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HomeMy WebLinkAboutJune 5, 2023 Planning & Development Committee Meeting Agenda June 5, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Members of the public may attend the meeting in person, or may observe the meeting proceedings by viewing 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. Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual audio telephone connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. A maximum of 10 minutes shall be allotted for each delegation. Please be advised that your name 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. 06-23 1 Official Plan Amendment OPA 22-004/P Zoning By-law Amendment Application A 11/22 Kindred Works Part of Lot 25, Concession 1, Now Part 1 to 6, 40R-8820 & Lot 45 to 51, 40M-1272 (1066 Dunbarton Road) 3.2 Information Report No. 07-23 17 Official Plan Amendment Application OPA 23-001/P Zoning By-law Amendment Application A 02/23 Draft Plan of Subdivision SP-2023-01 Draft Plan of Condominium CP-2023-02 Liverpool Road Limited Partnership Planning & Development Committee Meeting Agenda June 5, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca (607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, 1288, 1290, 1292 & 1294 Wharf Street) 4. Delegations Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual audio telephone connection into the meeting. For more information, and to register as a delegate, visit www.pickering.ca/delegation, and complete the on-line delegation form or email clerks@pickering.ca. The list of delegates who have registered to speak will be called upon one by one by the Chair in the order in which they have registered. A maximum of 10 minutes shall be allotted for each delegation. Please be advised that your name 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 13-23 36 Zoning By-law Amendment Application A 01/21 596857 Ontario Inc. 1279 and 1281 Commerce Street Recommendation: That Zoning By-law Amendment Application A 01/21, submitted by 596857 Ontario Inc., to permit a future severance of the subject lands to create a total of four lots for detached dwellings, on the lands municipally known as 1279 and 1281 Commerce Street be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 13-23, be finalized and forwarded to Council for enactment. 5.2 Director, City Development & CBO, Report PLN 14-23 66 Heritage Permit Application HP 02/23 - Request for Demolition and New Buildings - 459 Churchwin Street Recommendation: Planning & Development Committee Meeting Agenda June 5, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 1. That Heritage Permit Application HP 02/23 to demolish the existing dwelling located at 459 Churchwin Street to facilitate the construction of a new detached dwelling and a detached accessory building (garage), as shown in Attachments #2 to #7 of this report, be approved; and, 2. That a copy of the Heritage Impact Assessment report is filed with the Pickering Library & Archives as a record of the property’s history and documentation of changes. 5.3 Director, City Development & CBO, Report PLN 17-23 82 City of Pickering 2022 Annual Housing Monitoring Report Recommendation: 1. That Council receive the City of Pickering 2022 Annual Housing Monitoring Report for information; and, 2. That Council re-affirms its authorization for the appropriate officials of the City of Pickering to continue to take the necessary actions as indicated in the Pickering Housing Action Plan 2021-2031. 5.4 Director, City Development & CBO, Report PLN 18-23 147 Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Seaton TFPM Inc. Associated Applications: Draft Plan of Subdivision SP-2015-03 (R) and Zoning By-law Amendment 05/15 (R) Recommendation: 1. That Council does not object to Seaton TFPM Inc. demolishing a barn and agricultural outbuildings located at 3440 Elsa Storry Avenue; 2. That a copy of the Cultural Heritage Evaluation, Documentation and Salvage Report, dated February 2023 and updated April 2023, prepared by ASI, be filed with the Pickering Library & Archives as a record of the property’s history and documentation of changes; Planning & Development Committee Meeting Agenda June 5, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 3. That the Owner make efforts to identify a project use (for example, a heritage carpentry program) for the salvaged lumber from the barn and agricultural outbuildings; and, 4. That the Municipal Heritage Register be updated to record the demolition of the barn and agricultural outbuildings for the lands located at 3440 Elsa Storry Avenue. 5.5 Director, City Development & CBO, Report PLN 20-23 156 Zoning By-law Amendment Application A 03/16 Pickering Islamic Centre 2065 and 2071 Brock Road Recommendation: 1. That Zoning By-law Amendment Application A 03/16, submitted by Pickering Islamic Centre, to permit a place of worship and a private school, and to facilitate the construction of a three-storey addition, on the lands municipally known as 2065 and 2071 Brock Road be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 20-23, be finalized and forwarded to Council for enactment; and, 2. That Council direct staff to prepare a non-exclusive licence agreement with the Pickering Islamic Centre to allow the use of the Brock Ridge Community Park parking areas for overflow parking, the terms of such license agreement to be negotiated and brought to Council for approval. 5.6 Director, City Development & CBO, Report PLN 23-23 189 Zoning By-law Amendment Application A 07/22 Wildav International Developments Limited 1786 and 1790 Liverpool Road Recommendation: That Zoning By-law Amendment Application A 07/22, submitted by Wildav International Developments Limited, to permit a high-density, mixed-use development consisting of a 48-storey residential condominium building, containing 594 residential units and 190 square metres of commercial Planning & Development Committee Meeting Agenda June 5, 2023 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Brenner For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca space at-grade, located at the southwest corner of the intersection of Liverpool Road and Pickering Parkway, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 23-23, be finalized and forwarded to Council for enactment. 5.7 Director, City Development & CBO, Report PLN 24-23 226 Consolidated Zoning By-law Review Phase 2, Status Update on Public Consultation Recommendation: That Report PLN 24-23, providing an update on the status of the City of Pickering Consolidated Zoning By-law Review, be received for information. 6. Other Business 7. Adjournment Information Report to Planning & Development Committee Report Number: 06-23 Date: June 5, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment OPA 22-004/P Zoning By-law Amendment Application A 11/22 Kindred Works Part of Lot 25, Concession 1, Now Part 1 to 6, 40R-8820 & Lot 45 to 51, 40M-1272 (1066 Dunbarton Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by Kindred Works on behalf of the United Church of Canada, to facilitate a residential 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 north-westerly corner of Dunbarton Road within the Dunbarton Neighbourhood (see Location Map, Attachment #1). The subject property has an area of approximately 0.78 of a hectare, with approximately 135.0 metres of frontage along Dunbarton Road. The subject lands are currently occupied by a two-storey building, known as the Dunbarton-Fairport United Church, that is used as a place of worship and a daycare facility. The building is not currently listed or designated under the Ontario Heritage Act. However, it is identified on the City’s Inventory of Historic Resources. Portions of the existing Church, constructed in approximately 1877, are proposed to be retained in its current location, while the balance of the existing building, and surface parking area, are proposed to be demolished to accommodate the development (see Air Photo, Attachment #2). Surrounding land uses include: North: An established residential subdivision consisting of two-storey detached dwellings fronting Rambleberry Avenue and Falconcrest Drive. - 1 - Information Report 06-23 Page 2 East: Across Dunbarton Road are two-storey detached dwellings fronting Dunbarton Road and Cloudberry Court. Further east is the intersection of Kingston Road and Dixie Road. South: Immediately to the south across Dunbarton Road are one and two-storey detached dwellings. Further south is Kingston Road. West: Immediately to the west and southwest are detached dwellings fronting Dunbarton Road forming part of the historic Village of Dunbarton. Further west is Dunbarton Creek, which delineates the westerly limit of the historic village. 3. Applicant’s Proposal The applicant is proposing a residential development consisting of 41 dwelling units. Approximately 391 square metres of the historic part of the existing Church is proposed to be retained in its current location at the southeast corner of the site, and used as a place of worship and daycare facility (see Submitted Conceptual Site Plan, Attachment #3). The conceptual site plan illustrates a total of 4 blocks (Blocks 1 to 4), containing a total of 33 stacked townhouse units and 8 street townhouses. The tenure of all units is proposed to be rental, with ownership being retained by the United Church of Canada. The blocks contain a combination of stacked townhouses and street townhouses. Each stacked townhouse will contain three units, each having a dedicated access from grade. The table below summarizes the townhouse type and the number of units contained in each block: Building Block Unit Type Number of Units Total Block 1 Street Townhouse 4 13 Stacked Townhouse 9 Block 2 Street Townhouse 0 9 Stacked Townhouse 9 Block 3 Street Townhouse 2 8 Stacked Townhouse 6 Block 4 Street Townhouse 2 11 Stacked Townhouse 9 Total 41 - 2 - Information Report 06-23 Page 3 Block 1 will front Dunbarton Road, while Blocks 2, 3 and 4 will front the internal private road. All blocks are proposed to be 3 storeys in height, approximately 10.3 metres measured from established grade to the mid-point of the peaked roof (see Submitted Conceptual Renderings, Attachment #4). Vehicular access to the internal private road will be provided through two, full-move access points from Dunbarton Road, located at the southwesterly and northeasterly corners of the subject lands. The chart below outlines the requested parking ratios to support the proposed development: Use Proposed Parking Ratio Number of Parking Spaces Street Townhouse 1.0 space per unit 8 Stacked Townhouse 0.80 of a space per unit 26 Residential Visitor 0.15 of a space per unit 6 Non-residential (Church/Day Care) 3.5 spaces per 100m2 of floor area 10 Total 50 No internal garages are proposed. All residential parking spaces will be accommodated through a surface driveway, located immediately in front of the unit, or within a common parking area located south of Blocks 3 and 4. Residential visitor and non-residential parking spaces will be accommodated in common parking areas immediately to the north of the retained Church. The conceptual site plan illustrates an internal landscaped courtyard, consisting of pedestrian walkway connections, passive landscaping, and a total of 174 square metres of outdoor amenity area, comprising two play areas, and a community seating area. 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” to increase the residential density to 52 units per net hectare. The Zoning By-law Amendment is intended to rezone the lands to an appropriate zone category, and establish appropriate development standards, to facilitate the proposed stacked and street townhouse dwellings, while retaining the existing Church and day nursery uses. The development will be subject to site plan approval. 4. Dunbarton-Fairport United Church As outlined above, the subject lands are currently occupied by the Dunbarton-Fairport United Church (the “Church”). The Church is a gabled brick building dating to 1877 and is constructed in a vernacular interpretation of the Gothic Revival style. Following a fire in 1973, the Church was repaired in the post-modern style by architect George Baird, which - 3 - Information Report 06-23 Page 4 preserved the remaining fabric, rehabilitated the peaks of the north and south façades with vertical glazing, and restored the gabled roof. Figures 1 and 2 below, indicate this portion of the Church prior to the fire, and in its current form in 2022. The architectural firm of George Baird also designed an addition in 1974 located immediately to the north of the original building, which provided additional administrative space to the Church. This space was later extended further north, and terminated in an octagonal chapel, through a subsequent addition in 1984. Figure 3 below indicates the approximate extent of each section of the existing building and the associated year of construction. Figure 1: Dunbarton Church, C. 1920, Figure 2: Dunbarton-Fairport United Church, c. 2022, ERA Schillaci. Architects Figure 3: Air photo, c.2022, ERA Architects - 4 - Information Report 06-23 Page 5 Currently, the building is not listed or designated under the Ontario Heritage Act. However, it is identified on the City’s Inventory of Heritage Resources. The Inventory notes that the subject lands are considered to be important both in establishing the character of the historic Village of Dunbarton, while also exhibiting dominant landmark value due to its notable visibility due to the higher elevation of the east end of Dunbarton Road. In support of the proposed development, the applicant has prepared a Heritage Impact Assessment (HIA). The HIA provides an assessment of the cultural heritage significance of the existing building, determines if any cultural heritage resources may be adversely impacted by the proposed development or site alteration, and provides recommendations to conserve the resource. The City has retained a heritage consultant, Heritage Studios, to conduct a peer-review of the submitted information and provide recommendations to the City. 5. Policy Framework 5.1 Durham Regional Official Plan The Regional Official Plan (ROP) 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 ROP also requires at least 25 percent of all new residential units produced within each area municipality to be affordable to low and moderate income households. The proposal conforms to the Durham Regional Official Plan. 5.2 Pickering Official Plan The subject lands are located within the Dunbarton 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 and including 30 units per net hectare. The applicant’s proposal will result in a residential density of approximately 52 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. The Dunbarton Neighbourhood Policies outline that opportunities to rejuvenate the historic Village of Dunbarton shall be encouraged, provided the historic character of the area, and the interests of neighbouring residents are respected. - 5 - Information Report 06-23 Page 6 Dunbarton Road is identified as a municipal collector road within the City’s Official Plan. Collector 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. 5.3 Affordable Housing Section 6.4 of the Pickering Official Plan states that City Council shall require a minimum of 25 percent of new residential construction, on a City-wide basis, to be of forms that would be affordable to households of low or moderate incomes. Under the Official Plan, ‘affordable’ is defined as annual housing costs (rent or mortgage payments) that do not exceed 30 percent of gross household income. As outlined above, the proposed residential units are proposed to be retained by the property owner and be rental tenure. 30 percent of the units (approximately 13 units) are proposed to be affordable at 80 percent of the Median Market Rent per the Canadian Mortgage Housing Corporation (CMHC) National Housing Co-Investment Fund criteria. Currently, the affordable units provided are proposed to be 2-bedroom stacked townhouse units. In September 2022, the Region released an invitation for qualified proponents to apply for regional financial assistance to develop affordable housing units under the At-Home Incentive Program (AHIP). The AHIP was established to enable funding for new purpose-built affordable, rental housing projects. On March 22, 2023, the Region of Durham Committee of the Whole approved upfront capital funding, in the amount of $1,950,000, to be provided to the applicant, Kindred Works, to support the development and construction of the proposed affordable rental units. The funding was provided through the Region’s AHIP, and will be distributed at the following key milestones: • 50 percent at the signing of the Municipal Capital Housing Facilities and Contribution Agreement and registration of security; • 40 percent at confirmation of fully enclosed building; and • 10 percent at confirmation of occupancy. The Municipal Capital Housing Facilities and Contribution Agreement, between the Region and the applicant, will provide criteria for the applicant to maintain affordable rents for a specified affordability period, and to provide accountability and reporting requirements. Additionally, the applicant has advised they have ongoing funding with CMHC through the CMHC Co-Investment funding program to support the proposal. - 6 - Information Report 06-23 Page 7 5.4 Zoning By-law 3036, as amended The subject lands are currently zoned “I(C)-DN” within Zoning By-law 3036, as amended by site-specific By-law 2285/86, which permits the use of the lands for a church and a day nursery. The applicant is requesting to rezone the subject lands to facilitate the proposed residential units with site-specific performance standards while retaining the uses of a church and day nursery. 6. Comments Received 6.1 Resident Comments On April 12, 2023, the City Development Department hosted a Public Open House meeting to inform area residents about the proposed development. Notice of the open house meeting was provided through a mailing to all properties within 150 metres of the subject property, and an extended area established in consultation with the Ward Councillors (in total, notice was mailed to 395 property owners). In addition, 2 open house meeting notice signs were erected along each road frontage of the property on March 16, 2023. Approximately 90 people attended the Open House meeting. Written comments were received from 17 residents. Notice of this Statutory Public Meeting was provided through a mailing to all properties within 150 metres of the subject property and those who have provided written comments, signed in at the Public Open House, and/or requested to be notified of all future meetings. Two public meeting notice signs were erected on the property on May 1, 2023. The following is a list of key comments and concerns expressed by the residents at the meeting, and written comments received: • concerned that the existing daycare, which is already at capacity, will be lost; • outlined that the retained portion of the existing Church does not currently contain any portion of the existing daycare floor space; • questioned how the daycare would be accommodated within the proposed development and how much floor space would be available for daycare use; • questioned how the existing daycare would be accommodated throughout the future construction process; • commented that the proposed street townhouse and stacked townhouse units are not in keeping with the character of the surrounding community, which consists of two-storey detached dwellings; • commented that the proposed unit type and building heights are out of character with the existing dwellings in the surrounding neighbourhood; • commented that the rental tenure of the residential units is not consistent with the ownership of the surrounding neighbourhood; • concerned that the rental tenureship proposed, particularly affordable units, will result in increased crime; • concerned that the proposed garbage storage area is located adjacent to existing properties and should be relocated; - 7 - Information Report 06-23 Page 8 • concerned that the front yards along Dunbarton Road and the outdoor amenity area will not be maintained appropriately; • concerned that the proposal will result in privacy concerns for the abutting residents immediately to the north, and reduce sunlight to their property; • concerned that existing mature trees will be removed to permit the development; • concerned that the redevelopment of the subject lands will worsen existing stormwater management and groundwater issues experienced by property owners in the subdivision immediately to the north; • questioned the impact of the proposed development on the Dunbarton Creek; • commented that the traffic counts contained in the submitted transportation impact study are not accurate due to the pandemic; • commented that the proposed density and population increase will result in negative traffic impacts along Dunbarton Road, which is already busy; • commented that the section of Dunbarton Road immediately adjacent to the subject lands has reduced visibly due to the curve and grade of the road, and the proposed driveway access creates a safety concern; • concerned that the increase in vehicular traffic will result reduce pedestrian safety; • 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 Dunbarton Road; • concerned there is an insufficient amount of parking proposed to support the Church and daycare facility, particularly at times of peak demand, such as weddings or pick-up/drop-off; • commented that the proposed development will not provide sufficient space to accommodate snow storage; • concerned that on-site construction activity will cause damage to adjacent homes; • questioned if the property owner could provide public parkland. 6.2 Agency Comments 6.2.1 Region of Durham • No objection to the approval of the proposed applications, subject to the inclusion of an “H” Holding Symbol on the Zoning By-law. • Request an “H” Holding Symbol be placed over the zoning by-law until a future site servicing agreement demonstrates that sufficient sanitary servicing capacity continues to be available to enable the partial and/or full development of the site to the satisfaction of the Region. • The Official Plan Amendment application is exempt from Regional approval, in accordance with Regional By-law 11-2000. • Lands are designated “Living Areas” in the ROP, which shall be predominantly used for housing purposes. • Proposed development generally conforms to the policies of the ROP as it will increase the density and array of housing types to the area, and increase the amount of affordable rental units in the Region. - 8 - Information Report 06-23 Page 9 • Water and sanitary sewage capacity is currently available from the existing supply from Dunbarton Road; however, servicing capacity is only assigned and allocated upon execution of a development agreement with the Region of Durham. 6.2.2 Canadian National Railway (CN) • The subject lands are located in proximity to CN’s Main Line. • CN will peer review the submitted Noise and Vibration Study. • The applicant will be required to insert appropriate warning clauses in all offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300 metres of the railway right-of-way. • The Owner shall, through restrictive covenants registered on title and all agreements of purchase and sale or lease, provide notice to the public that the noise isolation measures implemented are not to be tampered with, or altered, and further that the Owner shall have sole responsibility for and shall maintain these measures to the satisfaction of CN. • The Owner shall grant CN an environmental easement for operational noise and vibration emissions, registered against the subject property in favour of CN. 6.2.3 Metrolinx • Prior to final site plan approval, the proponent shall submit a final noise study (with the most up-to-date rail data) for review and to the satisfaction of Metrolinx. • The applicant will be required to insert appropriate warning clauses in all offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300 metres of the railway right-of-way. • The Owner shall grant Metrolinx an environmental easement for operational emissions registered on title against the subject residential dwellings in favour of Metrolinx. 6.2.4 Durham District School Board (DDSB) • DDSB has reviewed the application and has no objections to the proposed amendments. • Students generated from this development will attend neighbouring schools. 6.2.5 Durham Catholic District School Board (DCDSB) • DCDSB has reviewed the application and has no objections to the proposal. • Students generated from this development will attend St. Elizabeth Seton C.S. and St. Mary Catholic Secondary School. 7. City Department Comments 7.1 City’s Heritage Consultant (Heritage Studio) • The submitted Heritage Impact Assessment (HIA) completed by ERA Architects provides a thorough and comprehensive history of the subject property and its context. The description of the property’s cultural heritage value has been completed appropriately. - 9 - Information Report 06-23 Page 10 • The retained building (chapel), constructed in approximately 1877, meets seven of the nine criteria listed in Ontario Regulation 9/06. The property clearly meets the prescribed criteria and should be designated under Section 29 of the Ontario Heritage Act. • The proposed site plan and massing/height of the new townhouses aligns with Standard 11 of Parks Canada’s Standards and Guidelines for the Conservation of Historic Places in Canada, which states “Conserve the heritage value and character-defining elements when creating any new additions to an historic place or any related new construction. Make the work physically and visually compatible with, subordinate to, and distinguishable, from the historic place.” • Recommend an addendum to the HIA should be required prior to site plan approval, which provides: • A review of the finalized townhouse design, noting any changes that have been or should be made to their scale, form, massing, materials to ensure their compatibility with the 1877 chapel. • Recommendations for the repair and renovation of the north elevation of the 1877 chapel following the removal of the later additions (including the design parameters for a small addition, if required). 7.2 Sustainability • The submitted applications were deemed complete after January 1, 2023; as such, the Integrated Sustainable Design Standards (ISDS) are applicable. • Based on the submitted information, the applicant has committed to pursuing a number of sustainable design elements, including timber construction, Passive House Certification, and Zero On-Site Carbon. • This commitment is in alignment with the Council-endorsed ISDS. • Staff are satisfied that the applicant is linking affordability and sustainability in these applications. The improved energy efficiency of the units will further support the affordability of living in this space for these future residents. 7.3 Engineering Services Department • As of the writing of this report, no comments or concerns have been received. 7.4 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 and the Dunbarton Neighbourhood Policies; • assessing the appropriateness of the proposal, including the requested increase in density; • evaluating the appropriateness of the proposed site layout, building setbacks, building heights, and landscaping to ensure the proposal fits in within the character of the surrounding residential community; - 10 - Information Report 06-23 Page 11 • ensuring appropriate setbacks and transition are provided between Blocks 2, 3 and 4 and the existing dwellings immediately to the north fronting Rambleberry Avenue; • evaluating the appropriateness of inset-balconies on the second and third storeys along the north façades of Blocks 2, 3 and 4; • requiring adequate resident, residential-visitor, and non-residential parking spaces to support the development; • ensuring sufficient outdoor play space is provided for the proposed day nursery; • ensuring adequate private outdoor amenity space is provided for each dwelling unit; • ensuring sufficient space is provided for snow storage, at-grade utilities, hydro transformers, light standards, water meter room(s), and community mailboxes; • reviewing the proposed common garbage storage location to minimize any negative impact adjacent residential properties; • evaluating the appropriateness of listing or designating the Dunbarton-Fairport United Church under the Ontario Heritage Act; • requiring further information regarding the preservation and alteration of the retained portions of the Church, and how it will be protected during construction; and • requiring the submission of a conservation plan for the retained portion of the Church. 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. 8. 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 Architectural Plans (Site Plan, Elevation Drawings & Floor Plans), prepared by KPMB Architects, dated October 14, 2022; • Planning Justification Report, prepared by MHBC Planning, dated December 2022; • Urban Design Brief, prepared by MHBC Planning, dated November 2022; • Heritage Impact Assessment, prepared by ERA Architects, dated October 14, 2022; • Transportation Impact Study, prepared by BA Group, dated December 9, 2022; • Transportation Impact Study- Auto-Turn Diagrams, prepared by BA Group, dated October 2022; • Conceptual Landscape Plans, prepared by Janet Rosenburg & Studio, dated October 19, 2023; • Arborist Report, prepared by Davey Resource Group, dated October 11, 2022; • Functional Servicing Report, prepared by WSP Canada Inc., dated October 19, 2022; • Stormwater Management Report, prepared by WSP Canada Inc., dated October 18, 2022; • Construction Management Plan, prepared by Chandos, dated October 5, 2022; • Waste Management Brief, prepared by KPMB, dated October 25, 2022; • Geotechnical Report, prepared by Grounded Engineering, dated August 19, 2022; • Hydrogeological Report, prepared by Grounded Engineering, dated August 29, 2022; - 11 - Information Report 06-23 Page 12 •Phase I Environmental Site Assessment, prepared by Grounded Engineering, dated June 16, 2022; and •Noise and Vibration Study, prepared by Acoustic Engineering Ltd., dated October 20, 2022. 9.Procedural Information 9.1 General •written comments regarding this proposal should be directed to the City Development Department; •oral comments may be made at the 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. 10.Owner/Applicant Information The owner of this property is the United Church of Canada and is represented by Kindred Works and MHBC Planning. Attachments 1.Location Map 2.Air Photo 3.Submitted Conceptual Plan 4.Submitted Conceptual Renderings Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CM:ld Date of Report: May 18, 2023 Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By - 12 - Attachment #1 to Information Report 06-23 Fa l c o n c r e s t D r i v e Kings t o n R o a d D i x i e Road Kelvinway Lane D u n c h u r c h S t r e e t Dunbar t o n R o a d Rambleb e r r y A v e n u e Cloudbe r r y C o u r t MeadowridgeCrescent DalewoodRavine © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario 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.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: OPA 22-004/P & A 11/22 Date: Jan. 04, 2023 ¯ Kindred Works1066 Dunbarton Road SubjectLands L:\PLANNING\01-MapFiles\OPA\2022\OPA 22-004P & A 11-22 Kindred Works\OPA 22-004P_LocationMap.mxd 1:2,500 SCALE: THIS IS NOT A PLAN OF SURVEY.- 13 - Attachment #2 to Information Report 06-23 Fa l c o n c r e s t D r i v e Kings t o n R o a d D i x i e Road Kelvinway Lane D u n c h u r c h S t r e e t Dunbart o n R o a d Rambleb e r r y A v e n u e Cloudbe r r y C o u r t MeadowridgeCrescent 1:2,500 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario 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.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Air Photo MapFile:Applicant:Municipal Address: OPA 22-004/P & A 11/22Kindred Works1066 Dunbarton Road THIS IS NOT A PLAN OF SURVEY. Date: May. 01, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2022\OPA 22-004P & A 11-22 Kindred Works\OPA 22-XXXP_AirPhoto.mxd ¯ - 14 - Attachment #3 to Information Report 06-23 Submitted Conceptual Site Plan City Development Department May 8, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 22-004/P & A 11/22 Kindred WorksApplicant: Municipal Address: DATE: File No: 1066 Dunbarton Road L:\Planning\01-MapFiles\OPA\2021 Block 4 Block 2 Block 1 Block 3 Play Areas Community Sitting Area Retained Portion of Existing Church Stacked Townhouse Unit Townhouse Unit N Resident Parking Resident Parking Full-Moves Access Full-Moves Access - 15 - Attachment #4 to Information Report 06-23 Conceptual Renderings City Development Department May 1, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 22-004/P & A 11/22 Kindred WorksApplicant: Municipal Address: DATE: File No: 1066 Dunbarton Road L:\Planning\01-MapFiles\OPA\2021 View of retained Church from Dunbarton Road View from Internal Road - 16 - Information Report to Planning & Development Committee Report Number: 07-23 Date: June 5, 2023 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 23-001/P Zoning By-law Amendment Application A 02/23 Draft Plan of Subdivision SP-2023-01 Draft Plan of Condominium CP-2023-02 Liverpool Road Limited Partnership (607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, 1288, 1290, 1292 & 1294 W harf Street) 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 Liverpool Road Limited Partnership, to facilitate a residential townhouse 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 are 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 properties are located west of Liverpool Road, north of Wharf Street, and south of Annland Street. The subject lands comprise nine properties, municipally known as 607 and 609 Annland Street, 640 Liverpool Road and 1276, 1280, 1288, 1290, 1292 and 1294 Wharf Street (see Location Map, Attachment #1). The lands have a combined area of approximately 1.17 hectares, with approximately 77.6 metres of frontage along Liverpool Road, 144.3 metres of frontage along Wharf Street, and 146.6 metres of frontage along Annland Street. The parcel of land along Frenchman’s Bay (1276 Wharf Street) does not have street frontage. The properties at 1280, 1288 and 1290 Wharf Street, 607 Annland Street and 640 Liverpool Road, are currently occupied by detached dwellings. The rear yard of 1290 Wharf Street is currently used for the outside storage of boats. 609 Annland Street and portions of 640 Liverpool Road are currently leased by the City of Pickering for seasonal public parking- 17 - Information Report 07-23 Page 2 and are surfaced in gravel. The property at 1292 Wharf Street is used for outside storage of equipment and materials. A metal accessory building and outside storage occupy 1294 Wharf Street. Surrounding land uses include (see Air Photo Map, Attachment #2): North: Across Annland Street is an established residential subdivision consisting of one to three-storey detached dwellings. East: Across Liverpool Road is an established residential subdivision consisting of one to three-storey detached dwellings. South: Across Wharf Street are three-storey townhouses, a condominium complex consisting of three-storey townhouse dwellings, a restaurant (Port Restaurant), and a waterfront property occupied by a detached dwelling. West: Immediately to the west are three waterfront properties, one being occupied by a detached dwelling, and the other two being utilized for outside storage of boats and equipment; a 7.0 metre wide easement in favour of the Region of Durham is registered over a portion of the vacant lands immediately to the west to accommodate a 4.5 metre wide trunk sanitary sewer, serving areas to the north within the Bay Ridges Community, and a private right-of-way providing access to 1276, 1280 and 1288 Wharf Street. Further west is Frenchman’s Bay. 3. Background In 2017, a previous property owner, 2388116 Ontario Inc., submitted applications for Official Plan Amendment and Zoning By-law Amendment for portions of the subject lands (1280, 1288, 1290, 1292 and 1294 Wharf Street, and 607 Annland Street), proposing an 8-storey condominium apartment building consisting of 118 dwelling units (see Previously Submitted Conceptual Plan, Attachment #3). On October 31, 2017, the applicant appealed the applications to the Ontario Municipal Board (OMB) (now the Ontario Land Tribunal) for the City’s failure to make a decision within the prescribed time required by the Planning Act. On April 10, 2018, Council refused the applications for Official Plan and Zoning By-law Amendment. Subsequently, on March 20, 2020, the OMB issued a decision dismissing the appeals by the applicant and refusing the applications. Subsequently, these lands were sold to the current owner, who also acquired the abutting lands at 609 Annand Street and 640 Liverpool Road. 4. Applicant’s Proposal The applicant is proposing a residential common element condominium development consisting of 51 townhouse units (see Submitted Conceptual Site Plan, Attachment #4). The conceptual site plan illustrates a total of 4 rear-lane townhouse blocks (Blocks 1 to 4), containing a total of 20 units, fronting Annland Street and Liverpool Road with parking and garage access at the rear of the dwelling units. Units fronting Liverpool Road are proposed to be live-work units, with approximately 45 square metres of dedicated commercial space - 18 - Information Report 07-23 Page 3 at-grade. The private amenity space for the rear-lane units will be second and third-floor balconies along the front and rear of the units. The remaining 6 townhouse blocks (Blocks 5 to 10), are proposed to be traditional street townhouses consisting of 31 units, and 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 (see Submitted Conceptual Renderings, Attachment #5). Vehicular access to the internal private road is to be provided through two full-moves accesses along the northerly portion of the site from Annland Street, and a single full-moves access from Wharf Street. The Wharf Street access is proposed to be aligned with an existing private road connection on the south side of Wharf Street, which provides access to the residential condominium complex immediately to the south. A 1.5-metre wide pedestrian walkway is proposed along one side of the private road and will provide connections to existing sidewalks on Liverpool Road and Annland Street. Resident parking for both the rear-lane townhouses, and street townhouses, is proposed at a ratio of 2 parking spaces per dwelling unit. The street townhouses, and rear-lane townhouses fronting Liverpool Road, will accommodate one parking space within a private garage, and one space on a driveway. Parking spaces for the rear-lane townhouses fronting Annland Street will be accommodated within a double private garage. These units will not have a surface driveway. Visitor parking is provided at a rate of 0.31 spaces per unit, for a total of 18 parking spaces, which will be distributed throughout the site. A 240-square metre landscaped entry feature, abutting Liverpool Road is proposed between Blocks 3 and 4. The proposal also provides a 350-square metre outdoor amenity area located to the west of the residential proposal, fronting and adjacent to Frenchman’s Bay. It is proposed to be accessed through a walkway connection from the residential development. This portion of land is currently landlocked as it is not contiguous with the applicant’s land ownership. In order to access this parcel, the applicant will be required to obtain an access easement over 1272 Wharf Street. The applicant has submitted an application for Official Plan Amendment, to re-designate the residential block from “Open Space System – Marina Areas” and “Urban Residential Areas – Low Density Areas” to “Urban Residential Areas – Medium Density Areas”, to increase the residential density from 30 units per net hectare to 45 units per net hectare. The amenity area lands adjacent to Frenchman’s Bay will remain designated “Open Space System – Marina Areas”. 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 the private amenity area adjacent to Frenchman’s Bay (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”. 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 private amenity space; the water meter room; visitor parking areas; the private road; and the internal pedestrian walkways. The development will be subject to site plan approval. - 19 - Information Report 07-23 Page 4 5. Policy Framework 5.1 Durham Regional Official Plan The subject lands are designated as “Waterfront Areas” and “Living Areas”, and Frenchman’s Bay is designated as “Waterfront Places – Frenchman’s Bay” in the Durham Regional Official Plan (ROP). Lands within the “Waterfront Areas” designation shall generally be developed as people places. Lands within the “Living Areas” designation are predominantly for housing purposes and incorporate a variety of housing types, sizes and tenure. Living Areas shall be developed in a compact form through higher densities, especially along arterial roads by intensifying and redeveloping existing areas, provided that it complies with the provisions of the area municipal official plan and zoning by-law. The “Waterfront Places – Frenchman’s Bay” designation requires waterfront areas within the vicinity of Frenchman’s Bay designation to be developed as focal points along the Lake Ontario waterfront having a mix of uses, which may include residential, commercial, marina, recreational, tourist, and cultural and community facilities. The scale of development shall be based on, and reflect the characteristics of, each Waterfront Place. The boundaries and land uses of Waterfront Places are to be defined in local official plans. Under the current ROP, Waterfront Places are a Strategic Growth Area and where appropriate, shall be planned to support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index of 2.0. The built form should vary, and be developed in a manner that is sensitive to the interface with the natural environment, as detailed in area municipal official plans. The new Regional Official Plan, Envision Durham, proposes to remove “Waterfront Places” from the classification of Strategic Growth Area. As such, the minimum residential density and floor space index targets for “Waterfront Places” outlined above, will no longer be required. The new ROP was adopted by Regional Council on May 16, 2023, and will require approval from the Ministry of Municipal Affairs and Housing prior to being in effect. 5.2 Pickering Official Plan The westerly portion of the subject lands (1276, 1280 and 1288 Wharf Street and 607 Annland Street) are designated “Open Space System – Marina Areas”, and the remaining lands (1290, 1292 and 1294 Wharf Street, 609 Annland Street and 640 Liverpool Road) are designated “Urban Residential Areas – Low Density Areas” within the Bay Ridges Neighbourhood. The “Open Space System – Marina Areas” designation provides for marinas, yacht clubs, marina supportive uses such as restaurants, limited retail sales, limited residential uses in conjunction with marinas and yacht clubs, and aquaculture, in addition to conservation, environmental protection, and agricultural uses. The “Urban Residential Areas – Low Density Areas” designation provides for housing and related uses, with a maximum net residential density of 30 units per hectare. As noted above, the applicant’s proposal will result in a residential density of approximately 45 units per net hectare, which exceeds the permitted density range. An amendment to the City’s Official Plan is required to re-designate - 20 - Information Report 07-23 Page 5 the subject lands to “Urban Residential Areas – Medium Density Areas” to facilitate the proposal. Notwithstanding the current land use permissions, the Bay Ridges Neighbourhood policies further restrict permitted uses on the subject lands, with the exception of the Liverpool Road frontage, to only non-residential uses listed above. The Bay Ridges Neighbourhood Policies recognize the subject lands as being within the “Liverpool Road Waterfront Node”, which is described as an area that exhibits an unique mix of built and natural attributes. Built form and public space within the Waterfront Node are to be of high-quality design with a nautical theme as detailed in the Liverpool Road Waterfront Node Development Guidelines. Annland Street, and Liverpool Road north of Annland Street, 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 reviewed in detail for conformity with the policy provisions of the City’s Official Plan. 5.3 Liverpool Road Waterfront Node Development Guidelines The Tertiary Plan of the Council adopted Liverpool Road Waterfront Node Development Guidelines designates the westerly portion of the subject lands as Marina Mixed Use Area, and the Liverpool Road frontage as Liverpool Road Corridor. Lands in the Marina Mixed Use Area are intended to develop in a manner that creates a high-quality built form that is sensitive to views of the water, provides a critical link for visual and physical public accessibility to the waterfront where appropriate, has an attractive pedestrian scale, and builds upon existing neighbourhood patterns. Lands within the Liverpool Road Corridor are intended to be developed to achieve a high level of design and architectural quality, featuring a vibrant pedestrian environment. Within the Liverpool Corridor, the ground floors of residential units fronting Liverpool Road are to be designed and constructed in such a way that the ground floor can be easily converted in the future to accommodate a range of uses. The Guidelines set out detailed development standards and policies addressing the protection of views and vistas, maintenance of existing road network, opportunities for additional off-road trail connections, continuance of street and block patterns, provision of pedestrian-friendly built form, creative parking strategies, compliance with relevant environmental management policies, and stormwater best management practices ensuring post development flows are of equal or better to that of predevelopment flows. The applicant’s proposal will be reviewed in detail for consistency with the requirements of the Liverpool Road Waterfront Node Development Guidelines. - 21 - Information Report 07-23 Page 6 5.4 Zoning By-law 2511 The subject properties are zoned “O3B” – Waterfront and “(H)O3B”– Waterfront (Holding) within Zoning By-law 2511, as amended by By-laws 3179 and 6689/06. The “O3B” Zone permits a variety of open space uses, as well as marinas, which includes associated uses such as parking areas, boat moorings, launching ramps, tennis courts, picnic areas, parks, playgrounds, swimming pools, beaches, lockers and locker room facilities, enclosed storage areas, winter storage areas, a marine service station, marine railway equipment, restaurant facilities, refreshment stands, repair facilities, a boatel, sales and display offices, a boat livery and retail outlets. In 1966, the Township of Pickering Council enacted amending By-law 3179 rezoning the subject lands making these properties subject to an “H” Holding Provision. The Holding Provisions prevented any new development until Council was satisfied with the site design. In 2006, the City of Pickering Council enacted amending By-law 6689/06 removing the “H” Holding Provision from the Port Restaurant lands, and 1292 and 1294 Wharf Street. The “H” Holding Provisions continue to apply to the remainder of the subject lands. The applicant has requested that the subject properties be rezoned to an appropriate residential zone to permit the proposed townhouse condominium. 