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HomeMy WebLinkAboutMarch 4, 2024 Planning & Development Committee Meeting Agenda March 4, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Members of the public 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. Call to Order/Roll Call 2. Disclosure of Interest 3. 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 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. Delegates are allotted a maximum of 5 minutes to make their 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. 4. Planning & Development Reports 4.1 Director, City Development & CBO, Report PLN 04-24 1 Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. (1939 Altona Road) Recommendation: 1. That Zoning By-law Amendment Application A 02/21, submitted by Highcastle (1939 Altona Rd.) Inc., to facilitate a residential condominium development consisting of a mix of townhouse units, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 04-24, be finalized and forwarded to Council for enactment; and, Planning & Development Committee Meeting Agenda March 4, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 2. That Draft Plan of Subdivision Application SP-2021-01, submitted by Highcastle (1939 Altona Rd.) Inc., to establish a development block to facilitate a residential condominium development; an open space block, a road widening block, a reserve block and a public street to complete Sparrow Circle, as shown in Attachment 3 to Report PLN 04-24, and the implementing conditions of approval, as set out in Appendix II, be endorsed. 4.2 Director, City Development & CBO, Report PLN 05-24 53 Initiating Pickering’s Official Plan Review Recommendation: 1. That staff be authorized to initiate the update of the Pickering Official Plan, and to fulfill the requirements of Section 26(3) of the Planning Act, and request the Mayor to call a Special Meeting of Council on May 27, 2024 at 5:00 pm to provide an opportunity for public input on the revisions that may be required; and, 2. That a copy of Report PLN 05-24, and Council’s Resolution thereon, be sent to the Region of Durham, local municipalities in Durham Region, the City of Toronto, the Region of York, the City of Markham, the Town of Whitchurch-Stouffville, the Toronto and Region Conservation Authority, the Central Lake Ontario Conservation Authority, the Durham School Boards, and any interested parties for their information. 4.3 Director, City Development & CBO, Report PLN 06-24 59 Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Mattamy (Seaton) Limited Part of Lots 21 and 22, Concession 4 Seaton Community Recommendation: 1. That the Revision to Draft Plan of Subdivision SP-2009-11 (R2), submitted by Mattamy (Seaton) Limited, to permit a redline revision Planning & Development Committee Meeting Agenda March 4, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca to a draft approved plan of subdivision on lands being Part of Lots 21 and 22, Concession 4, as shown on the Applicant’s Revised Draft Plan, Attachment 6 to Report PLN 06-24, be endorsed; 2. That the proposed amendment to the conditions of draft plan of subdivision approval to implement Draft Plan of Subdivision SP- 2009-11 (R2), as set out in Appendix I to Report PLN 06-24, be endorsed; 3. That the Ontario Land Tribunal (OLT) be advised of City Council’s decision on the request for a redline revision to Draft Plan of Subdivision SP-2009-11 (R2), and that the City Solicitor be authorized to attend any OLT hearing on the required red-line revision; and, 4. That Zoning By-law Amendment Application A 08/23, submitted by Mattamy (Seaton) Limited, to implement the redline revision to Draft Plan of Subdivision SP-2009-11 (R2) be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 06-24, be finalized and forwarded to Council for enactment. 4.4 Director, City Development & CBO, Report PLN 07-24 84 Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Recommendation: That Zoning By-law Amendment Application A 06/23, submitted by Taccgate Developments Inc., to amend the existing zoning on three separate properties, located on the north and south sides of Taunton Road, between Burkholder Drive and Peter Matthews Drive, and at the southeast corner of Peter Matthews Drive and Taunton Road to do the following: a) add “Street Townhouse” to the list of permitted housing types; Planning & Development Committee Meeting Agenda March 4, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Robinson For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca b) establish zoning performance standards to facilitate residential common element condominium tenure; and c) exempt townhouses from needing to be constructed in combination with an apartment building, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 07-24, be finalized and forwarded to Council for enactment. 5. Member Updates on Committees 6. Other Business 7. Adjournment Report to Planning & Development Committee Report Number: PLN 04-24 Date: March 4, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. (1939 Altona Road) Recommendation: 1.That Zoning By-law Amendment Application A 02/21, submitted by Highcastle (1939 AltonaRd.) Inc., to facilitate a residential condominium development consisting of a mix oftownhouse units, be approved, and that the draft Zoning By-law Amendment, as set out inAppendix I to Report PLN 04-24, be finalized and forwarded to Council for enactment; and 2. That Draft Plan of Subdivision Application SP-2021-01, submitted by Highcastle (1939 AltonaRd.) Inc., to establish a development block to facilitate a residential condominium development; an open space block, a road widening block, a reserve block and a publicstreet to complete Sparrow Circle, as shown in Attachment 3 to Report PLN 04-24, and the implementing conditions of approval, as set out in Appendix II, be endorsed. Executive Summary: The subject lands are situated at the northeast corner of Altona Road and Sparrow Circle, immediately south of the hydro corridor in the Highbush Neighbourhood (see Location Map and Air Photo Map, Attachments 1 and 2). In 2021, Highcastle (1939 Altona Rd.) Inc. submitted applications for a Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential condominium development. The initial proposal was for 48 stacked townhouse dwellings and 13 street townhouse dwellings. This proposal included the lands at the northwest corner of Altona Road and Sparrow Circle, which the applicant does not own (see Original Conceptual Plan, Attachment 4). The proposal was revised to exclude the lands not owned by the applicant, and reduce the total number of units from 61 to 57. This involved removing three stacked townhouse units and one street townhouse unit (see Current Conceptual Plan, Attachment 5). Several other refinements were made, such as eliminating the westerly vehicular access to Sparrow Circle and providing a secondary emergency access to Altona Road, increasing the minimum building setback from existing residential dwellings, and enlarging the common amenity area. - 1 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 2 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. City Development staff support the revised plan, as it aligns with the policies of the City’s Official Plan. The proposed site layout and design create a logical and orderly development with sufficient parking, on-site amenity space, and a mix of stacked and traditional townhomes. The height, massing and scale of the proposed townhouse units are generally consistent with the range of dwelling types and built form within the established subdivision to the south, enhancing the streetscape along Sparrow Circle. The proposed development ensures the preservation of natural features, both within and adjacent to the subject lands, with required buffers provided, and an open space block to be conveyed to the Toronto and Region Conservation Authority (TRCA) for long-term protection. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 02/21 and Draft Plan of Subdivision Application SP-2021-01, including the conditions of draft plan approval. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: 1. Background 1.1 Property Description The subject lands are located at the northeast corner of Altona Road and Sparrow Circle, immediately south of the hydro corridor within the Highbush Neighbourhood (see Location Map, Attachment 1). The subject lands have an area of approximately 1.068 hectares, with approximately 25.0 metres of frontage along Altona Road. The subject lands currently support a landscaping and tree nursery business and are occupied by a detached dwelling and various accessory buildings, which are proposed to be removed. A 40.0 metre high telecommunications tower is also located at the far northeasterly quadrant of the subject lands and is intended to be removed to facilitate the proposed development. The tree nursery and commercial plantings extend onto the hydro lands immediately to the north. These lands are leased from Hydro One and do not form part of the submitted development applications. The tree nursery will not continue to operate should the subject lands be developed (see Air Photo Map, Attachment 2). - 2 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 3 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Surrounding land uses include: North Immediately to the north is a Hydro Corridor. Further north is a residential common-element condominium development, consisting of two and three-storey townhouse dwellings, and environmentally sensitive lands owned by the Toronto and Region Conservation Authority (TRCA). East: Abutting the subject property to the east are lands owned by the TRCA that form part of the Altona Forest. South: Abutting the south property line are two remnant parcels that are not owned by the applicant, identified as Blocks 15 and 16 on Plan 40M-1981. These two parcels were created as part of the original plan of subdivision for Sparrow Circle, and were intended to be combined with the subject lands as part of a future development. Across Sparrow Circle is an established residential subdivision, consisting of two and three-storey freehold detached, semi-detached, townhouse and quad-plex dwellings fronting Sparrow Circle, Hummingbird Court, and Chickadee Court. West Across Altona Road are environmentally sensitive lands, owned by Infrastructure Ontario and form part of the Hydro Corridor. 