep it up-to-date with changing provincial plans and policies. On May 2, 2018, Regional Council authorized staff to proceed with the Municipal Comprehensive Review (MCR) of the ROP titled "Envision Durham, 2041 Our Region, Our Plan, Our Future" (or "Envision Durham"). "Envision Durham" offers a strategic opportunity to create a completely new plan with an advanced planning vision for the Region to 2041. 1.1 What are the key components of the Region's MCR? The MCR is structured around the following strategic planning themes: • The Agriculture and Rural System (Discussion Paper released March 5, 2019; Pickering Council commented through Council Resolution #94/19, dated May 27, 2019); • Climate Change and Sustainability (Discussion Paper released May 7, 2019; Pickering Council commented through Council Resolution #150/19, dated October 21, 2019); • Growth Management (Urban System Discussion Paper released June 4, 2019; Pickering Council commented through Council Resolution #631/19, dated December 16, 2019); • Environment and Greenlands System; (Discussion Paper released September 3, 2019; Pickering Council commented through Council Resolution #257/20, dated March 18, 2020); • Transportation System (released October 1, 2019; under review); and • Housing (subject of this Report; to be considered at the June 15, 2020 Planning & Development Committee and the June 29, 2020 Council meeting). 1.2 The MCR and Public Engagement The public engagement program and its timeline associated with the MCR consists of four stages: Discover (2019), Discuss (2019), Direct (2020), and Draft (2021-2022). On February 5, 2019, the Region initiated the first stage ("Discover") of the "Envision Durham" public engagement program by launching the project website: durham.ca/Envision Durham, as well as a public opinion survey, which closed on April 6, 2019. The Region also created an introductory video on the project, which can be viewed on the project website. In addition, the Region set up "pop-up" information kiosks in various locations, as part of their public engagement launch. In accordance with the public engagement program, each stage of the project will be promoted through news releases, the project website, social media platforms, and public service announcements. - 109 - Cfy �t DICKERING Report to Planning & Development Committee Report Number: PLN 08-20 Date: June 15, 2020 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 12/19 2718155 Ontario Inc., and R., S., and S. Doria Part of Lot 29, Broken Front Range 3, Part 1 on 40R-5415 & Parts 2 to 5 on 40R-5809 (698 & 682 Kingston Road) Recommendation: 1. That Zoning By-law Amendment Application A 12/19, submitted by Shell Canada Limited on behalf of 2718155 Ontario Inc., and R., S., and S. Doria, to permit the reconstruction of the existing automobile service station and associated automobile related and restaurant uses, be approved, and that the draft Zoning By-law Amendment as set out in Appendix I to Report PLN 08-20 be forwarded to Council for enactment. Executive Summary: Shell Canada Limited has submitted a Zoning By-law Amendment application to permit the reconstruction of the existing Shell service station at the northwest corner of Kingston Road and Whites Road (see Location Map, Attachment #1). The new Shell service station will consist of 8 islands (16 pumps), a 1 -storey commercial building containing a retail store, restaurant with a drive-through facility, and a 2 -bay automatic car wash facility. Following the Statutory Public Meeting on January 13, 2020, Shell Canada revised the conceptual site plan to address concerns raised by the City including: redesigning the drive-through facility associated with the restaurant use to achieve the City's minimum vehicular stacking requirements; providing for enhancements to the corner of Kingston Road and Whites Road with upgraded landscaping and a public art piece to improve the public realm at this intersection; and agreeing to install a noise attenuation fence and provide additional landscaping along the north lot lines to mitigate any potential noise generated by this development to the residents to the north. The proposed development is consistent with the urban design objectives and land use policies of the City's Official Plan. An application for Site Plan Approval is currently under review. Staff will continue to work with the applicant to address any outstanding technical requirements of the City and the Region. Staff recommend that Council approve Zoning By-law Amendment A 12/19. The draft by-law is attached as Appendix I and is recommended to be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. - 110 - PLN 08-20 June 15, 2020 Subject: 2718155 Ontario Inc., and R., S., and S. Doria (A 12/19) Page 2 1. Background 1.1 Property Description The subject lands are located at the northwest corner of Kingston Road and Whites Road within the Woodlands Neighbourhood. The subject lands were 2 separate properties (682 and 698 Kingston Road), but have recently been consolidated under the same ownership 2718155 Ontario Inc., and R., S., and S. Doria. The subject lands have an area of approximately 0.73 of a hectare with approximately 62 metres of frontage along Whites Road and approximately 79 metres of frontage along Kingston Road (see Location Map, Attachment #1). Currently, a Shell service station containing 10 islands (20 pumps) and a vehicle repair shop occupies 698 Kingston Road. A Tim Horton's restaurant with a drive-through and an automatic car wash currently occupies 682 Kingston Road. Full movement access to and from the site is provided from Kingston Road and Whites Road (see Existing Site Layout, Attachment #2). Surrounding land uses include (see Air Photo Map, Attachment #3): North: Dunbarton High School and associated sports facilities and fields, and a recently constructed residential development consisting of 92 stacked townhouses. East: Across Whites Road, an automobile service station and convenience store (Petro -Canada and 7 -Eleven) and a 6 -storey residential apartment building. South: Across Kingston Road, an existing commercial building occupied by National Sports, and further south is the Highway 401 westbound on-ramp. West: Existing commercial development (Steeple Hill Shopping Centre) with various uses including, but not limited to restaurants, retail, grocery store, personal service uses and financial institution. 1.2 Applicant's Proposal Shell Canada Limited has submitted a rezoning application on behalf of the landowners requesting to repeal the two existing site-specific Zoning By-law Amendments (By-laws 1740/83 and 1825/84), and replace them with a new site-specific Zoning By-law to facilitate the redevelopment of the subject lands. The new service station will consist of 8 islands (16 pumps) weather protected by a 5.3 metre high canopy. The proposed 1 -storey commercial building containing a retail store (which will also handle gas purchases) and a restaurant with a drive-through facility (Tim Horton's) will be located along the westerly portion of the site. The commercial building will have a gross floor area of approximately 323 square metres. The drive-through facility is proposed to be located along the north and west sides of the commercial building. The plans also illustrate a 2 -bay automatic car wash facility at the north end of the site, with capacity for up to 9 vehicles in each stacking lane. Restricted right -in and right -out vehicular access is proposed from Whites Road and Kingston Road (see Previously Submitted Conceptual Site Plan, Attachment #4). Figure 1 on the next page is a conceptual 3D rendering of the proposed automobile service station. - 111 - PLN 08-20 June 15, 2020 Subject: 2718155 Ontario Inc., and R., S., and S. Doria (A 12/19) Page 3 Following the Statutory Public Meeting, Shell Canada revised the conceptual site plan to address the City's technical comments, by (see Revised Site Plan and Revised Elevations, Attachments #5 and #6): • increasing the vehicle stacking for the drive-through facility associated with the restaurant use to meet the City's drive-through stacking requirements; • reducing on-site vehicle parking in order enhance the landscaping at the corner of Kingston Road and Whites Road; and • providing for a noise wall and enhanced landscaping along the rear lot lines. Figure 1. Conceptual 3D Rendering of Proposed Shell Service Station An application for Site Plan Approval (S 04/20) is currently under review. 2. Comments Received 2.1 January 13, 2020 Statutory Public Meeting and written submission No members of the public attended the Statutory Public Meeting. Staff received one written comment from a resident requesting clarification as to how this development is impacted by the Kingston Road Corridor and Speciality Retailing Node Study. Key comments raised by members of Planning & Development Committee at the Statutory Public Meeting included: ensuring appropriate noise mitigation measures are implemented along the north lot line to minimize any noise impacts to the residents to the north and whether there was flexibility to relocate the pylon sign along Whites Road away from the residential development to the north. - 112 - PLN 08-20 June 15, 2020 Subject: 2718155 Ontario Inc., and R., S., and S. Doria (A 12/19) Page 4 2.2 City Departments & Agency Comments 2.2.1 Region of Durham • no objections with the rezoning application subject to the applicant satisfying the Region's noise and site contaminations requirements through the site plan approval process 2.2.2 Engineering Services Department • no objections to the proposed zoning by-law amendment application • technical matters related to grading, drainage, servicing, landscaping will be addressed through the site plan approval process 2.2.3 Durham District School Board • Durham District School Board has no objections to the proposal 2.2.4 Durham Catholic District School Board • Durham Catholic District School Board has no objections to the proposal 3. Planning Analysis 3.1 Proposed redevelopment conforms to the City's Official Plan Policies The City of Pickering's Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors" within the Woodlands Neighbourhood. This designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community. The Official Plan has additional policies related to retail gasoline outlets. These polices state that City Council may approve a site specific zoning by-law with appropriate provisions and restrictions, to permit a retail gasoline outlet in any land use designation expect Open Space — Natural Areas, provided: • the retail gasoline outlet maintains the goals, objectives and policies of the City's Official Plan; • the retail gasoline outlet obtains access from an arterial road as identified on Schedule II of the City's Official Plan; • the retail gasoline outlet is not located adjacent to or opposite a school; • the number of retail gasoline outlets is limited to a maximum of 2 outlets within 100 metres of any intersection; and • the retail gasoline outlet will not adversely affect the safe and convenient movement of pedestrian and vehicular traffic. The purpose of the rezoning application is a technical housekeeping amendment