6. Comments Received 6.1 Public comments from Public Open House and written submissions On May 4, 2023, the City Development Department hosted a Public Open House meeting to inform area residents about the proposed development. Notice of the Open House meeting was provided through a mailing to all properties within 150 metres of the subject property and an extended area established in consultation with the Ward Councillors (in total, notice was mailed to 358 property owners). In addition, three Open House meeting notice signs were erected along each road frontage of the property on April 3, 2023. Approximately 25 residents attended the Open House meeting. Written comments were received from six area residents. Notice of this Statutory Public Meeting was provided through a mailing to all properties within 150 metres of the subject property, and those who have provided written or verbal comments and/or requested to be notified of all future meetings. Three Public Meeting notice signs were erected along each road frontage of the property on May 5, 2023. The following is a list of key comments that were verbally expressed by area residents at the meeting, and written submissions received from approximately six area residents: • stated that they support the re-development of the lands, and that the proposed townhouse design complements the existing character of the surrounding area; • commented that the scale and layout of the proposed development will integrate into the existing neighbourhood; • outlined that the proposed townhouse units are a preferred, and more desirable built form, than an apartment building; - 22 - Information Report 07-23 Page 7 • requested the applicant consider an alternative built form that is more accessible to seniors, such as three-storey apartments, or single floor stacked townhouse units; • requested additional window glazing and increased ceiling heights, be provided for the live-work units along Liverpool Road, and that minimum standards for such be included in the zoning by-law; • requested the live/work units along Liverpool Road be setback further from the property line in order to provide additional space for outdoor uses associated with commercial businesses such as café or restaurant patios; • concerned regarding the loss of the City’s surplus parking area currently located on the subject lands; • requested an increase in By-law Services monitoring of local streets within the community for parking infractions, should this proposal move forward ahead of the City securing new parking areas to replace the loss of the surplus parking lot; • commented that a reduction in the proposed parking ratios could encourage less vehicular traffic to and from the subject lands; • concerned that the proposal will worsen existing vehicular traffic, particularly during the summer months; • concerned the proposed units fronting and having driveway access from Wharf Street will result in an increase in traffic movements and vehicular trips along Wharf Street, negatively impacting existing property owners; • concerned that the proposal will provide inadequate visitor parking to support the proposed units, resulting in parking on municipal roadways; • questioned if employee parking will be provided for the proposed live/work units; • concerned that the proposal would compound an existing parking problem at the south end of Liverpool Road and broader community; • commented that the proposal provides insufficient parking, and that each unit will require parking for more than two vehicles; • requested that future construction be scheduled to avoid negative impacts to existing wildlife on the subject lands; • outlined the proposed architectural design, and building materials appear to be of low- quality and would pose a long-term maintenance issue; • requested that a high-quality urban design, sympathetic to the existing nautical village character of the area, be provided; • suggested the applicant consider providing a swimming pool as a part of the common element amenity space; • questioned if the applicant is considering providing private boat slips (dock condominiums) along Frenchman’s Bay; • questioned who the future construction company will be; • concerned regarding the future maintenance and/or alteration of approved architectural design and landscape features; and • requested a commemorative plaque be included within the future development recognizing the previous Avis family ownership of 640 Liverpool Road. 6.2 Agency Comments As of the date of this report, comments have been received from the following external agencies: - 23 - Information Report 07-23 Page 8 6.2.1 Region of Durham • No objection to the approval of the proposed applications, subject to the inclusion of an a “H” Holding Symbol on the Zoning By-law, and the applicant satisfying the Region’s conditions of draft plan subdivision approval related to various matters, including provision and installation of sanitary and water servicing, site conditions, archaeological assessment, and noise. • The Official Plan Amendment application is exempt from Regional approval, in accordance with Regional By-law 11-2000. • Lands are designated “Living Areas”, “Waterfront Areas” and “Waterfront Places” in the Regional Official Plan (ROP). • Proposed development generally conforms to the policies of the ROP as it will support infill development and add an array of housing types to the area. • Water and sanitary sewage capacity is currently available from the existing supply from Annland Street and trunk sewer immediately to the west of the lands; however, servicing capacity is only assigned and allocated upon execution of a development agreement with the Region of Durham. • Request an “H” Holding Symbol be placed over the Zoning By-law until a future site servicing agreement demonstrates that sufficient sanitary servicing capacity continues to be available to enable the partial and/or full development of the site to the satisfaction of the Region. 6.2.2 Toronto and Region Conservation Authority (TRCA) • The subject lands are partially within the TRCA Regulated Area of the Frenchman’s Bay watershed. • The lands are regulated with respect to the Provincially Significant Wetlands (PSW) and high lake level (flooding) associated with the Lake Ontario shoreline along the west portion of these lands. • The lands identified as Block 2 on the submitted Draft Plan of Subdivision are currently within the shoreline hazard limit associated with the Lake Ontario shoreline and as such, recommend that these lands be conveyed into public ownership. • Request that the Shoreline Erosion Hazard limit for this site be delineated on Block 2 to ensure all hazard limits are identified appropriately. • TRCA staff support the recommendation for reinstatement of the shoreline protection noted in the submitted Coastal Study. • Based on the results of the Coastal Study, request that the shoreline flood hazard is delineated on the plans, as well as the shoreline flood hazard plus a minimum of 0.3 of a metre vertical freeboard to demonstrate adequate floodproofing for the proposed development. • The application proposes encroachment into the wetland buffer for the construction of a bioretention cell. TRCA is not supportive of the new infrastructure in the wetland buffer. Request the applicant explore opportunities to connect services to existing infrastructure to avoid the need for a bioretention cell in the buffer. • Request the submission of an updated Site Plan, delineating all features and their associated policy setbacks; updated Environmental Impact Study; updated Coastal Study; and updated Stormwater Management Plan and associated Engineering Plans to address technical comments. - 24 - Information Report 07-23 Page 9 6.2.3 Durham Catholic District School Board (DCDSB) • DCDSB has reviewed the application and has no objections to the proposal. • Students generated from this development will attend Father Fenelon Catholic Elementary School and St. Mary Catholic Secondary School. 6.2.4 Durham District School Board (DDSB) • DDSB has reviewed the application and has no objections to the proposal. • Students generated from this development will attend neighbouring schools. 6.3 City Departments Comments As of the writing of this report, no comments or concerns have been received. 7. 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: • ensure conformity with the City’s Official Plan and the Bay Ridges Neighbourhood policies; • ensure the proposal addresses the goals and objectives of the Liverpool Road Waterfront Node Development Guidelines with respect to building siting and setbacks, building heights and massing, architectural features and materials, landscaping, outdoor open space, and pedestrian connectivity within and external to the site; • evaluate the appropriateness of the proposed site layout, building heights and setbacks, massing and landscaping to ensure the City’s urban design objectives are achieved; • ensure appropriate zoning performance standards are implemented to facilitate a building design that is in keeping with the character of the surrounding residential community; • review the location of the proposed west site access on Annland Street in relation to the existing Pleasant Street and Annland Street intersection; • require the interior garage size to meet the City’s requirements to ensure residents can adequately park a vehicle and accommodate internal storage, bikes and waste containers; • ensure sufficient space is provided within the development for snow storage areas, utilities, hydro transformers, light standards, water meter room, community mailboxes and municipal waste collection; • review the cultural history of the subject lands and opportunities for commemoration of such history as part of the future development; • ensure adequate private outdoor amenity space is provided for each dwelling unit; • explore opportunities for public access to the landscaped entry feature adjacent to Liverpool Road; • review the appropriateness of the lands adjacent to Frenchman’s Bay being used for private amenity space given these lands are subject to flooding; and - 25 - Information Report 07-23 Page 10 • require the applicant to obtain a permanent easement over the lands at 1272 Wharf Street for overland stormwater management measures and a pedestrian connection to the proposed private amenity space. Further issues may be identified following receipt and review of comments from the circulated departments, agencies and the public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and the public. 8. Information Received Copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in person at the offices of the City of Pickering, City Development Department: • Planning Rationale Report, prepared by Brian Moss & Associated Ltd., dated January 2023; • Conceptual Site Plan, prepared by Cassidy & Co., dated December 8, 2022; • Draft Plan of Subdivision, prepared by Brian Moss & Associated Ltd., dated December 7, 2022; • Draft Plan of Condominium, prepared by J.D. Barnes Limited, dated February 15, 2023; • Transportation Brief, prepared by Dillion consulting, dated October 2022; • Parking Observation- Seasonal Waterfront, prepared by Dillion Consulting, dated August 2022; • Affordable Housing Brief, prepared by Brian Moss & Associates Ltd., dated January 19, 2023; • Conceptual Landscape Plan, prepared by Cosburn Nauboris Ltd., dated December 12, 2022; • Arborist Report, prepared by Cosburn Nauboris Ltd., dated December 9, 2022; • Tree Preservation Plan, prepared by Cosburn Nauboris Ltd., dated December 12, 2022; • Environmental Impact Study, prepared by GHD, dated October 22, 2022; • Coastal Study, prepared by GEI Consultants, dated December 22, 2022; • Hydrogeological Report, prepared by Terrapex Environmental Ltd., dated December 16, 2022; • Noise Assessment Report, prepared by YCA Engineering Limited, dated December 2022; • Functional Servicing Report and Engineering Plans, prepared by Candevcon East Limited, dated December 2022; • Archeological Report (640 Liverpool Road and 609 Annland Street) , prepared by ASI, dated December 13, 2022; • Archeological Report (1280, 1288, 1290, 1292 AND 1294 Wharf Street & 607 Annland Street) , prepared by ASI, dated February 3, 2016; • Cultural Heritage Review, prepared by MHBC Planning, dated November 29, 2022; • Building Condition Assessment Report, prepared by Clarke Engineering, dated November 7, 2022; • Hazardous Building Materials Report, prepared by Risk Check, dated December 2, 2022; - 26 - Information Report 07-23 Page 11 • Land Use Compatibility Report, prepared by Brian Moss & Associates Ltd., dated February 13, 2023; • AutoTurn Diagrams, prepared by Dillion Consulting, dated January 2023; • Topographical Survey, prepared by J.D. Barnes Limited, dated May 31, 2022; • Phase One Environmental Site Assessment (640 Liverpool Road & 609 Annland Street) Terrapex Environmental Ltd., prepared by, dated December 21, 2022; • Phase One Environmental Site Assessment (1276 Wharf Street), prepared by Terrapex Environmental Ltd., dated December 30, 2022; • Phase One Environmental Site Assessment (1280, 1288, 1290 & 1294 Wharf Street and 607 Annland Street), prepared by Pinchin Ltd., dated October 11, 2016; • Phase Two Environmental Site Assessment (640 Liverpool Road & 609 Annland Street), prepared by Terrapex Environmental Ltd., dated January 11, 2023; • Phase Two Environmental Site Assessment (1280, 1288, 1290 & 1294 Wharf Street and 607 Annland Street), prepared by Pinchin Ltd., dated October 11, 2016; and • Phase One and Two ESA Letter (1280, 1288, 1290 & 1294 Wharf Street and 607 Annland Street), prepared by Terrapex Environmental Ltd., dated December 21, 2022. 9. Procedural Information 9.1 General • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Statutory Public Information 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. 10. Owner/Applicant Information The owner of these properties are Liverpool Road Limited Partnership, who are represented by Brian Moss & Associates Ltd. Attachments 1. Location Map 2. Air Photo Map 3. Previously Submitted Conceptual Plan 4. Submitted Conceptual Plan 5. Submitted Conceptual Renderings 6. Submitted Draft Plan of Subdivision 7. Submitted Draft Plan of Condominium - 27 - Information Report 07-23 Page 12 Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CM:ld Date of Report: May 19, 2023 Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Original Signed By - 28 - Attachment #1 to Information Report 07-23 Li v e r p o o l R o a d F r o n t R o a d Annland Street Broadview Street Commerce Street Wharf Street Pl e a s a n t S t r e e t F r e n c h m a n ' sB a y Progress Frenchman's Bay East Park 1276 12821288 12 9 0 12 9 2 1280 1294 607 60 9 640 © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario 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.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City Development Department Location MapFile:Applicant:Municipal Address: OPA 23-001/P, A 02/23, SP-2023-01 & CP-2023-02 Date: May. 18, 2023 ¯ E Liverpool Road Limited Partnership 607 & 609 Annland Street, 640 Liverpool Road & SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-001P, A02-23, SP-2023-01 & CP-2023-02\OPA 23-001P_LocationMap.mxd 1:2,000 SCALE: THIS IS NOT A PLAN OF SURVEY. 1276, 1280, 1288, 1290, 1292 & 1294 Wharf Street - 29 - ~o/ P1CKER1NG Air Photo Map File : OPA 23-001/P, A 02/23, SP-2023-01 & C P -2023-02 A p pli cant: Liverpool Road Limited Partnership Munic ipa l Address. 607 & 609Annland Street, 640 Liverpool Road & 1276, 1280, 1288 , 1290, • 1292 & 1294 Wharf Street City Development Department © The Corporation of the City of Pid<ering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources,All rights reserved.; © Her Majesty the Quee n in Righi of Canada, Department of Natural Resources. All rights reserved .; ©Teranet Enterprises Inc. and ~s suppfiers,All rights reserved .:© Municipal Property Assessment Corporation and its suppl iers. All rights reserved. Date: May. 18, 2023 SCALE: 1:4,000 I THt$l$N01API.A/1<$-St,AVEY Attachment #2 to Information Report 07-23 - 30 - Oct 12, 2017DATE: Applicant: Property Description: File No: OPA 23-001/P, A 02/23, SP-2023-01 & CP-2023-02 Previously Submitted Conceptual Plan (OPA 17-002/P and A 02/17) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department Liverpool Road Limited Partnership 607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, 1288, 1290, 1292 & 1294 Wharf Street Attachment #3 to Information Report 07-23 - 31 - L:\Planning\01-MapFiles\OPA\2023 April 23, 2023DATE: Applicant: Municipal Address: File No: Submitted Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-001/P, A 02/23, SP-2023-01 & CP-2023-02 Liverpool Road Limited Partnership 607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, 1288, 1290, 1292 & 1294 Wharf Street 1272 Wharf Street Outdoor Amenity Area Easement Required Full Moves Access Live- Work Units Full Moves Access Block 1 Block 2 Block 9 Block 8 Block 5Block 6Block 7 Bl o c k 3 Bl o c k 4 Bl o c k 1 0 Vi s i t o r Pa r k i n g Vi s i t o r Pa r k i n g Vi s i t o r Pa r k i n g Vi s i t o r Pa r k i n g Live- Work Units Landscaped Entry Feature Attachment #4 to Information Report 07-23 - 32 - Submitted Conceptual Renderings City Development Department April 23, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 23-001/P, A 02/23, SP-2023-01 & CP-2023-02 Liverpool Road Limited PartnershipApplicant: Municipal Address: DATE: File No: 607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, L:\Planning\01-MapFiles\OPA\2023 1288, 1290, 1292 & 1294 Wharf Street View from Annland Street View from Liverpool Road View from Wharf Street Attachment #5 to Information Report 07-23 - 33 - L:\Planning\01-MapFiles\OPA\2023 April 23, 2023DATE: Applicant: Municipal Address: File No: Submitted Draft Plan of Subdivision FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-001/P, A 02/23, SP-2023-01 & CP-2023-02 Liverpool Road Limited Partnership 607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, 1288, 1290, 1292 & 1294 Wharf Street N Attachment #6 to Information Report 07-23 - 34 - L:\Planning\01-MapFiles\OPA\2023 April 23, 2023DATE: Applicant: Municipal Address: File No: Submitted Draft Plan of Condominium FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-001/P, A 02/23, SP-2023-01 & CP-2023-02 Liverpool Road Limited Partnership 607 & 609 Annland Street, 640 Liverpool Road & 1276, 1280, 1288, 1290, 1292 & 1294 Wharf Street N Attachment #7 to Information Report 07-23 - 35 - Report to Planning & Development Committee Report Number: PLN 13-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 01/21 596857 Ontario Inc. 1279 and 1281 Commerce Street Recommendation: 1. That Zoning By-law Amendment Application A 01/21, submitted by 596857 Ontario Inc., to permit a future severance of the subject lands to create a total of four lots for detached dwellings, on the lands municipally known as 1279 and 1281 Commerce Street be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 13-23, be finalized and forwarded to Council for enactment. Executive Summary: The subject lands comprise two separate properties located at the southeast corner of Commerce Street and Front Road, within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). 596857 Ontario Inc. has submitted an application for Zoning By-law Amendment, to facilitate a future severance of the subject lands for detached dwellings. The original proposal included a total of five lots, comprising four lots fronting Front Road and one lot fronting Commerce Street (see Original Site Plan, Attachment #3). Through collaboration between City staff and the applicant, the proposal has been revised to address various technical comments and concerns identified through the public consultation process. Additionally, the applicant has revised the proposed zoning standards, to ensure the proposed lot sizes and scale and massing of the future dwellings are in keeping with the established neighbourhood character. Key changes to the proposal include: reducing the number of lots from five to four; increasing the minimum lot area and lot frontage; increasing the minimum front yard and interior side yard setbacks; and reducing the maximum lot coverage (see Revised Site Plan, Attachment #4). Staff support the proposed zoning by-law amendment, on the basis that the reconfiguration of the proposed lots and the revised zoning standards will ensure that the final built form is compatible with the existing neighbourhood. The proposal implements the policies of the Official Plan and the recommendations of the Infill and Replacement Housing Study. Concerns were raised by area residents regarding the size, safety and use of the proposed rooftop amenity areas. These matters have been satisfactorily addressed by the applicant, including proposing a maximum area of 52 square metres for the rooftop amenity space, to be implemented through the site-specific zoning by-law. - 36 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 2 596857 Ontario Inc. Staff recommend that the implementing by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 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 comprise two separate properties located at the southeast corner of Commerce Street and Front Road, within the Bay Ridges Neighbourhood (see Location Map, Attachment #1). The properties have a combined area of approximately 0.166 of a hectare, with a combined frontage of 52 metres along Commerce Street and 47 metres of frontage along Front Road. 1279 Commerce Street contains a single-storey detached dwelling and two sheds located in the rear and flankage yards. 1281 Commerce Street contains a vacant, two-and-a-half-storey detached dwelling and a shed located in the rear yard. All existing structures on both properties are proposed to be demolished (see Air Photo Map, Attachment #2). The surrounding land uses are as follows: North & East: To the north and east are existing one, two and three-storey detached dwellings fronting onto Commerce Street and Pleasant Street. South: Immediately to the south is a recently constructed three-storey detached dwelling fronting Front Road. Further south are one, two and three-storey detached dwellings fronting Front Road. West: To the west, across Front Road, is Progress Frenchman's Bay East Park, the Waterfront Trail and Lake Ontario. 1.2 Applicant’s Proposal The applicant has submitted an application for Zoning By-law Amendment to facilitate a future severance of the subject lands for detached dwellings. The applicant initially proposed to sever the lands to create a total of five lots, comprising four lots fronting Front Road and one lot fronting Commerce Street (see Original Site Plan, Attachment #3). Through discussions between City staff and the applicant, the proposal has been revised to address various technical comments and concerns identified through the public consultation process (see Revised Site Plan, Attachment #4, Elevations, Attachments #5 and #6 and Conceptual Renderings, Attachments #7 and #8). Below is a summary of the key changes made to the proposal: - 37 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 3 596857 Ontario Inc. • the number of proposed lots has been reduced from five to four, resulting in three lots fronting Front Road and one lot fronting Commerce Street; • as a result of reducing the number of lots, the lot areas have increased from an average of 333 square metres to an average of 414 square metres, and lot frontages have increased from an average of 10.5 metres to an average of 14.0 metres; • the proposed front yard setback for the three dwellings fronting Front Road has increased from 6.0 metres to 8.5 metres, which is more in line with the setback of existing dwellings along Front Road; • the proposed interior side yard setbacks have increased from 0.45 of a metre on both sides to 1.5 metres on one side and 0.6 of a metre on the other side; • the proposed lot coverages have been reduced from an average of 40 percent to an average of 34 percent; and • a maximum area of 52 square metres is proposed for the rooftop amenity space. To facilitate the proposed development, the applicant is requesting site-specific zoning exceptions, including a reduction to the minimum lot area and lot frontage, and an increase in the maximum building height and lot coverage. The proposed development will be subject to a future land division application with the Region of Durham. 2. Comments Received 2.1 May 3, 2021 Statutory Public Meeting and Written Comments An electronic statutory public meeting was held on May 3, 2021, where two residents spoke at the meeting. In addition, the City has received 10 written comments from the public. Six area residents expressed support for the proposal, and provided the following comments: • stated that the dwellings will be a substantial improvement to the street and will increase property values in the neighbourhood; • stated that the building height, massing and style of the dwellings are consistent with newly built dwellings along Commerce Street and Front Road; • stated that the existing structures on the subject properties are unsafe and need to be torn down; and • stated that because Commerce Street slopes down towards Front Road, the 3-storey design of the dwellings will not have a looming effect on adjacent properties and will be in keeping with the massing of neighbouring dwellings. Six area residents expressed concerns about the proposal, and provided the following comments: • concerned that the design of the dwellings is not in keeping with the architectural style of the waterfront or the Nautical Village theme and that the proposal will negatively impact the aesthetics of the neighbourhood; - 38 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 4 596857 Ontario Inc. • concerned that the proposed zoning standards are not in keeping with the guidelines of the Infill and Replacement Housing Study; • concerned that the dwellings may block views of the lake and sunshine from Commerce Street; • concerned that the proposed building height of the dwellings will diminish privacy on neighbouring properties; • concerned that the rooftop amenity areas will create issues for overlooking onto neighbouring yards; • concerned that the construction of the new dwellings will create noise and dirt for an extended period of time; • concerned that the development will increase traffic in the area; • stated that the proposed maximum lot coverage and maximum building height are not in keeping with the neighbourhood; • stated that five lots are too dense for the subject properties and that three or four lots would be more suitable; • concerned that the rooftop amenity areas will allow for dangerous rooftop structures to be erected, which will be subject to constant and strong winds; • concerned that the proposed rooftop amenity areas appear to have no railings; and • concerned with the potential use of the rooftop amenity areas (e.g., used for parties or other unconventional uses that are not typically seen in a residential area). Questions raised by members of the Planning & Development Committee at the meeting related to the functionality of the proposed rooftop walkouts, rooftop amenity space and green roofs. 2.2 Agency Comments 2.2.1 Region of Durham • no objections to the proposal; and • the applicant has satisfied the Region’s concerns regarding archaeology and site contamination on the site. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objections to the proposal; and • matters including, but not limited to, tree planting, boulevard restoration, construction management, road restoration and conveyance of a daylighting triangle will be dealt with through the future land division application. 2.3.2 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards for all new development in the City to replace the 2007 Sustainable Development Guidelines. The new standards consist of two tiers of performance - 39 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 5 596857 Ontario Inc. measures that promote sustainable site and building design. Tier 1 elements would be required for new development applications deemed complete on or after January 1, 2023. Applications submitted (deemed complete) prior to December 31, 2022, will continue to follow the 2007 Sustainable Development Guidelines and, at a minimum, achieve a minimum Level 1, or 19 points. Given that this rezoning application was received in 2021 and before the new standards were enacted, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report/Checklist, prepared by Martindale Planning Services, dated December 2020, which is based on the Sustainable Guidelines approved in 2007. Sustainability staff have no objection to the approval of this Zoning By-law Amendment application. The proposal aims to achieve a total of 19 points, which achieves the minimum Level 1 required in the guidelines. The applicant has identified the following optional sustainability elements to be incorporated within the development: • approximately 28 percent of the roof water will be captured for reuse in rain barrels; • Energy Star appliances will be used for this development; • the development is located within 800 metres of an existing mixed-use commercial development with multiple community amenities; and • the development is within the immediate vicinity of Progress Frenchman's Bay East Park and the Waterfront Trail. Sustainability staff are satisfied that the proposal complies with the Sustainable Guidelines approved in 2007. 3. Planning Analysis 3.1 The proposal conforms to the Pickering Official Plan 3.1.1 Density Targets The subject lands are located within the Bay Ridges Neighbourhood and are designated “Urban Residential Areas – Low Density Area”. This designation primarily provides for residential or related uses at a maximum net residential density of up to and including 30 units per net hectare. The proposal will result in a residential density of 24 units per net hectare. The proposal complies with the density targets within the Official Plan. 3.1.2 Liverpool Road Waterfront Node Development Guidelines The Bay Ridges Neighbourhood policies recognize that the area exhibits a unique mix of built and natural attributes that establishes the area as the Liverpool Road Waterfront Node. Lands within the Waterfront Node are to be of high-quality design with a Great Lakes Nautical Village theme, as detailed in the Liverpool Road Waterfront Node Development Guidelines. The guiding vision for the entire Liverpool Road Waterfront Node is that of a “Great Lakes Nautical Village”. The Guidelines set out detailed development standards and policies addressing the protection of views and vistas, continuance of street and block - 40 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 6 596857 Ontario Inc. patterns, provision of pedestrian-friendly built form, compliance with relevant environmental management policies, and stormwater best management practices. In the review of development proposals, the following development standards are to be considered: • new buildings should be designed to be welcoming and friendly to pedestrians through features such as front porches, high-quality landscaping of front yards, and large windows on the ground floor; • all architectural design must be of a high quality; • methodologies that include various design elements for reducing the bulk of a building’s appearance should be developed as part of the architectural design; • enhanced flankage elevations are required for corner lots; and • the materials, rooflines, design elements and details of new buildings should harmonize with the Great Lakes Nautical Village theme. The Bay Ridges Neighbourhood is an established neighbourhood. A number of the lots within the neighbourhood were created prior to the passing of Zoning By-law 2511, as amended, which governs the subject lands and surrounding area. As such, the lot frontages and lot areas of parcels within this neighbourhood vary greatly. Looking specifically at the subject lands and surrounding area, the existing lots to the south of the subject lands, along Front Road, have areas ranging between 312 and 734 square metres, with an average lot area of 416 square metres. Lot frontages range between 6.0 and 20.0 metres, with an average lot frontage of 10.4 metres. The existing lots to the north and east of the subject lands, along Front Road and Commerce Street, have areas ranging between 242 and 1,276 square metres, with an average lot area of 621 square metres. Lot frontages range between 6.7 and 19.0 metres, with an average lot frontage of 12.7 metres. As noted above, the applicant has reduced the number of proposed lots from five to four. As a result of eliminating one lot, the proposed lot areas and lot frontages have increased. Under the original proposal, lot areas ranged between 279 and 486 square metres, with an average lot area of 333 square metres. Lot frontages ranged between 9.1 and 13.0 metres, with an average lot frontage of 10.5 metres. Under the revised proposal, lot areas range between 359 and 508 square metres, with an average lot area of 414 square metres. Lot frontages range between 11.8 and 16.7 metres, with an average lot frontage of 14.0 metres. The lot areas and lot frontages for the revised proposal are more in keeping with the average lot frontages and areas within the surrounding neighbourhood. In addition, as a result of increasing the size of the lots, the applicant has more flexibility in regard to the siting of dwellings on the lots. Under the revised proposal, the applicant has increased the minimum front and side yard setbacks and reduced the maximum lot coverages, to be more in keeping with the built form of neighbouring dwellings. The design objectives of the Liverpool Road Waterfront Node Development Guidelines have been addressed through the revised proposal. - 41 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 7 596857 Ontario Inc. 3.2 Council approved Official Plan and Zoning By-law Amendments to implement the Infill and Replacement Housing in Established Neighbourhoods Study On September 28, 2020, City Council endorsed the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study (the Infill Study) and adopted the Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts. The recommendations of the Infill Study provide direction for the preparation of appropriate planning implementation tools to facilitate a transition between existing houses and new construction occurring in the City’s established neighbourhoods. On September 27, 2021, City Council adopted Official Plan Amendment (OPA) 40 to implement the recommendations of the Infill Study and enacted By-law 7872/21 (the Infill By-law) to amend Zoning By-law 2511, to rezone all lands within the Established Neighbourhood Precincts to an “Established Neighbourhood Precinct Overlay Zone” category. The amending Infill By-law introduces new provisions for yard setbacks, building height, lot coverage and other zoning standards to ensure new built form is compatible with existing built form. City Council also adopted the Revised Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts. On January 24, 2022, City Council adopted another Zoning By-law Amendment, (By-law 7900/22), to reinstate a maximum building height of 9.0 metres for all lands within the Established Neighbourhood Precincts. The City has received appeals to OPA 40 and both of the Infill By-laws. An Ontario Land Tribunal (OLT) hearing has been scheduled for 15 days commencing July 17, 2023. 3.3 The proposal maintains the recommendations of the Infill and Replacement Housing in Established Neighbourhoods Study The subject lands are located within an Established Neighbourhood Precinct for the Bay Ridges Neighbourhood. One of the policies introduced through OPA 40 states that when considering applications for the development of infill dwellings within an Established Neighbourhood Precinct, City Council shall require that such development complement and be compatible with the character of the Established Neighbourhood Precinct. This includes minimizing the impacts associated with building height, massing and scale, privacy, overlook and shadowing on neighbouring properties; reinforcing the established pattern of existing side yard setbacks and separation distances between dwellings as observed from the street; reinforcing the established pattern of existing lot widths and lot coverage in the Established Neighbourhood Precinct; and reinforcing the established pattern of front yard setbacks on the street. Attachment #9 to this report provides a comparison of the proposed zoning standards for the subject lands, the zoning standards of Zoning By-law 2511 and the Infill By-law, and the existing built form of neighbouring dwellings. The zoning standards for the proposed lots are in accordance with the standards of the Infill By-law in regards to maximum dwelling depth, maximum elevation of the front entrance and maximum driveway width. - 42 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 8 596857 Ontario Inc. 3.3.1 Front Yard Setback Under the Infill By-law, the minimum front yard setback is equal to the shortest existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block. The purpose of this provision is to ensure that new dwellings have regard for the setback of existing dwellings and to maintain a visually attractive streetscape. For the proposed development, the applicant is requesting a minimum front yard setback of 8.5 metres for the three lots fronting Front Road. The dwelling immediately to the south of the subject lands, fronting Front Road, also has a front yard setback of 8.5 metres. Other dwellings to the south, along Front Road, have front yard setbacks ranging between 6.8 and 11.5 metres, with an average front yard setback of 8.6 metres. For the proposed lot fronting Commerce Street, the applicant is requesting a minimum front yard setback of 5.0 metres to the wall of the dwelling and a setback of 1.8 metres to the front porch. The dwelling immediately to the east of the subject lands, along the same side of Commerce Street, also has a reduced front yard setback, with the front porch being located approximately 1.8 metres from the front lot line. Other dwellings to the east, along the same side of Commerce Street, have front yard setbacks ranging between 1.1 and 2.3 metres, with an average front yard setback of 1.7 metres. The front yard setbacks for the proposed development are in keeping with the existing siting pattern of dwellings along Front Road and Commerce Street. As such, the intent of the Infill By-law, to ensure that new dwellings have regard for the setback of existing dwellings and to maintain a visually attractive streetscape, is being met. 3.3.2 Lot Coverage The Infill By-law maintains a maximum permitted lot coverage of 33 percent, which is in keeping with the maximum permitted lot coverage of 33 percent in Zoning By-law 2511. Existing dwellings in the surrounding area, including to the south of the subject lands along Front Road and the north and east of the subject lands along Front Road and Commerce Street, have lot coverages ranging between 10 and 38.6 percent. The average lot coverage within this area is 27 percent. Newly constructed dwellings within the area generally have lot coverages ranging between 34 and 38.6 percent, with an average lot coverage of 31 percent. Two dwellings, located at 1284A and 1284B Commerce Street received approval from the Committee of Adjustment in 2018 (File P/CA 35/18 and P/CA 34/18) to permit maximum lot coverages of 38.6 percent. Under the original proposal, the applicant was requesting a maximum lot coverage of 45 percent. Following comments received from staff and area residents, the applicant reduced the proposed maximum lot coverage from 45 percent to 30 percent for Lots 1 and 3 and 38 percent for Lots 2 and 4. The reduced lot coverages are more in keeping with the existing built form of neighbouring dwellings. - 43 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 9 596857 Ontario Inc. 3.3.3 Building Height The Infill By-law permits a maximum building height of 9.0 metres. Existing dwellings in the surrounding area, including to the south of the subject lands along Front Road and the north and east of the subject lands along Front Road and Commerce Street, have building heights ranging between approximately 7.0 and 11.3 metres, with a range of one, two and three-storey dwellings. Newly constructed dwellings within the area have building heights ranging between 9.4 and 11.3 metres, with an average building height of 10.2 metres. Two dwellings, located at 1284A and 1284B Commerce Street received approval from the Committee of Adjustment in 2018 (File P/CA 35/18 and P/CA 34/18) to permit a maximum building height of 10.2 and 9.4 metres, respectively. The dwelling immediately to the south of the subject lands (681 Front Road) received approval from the Local Planning Appeal Tribunal (LPAT) in 2018 (LPAT No. PL180525), to permit a maximum building height of 9.8 metres. Additionally, the dwelling immediately to the north of the subject lands (1278 Commerce Street) has a building height of 9.3 metres. For the proposed development, the applicant is requesting a maximum building height of 9.6 metres, measured from established grade to the top of the flat roof. This proposed height is in keeping with a number of existing dwellings in the immediate area. Under Zoning By-law 2511, a penthouse, tower, cupola, steeple or other roof structure which is used as an ornament or to house the mechanical equipment of a building is excluded from the calculation of total building height. However, under the Infill By-law, roof structures, such as to house the mechanical equipment of a building or a penthouse, are included in the calculation of total building height. For the proposed development, the applicant is requesting that the rooftop walkouts (which do not house mechanical equipment) and the railings associated with the rooftop amenity areas be excluded from the calculation of total building height. The walkouts are approximately 26 square metres and 2.75 metres in height. The walkouts are setback between 3.0 and 11.0 metres from the front wall of the dwellings. Due to the setback of the walkouts from the front of the dwelling, the walkouts will have minimal visual impact from the streetscape. The applicant has indicated that the purpose of the walkouts is to access the rooftop amenity area only and that the walkouts are non-habitable spaces and do not contain mechanical equipment for the dwellings. To ensure that the walkouts will not be used for additional living space, staff are recommending that the definition of building height under the implementing zoning by-law state that any roof structure that provides livable space, such as a penthouse, be included in the calculation of building height. The applicant has worked with staff to ensure that the zoning performance standards for the proposed lots are generally in keeping with the zoning standards of the Infill By-law, and are consistent with the existing built form in the surrounding area. Staff are satisfied that the proposed lot sizes and recommended zoning standards will ensure that the size, scale, massing and setbacks of the future dwellings will be in keeping with the established neighbourhood character. - 44 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 10 596857 Ontario Inc. 3.4 The size of the rooftop amenity areas will be restricted through the implementing zoning by-law Area residents expressed concerns with proposed rooftop amenity areas. Specifically, there were concerns that the rooftop amenity areas appeared to have no railings; concerns that the rooftop amenity areas will create issues for overlooking neighbouring yards; concerns that the rooftop amenity areas will allow for dangerous rooftop structures to be erected; and concerns with the potential use of the rooftop amenity areas (e.g., used for parties or other unconventional uses that are not typically seen in a residential area). In accordance with the standards of the Ontario Building Code, the applicant is proposing railings along the rooftop amenity areas (see Elevations, Attachments #5 and #6). In addition, to mitigate any misuse of the rooftop space, the applicant is proposing a maximum rooftop amenity size of 52 square metres, to be implemented through the site-specific zoning by-law. The applicant is proposing that the remainder of the rooftop areas be intended for green roofs, for the purposes of stormwater management. To mitigate privacy and overlook concerns, the applicant has located the rooftop amenity areas at the front of the dwellings. As such, the rooftop amenity areas look out onto Front Road and Commerce Street and are located away from adjacent rear yards. In addition, the rooftop walkout structures provide an additional barrier for privacy between the amenity space and adjacent rear yards. 