1.2 Applicant’s Initial and Current Proposal Highcastle (1939 Altona Rd.) Inc. has submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential condominium development within the developable portion of the subject lands. The Draft Plan of Subdivision is to create a total of four blocks, which are summarized in the table below (see Submitted Draft Plan of Subdivision, Attachment 3): Block Number Land Area Proposed Use Block 1 0.853 of a hectare Residential development block for standard and common-element condominiums. Block 2 0.061 of a hectare Environmental lands are to be conveyed to the TRCA and rezoned to an appropriate open space zone category. Block 3 0.020 of a hectare Conveyance of a road widening along the entire frontage of Altona Road to the Region of Durham. Block 4 0.001 of a hectare A 0.3-metre reserve is abutting Altona Road. Roads 0.133 of a hectare Completion and conveyance of Sparrow Circle to the City. Total 1.068 hectares - 3 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 4 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. In Block 1, the applicant initially proposed 48 stacked townhouse dwellings and 13 street townhouse dwellings. The initial proposal included the lands at the northwest corner of Altona Road and Sparrow Circle, identified as Block 15, 40M-1981, which the applicant does not own (see Original Conceptual Site Plan, Attachment 4). Following receipt of comments from City staff, external agencies, and members of the public, the applicant revised the proposal to remove the lands not owned by the applicant from the conceptual development and reduce the total number of units (see Current Conceptual Site Plan, Attachment 5). The following refinements have been made to the original proposal: • decreased the total number of dwellings from 61 units to 57 units, which included removing 3 stacked townhouse units and 1 street townhouse unit; • removed the westerly vehicular access to Sparrow Circle through the parcel of land not owned by the applicant; • increased the size of the outdoor common amenity area from 220 square metres to 420 square metres and relocated to a more visible location; • increased the minimum setback between street townhouses and existing residential property located immediately to the south from 0.68 metres to 1.2 metres; • increased setbacks between the proposed stacked townhouse and the private road to provide additional space for landscaping and snow storage; • provided emergency vehicular access to Altona Road through the Hydro Corridor, to the satisfaction of Fire Services; • increased setbacks between townhouse blocks fronting Finch Avenue and Altona Road from 1.5 metres to 2.5 metres; and • increased the minimum driveway length from 5.3 metres to 6.0 metres. The stacked townhouse units are proposed to be three-and-a-half-storeys in height and will have balconies at the front and rear of the buildings as private amenity space (see Conceptual Elevations – Stacked Townhouses, Attachment 6). The street townhouse units are three storeys in height and will have private rear yards as amenity space (see Conceptual Elevations – Street Townhouses, Attachment 7). Resident parking for both the stacked townhouse and street townhouse units is provided at a ratio of two parking spaces per dwelling unit (one parking space within a private garage and one space on a surface driveway). Visitor parking is provided at a rate of 0.25 spaces per unit for a total of 15 parking spaces, located along the north property line. The proposed development will consist of two separate condominium corporations. The tenure of the street townhouses (Buildings A and B) will be a common element condominium and the tenure of the stacked townhouses (Buildings C to F) will be a standard condominium. The applicant has applied for a draft plan of condominium for the common element, which is intended to consist of the private road servicing the street townhouse units and the common amenity area (see Revised Draft Plan of Condominium, Attachment 8). - 4 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 5 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. The common element features include, but are not limited to, the internal private road, internal sidewalks, pedestrian connections, visitor parking areas, outdoor amenity area, landscaped entry feature, community mailboxes and the water meter room. A separate application for a draft plan of condominium (standard condominium) will be required and submitted at a later date, specifically for stacked townhouses. It is contemplated that the private road, outdoor amenity area, and visitor parking area will be mutually shared between the future condominium corporations. Reciprocal easements will be established by providing access to these elements. A mutual use and cost-sharing agreement will be established between the two condominiums to ensure an equitable arrangement regarding the use, long-term care and maintenance of the shared features. In July 2022, an application for Site Plan Approval was submitted. The Site Plan Application S 09/22 was deemed complete in September 2022 and is currently being reviewed by City staff and external public agencies. 2. Comments Received 2.1 Comments received in writing and expressed at the April 22, 2021 Electronic Public Open House Meeting and June 7, 2021 Electronic Statutory Public Meeting An Electronic Open House was held on April 22, 2021, where six participants provided comments. An Electronic Statutory Public Meeting was held on June 7, 2021, where four delegations provided comments. The following is a list of key comments and concerns that were expressed at the Electronic Open House, Statutory Public meeting, and written submissions received: • concerned the proposed development will result in an increase of vehicular traffic along Sparrow Circle, which is already congested; • commented that the proposed development should be accessed solely from Altona Road to minimize the impact on adjacent residents; • commented that the proposed residential units should have a dedicated community mailbox contained within the subject lands to minimize vehicle trips through the neighbourhood to the existing community mailbox; • concerned the increase in traffic from the proposal will cause a safety issue for pedestrians and children along Sparrow Circle; • concerned with the proposed location of the most easterly site access, as it is located directly beside an existing driveway; • questioned whether the development will have an impact on the Altona Forest; • questioned if the location of the proposed dwellings immediately adjacent to the hydro corridor poses a safety concern to future residents; • questioned the volume of vehicles coming from the proposed development; • requested that a sidewalk be installed along Altona Road; - 5 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 6 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. • concerned with the loss of trees and vegetation on the site, specifically the cedar hedge along the south property line; • commented that compensation for the loss of existing trees should be through re-planting on the subject site; • questioned if a landscape buffer between the proposed development and Sparrow Circle would be maintained; • requested plantings be provided along the north property line; • concerned that Block 15, Plan 40M-1981 will no longer be available for landscape open space; • requested the applicant obtain Block 15, Plan 40M-1981 and retain it as public open space for existing and future residents; • concerned the proposed development will result in negative dust, parking and noise from construction; and • questioned how garbage generated from the condominium will be addressed and if there will be a garbage enclosure area. Members of the Planning & Development Committee also inquired about the programming of the common amenity space; whether the existing cell tower will be removed or relocated; if the proposal would provide for on-site tree plantings and plantings within the wetland buffer, and if the applicant plans to provide a wetland assessment, as requested by the TRCA. 2.2 Agency Comments 2.2.1 Region of Durham • no objection to the proposal subject to the conditions of draft approval of the plan of subdivision and plan of condominium (common element) provided; • the proposed development is consistent with the policies of the Provincial Policy Statement that encourage the efficient use of land, infrastructure, and planned public service facilities, as well as policies related to natural hazards and the wise use and management of natural heritage resources; • the applications conform with the objectives of the Growth Plan for the Greater Golden Horseshoe, which encourage more compact complete communities that are compatible with the surrounding community; • the Regional Official Plan (ROP) designates the subject lands as “Living Areas”, which are intended to be used predominantly for housing purposes with a full range of housing options at higher densities by intensifying and redeveloping existing areas, particularly along arterial roads; • the applications will facilitate the intensification of an underutilized site with medium density residential uses in a compact built form at varying heights, and is situated on an arterial road with pedestrian access to transit, which is consistent with the policies of the ROP; - 6 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 7 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. • municipal water supply and sanitary sewer servicing can be provided from the existing watermain and sanitary sewers on Altona Road; • as a condition of approval, the Region requires the applicant to include in the future subdivision agreement all recommended noise measures as noted in the Noise Impact Study; • as a condition of approval, the Region requires the submission of an updated Phase One Environmental Site Assessment and a Record of Site Condition to be filed with the Ministry of Environment, Conservation and Parks; and • as a condition of approval, the Region requires that the applicant convey a road widening adjacent to Altona Road measuring 4.7 metres in width and a sight triangle at the northeast corner of Altona Road and Sparrow Circle. 