to harmonize and consolidate two separate site-specific zoning by-law amendments into a single by-law in order to permit the modernization of an existing automobile service station. - 113 - PLN 08-20 June 15, 2020 Subject: 2718155 Ontario Inc., and R., S., and S. Doria (A 12/19) Page 5 The proposed redevelopment has been designed to address the City's Official Plan policies. The additional landscaping and public art installation at the intersection of Whites Road and Kingston Road will further enhance the public realm at this intersection. The subject lands are accessed from 2 arterial roads (Kingston Road and Whites Road), and it is 1 of 2 gas stations within 100 metres of the Kingston Road and Whites Road intersection. Furthermore, the recommended site-specific zoning by-law will only permit a car wash facility adjacent to Dunbarton High School and locate the gasoline pumps and canopy closer to the corner of Kingston Road and Whites Road. Staff are satisfied that the proposal conforms to the polices of the City's Official Plan. 3.2 Noise impacts generated by the service station will be mitigated At the Planning & Development Committee meeting, a Committee member expressed a concern with the potential noise generated by the service station, and its impact on the residential dwellings to the north (Icon Homes). Shell Canada has submitted a Noise Impact Study to determine if any mitigation measures are required for potential noise generated by the automobile service station. The Study determined that a 2.4 metre high acoustical fence is required along the mutual property lines, between the subject lands and the recently constructed residential development immediately to the north. No additional mitigation measures are required. The Planning & Development Committee also requested the applicant to discuss the proposed development with Icon Homes to ensure site alteration along the mutual lot lines would not negatively impact the existing planting and fencing completed by Icon Homes. Shell Canada representatives met with representatives from Icon Homes on March 5, 2020 to review the landscaping plan along the mutual lot lines. Shell Canada is proposing trees and various shrubs along the mutual lot lines to screen the service station from the residential use, as well as erect a 2.4 metre high acoustical fence. Icon Homes has no objections with the fencing and proposed landscaping along the mutual property lines, but requests that any fencing on their property that is damaged during construction, be replaced immediately. 3.3 Proposed pylon sign along Whites Road to be further reviewed Shell Canada is proposing two pylon signs (or ground signs), one along Kingston Road and the second along Whites Road. Both signs are proposed to be setback a minimum of 3.0 metres from the lot lines. Staff have requested that the design of the pylon sign along Whites Road be sensitive to the residential development immediately to the north by reducing the height from 6.0 metres to 3.0 metres. By reducing the height, the illumination of the sign will not impact the residents adjacent to the site. The applicant has indicated that the design team will work with staff to address illumination and height concerns for the future pylon sign along Whites Road through the site plan review process. - 114 - PLN 08-20 June 15, 2020 Subject: 2718155 Ontario Inc., and R., S., and S. Doria (A 12/19) Page 6 3.4 Proposed drive-through facility has been reconfigured to ensure sufficient vehicular stacking Shell Canada has revised the conceptual site plan to meet the City's minimum drive-through facility stacking lane requirements. Originally, the conceptual site plan illustrated approximately four automobile stacking spaces before the order boards and approximately six automobile stacking spaces between the order board and the pick-up window. The City requires a minimum of eight vehicle stacking spaces before the order board and a minimum of four vehicle stacking spaces between the order board and pick up window. The Tim Horton's drive-through facility has been reconfigured to meet the City's minimum vehicle stacking requirements for restaurant drive-through facilities. 3.5 Enhanced public realm at the Whites Road and Kingston Road intersection The intersection of Whites Road and Kingston Road is a prominent intersection in the City, and is identified as a gateway into the Woodlands Neighbourhood. The intersection is also identified as a gateway intersection within the Draft Urban Design Guidelines for the Kingston Road Corridor and Speciality Retailing Node Study. A gateway can be signified by a distinctive public realm or built form. Shell Canada is committed to creating a focal point at the intersection by installing a public art piece, enhanced landscaping, pedestrian connections and upgraded building elevations. Originally, Shell Canada proposed a total of 27 vehicle parking spaces on-site, including 2 accessible parking spaces. Three of the parking spaces were parallel spots located close to the corner of Kingston Road and Whites Road. Staff requested these parking spaces be removed to achieve enhanced landscaping at the corner of Whites Road and Kingston Road. By removing these parking spaces: • the pylon signs can be relocated from a 0.0 metre setback to a 3.0 metre setback; and • a greater number of trees can be planted to provide shade for pedestrians and act as a buffer between the service station and the corner of Kingston Road and Whites Road. Shell Canada has agreed to install a public art feature at the intersection of Kingston Road and Whites Road. The final location, procurement and maintenance of the art piece will be discussed through the site plan approval process. In accordance with the City of Pickering's Public Art Policy, the design, commissioning and installation of the public art piece on private lands will be at the sole cost of the owner, subject to review and comments from the Public Art Committee and the Cultural Advisory Committee, and final approval by the City. 3.6 Technical matters will be addressed through site plan approval Detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but not limited to: • refine building design and materials; • finalize gateway features, including public art piece and landscaping; • review illumination plan to reduce impacts to the residential units to the north; • environmental site assessments; • construction management/erosion and sediment control; • drainage and grading; and • site servicing. - 115 - PLN 08-20 June 15, 2020 Subject: 2718155 Ontario Inc., and R., S., and S. Doria (A 12/19) Page 7 3.7 Zoning By-law be finalized and forwarded to Council for enactment The applicant is requesting a technical housekeeping amendment to facilitate the redevelopment of site. Staff support the rezoning application and recommends that By-law 3036 be further amended with a new site-specific implementing by-law and that the two existing site specific by-laws be revoked. It recommended the Draft Zoning By-law as set out in Appendix I to Report 08-20 be forwarded to Council for enactment. 4 Applicant's Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Recommended Draft Zoning By-law Amendment A 12/19 Attachments: 1. Location Map 2. Existing Site Layout 3. Air Photo Map 4. Previously Submitted Conceptual Site Plan 5. Revised Site Plan 6. Revised Elevations Prepared By: Original Signed By: Tanjot Bal, MCIP, RPP Planner II Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design TB:Id Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By: Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By: Tony Prevedel, P.Eng. Chief Administrative Officer - 116 - Appendix I to Report PLN 08-20 Recommended Draft Zoning By-law for Zoning By-law Amendment Application A 12/19 Draft The Corporation of the City of Pickering By-law No. XXXX/20 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, in Part Lot 29, Range 3, Broken Front Concession (Part 1, Plan 40R-5415 and Parts 2 to 5, Plan 40R-5809) in the City of Pickering. (A 12/19) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part Lot 29, Broken Front Range 3 (Part 1, Plan 40R-5415 and Parts 2 to 5, Plan 40R-5809) in the City of Pickering to permit a gas service station and associated uses, including a restaurant; And whereas an amendment to By-law 3036, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules I, II and III Schedules I, II and III to this By-law with notations and references shown thereon are hereby declared to be part of this By-law. 2. Area Restricted The provisions of this By-law shall apply to those lands in Part Lot 29, Range 3, Broken Front Concession (Part 1, Plan 40R-5415 and Parts 2 to 5, Plan 40R-5809), in the City of Pickering, designated "CA -1" on Schedule I to this By-law. 3. General Provisions No building, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 4. Definitions In this By-law, (1) "Automobile Service Station" means an establishment where vehicle fuels, lubricants and automobile -related accessories are offered for retail sales, and which may also include a Mechanical Car Wash, and accessory Retail Store, but shall not include facilities for the repair and maintenance of vehicles, or facilities for the repairing or painting of vehicle bodies. (2) "Building" means a structure occupying an area greater than 10 square metres and consisting of any combination of walls, roof and floor but shall not include a mobile home. - 118 - By-law No. XXXX/20 Draft Page 2 (3) "Building Height" means the vertical distance between the established grade, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height level between eaves and ridge. A penthouse, tower, cupola, steeple or other roof structure which is used only as an ornament upon or to house the mechanical equipment of any building shall be disregarded in calculating the height of such building. (4) "Grade" or "Established Grade" means the average elevation of the finished level of the ground adjoining all exterior walls of a building. (5) "Gross Leasable Floor Area" means the aggregate of the floor areas of all storeys above or below established grade designed for owner or tenant occupancy or exclusive use only, but excluding storage areas below established grade. (6) "Landscaped Area" means an outdoor area on a lot comprising trees, plants, decorative stonework, retaining walls, walkways, stairs or other landscape or architectural elements, excluding aisles and areas for loading, parking or storage of vehicles. (7) "Mechanical Car Wash" means an establishment where facilities are provided for the washing and cleaning of vehicles using production line methods employing mechanical devices wholly enclosed within a building. (8) "Restaurant — Type F" means a building or part of a building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises or off the premises, or both on and off the premises, and which may include a drive-through order and pick-up service. (9) "Retail Store" means a premises in which goods and merchandise are offered or kept for retail sale or rental to the public. (10) "Structure" means anything that is erected, built or constructed of parts joined together with a fixed location on the ground, or attached to something having a fixed location in or on the ground and shall include buildings, walls or any sign, but does not include fences below six feet in height or in ground swimming pools. 