3.5 Technical matters to be addressed through the land division application process As noted above, the proposed development will be subject to a future land division application with the Region of Durham. Detailed design issues will be dealt with through the land division application process. These requirements will address matters such as, but not limited to: • tree preservation and removal; • drainage and grading; • satisfying parkland dedication requirements; and • municipal addressing for the new lots. 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting to rezone the subject lands to facilitate a future severance of the subject lands to create four lots for detached dwellings. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 5. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. - 45 - PLN 13-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 01/21 Page 11 596857 Ontario Inc. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/21 Attachments: 1. Location Map 2. Air Photo Map 3. Original Site Plan 4. Revised Site Plan 5. West Elevation 6. North Elevation 7. Conceptual Rendering – Facing Southeast 8. Conceptual Rendering – Facing East 9. Zoning Provisions Comparison Chart Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 46 - Appendix I to Report PLN 13-23 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/21 - 47 - The Corporation of the City of Pickering By-law No. XXXX/23 Being a by-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Lot 6 and Part of Lots 5 and 7, Block E, Plan 65, City of Pickering (A 01/21) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Lot 6 and Part of Lots 5 and 7, Block E, Plan 65, in the City of Pickering to permit a severance of the lands to create a total of 4 lots for detached dwellings accessed from existing public roads; And whereas an amendment to Zoning By-law 2511, as amended, is deemed necessary to permit such development; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I attached hereto 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 being Lot 6 and Part of Lots 5 and 7, Block E, Plan 65, in the City of Pickering, designated “R4-25”, “R4-26”, “R4-27” and “R4-28” on Schedule I to this By-law. 3. General Provisions No building, structure, 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 (1) “Balcony” shall mean an attached covered or uncovered platform projecting from the face of an exterior wall, including above a porch, which is only directly accessible from within a building, usually surrounded by a balustrade or railing, and does not have direct exterior access to grade. (2) “Bay, Bow, Box Window” shall mean a window that protrudes from the main wall, usually bowed, canted, polygonal, segmental, semicircular or square sided with window on front face in plan; one or more storeys in height, which may or may not include a foundation; may or may not include a window seat; and may include a door. (3) “Daylighting Triangle” shall mean an area free of buildings, structures, fences and hedges up to 0.9 metres in height. - 48 - By-law No. XXXX/23 Page 2 (4) “Deck” shall mean a raised platform attached to the exterior wall of a building and with direct access from within a building and from grade. (5) (a) “Dwelling” shall mean a building or part of a building containing one (1) or more dwelling units, but does not include a mobile home or trailer. (b) “Dwelling, detached” shall mean a single dwelling which is freestanding, separate and detached from other main buildings or structures. (6) “Dwelling Depth” shall mean the horizontal distance measured from the front wall of a dwelling to the rear wall of a dwelling, excluding any allowable projection. (7) "First Floor" shall mean the floor of a building approximately at or first above grade. (8) “Front Entrance” shall mean the principal entrance oriented towards the front lot line providing access to the interior of a dwelling from the exterior and does not include an access provided through an attached private garage. In the case of a corner lot, the principal entrance providing access to the interior of a dwelling from the exterior may be oriented towards the side lot line that is adjacent to the street, or abutting on a reserve on the opposite side of which is a street. (9) “Grade” or “Established Grade” shall mean, when used with reference to a building, the average elevation of the finished surface of the ground where it meets the exterior of the front of such building; and when used with reference to a structure, shall mean the average elevation of the finished level of the ground surrounding such structure, exclusive in both cases of any artificial embankment. (10) “Height, Building” shall mean the vertical distance between the established grade, at the front of the house, 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 between eaves and ridge. A rooftop walkout that does not house mechanical equipment for a dwelling, and railings associated with a rooftop amenity area shall not be included in the calculation of building height. Roof structures that provide livable space, such as a penthouse, shall be included in the calculation of building height. (11) (a) “Lot” shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision. (b) “Lot Coverage” shall mean the combined areas of all the buildings on a lot measured at the level of the first floor and expressed as a percentage of the lot area, including covered platforms such as covered porches and covered decks, but excluding eaves, belt courses, chimney breasts, sills or cornice projections, and balconies. - 49 - By-law No. XXXX/23 Page 3 (c) “Lot Frontage” shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line. (12) “Porch” shall mean a roofed deck or portico structure attached to the exterior wall of a building, a basement may be located under the porch. (13) “Private Garage” shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise. (14) “Storey” shall mean the portion of a building other than a basement, cellar, or attic, included between the surface of any floor, and the surface of the floor, roof deck or ridge next above it. (15) “Wall, Front” shall mean a primary exterior wall of a building, not including permitted projections, which contains the primary entrance door. (16) (a) “Yard” shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon. (b) “Front Yard” shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot. (c) “Front Yard Depth” shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot. (d) “Rear Yard” shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (e) “Rear Yard Depth” shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot. (f) “Side Yard” shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building or structure on the lot. (g) “Side Yard Width” shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot. (h) “Flankage Side Yard” shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street. - 50 - By-law No. XXXX/23 Page 4 (i) “Flankage Side Yard Width” shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot. (j) “Interior Side Yard” shall mean a side yard other than a flankage side yard. 5. Permitted Uses and Zone Regulations (“R4-25”, “R4-26”, “R4-27”, “R4-28” Zones) (1) Permitted Uses (“R4-25”, “R4-26”, “R4-27”, “R4-28” Zones) No person shall, within the lands zoned “R4-25”, “R4-26”, “R4-27” or “R4-28” on Schedule I to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (i) Detached dwelling (2) Zone Requirements (“R4-25”, “R4-26”, “R4-27”, “R4-28” Zones) No person shall, within the lands zoned “R4-25”, “R4-26”, “R4-27” or “R4-28” on Schedule I to this By-law, use any lot or erect, alter or use any building or structure except in accordance with the following provisions: “R4-25” “R4-26” “R4-27” “R4-28” (a) Lot Area (minimum) 500 square metres 350 square metres 400 square metres 350 square metres (b) Lot Frontage (minimum) 14.0 metres 11.0 metres 16.0 metres 12.0 metres (c) Front Yard Depth (minimum) 8.5 metres 5.0 metres (d) Side Yard Width (minimum) (i) 1.5 metres on one side, 0.6 of a metre on the other side (ii) 1.5 metres where the other side yard is a flankage side yard (e) Flankage Side Yard Width (minimum) 3.0 metres (f) Rear Yard Depth (minimum) 7.5 metres 5.0 metres (g) Dwelling Depth (maximum) (i) For lots with depths up to and including 40 metres: 17 metres (ii) For lots with depths greater than 40 metres: 20 metres - 51 - By-law No. XXXX/23 Page 5 “R4-25” “R4-26” “R4-27” “R4-28” (h) Front Entrance (maximum elevation) The maximum elevation of the front entrance shall be 1.2 metres above the average grade, which is measured along the front wall of the dwelling, to the top of the platform (covered or uncovered) immediately outside of the front entrance. (i) Building Height (maximum) 9.6 metres (j) Lot Coverage (maximum) 30 percent 38 percent 30 percent 38 percent (k) Parking Requirements (minimum) A minimum of 2 parking spaces per dwelling unit, one of which must be provided within an attached private garage. (l) Driveway Width (maximum) 6.0 metres (m) Garage Requirements (minimum) A minimum of one private garage per lot attached to the main building, the vehicular entrance of which shall be located no less than 6.0 metres from the front lot line or flankage lot line. (n) Interior Garage Size (minimum) Each parking space within a private garage shall have a minimum width of 2.9 metres and a minimum depth of 6.0 metres. However, the width may include one interior step and the depth may include two interior steps. (o) Rooftop Amenity Area (maximum) 52 square metres Special Provisions (“R4-25”, “R4-26”, “R4-27”, “R4-28” Zones) (a) uncovered and covered unenclosed porches and associated stairs not exceeding 1.2 metres in height above established grade may encroach a maximum of: (i) 1.5 metres into the required front yard within the lands zoned “R4-25”, “R4-26” or “R4-27” on Schedule I to this By-law; and (ii) 3.2 metres into the required front yard within the lands zoned “R4-28” on Schedule I to this By-law; (b) uncovered and covered unenclosed porches and associated stairs not exceeding 1.2 metres in height above established grade may encroach a maximum of 2.4 metres into the required flankage side yard; - 52 - By-law No. XXXX/23 Page 6 (c) uncovered and covered balconies may encroach a maximum of 2.0 metres into the required front yard, within the lands zoned “R4-28” on Schedule I to this By-law; (d) uncovered and covered decks and associated stairs not exceeding 3.0 metres in height above established grade may encroach a maximum of: (i) 4.0 metres into the required rear yard within the lands zoned “R4-25”, “R4-26” or “R4-27” on Schedule I to this By-law; and (ii) 2.5 metres into the required rear yard within the lands zoned “R4-28” on Schedule I to this By-law; (e) balconies located above the first floor projecting or recessed in the rear are prohibited, excluding a juliette balcony; (f) a bay, box or bow window, with or without foundation, having a width of up to 4.0 metres may encroach a maximum of 0.6 of metre into any required yard; (g) window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eaves troughs, and other similar architectural features may project a maximum of 0.6 of a metre into any required yard and are required to be setback a minimum of 0.6 of a metre from the interior side lot line; (h) where a lot abuts a daylighting triangle, the setback provisions shall be measured as if the daylighting triangle did not exist; (i) no parking space shall be permitted within 3.0 metres of a daylighting triangle; and (J) Section 6.6 of By-law 2511, related to Corners Lots, shall not apply. 6. By-law 2511 By-law 2511, 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 I 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 2511, as amended. - 53 - By-law No. XXXX/23 Page 7 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2023. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 54 - R4-25 R4-27 R4-28R4-26 F r o n t R o a d Commerce Street Clerk Mayor Schedule I to By-LawPassed ThisDay of i N XXXX/23XXrd XXXX 2023 39.6m 12.0m 1 5 . 1 m 1 2 . 0 m 1 9 . 7 m 33 . 3 m 15.7m 10.8m 9.4m 34.1m 29.7m 14 . 1 m 11 . 2 m 9. 9 m 2.5m - 55 - Attachment #1 to Report PLN 13-23 Li v e r p o o l R o a d Do u g l a s A v e n u e Browning Avenue Ilona Park Road Fa i r v i e w A v e n u e Annland Street F r o n t R o a d Luna CourtMonica Cook Place Commerce Street Broadview Street Wharf Street Pl e a s a n t S t r e e t Old Orc hard A venue ProgressFrenchman'sBay East Park Frenchman'sBay Rate PayersMemorial Park © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario 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.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:A 01/21 Date: Apr. 06, 2021 ¯ E 596857 Ontario Inc. 1279 1281 SubjectLands L:\PLANNING\01-MapFiles\A\2021\A 01-21 - 5968567 Ontario Inc\A01_21_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. 1279 and 1281 Commerce StreetMunicipal Address: - 56 - Attachment #2 to Report PLN 13-23 Li v e r p o o l R o a d Do u g l a s A v e n u e Gull Crossing Browning Avenue Ilona Park Road Fa i r v i e w A v e n u e Annland Street S i m p s o n A v e n u e W a t e r p oint Street F r o n t R o a d S t Martins Drive Luna CourtMonica Cook Place Commerce Street Broadview Street Wharf Street Pl e a s a n t S t r e e t Bayview Street Old Orc hard A venue 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario 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.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment THIS IS NOT A PLAN OF SURVEY. Date: Apr. 06, 2021 L:\PLANNING\01-MapFiles\A\2021\A 01-21 - 5968567 Ontario Inc\A01_21_AirPhoto.mxd ¯ E SubjectLands A 01/21596857 Ontario Inc.1279 and 1281 Commerce Street File:Applicant:Municipal Address: Air Photo Map 1279 1281 - 57 - Attachment #3 to Report PLN 13-23 L:\Planning\01-MapFiles\A\2021 April 12, 2023DATE: Applicant: File No: Original Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street N - 58 - Attachment #4 to Report PLN 13-23 L:\Planning\01-MapFiles\A\2021 April 12, 2023DATE: Applicant: File No: Revised Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street N - 59 - Attachment #5 to Report PLN 13-23 L:\Planning\01-MapFiles\A\2021 April 12, 2023DATE: Applicant: File No: West Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street - 60 - Attachment #6 to Report PLN 13-23 L:\Planning\01-MapFiles\A\2021 April 12, 2023DATE: Applicant: File No: North Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street - 61 - Attachment #7 to Report PLN 13-23 L:\Planning\01-MapFiles\A\2021 April 12, 2023DATE: Applicant: File No: Conceptual Rendering - Facing Southeast FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street - 62 - Attachment #8 to Report PLN 13-23 L:\Planning\01-MapFiles\A\2021 April 12, 2023DATE: Applicant: File No: Conceptual Rendering - Facing East FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 01/21 596857 Ontario Inc. Municipal Address: 1279 and 1281 Commerce Street - 63 - Provision Proposed Zoning Standards (A 01/21) Existing “R4” Zone Standards (By-law 2511) Infill & Replacement Housing (By-laws 7872/21 & 7900/22) Built Form of Neighbouring Lots/Dwellings Dwellings to the South (along Front Road) Dwellings to the North & East (along Front Road & Commerce Street) Lot Area (min) Range between 359 and 508 square metres (Average: 414 m2) 460 square metres - Range between 312 and 734 square metres (Average: 416 m2) Range between 242 and 1276 square metres (Average: 621 m2) Lot Frontage (min) Range between 11.8 and 16.7 metres (Average: 14.0 m) 15 metres - Range between 6.0 and 20.0 metres (Average: 10.4 m) Range between 6.7 and 19.0 metres (Average: 12.7 m) Front Yard Depth (min) 8.5 metres for the lots fronting Front Road and 5.0 metres for the lot fronting Commerce Street 7.5 metres Minimum: Equal to the shortest existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block. Maximum: Not more than 1.0 metre beyond the average of the existing front yard setback of the dwellings on the immediately abutting lots located along the same side of the street and within the same block. Range between 6.8 and 11.5 metres (Average: 8.6 m) Range between 1.1 and 10.0 metres (Average: 5.7 m) Interior Side Yard Width (min) 1.0 metre on one side, 0.6 of a metre on the other side 1.5 metres - Range between 0.2 and 3.3 metres (Average: 1.3 m) Range between 0.2 and 8.3 metres (Average: 1.9 m) Rear Yard Depth (min) 7.5 metres and 5.0 metres for the irregular shaped lot along Commerce Street 7.5 metres - Range between 1.5 and 22 metres (Average: 13.2 m) Range between 7.5 and 33 metres (Average: 17.7 m) Attachment #9 to Report PLN 13-23 - 64 - Provision Proposed Zoning Standards (A 01/21) Existing “R4” Zone Standards (By-law 2511) Infill & Replacement Housing (By-laws 7872/21 & 7900/22) Built Form of Neighbouring Lots/Dwellings Dwellings to the South (along Front Road) Dwellings to the North & East (along Front Road & Commerce Street) Building Height (max) 9.6 metres (not including 2.75 metre rooftop walkout) 9.0 metres 9.0 metres The majority of dwelling heights are unknown. Dwellings along Front Road range between 1 and 3 storeys. A newly constructed dwelling along Front Road has a building height of 9.8 metres. Range between 7.0 and 11.3 metres (Average: 9.1 m) Lot Coverage (max) Range between 30 and 38 percent (Average: 34 percent) 33 percent 33 percent Range between 22 and 37 percent (Average: 28%) Range between 10 and 38.6 percent (Average: 26.4%) Dwelling Depth (max) For lots with depths up to and including 40 metres: 17 metres For lots with depths greater than 40 metres: 20 metres - For lots with depths up to and including 40 metres: 17 metres For lots with depths greater than 40 metres: 20 metres Unknown Unknown Front Entrance (max elevation) The maximum elevation of the front entrance shall be 1.2 metres above the average grade, which is measured along the front wall of the dwelling, to the top of the platform (covered or uncovered) immediately outside of the front entrance. - The maximum elevation of the front entrance shall be 1.2 metres above the average grade, which is measured along the front wall of the dwelling, to the top of the platform (covered or uncovered) immediately outside of the front entrance. Unknown Unknown Driveway Width (max) 6.0 metres - 6.0 metres Unknown Unknown - 65 - Report to Planning & Development Committee Report Number: PLN 14-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Heritage Permit Application HP 02/23 -Request for Demolition and New Buildings-459 Churchwin Street-File: A-3300-096 Recommendation: 1.That Heritage Permit Application HP 02/23 to demolish the existing dwelling located at459 Churchwin Street to facilitate the construction of a new detached dwelling and adetached accessory building (garage), as shown in Attachments #2 to #7 of this report,be approved; and 2.That a copy of the Heritage Impact Assessment report is filed with the Pickering Library& Archives as a record of the property’s history and documentation of changes. Executive Summary: A Heritage Permit application has been submitted for 459 Churchwin Street to demolish the existing detached dwelling and to construct a new detached dwelling and accessory detached garage. The applicant has submitted a Heritage Impact Assessment in support of the Heritage Permit. While the City of Pickering Heritage Delegation By-law allows the Director, City Development & CBO to grant minor heritage permits, any requests for demolition or removal of a building within a Heritage Conservation District must be approved or denied by Council, in consultation with the Heritage Pickering Advisory Committee (Heritage Pickering). The Heritage Permit application was presented to Heritage Pickering for consideration in April 2023. The Committee recommended approval of the request to demolish the existing dwelling and to permit the construction of a new detached dwelling and accessory building, subject to conditions that would ensure the new construction meets the Whitevale Heritage Conservation District (HCD) Guidelines. Staff recommend that the Heritage Permit be approved. While demolition is considered to be a last resort, the current building has endured several alterations and interventions to the structure, resulting in few of the original heritage features remaining. The proposed new construction meets the Whitevale HCD Guidelines for new buildings and will not detract from the character of Whitevale. - 66 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 2 Financial Implications: No direct cost to the City area is anticipated as a result of the recommendation of this report. Discussion: 1.Background The property at 459 Churchwin Street forms part of the Whitevale HCD and is protectedunder Part V of the Ontario Heritage Act. The property is located on the south side ofChurchwin Street, east of Mill Street and west of Gladstone Street (see Location Map,Attachment #1). The original house construction dates from circa 1870 and is one and a half storeys inheight. It is believed that the house is composed of two former small front gablestructures, joined with a roof at a later date (see Figure 1 below). There is a one-storeyporch, not original, at the centre of the structure on the north elevation entrance. Theoriginal building featured horizontal clapboard siding, some of which appears to remainunder the vertical board and batten cladding, and fanciful vergeboard decorating thegables, which no longer remains. Figure 1: Photo of 459 Churchwin Street from Whitevale Heritage Conservation District Study Background Study - 67 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 3 Figures 2 and 3 are photos of the existing dwelling elevations provided by the applicant. Figure 2: North elevation of the existing dwelling at 459 Churchwin Street Figure 3: East and south elevations of the existing dwelling at 459 Churchwin Street 2.1 Heritage Permit Application In March 2023, a Heritage Permit application was submitted for 459 Churchwin Street. The scope of the permit application includes the demolition of the existing residential dwelling and the construction of a new detached dwelling and detached garage (see Proposed Site Plan, and Existing and Proposed Elevations, Attachments #2 to #7). A Heritage Impact Assessment (HIA) was submitted in support of the Heritage Permit. - 68 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 4 Figure 4: Rendering of proposed dwelling at 459 Churchwin Street The City’s Heritage Delegation By-law 7651/18 does not permit the Director, City Development & CBO to grant a Heritage Permit for the demolition or removal of a building that is part of a Heritage Conservation District. Therefore, as required by the Ontario Heritage Act, the status of this heritage permit application is to be decided by Council, in consultation with its Municipal Heritage Committee. 2.2 Heritage Impact Assessment The applicant has submitted an HIA, prepared by +VG Architects, in support of the heritage permit application. The HIA documents the condition of the existing structure and notes multiple interventions and alterations to the original structure and heritage features. The HIA surmises that due to the previous alterations and considering the existing condition of the structure, specifically concerns with the foundation, it is the opinion of the author that it is not feasible to undertake meaningful development of the property by the preferred means of ‘Alterations and Additions’. The HIA provides an evaluation of the proposed new construction against the Whitevale HCD Guidelines. The HIA highlights several guidelines for new buildings, indicating how the proposed construction is in keeping with the character defining elements of Whitevale. The table on the next page outlines how the new dwelling complies with the key requirements of the Whitevale HCD Guidelines. - 69 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 5 Guideline New Buildings (Section 6.4) Whitevale HCD Guidelines Analysis 6.4.1 New buildings should be visually compatible with adjacent properties and the streetscape. Since the street façade of the proposed design is externally a visual reconstruction of the existing house, the new building is as visually compatible with the adjacent properties as is the existing house at 459 Churchwin Street. 6.4.5 The street facing wall should be parallel to the road, except where an alternative building line has been established on adjacent properties. The street façade of the proposed replacement house matches the location, width and orientation of the existing building exactly. The new detached garage is likewise aligned with the street but is set much further back than the house. 6.4.7 Roofs of new buildings should: •match those of theneighbouring buildings inshape and pitch; •be a side or end gabledesign; •be low to medium pitch; and •utilize cedar or asphaltshingles Steep pitches, cross-gable, flat and mono-pitch roofs, and polygonal tower should be avoided. Concrete or clay tile roofs are not recommended. Like the existing house, the proposed roof has end gables and a medium pitch covered in asphalt shingles. The cross-gable alteration previously made to the existing roof has not been re-created in the new construction. 6.4.11 The recommended exterior wall finish is wood clapboard or vertical board and batten. Brick is not the preferred finish material, particularly in the central core of the District. Like the existing, the proposed buildings are clad in traditional board and batten with a natural colour. The HIA concludes that the features which define the contribution of 459 Churchwin Street to the Whitevale Heritage Conservation District are being maintained and potentially enhanced by the proposed development. - 70 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 6 1.3 The Ontario Heritage Act Section 42 of the Ontario Heritage Act states that no owner of a property designated under Part V, Section 41 shall demolish, alter or erect a building or structure on the property unless the owner applies to the Council of the municipality in which the property is situated and receives consent in writing to the demolition or erection of buildings. Within 90 days after the notice of receipt is served on the applicant, the Council, after consultation with its municipal heritage committee, may consent to the application, consent to the application subject to such terms and conditions as may be specified by the Council, or refuse the application. If the Council fails to notify the owner of its decision within the 90 day time period, Council shall be deemed to have consented to the application. If Council refuses the application, or if Council consents to the application with terms and conditions, then the owner of the property may appeal to the Ontario Land Tribunal within 30 days of the owner receiving notice of Council’s decision. 1.4 Whitevale Heritage Conservation District On June 7, 1993, By-law 4074/92 was passed by Council, designating the entire Hamlet of Whitevale as a Conservation District under the Ontario Heritage Act. The HCD was created to encourage the maintenance and conservation of heritage buildings, provide guidelines on conservation practices, and maintain and protect the rural and unique character of the hamlet. Whitevale is a mixture of rural Ontario vernacular architecture that has a distinctive scale, mass, decorative detailing, and building materials. Although many individual buildings and properties have been altered over the decades, the overall nineteenth century village character has been retained. 459 Churchwin Road is identified as a heritage building within the Whitevale HCD. 2 Analysis 2.1 Heritage Pickering Advisory Committee Recommendation On April 26, 2023, the request for demolition of the existing residential dwelling and the construction of a new detached dwelling and detached garage was presented to Heritage Pickering. The applicant’s heritage consultant, +VG Architects, presented the proposal to the committee, identifying the current challenges with the existing structure. The consultant identified several alterations to the building over the decades, the lack of a proper foundation on the east side of the building, and the challenges in trying to undertake meaningful development of the property by the preferred means of ‘Alterations and Additions’. - 71 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 7 The committee discussed several items with the heritage consultant regarding the existing condition of the structure and the alterations that have occurred. The committee noted that the applicant and their consultants have presented a well thought out design that maintains many of the existing character defining elements of the property. Heritage Pickering passed the following motion: 1.That Heritage Pickering Advisory Committee supports the demolition of the existingone-and-a-half storeys to facilitate the construction of a new detached dwelling asshown in the concept plans submitted by the applicant; 2.That the Heritage Permit building elevation drawings be revised to indicate paintedwood board and batten as the exterior cladding and painted fibreglass windowswith simulated divided lights; 3.That a landscape plan be submitted, indicating planting along the foundation of thenew dwelling; and 4.That a copy of the Heritage Impact Assessment report be filed with the PickeringLibrary & Archives as a record of the property’s history and documentation ofchanges. Following the Heritage Pickering meeting, the applicant provided staff with revised drawings, incorporating painted wood board and batten siding, fibreglass windows with simulated divided lights, and foundation landscaping. The revisions reflect the requested changes and conditions that were included in Heritage Pickering’s recommendation above. 2.2 Heritage Consultant Comments The firm Heritage Studio was retained by the City to assist in the review of the heritage permit application. The review contained advice on the proposed demolition and new construction in relation to the Whitevale HCD Guidelines and current best practices. Heritage Studio has advised that the HIA demonstrates that the alterations made over time have significantly impacted the heritage fabric and contributions of the building. Due to the number of alterations and interventions, few components of the original building remain. The level of repairs required for restoration may not be reasonable given the diminished heritage value of the building. Heritage Studio also reviewed the proposed new construction against the Whitevale HCD Guidelines. The review concluded that the proposed dwelling conserves the cultural heritage value of the Whitevale HCD and is consistent with Section 6.4 for New Buildings. Furthermore, the new construction has the potential to make an equal, if not enhanced, contribution to the Churchwin streetscape. - 72 - June 5, 2023 PLN 14-23 Subject: Heritage Permit Application HP 02/23 Page 8 2.3 Staff Analysis Staff encourage the preservation and adaptive reuse of heritage structures where possible and demolition should be a last resort. The HIA, and comments from Heritage Studio, have established that alterations and interventions to the structure have resulted in few of the original heritage features remaining. The HIA has also provided evidence that the amount of work required to accommodate alterations or additions to the existing structure would require supplementary interventions to the structure, specifically the foundations. Given the number of alterations made to the building and with few original features remaining, staff accept the conclusions of the HIA that it would not be feasible to undertake meaningful development of the property by the preferred means of ‘Alterations and Additions’. The Whitevale HCD guidelines provide guiding principles for constructing new buildings within the district. The guidelines aim to ensure new construction is compatible and reinforce the existing character of Whitevale. The HIA provided a detailed analysis of how the proposed construction was designed to meet the objectives of the Whitevale HCD guidelines and retain the existing character of the property at 459 Churchwin Street. The applicant has revised their drawings to include the recommendations of Heritage Pickering. Staff has no objection to the approval of this Heritage Permit application. Attachments: 1.Location Map2. Proposed Site Plan3.Existing and Proposed North Elevations4.Existing and Proposed West Elevations5.Existing and Proposed South Elevations6.Existing and Proposed East Elevations7. Proposed Detached Garage Elevations - 73 - PLN 14-23 June 5, 2023 Subject: Heritage Permit Application HP 02/23 Page 9 Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO NS:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 74 - Attachment #1 to Report PLN 14-23 Gl a d s t one Street Mill Stre e t C h urchwin Street Whitevale Road Fa c t o r y S t r e e t No r t h R o a d WhitevalePark City DevelopmentDepartment Location MapFile:Property Description:HP 02/23 Date: Apr. 18, 2023 ¯ E PLAN 21 LOT 51,52 (459 Churchwin Street) SubjectLands L:\PLANNING\01-MapFiles\Other\Heritage\HP02-23_459ChurchwinStreet_LocationMap.mxd 1:2,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved.- 75 - Attachment #2 to Report PLN 14-23 DN DN CHURCHWIN STREET CROW N OF ROAD EDGE OF GRAVEL EDGE OF GRAVEL TOP OF DITCH BOTTOM OF DITCH EX CONCRETE PAD TOP OF EX.SLOPE BOTTOM OF SLOPE TOP OF SLOPE BOTTOM OF SLOPE BOARD FENCE BO A R D F E N C E CHAIN LINK FENCE EX WELL PO S T & W I R E F E N C E POST &WIRE FENCE O/H UTILITY LINE OUTLINE OF EX FOOTPRINT OUTLINE OF EX SHED 29' - 6" 9.00 m FRONT YARD SETBACK REAR YARD SETBACK SI D E Y A R D S E T B A C K SI D E Y A R D S E T B A C K 7'-10" 2.40 m 29' - 6" 9.00 m 7'-10" 2.40 m 132'-2" 40.28 m EXISTING PLAY STRUCTURE 459 CHURCHWIN STREET 40' - 10" 12.44 m 39' - 10" 12.14 m 44' - 1" 13.43 m 70 ' - 9 " 21 . 5 6 m 19' - 8" 5.99 m 23' - 10" 7.26 m 25 ' - 1 0 " 7. 8 7 m PROPOSED GARAGE PROPOSED GRAVEL DRIVEWAY 9' - 10" 3.00 m 32' - 9" 9.97 m 2' - 4 " 0. 7 1 m 6' - 0 " 1. 8 3 m 8' - 10" 2.69 m POOL 19 ' - 3 " 5. 8 6 m 8' - 4 " 2. 5 5 m 16 ' - 8 " 5. 0 7 m 24 ' - 6 " 7. 4 6 m 19 ' - 9 " 6. 0 2 m 16' - 11" 5.17 m 22' - 11" 6.97 m 44 ' - 3 " 13 . 4 7 m 19 ' - 4 " 5. 9 0 m DECK 12 ' - 0 " 3. 6 6 m 27' - 0" 8.23 m TYP. DECIDUOUS SHRUB (DWARF BUSH HONEYSUCKLE OR SIM.) AT FND PERIMETER, APPRX. MIN. HEIGHT 24" SITE PLAN 2023-05 SITE STATISTICS CATEGORY PROPOSED CLASS OF USE SFD LOT AREA 2043.4 m² BUILDING AREA 194 m² LOT COVERAGE 9.5% STOREYS 2 Proposed Site Plan City Development Department May 5, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. HP 02/23 Steven MonaghanApplicant: Municipal Address: DATE: File No: 459 Churchwin Street L:\Planning\01-MapFiles\HP\2023 N - 76 - Attachment #3 to Report PLN 14-23 L:\Planning\01-MapFiles\HP\2023 May 5, 2023DATE: Applicant: Municipal Address: File No: Existing and Proposed North Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department HP 02/23 Steven Monaghan 459 Churchwin Street GRADE 182.72 APPRX. T/O EX. ROOF 188.5 LEVEL 1 183.28 19 ' - 0 " 5. 7 8 m 3' - 1 0 " 1. 1 7 m T/O ROOF 189.67 LEVEL 2 186.48 10" 12"32" 30 " 54 " 32" 30 " 54 " 36"36"36"36" 36 " 60 " 36 " 60 " 36 " 60 " 36 " 60 " 16"32"16" 96 " PAINTED WD BOARD AND BATTEN, TYP. PAINTED FIBERGLASS WINDOWS W/SIMULATED DIVIDED LIGHTS, TYP. TYP. DECIDUOUS SHRUB (DWARF BUSH HONEYSUCKLE OR SIM.) AT FND PERIMETER, APPRX. MIN. HEIGHT 24" 1/8" = 1'-0"2 North - Existing - 77 - Attachment #4 to Report PLN 14-23 L:\Planning\01-MapFiles\HP\2023 May 5, 2023DATE: Applicant: Municipal Address: File No: Existing and Proposed West Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department HP 02/23 Steven Monaghan 459 Churchwin Street GRADE 182.72 APPRX. T/O EX. ROOF 188.5 LEVEL 1 183.28 3' - 1 0 " 1. 1 7 m 19 ' - 0 " 5. 7 8 m T/O ROOF 189.67 LEVEL 2 186.48 36"36" 60 " 36 " 36"36"36" 60 " 36 " PAINTED WD BOARD AND BATTEN, TYP. PAINTED FIBERGLASS WINDOWS W/SIMULATED DIVIDED LIGHTS, TYP. TYP. DECIDUOUS SHRUB (DWARF BUSH HONEYSUCKLE OR SIM.) AT FND PERIMETER, APPRX. MIN. HEIGHT 24" 1/8" = 1'-0"2 West - Existing - 78 - Attachment #5 to Report PLN 14-23 L:\Planning\01-MapFiles\HP\2023 May 5, 2023DATE: Applicant: Municipal Address: File No: Existing and Proposed South Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department HP 02/23 Steven Monaghan 459 Churchwin Street GRADE 182.72 APPRX. T/O EX. ROOF 188.5 LEVEL 1 183.28 LEVEL 0 180.4 3' - 1 0 " 1. 1 7 m 19 ' - 0 " 5. 7 8 m T/O ROOF 189.67 LEVEL 2 186.48 30" 54 " 30 " 30" 54 " 30 " 30" 60 " 36 " 72 " 30" 30"30" 66 " 30 " 66 " 30 " 36" 90 " 30" 60 " 30 " PAINTED WD BOARD AND BATTEN, TYP. PAINTED FIBERGLASS WINDOWS, TYP. TYP. DECIDUOUS SHRUB (DWARF BUSH HONEYSUCKLE OR SIM.) AT FND PERIMETER, APPRX. MIN. HEIGHT 24" 1/8" = 1'-0"2 South - Existing - 79 - Attachment #6 to Report PLN 14-23 L:\Planning\01-MapFiles\HP\2023 May 5, 2023DATE: Applicant: Municipal Address: File No: Existing and Proposed East Elevation FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department HP 02/23 Steven Monaghan 459 Churchwin Street GRADE 182.72 APPRX. T/O EX. ROOF 188.5 LEVEL 1 183.28 3' - 1 0 " 1. 1 7 m 19 ' - 0 " 5. 7 8 m T/O ROOF 189.67 LEVEL 2 186.48 36"32"36" 60 " 36 " 60 " 36 " 96 " 30"30"30" 30 " 54 " 144" 96 " PAINTED WD BOARD AND BATTEN, TYP. PAINTED FIBERGLASS WINDOWS W/SIMULATED DIVIDED LIGHTS, TYP. TYP. DECIDUOUS SHRUB (DWARF BUSH HONEYSUCKLE OR SIM.) AT FND PERIMETER, APPRX. MIN. HEIGHT 24" 1/8" = 1'-0"2 East - Existing - 80 - Attachment #7 to Report PLN 14-23 L:\Planning\01-MapFiles\HP\2023 May 5, 2023DATE: Applicant: Municipal Address: File No: Proposed Detached Garage Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department HP 02/23 Steven Monaghan 459 Churchwin Street GRADE @ GARAGE 183.08 U/S GARAGE ROOF 186.49 T/O GARAGE ROOF 189 T/O GARAGE FTG 181.61 19 ' - 5 " 5. 9 2 m 14 ' - 1 0 " 4. 5 1 m MID-POINT GARAGE ROOF GRADE @ GARAGE 183.08 U/S GARAGE ROOF 186.49 T/O GARAGE ROOF 189 T/O GARAGE FTG 181.61 19 ' - 5 " 5. 9 2 m 3/16" = 1'-0"1 GARAGE - N 3/16" = 1'-0"2 GARAGE - S GRADE @ GARAGE 183.08 U/S GARAGE ROOF 186.49 T/O GARAGE ROOF 189 19 ' - 5 " 5. 9 2 m GRADE @ GARAGE 183.08 U/S GARAGE ROOF 186.49 T/O GARAGE ROOF 189 19 ' - 5 " 5. 9 2 m 3/16" = 1'-0"1 GARAGE - E 3/16" = 1'-0"2 GARAGE - W - 81 - Report to Planning & Development Committee Report Number: PLN 17-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: City of Pickering 2022 Annual Housing Monitoring Report -File: D-1300-016 Recommendation: 1.That Council receive the City of Pickering 2022 Annual Housing Monitoring Report forinformation; and 2.That Council re-affirms its authorization for the appropriate officials of the City ofPickering to continue to take the necessary actions as indicated in the PickeringHousing Action Plan 2021-2031. Executive Summary: On January 24, 2022 Council approved the Pickering Housing Strategy & Action Plan, 2021-2031 (see PLN 02-22). Action Item 3.7 required the preparation of an annual Housing Monitoring Report. This Report (PLN 17-23) is the first Housing Monitoring Report for the City of Pickering. The Action Item Update is provided as Appendix I to Report PLN 17-23, together with an update on the status of each action. Staff have completed the implementation of two of the Action Items, and have initiated work on the review of fourteen additional items to implement the Housing Strategy. As part of Phase I of the Pickering Housing Strategy Study, a housing profile was created to identify current and emerging housing needs within Pickering. A copy of the report, titled Research & Gap Analysis, dated March 31, 2021 (the ‘Gap Analysis’) is available on the City’s website. The housing profile data contained in this Report, which was developed using 2016 Census data and other available data sources, informed the Council approved housing strategy and action plan items. With the availability of the most recent Statistics Canada data (2021), staff has updated the Pickering housing profile (see updated Pickering Housing Profile 2023, Appendix II). Staff will continue to update the profile, every five years, when new census data is available. Since Council approved the Pickering Housing Strategy & Action Plan in 2022, there have been substantial changes to Provincial Legislation, through various pieces of legislation, including Bill 23, More Homes Built Faster Act, 2022. The changes to legislation directly impact a number of the action items in the Pickering Housing Strategy & Action Plan. Staff continues to review the legislative changes against the Pickering Housing Strategy & Action Plan. Next year’s monitoring report will identify proposed amendments to the action items, if required, once the full impact of the legislation has been determined. - 82 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 2 Financial Implications: The recommendations of this report do not present any financial implications to the City. 1. Purpose The purpose of this report is to provide Council with the annual Housing Monitoring Report, in accordance with Action Item 3.7 of the January 24, 2022 Council-approved Pickering Housing Strategy & Action Plan, 2021-2031. On June 30, 2022 Council, through Resolution #956/22, directed staff to also report back on tracking affordable and rental housing, including existing, approved, and/or pending private rental buildings. Furthermore, this report also provides an updated Pickering Housing Profile (previously the Gap Analysis report) based on 2021 Census Data. 2. Background Pickering Council adopted the Pickering Housing Strategy & Action Plan 2021-2031 on January 4, 2022. The purpose of the Pickering Housing Strategy & Action Plan is to: • establish the City’s role and priorities with facilitating opportunities for developing housing, affordable housing, and age-friendly housing in Pickering over the next 10 years (2021-2031); • 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. The Housing Strategy Study was undertaken in three phases. Phase 1 included a Research and Gap Analysis Report. A copy of that report can be found on the City of Pickering Housing Strategy webpage. The Research and Gap Analysis Report provided background data on Pickering’s housing profile and identified housing gaps within the City. Phases 2 and 3 of the Study comprised the preparation of the Draft, and Recommended, Housing Strategy and Action Plan. The Housing Strategy Study included creating a plan with specific actions to address the gaps identified in Phase 1 of the study. The Approved Housing Strategy & Action Plan provides a framework of policies, incentives and actions the City can consider to support the housing needs of residents. - 83 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 3 In accordance with Action Item 3.7 of the Council approved Pickering Housing Strategy & Action Plan 2021-2031 (Housing Strategy & Action Plan), staff was directed to prepare a Housing Monitoring Plan/Report. The goal of the Housing Monitoring Plan/Report is to identify whether or not the goals and objectives of the Housing Strategy are being met, and if any modifications to the Action Plan are necessary. Subsequently, Council also directed staff in June 2022 to track affordable and rental housing within the City, including existing, approved and/or pending private rental apartment buildings, and to include the results thereof in the annual Housing Monitoring Report to Council. The results of this work are outlined in section 3.2 of this report. The Housing Monitoring Report provides an overview of actions taken through the first year and includes the following two components: • Updates on the Action Items, which have been impacted significantly by recent changes to the Provincial legislation through Bill 23 (further elaborated on in section 3.5 of this report); and • A condensed and updated Pickering housing profile, that builds on Statistics Canada data from the 2016 census (which informed the Phase 1 Gap Analysis Report). 