2.2.2 Toronto and Region Conservation Authority • the subject lands are within a TRCA Regulated Area of the Petticoat Creek Watershed, and a permit is required from the TRCA before any development takes place; • the site is regulated with respect to the Regulatory Floodplain associated with Petticoat Creek to the west, and the buffer associated with a wetland in Altona Forest; • TRCA staff agrees to the development in principle as it is adequately floodproofed to the Regulatory Storm Event; • the City of Pickering’s Fire Services Department has confirmed that safe access could be achieved during the Regulatory Storm Event; • TRCA staff are satisfied with the proposed development limits and the open space block; • the applicant has prepared a Wetland Risk Assessment to the satisfaction of the TRCA, which found that the risk to the off-site wetland as a result of the proposed development is low and that monitoring is not required; • TRCA has no objections to the proposal, subject to the conditions of draft approval of the plan of subdivision and condominium provided, which include conveyance of the open space block (Block 2) to the TRCA for long-term protection and preservation; and • a restrictive covenant shall be placed over the rear yards of lots that abut TRCA lands and shall have the effect of prohibiting the removal of fences and the installation of gates or other access through the fences along the lot line where it abuts TRCA owned lands. 2.2.3 Hydro One • no objection to the proposal, subject to the conditions of draft plan of subdivision provided, which include: • the applicant must make arrangements satisfactory to Hydro One for lot grading and drainage; - 7 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 8 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. • works associated with the proposal must not block vehicular access to any hydro facilities located on the transmission corridor and during construction; there shall be no storage of materials or mounding of earth, snow or other debris on the transmission corridor; and • temporary fencing must be installed along the transmission corridor before construction and permanent fencing must be erected along the common property line once construction is completed; • the applicant will be required to enter into further discussions and associated agreements to obtain access over the Hydro Corridor lands. 2.2.4 Durham District School Board • no objections to the proposal, and • students from this development will be accommodated within existing neighbourhood schools. 2.2.5 Durham Catholic District School Board • no objections to the proposal, and • students from this development will attend St. Elizabeth Seton Elementary School located at 490 Strouds Lane and St. Mary Catholic School located at 1918 Whites Road. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the proposal, subject to the conditions of draft approval provided, and • the owner shall satisfy all requirements, financial and otherwise of the City of Pickering including, among other matters, the execution of a subdivision agreement between the owner and the City concerning the provision and installation of roads, services, grading, drainage, utilities, tree compensation, construction management, cash-in-lieu of parkland, noise attenuation, street lighting, public sidewalks and any other matters. 2.3.2 Fire Services • no objections to the proposed development, and • are satisfied with the emergency connection to Altona Road, subject to the applicant obtaining all required approvals and easements from Hydro One. 2.3.3 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 would be required for new development applications deemed complete on or after January 1, 2023. - 8 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 9 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Applications submitted (deemed complete) before December 31, 2022, will continue to follow the 2007 Sustainable Development Guidelines and, at a minimum, achieve a Level 1, or 19 points. Given that the applications for Zoning By-law Amendment, Draft Plan of Subdivision and Condominium were received in 2021 and the application for Site Plan approval was received in 2022, before the new standards were enacted, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report/Checklist, prepared by GHD, dated January 2020, and further revised on September 6, 2022, which is based on the Draft Sustainable Guidelines approved in 2007. Sustainability staff have no objection to the approval of the proposed Zoning By-law Amendment application to facilitate the proposed development. The applicant has noted that the proposal aims to achieve a total of 28 points (Level 2), which exceeds the minimum Level 1 (19 points) required. The applicant has identified the proposal will include the following optional sustainability elements: • use of permeable pavement to capture and infiltrate run-off; • provide native and drought tolerant landscape plantings; and • provide green upgrades to the future purchasers of each unit such as energy-efficient appliances. Sustainability staff are satisfied that the proposal complies with the Draft Sustainable Guidelines approved in 2007. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Review Panel for their feedback before the Director, City Development & CBO issues site plan approval. 3. Planning Analysis 3.1 The proposed development falls within the permitted density range The subject lands are located within the Highbush Neighbourhood and are designated “Urban Residential Areas – Medium Density Area”, which provides for housing and related uses. This designation permits a net residential density of over 30, and up to and including 80 units per net hectare. The applicant’s proposal will result in a residential density of approximately 68 units per net hectare, which falls within the permitted density range, and is consistent with the existing subdivision immediately to the south, which is also designated medium density. 3.2 The proposal is compatible with the character of the surrounding neighbourhood 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. - 9 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 10 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. The established residential subdivision to the south consists of a mix of detached, street townhouse, semi-detached and quad-plex dwellings, ranging between two and three-storeys in height, fronting onto public and private condominium roads. To implement the proposed development, the applicant is proposing site-specific zoning standards. Attachment 9 to this report provides a comparison of the proposed zoning standards for this development, and the zoning standards for the existing subdivision to the south. The zoning standards for the proposed townhouse units and stacked townhouse buildings are generally in keeping with the zone standards of the existing neighbourhood immediately to the south. The stacked townhouse buildings are proposed to be three-and-a-half storeys in height (approximately 12.0 metres). However, they will appear to be three storeys when viewed from Sparrow Circle and Altona Road (see Conceptual Elevations – Stacked Townhouses, Attachment 6). The buildings will feature peaked roofs and pedestrian entrances with covered porches fronting Sparrow Circle, resembling traditional townhouses. A substantial transition, between the existing dwellings along the south side of Sparrow Circle and the proposed stacked townhouses, is provided by the completion of Sparrow Circle having a right-of-way width of 20.0 metres. The street townhouses, proposed to be located directly adjacent to the existing townhouses along Sparrow Circle, will be three storeys in height (approximately 11.6 metres), The proposed dwellings will feature peaked roofs and inset private garages (see Conceptual Elevations – Street Townhouses, Attachment 7). The dwellings will maintain a minimum front yard setback of 4.5 metres and a minimum external side yard setback of 1.2 metres, which is consistent with the townhouses immediately to the south. The exterior façade of both stacked townhouses and the street townhouses is proposed to consist of primarily of grey or burgundy brick with masonry stone and stucco accents, which is consistent with the existing dwellings along Sparrow Circle. The proposed residential development, comprising three-storey street townhouses and three-and-a-half-storey stacked townhouse units, will provide a built form and massing in keeping with the mix of residential dwelling types of the established neighbourhood to the south. The architectural design and façade treatment of the proposed buildings are consistent with the existing dwellings along Sparrow Circle. Staff are satisfied that the recommended zoning standards will ensure the size, scale, massing and setbacks of the future dwellings are in keeping with the surrounding built form. 3.3 Adjacent lands (Blocks 15 and 16, Plan 40M-1981) not owned by the applicant have been removed from the proposed development The original proposal illustrated a vehicular access at the westernmost part of the subject lands, west of Building Block F. However, this access was only conceptual since the applicant did not own the parcel of land identified as Block 15, 40M-1981. - 10 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 11 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Additionally, the applicant initially proposed three extra stacked townhouse units to be situated on this remnant block. Another remnant parcel of land (Block 16) is also located immediately south of Building A. However, due to its small size, it does not have any utility. Blocks 15 and 16, Plan 40M-1981 were created in 1999 when the original Sparrow Circle subdivision was completed. These blocks were remnant pieces of land, kept by the original homebuilder, to eventually combine and develop them along with the subject lands. The applicant has informed staff that they entered into extensive discussions to acquire the remnant parcels from the owner, but were unable to reach an agreement. Consequently, these lands have been excluded from the proposed development. They will remain vacant since they are not large enough to be developed independently of the subject lands. Since Block 16 lacks access from Sparrow Circle, the applicant has provided a 1.2 metre wide access easement for maintenance purposes. 