5. Provisions (1) Uses Permitted ("CA -1" Zone) No person shall, within the lands zoned "CA -1" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: a) Automobile Service Station b) Restaurant — Type F - 119 - By-law No. XXXX/20 Draft Page 3 (2) Zone Requirements ("CA -1" Zone) (3) No person shall within the lands designated "CA -1" on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: a) Building Location and Setbacks: (i) No building or part of a building, or structure shall be erected outside of the building envelope as illustrated on Schedule 11 attached hereto; b) Building Height (maximum): 7.0 metres c) Parking Requirements (minimum): (i) Parking spaces shall be a minimum of 2.6 metres in width and 5.3 metres in length, exclusive of any land used for access, maneuvering, aisles, driveways or similar purposes. (ii) For an Automobile Service Station, including the Mechanical Car Wash, there shall be provided and maintained on the subject lands a minimum of 10 parking spaces. (iii) For a Restaurant — Type F, there shall be provided and maintained on the subject lands a minimum of 5.0 parking spaces per 100 square metres of gross leasable floor area. (iv) Parking areas and drive aisles shall be permitted no closer than 3.0 metres from the front lot line and 2.0 metres from any other property line. Drive-through Facility Requirements: a) A maximum of 1 drive-through facility for a Restaurant — Type F is permitted on lands designated "CA -1", on Schedule I attached hereto. b) A drive-through queuing lane shall not be located between the building and any public street. c) A minimum of 8 vehicle queuing spaces before the order board and 4 vehicles queuing spaces between the order board and pick-up window shall be provided. (4) Special Regulations a) A minimum 3.0 metres wide landscaped area along Whites Road and Kingston Road shall be provided. - 120 - By-law No. XXXX/20 Draft Page 4 b) Despite the provisions of Section 5.(1) of this By-law, a Mechanical Car Wash is only permitted in the hatched area as shown on Schedule 111 attached hereto, c) The aggregate of the gross leasable floor area of the limited convenience retail store part of the Automobile Service Station and the Restaurant — Type F uses shall not exceed 350 square metres. 6. By-law 3036 (1) By-law 1740/83 and By-law 1825/84 as they each apply to the area set out in Schedule I attached to this By-law, are hereby repealed. (2) By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule 1 and II to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXXX day of XXXX, 2020. Draft Kevin Ashe, Deputy Mayor Draft Susan Cassel, City Clerk - 121 - Dunfair Street CA -1 CO LO ckoad co gs o Schedule I to By -Law XX/20 Passed This Day of )XXX 2020 Whites Road Deputy Mayor Clerk - 122 - T Dunfair Street 15.0m 10.0m oad 10.0m Schedule II to By -Law X0(/20 Passed This Day of )XXX 2020 Deputy Mayor Clerk - 123 - T Dunfair Street Schedule III to By -Law X0(/20 Passed This Day of )XXX 2020 Whites Road Deputy Mayor Clerk - 124 - T Attachment #1 to Report PLN #08-20 L\PLANNING\01-MapFlles\A12019\Al2-19- Shell Canada Ltd W12_19_Locatio Map_V2.mxd Sheppard Avenue Dunbarton / High School C 1 Dunbarton C. Pool 4 --C17-- Dunfair Street p / Dunbarton High � m iv o 1 SchoolSouth Subject � Lands o cC a% .. le, cu .- 11Frir 4\ , . ,,,- . 9 ainy Day Dri .......... 0. 4 woad Steep e Hill i Ngo\NM q0 1 ,A \ „ \ Location Map C4 4 File: A 12/19 PICKERING Applicant: 2718155 Ontario Inc., and R., S., and S. Doria City Development Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Department Pts 2-5, 40R-5809 (682 & 698 Kingston Rd) Date: May. 25, 2020 The corporation of the city of Pickering Produced on part) under license from :©Queens Printer. Ontario Ministry of Natural Resources. �rig h[s eserved.;© Her Majesty [he Gueen In ghts of Canada Oepadmen[ of Na[uml Resources. All rights reserved.; O Terane[ Enterprises Inc. and Its su ppllert all rights r-erved.; (n�Py Ass =men[ Corporation and Its su ppllers all rights reserved„ SCALE: 1:4,000 THIS IS NOTA PLAN OF SURVEY. L\PLANNING\01-MapFlles\A12019\Al2-19- Shell Canada Ltd W12_19_Locatio Map_V2.mxd Attachment #2 to Report PLN #08-20 'r 4 f ti ' •Vehicle ' Repair Car Wash 1 Shop r - 1 • 'I i- • i - a I - 1 IP I t+• • { {: • '• } r r Drive-throu•h ' • ''.' , Tim Horton's . ., It V ,� mir\ s i _ It•1 10 Islands (20 pumps), canopy and convenience store 690 Kingston Rc% pi5 l 491111101111°. ' 0 , ,K.r.lgsvn 11086 —.W. \ ..... ... \ .," Existing Site Layout 4 File No: A 12/19 PICKERI NG Applicant: 2718155 Ontario Inc., and R., S., and S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 City Development (690 Kingston Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. www DATE: May 19, 2020 L:\Planning\01-Map F i les\A\2019 ■ i r. Attachment #3 to Report PLN #08-20 _JIIPri. (e)1111,11111%1_ ' '--z- rrl erIrr- . ! • • In s_sirArtil- -IIL '•14.: • ma* a1)� .i & Weyburn Square -` --.. . . R.. '�, __ .. •. IAF • k1. �t •. Shadybrook Drive • T—J 1@etrIES pre, �'� -_ Daylight est*" nett Cattail Co•aEttMllOPFTeri -1 RainyDay,Drive lEttEln, trpror -0251751iteePiew Subject Lands C.,,riy 4 Air Photo Map File: Al2/19 PICKERING City Development Department Applicant: 2718155 Ontario Inc., and R., S., and S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (682 & 698 Kingston Rd) Date: May. 25, 2020 © The Cerperahen of the City of Rckenng Produced On part) under lmense from: © Queens Pnnter, Onta.o Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen In Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and Its suppliers all rights reserved.; Qfi.infWy Assessment Corporation and Its suppliers all rights reserved.; SCALE: ��: : pJ,000 J /Y THIS IS NOT A PLAN OF SURVEY. L \PLANNING\01-MapFlles\A\2019\A 12-19 - Shell Canada Ltd \A.12_19_AlnPhot .mxd Attachment #4 to Report PLN #08-20 L:\Planning\01-Map F i les\A\2019 ■ i-' ,o - i+� i, 2-bayoa�a« Automatic Car Wash co -� y Vacuum Area Underground Fuel Tanks Facility • II Drive-through: facility dasesaasss=sem /." - — *- ra - Convenience store --1 -' --- �- - Service Station and attached i .1 / (16 pumps and canopy) Tim Horton's Restaurant i--- , ---- m I1 -c I' Kingston Road - ' - 0 1111111 /11111116 — Previously Submitted Conceptual Site Plan C ly 4 File No: A 12/19 — PICKERI NG Applicant: 2718155 Ontario Inc., and R., S., and S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 City Development (690 Kingston Road) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. www DATE: May 19, 2020 L:\Planning\01-Map F i les\A\2019 ■ i-' Attachment #5 to Report PLN #08-20 MATFUNI oPoontrowesr LerlealliChA ERMA. TRU 9iPE,Are -- SWOOP r KINGSTON ROAD PICKERING City Development Department Revised Site Plan File No: A 12/19 Applicant: 2718155 Ontario Inc., and R., S., and S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (690 Kingston Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 13, 2020 L:\Planning\01-Map F i les\P,\2019 Attachment #6 to Report PLN #08-20 Proposed Convenience Store and Tim Horton's LETTBR FORMS 11-4,179 On LTTEq FOR. Nv rRA,SMRLD„ IGNS,u S[µ wertF MI=m — ALUMINUM aRCII nleE FIN STOREFRONT GLAZING , PANTEALAIN XI WINDOWS AND DOORS R.FRONT ELEVATION so Proposed Service Station Canopy BNIO im R uuNINV R.mNDow6,wb MORE. PnMTED RFb lill.P.FRAIAE FIN. 205 1200 TMP..-.. TTI'F CARPET FASCIA 11,1 SHELL WHITE CURVED FASCIA IN SNELLYELLOw INTERNAL , ILLUMINATED RED BAR DISPENSER NUMBERS — DISPENSER, REFER 70 CIVIL TTP BOLLARD, REFER TO CIVIL, TYP -- PUMP ISEAND; REFER 70 STRUCTURAL 1 FRONT ELEVATION A151 2 Scale 1 , 75 Proposed Car Wash ..03 CEMENT IomO • E W ITCNE IECTIVA {TE N1. FRONT ELEVATION EW.• w F FERE CEMENT SUING. Eau..E..cr 2ANE8A R EXTRUDED, {GrVCML GRED, RMOHT ELEVATION „E„I;eR.n� 000nra IeL.0 aEnnTCNENw I v,wre city PICKERING City Development Department Revised Elevations File No: A 12/19 Applicant: 2718155 Ontario Inc., and R., S., and S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (690 Kingston Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 19, 2020 L:\Planning\01-MapFiles\A\2019 - 130 - Cfy �t DICKERING Report to Planning & Development Committee Report Number: PLN 10-20 Date: June 15, 2020 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 01/19 Draft Plan of Subdivision Application SP -2019-01 Draft Plan of Condominium Application CP -2019-01 Marshall Homes (Finch) Ltd. Part of Lots 31 and 32, Concession 2 South, Now Parts 2 to 4 and 6, 40R-29566 and Part 2, 40R-29965 (North side of Finch Avenue, west of Rosebank Road) Recommendation: 1. That Zoning By-law Amendment Application A 01/19, submitted by Marshall Homes (Finch) Ltd., to facilitate a residential common element condominium development consisting of 42 lots for detached dwellings, on lands located on the north side of Finch Avenue, west of Rosebank Road, be endorsed subject to the provisions contained in Appendix I to Report PLN 10-20, and that staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment; and 2. That Draft Plan of Subdivision Application SP -2019-01, submitted by Marshall Homes (Finch) Ltd., to establish a single development block to facilitate a common element condominium, as shown on Attachment #6 to Report PLN 10-20, and the implementing conditions of approval, as set out in Appendix II, be endorsed. Executive Summary: The subject lands are located on the north side of Finch Avenue west of Rosebank Road within the Rouge Park Neighbourhood (see Location Map and Air Photo Map, Attachments #1 and #2). Marshall Homes (Finch) Ltd. has submitted applications for a Zoning By-law Amendment, a Draft Plan of Subdivision and a Draft Plan of Condominium to facilitate a residential common -element condominium development for detached dwellings, accessed through an internal private looped road from Finch Avenue (see Original Conceptual Plan, Attachment #3). The proposal was revised to incorporate additional lands that the applicant intends to acquire from Infrastructure Ontario, which will result in an increase in the total number of lots from 38 lots to 42 lots, a slight reduction in the minimum lot frontage for select internal lots, an increase the number of visitor parking spaces, and relocating the outdoor amenity area to a more visible location (see Revised Conceptual Plan, Attachment #4; Revised Draft Plan of Subdivision, Attachment #5; and Revised Draft Plan of Condominium, Attachment #6). - 131 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 2 (SP -2019-01, CP -2019-01, A 01/19) City Development staff are in support of the revised plan. The proposal conforms to the policies and density requirements of the City's Official Plan. The proposed site layout and design represents a logical and orderly development. The implementing zoning by-law provisions will result in a built form that is consistent with the Rouge Park Neighbourhood policies and is consistent with the Rouge Park Neighbourhood Development Guidelines (see Submitted Conceptual Elevations, Attachment #8). The proposed development will not preclude the development of the adjacent lands immediately to the east and will not compromise the completion of the conceptual road connection from Finch Avenue to Rougewalk Drive and Mahogany Court, as contemplated by the Official Plan and the Neighbourhood Guidelines. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 01/19, and Draft Plan of Subdivision Application SP -2019-01, including the conditions of draft plan approval. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands are located on the north side of Finch Avenue, west of Rosebank Road and south of the Canadian Pacific Railway (CPR) corridor within the Rouge Park Neighbourhood (see Location Map, Attachment #1). The subject lands comprise 4 properties having a combined area of 2.1 hectares with approximately 102 metres of frontage along Finch Avenue. The subject lands are currently occupied by 2 detached dwellings and 2 accessory structures, which are proposed to be demolished. The remaining lands are vacant with a cluster of trees within the northwest corner of the site that are also proposed to be removed to accommodate the development (see Air Photo, Attachment #2). Surrounding land uses include: North: Immediately to the north is the York/Durham truck sanitary sewer, and further north is the CPR corridor and the Enbridge Pipeline. East: Immediately to the east is a detached dwelling on a large lot. Further east is an established residential subdivision consisting of single and semi-detached dwellings fronting onto Rougewalk Drive and Mahogany Court. South: Across Finch Avenue are large residential lots fronting onto Finch Avenue that support detached dwellings, and further south is the Hydro Corridor. - 132 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 3 (SP -2019-01, CP -2019-01, A 01/19) West: Immediately to the west are lands owned by Infrastructure Ontario (10) that contain a woodlot. Further west is a property owned by the Region of Durham containing a water tower, and a large woodlot owned by 10. 1.2 Applicant's Original and Revised Proposal The applicant has submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium, to facilitate a residential common -element condominium development accessed through an internal private road. The Original Conceptual Plan, as shown on Attachment #3, illustrates 38 lots for detached dwellings, a private outdoor amenity area and 11 visitor parking spaces. Since the original submission of the applications, the applicant has entered into discussions with 10 to acquire an additional 0.145 of a hectare block of land immediately northeast of the subject lands. As a result of the additional lands being incorporated into the proposal and through collaboration between City staff, agencies and the applicant, the following key changes have been made (see Revised Conceptual Plan, Attachment #4; Revised Draft Plan of Subdivision, Attachment #5 and Revised Draft Plan of Condominium, Attachment #6): • the number of lots for detached dwellings has been increased from 38 lots to 42 lots • the number of visitor parking spaces has been increased from 11 spaces to 14 spaces • the most easterly vehicular access from Finch Avenue has been revised from a full access movement to a right-in/right-out access to the satisfaction of the Region of Durham • the outdoor amenity area immediately south of Lot 20 has been relocated to abut an inside corner of the private street in order to improve the visibility and access for residents • additional common element snow storage areas have been introduced • rear yard setbacks for interior lots, and lots abutting the easterly lot line, have been increased from 6.5 metres to 7.0 metres • the minimum lot frontage for 3 lots (Lot 21, 22 and 23) located in the north-westerly corner of the subject lands has been slightly reduced from 11.3 metres to 10.5 metres Attachment #7 to this report summaries the key details and zoning standards of the original and revised proposals. The development will be subject to site plan approval. 2. Comments Received 2.1 May 6, 2019 Statutory Public Information Meeting and Written Comments A Statutory Public Meeting and Open House was held on May 6, 2019 at which 4 members of the public attended the meeting and Open House. No residents spoke at the Statutory Public Meeting. However, 2 residents asked questions and raised concerns at the Open House. Additionally, written comments were received from 1 area resident. - 133 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 4 (SP -2019-01, CP -2019-01, A 01/19) The following is a summary of key concerns and comments: • the proposed plan does not have regard for the road pattern as contemplated by the neighbourhood development guidelines • a temporary cul-de-sac should be required at the north-east corner of the proposed development, which would allow for the future connection of the Rougewalk Drive extension westward • the proposed development does not have regard for the future development of the lands immediately to the east • concerned that the two proposed accesses to the site will create an adverse operational impact on Finch Avenue and may compromise the location of the westerly extension of Rougewalk Drive to Finch Avenue • requested that the applicant extend the required sanitary services east from Mapleview Court to service the proposed development to allow the existing dwellings along Finch Avenue that are currently on private services to have the opportunity to connect 2.2 City Departments & Agency Comments 2.2.1 Region of Durham • no objection to the proposal subject to the conditions of draft approval of the plan of subdivision and plan of condominium (common element) • the proposed development is consistent with Provincial Policy Statement policies that encourage the efficient use of land, infrastructure and planned public service facilities • the applications are generally in conformity with the objectives of the Growth Plan for the Greater Golden Horseshoe • the Regional Official Plan designates the subject lands as "Living Areas", which are intended to be used predominantly for housing purposes with a mix of housing types, sizes, and tenure • municipal water supply can be provided from the existing watermain on Finch Avenue and sanitary sewer servicing is available to be extended to the subject site from the existing sanitary sewer on Finch Avenue, west of Mapleview Court • as a condition of approval, the Region requires the applicant agree to implement all recommended noise attenuation measures and warning clauses of the Noise Impact Study, prepared by YCA Engineering, in the City's subdivision agreement • as a condition of approval, the Region requires that the applicant convey a road allowance widening to provide a minimum of 15.0 metres from the centerline of Finch Avenue • as a condition of approval, the Region requires the applicant to submit an archeological assessment and obtain Ministry of Tourism, Culture and Sport's clearance letter indicating all cultural heritage resource requirements at the site have been met - 134 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 5 (SP -2019-01, CP -2019-01, A 01/19) 2.2.2 City of Pickering Engineering Services Department • no objection to the proposal subject to the conditions of draft approval attached • the owner shall satisfy all requirements, financial and otherwise of the City of Pickering including, among other matters, the execution of a subdivision agreement between the owner and the City concerning the provision and installation of roads, services, grading, drainage, utilities, tree compensation, construction management, cash -in -lieu of parkland, noise attenuation, cost recovery and any other matters 2.2.3 Toronto and Region Conservation Authority (TRCA) • the southwesterly edge of the subject lands is regulated by the TRCA under O. Reg. 166/06 due to the presence of a wetland area of interference • portions of the lands along the north and west boundary are identified as "Significant Woodlands" and "Rouge Duffins Wildlife Corridor" under the City's Official Plan and an Environmental Impact Study was required to be prepared • TRCA has no objections to the proposal subject to the conditions of draft approval of the plan of subdivision provided 2.2.4 Durham District School Board • no objection to the proposed development • approximately 20 elementary students could be generated through the proposed development • students generated through this development will attend existing school facilities 2.2.5 Durham Catholic District School Board • no objections to the proposed development • students from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary Catholic Secondary School 2.2.6 Canadian Pacific Railway (CPR) • no objections to the proposed development • CPR requires that a clause be inserted in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling within 300 metres of the railway right-of-way, warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units; and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations - 135 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 6 (SP -2019-01, CP -2019-01, A 01/19) 3. Planning Analysis 3.1 The proposal is consistent with the policies of the Official Plan The subject lands are designated as "Urban Residential Areas — Low Density Areas" within the Pickering Official Plan, which provides for housing and related uses with a net residential density of up to and including 30 units per net hectare. The proposed development will result in a density of approximately 21 units per net hectare, which falls within the permitted density range of this designation. Portions of the subject lands along the north and west boundaries are designated "Open Space System — Natural Areas". The Natural Areas land use designation is further identified as "Significant Woodlands" and "Rouge Duffins Wildlife Corridor". An Environmental Impact Study is required for proposals within 120 metres of a natural heritage or hydrologic feature. The applicant has submitted a Scoped Environmental Impact Study (EIS), prepared by Savanta Inc., dated March 2020. The Study undertook an assessment of the quality and extent of natural heritage features found on and adjacent to the subject lands, and the potential impacts to these features from the proposed development. The Study concludes that there are no significant valleylands or woodlands on the subject property and confirms that the lands are not a habitat for fish or endangered/threatened species. TRCA has reviewed EIS and is satisfied with the conclusions of the Study. The Study provides recommended mitigation measures related to stormwater management and site grading that can be implemented in order to maintain and enhance the most important natural features and functions associated with the Rouge-Duffins wildlife corridor surrounding Petticoat Creek and Amberlea Creek Watersheds. The conditions of draft plan of subdivision approval contain requirements for the preparation and approval of site grading and stormwater management plans. As a part of the detailed design stage, the proposed mitigation measures will be implemented. The proposed residential development is consistent the policies of the City's Official Plan. 3.2 The proposal is consistent with