3. Discussion 3.1 Housing Strategy Action Plan Monitoring Since the Pickering Housing Strategy & Action Plan was approved in 2022, staff have completed the implementation of two action items, and have initiated work on, or are in the process of reviewing, fourteen additional action items. The following action items have been completed or are well underway through 2023: • Action Item 1.9: Completed the review of the Pickering Official Plan and Zoning By-law policies to ensure there are no policies or provisions that prevent shared living arrangements (co-housing, co-living) in appropriate areas as-of-right. The review concluded that there are no restrictions that would prevent shared living arrangements. • Action Item 1.12: Staff have provided Council with draft Official Plan Amendment 46, through reports PLN 09-23 and PLN 12-23, which included amendments to the Official Plan to make affordable housing briefs a requirement for Planning Act applications. • Action Item 1.8: Staff expedited the review of additional dwelling units, in view of recent changes to the Planning Act through Bill 23. Public engagement for the additional dwelling units review began in April 2023. Staff provided an information report to Planning & Development Committee in May 2023 (see Information Report 05-23). Staff anticipate bringing a report to Council on proposed amendments in Fall 2023. • Action Items 1.1, 1.2, and 1.3: Staff have begun the review of definitions and housing targets in the Pickering Official Plan, to ensure consistency with the - 84 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 4 Provincial Policy Statement and the Region of Durham Official Plan. The Province, on April 6, 2023, released a new Provincial Planning Statement document for review and comment. The Region brought forward a draft Official Plan to Regional Council on May 17, 2023. The review of these documents remains ongoing and staff’s review cannot be completed until the final legislation is enacted, and the Province approves the Regional Official Plan. • Action Item 3.8: A new staff position has been approved through the 2023 budget that will spearhead the new Office of Affordability within City Development. The position will also be responsible for implementing the Pickering Housing Strategy & Action Plan. The recruitment process for this position is currently underway with a goal to have it filled by the fall of 2023. Staff have updated Pickering’s housing profile based on Statistics Canada data from 2021 (see updated Pickering Housing Profile, 2022, Appendix II). Staff will update these key data points when new data becomes available from Statistics Canada (every five years), and report them to Council. The long-term tracking of data will provide greater insight into how the action plan is impacting housing delivery, and affordability, in Pickering. Staff has reviewed the action items against recent changes to Provincial Legislation through Bill 23, which is further discussed in section 3.5 of this report PLN 17-23. The changes to Provincial Legislation have required staff to reallocate resources and to pause the review of some action items while awaiting additional information from the Province. Staff has not specifically proposed changes to the action items through this report. Staff will report any suggested modifications to the action items in future annual monitoring reports when that analysis has been completed. Staff were engaged in reviewing and providing comments on the Region of Durham Official Plan Review. Staff provided comments on the draft Regional Official Plan (ROP) through Report PLN 08-23 in April 2023. The comments included recommendations that the Region reinforce policies to strengthen local housing strategies. The Region has provided notice that a recommended ROP will be brought to Regional Council on May 17, 2023. Staff will continue to monitor the policies brought forward in the ROP to confirm that the direction of Pickering’s Housing Strategy & Action Plan can continue to be implemented. 3.2 Current Rental and Affordable Housing Projects in Pickering In response to Council Resolution #956/22, dated June 30, 2022, staff advises that Pickering currently has 353 primary rental market units, consisting of townhouses and apartments. The following three projects have been submitted, one approved and under construction, and two in the application stage, that would increase the number of primary rental units in Pickering: Approved and Under Construction: A 12-storey, 227-unit rental apartment building at 1475 Whites Road. The building has a mix of unit sizes from one bedroom to three bedrooms. - 85 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 5 Applications Submitted: • To develop 41 residential rental units within low rise apartments and townhouses at 1066 Dunbarton Road. The application is proposing to retain a portion of the existing place of worship on the property. The application has indicated that 30% of the units would be offered at 80% of the median market rent. There will be a mix of unit sizes from one bedroom to three bedrooms. • To develop three condominium buildings with a total of 1,756 units at the north-west corner of Liverpool Road and Highway 401. The owners have partnered with Habitat for Humanity. 27 units will be sold by Habitat for Humanity to qualified, lower income families. 3.3 Updated Pickering Housing Profile (Gap Analysis Data) The 2022 Housing Monitoring Report provided an opportunity for reporting updated population and housing related data. Many of the statistics in the original Gap Analysis were based on the 2016 Census, which is reported every five years. Staff reviewed and added the 2021 Census data to the key data points in the original gap analysis data, as outlined in the updated Housing Profile (see Appendix II to this report). It is important to note that this level of data reporting will not be available for every annual housing monitoring report. In view of this, staff will be reviewing the metrics/data sets that are available on an annual basis to create a monitoring report template for the years where new Census data is not available. 3.4 Key Changes in Pickering’s Housing Profile It is important that Pickering’s Housing Profile data be updated when possible, based on availability of measurable data, for tracking purposes and to distinguish trends and/or patterns. The updated profile will allow staff to identify new and emerging trends and identify if actions taken are having an impact on housing delivery and affordability in Pickering. Below is a summary of key trends and findings based on the 2021 census data. 3.4.1 Housing Demand Trends • Pickering grew by 8.1% since 2016, slightly higher than the Region of Durham growth rate, 7.9%. According to the Detailed 20 Year Population Forecast, Pickering is projected to see a higher rate of growth in the next decade. • Pickering is seeing the highest growth in young adults (19.9%) and seniors age groups (17.2%), while seeing a decline in older adults (-2.5%). The increase in younger families and seniors may impact the types of housing demand in the coming years as young adults may be first time buyers with growing families, while seniors may seek to downsize. • The number of one-maintainer households is declining (-9%), resulting in increases to two and three household maintainer households. This shift could be a result of multi-generational families or co-housing increasing due to increased housing unaffordability. - 86 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 6 • The number of households renting has been slowly increasing, from 10.9% in 2006 to 14.8% in 2021. • Pickering continues to have higher average and median household incomes than Durham Region. In 2015, 54% of Pickering households were identified within the high-income decile bracket. This indicates that Pickering household incomes, while still greater than the Durham Region average, are coming more in line with Regional averages. As average household incomes decrease and become more in line with the Durham Region average, this could put greater strain on affordability of housing in the future if home prices continue to remain higher than the Durham Region average. 3.4.2 Housing Supply Trends • In 2021, there were a total of 33,425 dwellings in Pickering, an increase of 8.1% since 2016. The share of townhouses and apartments has grown 15.9% and 9.6% respectively since 2016, increasing the diversity of dwellings types. • Since 2018, there has been a shift in building construction type, resulting in townhouse dwellings representing the majority of building permits issued most years, where previously it was single detached dwellings. • The number of households on the Durham Access to Social Housing (DASH) waitlist continues to far exceed the number of units available. • In 2021, rental vacancy rates remained extremely low in Pickering/Ajax/Uxbridge at 1.4%, down from 1.7% in 2020 (as compared to a desirable minimum vacancy rate of 3%). 3.4.3 Housing Affordability Trends • The number of owners and renters spending more than 30% of their income on housing decreased between 2015 and 2020. For renters, the decrease was significant, from 45.8% to 38.4%, and for homeowners the decrease was minor, from 22.2% to 21.7%. • Average market rents for purpose-built rental units in 2020 were not affordable to renter households having incomes within low income deciles (1st to 3rd). Similar to 2015, only renters having incomes within the 5th income decile ($74,000) or higher would be able to afford the average market rent (all apartment types) without having to spend more than 30% of their income on rent. • Only high-income earners, those making $104,000 or higher, would be able to afford the average market rent (all apartment types) in the secondary market in Pickering in 2020, without having to spend more than 30% of their income on rent. • The average resale price for all home types in Pickering has seen significant increases between 2019 and 2022, with the average resale price in 2022 being $1,158,753. Prices have increased 60% since 2019. - 87 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 7 3.5 Recent Provincial Legislation Changes that impact the Pickering Housing Strategy & Action Plan Since Council adopted the Pickering Housing Strategy & Action Plan in January 2022 there have been significant changes to Provincial Legislation through Bill 23, including amendments to the Planning Act, Municipal Act, and the Development Charges Act. These changes have a direct impact on a number of the actions contained within the Housing Strategy & Action Plan. In many cases, the Province has eliminated Pickering’s ability to create a local solution and has imposed mandated exemptions or permitted land use permissions as of right. This is explained in more detail in the proceeding sections 3.5.1 to 3.5.3. 3.5.1 Bill 23 Changes to the Planning Act (a) Additional Dwelling Unit Provisions Bill 23 revised additional dwelling unit provisions in the Planning Act by permitting a total of three dwelling units as-of-right in urban areas, and in rural areas (subject to additional provisions in Provincial Plans), on a lot where single, semi-detached or townhouse dwellings are permitted. Although staff were already working on additional dwelling unit provisions as part of the Comprehensive Zoning By-law Review project, the revised legislation has expedited the timeline for this work. Staff are anticipating a recommendation report regarding these new as-of-right provisions in the Planning Act to Council in early Fall of 2023. This has necessitated a revision to the timeframe for Action Item 1.8 from a “short to medium” timeframe to a “short-term” timeframe. (b) Inclusionary Zoning Regulations Inclusionary zoning is a land use planning tool which municipalities may use to require affordable housing units to be included in residential developments of 10 or more units, in identified Protected Major Transit Station Areas (PMTSA’s). Through Bill 23, an upper limit on the number of units that can be required to be affordable within a PMTSA, has been set at 5% of the total number of units. This effectively eliminated the ability of municipalities to establish a higher percentage to be affordable. The amendments to the Planning Act also establish a maximum period of 25 years over which the units would be required to remain affordable. Providing a maximum affordability period of 25 years could result in affordable units being converted to market units at the end of the time frame, reducing the supply of affordable units in PMTSA’s in the future. These Provincial legislative changes directly impacts Action Item 1.7 in the Action Plan to consider adding new Official Plan policies to implement inclusionary zoning in Pickering’s PMTSA. Although this action item is still under review, the potential benefits, and the ability to create policies to enable the implementation of inclusionary zoning in response to the specific needs of Pickering, have been significantly reduced. - 88 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 8 (c) Parkland Exemptions Parkland dedication requirements for all development were generally reduced by 50% through Bill 23. Additionally, “affordable” units, “attainable” units, and non-profit housing developments are exempt from parkland dedication requirements. Action Item 2.2 in the Action Plan included the review of financial incentives, including the reduction or exception of parkland dedication requirements, for affordable rental or ownership housing on a case-by-case basis. 3.5.2 Bill 23 Changes to the Municipal Act (a) Rental Replacement Regulations Through Bill 23, the Municipal Act was amended to give the Minister the authority to impose regulations to standardize and clarify municipal powers to regulate the demolition and conversion of residential rental properties. The regulations have not been introduced by the Minister to date. The regulations could directly impact what can and cannot be included in any future rental replacement policies within Pickering’s Official Plan. This directly impacts Action Items 1.5 and 1.6 in the Action Plan to introduce new Official Plan policies to protect existing rental housing stock in the City. 3.5.3 Bill 23 Changes to the Development Charges Act (a) Definitions of “Affordable” and “Attainable” Housing Through Bill 23, new definitions for “affordable” and “attainable” residential units were identified. The definition of “affordable” unit means the price or rent of the residential unit is no greater than 80 percent of the average purchase price or rent. The definition of “attainable” was added to the Act, but additional criteria is required to fully understand what an “attainable” unit will entail. The regulations regarding “affordable” and “attainable” will come into force by proclamation at a date to be announced. Action Item 1.1 in the Action Plan proposed the addition of a definition of “affordable” to the Pickering Official Plan in accordance with the definition in the Provincial Policy Statement, 2020. The new definition in the Development Charges Act, and potential additional changes to the Provincial Policy Statement, discussed in section 3.6 below, are being monitored by staff, and may impact proposed amendments to the Official Plan that would achieve the action item. (b) Exemptions for “Affordable”, “Attainable” and Non-Profit Residential Units “Affordable” and “attainable” residential units, and non-Profit housing developments, are exempt from paying Development Charges. Action Item 2.2 considered financial incentives, including the reduction in Development Charges, for affordable rental or ownership housing on a case-by-case basis. - 89 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 9 The amendments to the Development Charges Act has removed Pickering’s ability to implement these incentives and have applied them as of right, with an imposed definition of what is an affordable residential unit, as outlined above. 3.6 Provincial Review of the Provincial Policy Statement (PPS) and A Place To Grow (The Growth Plan) The Province is continuing to review the potential to integrate the PPS and the Growth Plan into a single document. The Province has indicated the review is occurring in an attempt to simplify and remove unnecessary duplication in legislation. On April 6, 2023, the Province released the draft Provincial Planning Statement for comment. Staff submitted a report to Council on May 23, 2023, Report PLN 16-23, seeking Council’s endorsement of staff comments. Staff will continue to monitor the review of the Provincial Plans, and report any significant changes that come into effect, that may impact the Pickering Housing Strategy & Action Plan, through the next annual housing monitoring report. 4. Conclusion This is the first annual Housing Monitoring Report, prepared in accordance with the Pickering Housing Strategy & Action Plan 2021-2031. It reports on the current steps staff have under taken to implement the actions of the Pickering Housing Strategy & Action Plan (Appendix I), provides an updated Pickering housing profile (Appendix II), and identifies recent changes to Provincial Legislation that impact the Pickering Housing Strategy & Action Plan. Staff have completed the implementation of two action items, and have initiated work, or review, of fourteen action items in the first year since the Pickering Housing Strategy & Action Plan was approved. Since the approval on the Housing Strategy & Action Plan, there have been significant changes to Provincial legislation. Staff are continuing to monitor the changes to legislation and the impacts on the Housing Strategy & Action Plan. As part of the 2023 Budget process Council approved funding for a dedicated position, similar to an Office of Affordability, within the City. The recruitment for the position is currently on-going. Appendices: Appendix I Action Item Update Appendix II Updated Pickering Housing Profile - 90 - PLN 17-23 June 5, 2023 Subject: City of Pickering 2022 Annual Housing Monitoring Report Page 10 Prepared By: Original Signed By Brandon Weiler, MCIP, RPP Principal Planner, Policy Original Signed By Déan Jacobs, MCIP, RPP Manager, Policy & Geomatics Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO BW :ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 91 - Appendix I to Report PLN 17-23 Action Item Update - 92 - Action Item Update – 2022 Annual Monitor Report Pickering Housing Strategy Action Plan Each action is categorized according to the following themes: policy, financial incentives, and other. A timeframe and estimated cost of implementation has been identified for each action and is shown in the table below. In addition, the table identifies the gap from the Phase 1: Research and Gap Analysis Report, March 31, 2021, that the action addresses and the City department to lead the initiative. Gaps Identified through the Research and Gap Analysis Report, March 31, 2021. • Gap 1 relates to the need for housing options for: • Low and moderate income earners; • Rental and ownership housing; • Range of unit sizes; and • Accessible units; • Gap 3 relates to the need for: • Home ownership housing options for moderate income earners; • Range of unit sizes; and • Accessible units; • Gap 2 relates to the need for: • Primary rental market units of all sizes • Protection of units in the primary rental market; • Accessible units in the primary rental market; • Gap 4 are policy gaps related to housing in the City’s Official Plan that are the result of new or recent changes to provincial legislation. Legend for updated Action Plan below: Timeframe Short-term ■□□ 1-5 years Medium-term □■□ 5 -10 years Long-term □□■ 10 or more years Cost Estimate Low $ Under $10,000 Medium $$ $10,000 - $25,000 High $$$ Over $25,000 - 93 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 1.0 Policy 1.1 Add a definition of “affordable housing” to the City’s Official Plan which includes reference to the average purchase price and average market rent in accordance with the definition in the Provincial Policy Statement, 2020. Gap 4 City Development ■□□ ■□□ $ Currently Being Reviewed Through Bill 23, the Province has introduced new definitions of “affordable” and “attainable” in the Development Charges Act. The Province is also currently reviewing the Provincial Policy Statement and Growth Plan. This review could result in amended definitions within these documents. Staff will continue to monitor the changes the Province is introducing and what implications these changes have on the Action Items. - 94 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 1.2 Add a definition of “Housing Options” to the City’s Official Plan. Gap 4 City Development ■□□ ■□□ $ Currently Being Reviewed Staff were engaged in the review of the Region’s Draft Official Plan (ROP), through Envision Durham. The draft ROP contains the definition of “Housing Options”. Staff are reviewing the potential to apply common definitions through multiple levels of government planning documents subject to the draft ROP being approved. 1.3 Amend the City’s Official Plan to reflect the Provincial Policy Statement 2020 requirement for the municipality to maintain the ability to accommodate residential growth for a minimum of 15 years (as opposed to 10 years as currently written). Gap 4 City Development ■□□ ■□□ $ Currently Being Reviewed Staff are monitoring the current Provincial Policy Statement and Growth Plan review, discussed in 1.1, for changes or modifications prior to bringing forward any amendments. - 95 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 1.4 Consider amending the City’s Official Plan to reflect the Provincial Policy Statement 2020 option to increase from 3 to 5 years the minimum number of years to accommodate a short- term supply of residential lands, subject to the outcome of Durham Region’s Envision Durham exercise. Gap 4 City Development ■□□ ■□□ $ Currently Being Reviewed Staff are monitoring the current Provincial Policy Statement and Growth Plan review and the draft ROP for modifications prior to bringing forward any amendments to ensure consistency. 1.5 Add new official plan policy to protect existing rental housing stock from conversion. Gap 4 City Development ■□□ ■■□ $ Currently Being Reviewed Staff are monitoring the changes to the Municipal Act that permit the Minister to make regulations imposing limits and conditions on the powers of a local municipality to prohibit and regulate the demolition and conversion of residential rental properties. Staff does not have a timeline for when the Minister may introduce the regulations. - 96 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 1.6 Add new Official Plan policy which prohibits the demolition of existing rental housing units unless the proposed redevelopment meets specified conditions. Gap 4 City Development ■□□ ■■□ $ Currently Being Reviewed Staff are monitoring the changes to the Municipal Act that permit the Minister to make regulations imposing limits and conditions on the powers of a local municipality to prohibit and regulate the demolition and conversion of residential rental properties. Staff does not have a timeline for when the Minister may introduce the regulations. 1.7 Consider adding new Official Plan policies to implement “inclusionary zoning” in Major Transit Station Areas, following Durham Region’s completion of the “Assessment Report”. Gap 4 City Development ■■□ ■■□ $ Currently Being Reviewed Staff are awaiting completion of the Housing Assessment Report by the Region. Staff will assess the potential impacts of the recent changes to the Planning Act, which limits the use of Inclusionary Zoning, as part of the ongoing work. - 97 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 1.8 Additional Dwelling Units: (a) Review and update the City zoning by-laws and Two- Dwelling Unit By-law to reflect the More Homes, More Choice Act changes to permit Additional Dwelling Units in a detached, semi-detached or townhouse as well as in a building or structure ancillary to a detached house, semi- detached or townhouse. (b) Consider allowing Additional Dwelling Units in rural areas subject to the capacity of well and septic systems. (c) Consider reducing or removing the City’s parking requirement for Additional Dwelling Units located in areas well served by transit. (d) Examine other existing zoning requirements that may present barriers to increasing Additional Dwelling Units within the City. Gaps 2, 4 City Development, Corporate Services (Municipal Law Enforcement) ■■□ ■□□ $ Currently Underway City Development staff have concluded its review of current Official Plan policies and Zoning By-law provisions, including best practices. Public consultation on a city- initiated zoning by-law amendment began in April 2023 with a targeted timeline to report to Council on proposed amendments by mid 2023. Project Website: https://www.pickering.ca/en/city- hall/additional-dwelling- units.aspx - 98 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 1.9 Ensure that the City’s Official Plan policies and zoning regulations do not present barriers to shared living (co-housing, co-living) arrangements in appropriate areas as-of-right. Gaps 1-3 City Development ■□□ $ Completed Staff completed a review and established that there are no barriers to shared living arrangements in the policies of the Pickering Official Plan. 1.10 Consider removing or reducing the minimum requirement for parking spaces for affordable housing and/or supportive housing and allowing developers to propose alternative parking space options. Gap 4 City Development ■□□ ■□□ $ Work Has Not Commenced 1.11 Consider discouraging “down zoning” high and medium density residential designations to lower density residential designations. Gap 4 City Development ■□□ ■□□ $ Work Has Not Commenced 1.12 Add an Official Plan policy requiring the submission of an Affordability and Accessibility Analysis as part of a complete application for residential development, subject to criteria. Gaps 1-3 City Development ■□□ ■□□ $ Completed OPA 46 was recently considered by Council which included the addition of an affordable housing brief under the requirements for Planning Act applications. Affordability Housing Briefs are currently being required as part of complete submission requirements through the Pre- consultation process. - 99 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 2.0 Financial Incentives 2.1 Consider establishing a corporate policy whereby surplus or underutilized City-owned lands or buildings that are not required for municipal purposes, such as for parkland, are first considered for development of affordable rental housing. Gaps 1-3 Corporate Services, Finance ■■□ ■■□ $$ - $$$ Work Has Not Commenced 2.2 Consider waiving fees or providing a grant equivalent to certain development application fees, development charges, property taxes, and/or parkland dedication requirements, for affordable rental, affordable ownership, and/or supportive housing developments on a case-by-case basis. Gaps 1-3 Finance □■□ □■■ $$ - $$$ Work Has Not Commenced Bill 23 will have a direct impact on the action item as the Province has provided exemptions or reductions to development charges (DC’s) as-of-right. Affordable units are exempt from paying DC’s and parkland dedications. Rental units have reduced DC rates based on the number of bedrooms. Staff will need to reassess the impact of the action item based on the Bill 23 changes. - 100 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 2.3 Prioritize and facilitate approvals for projects which provide affordable rental, affordable ownership, supportive housing, and purpose-built rental housing units. Gaps 1-3 City Development, Engineering, Fire ■□□ ■□□ $ Currently Being Reviewed Staff currently prioritize applications that included affordable or rental units on a case by case basis. Staff are exploring options to formalize the prioritization of these applications. Bill 109 introduced application fee refunds if Planning Act timelines are not met. The impact of refunds needs to be reviewed in considering a formal prioritizing of any application to ensure financial risks are mitigated. 2.4 Consider establishing a Housing Reserve Fund which can be funded through a special levy and/or Community Benefit Charge. Gaps 1-3 Finance □■■ □■■ $ Work Has Not Commenced 2.5 Consider undertaking a feasibility study for a Vacant Home Tax. Gaps 1-3 Finance □■□ □■□ $ Work Has Not Commenced - 101 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 3.0 Other 3.1 Encourage developers to consider designing flexible spaces that can accommodate shared living or multi-generational living. Gaps 1, 3 City Development ■□□ ■□□ $ Currently Being Reviewed Staff are reviewing options to engage the development community to design flexible spaces before the pre- consultation process. 3.2 Consider connecting interested developers with experts or consultants in the field of management and operation of affordable, rental housing. Gaps 2 Economic Development, City Development ■□□ ■□□ $ Currently Being Reviewed Staff are reviewing the creation of network opportunities to connect the development community with experts in affordable and rental housing 3.3 Provide guidance to developers, not-for-profits and other proponents of affordable rental, affordable ownership and/or supportive housing, on the planning and building approvals processes. Gaps 1-3 City Development ■□□ ■□□ $ Currently Underway Staff provides guidance through preliminary discussions regarding policy and more formal pre- consultation meetings prior to application submissions. Staff will continue to review what information packages can be created to further assist or educate proponents of the planning process. - 102 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 3.4 Share information with developers about funding and other incentives available to address the City’s housing needs. Gaps 1-3 City Development ■□□ ■□□ $ Work Has Not Commenced 3.5 Consider advocating for the Province to establish a minimum number of accessible units or a percentage of accessible units for major residential development. Gaps 1-3 Corporate Communication s ■□□ ■□□ $ Work Has Not Commenced 3.6 Consider advocating for the school boards to reduce, waive and/or defer their portion of Development Charges for affordable rental housing. Gaps 1, 2 Corporate Communication s ■□□ ■□□ $ Work Has Not Commenced 3.7 Establish a Monitoring Plan that will annually update and review the baseline data set established in the Research and Gap Analysis Report, March 31, 2021, to ensure goals and objectives of the Housing Strategy are being met. Gaps 1-4 City Development ■□□ ■■■ $ Currently Underway Staff are continuously working with Regional and Provincial partners to understand what data sources can be monitored and the most effective means of reporting the data. Monitoring will include tracking affordable and rental housing including existing, in application stage, and approved. (as per Council Resolution #956/22) - 103 - Action Item Update – 2022 Annual Monitor Report Action Gap # Addressed Lead Department Initial Time Frame New Time Frame Cost 2023 Status Update 3.8 To consider adding a dedicated function, similar to an Office of Affordability, within the City, the scope of work which would include being responsible for implementing the Pickering Housing Strategy & Action Plan 2021-2031, December 22, 2021. Gaps 1-4 $$$ Currently Underway Position approved in the 2023 Budget. Recruitment on-going. A new cost centre for an Office of Affordability, in the City Development Department, will be established through the 2024 Budget process. - 104 - Appendix II to Report PLN 17-23 Updated Pickering Housing Profile - 105 - pickering.ca May 5, 2023 Pickering Housing Profile 2022 Update - 106 - Pickering Housing Strategy Updated Pickering Profile 1 Contents 1.0 Introduction ............................................................................................................ 3 2.0 Housing Demand ................................................................................................... 4 Population Trends and Projections .............................................................................. 4 Population Age ............................................................................................................ 6 Household Trends and Projections .............................................................................. 6 Age of Household Maintainers ..................................................................................... 7 Number of Household Maintainers .............................................................................. 8 Household by Tenure .................................................................................................. 9 Household Size.......................................................................................................... 10 Household Type......................................................................................................... 11 Household Income ..................................................................................................... 12 Household Income Deciles ........................................................................................ 14 Incedence of Low Income .......................................................................................... 16 3.0 Housing Supply ................................................................................................... 17 Overall Housing Supply ............................................................................................. 17 Age and Condition of Dwellings ................................................................................. 18 New Residential Development ................................................................................... 19 Additional Dwelling Units ........................................................................................... 21 Non-Market Housing Supply ...................................................................................... 22 Senior Housing .......................................................................................................... 24 Long-Term Care Housing .......................................................................................... 25 Community Housing .................................................................................................. 26 Market Housing.......................................................................................................... 29 Vacancy Rates .......................................................................................................... 30 Average Market Rent ................................................................................................. 31 Average House Price ................................................................................................. 31 4.0 Housing Affordability............................................................................................ 34 Household Income Spent on Housing by Tenure ...................................................... 34 - 107 - Pickering Housing Strategy Updated Pickering Profile 2 Core Housing Need ................................................................................................... 35 Housing Suitability ..................................................................................................... 36 Rental Housing Affordability ...................................................................................... 37 - 108 - Pickering Housing Strategy Updated Pickering Profile 3 1.0 Introduction In the summer of 2020 the City of Pickering undertook the Housing Strategy Study with the goal of establishing a strategy and action plan that addresses the need for delivering more lifecycle housing options, including affordable and accessible units, to support changing demographic conditions within the City over the next ten years (2021-2031). The first phase of the Study included a Research and Gap Analysis Report (Research Report), prepared in March 2021, that identified key indicators that contribute to Pickering’s housing profile. Key findings of the Research Report indicated that there is an overall need for more housing options for low and moderate income earners, more affordable rental and ownership housing in a range of unit sizes, and accessible units. The Pickering Housing Profile is a result of continued monitoring of the key indicators identified in the initial Research Report. Monitoring data trends allow staff and Council to identify how the Housing Action Plan is addressing the needs of residents. Pickering’s Housing Profile, contained in sections 2.0 to 4.0 below, will be updated every five years based on the most current Statistics Canada data. The profile will inform the impact of the action items and allow staff and Council to identify additional actions or modify existing actions to respond to changes in Pickering’s Housing Profile. - 109 - Pickering Housing Strategy Updated Pickering Profile 4 2.0 Housing Demand Population Trends and Projections In 2021, Pickering’s total population was 99,186, an 8.1% increase since 2016. According to the Pickering Detailed 20 Year Population Forecast, Pickering’s population is expected to grow to 114,536 by 2025, Figure 1. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Pickering saw little to moderate growth through the early 2000’s. The projections indicate that Pickering’s population growth will increase significantly faster in the coming years, growing by approximately 40% by the year 2035. - 110 - Pickering Housing Strategy Updated Pickering Profile 5 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Durham Region’s population was 696,992 in 2021, displaying a 7.9% growth rate since 2016. Between the years 2016 and 2021, Clarington experienced the largets population growth rate of 10.2% among all area municipalities in Durham Region. Table 1: 2006 – 2021 Durham Region Municipalitiy Population Growth Municipality 2006 % Change 2011 % Change 2016 % Change 2021 Ajax 90,167 21.5% 109,600 9.2% 119,677 5.8% 126,666 Brock 11,979 -6.3% 11,341 2.3% 11,642 7.9% 12,567 Clarington 77,820 8.6% 84,548 8.8% 92,013 10.2% 101,427 Oshawa 141,590 5.7% 149,607 6.6% 159,458 10.0% 175,383 Pickering 87,838 1.0% 88,721 3.4% 91,771 8.1% 99,186 Scugog 21,511 0.1% 21,569 0.1% 21,617 -0.2% 21,581 Uxbridge 19,169 7.6% 20,623 2.7% 21,176 1.8% 21,556 Whitby 111,184 9.7% 122,022 5.2% 128,377 7.9% 138,501 Durham Region 561,258 8.4% 608,124 6.2% 645,862 7.9% 696,867 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. - 111 - Pickering Housing Strategy Updated Pickering Profile 6 Population Age Population age is based on the division of a population into four age demographics, youth (0-24 years old), young adults (25-44 years old), older adults (45-64 years old), and seniors (65+). Between 2016 and 2021, young adults and seniors displayed significant grow rates of 19.9% and 17.2%, respectively. During the same period, the older adult demographic experienced a decline of 2.5%. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Household Trends and Projections Demograhic information such as household characteristics provide crucial indication of housing need within a community. In 2021, Pickering reported 33,425 private dwellings. This represents an 8.1% increase to the 30,919 dwellings reported in 2016. Durham Region experienced an increase of private dwellings by 7.9%. The 8.1% increase in private dwellings is the same percentage increase as the increase in Pickering’s population growth over the same time period. 2.50% 19.90% -2.50% 17.20% -5.00% 0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 Youth (0-24 yrs old) Young Adults (25- 44 yrs old) Older Adults (45- 64 yrs old) Seniors (65+) Figure 3: 2016 & 2021 Population by Age - Pickering # of persons (2016)# of persons (2021)Growth Rates - 112 - Pickering Housing Strategy Updated Pickering Profile 7 28,220 29,330 30,919 33,425 41,310 50,360 59,230 68,010 78,200 88,590 194,670 213,746 227,906 243,048 276,540 313,410 350,010386,710 0 50,000 100,000 150,000 200,000 250,000 300,000 350,000 400,000 2006 2016 2026 2036 2046 2056 Figure 4: 2006 -2051 Household Projections -Pickering & Durham Region Pickering Durham Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Figure 4 also indicates that the number of private dwellings in Pickering is projected to approximately double by the year 2036. Age of Household Maintainers Statistics Canada defines a household maintainer as an identified individual who pays the rent or mortgage, or the taxes, or the electricity bill, etc., for the dwelling (StatsCan, 2021). Between 2016 and 2021, household maintainers identified as young adults increased by 19.4%, while seniors displayed the highest rate of growth with 22%. The older adult demographic decreased by 4%. The increase in young adult and senior maintainers could lead to a change in the demand of housing types within Pickering to suit those groups needs. - 113 - Pickering Housing Strategy Updated Pickering Profile 8 Figure 5 displays household maintainer age trends over the last decade. Since 2011, there have been two noticable changes to household maintainers age trends. Older adults have declined significantly, approximately 9%, and seniors have increased by approximately 7%. Young adults have remained relatively stable, increasing by 1%. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Number of Household Maintainers The number of single household maintainers has declined by 9% since 2016. In correlation with this trend, the number of two and three household maintainers has increased by 5% and 4%, respectively. This trend could be a result of multi-generational and shared-living housholds becoming more desirable to achieve affordable housing arrangements. - 114 - Pickering Housing Strategy Updated Pickering Profile 9 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Household by Tenure Pickering continues to experience a high rate of home ownership. 85.2% of residents living within private dwellings are owners, and 14.8% are renters. Despite the continuation of high ownership, there has been a slow increase in the percentage of rental households over the last decade. 50% 47% 3% 41% 52% 7% 0% 10% 20% 30% 40% 50% 60% % One-Maintainer Household % Two-Maintainer Households % Three-Maintainer Households Figure 6: 2016 & 2021 Percentage of Household Maintainers - Pickering 2016 2021 - 115 - Pickering Housing Strategy Updated Pickering Profile 10 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Household Size Households of four or more persons continued to represent the majority within Pickering. However, the largest increase in the number of Pickering households by household size, since 2016, was in single person households, with an increase of 11.4%. Table 2: Pickering and Durham 2011–2021 Hosehold Size Trends Household Size Pickering 2011 2016 2021 % Change in Household Size 16'- 21' 1 person 4,510 5,155 5,740 11.4% 2 persons 8,240 8,970 9,715 8.3% 3 persons 5,845 6,085 6,445 5.9% 4+ persons 6,615 10,710 11,525 7.6% Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. 89.1% 10.9% 87.4% 12.6% 85.2% 14.8% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Owner Renter Figure 7: Households by Tenure - Pickering 2006 2016 2021 - 116 - Pickering Housing Strategy Updated Pickering Profile 11 Approximately 25% of the households had 4+ persons in 2011. This proportion increased to about 34% in 2016, and remained consistent in 2021. Table 3: 2011 – 2021 Average Number of Persons Per Household – Pickering and Durham Region Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. The average number of persons per household in Pickering remains 3. This has remained consistent over the past decade. Pickering remains slightly higher than the average across the Region of Durham. Household Type Household type can be a determining factor of wether a dwelling is considered affordable for an individual or family. Several distinct household types include one census families (families with children & families without children), one parent family households, multigenerational households, multiple census family households, one census family household without additional persons, one census family household with additional persons, two or more person non-census family households, and one person family households. In 2021, one census families accounted for 67.5%, whereas, non-census families accounted for 32.5% of households in Pickering. Under the one census family cateogory, families with children made up the largest share of households with 35.5% and families without children represented 21.4% of households. One-person households in Pickering accounted for 17.2%. Multiple census families represented 1.4%, and non-census families accounted for the remaining 2.4% households. Pickering Durham Region 2011 2016 2021 2011 2016 2021 Average number of persons per household 3 2.9 3 2.8 2.8 2.8 - 117 - Pickering Housing Strategy Updated Pickering Profile 12 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Household Income Household income characteristics are indicators of a resident’s financial capacity to afford housing. According to Statistics Canada, in 2020, the average household income in Pickering was $141,200 and the median household income was $118,000. The average household income has increased approximately 18% since 2015. The average household income and the median household income in Pickering remains slightly higher that the average in Durhamn Region. 