3.4 Emergency Access to Altona Road will require an easement agreement with Hydro One The proposed private road is approximately 180 metres in length. The City’s Fire Services Department requires a secondary access be provided for private roads that exceed 90 metres in length. As a result of the eliminated vehicular access initially proposed on the westerly portion of the lands, the applicant is proposing an alternative right-out access to Altona Road for emergency services through the adjacent lands to the north, which are owned by Hydro One. To provide for the emergency access, the applicant will be required to obtain a permanent access easement with Hydro One before final site plan approval is issued, to the satisfaction of the City. The proposed zoning by-law (see Appendix I) will be subject to an “H” Holding Symbol, which will prevent the use of the lands for residential purposes until such time the applicant has made satisfactory arrangements regarding access over the Hydro Lands. The holding symbol will be removed by City Council at such time that the applicant secures a permanent access easement and associated agreement with Hydro One for the use of lands within the Hydro Corridor for emergency access. 3.5 Lands currently used for the temporary portion of Sparrow Circle will be returned to the original homebuilder of the existing subdivision The northerly section of the existing Sparrow Circle was designed and constructed as a temporary road as part of the original subdivision to provide emergency and convenient access for the area residents until the subject lands were developed. The applicant will be responsible for realigning and reconstructing this portion of Sparrow Circle to meet City standards, including installing a sidewalk connection between Altona Road and the existing sidewalk on the east side of Sparrow Circle. - 11 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 12 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Once Sparrow Circle is realigned and reconstructed to City standards, the portions of land where the temporary section of the roadway is currently located, identified as Blocks 17 and 18, together with the reserve Blocks 27 and 28, 40M-1981, will no longer be needed (see Submitted Draft Plan of Subdivision, Attachment 4). In accordance with the subdivision agreement for the original plan of subdivision for Sparrow Circle, Blocks 17 and 27 will be conveyed back to the original homebuilder, allowing for the construction of an additional townhouse unit at the northern end of the current townhouse block. Block 18, along with reserve Block 28, is intended to be conveyed to the property owner at the southeast corner of Sparrow Circle and Hummingbird Court (1565 Hummingbird Court) to enlarge the existing property, which currently supports a townhouse dwelling. 3.6 Appropriate Environmental buffers have been provided and will be conveyed to TRCA TRCA has identified the lands to the east of the subject property as environmentally significant lands containing a large wetland complex within the Altona Forest, a significant woodland. The policies of the Official Plan require a minimum vegetation protection buffer of 30.0 metres adjacent to wetlands and 10.0 metres from significant woodland. However, within the South Pickering urban area, the minimum vegetation buffer could be reduced where the conservation authority determines it to be appropriate, and where it can be demonstrated there is no increase in risk to life or property, no impact to the control of flooding, erosion, or pollution, and where a net environmental benefit can be established on the property. To support the proposed development, the applicant has submitted an Environmental Impact Study (EIS) and a Wetland Risk Assessment, prepared by GHD dated August 27, 2020 (revised August 2022) and December 21, 2022, respectively. These studies assessed the quality and extent of natural heritage features both on, and adjacent to, the subject lands. This includes examining the nearby wetland and the Altona Forest, along with the potential impacts on these features from the proposed development. The EIS highlighted that the easterly boundary of the subject lands contains significant woodland, and supports the off-site wetland and the Altona Forest. The applicant is proposing a buffer ranging between 5.0 metres to 20.0 metres in width from the significant woodland and 20.0 metres in width from the wetland, which will form part of the proposed open space block. The EIS concluded that the proposed protection buffers are appropriate and that any potential impacts on the adjacent natural features from the proposed development can be mitigated. This can be achieved by conveying the open space block to the TRCA and implementing careful design measures. These measures involve grading and managing stormwater, implementing a plan for sediment and erosion control, and robust native replanting and restoration within the buffer zone. - 12 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 13 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. As detailed in Section 2.2.2, the TRCA has advised that they have worked with the applicant to refine the proposal to meet the regulatory requirements. They have advised that they are satisfied with the proposed development limits, including the buffers to the features and limits of the open space block. TRCA staff are satisfied with the recommendations of the EIS, which will be implemented through the detailed design, as a condition of draft plan of subdivision approval, and the site plan approval process. 3.7 Tree compensation will be required for the loss of existing vegetation A concern was raised about the removal of mature trees as a result of the proposed development, particularly an existing cedar hedge along the southern boundary of the property. As outlined in Section 1.1, the subject lands currently operate as a tree supply and nursery business, resulting in numerous commercial plantings that support the operation. The applicant has submitted a Tree Preservation Plan, prepared by Henry Kortekaas & Associates Inc., revised on June 17, 2020. This plan surveyed and evaluated 66 trees within the boundary of the subject lands, in accordance with the City’s Tree Inventory, Preservation, and Removal Compensation Requirements. Additional plantings were identified but did not meet the size criteria for assessment. The applicant is proposing to retain 12 trees, remove 9 trees, and relocate the remaining 45 commercial stock trees off-site. Most of the existing cedar hedge along the south property line is required to be removed to complete Sparrow Circle. A total of 13 replacement trees are required according to the City’s compensation requirements. The applicant has submitted a Landscape Plan, prepared by Henry Kortekaas & Associates Inc., revised on September 11, 2023, which identifies approximately 55 deciduous trees will be planted within the development block, with 27 trees proposed between the stacked townhouses and Sparrow Circle. Additionally, the applicant has proposed two new cedar hedge segments, one south of Building B and the other south of Building F. The proposed plantings will offset the loss of the existing vegetation on-site, creating a substantial buffer between the future residential units and the neighbouring properties to the south. 3.8 Vehicular traffic from the future development will not impact the existing road network Area residents voiced concerns that the proposed development would increase traffic congestion along Sparrow Circle and raise safety issues. A Transportation Study prepared in 1999 for the original subdivision to the south included the subject lands within the study area and assessment. This study assumed that the subject lands would be developed for 50 dwelling units, and would generate a total of 22 trips during the morning peak hour (18 outbound and 4 inbound trips) and 27 trips during the afternoon peak hour (9 outbound and 18 inbound trips). - 13 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 14 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. In support of the current proposal, the applicant has submitted a Traffic Brief, prepared by Candevcon Limited, dated December 1, 2020. This study investigated traffic conditions and the effects of the proposed development on the surrounding area and the Altona Road/ Sparrow Circle intersection. The study forecasts that the new residential development will generate a total of 21 trips during the morning peak hour (16 outbound and 5 inbound trips) and 28 trips during the afternoon peak hour (11 outbound and 17 inbound trips), representing one less trip in the morning peak hour and one additional trip in the afternoon peak hour than initially forecasted with the original subdivision design. Given the relatively low number of vehicle trips to and from the area during peak hours, negative impacts on the neighbouring properties and at the Altona Road/Sparrow Circle intersection are not expected. The City’s Engineering Department and the Region of Durham Works Department, have reviewed the submitted Traffic Brief and are satisfied with the findings of the study. 