the design objectives of the Rouge Park Neighbourhood Policies and Development Guidelines The Rouge Park Neighbourhood Policies and Development Guidelines establish goals and provide specific criteria to ensure lands are developed in a cohesive, well-designed neighbourhood. The Neighbourhood Policies discourage designs which require the use of reverse frontages, berms and significant noise attenuation fencing adjacent to Finch Road. The Neighbourhood Guidelines outline that a network of both public and private roads will be required within the developable area of the neighbourhood to provide for permeability and to facilitate efficient vehicular and pedestrian circulation. The Guidelines specify that for ground -related dwellings, such as detached dwellings, attention to a dwelling's relationship with the street is important. Accordingly, their design should consider the following principals: - 136 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 7 (SP -2019-01, CP -2019-01, A 01/19) • homes should feature prominent main entrances that are easily identifiable and visible from street; • homes should provide windows and doorways at the front face of the house to provide "eyes on the street"; • homes should offer an amenity area that accommodates opportunity for street -side interaction; and • garages should be scaled and integrated with the design of a house such that it is not the dominant aspect of the home. The proposal has been reviewed against both the neighbourhood polices and the Development Guidelines and the proposed zoning by-law provision will facilitate future detached dwellings that are in keeping with the established built form along Finch Avenue (see Submitted Conceptual Elevations, Attachment #8). Through the site plan approval process, staff will continue to work with the applicant to further review detailed urban design and architectural matters in accordance with the Rouge Park Neighbourhood Development Guidelines including: detailed building location and siting; internal pedestrian circulation and connections; internal landscaping and final design of the private amenity areas; architectural design and materials; and the location of community mailboxes, water meter room, hydro transformers, gas meters and other utilities. 3.3 Response to Key Concerns raised at the May 6, 2019 Public Meeting The table below summarizes the key concerns raised at the May 6, 2019 Planning & Development Committee meeting and staff's response. Concerns Staffs Response Ensuring the submission of As noted in Section 3.2 of this report, the applicant has submitted a Environmental Impact scoped Environmental Impact Study (EIS). Study to the satisfaction of TRCA has advised that they are satisfied with the recommendations the TRCA and City. of the EIS, which will be implemented through the detailed design, as a condition of draft plan of subdivision approval and the site plan approval process. The proposed plan does The road pattern as conceptually contemplated through the Official not have regard for the road Plan and Neighbourhood Guidelines can be achieved without pattern as contemplated by traversing through the subject lands. Neighbourhood Guidelines In February 2017, Medallion Developments requested a or for the future pre -consultation meeting for their lands at 450 Finch Avenue to development of the lands discuss a residential subdivision consisted of 28 single detached immediately to the east. dwellings fronting onto a proposed public road. The proposed public road will provide a road connection from Finch Avenue to Rougewalk Drive and Mahogany Court, as contemplated by the Official Plan and Neighbourhood Guidelines, without relying the subject lands. The proposed development of the subject lands will not preclude the future development of the lands immediately to the east (450 Finch Avenue). - 137 - Report PLN 10-20 Subject: Marshall Homes (Finch) Ltd. (SP -2019-01, CP -2019-01, A 01/19) June 15, 2020 Page 8 Concerns Staff's Response Requested the required sanitary services be extended west from Mapleview Court to allow the existing dwellings along Finch Avenue, which are currently privately serviced, to have the opportunity to connect. The proposed sanitary services will be extended westerly from Mapleview Court to the subject lands. The Region of Durham has confirmed that sanitary sewer servicing is available to be extended to the subject site from the existing sanitary sewer on Finch Avenue, which currently terminates west of Mapleview Court. The applicant's submitted Functional Servicing Report indicates that the sanitary sewer services will be extended easterly from its current termination. It will be the responsibility of the individual property owners to contact the Region to determine the costs, requirements and feasibility of connecting to the sanitary sewer, once extended to service the subject lands. Ensuring appropriate amenity areas. The proposal will be well served by private rear yards and a private amenity area. Outdoor amenity space requirements are sufficiently addressed by providing private rear yard for the proposed dwellings. In addition, a 240 square metre private outdoor amenity area is proposed immediately north of Lot 24. The applicant has provided a preliminary landscape plan demonstrating that the size and configuration of this amenity area can support a children's play area, landscaping, walkways and a covered seating area. The conditions of draft plan of subdivision approval contain a condition for the payment by the owner of cash -in -lieu of parkland. Ensuring the proposed accesses maintain the Region's minimum private access spacing requirements. The proposed development is supported by a looped private road which has access to Finch Avenue from two locations. The applicant has worked directly with the Region of Durham to revise the most easterly access onto Finch Avenue to restrict this entrance to a right-in/right-out movement only. The most westerly access remains a full movement access. The Region is satisfied with the proposed access location and will not compromise the location of the westerly extension of Rougewalk Drive to Finch Avenue. Ensuring the landowner pays its proportionate share of the cost of the Rouge Park Neighbourhood Study and the cost of the Finch Avenue Storm Sewer. The conditions of draft plan of subdivision approval contain a condition for the payment by the owner of their proportionate share of the cost for the Rouge Park Neighbourhood Study and Finch Avenue Storm Sewer. - 138 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 9 (SP -2019-01, CP -2019-01, A 01/19) 3.4 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be dealt with through the subdivision agreement and site plan approval process. These requirements will address matters such as, but not limited to: • drainage and grading • site servicing • noise attenuation • cash -in -lieu of parkland • tree compensation • requirements for Construction Management Plan • landscaping • resident, visitor and accessible parking spaces • emergency vehicle access • waste management collection • location of community mailboxes • location of water meter room, hydro transformers, gas meters and other utilities 3.5 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development Applications for standard and common element condominium are delegated to the Director, City Development for final approval. No further approvals are required at this time. 3.6 Conclusion The applicant's proposal satisfies the applicable Official Plan policies for the Rouge Park Neighborhood, and also addresses the applicable urban design requirements as established in the Rouge Park Development Guidelines. The applicant has worked with City staff and external agencies to address various technical requirements. Staff support Zoning By-law Amendment Application A 01/19 and recommend that the site specific implementing by-law, containing the standards set out in Appendix I to this Report be finalized and brought before Council for enactment. Staff recommends Council endorse Draft Plan of Subdivision SP -2019-01 as shown on Attachment #5 to the Report and the Conditions of Approval set out in Appendix II to this Report. 3.7 Applicant's Comments The applicant supports the recommendations of this report. - 139 - Report PLN 10-20 June 15, 2020 Subject: Marshall Homes (Finch) Ltd. Page 10 (SP -2019-01, CP -2019-01, A 01/19) Appendices Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/19 Appendix 11 Recommended Conditions of Approval for Draft Plan of Subdivision SP -2019-01 Attachments 1. Location Map 2. Air Photo Map 3. Original Conceptual Plan 4. Revised Conceptual Plan 5. Revised Draft Plan of Subdivision 6. Revised Draft Plan of Condominium 7. Summary of Key Details and Zoning Standards 8. Submitted Conceptual Elevations Prepared By: Original Signed By: Cody Morrison Planner II Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CM:Id Approved/Endorsed By: Original Signed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By: Kyle Bentley, P.Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By: Tony Prevedel, P.Eng. Chief Administrative Officer - 140 - Appendix I to Report PLN 10-20 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/19 - 141 - Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/19 That the implementing zoning by-law permit the establishment of single detached dwellings in accordance with the following provisions: 1. Permitted uses include Detached Dwellings, Accessory Dwelling Unit, Private Park and Water Meter Room 2. Maximum Number of Lots: 42 Lots 3. Minimum Lot Frontage: 11.3 metres, except for Lots 21 to 23, where a Minimum Lot Frontage of 10.5 metres is required 4. Minimum Lot Area: 300 square metres 5. Minimum Front Yard Setback: a) 4.5 metres to the front wall of the dwelling b) 6.0 metres to the front wall of the attached garage 6. Minimum Rear Yard Setback: a) Lots 1 to 11 and 30 to 42: 7.0 metres b) Lots 12 to 23 and 25 to 29: 6.5 metres c) Lot 24: 5.0 metres 7. Minimum Interior Side Yard Setback: 1.2 metres on one side & 0.6 metres on the other side. 8. Minimum Flankage Yard Setback: 2.5 metres 9. Maximum Lot Coverage: 50 percent 10. Uncovered deck, uncovered or covered porch, and uncovered steps are permitted to project a maximum of 2.0 metres into any required front yard or rear yard or half the distance of the required yard, whichever is less. 11. Window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, and other similar architectural features may be permitted in any required yard, provided that no such feature projects greater than 0.6 of a metre or half the distance of the required yard, whichever is less. 12. Maximum Building Height: 11.0 metres 13. A minimum of 1 Private Attached Garage per lot. - 142 - 14. Minimum Interior Dimensions of Private Garage: a) Width: 5.4 metres b) Length: 5.9 metres 15. Minimum 240 square metres for private park area (outdoor amenity area). 16. Minimum 2.0 parking spaces per detached dwelling plus an additional 1.0 parking space per Accessory Dwelling Unit and an additional 0.25 of a space per detached dwelling for visitors. 