2, 5 3 0 4 5 5 22 , 5 4 5 1, 3 6 5 7 9 0 5, 7 4 0 Multigenerational Households Multiple census family households One census family household without additional persons One census family household with additional persons Two or more person non census family households One person family households Figure 10: 2021 Pickering Private Households by Household Type Pickering, 2021 - 118 - Pickering Housing Strategy Updated Pickering Profile 13 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. $97,967 $109,791 $119,411 $141,200 12.07% 8.76% 18.25% 0.00% 2.00% 4.00% 6.00% 8.00% 10.00% 12.00% 14.00% 16.00% 18.00% 20.00% $0 $20,000 $40,000 $60,000 $80,000 $100,000 $120,000 $140,000 $160,000 2005 2010 2015 2020 Figure 11: 2020 Average Income - Pickering Average Income (2005 - 2020)Log. (Growth Rates) $84,595 $89,796 $99,708 $118,000 6.15% 11.04% 18.35% -5.00% 0.00% 5.00% 10.00% 15.00% 20.00% $0 $20,000 $40,000 $60,000 $80,000 $100,000 $120,000 $140,000 2005 2010 2015 2020 Figure 12: 2020 Median Income - Pickering Median Income (2005 - 2020)Log. (Growth Rates) - 119 - Pickering Housing Strategy Updated Pickering Profile 14 Household Income Deciles While average and median household income provide a general sense of a household’s economic capacity, looking at the distribution of income within the local context provides greater detail of the economic capacity of households. Household income deciles distribute all households into ten equal portions of the adjusted after-tax income groups. Each income decile represents 10% of total households. There is a distinct difference between owner and renter incomes. Generally, Pickering has a less substanial share of residents in the lower income deciles than Durham Region. Table 4: Proportion of Income Deciles for the Population - Pickering and Durham Region 2020 Income Deciles Pickering % Share Durham % Share Low Income Decile 1 4.0% 19.4% 5.5% 23.1% Decile 2 6.8% 8.5% Decile 3 8.6% 9.1% Moderate Income Decile 4 9.0% 30.0% 10.4% 31.7% Decile 5 10.2% 10.1% Decile 6 10.8% 11.2% High Income Decile 7 11.7% 50.6% 11.8% 45.2% Decile 8 11.9% 10.9% Decile 9 13.6% 12.3% Decile 10 13.4% 10.2% Source: RISWG custom order of Statistics Canada Census, 2022. Approximately 50% of Pickering’s population is categorized as being within the high income deciles. Over the past five years, there has been a 4% decrease in number of residents in the high income deciles within Pickering. - 120 - Pickering Housing Strategy Updated Pickering Profile 15 Table 5: 2020 Pickering Household Income Deciles 2020 Income Deciles Owner Renter All Households Low Income Decile 1 $ 49,200 $ 24,600 $ 42,000 Decile 2 $ 71,000 $ 34,400 $ 63,000 Decile 3 $ 90,000 $ 48,000 $ 81,000 Moderate Income Decile 4 $ 108,000 $ 60,800 $ 100,000 Decile 5 $ 128,000 $ 74,000 $ 118,000 Decile 6 $ 148,000 $ 85,000 $ 139,000 High Income Decile 7 $ 172,000 $ 104,000 $ 164,000 Decile 8 $ 204,000 $ 123,000 $ 194,000 Decile 9 $ 260,000 $ 159,000 $ 250,000 Decile 10 $ < $260,001 $ < $159,001 $ < $250,001 Source: RISWG custom order of Statistics Canada Census, 2022. - 121 - Pickering Housing Strategy Updated Pickering Profile 16 Incedence of Low Income The prevalence of low income in a community is measured using Statistics Canada’s Low-Income Measurement – After Tax (“LIM-AT”). LIM-AT is a fixed percentage (50%) of median adjusted after-tax income of households observed at the individual level, where “adjusted” reflects that a household’s needs increase as the number of household members increase. In Canada, a household is considered to be low income if its after-tax income is less than half of the median after-tax income of all households. In 2020, the percentage of Durham Region’s population considered to be of low income, based on the LIM-AT, was 30.3%. In 2020, 5.3% of the population (5,215 residents) in Pickering were considered to be of low income on LIM-AT. This was a improvement from 2015, when Pickering’s low income measurement, after tax, was recorded to be 8.4% (7,680 residents). Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Of the total low-income proportion of Pickering’s 2020 population, 54.3% (2,830) of individuals were 18-64 years old, 26.3% were between 0-17 years old, and 19.5% were seniors, 65 years and older. 20.4% 6.0% 65.6% 14.1% 20.2% 6.5% 64.0% 16.2% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 0 to 17 years 0 to 5 years 18 to 64 years 65 years and over Figure 13: 2015 & 2020 Incidence of Low Income by Age Group - Pickering 2015 2020 - 122 - Pickering Housing Strategy Updated Pickering Profile 17 3.0 Housing Supply Overall Housing Supply Pickering’s housing supply (private dwellings) experienced a growth of 8.1% since 2016. Pickering had a total of 33,425 private dwellings in 2021. Single detached homes accounted for 60% of constructed dwellings, followed by apartments accounting for 18%, townhouses 14%, and semi-detached 8%. Figure 14 below displays the percentage of dwelling type constructed between 2016 and 2021. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. - 123 - Pickering Housing Strategy Updated Pickering Profile 18 Age and Condition of Dwellings 77.5% of dwellings in Pickering were built prior to 2000, while 22.5% of dwellings have been built since 2001. Compared to other municipalities, Pickering has a larger share of housing built before the year 2000. Nevertheless, the City’s development has increased in recent years with intensification in the City centre, and new greenfield development areas, like the Seaton Community. The relatively slow rate of development between 2001 and 2021, reflects the impacts of the recession in the mid 2000’s, and the limited supply of large tracts of readily developable, serviced land, in South Pickering. The planning and servicing of the Seaton Community took over 10 years before building permits could be issued. Over the last 10 years, the City has been experiencing more medium and higher density development in South Pickering, generally on smaller and constrained parcels of land. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. Despite having a larger percentage of housing stock constructed prior to 2000, the condition of housing in Pickering remains good. Approxiamtely 3.7% is identified as needing major repairs, compared to approximately 4.5% across Durham Region. 2,070 8,350 8,955 6,540 1,680 1,315 1,675 2,845 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 10,000 1960 or before 1961 to 1980 1981 to 1990 1991 to 2000 2001 to 2005 2006 to 2010 2011 to 2015 2016 to 2021 Nu m b e r o f D w e l l i n g s Time Period Figure 15: Periods of Dwelling Construction - Pickering - 124 - Pickering Housing Strategy Updated Pickering Profile 19 Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. New Residential Development Data collected from Pickering building permits, as well as site plan and subdivision applications provide additional insight to the current and future supply of housing. Building permit data identifies a shift towards townhouse construction in recent years, see Figure 16. Since 2017, townhouses have accounted for approximately 50% of building permits issued. In 2018, apartments accounted for 19.7% of all approved permits, and in 2021, 22.4% of the total approved building permits. Apartment buildings could see a larger share of the amount of permits issued each year as strategic growth areas continue to intensify. 32,220 232,485 1,205 10,565 0 50,000 100,000 150,000 200,000 250,000 Pickering Durham Nu m b e r o f D w e l l i n g s Figure 16: 2021 Condition of Dwellings - Pickering & Durham Region Only Regular Maintainence and Minor Repairs Needed Major Repairs Needed - 125 - Pickering Housing Strategy Updated Pickering Profile 20 Source: City of Pickering, AMANDA Database, 2022. Source: City of Pickering, AMANDA Database, 2022. 35.5% 77.1% 59.4%64.5% 41.7%49.1%45.4% 19.7% 22.4% 64.5% 22.9%20.9% 35.5% 58.3% 28.5% 54.6% 0.0% 20.0% 40.0% 60.0% 80.0% 100.0% 120.0% 2016 2017 2018 2019 2020 2021 2022 Figure 17: 2016 - 2021 Share of Units by Dwelling Type Issused by Building Permits Townhouse Apartment Single and semi-detached - 126 - Pickering Housing Strategy Updated Pickering Profile 21 Additional Dwelling Units “Additional Dwelling Units” (ADUs) are also referred to as basement apartment, accessory units; in-law suites, or granny flats. The average number of approved “additional dwelling units” per year in Pickering from 2005 to 2022 was 46. Source: City of Pickering, AMANDA Database, 2022. Pickering is currently in the process of amending the Official Plan and Zoining By-laws to implement policy changes introduced through Bill 23. It is anticipated that ADUs could see an increase in the coming years due to recent changes in provincial legislation and the amendments to Pickering’s Official Plan and Zoning By-laws. The legislative changes permit a total of 3 dwellings on a lot. 57 31 20 36 28 33 32 58 65 57 58 66 47 46 43 38 49 71 0 10 20 30 40 50 60 70 80 Figure 19: Approved Additional Dwelling Units (ADUs) - Pickering - 127 - Pickering Housing Strategy Updated Pickering Profile 22 Non-Market Housing Supply Emergency Transitional Homes In 2021, Durham Region conducted a Point-in-Time (PiT) Count and Registry Week to collect data on individuals and families in Durham Region experiencing homelessness. The results of this study aim to better assist service providers in planning services and measuring progress towards ending homelessness in the community. There are 11 licensed service providers across Durham Region. It should be noted that none of these service providers are located in the City of Pickering. Nevertheless, these services are available to Pickering residents. Table 6: Emergency Shelters and Transitional Housing Providers in Durham, 2021 Service Provider – Shelters & Transitional Housing Target Population Bed Capacity Joanne's House Youth 16-24 13 Cornerstone Community Association Seniors with extraordinary medical needs; single men and children - victims of abuse 40 Cornerstone Community Association Motel Program Single fathers, families 3 for seniors; unlimited for others Violence Against Women: Bethesda House (Bowmanville): Denise House (Oshawa): Herizon House (Ajax): Y's Wish (Oshawa): Women and children - victims of abuse 18 27 30 15 Muslim Welfare Home Women and children 45 Muslim Welfare Home Motel Program Women with male children; women with physical disabilities 12 Durham Youth Housing Youth 16-24 13 YMCA 6 Durham Mental Health Services Crisis Beds – Ajax Individuals with mental challanges (16 years old+) 6 Durham Mental Health Services Crisis Beds – Whitby 8 Durham Mental Health Services Crisis Beds – Oshawa 6 Source: Durham 2018 PIT Count Report Vacancy - 128 - Pickering Housing Strategy Updated Pickering Profile 23 The PiT study found the number of people experiencing homelessness has increased significantly from 291 in 2018, to 573 in 2021. The study indicated the increase can be attributed to a number of factors including: • Volunteers were able to cover more areas to count; • Consistent population growth; • High rent costs; and • The lack of available houses for rent in Durham 332 individuals participated in the PiT study. Of the total participants, 40% of individuals were unsheltered, 28% were staying in a homeless shelter, 5% were staying in a hotel/motel, 16% were staying in a transitional shelter, and 11% were staying in someone else’s home. Most respondents in the PiT study were male. Other groups, such as youth aged 16 to 24 years old, veterans, immigrants, indigenous people, LGBTQ+, and refugees or refugee claimants, were also represented in the PiT study. Source: Durham 2021 PIT Count Report Vacancy - 129 - Pickering Housing Strategy Updated Pickering Profile 24 Senior Housing There are total of 3,161 seniors housing or retirement units in 26 residences in Durham Region. In 2021, a total of 2,844 residents (out of a population of 46,903 seniors,75 and older, in Durham Region) were living in these types of units, representing a 6.1% capture rate. Capture rate represents the percentage of the senior population within a survey area living in designated senior housing and retirement home units. In 2021, the highest capture rate (14.7%) was recorded in Prescott & Russell, Ontario. The Greater Toronto Area (GTA), and many larger metropolitan areas, generally experience a lower capture rate, indicating a lower supply of seniors housing or affordability. This could be due to the higher land prices leading to lower profitability when providing senior housing developments. Source: Canada Mortgage and Housing Corporation – Seniors Housing Survey- Ontario, 2021 The vacancy rate of seniors housing within Durham more than doubled from 8.3% in 2019 to 18.4 % in 2021. This substantial increase may have been due to increased monthly rental costs. The 2021 average monthly rent for senior housing units in Durham was $4,293, a 3.6% increase in the average rental cost of $4,144 in 2020. The average rent of seniors housing has generally continued to increase. Rent costs for bachelor and studio units for seniors experienced the largest increase between 2020 to 2021, approximately 6.1%. The one exception to the increases in rent was for two bedroom units, which decreased by 7.9% between 2020 and 2021. This could be due to the cost of two-bedroom units being significantly higher than the total average rent. The price of rent for two-bedroom units could make them unaffordable to the majority of residents, which leads to less demand for these units, resulting in a decrease in rent. 46,903 2,844 Figure 21: Senior Housing Capture Rate for Durham Region Total Number of Senior 75+ Total Number of Seniors Using these Spaces - 130 - Pickering Housing Strategy Updated Pickering Profile 25 Another cause for increased vacancy rates may have been the effects of COVID-19, and an aversion to congregate living situations. Source: Canada Mortgage and Housing Corporation – Seniors Housing Survey- Ontario, 2021. Long-Term Care Housing According to the Ontario Long-Term Care Association, there are currently 627 licensed and approved long-term care homes in Ontario. The average waitlist time to obtain placement in a long-term care facility is 147 days. In Pickering there are two privately operated long-term care homes, with a total bed capacity of 357 beds, and a total waitlist of 639 individuals, as of November 30, 2022. In 2022, Lakeridge Health opened a new long-term care home in Ajax with 320 beds. Lakeridge Gardens is the first long-term care home operated by Lakeridge Health in Durham Region. The additional beds increase the number of beds in long-term care homes operated by the Region and Lakeridge Health to 1,524. There are no Regional or Lakeridge Health operated beds currently located in Pickering. However, the Region recently submitted a site plan application for a 200 bed long-term care home in Seaton. - 131 - Pickering Housing Strategy Updated Pickering Profile 26 Table 7: Durham Region Long Term Care Homes Long Term Care Home Municipality Bed Capacity Hillsdale Estate* Oshawa 300 Hillsdale Terraces* Oshawa 200 Fairview Lodge* Whitby 198 Lakeview Manor* Brock 149 LakeRidge Garden** Ajax 320 Bay Ridges*** Pickering 124 Orchard Villa*** Pickering 233 Source: Long-term Care in Ontario, Government of Ontario, 2023. *Region of Durham Operated Long-Term Care Home **Lakeridge Health Operated Long-Term Care Home ***Privately Owned Long-Term Care Home Community Housing Community housing, previously referred to as subsidized housing, typically refers to housing that receives subsidies from one of or combination of the Federal, Provincial, or Regional governments. The Region of Durham, as the Municipal Service System Manager, provides funds and administers housing units owned by non-profit housing organizations, housing co-operatives, and other housing providers. Durham Access to Social Housing, (“DASH”), manages the wait list for rent-geared-to- income and accessible units at community housing properties and at some private properties within the Region. - 132 - Pickering Housing Strategy Updated Pickering Profile 27 In 2021, there were 675 community housing units located in Pickering. The number of community housing units have remained consistent in Pickering over the last decade despite an increase in demand. Table 8: Community Housing Properties in Pickering Community Housing Properties – Pickering* Address Mandate Units Duffin's Creek Co- op 1555 Finch Avenue Families 75 Fairport Lodge 330 Foxglove Avenue Seniors 36 Highbush Village 1840 Westcreek Drive Families 46 Orchard Valley Court 1580 Kingston Road Families 115 Rougemount Co- op 400 Kingston Road Families 105 Sarah McDonald's Place 1467 Whites Road Families 63 St. Martin's Centre 1201 St Martins Drive Seniors 58 Villa Valeau 1910 Faylee Crescent Seniors 36 William Peak Co- op 1990 Whites Road Families, Seniors 141 Source: Durham Region 2023; Durham Access To Social Housing Website. Table 9: Types of Community Housing Waitlist Applicants Pickering Municipality Seniors Singles Couples Families Total Pickering 137 115 7 240 499 Source: Durham Region 2023; Durham Access To Social Housing Website. There are 499 residents with Pickering addresses on the DASH waiting list. Pickering residents on the DASH waitlist represent 6% of all residents in Durham Region on the waitlist. - 133 - Pickering Housing Strategy Updated Pickering Profile 28 Source: Durham Region 2023; Durham Access To Social Housing Website. 3,585 3,650 3,922 3,926 4,260 4,315 4,658 5,209 5,422 5,730 6,073 7,075 6,555 7,506 8,516 8,284 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Figure 24: 2006 - 2021 Community Housing Units and Wait List Applicants - Durham Region Wait List Applicants Community Housing Units (4,481) Source: Durham Region 2023; Durham Access To Social Housing Website. Oshawa2,302 Whitby 841 Ajax 793 Pickering 499 Clarington 431 Brock 106 Scugog 98 Uxbridge 82 Figure 23: Number of DASH Applicants By Municipality (December 31, 2022) - 134 - Pickering Housing Strategy Updated Pickering Profile 29 Across Durham Region there were 8,284 applicants on the DASH wait list for rent geared income (RGI) units in 2021. While the numbers each year may vary, there has been a general increase in demand over the years, while the number of RGI units has remained relatively unchanged at 4,481. There are now more than double the demand for units than currently available. Market Housing Primary Rental Market The rental market plays an important role in meeting the housing needs of residents. The rental market can offer benefits such as flexibility in dwelling types, location, fewer maintenance costs, and relief from a large up-front cost of a down payment required for home ownership. The private rental market consists of the primary rental market (often referred to as purpose-built rental buildings) and the secondary rental market. The secondary rental market represents self-contained units, which were not purposely built for the rental market, but are currently being rented out. It is generally acknowledge that the condominium apartment market has acted largely as the rental accommodation supplier for many years within the Greater Toronto Area. CMHC conducts an annual Rental Market Survey. The survey consists of units in primary rental buildings with at least three rental units, which have been on the market for at least three months. Source: Canada Mortgage and Housing Corporation – Rental Market Survey, Toronto 2022. 343 2 7 1 0 50 100 150 200 250 300 350 400 3+ Bedrooms 2 Bedroom 1 Bedroom Bachelor Studios Figure 25: Pickering's Primary Rental Market Units By Size - 135 - Pickering Housing Strategy Updated Pickering Profile 30 In 2021, there were 353 primary rental units within Pickering, consisting of townhouses and apartments. The number of primary rental units has remained unchanged since 2007. Of the total number of primary rental units, the majority of them have 3 bedrooms or more. Vacancy Rates According to CMHC, a vacancy rate of 3.0% is identified as a healthy vacancy rate, representing a balance between rental housing supply and demand. Vacancy rates are based upon CMHC’s Annual Rental Markey Survey. A unit is considered vacant if it is physically unoccupied and available for immediate rental at the time of the survey. CMHC reports the consolidated vacancy rate for Pickering, Ajax, and Uxbridge (Zone 28) under the Toronto Census Metropolian Area (CMA). In 2022, the total apartment vacancy (including all bedroom types) for Zone 28 was 0.5%. Data for 2022 shows continued low vacancy rates in all bedroom categories. The vacancy rate for Zone 28 has continued to decrease since 2016. Pickering’s overall vacancy rate can be better captured by looking at the vacancy rate of three-bedroom apartments, as they account for 97% of Pickering primary rental units. As of 2022, the average vacancy rate of three-bedroom apartements was 0.3%. Trends show a consistent decrease in vacancy rates since 2016, see Figure 26. The overall low apartment vacancy rates suggest that there is a need for purpose built rental units in Pickering. Source: Canada Mortgage and Housing Corporation – Rental Market Survey, Toronto 2022. 1 3.9 1.1 0.7 2.4 1.7 1.4 0.5 0 1 2 3 4 5 6 0 ** 9.5 ** 8.3 ** ** ** 2015 2016 2017 2018 2019 2020 2021 2022 Figure 26: 2015 - 2021 Private Apartment Vacancy Rates (%) by Bedroom Types - Pickering/Ajax/Uxbridge 1 Bedroom 2 Bedroom 3 Bedrooms+Total - 136 - Pickering Housing Strategy Updated Pickering Profile 31 Average Market Rent In October 2021, the average market rent for all units in the primary rental market for Zone 28 was $1,394, representing a slight decrease of 1.2% from 2020’s average market rent of $1,412. In 2021, the average market rent of a one-bedroom apartment was $965, two-bedroom apartment $1,302, and three or more bedroom apartment $1,563. Table 10: Average Primary Rent by Unit Type for Pickering/Ajax/Uxbridge Year 1 Bedroom 2 Bedrooms 3 Bedrooms 2018 $953 $1,248 $1,397 2019 $982 $1,237 $1,489 2020 $1,198 $1,362 $1,506 2021 $965 $1,302 $1,563 Source: Canada Mortgage and Housing Corporation – Rental Market Survey, Toronto 2022. Average House Price In 2022, there were 28,435 owned homes in Pickering, accounting for 85.5% of all dwellings in the City. According to 2022 Toronto Real Estate Board (TREB) data, the average resale price of all home types in Pickering was $1,158,753, a 12.5% increase from $1,029,885 in 2021. - 137 - Pickering Housing Strategy Updated Pickering Profile 32 Source: Toronto Real Estate Board, Market Watch, December 2022. $1,351,351 $983,836 $1,031,014 $789,291 $611,833 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 Single Detached Semi Detached Townhouses Condo Townhouses Condo Apartment Figure 27: Average Resale Price of Homes in Pickering Average Price All Typ Resale Price Linear (Average Price All Typ) - 138 - Pickering Housing Strategy Updated Pickering Profile 33 In comparison, the average resale price of all homes across Durham Region in 2022 was $1,061,986, an increase of 3.0% from $1,029,885 in 2021. Table 11: Annual Average Resale Price for all housing types in Pickering Year Average Resale Price Annual Resale Increase 2016 $700,692 26.64% 2017 $656,104 -6.8% 2018 $690, 719 5.0% 2019 $699,087 1.2% 2020 $806,350 15.3% 2021 $1,029,885 21.7% 2022 $1,158,753 11.1% Source: Toronto Real Estate Board, Market Watch, December 2022. - 139 - Pickering Housing Strategy Updated Pickering Profile 34 4.0 Housing Affordability Household Income Spent on Housing by Tenure For the purpose of this report, affordable housing means annual housing costs that do not exceed 30% of gross household income. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. In 2020, there were 28,435 owner households in Pickering. The proportion of owner households spending more than 30% of their income on shelter costs within Pickering has remained consistent since 2010, decreasing slighty to 21.7% in 2020. In 2020, there were 4,950 tenant households in Pickering. Between 2015 and 2020 the number of tenants spending more than 30% of its income on shelter costs decreased by 7.4% to 38.4%. Despite the decrease from 2015 to 2020 there is still an increase in the number of renter households spending more than 30% since 2010. 22.4% 36.7% 22.2% 45.8% 21.7% 38.4% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 50.0% Owner's spending more than 30% on shelter Tenants spending more than 30% on shelter Figure 28: Owner & Tenant Households 2010 2015 2020 - 140 - Pickering Housing Strategy Updated Pickering Profile 35 Core Housing Need A household is considered to be in ‘core housing need’ if its characteristics do not meet one or more of the adequacies; suitability, affordability, and if the owner or tenant is spending 30% or more of their before-tax income to access acceptable local housing. As of 2020, 10% (3,330 households) of Pickering’s total number of private households were considered to be within core need. Of the 3,330 households identified to be in core need, 25.3% were tenant households and 7.7% were owner households. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. 3,330 29,265 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 In core need Not in Core need Figure 29: Pickering Core Housing Need - 141 - Pickering Housing Strategy Updated Pickering Profile 36 Housing Suitability ‘Housing suitability’ refers to whether a dwelling has an adequate number of bedrooms for the size and composition of a household, as definded by CMHC. Of all total occupied private dwellings within Pickering (33,425), 31,650 are deemed suitable, and 1,775 are not suitable. Source: Statistics Canada, 2022. Census Profile. 2021 Census of Population. 31,650 1,775 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 Suitable Not Suitable Figure 30: 2021 Pickering - Housing suitability Suitable Not Suitable - 142 - Pickering Housing Strategy Updated Pickering Profile 37 Rental Housing Affordability Table 12 displays a cross reference of 2020 renter income deciles and maximum affordable rent. The maximum affordable rent is determined by using 30% of the indicated income. Renter households would need to be within the 5th income decile to afford the average rent for any unit types. Although the overall renter income has increased since 2015, individuals earning a minimum wage or within the first two income deciles were not able to afford any primary market units in 2020. Table 12: Average Market Rents in the Primary Market Compared to Affordable Rents Based on Renter Income Deciles (Pickering, 2020) 2020 Income Deciles Renter Income Maximum Affordable Rent Average Primary Market Rent 2020 All Types Bachelor 1 Bedroom 2 Bedroom 3 Bedroom Low Income Decile 1 $24,600 $615 N N N N N Decile 2 $34,400 $860 N N N N N Decile 3 $48,000 $1,200 N $1,138 N N N Moderate Income Decile 4 $60,800 $1,520 $1,452 Y $1,356 N N Decile 5 $74,000 $1,850 Y Y Y $1,547 $1,721 Decile 6 $85,000 $2,125 Y Y Y Y Y High Income Decile 7 $104,000 $2,600 Y Y Y Y Y Decile 8 $123,000 $3,075 Y Y Y Y Y Decile 9 $159,000 $3,975 Y Y Y Y Y Minimum Wage $29,640 $741 N N N N N Source: RISWG custom order of Statistics Canada Census, 2022. Source:TREB, Market Watch, December 2022. Y: Yes, can afford Average Market Rent N: No cannot afford Average Market Rent - 143 - Pickering Housing Strategy Updated Pickering Profile 38 Table 13 displays a cross reference of 2020 renter income deciles and maximum affordable rent for the secondary rental market. Renter households would need to be within the 7th income decile to afford the average rent for any unit types. To afford a 1 bedroom in the secondary market, apartment renters would need to be within 6th income decile. In order to afford a 2 bedroom apartment, renters would need to be within the 7th income decile. Table 13: Average Market Rents in the Secondary Market Compared to Affordable Rents Based on Renter Income Deciles (Pickering, 2020) 2020 Income Deciles Renter Income Maximum Affordable Rent Average Secondary Market Rent 2020 All Types 1 Bedroom 2 Bedroom Low Income Decile 1 $24,600 $615 N N N Decile 2 $34,400 $860 N N N Decile 3 $48,000 $1,200 N N N Moderate Income Decile 4 $60,800 $1,520 N N N Decile 5 $74,000 $1,850 N N N Decile 6 $85,000 $2,125 $2,122 $1,858 N High Income Decile 7 $104,000 $2,600 Y Y $2,385 Decile 8 $123,000 $3,075 Y Y Y Decile 9 $159,000 $3,975 Y Y Y Minimum Wage $29,640 $741 N N N Source: RISWG custom order of Statistics Canada Census, 2022. Source:TREB, Market Watch, December 2022. Y: Yes, can afford Average Market Rent N: No cannot afford Average Market Rent - 144 - Pickering Housing Strategy Updated Pickering Profile 39 Table 14, below, shows the top range of the estimated 2021 household income deciles as well as the house price that each decile can afford, based on spending 30% of income on housing costs and a 5% down payment. Owner households would need to be within the 9th income decile to afford the average resale for any house types. To afford the average resale price of a condominum apartment, which is the most affordable ownership housing option, owners would need to be within the 7th decile. Table 14: Average Resale House Prices (Pickering) Compared to Affordable House Prices Based on Estimated 2022 Household Income Deciles (Pickering) 2020 Income Deciles Household Income Maximum Affordable House Price Average Resale House Prices (December 2022) All Types Single Detached Semi- Detached Row / Townhouse Condo Apartment Low Income Decile 1 $49,200 $160,554 N N N N N Decile 2 $71,000 $244,362 N N N N N Decile 3 $90,000 $326,515 N N N N N Moderate Income Decile 4 $108,000 $400,975 N N N N N Decile 5 $128,000 $478,768 N N N N N Decile 6 $148,000 $563,182 N N N N N High Income Decile 7 $172,000 $664,106 N N N N $598,724 Decile 8 $204,000 $801,781 N N $777,000 $746,491 Y Decile 9 $260,000 $1,031,345 $806,350 $999,500 Y Y Y Source: RISWG custom order of Statistics Canada Census, 2022. Source:TREB, Market Watch, December 2022. Source: Region of Durham Data, 2023 Y: Yes, can afford Average Market Rent N: No cannot afford Average Market Rent - 145 - pickering.ca The City of Pickering One The Esplanade Pickering, ON L1V 6K7 905.420.4660 or 1.866.683.2760 Your City. Right Now. pickering.ca - 146 - Report to Planning & Development Committee Report Number: PLN 18-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Seaton TFPM Inc. Associated Applications: Draft Plan of Subdivision SP-2015-03 (R) and Zoning By-law Amendment 05/15 (R) Recommendation: 1. That Council does not object to Seaton TFPM Inc. demolishing a barn and agricultural outbuildings located at 3440 Elsa Storry Avenue; 2. That a copy of the Cultural Heritage Evaluation, Documentation and Salvage Report, dated February 2023 and updated April 2023, prepared by ASI, be filed with the Pickering Library & Archives as a record of the property’s history and documentation of changes; 3. That the Owner make efforts to identify a project use (for example, a heritage carpentry program) for the salvaged lumber from the barn and agricultural outbuildings; and 4. That the Municipal Heritage Register be updated to record the demolition of the barn and agricultural outbuildings for the lands located at 3440 Elsa Storry Avenue. Executive Summary: Seaton TFPM Inc. proposes to demolish a barn and agriculture outbuildings located at 3440 Elsa Storry Avenue to allow the lands to be developed for approved employment uses. The lands are located in Neighbourhood 20: Thompson’s Corners in the Seaton Community. 3440 Elsa Storry Avenue is listed as a non-designated property on the City of Pickering’s Municipal Heritage Register. The applicant submitted a Cultural Heritage Evaluation, Documentation and Salvage Report, prepared by ASI, which concluded that the barn and outbuildings located on the property do not meet the criteria outlined in Ontario Regulation 9/06. Staff support the findings, and do not object to the demolition of a barn and agricultural outbuildings, to allow for the development of the lands for approved employment uses. Staff will continue to work with the applicant to identify a project use for the salvaged lumber from the buildings. Financial Implications: No direct costs to the City are anticipated as a result of the recommendation of this report. - 147 - PLN 18-23 June 5, 2023 Subject: Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Page 2 Discussion: 1. Background In 2015, the (then) Ontario Infrastructure and Land Corporation (OILC) submitted applications for draft plan of subdivision and zoning by-law amendment for developable lands within Seaton Neighbourhood 20, Thompson’s Corners. In 2018, OILC sold the subject lands to Seaton TFPM Inc., and Seaton TFPM Inc. submitted revised applications. The proposal consisted of a total land area of approximately 122 hectares, proposing multiple lots and blocks of land for a broad range of uses, including employment, mixed-use, residential, and community facilities. The first phase of the draft plan of subdivision was draft approved on October 13, 2021, and the remaining lands within the draft plan of subdivision were draft approved on November 4, 2022 (see Location Map, Attachment #1). 1.1 Heritage Status of 3440 Elsa Storry Avenue 3440 Elsa Storry Avenue (formerly Brock Road), is located on the west side of Elsa Storry Avenue, south of Highway 407 and north of Alexander Knox Drive. The property is listed as a non-designated property on the City’s Municipal Heritage Register. The property is a remnant farmscape that features a one-and-a-half-storey residence (built circa 1870, see Figure 1 below), a gambrel roof barn (see Figure 2 below) and several agricultural outbuildings (see Attachment #3). The former farmscape is divided into two legal parcels: one owned by Infrastructure Ontario (IO); and the other by Seaton TFPM Inc. (see Air Photo Map, Attachment #2). Figure 1: One-and-a-half-storey residence (ASI, Cultural Heritage Evaluation, Documentation and Salvage Report) Figure 2: Barn (ASI, Cultural Heritage Evaluation, Documentation and Salvage Report) - 148 - PLN 18-23 June 5, 2023 Subject: Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Page 3 As shown in an aerial image of the study area in Figure 3 below, the parcel owned by IO, which is the northern portion of the former farmscape, contains the one-and-a-half-storey residence, barn, drive sheds 1 and 3, paddock, and former agricultural fields. The property parcel owned by Seaton TFPM Inc., the southern portion of the former farmscape, contains part of the barn building, drive shed 2, piggery, chicken coop, and an outbuilding. Figure 3: Aerial image of the area subject to heritage evaluation at 3440 Elsa Storry Avenue (ASI, Cultural Heritage Evaluation, Documentation and Salvage Report) The one-and-a-half-storey residence, located on the IO lands, was identified as being a significant heritage resource, and Seaton Neighbourhood Plan 20 identified a “Heritage Lot” symbol on the lands. In 2015, the City retained Goldsmith Bogal and Company to complete a heritage assessment of the residential building located on the heritage lot, for its cultural heritage value and interest. Based on their evaluation, it was determined that this building does not meet the criteria outlined in Ontario Regulation 9/06. The assessment did not include the barn, agricultural outbuildings, and associated landscape elements. In consultation with the Heritage Pickering Advisory Committee in 2015, staff advised Council that the house was not a significant heritage resource. However, Council objected to the demolition of the building and recommended that IO restore the building and find an appropriate use and tenant for the house. Regrettably to this day, the house has remained vacant. It is staff’s understanding that IO intends to demolish the building in the future. At the time of writing this report, an application for a demolition permit has not been received. - 149 - PLN 18-23 June 5, 2023 Subject: Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Page 4 1.2 Seaton TFPM Inc. proposes to demolish the barn and agriculture outbuildings on their lands, to allow for the development of approved employment uses Seaton TFPM Inc. proposes to demolish the barn and agriculture outbuildings located on 3440 Elsa Storry Avenue to develop the lands for employment uses. It is anticipated that an application for a demotion permit will be submitted in the near future. Given that the subject lands are listed as a non-designated property on the City of Pickering’s Municipal Heritage Register, the Ontario Heritage Act provides interim protection against demolition in the form of a 60-day delay in issuing a demolition permit. The Ontario Heritage Act requires that the owner gives the Council of the municipality at least 60 days notice in writing of the owner’s intention to demolish or remove a building or structure on the lands, and the notice shall include additional information required by the municipality. The City may, in that time, consider conservation options, including proceeding to designation or removing the property from the Municipal Heritage Register. Council also must consult with its municipal heritage committee. 1.3 The applicant submitted a Cultural Heritage Evaluation, Documentation and Salvage Report, prepared by ASI A condition of draft plan approval for Seaton TFPM Inc. file SP-2015-03 (R), dated October 6, 2022, required that the Owner submit a Cultural Heritage Evaluation Report, prior to the demolition of agricultural buildings located at 3440 Elsa Storry Avenue. The applicant submitted a Cultural Heritage Evaluation, Documentation and Salvage Report (the Report), prepared by ASI (dated February 2023, updated April 2023). This Report gives the City notice of the Seaton TFPM’s intent to demolish or remove the buildings on their lands. The Report focuses on the cultural heritage evaluation of the barn and agriculture outbuildings, which were not previously evaluated. The Report concludes that the property does not meet the criteria outlined in Ontario Regulation 9/06, and therefore, does not have cultural heritage value or interest at the local level. The Report also provides a documentation and salvage plan for the barn and the agricultural buildings. Additionally, the Report provides a documentation and salvage plan for the residential building located on the IO lands. 2. Analysis 2.1 Heritage Pickering Advisory Committee does not object to the demolition of the barn and agricultural outbuildings on 3440 Elsa Storry Avenue On April 26, 2023, Seaton TFPM Inc. presented the findings of the Cultural Heritage Evaluation, Documentation and Salvage Report to the Heritage Pickering Advisory Committee. Heritage Pickering Advisory Committee supported the findings of the Report, and did not object to the future demolition of the barn and agricultural outbuildings on 3440 Elsa Storry Avenue. - 150 - PLN 18-23 June 5, 2023 Subject: Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Page 5 Heritage Pickering Advisory Committee passed the following motion: 1. That Heritage Pickering Advisory Committee does not object to the demolition of the barn and agricultural outbuildings located at 3440 Elsa Storry Avenue; 2. That the Municipal Heritage Register be updated to record the demolition of the barn and agricultural outbuildings; 3. That a copy of the Report (Cultural Heritage Evaluation, Documentation and Salvage Report) be filed with the Pickering Library & Archives as a record of the property’s history and documentation of changes; 4. That the Owner make efforts to identify a project use, heritage carpentry program, etc. for the salvaged lumber from the barn and outbuildings; and 5. That “Documentation and Salvage” section of the Report (Cultural Heritage Evaluation, Documentation and Salvage Report) be filed, that inventories the items for salvage in the house so that the City is prepared for a future demolition proposal. 2.2 Staff support the request to demolish the barn and agricultural outbuildings to develop the lands for approved employment uses The City retained Heritage Studio to review the Cultural Heritage Evaluation, Documentation and Salvage Report prepared by ASI. Heritage Studio advises that the cultural heritage evaluation includes all the necessary components (i.e., historical research, analysis, and an Ontario Regulation 9/06 evaluation), and supports the conclusion that the barn and agricultural outbuildings do not meet the criteria outlined in Ontario Regulation 9/06. Additionally, the Documentation and Salvage Report contained in the report is a satisfactory record of the farmstead buildings, and the salvaging of sound components aligns with City policy. Staff concur with the analysis and recommendations provided by Heritage Studio, and do not object to the request by Seaton TFPM Inc. to demolish the barn and agricultural outbuildings associated with 3440 Elsa Storry Avenue. The removal of the barn and agricultural outbuildings allows the site to be developed for employment uses located within a designated employment area within the Seaton Community. Staff will continue to work with the applicant to identify a potential project use for the salvaged lumber from the barn and outbuildings. Staff requested that the Cultural Heritage Evaluation, Documentation and Salvage Report submitted by Seaton TFPM Inc., also document, and inventory for salvage, the residence on IO lands. Retaining this documentation on file will enable the City to respond more quickly should an application for a demolition permit be received from IO in the future. - 151 - PLN 18-23 June 5, 2023 Subject: Cultural Heritage Evaluation, Documentation and Salvage Report for 3440 Elsa Storry Avenue (Intent to Demolish) Page 6 Attachments: 1. Location Map 2. Air Photo Map 3. Photographs of Agricultural Outbuildings located on 3440 Elsa Storry Avenue Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design CC:ld Approved/Endorsed By: Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 152 - Attachment #1 to Report PLN 18-23 Broc k R o a d H i g h w a y 4 0 7 E l s a S t orry A venue Don BeerMemorialPark © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal Property Assessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Location MapFile:SP-2015-03 (R) and A05/15 (R) Date: Apr. 19, 2023 ¯ Phase 1A L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\V3 - 2023\SP-2015-03_A0515_LocationMap.mxd 1:13,500 SCALE:THIS IS NOT A PLAN OF SURVEY. Property Description:Part of Lots 17 to 19, Concession 4, Part Lots 17 to 21, Phase 2 Concession 5 Alexander Knox Drive Fifth Concession Road Si d e l i n e 1 6 Mu l b e r r y L a n e Highway 7 Mo w b r a y S t r e e t Do n n a l e a Av e n u e Sp r i n g St r e e t To w n o f A j a x Seaton TFPM Inc. Applicant:Seaton TPFM Inc - 153 - Attachment #2 to Report PLN 18-23 Alexander Knox Road Broc k R o a d Longspur Trail Skybird Lane Kerrydale Avenue Fifth Concession Road Turnston eBo ulevard Scarlett Trail Mu l b e r r y L a n e HawktailPat h Highway 407 H e artwoodLane Pa p e r b i r c h T r a i l Holl yberry Trail S i d e l i n e 2 0 E l s a S t orr y A venue S i d e l i n e 1 6 Foxden Sq u a r e Air Photo MapFile:Applicant:Municipal Address: SP-2015-03 & A05/15 Date: Apr. 19, 2023 ¯ Seaton TPFM Inc3440 Elsa Storry Avenue L:\PLANNING\01-MapFiles\SP\2015\SP-2015-03 & A0515\V3 - 2023\SP-2015-03_A0515_AirPhoto_WithInset_v2.mxd 1:12,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment El s a S t o r r y A v e n u e Ownership Infrastructure Ontario Seaton TFPM Inc. E INSET MAPNOT TO SCALE Area Subjectto HeritageEvaluation - 154 - Attachment #3 to Report PLN 18-23 Photographs of the agricultural outbuidings located on 3440 Elsa Storry Avenue, from Cultural Heritage Evaluation, Documentation and Salvage Report prepared by ASI, dated February 2023, updated April 2023 - 155 - Report to Planning & Development Committee Report Number: PLN 20-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 03/16 Pickering Islamic Centre 2065 and 2071 Brock Road Recommendation: 1. That Zoning By-law Amendment Application A 03/16, submitted by Pickering Islamic Centre, to permit a place of worship and a private school, and to facilitate the construction of a three-storey addition, on the lands municipally known as 2065 and 2071 Brock Road be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 20-23, be finalized and forwarded to Council for enactment; and 2. That Council direct staff to prepare a non-exclusive licence agreement with the Pickering Islamic Centre to allow the use of the Brock Ridge Community Park parking areas for overflow parking, the terms of such license agreement to be negotiated and brought to Council for approval. Executive Summary: The subject lands comprise two separate properties located on the east side of Brock Road, north of Usman Road and south of Jade Street (see Location Map, Attachment #1). Pickering Islamic Centre has submitted an application for Zoning By-law Amendment to recognize the existing place of worship use, and to permit a private school use. The purpose of the application is to facilitate the construction of a three-storey, 3,162 square metre addition on the north side of the existing building. A two-level parking deck is also proposed at the site’s northeast corner (see Site Plan – Proposed Addition & Parking Deck, Attachment #3). The three-storey addition will be used to expand the private school that currently operates within the existing building. A total of 131 parking spaces are proposed to support the development. The timeline for constructing the addition and parking deck is currently undetermined. As such, in the interim, Pickering Islamic Centre is proposing to configure a new parking layout on the northerly parcel, and site three temporary classroom portables on the lands (see Site Plan – Proposed Portables & New Parking Layout, Attachment #7). A total of 117 parking spaces will be provided. In support of the proposed development, the applicant has submitted an updated Traffic Impact & Parking Study, prepared by Trans-Plan Transportation Inc., dated September 6, 2022. - 156 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 2 Pickering Islamic Centre To understand the existing traffic conditions, Trans-Plan conducted a survey on Friday, June 24, 2022, to record the number of vehicles that entered and exited the site throughout the day; the number of vehicles that dropped-off/picked-up students from school; and the number of vehicles that parked off-site and walked to the Centre. The study found that the peak auto trip generation for the site occurs during the mid-day peak hour, during Friday afternoon prayers. The total number of two-way trips generated by the site during the mid-day peak hour is 381. Based on the proposal to construct a three-storey addition to expand the private school operation, Trans-Plan expect that the peak auto trip generation for the site will occur during the evening peak hour, wherein prayers occur at 3:15 pm and school departure occurs at 3:30 pm. The total number of two-way trips expected to be generated by the site during the evening peak hour is 430. Trans-Plan have recommended signal timing improvements for the intersections of Brock Road and Major Oaks Road, and Brock Road and Finch Avenue, in order to accommodate the increased traffic. Brock Road is under the jurisdiction of the Region of Durham. The Region of Durham Works Department has reviewed the updated Traffic Impact Study and have advised that their comments have been adequately addressed. The Region has no further comments on the study. Additionally, the Region of Durham intends to widen Brock Road from four to six lanes, with the outer lanes operating as High Occupancy Vehicle (HOV) and bus rapid transit (BRT) lanes. The widening of Brock Road is expected to occur in 2026. The proposed parking supply of 117 spaces based on the interim configuration, and the proposed ultimate parking supply of 131 spaces with the future parking structure, is an oversupply of on-site parking to accommodate the daily parking demands of the place of worship and private school. However, during Friday afternoon prayers and special occasions, the on-site parking supply is insufficient. Trans-Plan has stated that it is unlikely that the subject lands can accommodate the parking demand within the limits of the property. To address the parking deficiency that occurs on-site during peak hours, Trans-Plan is proposing that additional parking be accommodated off-site at the Brock Ridge Community Park, Pickering Community Baptist Church, and on residential streets (including Usman Road, Saffron Drive, Sunflower Road, Jade Street, Magenta Road and Rayleen Crescent). The Pickering Islamic Centre has signed a letter of intent with Pickering Community Baptist Church to use their parking area. In addition, the Pickering Islamic Centre has requested to enter into a license agreement with the City to formalize the use of the Brock Ridge Community Park parking area. The City appreciates Pickering Islamic Centre exploring opportunities to secure off-site parking at the Pickering Community Baptist Church and the Brock Ridge Community Park. However, these off-site parking areas are non-exclusive, and the total supply of parking at the Baptist Church and Brock Ridge Community Park may not always be available for use by Pickering Islamic Centre. To alleviate this issue, staff are recommending that Pickering Islamic Centre secure lease arrangements with other neighbouring landowners in the immediate area to secure a more reliable parking supply, or alternatively, strongly consider increasing the supply of on-site parking by constructing a full two or three-storey parking deck on-site. In order to - 157 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 3 Pickering Islamic Centre ensure Pickering Islamic Centre secures additional parking on or off-site, the implementing zoning by-law, attached as Appendix I to this report, includes an overflow parking requirement. The provision states that, in addition to the minimum parking requirements set out in the By-law, a minimum of 150 additional parking spaces must be provided on the subject lands, or may be provided on another lot where a legal easement or agreement exists. An application to amend the existing site plan agreement will be required to configure the new parking layout and install the temporary portables. When the Pickering Islamic Centre is ready to construct the addition and parking deck, an application for site plan approval will be required. Through the site plan approval process, detailed design issues will be dealt with, including matters such as, but not limited to: pedestrian circulation and connections; drainage and grading; and construction management. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 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 east side of Brock Road, north of Usman Road and south of Jade Street, municipally known as 2065 and 2071 Brock Road (see Location Map, Attachment #1). The subject lands comprise two parcels, and have a combined area of approximately 0.72 of a hectare with frontages along Brock Road, Usman Road and Jade Street. A two-storey, 1,723 square metre building, containing a place of worship, and having vehicular access onto Usman Road, occupies the southerly parcel (2065 Brock Road). The northerly parcel (2071 Brock Road) has vehicular access onto Brock Road and contains a court/play area. The northerly parcel also accommodates overflow parking. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North: To the north are townhouse dwellings. Further north, at the northeast corner of the intersection of Brock Road and Usman Road, is the Pickering Community Baptist Church. South: On the lands to the south, Brock Road Duffins Forest Inc. submitted applications for Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to facilitate a high-density residential development. The proposal includes a 20-storey building containing 328 residential units, 10 townhouse units and 34 back-to-back townhouse units. On April 26, 2023, Council refused these applications. - 158 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 4 Pickering Islamic Centre East: To the east, across Usman Road, is Usman Park and townhouse dwellings. West: To the west, across Brock Road, are detached dwellings. To the south of the detached dwellings is Brock Ridge Community Park. 1.2 Applicant’s Proposal 1.2.1 Proposed Addition and Parking Deck Pickering Islamic Centre has applied for a Zoning By-law Amendment to recognize the existing place of worship use, and to permit a private school use. The purpose of the application is to facilitate the construction of a three-storey, 3,162 square metre addition on the north side of the existing building. A two-level parking deck is also proposed at the site’s northeast corner (see Site Plan – Proposed Addition & Parking Deck, Attachment #3, and Elevations, Attachments #4, #5 and #6). The three-storey addition will be used to expand the private school that currently operates within the existing building. The school is designed to accommodate 250 students and 26 staff members across 21 classrooms. Additional space is proposed for a gymnasium, library, kitchen, staff room, and administrative offices. The existing place of worship will continue to accommodate a seating capacity of 249 people. A fenced children’s play area for kindergarten students is proposed at the northeast corner of the addition. The applicant has also indicated that 1,345 square metres of the parking area (shaded in green on the Site Plan, Attachment #3) will be closed off during school hours from Monday to Thursday to be used for outdoor amenity space for the students. A total of 131 parking spaces are proposed to support the development. A total of 91 parking spaces will be provided at grade and 40 spaces will be provided on the second level of the parking deck. A total of 10 bicycle parking spaces are proposed on the east side of the existing building. The proposed addition and parking structure will be subject to a future site plan approval application. 1.2.2 Proposed Portables and New Parking Layout The timeline for constructing the addition and parking deck is currently undetermined. As such, in the interim, Pickering Islamic Centre is proposing to configure a new parking layout on the northerly parcel, and site three temporary classroom portables in the existing court/play area (see Site Plan – Proposed Portables & New Parking Layout, Attachment #7). The private school that currently operates within the existing building accommodates 73 students and 10 staff members across 2 classrooms. With the addition of the 3 portables, a total of 5 classrooms will be provided. - 159 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 5 Pickering Islamic Centre A total of 117 parking spaces will be provided on the subject lands, including 58 new spaces on the northern parcel and 59 existing spaces on the southern parcel. An application to amend the existing site plan agreement will be required to configure the new parking layout and install the temporary portables. A pre-consultation meeting between Pickering Islamic Centre, City staff and external agencies was held in February 2023 to discuss the submission requirements for a site plan approval application. To date, an application for site plan approval has not been submitted. However, the applicant submitted building permit applications for the portables in March 2023. Building permits for the portables will not be issued until the applicant receives approval of this rezoning application, and applies for, and obtains, site plan approval. 2. Comments Received 2.1 October 2, 2017, Statutory Public Meeting and Written Comments A statutory public meeting was held on October 2, 2017. No area residents spoke at the meeting. Comments/questions raised by members of the Planning & Development Committee at the meeting related to: • potential conflicts with traffic and parking between the place of worship and the private school; • questions regarding the number and age of students that would be attending the private school; • the importance of providing proper signage on site to ensure good pedestrian and vehicle traffic flows; • ensuring the site has sufficient parking to accommodate the proposed uses; and • questioned the Region of Durham’s plans for constructing a centre median on Brock Road and requested staff to look into the timing of this to ensure safe exits from the property. 2.1.1 Letter from Kindwin (Brock) Development Corporation Before the public meeting, the City received a letter from Kindwin (Brock) Development Corporation, who is the developer of the subdivision surrounding the Pickering Islamic Centre. Kindwin’s letter makes reference to a 2003 Ontario Municipal Board (OMB) Decision and a Site Plan Agreement registered on title in 2003 for the Pickering Islamic Centre. The OMB Decision and Site Plan Agreement state that the Pickering Islamic Centre agrees to pay its share of the cost of the land and the construction of Usman Road, which was constructed by Kindwin. In addition, Pickering Islamic Centre agrees to pay its share of the cost of the stormwater management facilities, including storm sewer, that was constructed by Kindwin to service the Pickering Islamic Centre property and surrounding lands. Kindwin has provided calculations to quantify the amount of payment due by the Pickering Islamic Centre to Kindwin for the construction of these facilities. - 160 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 6 Pickering Islamic Centre 2.2 Agency Comments 2.2.1 Region of Durham • no concerns with the proposal; • the Regional Works Department has reviewed the updated Traffic Impact Study, prepared by Trans-Plan Transportation Inc., dated September 6, 2022, which has addressed the technical comments previously provided to the applicant, and the Region has no further comments on the study; • the applicant must submit a Stage 1 Archaeological Assessment for the Region’s review; • the applicant must submit a Site Screening Questionnaire for the Region’s review; • if any potential site contamination is found, the applicant must submit a Record of Site Condition for the Region’s review; • the applicant must implement any recommendations of the submitted noise study through a future site plan agreement, to the satisfaction of the Region; and • a 2.5 to 7.5 metre road widening along the entire frontage of Brock Road must be provided to the Region, free and clear of any encumbrances, through any future application for site plan approval. 2.3 Comments from City Departments 2.3.1 Engineering Services • the applicant may be required to enter into a Development Agreement with the City for all off-site works; • utility relocations will be the applicant’s responsibility and at their expense; and • the applicant will be required to pay their proportionate share of the construction of Usman Road, the construction of storm sewer services from Usman Road, the construction of the stormwater management pond, and any other costs related to the construction of roads and services from which this property benefits. 3. Planning Analysis 3.1 The proposal conforms to the Durham Regional Official Plan The Durham Regional Official Plan (DROP) designates the subject lands as “Living Areas” in the Urban System, with a “Regional Corridor” overlay along Brock Road. The Living Areas designation permits a range of uses, including residential, commercial, office, and cultural and community facilities (including schools, religious assemblies and daycare centres). The DROP states that cultural and community facilities should be directed to locations that are visible and accessible to residential uses, and preferably within walking distance, or in close proximity, to existing and future transit routes. The Pickering Islamic Centre is visible and accessible to a number of residential areas located on the west and east sides of Brock Road. In addition, the subject lands are within walking distance (no more than a 3-minute walk) of multiple bus stops along Brock Road. - 161 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 7 Pickering Islamic Centre The proposal to permit a private school and to recognize the existing place of worship on the subject lands conforms to the policies within the Durham Regional Official Plan. 3.2 The proposal conforms to the Pickering Official Plan The Pickering Official Plan designates the subject lands as “Urban Residential Areas – Medium Density Areas”. This designation primarily permits residential and community, cultural and recreational uses. The proposed private school and existing place of worship are permitted uses within the Urban Residential Areas designation. The proposal conforms to the Pickering Official Plan. 3.3 The proposal conforms to the urban design objectives of the Duffins Precinct Development Guidelines The Duffins Precinct Development Guidelines provide design direction to ensure a cohesive neighbourhood character. Design objectives within the guidelines include, but are not limited to: • community and cultural facilities creating focal points within the Precinct through building siting and architectural design; • building form adjacent to Brock Road that is sensitive to the potential impacts of the road, but does not turn its back on it; and • streetscape and architectural designs that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments. The guidelines recommend that a three to five-storey building be located along the Brock Road frontage to provide a greater building massing along the street edge. In addition, the guidelines require the building to be sited at the corner of the intersection of Brock Road and Usman Road to establish a strong building presence along Brock Road and to frame entry points into the Precinct. The proposed three-storey addition will complement the massing of the existing building, and reinforce a strong street-edge along Brock Road. Through the site plan approval process, staff will continue to work with Pickering Islamic Centre to further enhance the building and site design. In addition, as part of the site plan approval process, the architectural drawings will be reviewed by the City’s Urban Design Review Consultant. 3.4 The recommendations in the applicant’s submitted Traffic Impact & Parking Study are deemed acceptable In support of the rezoning application, the applicant has submitted an updated Traffic Impact & Parking Study, prepared by Trans-Plan Transportation Inc., dated September 6, 2022. The study investigated the traffic conditions on the surrounding road network based on both the current operations of the site and the proposed addition. - 162 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 8 Pickering Islamic Centre 3.4.1 Traffic conditions based on the current operations of the site As noted above, the existing place of worship accommodates a seating capacity of 249 people. Prayers are held throughout the week and occur three times per day, typically around 2:00 pm, 3:15 pm and 4:30 pm (prayer times can change based on the time of year and daylight savings time). Friday afternoon prayers (held around 2:00 pm in the spring months) typically have the most attendees visiting the Centre, with approximately 600 patrons in attendance. Additionally, the existing private school accommodates 73 students and 10 staff members. The school is operational on weekdays between 8:00 am and 3:30 pm. Additional classes for students (such as Evening Qur'an School, and Girls and Boys Religious School) are held in the evening during the weekday, and on the weekend. Trans-Plan conducted a survey on Friday, June 24, 2022, to record the number of vehicles that entered and exited the site throughout the day; the number of patrons that entered the building; the number of vehicles that dropped-off/picked-up students from school; and the number of vehicles that parked off-site and patrons walked to the Centre. The following is a summary of the site’s existing peak auto trip generation: Peak Hour Number of Attendees Number of Inbound Trips Number of Outbound Trips Total Number of Trips Morning Peak Hour (8:00 am School Arrival) 73 students 31 34 65 Mid-Day Peak Hour (2:00 pm Prayers) 603 patrons* 316 65 381 Evening Peak Hour (3:15 pm Prayers & 3:30 pm School Departure) 422 patrons* 63 123 186 Evening Peak Hour (4:30 pm Prayers) 357 patrons* 67 131 198 *Includes those who parked off-site and walked to the Centre. 3.4.2 Traffic conditions based on the proposed addition The proposed addition will be used to expand the private school only. As such, the place of worship will maintain a seating capacity of 249 people after the addition is complete. Considering this, Trans-Plan has stated that the trips generated from the place of worship are expected to be similar to the existing trip generation. The study notes that the number of students for the private school is expected to increase from 73 to about 250 in the next five to ten year horizon. To accommodate this growth, the number of school staff is expected to increase from 10 to about 26. The school is expected to generate approximately 223 trips during the weekday at school arrival time and 244 trips at school departure time. - 163 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 9 Pickering Islamic Centre The following is a summary of the expected peak auto trip generation, which includes both the place of worship and school uses: Peak Hour Number of Inbound Trips Number of Outbound Trips Total Number of Trips Morning Peak Hour (8:00 am School Arrival) 108 115 223 Mid-Day Peak Hour (2:00 pm Prayers) 316 65 381 Evening Peak Hour (3:15 pm Prayers & 3:30 pm School Departure) 185 245 430* Evening Peak Hour (4:30 pm Prayers) No information for the Evening Peak Hour (4:30 pm Prayers) was provided. *Includes trips associated with both the private school and the place of worship. 3.4.3 Recommended Signal Timing Improvements Trans-Plan completed a capacity and queuing analysis for intersections in the surrounding area, to determine if adjustments to signal timing were necessary to accommodate existing and future traffic volumes during peak hours. The following intersections were analyzed: • Brock Road and Dellbrook Avenue; • Brock Road and Major Oaks Road; • Brock Road Site Access; • Usman Road Site Access; • Brock Road and Usman Road (South); and • Brock Road and Finch Avenue. Under existing conditions, the intersections of Brock Road and Dellbrook Avenue, Brock Road and Usman Road (South), and the site accesses at Brock Road and Usman Road operate at acceptable levels during all weekday peak hours, with delays ranging between 13 and 20 seconds. Under future conditions, these intersections are expected to continue operating at similar levels during all weekday peak hours, with delays of up to 20 seconds. Vehicle queuing for these intersections is expected to be contained within the available lane lengths. The study concludes that no adjustments to signal timing are required for these intersections to accommodate existing and future traffic volumes during peak hours. Under existing conditions, the intersection of Brock Road and Major Oaks Road operates at acceptable levels during all weekday peak hours, with delays of up to 13 seconds. Under future conditions and with signal timing adjustments, the intersection is expected to continue operating at acceptable levels during all weekday peak hours, with delays of up to 20 seconds. Vehicle queuing is expected to be contained within the available lane - 164 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 10 Pickering Islamic Centre lengths, except for the northbound left turn lane during the weekday evening peak hour. Additional queuing is available in the centre lane. The study recommends the following signal timing improvements for the intersection of Brock Road and Major Oaks Road: • during the weekday morning peak hour, provide an advanced green for the northbound left turn lane; and • during the weekday mid-day and evening peak hours, increase the green signal timing for east and westbound lanes. Under existing conditions, the intersection of Brock Road and Finch Avenue operates at acceptable levels during all weekday peak hours with delays of up to 17 seconds for north and southbound lanes. East and westbound lanes experience delays of up to 47 seconds. Under future conditions, this intersection is expected to be affected by traffic from the Pickering Islamic Centre and other surrounding properties as they are developed. Area-wide improvements will be required to accommodate future growth, including widening Brock Road to six lanes, which is planned for 2026. Over the shorter term, with signal timing adjustments, the intersection is expected to continue operating at acceptable levels during all weekday peak hours. Vehicle queuing is expected to be contained within the available lane lengths, except for the northbound left turn lane during the weekday evening peak hour. Additional queuing is available in the taper lane. The study recommends the following signal timing improvements for the intersection of Brock Road and Finch Avenue: • during the weekday morning peak hour, increase the green signal timing for north and southbound lanes; and • during the weekday evening peak hour, increase the green signal timing for east and westbound lanes and increase the advanced green signal timing for the northbound left turn lane. Brock Road is under the jurisdiction of the Region of Durham and is designated Type A arterial road under the Pickering Official Plan. Type A arterial roads are the highest order arterial road and are designed to carry large volumes of traffic at moderate to high speeds over relatively long distances. Additionally, Brock Road is a designated Transit Spine under the Pickering Official Plan, which shall provide a higher level of transit service. As noted above, the Region of Durham intends to widen Brock Road from four to six lanes, with the outer lanes operating as High Occupancy Vehicle (HOV) and bus rapid transit (BRT) lanes for high-frequency transit service. The Region has indicated that through any future site plan approval application, the applicant will be required to convey land to the Region for a road widening across the entire Brock Road frontage, ranging between 2.5 and 7.5 metres. The widening of Brock Road is expected to occur in 2026. The Region of Durham Works Department has advised that the technical comments previously provided to the applicant have been adequately addressed through the updated Traffic Impact Study. The Region has no further comments on the study. - 165 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 11 Pickering Islamic Centre 3.4.4 A pedestrian crossing will be provided at Brock Road and Usman Road (South) On February 22, 2021, City Council adopted Resolution #533/21, which requested: 1. That the Region of Durham consider the expedited approval, and installation, of full traffic and pedestrian signals at the intersection of Brock Road and Usman Road (South), in place of the existing left-in, right-in and right-out only access; 2. That the installation of signals be completed before the beginning of construction of the new development, to address construction traffic from having to drive through the existing neighbourhood; and 3. That a copy of this motion be sent to the Region of Durham Commissioner of Works and Chair of the Works Committee. Through a letter dated September 9, 2022, to the City Clerk, the Region of Durham Works Department provided a response to Council Resolution #533/21. The Region outlined that they assessed whether a full traffic control signal was warranted at the intersection based on criteria prescribed in the Ontario Traffic Manual (OTM Book 12). The Region conducted a review the Brock Road and Usman Road (South) intersection for a dedicated pedestrian signal. An 8-hour pedestrian count was conducted on Friday, April 8, 2022, during Ramadan prayer times, recording a total of 264 pedestrian crossings. Based on the number of pedestrian counts recorded, a controlled pedestrian crossing (mid-block of intersection pedestrian signal) is warranted according to criteria prescribed in the Ontario Traffic Manual (OTM Book 15). Based on the outcome of this study, and the feasibility of a controlled crossing at this location, the Region determined that a half-signal design was preferred to accommodate existing pedestrian crossings, while not adversely impacting traffic progression on Brock Road. The current turning movement restrictions would remain in place, and a pedestrian crossing would be installed on the south approach. Pedestrian push buttons would activate the traffic signal, and permit pedestrians to cross Brock Road simultaneously with the southbound left turn movement. All other traffic and pedestrian crossings would be prohibited during this phase. Outside of this phase, traffic would continue to operate as it does today. The Region has outlined they have allocated a budget in 2023, subject to Regional Council approval, to move forward with this construction and installation in 2024. 3.5 Parking for peak hours will be accommodated on and off-site Parking ratios for the site are proposed at 1 space per 4-person capacity for the place of worship; 1 space for each staff member of the private school; and 1 space per 10 students of the private school. These ratios are based on the minimum parking standards set out in Zoning By-law 3036, which governs these lands. Trans-Plan conducted a survey on Friday, June 24, 2022, to record the number of spaces occupied on-site throughout the day, including any spillover parking that occurred on adjacent streets or properties. - 166 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 12 Pickering Islamic Centre The peak demand for parking occurred during the mid-day peak hour (2:00 pm prayer), wherein 381 parking spaces were occupied. The following is a breakdown of the parking demand on and off-site during the mid-day peak hour: • 190 vehicles parked on-site, including within the parking area on the southerly parcel and the spillover parking area on the northerly parcel; • 160 vehicles parked on residential streets, including within the subdivision to the north and east surrounding the Centre, and along Rayleen Crescent on the west side of Brock Road; • 18 vehicles parked at the Brock Ridge Community Park parking lot, located on the west side of Brock Road; and • 13 vehicles parked at the Pickering Community Baptist Church parking lot, located at the northeast corner of the intersection of Usman Road and Major Oaks Road. 3.5.1 Parking calculations Based on the interim proposal to configure a new parking layout on the northerly parcel and install three temporary portables on site, the following parking calculation would apply: Required Spaces 1 space per 4 persons capacity 249 seating capacity 63 1 space for each staff member 10 staff members 10 1 space per 10 students 73 students 8 Total Required Spaces 81 spaces Total Number of Spaces Provided On-Site 117 spaces Parking Surplus 36 spaces Parking Demand During Peak Hours 381 spaces Parking Deficiency Based on Parking Demand 264 spaces Based on the proposed addition to expanding the private school operation, the following parking calculation would apply: Required Spaces 1 space per 4 persons capacity 249 seating capacity 63 1 space for each staff member 26 staff members 26 1 space per 10 students 250 students 25 Total Required Spaces 114 spaces Total Number of Spaces Provided On-Site 131 spaces Parking Surplus 17 spaces Parking Demand During Peak Hours 381 spaces Parking Deficiency Based on Parking Demand 250 spaces - 167 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 13 Pickering Islamic Centre Trans-Plan has stated that it is unlikely that the subject lands can accommodate the parking demand within the limits of the property. To address the parking deficiency that occurs on-site during peak hours, Trans-Plan is proposing that additional parking be accommodated off-site. Off-site parking would occur during the peak time on Fridays and special occasions. The following is a list of off-site parking locations and the number of spaces available: Off-Site Parking Location Spaces Available Brock Ridge Community Park 101 Pickering Community Baptist Church 40 Usman Road (Permitted on the north side of Usman Road (North) and Usman Road (South), and on the west side of Usman Road, from Saffron Drive (North) to Saffron Drive (South)) 56 Saffron Drive (No restrictions) 69 Sunflower Road (No restrictions) 26 Jade Street (Permitted on the south side of the street, 10.0 metres east from Azure Mews) 11 Magenta Road (Permitted on the south side of the street) 5 Rayleen Crescent (Permitted 58.0 metres east from Beaton Way) 41 Total Off-Site Parking Spaces 349 3.5.2 Agreements are required to permit off-site parking As noted above, the supply of on-site parking is insufficient to accommodate the total parking demand during Friday prayers and special occasions. To address this matter, the Pickering Islamic Centre has signed a letter of intent with Pickering Community Baptist Church to use their parking area. In addition, the Pickering Islamic Centre has requested to enter into a licensing agreement with the City to formalize the use of the Brock Ridge Community Park parking area. The agreement between the City and the applicant will permit parking during Friday afternoon prayers and on special occasions, such as Ramadan and Eid. The agreement is non-exclusive, meaning that the parking lot will continue to be available to the public and any groups who have booked the sports fields. As such, the total 101 parking spaces at the Brock Ridge Community Park will not be available for the exclusive use of the Pickering Islamic Centre. - 168 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 14 Pickering Islamic Centre The agreement between the Pickering Community Baptist Church and the applicant will similarly permit parking during Friday afternoon prayers and on special occasions, such as Ramadan. A total of 40 parking spaces at the Church will be available for use. However, the Church has noted that special events throughout the year may fall on a Friday or during Ramadan, in which case parking will not be available. A letter of intent from the Pickering Community Baptist Church to the Pickering Islamic Centre can be found in Attachment #8 to this report. 3.5.3 By-law to require Pickering Islamic Centre to secure additional on or off-site parking The proposed parking supply of 117 spaces based on the interim configuration, and the proposed ultimate parking supply of 131 spaces with the future parking structure, is an oversupply of on-site parking to accommodate the daily parking demands of the place of worship and private school. However, during Friday afternoon prayers and special occasions, the on-site parking supply is insufficient, and off-site parking is primarily accommodated on nearby municipal roads including along Usman Road, Saffron Drive, Sunflower Road, Jade Street, Magenta Road and Rayleen Crescent. This has resulted in increased vehicular traffic within the surrounding neighbourhood, and illegal parking on municipal boulevards along Usman Road and Brock Road, and in close proximity to signalized intersections. The City appreciates Pickering Islamic Centre exploring opportunities to secure off-site parking at the Pickering Community Baptist Church and the Brock Ridge Community Park. However, these off-site parking areas are non-exclusive, and the total supply of parking at the Baptist Church and Brock Ridge Park may not always be available for use by Pickering Islamic Centre. Furthermore, the City has had discussions with the Baptist Church regarding future development plans for their site. Should the Baptist Church proceed with any plans to redevelop its property, its parking area may no longer be available to the Pickering Islamic Centre. This could result in increased on-street parking. To alleviate this issue, staff are recommending that Pickering Islamic Centre explore lease arrangements with other neighbouring landowners in the immediate area to secure a more reliable parking supply, or alternatively, strongly consider increasing the supply of on-site parking by constructing a full two or three-storey parking deck on-site. In order to ensure Pickering Islamic Centre secures additional parking on or off-site, the implementing zoning by-law, attached as Appendix I to this report, includes an overflow parking requirement. The provision states that, in addition to the minimum parking requirements set out in the By-law, a minimum of 150 additional parking spaces must be provided on the subject lands, or may be provided on another lot where a legal easement or agreement exists. Prior to issuing site plan approval for the interim proposal, to configure a new parking layout and install portables, and for the proposed addition, the Pickering Islamic Centre will need to demonstrate they have secured the 150 overflow parking spaces. - 169 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 15 Pickering Islamic Centre 3.6 Transportation Demand Management Plan & Communication Plan As part of the submitted Traffic Impact Study, Trans-Plan has prepared a Transportation Demand Management (TDM) Plan for the Pickering Islamic Centre. Trans-Plan has stated that the purpose of the TDM Plan is to provide incentives and opportunities for individuals to choose travel modes other than single-occupant vehicles, in efforts to minimize congestion, reduce parking demand and reduce greenhouse gas emissions. The following TDM measures are recommended for Pickering Islamic Centre to implement: 1. Encourage patrons and staff of Pickering Islamic Centre to travel to the site by transit, and provide Durham Region Transit information packages containing route maps, schedules and other useful information. 2. Provide bicycle parking spaces on-site, in order to encourage cycling. As part of the addition, Pickering Islamic Centre is proposing to provide 10 bicycle parking spaces on-site. 3. Encourage patrons, staff and teachers of Pickering Islamic Centre to join programs such as Smart Commute Durham and seek opportunities to carpool, where practical. Smart Commute Durham provides customized programming for workplaces to improve their employees’ commutes, reduce parking challenges and increase travel options. It is recommended that Pickering Islamic Centre provide travel information packages to their employees that include information pertaining to Smart Commute Durham and other carpool options. Additionally, in an effort to mitigate illegal parking on residential streets and on municipal boulevards, the Pickering Islamic Centre advises patrons, through routine announcements during services and notices posted on bulletin boards, about where parking is permitted on-street and discouraging illegal jaywalking at the intersection of Brock Road and Usman Road (South). 3.7 Reimburse Kindwin Developments As noted in Section 2.1.1 of this report, the City received a letter from Kindwin (Brock) Development Corporation, who is the developer of the subdivision surrounding the Pickering Islamic Centre. As agreed to in a 2003 OMB hearing, the Pickering Islamic Centre (PIC) is required to pay for its share work undertaken by Kindwin to service the Pickering Islamic Centre property and surrounding lands. The costs include PIC’s proportional share of the value of the land for, and construction of, Usman Road, and PIC’s share of the cost of the stormwater management facilities, including storm sewers. Kindwin has provided the cost breakdown for the construction of these facilities. In response to the letter received by Kindwin (Brock) Development Corporation, Pickering Islamic Centre has advised that they are continuing to negotiate with Kindwin to resolve their outstanding financial obligations for works constructed by Kindwin. The City has facilitated meetings between Pickering Islamic Centre and Kindwin to assist in resolving this outstanding matter. The City will use its best efforts to ensure that Pickering Islamic Centre pays its proportionate share of the costs for external works constructed by Kindwin. The purpose of the rezoning application is to recognize the - 170 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 16 Pickering Islamic Centre existing place of worship and permit a daycare use. The proposed addition and parking structure will be subject to site plan approval. Prior to the City issuing site plan approval for the future addition and the parking structure, Pickering Islamic Centre will need to provide satisfactory evidence that they have paid their proportionate cost share to Kindwin. 3.8 Technical matters to be addressed through the site plan approval process As noted above, the timeline for constructing the addition and parking deck is currently undetermined. As such, in the interim, Pickering Islamic Centre is proposing to configure a new parking layout on the northerly parcel and site three temporary classroom portables on site. An application to revise the existing site plan approval is required to configure the new parking layout and install the portables. When the Pickering Islamic Centre is ready to construct the addition and parking deck, an application for site plan approval will be required. Through the site plan approval process, detailed design issues will be dealt with. These requirements will address matters such as, but not limited to: • architectural treatment; • landscaping and fencing; • lighting; • pedestrian circulation and connections; • drainage and grading; • site servicing; • construction management plan; and • waste management collection. 4. Zoning By-law to be finalized and forwarded to Council for enactment Pickering Islamic Centre is requesting to rezone the subject lands to permit a place of worship and private school and to facilitate the construction of a three-storey addition. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 5. Applicant’s Comments Pickering Islamic Centre has been advised of, and concurs with, the recommendations of this report. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 03/16 - 171 - PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 17 Pickering Islamic Centre Attachments: 1. Location Map 2. Air Photo Map 3. Site Plan – Proposed Addition & Parking Deck 4. North & West Elevations 5. South & East Elevations 6. Parking Deck Elevations 7. Site Plan – Proposed Portables & New Parking Layout 8. Letter of Intent – Pickering Community Baptist Church Parking Lot Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO NS:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 172 - Appendix I to Report PLN 20-23 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 03/16 - 173 - The Corporation of the City of Pickering By-law No. XXXX/23 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, Part of Lot 18, Concession 2, and Part 3, 40R-9710, City of Pickering (A 03/16) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lot 18, Concession 2, and Part 3, 40R-9710 in the City of Pickering, to permit a place of worship and a private school, and to facilitate the construction of a three-storey addition; And whereas an amendment to Zoning By-law 3036, as amended by By-law 6578/05, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules I and II Schedules I and II 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 being Part of Lot 18, Concession 2, and Part 3, 40R-9710, in the City of Pickering, designated “PW -PS” on Schedule I to this By-law. 3. General Provisions No building, structure, 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) “Building Height” means the vertical distance between the average grade as measured along the front wall, 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. Ornamental fixtures such as a cupola or antenna shall not be included in calculating the height of a building. (2) “Build-to-Zone” means an area of a property within which all or part of one (1) or more buildings or structure is to be located. - 174 - By-law No. XXXX/23 Page 2 (3) “Day Care Centre” means: (a) Indoor and outdoor premises where more than five (5) children are provided with temporary care and/or guidance for a continuous period but does not provide overnight accommodation and are licensed in accordance with the applicable Provincial Act; or (b) Indoor and outdoor premises in which care is offered or supplied on a regular schedule to adults for a portion of a day but does not provide overnight accommodation. (4) “Gross Floor Area” means the total area, expressed in square metres (m2) of each floor whether located above, at or below grade, measured between the exterior faces of the exterior walls of the building at each floor level but excluding any porch, veranda, cellar, mechanical room or penthouse, or areas dedicated to parking within the building. For the purposes of this definition, the walls of an inner court shall be deemed to be exterior walls. (5) “Lot” means a parcel of land fronting on a street, whether or not occupied by a building or structure. (6) “Lot Frontage” means the horizontal distance between the side lot lines of a lot measured along a line parallel to and 6.0 metre distant from the front lot line. (7) “Lot Line” means a line delineating any boundary of a lot. (8) “Lot Line, Flankage Side” means the side lot line, which separated a lot from the street adjacent to it. (9) “Lot Line, Front” means the lot line, which separates a lot from the street in front of it. Where more than one (1) lot line separates a lot from the street, the front lot line shall be the shorter lot line. Where a lot is a through lot, the lot line abutting the wider street right-of-way shall be the front lot line. In the case of a through lot, where both streets are of the same width, the City may designate either street line as the front lot line. (10) “Lot Line, Interior Side” means a side lot line, which is not adjacent to a street. (11) “Lot Line, Rear” means the lot line opposite to, and most distant from, the front lot line, but where the side lot lines intersect, as in the case of a triangular lot, the rear lot line shall be represented by the point of intersection. (12) “Lot Line, Side” means all lot lines, which join both a front lot line and a rear lot line. (13) “Office” means a building or part thereof, where administrative and clerical functions are carried out in the management of a business, profession, organization or public administration, but shall not include a medical office. - 175 - By-law No. XXXX/23 Page 3 (14) “Outdoor Storage” means the occasional or continuous keeping of goods, inventory, materials or machinery or equipment outside, but does not include damaged, impounded or inoperative vehicles. (15) “Parking Structure” means a building or portion thereof, containing one (1) or more parking spaces. (16) “Place of Worship” means a facility the principal use of which is the practice of religion, but which may include accessory uses subordinate and incidental to the principal use such as classrooms for religious instruction, programs for community social benefit, assembly areas, kitchens, offices and a residence for the faith group leader. Other than a day care centre which shall be permitted, a place of worship shall not include a private school or residential or commercial uses. (17) “School, Private” means a place of instruction (excepting a commercial school or private career college) offering curriculum equivalent to those customarily offered in an elementary school or secondary school, and may include a day care centre. (18) “Yard” means any open, uncovered, unoccupied space appurtenant to a building. (19) “Yard, Flankage Side” means a side yard adjacent to a street. (20) “Yard, Front” means a yard extending across the full width of the lot between the front lot line and the nearest wall of any main building on the lot for which the yard is required. (21) “Yard, Interior Side” means a side yard not adjacent to a street. (22) “Yard, Rear” means a yard extending across the full width of the lot between the rear lot line and the nearest wall of any main building on the lot for which the yard is required. (23) “Yard, Side” means a yard extending from the front yard to the rear yard between the side lot line and the nearest wall of any building or structure on the lot for which the yard is required. 5. Permitted Uses and Zone Regulations (“PW-PS” Zone) (1) Permitted Uses (“PW -PS Zone) No person shall, within the lands zoned “PW-PS” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except for the following: a) Place of Worship b) Private School - 176 - By-law No. XXXX/23 Page 4 (2) Zone Regulations (“PW-PS” Zone) No person shall, within the lands zoned “PW-PS” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure except in accordance with the following provisions: a) Lot Frontage i) minimum – 60.0 metres b) Lot Area i) minimum – 0.6 of a hectare c) Building Setbacks i) no building or part of a building or structure shall be erected outside of the building envelope, as shown on Schedule II to this By-law; and ii) no building or part of a building or structure shall be erected within the building envelope, unless a minimum of 20 percent of the length of the build-to-zone, as shown on Schedule II to this By-law, contains a building or part of a building d) Gross Floor Area (GFA) i) maximum – 7,000 square metres e) Landscaped Area i) minimum – 20 percent of the lot f) Special Provisions i) the lands zoned “PW-PS”, as shown on Schedule I to this By-law, shall be deemed to be one lot and the provisions of this By-law shall apply to the whole of the lot (3) Vehicular Parking Regulations a) Minimum Parking Requirements Place of Worship i) 1 space per 4 persons capacity Private School i) 1 space for each staff member; and ii) 1 space per 10 students b) Overflow Parking Requirement In addition to the minimum parking requirements in Section (3) a) above, a minimum of 150 parking spaces shall be provided on the lands, as shown on Schedule I to this By-law, or may be provided on another lot, where a legal easement or agreement exists. c) Surface Parking Spaces All surface parking shall be setback a minimum of 3.0 metres from all lot lines. - 177 - By-law No. XXXX/23 Page 5 (4) Outdoor Storage a) No outdoor storage is permitted on the lot. (5) Garbage Facilities a) All garage facilities shall be contained within a fully enclosed structure attached or integrated into a building. 