3.9 Response to Key Concerns raised at the April 22, 2021, Public Open House Meeting and June 7, 2021, Statutory Public Meeting The table below summarizes the key concerns raised at the April 22, 2021, Public Open House Meeting and the June 7, 2021, Statutory Public Meeting and staff’s response. Concerns Staff’s Response Access should be solely from Altona Road The lands have insufficient frontage to support residential vehicular access to Altona Road Altona Road is classified as a Type ‘B’ Arterial Road in the Durham Regional Official Plan and is controlled under Regional By-law #211-79. The Region of Durham has confirmed that residential vehicular access to the subject lands will not be permitted from Altona Road, given the site can be accessed from Sparrow Circle Road, a non-arterial road. The subject lands are located at the northeast corner of Altona Road and Sparrow Circle and have approximately 25 metres of frontage on Altona Road. The Region has noted that the lands have inadequate frontage on Altona Road to accommodate a new access meeting the required clearance between the intersection of Sparrow Circle and a new driveway. The proposed connection to Altona Road is solely for emergency services. It will be restricted with a locked gate and will not be available for use by residents. - 14 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 15 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Concerns Staff’s Response Private road connection to Sparrow Circle The proposed private road connection to Sparrow Circle is appropriate One resident expressed they were concerned about the private road connection to Sparrow Circle being close to their driveway. The proposed private road connection will be located more than 2.0 metres away from the nearest residential driveway to the south, providing a sufficient setback to minimize vehicle conflict. As noted within Section 3.8, vehicle trips to and from the subject lands during the peak hour are relatively low and as such, are not anticipated to result in a negative impact on the adjacent properties. The City’s Engineering Department has reviewed and is satisfied with the location of the proposed driveway access on Sparrow Circle. Urbanization of Altona Road Sidewalks will be installed along the east side of Altona Road Area residents asked for a sidewalk to be installed on the east side of Altona Road. The Engineering Services Department has advised that sidewalks along the east side of Altona Road are being installed in phases. The first phase, covering the area between Finch Avenue and Sparrow Circle, was completed at the end of 2023. It is expected that the sidewalk will be extended southward from Sparrow Circle to Pine Grove Avenue in May 2025. Ensuring appropriate private and common amenity areas Residents have private rear yards or deck amenity space, and access to two private common amenity areas The outdoor amenity space requirements have been adequately met. Street townhouses will have private rear yards, while stacked townhouses will have private balconies. Additionally, there will be a proposed common outdoor amenity area that will have an area of approximately 420 square metres, representing approximately 5 percent of the developable area. The applicant has provided a facility fit plan showing that the size and configuration of this amenity area can accommodate features such as a children’s play structure, rubberized play surface, landscaping, walkways and seating. The conditions of draft plan of subdivision approval include a condition for the payment by the owner of cash-in-lieu of parkland. - 15 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 16 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Concerns Staff’s Response Community Mailbox Location A dedicated community mailbox will be provided Area residents requested a community mailbox be included in the proposed development to reduce the amount of traffic in the existing neighbourhood. The applicant has proposed a dedicated community mailbox to serve future residents of the development. The mailbox will be located internally to the site within the common amenity area, away from Sparrow Circle. The conditions of draft plan of subdivision approval require that the community mailbox is located and designed to meet the requirements of Canada Post. Questioned how waste collection for the new units will be addressed Curbside waste collection will be provided by a private service, paid for by the Condominium Corporation The applicant has submitted a Waste Management Plan, detailing that the Condominium Corporation will provide private collection services for the removal of recyclables, solid waste, organic waste and yard waste. Collection will occur at the bottom of each property’s driveway along the private road, eliminating the need for a centralized garbage location or large commercial bins. The Site Plan Agreement, which will be registered on title, will require the owner to acknowledge garbage will be through private collection. This requirement will also be outlined in the condominium declaration. Concerned regarding the future noise, parking and dust impact from future construction Measures to mitigate impacts from construction activities will be addressed through the submission of a Construction Management Plan Through the site plan review process, the applicant will be required to prepare and submit a Construction Management Plan to the satisfaction of the City’s Engineering Services, which addresses a variety of mitigation measures to be implemented during the construction process to minimize any negative noise, dust and traffic impacts. The mitigation measures could include a gravel mud mat and a construction staging area, sediment fencing and a tree protection zone. As part of the site plan approval, the applicant will be required to enter into a Site Plan Agreement with the City, which will require that the applicant implement the measures outlined in the submitted Construction Management and Erosion/Sediment Control Plan as approved by City staff. - 16 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 17 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. 3.10 Technical matters will be addressed as conditions of subdivision approval and through site plan approval Detailed design issues will be considered through the subdivision agreement and site plan approval processes. These requirements will address matters such as, but not limited to: • conveyance of open space and road widening lands to the applicable public agency; • drainage and grading; • site servicing; • noise attenuation; • façade and building material treatments; • cash-in-lieu of parkland; • tree compensation; • requirements for a Construction Management Plan; • landscaping of entryway and common amenity area; • resident, visitor and accessible parking spaces; • emergency vehicle access; • waste management collection; • location of community mailboxes; and • location of hydro transformers, gas meters and other utilities. 3.11 Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development Applications for standard and common element condominium are delegated to the Director, City Development for final approval. No further approvals are required at this time. 3.12 Conclusion The applicant’s proposal satisfies the applicable Official Plan policies. The applicant has worked with City staff, and external agencies, to address various technical requirements. Staff support Zoning By-law Amendment Application A 02/21, and recommend that the site-specific implementing by-law, as set out in Appendix I to this report, be approved and forwarded to Council for enactment. Staff recommends Council endorse Draft Plan of Subdivision SP-2021-01, as shown in Attachment 3 to this report, and the Conditions of Approval set out in Appendix II to this report. 3.13 Applicant’s Comments The applicant supports the recommendations of this report. - 17 - PLN 04-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 02/21 Draft Plan of Subdivision Application SP-2021-01 Page 18 Draft Plan of Condominium Application CP-2021-01 Highcastle (1939 Altona Rd.) Inc. Appendices Appendix I Recommended Zoning By-law for Zoning By-law Amendment Application A 02/21 Appendix II Recommended Conditions of Approval for Draft Plan of Subdivision SP-2021-01 Attachments 1.Location Map2.Air Photo Map3.Draft Plan of Subdivision 4.Original Conceptual Site Plan5.Current Conceptual Site Plan6. Conceptual Elevations – Stacked Townhouses 7. Conceptual Elevations – Street Townhouses 8.Revised Draft Plan of Condominium 9. Zoning Comparison Chart Prepared By: Original Signed By Cody Morrison Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P.Eng. Director, City Development & CBO CM:jc Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 18 - Appendix I to Report PLN 04-24 Recommended Zoning By-law for Zoning By-law Amendment Application A 02/21 - 19 - The Corporation of the City of Pickering By-law No. XXXX/24 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 32, Concession 1 North, City of Pickering (A 02/21) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a common element condominium consisting of townhouse units and stacked townhouse units on lands being Part of Lot 32, Concession 1 North, City of Pickering; And whereas an amendment to Zoning By-law 3036, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I 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 32, Concession 1 North, in the City of Pickering, designated “MD-H21”, “MD-H22” and “OS-HL” 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) “Air Conditioner” shall mean any mechanical equipment which is required for residential domestic use and which must be installed outdoors including central air conditioning units, heat pumps, heat exchange units, emergency generators and other such equipment. (2) “Amenity Area” shall mean an outdoor area located anywhere on a lot, or the roof of a parking structure, private