17. Maximum Accessory Dwelling Unit Size: 150 square metres 18. Provisions to permit model homes. - 143 - Appendix II to Report PLN 10-20 Recommended Conditions of Approval for Draft Plan of Subdivision SP -2019-01 Recommended Conditions of Approval for Draft Plan of Subdivision SP -2019-01 General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the Draft Plan of Subdivision, prepared by Design Plan Services, identified as Drawing Number 1677-64a, dated May 20, 2020, which illustrates one development block and two -blocks for a road widening. Region of Durham 2. That the Owner shall name the road allowance included in this draft plan to the satisfaction of the Regional Municipality of Durham and the City of Pickering. 3. That the Owner shall submit plans showing the proposed phasing to the Regional Municipality of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 4. That the Owner shall grant such easements as may be required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Regional Municipality of Durham. 5. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of this plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Regional Municipality of Durham. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Regional Municipality of Durham, and are to be completed prior to final approval of this plan. 6. That prior to entering into a subdivision agreement, the Regional Municipality of Durham shall be satisfied that adequate water pollution control plant and water supply capacities are available to the proposed subdivision. 7. That the Owner shall satisfy all requirements, financial and otherwise, of the Regional Municipality of Durham. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Regional Municipality of Durham concerning the provision and installation of sanitary sewers, water supply, roads and other Regional Services. 8. That the Owner shall convey sufficient road allowance widening to provide a minimum of 15.0 metre measured from the centreline of the right-of-way to the north street line across the total Finch Avenue frontage. - 145 - Recommended Conditions of Approval Page 2 (SP -2019-01) - Marshall Homes (Finch) Ltd. 9. That prior to the finalization of this plan of subdivision, the Owner shall provide satisfactory evidence to the Regional Municipality of Durham in accordance with the Region's Site Contamination Protocol to address site contamination matters. Such evidence may include the completion of a Regional Reliance Letter and Certificate of Insurance. Depending on the nature of the proposal or the findings of any Record of Site Condition (RSC) Compliant Phase One Environmental Site Assessment (ESA), an RSC Compliant Phase Two ESA may also be required. The findings of the Phase Two ESA could also necessitate the requirement for an RSC through the Ministry of the Environment, Conservation and Parks, accompanied by any additional supporting information. 10. That the Owner shall carry out an archaeological assessment of the subject property and mitigation and/or salvage excavation of any significant heritage resources to the satisfaction of the Ministry of Heritage, Sport, Tourism and Culture Industries. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Ministry of Heritage, Sport, Tourism and Culture Industries. 11. That the Owner shall agree in the City of Pickering Subdivision Agreement to implement the recommendation of the report, entitled "Environmental Noise Assessment — Revised, 390, 398, 402, 414, and 422 Finch Avenue" prepared by YCA Engineering dated May 2018, revised March 2020, which specifies noise attenuation measures for the development. The measures shall be included in the Subdivision Agreement and must also contain a full and complete reference to the noise report (i.e., author, title, date and any revisions/addenda) and shall include warning clauses identified in the study. Subdivision Agreement 12. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M -Plan 13. That the Owner submits a Draft 40M -Plan to the satisfaction of the City Development Department. Land Acquisition 14. That the Owner shall provide a land transfer certificate to the satisfaction of the City Development Department confirming that the Owner has acquired title to the lands legally described as Part of Lot 31, Concession 2 South, Now Part 5, 40R-29566 from Infrastructure Ontario which forms Part of Block 1 as identified on the Draft Plan of Subdivision, prepared by Design Plan Services. - 146 - Recommended Conditions of Approval Page 3 (SP -2019-01) - Marshall Homes (Finch) Ltd. Street Names 15. That street names and signage be provided to the satisfaction of the Region of Durham and the City. Development Charges & Development Review & Inspection Fee 16. That the Owner satisfies the City financially with respect to the Development Charges Act. 17. That the Owner satisfies the City with respect to payment for engineering review fees, lot grading review fee and inspection fees. Architectural Control 18. That the Owner submits preliminary model designs for sale to be reviewed and approved by the City's Urban Design Review Consultant. The Owner will be responsible for the City's full cost of undertaking this review. Pre -Condition Survey 19. That the Owner submits a pre -condition survey for 402 Finch Avenue to the satisfaction of the City. The surveys must be prepared by a qualified professional and must be undertaken prior to any site works commencing. Cost Recovery 20. That the Owner satisfies the City with payment in the amount of $1,066.00 for their proportionate share of the preparation of the Rouge Park Neighbourhood Study. 21. That the Owner satisfies the City with payment in the amount of $26,143.20, for their proportionate share for the installation of the Finch Avenue storm sewer from Rosebank Road to Napanee Road. Stormwater 22. That the Owner satisfies the Director, Engineering Services respecting the stormwater drainage and management system to service all the lands in the subdivision and any provision regarding easements. 23. That the Owner satisfies the Director, Engineering Services for contributions for stormwater maintenance fees. 24. That the Owner satisfies the Director, Engineering Services for the design and implementation of stormwater management facilities and easements for outfalls and access to the outfalls. - 147 - Recommended Conditions of Approval Page 4 (SP -2019-01) - Marshall Homes (Finch) Ltd. Grading 25. That the Owner satisfies the Director, Engineering and approval of a Grading Control Plan. 26. That the Owner satisfies the Director, Engineering from abutting landowners for all off-site grading. Geotechnical Investigation Services respecting the submission Services respecting authorization 27. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a geotechnical investigation. Fill & Topsoil 28. That the Owner acknowledges that the City's Fill & Topsoil Disturbance By-law prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site. No on-site works prior to the City issuing authorization to commence works is permitted. Construction/Installation of City Works & Services 29. That the Owner satisfies the Director, Engineering Services respecting the construction of roads, storm sewers, sidewalks and boulevard designs through the submission and approval of a Site Servicing Plan. 30. That the Owner satisfy the City respecting arrangements for the provision of all services required by the City. 31. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 32. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Owner. Phasing & Development Coordination 33. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Dedications/Transfers/Conveyances 34. That the Owner conveys to the City, at no cost, all road allowances with the proper corner roundings and sight triangles. - 148 - Recommended Conditions of Approval Page 5 (SP -2019-01) - Marshall Homes (Finch) Ltd. Easements 35. That the Owner conveys, to the satisfaction of the City, at no cost, any required easement for works, facilities or user rights that are required by the City. 36. That the Owner conveys any easement to any utility provider to facilitate the installation of their services in a location(s) to the satisfaction of the City and the utility provider. 37. That the Owner arranges, at no cost to the City, any easements required on third party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request any time after draft approval. Construction Management Plan 38. That the Owner satisfies the City respecting the submission and approval of a Construction Management/Erosion & Sediment Control Plan; with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls as per the City's Erosion & Sediment Control Guideline for Urban Construction; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and construction and ensuring that such locations will not impede the flow of traffic or emergency vehicles on existing streets, or the proposed public street; (iii) assurance that the City's Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. Fencing 39. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 40. That the Owner agrees to install a 1.8 metre high board -on -board wood privacy fence along the east, west, and south property lines, where there is adjacent existing residential lot fronting onto Finch Avenue. - 149 - Recommended Conditions of Approval Page 6 (SP -2019-01) - Marshall Homes (Finch) Ltd. 41. That the Owner agrees to install a 2.4 metre acoustical fence in the locations recommended in the Environmental Noise Assessment — Revised, 390, 398, 402, 414, and 422 Finch Avenue, prepared by YCA Engineering Limited, dated May 2018, revised March 2020. 42. That the Owner agrees to install a 1.8 metre high chain-link fence along the east and west property lines, where the lands abut another property and an acoustic fence is not required. Landscaping 43. That the Owner satisfies the Director, Engineering Services respecting the submission and approval of a Street Tree -Planting Plan. 44. That the Owner satisfies the Director, Engineering Services with the submission of a tree preservation plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a Preliminary Grading Plan. Tree Compensation 45. That the Owner agrees that prior to final approval of the draft plan, or any phase thereof, compensation for the loss of tree canopy will be required either through replacement planting or cash -in -lieu, to be paid to the City of Pickering. In accordance with Council Resolution #387/18, approved on January 15, 2018, tree removal compensation is to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of trees to the satisfaction of the Director, Engineering Services. Engineering Plans 46. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the plans coordinate the driveway, street hardware and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/siting and architectural design statement can be achieved. 47. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things: city services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, tree planting; and financially -secure such works. - 150 - Recommended Conditions of Approval Page 7 (SP -2019-01) - Marshall Homes (Finch) Ltd. Noise Attenuation 48. That the owner agrees in the subdivision agreement to implement noise control measures and warning clauses as recommended in the "Environmental Noise Assessment — Revised, 390, 398, 402, 414, and 422 Finch Avenue", prepared by YCA Engineering Limited, dated May 2018, revised March 2020. Parkland Dedication 49. That the Owner satisfies the City with respect to the payment of cash -in -lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 50. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City's Fire Services Department. Model Homes 51. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all requirements of the siting and architectural design statement. Canada Post 52. That the Owner agrees to include on all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 53. That the Owner agrees to consult with Canada Post Corporation to determine suitable location for the placement of Community Mailbox and to indicate these locations on appropriate servicing plans. 54. That the Owner agrees to provide an appropriately sized sidewalk section (concrete pad) for the Community Mailbox to be placed on, any required walkway across the boulevard and any required curb depression for barrier free access. 55. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox location. Toronto and Region Conservation Authority (TRCA) 56. The Owner shall apply for and receive a TRCA permit under O. Reg. 166/06 prior to any grading or development taking place in the regulated area of the property. - 151 - Recommended Conditions of Approval Page 8 (SP -2019-01) - Marshall Homes (Finch) Ltd. 57. The Owner shall prior to the initiation of the installation of servicing and prior to the registration of the Draft Plan of Subdivision or Condominium submit a detailed engineering submission illustrating implementation of the water quality and low impact development strategies identified in the FSSR. Canadian Pacific Railway (CP Railway) 58. That the Owner shall insert a warning clause in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling within 300 metres of the railway right-of-way, warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units; and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations. Other Approval Agencies 59. That any approvals which are required from the Region of Durham, the TRCA, CP Railway or any utility for the development of this plan be obtained by the Owner and upon request written confirmation be provided to the City as verification of these approvals. - 152 - Attachment #1 to Report #PLN 10-20 16111111% 0 •0 .•••••• . •• ••• • •••..• •••• ••••.• .•,••►••• r �••••� .•� ►•••••. z � Gao\e I�1 Subject Lands Hydro Corridor _Finch Avenue Hydro Corridor -a 0 C Q 0 0 3 0 i --- sequin_ Park Amber ea Road I I I111 C Location Map File: SP -2019-01, CP -2019-01, and A01/19 a/ PICKERING City Development Department Applicant: Marshall Homes (Finch) Ltd. Property Description: Pt of Lt 31 & 32, Con 2 South, Now, Pts 2-6, 40R-29566 and Pt 2, 40R-29965 Date: Dec. 17, 2019 © The Corporation of the City of Pickering Produced(in part) under license ©Queens Pnnter,Ontano Ministry of Natural Resources- All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.;(ryunffllIll Forty Assessment Corporation and its suppliers all rights reserved., L J SCAL: �:C'000 THIS IS NOT A PLAN OF SURVEY L, PLANNING \ 01-MapFiles SP12019 \ SP -2019-01, CP -2019-01 8 A001-19 Marshall Homes \SP -2019-01 LocationMap. mxd 1 Attachment #2 to Report #PLN 10-20 6-1,4 Air Photo Map File: SP -2019-01, CP -2019-01, and A01/19 PICKERING City Development Department Applicant: Marshall Homes (Finch) Ltd. Property Description: Pt of Lt 31 & 32, Con 2 South, Now, Pts 2-6, 40R-29566 and Pt 2, 40R-29965 Date: May. 11, 2020 © The Corporation of the City of Pickenng Produced On part) under Ilcense from, © Queens Pnnter, Ontano Ministry of Natural Resources. All rights reserved.;® Her Majesy the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; ® Teranet Enterprises Inc. and its suppliers all rights reserved.; ifiu n1.11Prsarty Assessment Corporation and its suppliers all rights reserved.; ^ ^ LE: : C J ro00 SCALE: THIS IS NOT A PLAN OF SURVEY. L \PLANNING\01-MapFlles\SP\2019\SP-2019-01, CP -2019-01 & A001-19 Marshall Horses \SP-2019-01_AlrPhoto. mxd Attachment #3 to Report #PLN 10-20 • •••• PROPOSED : ACOUSTIC FENCE i•, 1 n ug - PROPOSED ACOUSTIC 12 FENCE e1 LI_ 411 . 41tLLr�°* rF1" 25 10111340 11 26 ■ II 8 IL- 110 Sr 2e 1 I I= n .■ 1111 � '3 e r 4 6 L -i ar . 5 e ,o e - e i - 78 ee _ 31 3 t ! o e e 2 1 34 El A J PROPOSED AC �� ACOUSTIC ME% el ' e, Oe - r..rrl_kkkA - irk- Ai FINCH AVENUE Original Conceptual Plan 01y ° File No: SP -2019-01, CP -2019-01 & A01/19 P 1 C KE RING Applicant: Marshall Homes (Finch) Ltd City Development Property Description: Part of Lots 31 & 32 Concession 2 South Now Parts 2-4 and 6, 40R-29566 and Department Part 2, 40R-29965 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE Apr. 4, 2019 w Attachment #4 to Report #PLN 10-20 22 ra59 21 ti 22 19 2T IS Ir.55 � �r }f. - r• • 4 r2<i.e'4 L.e.L.ielL4L/U 13 i1nor 7205 J2.57 rdn Aft ACol FINCH AVENUE PICKERING City Development Department Revised Conceptual Plan File No: SP -2019-01, CP -2019-01, and A01/19 Applicant: Marshall Homes (Finch) Ltd. Property Description: Pad of Lot 31 & 32, Con 2 South, Now Parts 2-6, 40R-29566 and Part 2, 40R-29965 (Finch Avenue) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 14, 2020 L:\Planning\01-MapFiles\SP\2019 - 156 - Attachment #5 to Report #PLN 10-20 CANADIAN PACIFIC RAILWAY LANDS • CPN' N �Sh PC.°Go FAR' 9.01. _3 9 Atli •$0 M5R4452 ,15q91'4 C ■ PART 5 :. 1 • r , PAR- 21 fivad imp*, ■■_■ Block 3 Ropd Wldif9� 0.01 LO( BlocI 1 l Res! 0 42u'` 2.03 ha I ium 0.25E ■• Block 2 Road Widening a Jr* a41 R ■ fl IhTw"mven u 1 18(.x) ao5a(1l r) PICKERING City Development Department Revised Draft Plan of Subdivision File No: SP -2019-01, CP -2019-01, and A01/19 Applicant: Marshall Homes (Finch) Ltd. Property Description: Pad of Lot 31 & 32, Con 2 South, Now Parts 2-6, 40R-29566 and Part 2, 40R-29965 (Finch Avenue) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 21, 2020 L:\Planning\01-MapFiles\SP\2019 - 157 - Attachment #6 to Report #PLN 10-20 CANADIAN PACIFIC RAILWAY LANDS f � z er �F A�Ft�Af r 44 17141001 l lAI lk1, fi=9Q.3 7i A=29.99 C-29.99 144,a"Oi'55"f 23 lob ■ ;" Arne Ar ✓ nd , R=846.<9 4=25.44 C=2648 N,i'f3'55"E a.92 s- 386.49 9=21. 9' C=31 is 9=989.49 A=49.86 2=49.85 N_6'S i'4q"F 20 19 10.9 fr n ty tau r� 78 • • • 0 t1 07.0 6 >.5 'NON h5 _Lt1*IP1. aph.i Ilio.{H=R .i, F I n c n A v e nt e 9. ,1, T,,.E55 s PICKERING City Development Department Revised Draft Plan of Condominium File No: SP -2019-01, CP -2019-01, and A01/19 Applicant: Marshall Homes (Finch) Ltd. Property Description: Pad of Lot 31 & 32, Con 2 South, Now Parts 2-6, 40R-29566 and Part 2, 40R-29965 (Finch Avenue) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 13, 2020 L:\Planning\01-MapFiles\SP\2019 - 158 - Attachment #7 to Report #PLN 10-20 Summary of Key Details and Zoning Standards - 159 - Original Proposal Revised Proposal Net Residential Density 18 units per net hectare 21 units per net hectare Lot Frontages Ranging between 11.3 metres and 16.1 metres Ranging between 10.5 metres and 23.1 metres Lot Area Minimum 320 square metres Minimum ranging between 300 square metres and 440 square metres Building Height 3 storeys (11.5 metres approximately from the established grade to the mid -point of the peaked roof) 11.0 metres Front Yard Setback Setback to building: 4.5 metres Setback to garage: 6.5 metres Setback to building: 4.5 metres Setback to garage: 6.5 metres Side Yard Setbacks Interior Side Yard: 1.2 metres on one side & 0.6 of a metre on the other side Flankage Side Yard: 2.5 metres Interior Side Yard: 1.2 metres on one side & 0.6 of a metre on the other side Flankage Side Yard: 2.5 metres Rear Yard Setback Minimum 6.5 metres Minimum ranging between 5.0 and 7.0 metres Coverage 50 percent 50 percent Vehicular Parking Resident: 4 spaces per unit (2 spaces within a garage and 2 spaces on the driveway) Visitor: 11 spaces at a minimum rate of 0.25 spaces per unit Resident: 4 spaces per unit (2 spaces within a garage and 2 spaces on the driveway) Visitor: 14 spaces at a minimum rate of 0.25 spaces per unit Common outdoor Amenity Area 252 square metres 240 square metres - 159 - Attachment #8 to Report #PLN 10-20 Wier •11.1t—_ 111 11 =■:I■= 111 11 ■■■ 11 111 11 .;;I■I■■1■I■I■I, 111 ■■■ ,. �� in in■ ■■■ ■■■ ❑❑❑ ❑❑❑ ❑ ❑ ❑❑■' immInni SII II I II imiir 1 :. •I • N_I. . I;LiI■1■1■I■1■1■I Ip 111111r1 111111 • .��.j= mil I■I■I■I■ ■1■ n 3105 - 'A' 3106 - Effi 3108 - 'A' PICKERING City Development Department Submitted Conceptual Elevations File No: SP -2019-01, CP -2019-01, and A01/19 Applicant: Marshall Homes (Finch) Ltd. Property Description: Part of Lot 31 & 32, Con 2 South, Now Parts 2-6, 40R-29566 and Part 2, 40R-29965 (Finch Avenue) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 14, 2020 L:\Planning\01-Map F i les\S P\2019 Cfy �t DICKERING Report to Planning & Development Committee Report Number: PLN 11-20 Date: June 15, 2020 From: Kyle Bentley Director, City Development & CBO Subject: Proposed Telecommunication Tower Installation The Regional Municipality of Durham Installation #68 3660 Sideline 26 Recommendation: 1. That the Region of Durham be advised that City Council does not object to the 36.0 metre high telecommunication tower installation proposed to be located at 3660 Sideline 26, based on the design and other details submitted with this request. Executive Summary: To support its operation of water supply plants, pumping stations and potable water storage reservoirs in Seaton, the Region of Durham is proposing to erect a 36.0 metre high tripole lattice style telecommunication tower at the future Seaton water reservoir and pumping station site (known as the Zone 4 water reservoir and Zone 5 pumping station). The telecommunication tower will facilitate radio communication between this new reservoir site with an existing communication tower at the Region's Cherrywood Reservoir site. The subject lands to be leased from Transport Canada are located at the northwest corner of Sideline 26 and Highway 7. Since the submission of the initial proposal, the Region has completed their public consultation process in accordance with Industry Canada requirements and the City's Radiocommunication and Broadcasting Antenna System Protocol. The Region of Durham has advised that no public or agency comments were received. The Region is requesting that City Council provide a statement of concurrence in support of the installation. City staff are supportive of the proposed installation. This telecommunication tower will assist the Region of Durham with providing improved operations efficiency, regulatory compliance, and response times in an event of an emergency. Staff recommends that the Region of Durham be advised that Council does not object to the proposed tower. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. - 161 - PLN 11-20 June 15, 2020 Subject: Proposed Telecommunication Tower Installation #68 Page 2 1. Background 1.1 Property Description The subject property is currently owned by Transport Canada, located on the north side Highway 7 bounded by Sideline 26 to the east and Sideline 28 to the west, and has an area of approximately 42.7 hectares. An agreement is being finalized to lease approximately 9.15 hectares of the eastern portion of the subject property to the Region of Durham. The proposed telecommunication tower is located at the northwest corner of the lands to be leased, with access to the future compound along Sideline 26 (see attached Air Photo Map, Attachment #1). Agricultural uses currently surround the subject lands to be leased. The lands are designated as "Prime Agricultural Area" within the City's Official Plan and are currently zoned "A" — Rural Agricultural within Zoning By-law 3037, as amended. 1.2 Applicant's Proposal The City has received building permit applications for the subject site to construct the Region of Durham's Seaton Zone 4 water reservoir and Zone 5 pumping station. The purpose of the proposed telecommunication tower is to facilitate radio communication between this new reservoir site with an existing telecommunication tower at the Region's Cherrywood Reservoir site. The remote communications that are installed on this tower will assist the Region of Durham with providing improved operations efficiency, regulatory compliance, and response times in an event of an emergency. The Region of Durham is proposing to erect a 36.0 metre high tripole lattice -style telecommunication tower in the northwest corner of the site to be leased. The tower will be incorporated into a larger site plan, which includes the water reservoir and pumping station with access to the site along Sideline 26 (see Proposed Site Plan, Attachment #2, and Submitted Elevation Plan and Layout, Attachment #3). Public access to the entire reservoir site will be controlled with chain link fencing. 2. Comments Received 2.1 Public Notification has been completed The Region of Durham has completed the public consultation in accordance with the City's Cell Tower Protocol. As this proposal is located in a rural area, the minimum circulation radius of 500 metres from the tower location was applied. A total of 4 property owners were notified by mail. Only 1 property within the 500 metre circulation radius is a privately owned property (Brunswick Hill Cemetery). However, the applicant was unable to circulate directly to this property owner despite confirming the mailing address with City staff, multiple mailing attempts resulted in returned packages. Newspaper notifications were placed in the December 19, 2019 and December 26, 2019 editions of the News Advertiser. - 162 - PLN 11-20 June 15, 2020 Subject: Proposed Telecommunication Tower Installation #68 Page 3 The applicant has advised that no written comments were received as a result of the public circulation (see Applicant's Public Consultation Summary Report, Attachment #4). No comments were received from City departments or agencies as well. 3. Assessment of the Proposal against the City's Cell Tower Protocol The City's Telecommunication Tower Protocol (the Protocol) was established to provide direction for proponents on the location and design of antenna towers and provides criteria for staff, in order to assess a proposal. City Development staff have reviewed the proposed cell tower against the location and design criteria of the City's Protocol. 3.1 Co -location opportunities have been examined The installation and creation of separate, stand alone, radio communications towers and broadcasting facilities is discouraged unless all other co -location options have been explored and are considered unfeasible. The Region has advised that there are no suitable towers/structures within their search area given the purpose of this telecommunication tower. With Regional approval, future co -location on the proposed tower can be accommodated where appropriate and feasible. 3.2 Proposed Tower Location and Design is Acceptable The Region has indicated that the telecommunication tower height has been minimized as much as possible to reduce the visual impact and has minimal land use conflict with the surrounding properties. The tripole lattice -style design is acceptable given the current rural nature of the surrounding area. No residential properties are within the 500 metre circulation radius of the subject property as majority the surrounding lands are owned by Transport Canada. Furthermore, the subject property is located north of the Seaton Innovation Corridor, and it will be adequately buffered from the Seaton residential areas. North of the subject property are lands designated as Prime Agricultural or Natural Areas with the Proposed Airport Site overlay. The applicant has consulted with Transport Canada with regards to the telecommunication tower's impact on a potential future airport, and no comments were provided. Given the context of the site and the efforts already made to reduce the visual impact of the tower, the location and design of the proposal is acceptable. Staff support the proposed location of this telecommunication tower as it will assist the Region in improving their operations, process monitoring, water delivery and response times in the event of an emergency. 4. Conclusion Staff recommend that City Council endorse the recommendation in this Report as the installation satisfies the requirements of the City's Telecommunications Tower Protocol. - 163 - PLN 11-20 June 15, 2020 Subject: Proposed Telecommunication Tower Installation #68 Page 4 Attachments: 1. Air Photo Map 2. Proposed Site Plan 3. Submitted Elevation Plan and Layout 4. Public Consultation Summary Report Prepared By: Approved/Endorsed By: Original Signed By: Original Signed By: Felix Chau Planner I Original Signed By: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design FC:Id Catherine Rose, MCIP, RPP Chief Planner Original Signed By: Kyle Bentley, P.Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By: Tony Prevedel, P.Eng. Chief Administrative Officer - 164 - Attachment #1 to Report #PLN 11-20 PT p Proposed Telecommunications Tower Lands to be Leased Cly e� PICKERING City Development Department Air Photo Map File: Installation #68 Applicant: Region of Durham Property Description: Pt Lot 27, Con 6, DPW #251 Now, Part 1 of 40R-30488 (3660 Sideline 26) Date: May. 27, 2020 m The Corporation of the City of Pickering Produced (in part) under license from: ® Queens Punter, Ontario Ministry of Natural Resources. SCALE.1:10,000 All rights reserved.;® Her Majesy the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; A Teranet Enterprises Inc. and its suppliers all rights reserved.; Jn P ty Assessment Corporation and its suppliers all rights reserved.; THIS IS NOTA PLAN OF SURVEY. _ Attachment #2 to Report #PLN 11-20 PICKERING City Development Department Proposed Site Plan File No: Installation #68 Applicant: Region of Durham Property Description: Pt Lot 27, Con 6, DPW #251 Now, Part 1 of 40R-30488 (3660 Sideline 26) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 13, 2020 L:\Planning\01-MapFiles\S\CommunicationTowers - 166 - Attachment #3 to Report #PLN 11-20 Elevation: 36.0 m EL 38,58 m EL: 3.05 m EL: 0.00 m 183 rA ►l rA rA ►:I ►wI ►1 bI ►:I (•f )6741 ►d hiMr MI ,.VA I♦�� I♦ REFERhowl 25.79K 4 18.1K 115K 115FOR C COMMUNICATIONS and I-115 FOR COMMUNICATIONS DETAILS AND PART NUMBERS - REFER TO TABLE 2 ON THIS DRAWING FOR ANTENNA DETAIL$. ANTENNA NO. 1 IS TO BE INSTALLED UNDER THIS CONTRACT. THE VENDOR 35 TO MARE PROVISIONS FOR INSTALLATION OF FUTURE ANTENNAE NO. 2, 3.4. E 03 h BM '135.7 k -fl 1.8K E E ■■■■■■■I!!■■■■■■■■ ■■■■■■■ra.aa»■■■■■■■ ■■■■■■■DliiirJ■■■■■■■ ■■■■■■■I/II ►\■■■■■■■ ■■■■■■E■n■u■■■■■■ ■■■■■■II ■11■\\■■■■■PI ■■■■■i■■n■■\■■ice■ ■■uu■�/I►\IIMMi■gIIi■■ IIIMM I'■■iiMIili\ \\■■■ ■■I!IPBRI■■11■■\`\RIMMI wriaciimENENENNEraimaim ■►kigJ ■■■■■■■■■IlI/J■ ■■Irl■■■■■n■■■■■iill■■ ■■.i■■■■■n■■■■■r■■SI 0.1 ■■uI■■■■■11■■■■■[■■■ ■■uI■■■■■11■■■■■l■■■I PROVIDE A COMPLETE LIGHTNING GROUNDING SYSTEM FOR THE COMMUNICATION TOWER, INCLUDING GROUNDING RODS, AERIAL TERMINALS. CONDUCTORS AND COMPRESSION CONNECTIONS. REFER TO SPECIFICATION 26 41 13 - LIGHTNING PROTECTION FOR STRUCTURES AND TO DRAWING 5-503 FOR GROUNDING DETAILS. TOWER PROFILE FOR 36.58m MA10 TOWER (MA120L140) N.TB. 1930mm C/C 3658mm PLAN VIEW- BASE FOUNDATION FOR 36.58m MA10 TOWER (MA120L140) N.T.S. COMMUNICATIONS 70WER 76mm MIN- CONC. COVER (TYP.) 12-25M REBAR EQUALLY SPACED C 319mm 0/C & BIW TYP. 2 LEVELS PICKERING City Development Department Submitted Elevation Plan and Layout File No: Installation #68 Applicant: Region of Durham Property Description: Pt Lot 27, Con 6, DPW #251 Now, Part 1 of 40R-30488 (3660 Sideline 26) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: May 13, 2020 L:\Planning\01-MapFiles\S\CommunicationTowers - 167 - Attachment #4 to Report #PLN 11-20 Consulting Activity Summary Communication Tower at Seaton Reservoir and Pump Station Prepared by the Region of Durham May 21, 2020 Please find summary of consulting activities in chronological order for Communication Tower at Seaton Reservoir and Pumping station. • The Region submitted completed application for the Region's Communications Antennae at the Seaton Reservoir and Pumping Station on October 29, 2019. • The Region sought the City of Pickering direction on public consultation protocol. The Region followed the City's direction to publish the advertisement on the local newspaper and sending mail -outs to neighbors in 500 metre circulation. • The Region has received the mailing list from the City of Pickering on November 22, 2020. • The Region has contacted Transport Canada and Ontario Ministry of Infrastructure to obtain tenants contact information. The following mailing list was developed after thorough investigation. Number Mailing Address 1. 98 Hill Country Dr., Stouffville, ON, L4A 3T2 2. 3750 Sideline 26 Rd., Claremont, ON, L1Y 1A2 3. 3625 Sideline 26 Road, Claremont, ON, L1Y 1A2 4. 3705 Sideline 26, Claremont, ON, L1Y 1A2 5. 259 Ridge Rd. E., Grimsby, ON, L3M 4E7 6. 3920 Sideline 28, Pickering, ON, L1Y 1A2 7. 7 Fairgrounds Lane, Sunderland, ON, LOC 1H0 8. 680 Highway 7, Locust Hill, Ontario, LOH 1J0 9. Province of Ontario Minister of CIO Infrastructure Ontario Property 1 Dundas Street West, Suite 2000 Toronto, ON M5G 2L5 10. Brunswick Hill Cemetery c/o Ruth Hutchings RP#1 Locust Hill, ON LOH 1J0 • The Region developed Public Notice and Information package for the neighbors in collaboration with the city of Pickering. The packages were mailed in early December 2019 to neighbors and they were advised to direct their questions or concerns regarding Proposed Communication Tower at the Seaton Reservoir and Pumping Station by January 20, 2020. - 168 - • The following neighbor could not be reached after a courier company multiple failed attempt to deliver the package. The address was not valid. Brunswick Hill Cemetery c/o Ruth Hutchings RR#1 Locust Hill, ON LOH 1J0 • The public notice was published twice on Pickering Local Newspaper on December 19, 2020 and December 26, 2019 and advised public to direct their comments by January 20, 2020 to the Region of Durham's project manager. • The Region of Durham confirmed on April 22, 2020 that no comments has been received from public or neighbors regarding the Proposed Communication Tower at the Seaton Reservoir and Pumping Station in the City of Pickering. - 169 -