6. By-law 3036 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 I 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. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2023. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 178 - PW-PS Br o c k R o a d Usman Road R a y l e e n C r e s c e n t Jade Street A z u r e M e w s Saffron Drive Clerk Mayor Schedule I to By-LawPassed ThisDay of i N XXXX/23XXrd XXXX 2023 97.9m 38 . 6 m 36 . 8 m 72 . 7 m 93.0m 5.0m - 179 - Usman Road Br o c k R o a d Jade Street A z u r e M e w s Saffron Drive i N Clerk Mayor Schedule II to By-LawPassed ThisDay of XXXX/23 XXXXXX 2023 Building Envelope Build-to-Zone 3.0m 3.0m 10.5m 3. 5 m 12.0m 10.0m 3.0m - 180 - Attachment #1 to Report PLN 20-23 U s m a n R o ad Major Oaks Road Shay Drive Az u r e M e w s Sa f f r o n D r i v e Jade Street Be a t o n W a y Br o c k R o a d Mcbrady Crescent Su n f l o w e r R o a d Rayleen Cres cent BrockridgeCommunityPark City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 03/16 Date: Apr. 17, 2023 ¯ Pickering Islamic Centre2065 & 2071 Brock Road L:\PLANNING\01-MapFiles\A\2016\A 03-16 Pickering Islamic Centre\A03_16_LocationMap.mxd 1:2,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. 2065 2071 Brock Ridge Community Park Pickering Community Baptist Church E SubjectLands - 181 - Attachment #2 to Report PLN 20-23 U s m a n R o ad Major Oaks Road Shay Drive Az u r e M e w s Sa f f r o n D r i v e Magenta Road Jade Street Be a t o n W a y Br o c k R o a d Mcbrady Crescent Su n f l o w e r R o a d Rayleen Cres cent Air Photo MapFile:Applicant:Municipal Address: A 03/16 Date: Apr. 17, 2023 ¯ Pickering Islamic Centre2065 & 2071 Brock Road L:\PLANNING\01-MapFiles\A\2016\A 03-16 Pickering Islamic Centre\A03_16_AirPhoto.mxd 1:2,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment E SubjectLands Pickering Community Baptist Church Brock Ridge Community Park 2065 2071 - 182 - Attachment #3 to Report PLN 20-23 L:\Planning\01-MapFiles\A\2016 April 17, 2023DATE: Applicant: Municipal Address: File No: Site Plan - Proposed Addition & Parking Deck FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/16 2065 & 2071 Brock Road Pickering Islamic Centre N - 183 - Attachment #4 to Report PLN 20-23 North & West Elevations City Development Department April 17, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 03/16 Pickering Islamic CentreApplicant: Municipal Address: DATE: File No: 2065 & 2071 Brock Road L:\Planning\01-MapFiles\A\2016 - 184 - Attachment #5 to Report PLN 20-23 City Development Department April 17, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 03/16 Pickering Islamic CentreApplicant: Municipal Address: DATE: File No: 2065 & 2071 Brock Road L:\Planning\01-MapFiles\A\2016 South & East Elevations - 185 - Attachment #6 to Report PLN 20-23 L:\Planning\01-MapFiles\A\2016 April 18, 2023DATE: Applicant: Municipal Address: File No: Parking Deck Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/16 2065 & 2071 Brock Road Pickering Islamic Centre - 186 - Attachment #7 to Report PLN 20-23 L:\Planning\01-MapFiles\A\2016 April 17, 2023DATE: Applicant: Municipal Address: File No: Site Plan - Proposed Portables & New Parking Layout FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/16 2065 & 2071 Brock Road Pickering Islamic Centre N - 187 - Attachment #8 to Report PLN 20-23 - 188 - Report to Planning & Development Committee Report Number: PLN 23-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 07/22 Wildav International Developments Limited 1786 and 1790 Liverpool Road Recommendation: 1. That Zoning By-law Amendment Application A 07/22, submitted by Wildav International Developments Limited, to permit a high-density, mixed-use development consisting of a 48-storey residential condominium building, containing 594 residential units and 190 square metres of commercial space at-grade, located at the southwest corner of the intersection of Liverpool Road and Pickering Parkway, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 23-23, be finalized and forwarded to Council for enactment. Executive Summary: The subject property is located at the southwest corner of the intersection of Liverpool Road and Pickering Parkway, within the City Centre (see Location Map, Attachment #1). Wildav International Developments Limited has submitted an application for Zoning By-law Amendment, to facilitate the construction of a 48-storey residential condominium building, containing 594 residential units and 190 square metres of commercial space at grade (see Revised Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4, #5 and #6). The applicant is also proposing to sever the property to create two separate parcels. The northerly parcel will contain the existing commercial building currently occupied by TD Bank, and the southerly parcel will contain the proposed 48-storey building. The purpose of the severance is to allow the northerly parcel, containing the TD Bank, and associated parking area, to function independently. The two parcels are proposed to share the existing right-in/right-out access fronting Liverpool Road. Following the Statutory Public Meeting, the applicant made several refinements to the proposal to address various technical comments and concerns identified through the public consultation process. Key changes made to the proposal include: • redesigning the podium to ensure three functional floors are provided along the Liverpool Road frontage; • relocating the 48-storey tower to the northern side of the podium, and relocating the private outdoor amenity space on the podium to the south of the tower, to mitigate any shadowing impacts from the tower on the outdoor amenity space; - 189 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 2 Wildav International Developments Limited • reconfiguring the proposed commercial space at-grade to increase its presence along the Liverpool Road frontage; • providing additional articulations to the roof design to ensure the tower contributes positively to the skyline; and • shifting the entire building north to provide a 1.5 metre setback between the building and the proposed parkland. The revised proposal also includes the provision of ten affordable rental dwelling units to be provided within the building. The applicant also has partnered with Enterprise CarShare to provide two car share spaces at-grade, which will be available to all future residents and the public. The applicant is proposing to convey 335 square metres of land to the City for parkland dedication, which represents 8.8 percent of the proposed southern parcel. The parkland is located along the south lot line and directly abuts the future parkland on the north side of the future Walnut Lane road extension, which will be conveyed to the City by Tribute (Liverpool) Limited as part of their development. City Development staff are in support of the revisions made to the proposal. In accordance with the City’s Official Plan, the proposal complies with the minimum and maximum density and floor space index (FSI) targets for the City Centre. The proposal has regard for the City Centre Neighbourhood policies, by providing a mix of uses at-grade to create an active street frontage, and by designing the building to create a human-scaled environment, and ensuring the building is oriented to optimize sunlight for the private outdoor amenity space and the public park. The development will allow for the efficient use of land in an area that is supported by existing and planned transit. The City Centre Neighbourhood policies encourage the highest of buildings to be located on sites along or in proximity to Highway 401 and higher-order transit stations. The site is located near Highway 401, within a 9-minute walk to the Pickering GO Station, and no more than a 6-minute walk to seven Durham Region Transit bus stops. The site is also surrounded by several local amenities, including grocery and retail stores, restaurants, entertainment, personal service uses, and financial institutions. The proposal complies with the City’s Official Plan, the City Centre Neighbourhood policies, and the City Centre Urban Design Guidelines. The applicant has recently submitted an application for site plan approval, which is currently under review. Through the site plan review process, staff will continue to ensure that the site design and architectural treatments of the building are consistent with the City Centre Urban Design Guidelines. Detailed design issues will also be dealt with through the site plan approval process, including finalizing landscaping; conveyance of the proposed parkland; and on-site vehicular circulation and pedestrian connections. Staff recommend that the site-specific amending by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. - 190 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 3 Wildav International Developments Limited 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 property is located at the southwest corner of the intersection of Liverpool Road and Pickering Parkway, within the City Centre (see Location Map, Attachment #1). The site has an area of approximately 0.67 of a hectare, with frontage along Liverpool Road. The property contains two commercial buildings and supporting parking areas, including a single-storey building occupied by Makimono Restaurant, and a two-storey building occupied by TD Bank. The site has two vehicular access points. An existing right-in/right-out vehicular access is on Liverpool Road, south of the signalized intersection of Liverpool Road and Pickering Parkway. A full-movement driveway is aligned with the signalized intersection of the Highway 401 westbound off-ramp and Liverpool Road. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): West: To the west is a commercial plaza, which is currently occupied by Loblaws and other ancillary commercial uses. North: Immediately to the north is a driveway access from Liverpool Road, providing vehicular access to the commercial plaza to the west. Further north of the driveway access is a commercial plaza, containing uses such as restaurants, retail stores, a pharmacy, and medical offices. South: To the south is the future road extension of Walnut Lane. In 2017, the City initiated a Municipal Class Environmental Assessment Study to extend Walnut Lane from the section presently constructed south of Kingston Road, eastward to connect to Liverpool Road. The study was completed in October 2022, and the detailed design of the road extension is currently ongoing. Construction of the Walnut Lane extension is tentatively scheduled to begin in late 2023. South of the future Walnut Lane road extension, Tribute (Liverpool) Limited is proposing a high-density development, consisting of three mixed-use towers having heights of 46, 49 and 53 storeys. An application for Zoning By-law Amendment (File: A 08/21 (R1)) to increase building heights and implement other site-specific zoning exceptions was approved in June 2022. An application for Site Plan Approval is currently under review. East: To the east, across Liverpool Road, are two eight-storey office buildings, with commercial uses at grade. The Highway 401 westbound off-ramp, which exits onto Liverpool Road, is south of the office buildings. - 191 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 4 Wildav International Developments Limited 1.2 Applicant’s Proposal The applicant has submitted an application for Zoning By-law Amendment, to facilitate the construction of a 48-storey residential condominium building, containing 594 residential units and 190 square metres of commercial space at-grade (see Revised Site Plan, Attachment #3, and Submitted Conceptual Renderings, Attachments #4, #5 and #6). The building occupied by Makimono is proposed to be demolished to accommodate the development. The building occupied by TD Bank is proposed to remain. A future severance of the property is proposed to create two separate parcels so that the northerly portion of the property containing the TD Bank and associated parking area functions independently. The two parcels are proposed to share the existing right-in/right-out access fronting Liverpool Road. Following the Statutory Public Meeting, the applicant made the following refinements to the proposal: • reduced the number of floors from 49 storeys to 48 storeys; • redesigned the podium to ensure three functional floors are provided along the Liverpool Road frontage, in accordance with the City Centre Urban Design Guidelines; • as a result of redesigning the podium, the total number of dwelling units increased slightly from 590 to 594 units; • relocated the 48-storey tower to the northern side of the podium, and relocated the private outdoor amenity space on the podium to the south of the tower, to mitigate any shadowing impacts from the tower on the outdoor amenity space; • reconfigured the proposed commercial space at-grade to increase its presence along the Liverpool Road frontage; • provided additional articulations to the roof design to ensure the tower contributes positively to the skyline; and • shifted the building north to provide a 1.5 metre setback between the building and the proposed parkland, whereas the building was previously setback 0.12 of a metre from the proposed parkland. The revised proposal also includes the provision of ten affordable rental dwelling units to be provided within the development, which is discussed in further detail in Section 3.4 of this report. The applicant has also partnered with Enterprise CarShare to provide two car share spaces at-grade, which will be available to all future residents and the public. Various indoor and outdoor amenity areas will be provided for future residents, including a dog run, pet spa, outdoor fitness/yoga area, various indoor amenity spaces, outdoor seating/lounge areas, outdoor barbeque stations, and an outdoor pool. The applicant is proposing to convey 335 square metres of land to the City for parkland dedication, which represents 8.8 percent of the proposed southern parcel. The parkland is located along the south lot line and directly abuts the future parkland on the north side of the future Walnut Lane road extension, which will be conveyed to the City by Tribute (Liverpool) Limited as part of their development. - 192 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 5 Wildav International Developments Limited Attachment #10 to this report summarizes the key statistical details of the proposal. The applicant has recently submitted an application for site plan approval, which is currently under review. The development will also be subject to an application for draft plan of condominium. 2. Comments Received 2.1 February 6, 2023 Statutory Public Meeting and Written Comments A hybrid electronic Statutory Public Meeting was held on February 6, 2023, where one resident spoke at the meeting. The City also received three written comments from area residents. The following is a summary of key comments and concerns received in writing, and expressed by area residents at the meeting: • stated that the proposed increase in building height is not reasonable growth; • concerned about the increased flow of traffic exiting the property, and how traffic flow may be further affected when the future Walnut Lane road extension is constructed; • concerned that the development will only have a right-in/right-out access onto Liverpool Road, and concerned that cars will slow down to enter and exit the property and create additional traffic on Liverpool Road; • concerned that the proposed height of the tower may dwarf the eight-storey office buildings across the street; • stated that a lower building height may provide a better transition between the office buildings to the east and the proposed Tribute (Liverpool) Limited buildings to the south; • commented that there is a lack of local amenities within the surrounding area, including green space, parkland, retail and commercial venues, and outdoor communal social gathering spaces, to support the additional population from this development; and • concerned that the absence of local amenities can have a significant negative impact on the community, the well-being of residents and the long-term vitality of the City Centre. On February 3, 2023, the City received a letter on behalf of Loblaws and Choice Properties REIT (CP REIT), who are the owners of the parcel to the west which contains the Loblaws. A summary of the concerns raised by Loblaws and CP REIT, and the applicant's response to their concerns, can be found in Section 3.9 of this report. Additionally, on February 13, 2023, the City received a letter on behalf of Tribute (Liverpool) Limited, who is the owner of the parcel to the south. Tribute expressed support for the proposed reduction to the residential parking ratio and proposed parkland. Tribute expressed objections to any proposed access from the subject site to the future road extension of Walnut Lane. - 193 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 6 Wildav International Developments Limited Key questions/comments raised by Members of the Planning & Development Committee at the meeting related to the provision of affordable housing units; questions regarding the proposed reduction to the minimum residential parking ratio; questions regarding the future development of the proposed northern parcel; questions regarding the potential to provide car sharing and/or rental cars for future residents; and questions about how the applicant will address the issues raised by Loblaws and CP REIT. 2.2 Agency Comments 2.2.1 Region of Durham • no objection to the zoning by-law amendment application, subject to an “H” Holding Zone symbol being imposed; • there is limited capacity in the existing Liverpool Road sanitary sewer system. However, the Region is in the process of confirming capacity limitations, and working to determine potential upgrades as development proceeds; • the Region of Durham will monitor development applications and allocate servicing for developments on a first come first serve basis. However, sanitary capacity will only be assigned upon execution of a development agreement with the Region of Durham; • an “H” Holding Symbol will be in place until the owner enters into a site servicing agreement with the Region of Durham, that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site; • the proposal conforms to the Region of Durham Official Plan, as it will facilitate a mix of residential and commercial land uses at densities and heights within an Urban Growth Centre, where high-density, mixed-use, and larger/taller buildings are encouraged; and • matters related to potential site contamination, environmental noise potential, transportation and transit can be addressed to the satisfaction of the Region during the Site Plan application process. 2.2.2 Ministry of Transportation (MTO) • MTO has no objections to the zoning by-law amendment application; and • vehicular access from the property to the Walnut Lane road extension is not permitted. 2.2.3 Metrolinx • Metrolinx is in receipt of the submitted Noise Feasibility Study, prepared by HGC Engineering, dated August 10, 2022; • Metrolinx notes that the most recent and up-to-date rail traffic data has been used in the noise study, and therefore Metrolinx has no further comments; and • prior to site plan approval, the Owner shall grant Metrolinx an environmental easement for operational emissions, registered on title against the subject property, in favour of Metrolinx. - 194 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 7 Wildav International Developments Limited 2.2.4 Durham District School Board • no objections to the proposal; and • students generated from this development will attend existing neighbourhood schools. 2.2.5 Durham Catholic District School Board • the application was circulated to the Durham Catholic District School Board; and • the Durham Catholic District School Board did not provide comments on the proposed development. 2.2.6 Durham Regional Police, Radio Systems • construction of a 48-storey tower on the subject property will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links; and • new buildings will have to be tested for in-building coverage once the buildings are constructed. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objections to the proposal; and • matters concerning grading and drainage, fencing details, stormwater management details, construction management requirements, snow storage location, and landscaping requirements will be further reviewed through the site plan approval process. 2.3.2 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new development in the City to replace the 2007 Sustainable Development Guidelines. The new standards consist of two tiers of performance measures that promote sustainable site and building design. Tier 1 elements are required for new development applications deemed complete on or after January 1, 2023. Applications submitted (deemed complete) prior to December 31, 2022, will continue to follow the 2007 Sustainable Development Guidelines and, at a minimum, achieve a minimum Level 1, or 19 points. Given that this application was received in August 2022 and before the new standards were enacted, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report/Checklist, prepared by Weston Consulting, dated August 30, 2022, which is based on the Sustainable Guidelines approved in 2007. Sustainability staff have no objection to the approval of the proposed Zoning By-law Amendment application. The proposal aims to achieve a total of 65 points (Level 3), which exceeds the minimum Level 1 (19 points) required. The applicant has identified the following optional sustainability elements to be incorporated into the development: - 195 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 8 Wildav International Developments Limited • the use of native species for 50 percent of the proposed landscaped areas; • the provision of a reuse tank to capture and reuse at least 25 percent of greywater and stormwater; • locating a high-density development within a 400-metre walking distance of existing commercial/retail uses, office uses, institutional uses and outdoor spaces; and • the development utilizes transit proximity to encourage alternate modes of transportation and allow for a reduction in vehicular parking requirements. The development is subject to Site Plan Approval. As such, the applicant will be required to provide a completed ISDS Checklist for mid to high-rise buildings and, at a minimum, achieve Tier 1 performance standards. Sustainability staff are satisfied that the proposal complies with the Sustainable Guidelines approved in 2007, and will continue to work with the applicant to ensure the proposal will comply with the City’s new ISDS standards. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Advisory Committee for their feedback prior to the Director, City Development & CBO issuing site plan approval. 3. Planning Analysis 3.1 The proposal conforms to the Pickering Official Plan 3.1.1 Density and Floor Space Index (FSI) Targets The subject property is designated “Mixed Use Areas – City Centre” within the Pickering Official Plan. This 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 permits a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres; and a maximum FSI of over 0.75 and up to and including 5.75. The proposal will result in a residential density of 887 units per hectare; 190 square metres of at-grade commercial/retail space; and a total FSI of 5.75, which includes the proposed 48-storey building and the existing TD Bank building. The proposal complies with the minimum and maximum density and FSI targets within the Official Plan. 3.1.2 City Centre Neighbourhood Policies The City Centre Neighbourhood includes specific policies with respect to enhancements to the public realm; active uses at-grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view, privacy and transition to established low-density development; and pedestrian network and mobility. - 196 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 9 Wildav International Developments Limited To provide an active frontage at-grade and to promote a vibrant street life, the proposal includes 190 square metres of at-grade commercial space fronting Liverpool Road. In addition, private indoor and outdoor amenity spaces, including a dog run, are located at- grade facing Liverpool Road. There are adequate entrances and windows at-grade facing the street, including the main building entrance and two entrances to the commercial unit. To further create a human scale at street level, the building is designed to be a podium and point tower form. The City Centre Neighbourhood policies state that new development should be designed, and located in such a way, that it limits any shadowing on the public realm, parks, and public spaces, to achieve adequate sunlight through all four seasons. Through refinements made to the building design, the 48-storey tower has been relocated to the northern side of the podium, and the private outdoor amenity space on the podium has been relocated to the south of the tower, to mitigate any shadowing impacts from the tower on the outdoor amenity space. The building is oriented to optimize sunlight for the private amenity space, as well as for the public park proposed to the south of the building. The City Centre Neighbourhood policies encourage the highest of buildings to locate on sites at key gateways along the Kingston Road and Liverpool Road corridors, along or in proximity to Highway 401, or in proximity to higher-order transit stations. The site is located in close proximity to Highway 401 and the Liverpool Road on and off-ramps. The site is also located within 700 metres (9-minute walk) to the Pickering GO Station, and within 500 metres (6-minute walk) to 7 Durham Region Transit bus stops. Additionally, the site is located within walking distance of many local amenities, including, but not limited to: • several grocery stores, including Loblaws to the west of the site (a 3-minute walk), and Farm Boy (a 4-minute walk) and Pacific Fresh Food Market (a 9-minute walk) to the east of the site; • numerous retail stores, restaurants, entertainment, personal service uses, and financial institutions located within the immediately surrounding area; and • in addition to the parkland proposed on-site and the future parkland on the Tribute lands directly to the south, the site is within a 15-minute walk to David Farr Park, Esplanade Park, and Douglas Park. The proposal will contribute to the transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood. The objectives of the City Centre Neighbourhood policies have been adequately addressed. 3.2 The proposal is consistent with the City Centre Urban Design Guidelines The City Centre Urban Design Guidelines provide design direction for intensification, to guide buildings and private development, as well as investments in public infrastructure in the City Centre. - 197 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 10 Wildav International Developments Limited Many of the key design objectives within the guidelines have been implemented through the proposal. The building has been located along the street edge, and at the corner of the intersection of Liverpool Road and the future Walnut Lane road extension. The siting of the building along the street edge will help to create an active and attractive streetscape and will ensure the commercial unit is highly visible from the public realm. Additionally, weather protection is provided at all residential and commercial building entrances, to ensure a comfortable experience for pedestrians and to animate the storefront. The surface parking spaces and drop-off area are located at the rear and sides of the building, to mitigate views of the parking from the street. In addition, landscape buffers are provided between the surface parking spaces and the street. The underground parking garage ramp, loading area, and garbage facilities are also located at the rear of the building and are integrated into the design of the podium. The design guidelines state that the base component, or podium, of a building, establishes the height of the street wall, and establishes human scale at the street level. As such, the guidelines require the building podium to be at least three storeys. Through refinements made to the building design, the podium has been redesigned to ensure three functional floors are provided along the Liverpool Road frontage. Additionally, in accordance with the guidelines, the size of the tower floor plate does not exceed 850 square metres, which helps to minimize shadowing and wind tunnel impacts on surrounding properties, streets and public spaces. The design objectives of the City Centre Urban Design Guidelines have been adequately addressed. Through the site plan review process, staff will continue to ensure that the site design and architectural treatments of the building are consistent with the guidelines. 3.3 The proposed building height complies with the City Centre Neighbourhood policies and will have acceptable shadow impacts on surrounding properties As noted above, the City Centre Neighbourhood policies state that new development should be designed, located and massed in such a way that it limits any shadowing on the public realm, parks and public spaces, to achieve adequate sunlight and comfort in the public realm through all four seasons. In support of the proposed development, the applicant submitted a Shadow Study, prepared by Kirkor, dated March 30, 2023. The study includes March, June, September and December, hourly between 10:18 am and 6:18 pm. During the months of March and September, the building is expected to cast shadows on nearby commercial and office properties to the north and east. However, shadows are not expected to be cast beyond Kingston Road to the north, where low-density residential dwellings are located. During the month of June, the building is expected to cast smaller shadows on the Loblaws plaza to the west, and the office buildings to the east. In the month of December, the shadows are expected to be larger and reach as - 198 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 11 Wildav International Developments Limited far as the low-density dwellings located on the north side of Kingston Road and to the east of Brock Road. However, the shadows are expected to move quickly and are not expected to last longer than one hour. As noted above, the applicant has relocated the 48-storey tower to the northern side of the podium and relocated the private outdoor amenity space on the podium to the south of the tower. As such, the tower will have no shadowing impacts on the proposed private outdoor amenity space on the podium, or on the proposed parkland to the south of the building and the future parkland on the Tribute lands to the south. The proposed 48-storey tower is expected to have minimal shadowing impacts on nearby low-density residential properties, and on surrounding public and private outdoor amenity areas. Additionally, though the applicant is proposing an increase in building height from 15 storeys to 48 storeys, the proposal still complies with the maximum permitted FSI of 5.75, in accordance with the City’s Official Plan and the City Centre Zoning By-law. The proposed zoning amendment does not increase the FSI that is permitted as-of-right on the site. However, it does allow a taller building, which in turn allows the applicant to provide more than 400 additional dwelling units within the building. This is in line with policies within the City’s Official Plan, which states that the highest mix and intensity of uses and activities should be located in the City Centre. Staff support the applicant’s request to increase the maximum building height. 3.4 Ten affordable rental units will be provided by the applicant The applicant is proposing to provide ten affordable rental units within the development, including two 1-bedroom suites, five 1-bedroom plus den suites, two 2-bedroom suites, and one 3-bedroom suite. The applicant will retain ownership of the units, which will be rented at 80 percent of the average of the five most recent market rental transactions for units with the same number of bedrooms. The applicant has stated that the purpose of these units is to address the ongoing need within Pickering’s residential housing market for an affordable rental product. The applicant is proposing a maximum 10-year period for the units. The applicant is yet to determine the eligibility requirements, and screening process, for individuals who apply to rent a unit. The applicant has provided a letter of intent pertaining to the rental units, which can be found in Attachment #8 to this report. Before receiving site plan approval, the applicant will need to provide more information to the City regarding eligibility requirements and screening processes for individuals who apply to rent a unit. 3.5 The applicant has submitted an updated traffic report The applicant has submitted an updated Urban Transportation Considerations Report, prepared by BA Group, dated March 2023, which investigated the traffic conditions and effects of the proposed development on the surrounding road network. The study found - 199 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 12 Wildav International Developments Limited that during the weekday morning peak hour (between 8:30 am and 9:30 am), the development is anticipated to generate approximately 130 two-way trips (30 inbound and 100 outbound trips), and during the weekday afternoon peak hour (between 4:45 pm and 5:45 pm), approximately 140 two-way trips (90 inbound and 50 outbound trips). BA Group has stated that increased traffic volumes will result from the continued growth and development of the City Centre. The study concludes that, over a 10-year horizon (2032), several signalized intersections within the area will begin to operate above capacity, particularly during the weekday afternoon peak hour. These signalized intersections include: • Liverpool Road & Kingston Road; • Liverpool Road & Pickering Parkway; • Liverpool Road & Bayly Street; and • Walnut Lane & Kingston Road. BA Group has stated that, as the signalized intersections begin to reach capacity, vehicle trips are expected to be displaced to alternative routes; displaced to alternative travel times (i.e., outside of the peak hour); or displaced to alternative modes of travel. The study notes that Metrolinx is working to provide a Durham-Scarborough Bus Rapid Transit (BRT) corridor extending from Scarborough Centre to Downtown Oshawa, primarily along Kingston Road. Additionally, Metrolinx’s GO Expansion is ongoing, which includes, but is not limited to, improving transit service to provide more all-day service, trains every 15 minutes and more accessible stations. The study concludes that with the future opening of the Durham-Scarborough BRT (construction is currently planned for 2023 or 2024), improvements to existing transit services and increased pedestrian and cycling network connectivity, reliance on automobiles as a travel mode will decrease. Liverpool Road is under the jurisdiction of the Region of Durham and is designated Type B arterial road under the Pickering Official Plan. Type B arterial roads are designed to carry moderate volumes of traffic at moderate speeds, have some access restrictions, and generally have a right-of-way width ranging from 30 to 36 metres. The City concurs with the recommendations in the updated Urban Transportation Considerations Report. Through the site plan approval process, the City will continue to work with the applicant and the Region of Durham to address any outstanding technical matters related to transportation. 3.6 Sufficient parking is available to accommodate the development The proposed development includes a total of 331 residential parking spaces, 90 visitor parking spaces, 6 retail spaces and 2 carsharing spaces. The City Centre Zoning By-law requires a minimum of 0.8 of a space per dwelling unit and an additional 0.15 of a space per dwelling unit for visitors. The applicant is requesting to amend the residential parking ratio from 0.8 of a space to 0.55 of a space per dwelling unit, which is a reduction in the required residential parking by 145 spaces. The proposal also includes a total of 299 indoor and outdoor bicycle parking spaces. - 200 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 13 Wildav International Developments Limited To support the proposed reduction in residential parking, BA Group has prepared a Parking Justification Analysis within the submitted traffic report. The parking analysis concludes that the proposed reduction is appropriate for the following reasons: • The reduction is based on the parking sales trends observed for Universal City Phases 1, 2, 3, 6 and 7, which can indicate the current market demand for vehicle parking spaces. BA Group has stated that the parking demand for the proposed development is anticipated to be comparable to the parking demand for Universal City, considering its location within the City Centre and proximity to transit services and local amenities. The overall parking demand for Universal City is 0.68 spaces per unit. The following table provides a breakdown of the parking sales trends, as of March 2023: Phase Percent of Units Sold Resident Parking Provided Sold Parking Spaces Unsold Parking Spaces UC Phase 1 100% (275 units) 233 spaces (0.81 spaces/unit) 216 spaces (0.79 spaces/unit) 7 spaces UC Phase 2 100% (336 units) 271 spaces (0.81 spaces/unit) 248 spaces (0.74 spaces/unit) 23 spaces UC Phase 3 96% (357 units) 277 spaces (0.78 spaces/unit) 257 spaces (0.72 spaces/unit) 20 spaces UC Phase 6 95% (306 units) 230 spaces (0.72 spaces/unit) 185 spaces (0.58 spaces/unit) 45 spaces UC Phase 7 44% (211 units) 324 spaces (0.67 spaces/unit) 107 spaces (0.51 spaces/unit) 217 spaces Overall 1,486 units 1,325 spaces (0.74 spaces/unit) 1,013 spaces (0.68 spaces/unit) 312 spaces • The reduction is also based on other high-density developments within the Greater Toronto Area (GTA), that are close to GO Stations, which have received approval for reduced residential parking standards. The following tables show a few developments within the GTA that have reduced residential parking ratios: Location Approved Residential Parking Ratio Location to GO Station 5365 Dundas Street West, Etobicoke Studio: 0.6 of a space per unit 1-Bed: 0.7 of a space per unit 2-Bed: 0.9 of a space per unit 3-Bed: 1.0 space per unit 300 metres from Kipling GO Station - 201 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 14 Wildav International Developments Limited Location Approved Residential Parking Ratio Location to GO Station 78 Park Street East, Mississauga 1-Bed: 0.57 of a space per unit 2-Bed: 0.73 of a space per unit 3-Bed: 1.1 spaces per unit 80 metres from Port Credit GO Station 900 Dufferin Street, Toronto 0.29 of a space per dwelling unit 1.6 kilometres from Bloor GO Station and 4.4 kilometres from Bloor-Yonge Subway Station 2200-2206 Eglinton Avenue East, Scarborough 0.5 of a space per dwelling unit 1.3 kilometres from Kennedy GO Station & 1.5 kilometres from Kennedy Subway Station Additionally, BA Group has stated that the reduction in residential parking is appropriate, as it is consistent with Ontario’s New Five Year Climate Change Action Plan. The plan supports reduced single-passenger vehicle trips, eliminating minimum parking requirements (especially in transit corridors), and supports cycling, walking and use of transit. Further, to support the reduced parking, BA Group is recommending the implementation of sustainable Transportation Demand Management measures for the development. The aim is to reduce overall reliance on single-occupancy vehicles, while promoting more active modes of transportation, by: • providing car sharing on-site for residents who occasionally require a vehicle; • providing bicycle infrastructure on-site and within the development; • creating high quality, safe and accessible pedestrian linkages to the site and surrounding area; and • encouraging residents to use local businesses and community facilities. Staff are of the opinion that the proposed parking ratio is appropriate to accommodate the parking needs for this development. The reduction is consistent with the City Centre objective to create a pedestrian-focused neighbourhood and support alternative modes of travel. Additionally, the reduction in parking is consistent with the draft Regional Official Plan Amendment for Major Transit Station Areas (MTSA), which states that new development within an MTSA should consider reduced parking standards. The subject property is within a MTSA for the Pickering GO Station. 3.6.1 Two car share spaces to be provided on-site During the statutory public meeting, Committee Members requested the applicant explore opportunities to provide car sharing services for future residents of the development. The applicant has partnered with Enterprise CarShare to provide two car share spaces at-grade, which will be available to all future residents and the public. Enterprise CarShare has stated that eligible residents will be offered a CarShare membership with - 202 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 15 Wildav International Developments Limited their unit. The applicant has provided a letter of intent from Enterprise CarShare pertaining to the car share spaces, which can be found in Attachment #9 to this report. Before receiving site plan approval, the applicant will need to provide additional information, including a copy of an agreement with Enterprise CarShare, to confirm the implementation of the proposed service. 3.7 Requested site-specific zoning exceptions In addition to the applicant’s requests to increase the maximum building height and reduce the residential parking ratio, the applicant is also requesting the following site-specific exceptions: 1. Calculate FSI based on the area of the property as it exists today, notwithstanding the proposed future severance of the property. The existing TD Bank has a long-term lease for the use of the commercial building on the proposed northern parcel. As such, despite the proposed severance, the applicant is requesting that the calculation of FSI apply to the entire area of the property. Should the applicant/owner propose to redevelop the northern parcel in the future, an amendment to the Official Plan and Zoning By-law will be required to permit additional FSI above 5.75. Staff have cautioned the applicant/owner that support for any future amendments to the City’s Official Plan and Zoning By-law to redevelop the northern parcel will need to adequately demonstrate that municipal infrastructure (roads, water, sewer and parkland) can accommodate the additional FSI. Furthermore, the applicant/owner may be required to fund any infrastructure upgrades to support the future development of the northern parcel. 2. Remove the minimum main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower, for buildings equal to and greater than 73.5 metres (approximately 24 storeys). Though the applicant is requesting to remove the main wall stepback requirement, the building will still maintain a distinctive architectural design. The building has been designed to provide variation in façade treatment and colours, as well as providing a stepback at the top of the tower. Additionally, the balconies have a waved design (see Submitted Conceptual Renderings, Attachments #4, #5 and #6), which further articulates the building face. 3. Slightly reduce the minimum required continuous length of a building along a street line from 60 percent of the street frontage to 53 percent. Notwithstanding the proposed severance, the combined continuous length of the podium wall and the TD Bank building wall will occupy 66.5 percent of the street frontage. However, after the severance is complete, the TD Bank building wall will occupy only 53 percent of the street frontage of the northern parcel, while the podium wall will occupy over 60 percent of the street frontage of the southern parcel. Considering that together the buildings will occupy 66.5 percent of the street frontage, staff are of the opinion that the intent of this provision is being met. - 203 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 16 Wildav International Developments Limited 4. Remove the minimum width requirement for a landscaped area between the existing surface parking area for TD Bank and the proposed tower. As a result of the proposed severance, a 3.0 metre landscape strip is unable to be provided on a portion of the northern parcel, without compromising the number of parking spaces, and the size of the drive aisle. Despite the limitations on the northern parcel, the applicant is providing a landscape strip on the southern parcel, between the proposed and existing parking spaces. 5. Reduce the minimum required podium height from 10.5 metres to 8.8 metres, and increase the maximum permitted podium height from 20 metres to 22 metres. The reduction in the minimum podium height is for a portion of the podium located at the rear of the property, which is not visible from Liverpool Road. Along the Liverpool Road frontage, the applicant has redesigned the podium to ensure three functional floors are provided, in accordance with the City Centre Urban Design Guidelines. The increase in the maximum podium height is to allow for a greater first floor height of 6.25 metres, which is intended to provide a more visually prominent first floor from the streetscape. 