garage or any other building which includes landscape area, but which may also include areas of decking, decorative paving or other similar surface and includes a balcony, porch or deck and which has direct access from the interior of the dwelling unit. - 20 - By-law No. XXXX/24 Page 2 (3) “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. (4) “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. (5) “Condominium, Common Element” shall mean spaces and features owned in comment by all shareholders in a condominium and may include private streets, walkways, parking, and amenity areas. (6) “Dwelling” shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; a. “Dwelling Unit” shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; b. “Dwelling - Semi-Detached” shall mean a residential use building containing two attached principal dwelling units that are divided vertically, with each unit having frontage on a street, except where located within a planned unit development; c. Dwelling - Stacked” means a residential use building of four or fewer storeys in height containing three or more principal dwelling units where the units are divided horizontally and vertically, and in which each dwelling unit has an independent entrance to the interior; d. “Dwelling, Multiple – Horizontal” shall mean a building containing three or more dwelling units attached horizontally by an above-grade wall or walls. (7) “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. (8) “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; (9) “Lot Coverage” shall mean the combined areas of all the buildings on the lot measured at the level of the first floor and expressed as a percentage of the lot area; - 21 - By-law No. XXXX/24 Page 3 (10) “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. (11) “Park, Private” means a park which is maintained by a condominium corporation. (12) “Private Garage” means 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. (13) “Storey” means 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 above it. (14) “Street” shall mean a public highway but does include a lane. Where a 0.3 metre reserve abuts a street, or where a daylight triangle abuts a street, for the purposes of determining setbacks the street shall be deemed to include the 0.3 metre reserve and/or the daylight triangle, however, nothing herein shall be interpreted as granting a public right of access over the 0.3 metre reserve or as an assumption of the 0.3 metre reserve as a public highway for maintenance purposes under the Municipal Act. (15) “Street, Private” means: a. a right-of-way or roadway that is used by vehicles and is maintained by a condominium corporation; b. a private road condominium, which provides access to individual freehold lots; c. a roadway maintained by a corporation to provide vehicular and pedestrian access to parking lots and individual retail/commercial units; d. a private right-of-way over private property, that affords access to lots abutting the private street, but is not maintained by a public body and is not a lane. (16) “Water Meter Building” shall mean a building or structure that contains devices supplied by the Region of Durham which measure the quantity of water delivered to a property. (17) “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; (18) “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; - 22 - By-law No. XXXX/24 Page 4 (19) “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; (20) “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; (21) “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; (22) “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; (23) “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; (24) “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; (25) “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; (26) “Interior Side Yard” shall mean a side yard other than a flankage side yard. 5. Provisions (“MD-H21” Zone) (1) Uses Permitted (“MD-H21” Zone) (a) No person shall within the lands zoned “MD-H21” 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) multiple dwelling – horizontal (2) Zone Requirements (“MD-H21” Zones) No person shall within the lands zoned “MD-H21” 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: - 23 - By-law No. XXXX/24 Page 5 “MD-H21” Zone (a) Lot Frontage (minimum) 5.5 metres (b) Lot Area (minimum) 110 square metres (c) Front Yard Depth (minimum) 4.5 metres (d) Side Yard Depth (minimum) 1.2 metres except where dwellings on abutting lots share a common wall, no interior side yard shall be required adjacent to that wall on either lot (e) Rear Yard Depth (minimum) 6.0 metres (f) Flankage Yard Depth (minimum) 2.4 metres (g) Building Height (maximum) 12.0 metres (3 storeys) (h) Parking Requirements (minimum) 2.0 parking spaces per dwelling unit (i) Visitor Parking Requirements (minimum) 0.25 of a parking space per dwelling unit (j) Garage Requirements Minimum one private garage per dwelling, the vehicular entrance of which shall be located not less than 6.0 metres from the private street. (k) Interior Garage Size (minimum) A private garage shall have a minimum width of 3.0 metres and a minimum depth of 6.0 metres provided, however, the width may include one interior step and the depth may include two interior steps (l) Driveway Width (maximum) 3.5 metres - 24 - By-law No. XXXX/24 Page 6 (3) Special Provisions (“MD-H21” Zone) (a) Projections such as window sills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required yard, provided that no such feature projects into the required yard more than 0.6 of a metre or half the distance of the required yard, whichever is less; (b) A porch, uncovered deck or balcony may encroach into any required front yard or rear yard to a maximum of 2.0 metres or half the distance of the required yard, whichever is less; (c) A porch, uncovered deck, or balcony may encroach into any required rear yard, flankage yard or side yard to a maximum of 1.2 metres, or half the distance of the required yards, whichever is less; (d) Stairs to porch, uncovered deck or an entrance may encroach to within 2.5 metres of the front lot line and to within 0.6 of a metre of a side lot line or flankage lot line; (e) Stairs may encroach into any required rear yard to a maximum of 2.0 metres; (f) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach into any required yard to a maximum of 0.6 of a metre or half the distance of the required yard, whichever is less; (g) Air conditioners are permitted on a lot provided they are located in the rear yard or side yard or on a balcony or roof. In addition, such units shall not be located any closer than 0.6 of a metre to a side lot line and shall not be located on any easement in favour of the City. 6. Provisions (“MD-H22” Zones) (1) Uses Permitted (“MD-H22” Zones) (a) No person shall within the lands zoned “MD-H22” on Schedule I to this By-law, use any lot or erect any buildings or structures for any purpose except the following: (i) dwelling-stacked (ii) multiple dwelling-horizontal (2) Zone Requirements (“MD-H22”) No person shall within the lands zoned “MD-H19” and “MD-H20” 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: - 25 - By-law No. XXXX/24 Page 7 MD-H22 (a) Building Location No building or part of a building or structure shall be erected outside of the building envelope as illustrated on Schedule II, attached hereto. (b) Setback between building blocks (minimum) 3.0 metres between side walls (c) Building Height (maximum) 12.0 metres (3 storeys) (d) Parking Requirements (minimum) 2.0 parking spaces per dwelling unit (e) Visitor Parking Requirements (minimum) 0.25 of a parking space per dwelling unit (f) Garage Requirements Minimum one private garage per dwelling, the vehicular entrance of which shall be located not less than 6.0 metres from a private street. (g) Interior Garage Dimensions (minimum) A private garage shall have a minimum width of 2.9 metres and a minimum depth of 6.3 metres. The width may include two interior steps and the depth may include two interior steps or may permit a platform and associated steps to encroach a maximum of 1.0 metre into the required depth and a maximum of 2.0 metres into the required width. (h) Driveway Width (maximum) A driveway shall not exceed the width of the building or structure to which it provides access. (i) Private Park Area (minimum) 420 square metres (3) Special Provisions (“MD-H22” Zone) (a) Despite Section 6(2)(a), a porch (including living space of dwelling unit located below), uncovered deck, private patio or balcony may encroach a maximum of 2.0 metres beyond the building envelope as illustrated on Schedule II attached hereto, but shall be located a minimum of 1.2 metres from a lot line; (b) Despite Section 6(2)(a), stairs to a porch, uncovered deck or entrance may encroach beyond the building envelope to within 0.30 of a metre of the front lot line; - 26 - By-law No. XXXX/24 Page 8 (c) A bay, box or bow window, with or without foundation, having a maximum width of 4.0 metres may encroach beyond the building envelope as identified on Schedule II to a maximum of 0.6 of a metre; (d) Air Conditioners shall not be located between a building and Altona Road or Sparrow Circle, but may be permitted on a balcony or roof. (e) Minimum Private Amenity Area: (i) 4.5 square metres of private amenity area shall be provided for each unit; (ii) accessory structures such as pergolas, shed or other similar structures shall not be permitted on the balcony above the garage of the dwelling unit; and (iii) outdoor private amenity area located above the garage at the rear of the dwelling unit shall not be enclosed. 