6. Permit air vents associated with the underground parking garage to be located in the front yard, whereas the by-law only permits air vents in the rear or interior side yards. The air vents located in the front yard will contribute to the functionality of the underground parking garage. Through the Site Plan Approval process, staff will ensure any infrastructure necessary for the underground parking garage is appropriately designed and screened to minimize views from Liverpool Road. 7. For the existing TD Bank, slightly reduce the minimum parking requirement for a financial institution from 3.5 parking spaces per 100 square metres of gross leasable floor area (GLFA) to 3.3 spaces per 100 square metres of GLFA. The applicant is requesting to reduce the parking supply for the existing TD Bank from 42 parking spaces to 40 parking spaces. This is a result of the proposed severance. Through the submitted traffic report, the applicant has confirmed that 40 parking spaces are sufficient to serve TD Bank. 3.8 The applicant has provided a conceptual development plan for the northern parcel During the statutory public meeting, Committee Members requested the applicant provide a conceptual site plan for the northern parcel, should TD Bank decide to terminate their lease in the future. The applicant has provided a conceptual development plan for the northern parcel, which can be found in Attachment #7 to this report. At this time, the applicant has not specified a proposed building height, unit count, or building massing for the northern parcel. - 204 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 17 Wildav International Developments Limited 3.9 The applicant has addressed the concerns expressed by Loblaws and CP REIT As noted above, the City received a letter on behalf of Loblaws and Choice Properties REIT (CP REIT), who are the owners of the parcel to the west which contains the Loblaws. Below is a summary of the concerns raised by Loblaws and CP REIT, and the applicant's response: Concerns from Loblaws and CP REIT Applicant’s Response Requested clarification on the applicant’s submitted noise study, specifically where the study obtained sound level data for the operations of the Loblaws. The applicant has indicated that the sound level data for the generator on the Loblaws site was obtained from publicly available data from the manufacturer. The applicant has also noted that they have since obtained sound level data for the generator from Loblaws’ noise consultant. The updated data has been incorporated into a revised Noise Study, which the applicant has submitted to the City as part of their site plan approval application. Expressed concerns with the proposed building being located a minimum of 0.5 of a metre from the shared west property line, and how this relates to requirements in the by-law for minimum building separation, should CP REIT decide to redevelop their property in the future As part of the revised proposal, the applicant has relocated the tower to the northern side of the podium and relocated the private outdoor amenity space located on the podium to the south of the tower. The relocation of the tower to the northern side of the podium has increased the setback of the tower from the Loblaws parcel to the west from 0.5 of a metre to 14.0 metres. 3.10 The Region of Durham will allocate sanitary servicing for developments on a first come first serve basis The Region has indicated that, at present time, there is limited capacity in the existing Liverpool Road sanitary sewer system. As such, the Region of Durham will monitor development applications, and allocate servicing for developments on a first come first serve basis. The Region has stated that sanitary capacity will only be assigned to development upon the Owner entering into a development agreement with the Region of Durham. For the above-noted reasons, the Region has requested that a Holding (“H”) Zone be placed on the proposed southern parcel (where the proposed 48-storey building is located), until such time that matters related to sanitary servicing for this development are dealt with. Removal of the “H” Zone is conditional on the owner entering into a site servicing agreement with the Region of Durham, that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site. - 205 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 18 Wildav International Developments Limited 3.11 Technical matters to be addressed through the site plan approval process A site plan application has been submitted and is currently under review. Detailed design issues will be dealt with through the site plan approval process. These requirements will address matters such as, but are not limited to: • refining building design and materials; • finalizing landscaping; • conveyance of the proposed parkland; • on-site vehicular circulation, and pedestrian connections; • construction management/erosion and sediment controls; • drainage and grading; and • detailed site servicing. 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting to rezone the subject lands to facilitate a high-density, mixed-use development. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 5. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/22 Attachments: 1. Location Map 2. Air Photo Map 3. Revised Site Plan 4. Conceptual Rendering – Facing Northwest 5. Conceptual Rendering – Facing Southwest 6. Conceptual Rendering – Building Entrance 7. Conceptual Plan – North Lot Layout 8. Letter of Intent – Affordable Rental Units 9. Letter of Intent – Car Share Spaces 10. Summary of Key Details of Proposal - 206 - PLN 23-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 07/22 Page 19 Wildav International Developments Limited Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 207 - Appendix I to Report PLN 23-23 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 07/22 - 208 - The Corporation of the City of Pickering By-law No. XXXX/23 Being a By-law to amend Zoning By-law 7553/17, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 23, Concession 1, Now Parts 1 and 2, 40R-27085, in the City of Pickering (A 07/22) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a high-density, mixed-use development on lands being Part of Lot 23, Concession 1, Now Parts 1 and 2, 40R-27085, City of Pickering; And whereas an amendment to By-law 7553/17, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Section 6, Exceptions, and Schedule 7 of Zoning By-law 7553/17, as amended, is further amended by adding a new Exception E21 as follows: 6.21.1 Zone Provisions The following regulations apply: a) Notwithstanding Section 3.1, Table 1, related to Parking Space Requirements, the minimum parking ratio shall be 0.55 parking spaces per apartment dwelling unit for residents, and 0.15 parking spaces per apartment dwelling unit for visitors. b) Notwithstanding Section 3.1, Table 1, related to Parking Space Requirements, the minimum parking ratio for a Financial Institution wholly located within the area identified by the cross hatching as shown on Figure 6.21.2 (c), shall be 3.3 spaces per 100 square metres gross leasable floor area (GLFA). c) Notwithstanding Section 3.7 b), related to Surface Parking Spaces, a landscaped area shall not be required between any existing residential development and the parking spaces or aisles. d) Notwithstanding Section 3.8 c) related to Parking Structures, air vents associated with a parking structure are permitted in a front yard. e) Notwithstanding Section 4.2 a), related to Floor Space Index (FSI), the total land area of the lot, including lands conveyed to public ownership for a public park, shall be deemed to be a lot for the purposes of calculating Floor Space Index (FSI), as shown on Figure 6.21.2 (a). f) Notwithstanding Section 4.2 b) ii) and Schedule 5, related to Maximum Building Height, the height of a building or structure wholly located within the area identified by the dashed lines as shown on Figure 6.21.2 (b) is specified by the number following the HT symbol as shown on Figure 6.21.2 (b). - 209 - By-law No. XXXX/23 Page 2 g) Notwithstanding Section 4.2 f) i) and ii) related to Podium Requirements for Buildings greater than 37.5 metres, the minimum height of a podium shall be 5.0 metres and the maximum height of a podium shall be 22.5 metres. h) For the purposes of measuring the height of a podium for Section 4.2 f) and measuring Building Height for Section 4.2 b) and Schedule 5 related to Maximum Building Height, established grade shall mean the average elevation of the finished level of the ground measured along the east exterior wall at grade of a building fronting Liverpool Road. i) Notwithstanding Section 4.2 j) i) and ii) related to Minimum Main Wall Stepback for Buildings greater than 37.5 metres and buildings equal to and greater than 73.5 metres, the minimum main wall stepback shall not apply. j) Notwithstanding Section 4.2 l), related to Continuous Length of Buildings along a Street Line, a minimum 53 percent of the street frontage of a lot along Liverpool Road must be occupied by a building wholly located within the area identified by the cross hatching as shown on Figure 6.21.2 (c). 6.21.2 Special Site Figures Figure 6.21.2 (a) - 210 - By-law No. XXXX/23 Page 3 Figure 6.21.2 (b) Figure 6.21.2 (c) - 211 - By-law No. XXXX/23 Page 4 2. Section 7, Holding Provisions, and Schedule 8 of Zoning By-law 7553/17, as amended, is further amended by adding a new (H) Holding Symbol as follows: H10 Part of Lot 23, Concession 1, Now Parts 1 and 2, 40R-27085 in the City of Pickering (1786 and 1790 Liverpool Road) Parent Zone: CC1 Schedule 8 Amending By-law: N/A 7.10 Conditions for Removal of the “H” The “H” symbol shall, upon application by the landowner, be removed by City Council passing a By-law under Section 34 of the Planning Act. The following conditions shall first be completed to the satisfaction of the Regional Municipality of Durham and the City of Pickering: a) The owner has entered into a site servicing agreement with the Regional Municipality of Durham that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site. 3. Schedule 7, Exceptions, of Zoning By-law 7553/17, as amended, is further amended by adding an E21 notation as depicted on Schedule I to this By-law. 4. Schedule 8, Holding Provisions, of Zoning By-law 7553/17, as amended, is further amended by adding an H10 notation as depicted on Schedule II to this By-law. 5. That By-law 7553/17, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 7553/17, as amended. 6. That this By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2023. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk - 212 - F u t u r e W a l n u t L a n e R o a d E x t e n s i o n Li v e r p o o l R o a d Pickering Parkway Clerk Mayor Schedule I to By-LawPassed ThisDay of i N XXXX/23XXrd XXXX 2023 E21 24 . 3 m 11.9m 52.7m 51.0m 46 . 3 m 80 . 7 m 8 0 . 2 m 17.1m - 213 - F u t u r e W a l n u t L a n e R o a d E x t e n s i o n Li v e r p o o l R o a d Pickering Parkway i N Clerk Mayor Schedule II to By-LawPassed ThisDay of XXXX/23 XXXXXX 2023 24 . 3 m 11.9m 52.7m 51.0m 46 . 3 m 80 . 7 m 8 0 . 2 m 17.1m 60.4m H10 - 214 - Attachment #1 to Report PLN 23-23 Liverpool Road Bronte Squ a r e Gl e n d a l e D r i v e Kingston R o a d Charl otte C ircle Highway 401 P i c k e r i n g P a r k w a y South PineCreek Ravine Future W a l n u t L a n e R o a d E x t e n si o n City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 07/22 Date: Jan. 09, 2023 ¯ E Wildav International Developments Limited.1786 and 1790 Liverpool Road SubjectLands L:\PLANNING\01-MapFiles\A\2022\A 07-22 WILDAV INTERNATIONAL DEVELOPMENTS LIMITED\A07_22_LocationMap.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved.- 215 - Attachment #2 to Report PLN 23-23 Liverpool Road Bronte Squ a r e Gl e n d a l e D r i v e Kingston R o a d Charl otte C ircle Highway 401 P i c k e r i n g P a r k w a y Future W a l n u t L a n e R o a d E x t e n si o n Air Photo MapFile:Applicant:Municipal Address: A 07/22 Date: Jan. 09, 2023 ¯ E Wildav International Developments Limited.1786 and 1790 Liverpool Road SubjectLands L:\PLANNING\01-MapFiles\A\2022\A 07-22 WILDAV INTERNATIONAL DEVELOPMENTS LIMITED\A07_22_AirPhoto.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment - 216 - Attachment #3 to Report PLN 23-23 Revised Site Plan City Development Department April 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 07/22 Wildav International Developments LimitedApplicant: Municipal Address: DATE: File No: 1786 and 1790 Liverpool Road L:\Planning\01-MapFiles\A\2022 N - 217 - Attachment #4 to Report PLN 23-23 Conceptual Rendering - Facing Northwest City Development Department April 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 07/22 Wildav International Developments LimitedApplicant: Municipal Address: DATE: File No: 1786 and 1790 Liverpool Road L:\Planning\01-MapFiles\A\2022 - 218 - Attachment #5 to Report PLN 23-23 Conceptual Rendering - Facing Southwest City Development Department April 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 07/22 Wildav International Developments LimitedApplicant: Municipal Address: DATE: File No: 1786 and 1790 Liverpool Road L:\Planning\01-MapFiles\A\2022 - 219 - Attachment #6 to Report PLN 23-23 L:\Planning\01-MapFiles\A\2022 April 13, 2023DATE: Applicant: Municipal Address: File No: Conceptual Rendering – Building Entrance FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 07/22 1786 and 1790 Liverpool Road Wildav International Developments Limited - 220 - Attachment #7 to Report PLN 23-23 Conceptual Plan - North Lot Layout City Development Department April 13, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 07/22 Wildav International Developments LimitedApplicant: Municipal Address: DATE: File No: 1786 and 1790 Liverpool Road L:\Planning\01-MapFiles\A\2022 N - 221 - Attachment #8 to Report PLN 23-23 March 30th , 2023 Mr. Nilesh Surti-Manager, Development Review and Urban Design City of Pickering City Development Department One The Esplanade Pickering, Ontario LlV 6K7 Dear Mr. Surti, Re: WILDAV International Developments Limited -1786-1790 Liverpool Road The purpose of this letter is to provide information to Pickering Council and Planning Staff with regards to an arrangement with WILDAV as related to the project at 1786-1790 Liverpool Road (south Tower), located just north of the planned Walnut Lane extension at Liverpool and Highway 401. Rather than Affordable Housing to purchase, we believe there is a persistent and ongoing need within the Pickering residential housing market for affordable rental product. Our proposal to increase Pickering's affordable housing rental pool can be summarized as follows: •WILDAV will provide up to 10 residential suites consistent with the current unit mix of the building; therefore, two 1-bedroom suites, five 1-bedroom plus den suites, two 2-bedroom units and one 3-bedroom suite. •Each unit will be rented at 80% of the average of the five most recent market rental transactions on MLS for units with the same number of bedrooms. Rental transactions posted on MLS must have closed within 3 months and, for the purposes of this calculation, will be prioritized as follows: suites within the WILDAV development will be given first priority for the calculation herein, followed by closed transactions within the Pickering City Centre. For example, if five recent transactions within the WILDAV development for a one bedroom plus den average to $2,600 per month, the applicable maximum rental rate will be $2,080 per month. •On registration of the condominium, each suite will be owned by WILDAV or a related party as determined by WILDAV prior to registration and each of the suites will be held as separate properties and subject to the terms of the proposed rental pool for a maximum period of the later of 10 years or when the tenant that may have star ted its tenure during the 10 years vacates. •The 10-year period commences on the earlier of occupancy of each suite or registration. •Each rental agreement will be subject to the standard rent increase guidelines as set out by the Province of Ontario. •The City of Pickering will have the option to register an instrument on title of each suite in the form and will undertake to remove same at the expiry of the term. •We intend to work further with City Staff through our site plan application to determine eligibility requirements and the screening process of individuals applying to rent these units. •WILDAV will manage the rental and any operational issues relating to these suites. - 222 - - 223 - 65 Regent Park Blvd. Toronto M5A 0K7 T 416.340.7888 F 416.340.0080 www.enterprisecarshare.ca Attachment #9 to Report PLN 23-23 March 28, 2023 Wildav International Developments Limited 1786 & 1790 Liverpool Road Pickering, Ontario M5X 1C7 City file number: A 07/22 This letter is to confirm that Enterprise CarShare has agreed, pending completion of contracting, with Wildav International Developments Limitedto provide our CarShare program onsite at the development proposed at 1786 & 1790 Liverpool Road, Pickering ON. Enterprise CarShare commits to actively utilizing the two proposed CarShare parking space (at grade) within this development. The vehicles onsite will also be available to all Enterprise CarShare members, both residents and non-residents. All eligible residents will offered a membership included with their unit. Sincerely, George Kozyrakis CarShare Business Development & Account Manager - 224 - Attachment #10 to Report PLN 23-23 Summary of Key Details of Proposal (A 07/22) Revised Proposal Gross Floor Area (GFA) •Proposed Tower: 44,045 square metres •Existing Building (TD Bank): 1,181 square metres Net Floor Area (NFA) •Proposed Tower: 37,358 square metres •Existing Building (TD Bank): 1,100 square metres Floor Space Index (FSI) 5.75 FSI Number of Residential Units 594 residential units Number of Affordable Housing Units 10 affordable rental units Number of Storeys and Building Heights 48 storeys Approximately 146 metres Unit Types 1 Bedroom: 148 units (25%) 1 Bedroom plus Den: 272 units (46%) 2 Bedroom: 124 units (20%) 2 Bedroom plus Den: 35 units (6%) 3 Bedroom: 15 units (3%) Vehicular Parking Resident – 331 spaces Visitor – 90 spaces Retail – 6 spaces Total – 427 spaces* Bicycle Parking 299 spaces Private Amenity Area Indoor – 1,188 square metres Outdoor – 1,188 square metres Total – 2,376 square metres Parkland Dedication 335 square metres *Excludes two car-share spaces to be provided at grade. - 225 - Report to Planning & Development Committee Report Number: PLN 24-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Consolidated Zoning By-law Review Phase 2, Status Update on Public Consultation File: D-1100-101 Recommendation: 1. That Report PLN 24-23, providing an update on the status of the City of Pickering Consolidated Zoning By-law Review, be received for information. Executive Summary: The purpose of the Consolidated Zoning By-law Review is to consolidate, and update, the City’s existing six parent Zoning By-laws 2511, 2520, 3036, 3037, 7364/14 and 7553/17, into one Zoning By-law, to reflect updated performance standards, and current development and building practices. As part of Phase 2 of the Zoning Review, the first City wide draft Zoning By-law, including the text and sample interactive zoning map, was released in June 2022, and posted on the Let’s Talk Pickering site. Approximately 90 comments were received from the public consultation. No predominant City wide issues emerged from the public comments. A second draft of the new City wide Zoning By-law will reflect revisions resulting from a review of the comments submitted on the first draft. The second draft, scheduled to be posted on the Let’s Talk Pickering site in June, will also contain a full interactive zoning map, and site-specific zoning exceptions. Comments received from the public consultation on the second draft Zoning By-law will be reviewed, and where appropriate, reflected in the third draft Zoning By-law. The third, and final, draft is anticipated to be presented to the Planning & Development Committee in the late fall/winter 2023 for consideration. In parallel with the Consolidated Zoning By-law Review, staff is reviewing several issues that would affect the new Zoning By-law. These include: driveway widenings to permit additional off-street parking; permissions and regulations for additional dwelling units; and permissions and regulations for short term rentals. Depending on the timing, the new zoning provisions for these matters may be included in the Consolidated Zoning By-law. Alternatively, the provisions will be added as amendments to the new By-law. Financial Implications: The recommendation of this report does not present any financial implication to the City. - 226 - PLN 24-23 June 5, 2023 Subject: Consolidated Zoning By-law Review Page 2 Phase 2, Status Update on Public Consultation Discussion: 1. Background The purpose of the Zoning Review is to consolidate and update the City’s existing six parent Zoning By-laws 2511, 2520, 3036, 3037, 7364/14 and 7553/17 into one Zoning By-law. When completed, the new City wide consolidated By-law will implement recent planning legislation; reflect updated definitions, performance standards and building practices; and amalgamate site-specific zoning provisions. Phase 1 of the Zoning Review was outlined in Report PLN 03-22 (see Attachment #1). That Report also described the proposed approach and structure of the draft Zoning By-law. 2. Discussion 2.1 Comments received on the first draft Zoning By-law were primarily site-specific or technical in nature Between June 2022 and March 2023, the draft Zoning By-law was presented at a series of consultation events. Public consultation included in-person, and electronic open houses, posting of the draft Zoning By-law, sample zoning mapping, and information about the Zoning Review on the Let’s Talk Pickering. There has been approximately 2,000 views of the Zoning Review information on the City’s website. Advertising, and outreach for open houses, included mobile boulevard signage, newspaper notices, the City website, and emails to City website subscribers. Open houses were held on the evenings of January 26, 2023 (in-person), and February 15, 2023 (virtual). These events were attended by 92 people in total (either in person, electronically or livestreamed). Approximately 90 comments on the draft Zoning By-law have been received from the public, stakeholders and City staff. The majority of the comments are site-specific or technical in nature. No predominant City wide issues emerged from the public comments. The second draft of the Zoning By-law will reflect revisions resulting from a review of the comments. 2.2 The second draft Zoning By-law will contain site-specific exceptions, and public consultation will continue A site-specific exception is a zoning by-law amendment where a new section is created with requirements including permitted uses, lot and building requirements and definitions that are only applicable to an individual site or development. The number of existing exceptions varies for each existing parent Zoning By-law. There are approximately 700 site-specific exceptions contained in the existing six parent Zoning By-laws. In preparing the second draft of the Zoning By-law, these site specific zoning exceptions were reviewed to determine which exceptions are no longer needed, and which ones will be carried forward. Site specific exceptions will be deleted where it is determined that they are no longer relevant, and that the new zoning categories and provisions allow the uses and development permitted by the exceptions. Other exceptions will be carried forward into the second draft Zoning By-law, as needed, to continue to permit the uses and development permitted by the exception. - 227 - PLN 24-23 June 5, 2023 Subject: Consolidated Zoning By-law Review Page 3 Phase 2, Status Update on Public Consultation Public consultation will continue on the second draft Zoning By-law. To assist the public review of the second draft Zoning By-law, a table identifying how each submission from the first draft was addressed will be posted on the Let’s Talk Pickering site. The Frequently Asked Questions section of Let’s Talk Pickering is updated regularly. 2.3 The second draft Zoning By-law will be informed by the on-going review of several issues the City is experiencing In parallel with the Zoning By-law Review, City staff has been reviewing issues related to driveway widening, additional dwelling units, and short term rental. A description of the research to date is discussed below. 2.3.1 The draft Zoning By-law is under review to consider where, and to what extent, driveway widenings may be considered across the City The City is facing a challenge in many parts of the urban area to accommodate the parking of privately-owned vehicles in the front yards of residential lots. Part of the solution, where the lot width permits, is to allow the driveway to be paved from side lot line to side lot line. This, however, may not look attractive. But more importantly, the amount of hard surface (pavement) directly affects the amount and rate of stormwater runoff from developments. Particularly in the new development areas, the amount of soft/permeable surfaces is an integral part of the stormwater management for the area. And on-street parking is operationally unacceptable for snow plowing. The City recognizes competing interests of the City departments, and the challenges of residents that do not have sufficient space to park their vehicles. A City working group, comprising staff from the Office of the CAO, City Development, Engineering Services, Municipal Law Enforcement Services, and Operations, is reviewing approaches to accommodate more off-street parking in the neighbourhoods. This may include removing restrictions on widening driveways in certain areas, reducing minimum front yard landscape requirements, and/or permitting a car to park parallel to the street on the driveway apron as a legal parking spot. Other approaches being examined in newer areas is to provide public parking within neighbourhood parks and allow paid overnight resident parking. It is anticipated that there will be different approaches in different neighbourhoods, or parts of neighbourhoods. This work will continue concurrent with the next phase of the Zoning Review, and will include public consultation. Subject to the timing of this outcome, the results of the review of driveway widenings will either be incorporated into the final consolidated by-law, or will be an amendment to the by-law adopted by Council at a subsequent date. 2.3.2 Zoning provisions for Additional Dwelling Units is currently under study An additional dwelling unit (ADU) is a self-contained residential unit in a house, or building accessory to a principal dwelling. Provincial Bills 109 and 23 have implemented changes to the Planning Act to further support the construction of additional dwelling units. Changes include: requiring municipalities to permit ADUs in a detached, - 228 - PLN 24-23 June 5, 2023 Subject: Consolidated Zoning By-law Review Page 4 Phase 2, Status Update on Public Consultation semi-detached, and row house dwelling; requiring municipalities to permit up to two ADUs on a lot for a total of three units per lot; allowing municipalities to permit one ADU in an accessory building; prohibiting municipalities from setting a minimum floor area for ADUs; and prohibiting municipalities from requiring more than one additional parking space for each ADU. Currently, the draft Zoning By-law permits a maximum of two ADUs in a detached, semi-detached and street townhouse dwelling, subject to certain zoning provisions. These permissions and provisions were based on best practices, and the legislation in place at the time. In response to the Planning Act changes, staff recently reported to the Planning & Development Committee (Information Report 05-23) on City initiated applications for changes to Official Plan policy and Zoning By-law regulations for additional dwelling units. Zoning permissions and provisions for ADUs that emerge from this recent work will be integrated into the third draft Zoning By-law, or a subsequent amendment to the future Council adopted by-law. 2.3.3 A licensing and zoning strategy for Short Term Rentals is being considered Report LEG 03-23 informed Council of the need for a comprehensive approach to regulating short term rentals (STRs) using both zoning by-law provisions and a new licensing by-law. The current draft of the Consolidated Zoning By-law uses the term “short term rental” but does not define the term. It also identifies short term rental as a permitted use in a Mixed Use General zone. No comments were made on short term rentals during the consultation on the first draft Consolidated By-law. The second draft of the By-law will provide a definition of a short term rental and will be part of the consultation on the By-law. Additional consultation focused on STRs will also take place. Elements under consideration for inclusion in the definition and zoning provisions are: • a short term rental is located in a dwelling unit that is a principal residence of the person/persons operating and residing in the short term rental; • limits on the length of rental period; and maximum combined days per calendar year; the short term rental can be used to provide temporary accommodation; • appropriate zoning categories where a short term rental is a permitted use; and • the operation of a short term rental cannot change the external appearance of a dwelling unit or contribute to adverse effects from excessive traffic, parking, noise and hours of operation. Recently, Municipal Law Enforcement Services (MLES) updated fines under the Noise Control By-law and created a special fine which may exceed $100,000 for violations resulting from an income generating property or use. The Nuisance By-law has also been updated, creating numerous new offences that can be used to regulate issues that may be caused by problem STRs. MLES will continue to monitor the effect of these stronger by-laws, while investigating further a licensing By-law for STRs. - 229 - PLN 24-23 June 5, 2023 Subject: Consolidated Zoning By-law Review Page 5 Phase 2, Status Update on Public Consultation The final zoning provisions for STRs will be incorporated in the third draft of the Consolidated By-law when it is forwarded to Council for consideration, or they will be an amendment to the Council adopted zoning by-law. STRs must be a permitted use in the zoning by-law, prior to a licensing by-law and other necessary administrative controls can be brought forward. 3.Next steps The second draft Consolidated Zoning By-law is scheduled to be available through theLet’s Talk Pickering site in June. Staff will continue to engage the public andstakeholders through providing information on the City’s website, scheduling openhouses, and meeting with specific stakeholders as requested. Comments receivedduring this time will inform the preparation of a third, and final, draft ConsolidatedZoning By-law. The third draft Zoning By-law and a staff recommendation report isscheduled to be presented to Planning & Development Committee in fall/winter 2023. Attachment: 1. Report PLN 03-22, January 10, 2022, Comprehensive Zoning By-law Review, Phase 2 –Status Update and First Draft of the Zoning By-law Prepared By: Mimi Lau Senior Planner Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Kyle Bentley, P. Eng. Director, City Development & CBO ML:DW :ld Recommended for the consideration of Pickering City Council Marisa Carpino, M.A. Chief Administrative Officer Original Signed By Original Signed By Original Signed By Original Signed By Original Signed By - 230 - Attachment #1 to Report PLN 24-23 Report to Planning & Development Committee Report Number: PLN 03-22 Date: January 10, 2022 From: Kyle Bentley Director, City Development & CBO Subject: Comprehensive Zoning By-law Review Phase 2, Status Update and First Draft of the Zoning By-law -File: D-1100-101 Recommendation: 1.That Report PLN 03-22 of the Director, City Development & CBO, providing an update on the status of the City of Pickering Comprehensive Zoning By-law Review, be received for information. Executive Summary: The first draft of the new City wide Zoning By-law, along with a sample interactive zoning map, will be available in the first quarter of 2022 for review and comment on the City’s Let’s Talk digital platform. This first draft will be the parent part of the By-law containing definitions, general regulations, establishment of zoning categories and their regulations, and parking regulations. Site specific exceptions and a full interactive map will be available through later drafts of the By-law. To assist in reviewing and commenting on the first draft Zoning By-law, there will be brief explanations of how certain matters are addressed by the By-law and how to determine the zoning of properties. Also through Let’s Talk, staff will provide answers to submitted questions, continue targeted community engagement and consultation, and provide updates on the Zoning Review. The draft Zoning By-law text and zoning schedules will be compliant with the Accessibility for Ontarians with Disabilities Act. Staff is recommending that Council receive for information Report PLN 03-22 providing an update on the status of the City of Pickering Comprehensive Zoning By-law Review. Financial Implications: There are no financial implications applicable to this report. 1. Discussion: 1.1 Guiding principles developed in Phase 1 of the Zoning Review were used to prepare the first draft of the City wide Zoning By-law In early 2021, staff reported to Council on comments received from the public and stakeholders, and on the details of the findings of the discussion papers prepared as part of Phase 1 of the Comprehensive Zoning By-law Review (the Zoning Review). The purpose of the Zoning Review is to consolidate and update Pickering’s existing 6 parent - 231 - Report PLN 03-22 January 10, 2022 Subject: Comprehensive Zoning By-law Review Page 2 Zoning By-laws 2511, 2520, 3036, 3037, 7364/14 and 7553/17. The discussion papers provided an overview of the following: the relevant provisions in each of the existing parent Zoning By-laws; an analysis of how the existing zoning relates to planning policies and legislation at the local, regional, and provincial levels; and a discussion of recent best practices in other Ontario municipalities. Each paper concludes with the identification and assessment of key policy gaps and issues, and proposes a general structure of zoning categories and provisions. 1.2 A draft Zoning By-law for the City is available for review and comment Through the Let’s Talk Pickering platform, the community will be able to view the first draft of the Zoning By-law text and the sample interactive mapping tool, and submit comments. To assist, there will be brief explanations of how certain matters are addressed by the By-law and how to determine the zoning of properties. Also through Let’s Talk, staff will provide answers to submitted questions, continue targeted community engagement and consultation, and provide updates on the Zoning Review. The draft Zoning By-law text and zoning schedules will meet the accessibility requirements of the Accessibility for Ontarians with Disabilities Act. When completed, the new City wide draft By-law will implement Official Plan policy, replace and update definitions and provisions, amalgamate site specific provisions, contain explanatory illustrations and notations, and allow more consistent interpretations of zoning provisions. The new City wide Zoning By-law and interactive mapping will be available on the City’s website and will be updated as new by-law amendments are adopted by City Council. 1.3 The formats of the more recently written Seaton and City Centre Zoning By-laws were used for the preparation of the first draft of the City wide Zoning By-law Zoning by-laws typically contain a number of main sections that apply to all zone categories, including administration, general regulation, definitions, and parking regulation. By-laws also include sections for specific zone categories, including residential, mixed use, employment, community use, utility, and natural heritage. Also included in zoning by-laws is a visual representation of the various zoning categories and how they apply to properties within the municipality. These maps are referred to as zoning schedules. The format of the new consolidated Zoning By-law will contain similar sections and mapping. Currently, there are 6 parent Zoning By-laws that govern the zoning of specific areas of the City. The existing Zoning By-laws include: • Zoning By-law 2511 – Frenchman’s Bay Area; • Zoning By-law 2520 – Bay Ridges Area; • Zoning By-law 3037 – Rural Area; • Zoning By-law 7364/14 – Seaton Urban Area; • Zoning By-law 7553/17 – City Centre; and • Zoning By-law 3036 – covers the remaining urban area. - 232 - Report PLN 03-22 January 10, 2022 Subject: Comprehensive Zoning By-law Review Page 3 The purpose of the Zoning Review is to consolidate, harmonize, and update the administration, general regulations, definitions, parking regulations and zoning categories and their regulations sections from the six parent By-laws and create one zoning document that covers the entire City. The residential, commercial, mixed-use, employment, environmental, open space, rural, and institutional zoning categories and regulations from the existing parent By-laws have been consolidated, renamed, and updated in the draft By-law. The City Centre zoning categories have been carried forward into the draft By-law and appear in a separate section. The Seaton Zoning By-law, along with recent Council adopted amendments, has also been carried forward into the draft By-law in its entirety. The sections of the first draft Zoning By-law are as follows: • Administration; • Establishment of Zones and Schedules; • Definitions; • General Regulations; • Parking, Stacking, and Loading Regulations; • Residential Zone Regulations; • Commercial and Mixed-Use Zone Regulations; • Employment Zone Regulations; • City Centre Zone Regulations; • Environmental Protection and Open Space Zone Regulations; • Rural and Oak Ridges Moraine Zone Regulations; • Institutional and Other (Urban Reserve and Utility Zones) Zone Regulations; • Seaton Urban Area; • Exceptions Zone; and • Zoning Schedules. 1.4 Existing conditions and transition provisions are addressed in the Administration section New structures and uses will be required to conform to the new City wide Zoning By-law once it is adopted by City Council, subject to the resolution of any appeals of the new By-law. However, as the intent of the new Zoning By-law is to consolidate existing zoning categories and provisions, the Administration section contains provisions allowing any existing use or structure, that is in conformity with the previous in-force parent Zoning By-laws, to continue. The Administration section also contains transition provisions that allow minor variance, site plan, and building permit applications that were submitted prior to the passing of the new City wide Zoning By-law (and that comply with all zoning by-laws in force at the time of application submission), to continue to be processed. The intent is to recognize previous planning approvals obtained in accordance with the existing Zoning By-laws, and to allow for the issuance of a building permit without further amendment to the new City wide Zoning By-law. - 233 - Report PLN 03-22 January 10, 2022 Subject: Comprehensive Zoning By-law Review Page 4 1.5 Definitions and general provisions are harmonized across the City Definitions, definition names, and zoning provisions have been consolidated and updated to reflect contemporary planning practice, and market and development trends. A few of the updated and new definitions included in the new draft Zoning By-law include active recreational use, agri-tourism, cannabis cultivation, grade or average grade, group home, and seasonal farm help dwelling. 1.6 The first draft of the new draft Zoning By-law includes updated definitions and provisions addressing matters such as secondary suites, and agricultural related uses Bill 108, the More Homes, More Choices Act, allows secondary suites in detached, semi-detached, and row houses, within primary dwellings and ancillary buildings, or structures such as coach houses and laneway houses. The different names and definitions used in the existing parent By-laws have been harmonized in the draft Zoning By-law to ensure conformity with the Planning Act, consistency throughout the draft By-law, and to encourage a greater range of housing options within the City. Provincial policies and guidelines encouraging expansion to the range of uses permitted in the agricultural areas are reflected in the draft By-law through new and updated definitions and regulations for agricultural uses. 1.7 While existing zoning categories were collapsed into new zoning categories, the intent is to maintain existing zoning permissions A review of each of the existing parent By-laws found that the By-laws did not use the same zones to categorize uses and development standards, presenting a challenge in consolidating the parent By-laws. A detailed analysis was undertaken of the existing zoning categories for each type of use, the minor variances approved, and the numerous site specific by-law amendments adopted over the years, to identify the similarities and differences between zones within the various land uses. The discussion papers discussed how the zones could be collapsed or eliminated, while maintaining the existing zoning permissions. The draft By-law contains streamlined zoning categories that conform with the Official Plan, while providing consistency across the City and continuity for residents and the development proponents. An objective of the Zoning Review was to retain the general intent of the existing parent By-laws, while ensuring that current zoning permissions were maintained. In many zone categories, the zoning permissions were expanded. A concordance table identifying how the existing zone categories are collapsed into new zone categories will be available on the Let’s Talk Pickering project site. - 234 - Report PLN 03-22 January 10, 2022 Subject: Comprehensive Zoning By-law Review Page 5 1.8 Parking provisions have been updated using a consolidation of Seaton and City Centre provisions and best practices The parking and loading provisions of the draft By-law have been updated to incorporate the modern aspects of the City Centre and Seaton By-laws, and best practices. This effectively introduces a zoning approach that better aligns with City, Regional, and Provincial policy for reducing automobile dependence, and increasing transit use. This approach includes aligning parking requirements across land uses, providing parking requirements where missing, applying consistent visitor parking requirements, expanding minimum dimensions for interior garage space, and implementing shared parking City wide. 1.9 The existing Seaton Zoning By-law 7364/14 is consolidated in the draft By-law as its own chapter The Seaton Zoning By-law is its own chapter, with its own definitions and general provisions. It remains mostly unchanged, with the exception of reflecting recent amendments adopted by City Council, and the removal of the administration section, which has been harmonized with the administration section for the overall draft By-law. 1.10 The by-law implementing the Kingston Road Corridor and Specialty Retailing Node and Intensification Study will be reflected in a future draft of the By-law The first draft of the draft By-law does not reflect the Kingston Road Corridor and Specialty Retailing Node and Intensification Study. However, the Council adopted implementing by-law will be reflected in a future draft of the By-law. 1.11 The second draft of the draft By-law will incorporate a review of all existing site-specific zoning by-law amendments A detailed review of the numerous site specific amendments is ongoing. Any existing site specific amendments, which will be permitted as of right (as a result of the new provisions and zoning categories of the draft By-law), will be deleted. For those site specific amendments that will not be permitted as of right, the site specific provisions will be carried forward into the new By-law. 1.12 Mapping is designed to be interactive, user friendly, and accessible An important outcome of the Zoning Review will be that both the new By-law text and mapping will be available through the City’s website for staff and the public to access. Paper copies of the By-law will also be available. The sample mapping that will be available on the Let’s Talk site, along with the first draft of the By-law, will allow the public and stakeholders to try out and comment on interactive mapping. The final By-law will contain mapping that includes an overall index map and coloured zone maps. Overlays will be used to identify other information that may affect what can happen on a property such as Oak Ridges Moraine, Minister’s Zoning Orders, and conservation authority regulated areas. - 235 - Report PLN 03-22 January 10, 2022 Subject: Comprehensive Zoning By-law Review Page 6 The intention is also to make the new Zoning By-law more visually appealing with the addition of graphics and illustrations, which will be included in the second draft of the draft By-law. 2. Next steps The first draft of the By-law will be available through Let’s Talk Pickering on the City’s website for the first quarter of 2022. During this time, staff will engage with the public and other stakeholders through open houses and meetings with specific stakeholders. Comments received during this time will inform the preparation of a second draft By-law. The second draft By-law will also be made available on the Let’s Talk Pickering site for further comment and will contain site specific exceptions and full interactive mapping. Prepared By: Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO DW :ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 236 -