7. Special Regulations (“MD-H21” and “MD-H22” Zones) (1) Number of Dwelling Units: (a) Minimum: 26 (b) Maximum: 57 (2) Despite the provisions of Section 5.6 of By-law 3036, as amended, the requirement for the frontage on a public street shall be satisfied by establishing frontage on a common element condominium street for the lands on Schedule I to this By-law; (3) Despite Section 7(2), the lot line abutting Altona Road and Sparrow Circle shall be deemed the front lot line for lands zoned “MD-MH-22”; (4) A water meter building required by the Region of Durham for the purpose of measuring the quantity of water delivered shall be exempt from “MD-H21”, “MD-H22” zone use provisions and zone requirements; (5) Sections 5.21.2(a), 5.21.2(b), 5.21.2(d) and 5.22 of By-law 3036, as amended, shall not apply to the lands zoned “MD-H21” and “MD-H22” on Schedule I of this By-law; and (6) Visitor parking spaces shall be setback a minimum of 1.0 metre from any lot line. 8. Provisions (“OS-HL” Zones) (1) Uses Permitted (“OS-HL” Zones) (a) No person shall within the lands zoned “OS-HL” on Schedule I to this By- law, use any lot or erect any buildings or structures for any purpose except the following: - 27 - By-law No. XXXX/24 Page 9 (i) Preservation and conservation of the natural environment, soil and wildlife; (ii) Resource management. (2) Zone Requirements (“OS-HL” Zone) (a) No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, or resource management. 9. Model Homes (1) A maximum of 2 blocks together with no fewer than two parking spaces per Model Home, may be constructed on the lands zoned “MD-H21” and “MD-H22” as set out in Schedule I to this By-law prior to the division of those lands by registration of a plan of subdivision; and (2) For the purpose of this By-law, “Model Home” shall mean a dwelling unit which is not used for residential purposes, but which is used exclusively for sales, display and marketing purposes pursuant to an agreement with the City of Pickering. 10. Provisions (“(H)MD-H21” and “(H)MD-H22” Zones) (1) Uses Permitted (“(H)MD-H21” and “(H)MD-H22” Zones) Until such time as the “(H)” Holding Provision is lifted, the lands shall not be used for any purposes other than the existing lawful uses, located on the land or in existing buildings or structures, provided such use continues in the same manner and for the same purpose for which they were used on the day this by-law was passed. (2) Zone Requirements (“(H)MD-H21” and “(H)MD-H22” Zones) The “(H)” Holding Symbol shall be removed from the ““(H)MD-H21” and “(H)MD H22” Zones until the completion of the following: (a) the applicant secures a permanent easement over the lands immediately to the north (hydro lands) for emergency access, or satisfies the City’s Fire Services Department with an alternative emergency access for the development. 11. 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, as amended. - 28 - By-law No. XXXX/24 Page 10 12. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2024. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 29 - "'O ro 0 0::: ro C 0 ...... <( Schedule I to By-Law XXXX/24 Passed This XXrd Day of XXXX 2024 Mayor Clerk MD- H21 E oi N 'SI" E CX) r--r-- 05-HL t tv - 30 - ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!! ! ! !!!!! Al t o n a R o a d Sp a r r o w C i r c l e ! ! ! ! ! i N 5.0m Clerk Mayor Schedule II to By-Law Passed This Day of XXXX/24 XX XXXX 2024 5.0m 5.0m 3.0m3.0m3.0m 1.2m 1.2m 1.2m Building Envelope 1.2m 3.0m - 31 - Appendix II to Report PLN 04-24 Recommended Conditions of Approval for Draft Plan of Subdivision SP-2021-01 (Draft) - 32 - Recommended Conditions of Approval for Draft Plan of Subdivision SP-2021-01 (Draft) General Conditions 1. That the Owner shall prepare the final plan generally on the basis of the draft plan of subdivision, identified as Project No. P-3107, prepared by KLM Planning Partners Inc., dated December 8, 2020, which illustrates 1 development block, 1 open space block, 1 public road (Sparrow Circle), 1 road widening block and a 0.3 metre reserve block. Region of Durham 2. That the Owner shall submit plans showing the proposed phasing to the Region of Durham and the City of Pickering for review and approval if this subdivision is to be developed by more than one registration. 3. That the Owner shall grant to the Region, any easements required to provide Regional services for this development. The easements shall be in locations and of such widths as determined by the Region. 4. That the Owner shall convey to the Regin of Durham sufficient road allowance widening measuring approximately 4.7 metres. The conveyance shall include a sight triangle at the northeast corner of Altona Road and Sparrow Circle. 5. That prior to final approval, the Owner shall submit a Record of Site Condition (RSC) to the Region of Durham, and the Ministry of the Environment, Conservation and Parks (MECP). The RSC must be to the satisfaction of the Region, including an Acknowledgement of Receipt of the RSC by the MECP. 6. That the Owner shall agree in the City of Pickering’s Subdivision Agreement to implement the recommendations of the report, entitled “Environmental Noise Assessment,” prepared by YCA Engineering Ltd., as revised and dated March 1, 2022, which specifies noise attenuation measures for the development. The measures shall be included in the subdivision agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/ addenda) and shall include any required warning clauses identified in the study. 7. That prior to final approval, the Owner shall submit the Stage 1-2 Archaeological Assessment, prepared by Archeoworks Inc., dated July 20, 2020, and the Stage 1-2 Archaeological Assessments for the Proposed Right-Out Egress and Indigenous Engagement, dated July 30, 2022, to the Ministry of Citizenship and Multiculturalism for approval. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance from the Ministry of Citizenship and Multiculturalism. - 33 - Recommended Conditions of Approval Page 2 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 8. That the Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan, which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Region of Durham. All arrangements, financial and otherwise for said extensions are to be made to the satisfaction of the Region of Durham, and are to be completed prior to final approval of this plan. 9. That prior to entering into a Subdivision Agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. 10. That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a Subdivision Agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. Subdivision Agreement 11. That the Owner enters into a subdivision agreement with and to the satisfaction of the City of Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which shall include, but not necessarily be limited to the conditions outlined in this document. 40M-Plan 12. That the Owner submits a Draft 40M-Plan to the satisfaction of the City Development Department. Street Names 13. That street signage be provided to the satisfaction of the City of Pickering. 14. That the streets be named to the satisfaction of the City of Pickering. Development Charges & Development Review & Inspection Fee 15. That the Owner satisfies the City financially with respect to the Development Charges Act. 16. That the Owner satisfies the City with respect to payment for the Development Services Engineering Review Fee, Residential Lot Grading Review Fee, Road Degradation Fee, and Development Services Inspection Fees and any additional fees which may be applicable. - 34 - Recommended Conditions of Approval Page 3 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Cost Recovery 17. That the Owner satisfies the City with payment in the amount of $4,230.13, payable to Altona West Developments, for their proportionate share of the land acquisition portion of the Petticoat Creek stormwater pond. Pre-Condition Survey 18. That the Owner submits a pre-condition survey for 374 to 378 and 383 to 393 Sparrow Circle, 1556, 1563 and 1565 Hummingbird Court, to the satisfaction of the City. The surveys must be prepared by a qualified professional and must be undertaken before any site work commences. Stormwater 19. That the Owner satisfies the Director, Engineering Services, respecting the stormwater drainage and management system to service all the lands in the subdivision, and any provision regarding easements. 20. That the Owner satisfy the Director, Engineering Services regarding the revision of stormwater maintenance fees. Grading 21. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a grading control plan. 22. That the Owner satisfies the Director, Engineering Services, respecting authorization from abutting landowners for all off-site grading. Geotechnical Investigation 23. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a geotechnical soils analysis. Fill & Topsoil 24. That the City of Pickering’s Fill & Topsoil By-law prohibits soil disturbance, removal, or importation of material to the site unless a permit has been issued. No on-site works prior to Draft Plan Approval is permitted. A Fill and Topsoil Permit will be required should grading works proceed prior to a Subdivision Agreement. Construction/Installation of City Works & Services 25. That the Owner satisfies the Director, Engineering Services, respecting the construction of Municipal Services such as roads, curbs, storm sewers, sidewalks, and boulevard designs. 26. That the Owner satisfies the City respecting arrangements for the provision of all services required by the City. - 35 - Recommended Conditions of Approval Page 4 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 27. That the Owner satisfies the appropriate authorities respecting arrangements for the provision of underground wiring, street lighting, cable television, natural gas and other similar services. 28. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary maintenance of existing services necessitated by this development shall be the responsibility of the Subdivider. 29. That the Owner satisfies the City with respect to arrangements necessary to provide for coordination of services and roads with adjacent lands and any phasing of development that may be required. Phasing & Development Coordination 30. That if this subdivision is to be developed by more than one registration, the Owner will be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of Durham and the City. Dedications/Transfers/Conveyances/Reserves 31. That the Owner conveys to the City, at no cost, any easements and any reserves as required by the City. 32. That the Owner shall lift the reserves, known as Block 24, Block 25, Block 26, Block 27, and Block 28, Plan 40M-1981. 33. That the Owner conveys to the City, at no cost, the completion of the municipal public road known as Sparrow Circle. Easements 34. That the Owner, to the satisfaction of the Director, Engineering Services, provides any required easement for works, facilities or use rights that are required by the City of Pickering. 35. That the Owner conveys any easements to any utility to facilitate the installation of their services in a location(s) satisfactory to the City and the utility. 36. That the Owner arranges, at no cost to the City, any easements required on third-party lands for servicing and such easements shall be in a location as determined by the City and/or the Region and are to be granted upon request at any time after draft approval. 37. That the Owner arranges, at no cost to the City, a 1.2 metre wide permanent access easement over the subject lands in favour of lands known as Block 16, 40M-1981, to the satisfaction of the City. - 36 - Recommended Conditions of Approval Page 5 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Construction Management Plan 38. That the Owner satisfies the City respecting the submission and approval of a Construction Management, with such Plan to contain, among other matters: (i) details of erosion and sedimentation controls during all phases of construction and provide maintenance requirements to maintain these controls; (ii) addressing the parking of vehicles and the storage of construction and building materials during servicing and house construction, and ensuring that such locations will not impede the flow of traffic or emergency vehicles on either existing streets, or the proposed public street; (iii) confirmation that the City’s Noise By-law will be adhered to and that all contractors, trades and suppliers are advised of this By-law; (iv) the provision of mud and dust control on all roads within and adjacent to the site; (v) type and timing of construction fencing; (vi) location of construction trailers; and (vii) details of the temporary construction access. 39. That the Owner shall agree in the subdivision agreement, in wording acceptable to the City, to maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period. Fencing 40. That the Owner satisfies the City with respect to the provision of temporary fencing around the entire perimeter of the subject lands during construction, prior to the commencement of any works. 41. That the Owner agrees to install a 1.8-metre high board-on-board wood privacy fence along the north and south property line, where the adjacent lands are hydro corridor or are an adjacent existing residential lot fronting onto Sparrow Circle, to the satisfaction of the City. 42. That the Owner agrees to install a 1.8-metre high chain-link fence along the west and south property line of the open space block (Block 2). Landscaping 43. That the Owner satisfies the Director, Engineering Services, respecting the submission and approval of a boulevard street tree planting plan. 44. That the Owner satisfies the Director, Engineering Services with the submission of a Tree Inventory & Preservation Plan which will illustrate the protection of trees and other natural features where appropriate, with specific attention to preservation in all public open spaces prior to the approval of a Preliminary Grading Plan. - 37 - Recommended Conditions of Approval Page 6 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Tree Compensation 45. That the Owner agrees that prior to final approval of the draft plan, compensation for the loss of tree canopy will be required either through replacement planting or cash-in-lieu, to be paid to the City of Pickering. In accordance with Council Resolution #387/18, approved on January 15, 2018, tree removal compensation is to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements. Where compensation through replanting is being considered, the Owner will be required to provide a Landscape Plan indicating the location, size and species of all trees, including boulevard trees, to the satisfaction of the Director, Engineering Services. Engineering Plans 46. That the Owner satisfies the City respecting the submission of appropriate engineering drawings that detail, among other things, City services, roads, storm sewers, sidewalks, lot grading, streetlights, fencing, fibre optic conduit and tree planting, and financially-secure such works. 47. That the engineering plans be coordinated with the architectural design objectives. 48. That the Owner ensures that the engineering plans are coordinated with the streetscape/architectural control guidelines and further that the engineering plans coordinate the driveway, street hardware, and street trees to ensure that conflicts do not exist, asphalt is minimized and all objectives of the streetscape/architectural control guidelines can be achieved. Noise Attenuation 49. That the Owner shall agree in the subdivision agreement to implement the recommended noise control measures and warning clauses of the study entitled Environmental Noise Assessment, prepared by YCA Engineering Limited, as dated May 22, 2020. Parkland Dedication 50. That the Owner satisfies the City with respect to the payment of cash-in-lieu in accordance with the parkland dedication requirements of the Planning Act. Fire 51. That the Owner agrees that no development will proceed on any land until adequate services are available including adequate water pressure to the satisfaction of the City’s Fire Services Department. Model Homes 52. That the Owner enters into a model home agreement with the City, if applicable for this draft plan. All model homes must satisfy all architectural requirements. - 38 - Recommended Conditions of Approval Page 7 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) Toronto and Region Conservation Authority 53. That prior to the initiation of final grading, and prior to the registration of this Draft Plan of Subdivision or any phase thereof, the Owner shall submit the following to the Toronto and Region Conservation Authority (TRCA) and the City of Pickering for review and approval: a. A detailed Stormwater Management Report to include a detailed design for the storm drainage system for the proposed development including: i. plans illustrating how this drainage system will tie into surrounding drainage systems and stormwater management techniques which may be required to control minor or major flows; ii. appropriate Low Impact Development stormwater management practices to be used to treat stormwater, to mitigate the impacts of development on the quality and quantity of ground and surface water resources as it relates to terrestrial and aquatic habitat; iii. detailed design and maintenance plans for any stormwater management facilities; iv. an Erosion and Sediment Control Report and Plan, consistent with the Erosion and Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area Conservation Authorities, 2006), as amended; and, v. location and description of all outlets and other facilities which may require a permit pursuant regulations under the Conservation Authorities Act. b. Overall grading plans for the lands within the Draft Plan of Subdivision illustrating, among others, how all vegetation in the natural heritage system will be protected from grading and construction impacts. c. The Owner shall implement the Restoration Planting Plan, prepared by Henry Kortekaas Associates Inc, on Block 2 (BL-2) to the satisfaction of the TRCA prior to conveyance. d. The Owner shall update the Stormwater Management Report, Building Elevation drawings, Survey, and Site Grading Plan showing the updated TRCA floodline (June 2022). e. The Owner shall prepare a cut/fill balance to quantify the amount of fill being proposed within the floodplain prior to any permits under the Conservation Authorities Act being issued, in order to support the proposed grading works. 54. That the Owner agrees in the subdivision agreement, in wording acceptable to the Toronto and Region Conservation Authority (TRCA): a. To carry out, or cause to be carried out, to the satisfaction of the TRCA, the recommendations of the technical reports referenced in Condition #54; - 39 - Recommended Conditions of Approval Page 8 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) b. To agree to, and implement, the requirements of the TRCA's conditions in wording acceptable to the TRCA; c. To design and implement on and off-site erosion and sediment control; d. To maintain all stormwater management and erosion and sedimentation control structures operating and in good repair during the construction period, in a manner satisfactory to the TRCA; e. To obtain all necessary permits pursuant to the Conservation Authorities Act, from the TRCA; and f. To implement all water balance/infiltration measures identified in the approved SWM Report; g. To provide a letter of credit to the TRCA for the full cost of the restoration plantings identified in Condition #54; h. The Owner covenants and agrees to install restoration planting on lands identified as Block 2 (BL-2) on the Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., and dated December 15, 2020, prior to the lands being conveyed to the TRCA and the occupancy of the first dwelling unit; i. To install fences along the boundary of the development lots and natural heritage system blocks prior to the occupancy of the first dwelling unit. Specific fencing specifications to be addressed to the satisfaction of the TRCA; and, j. The Owner covenants and agrees to place a restrictive covenant over the rear yards along the eastern limit of Block 1, on the Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., and dated December 15, 2020, to have the effect of prohibiting the removal of approved fences and prohibiting the installation of any gates or other access to Block 2 (BL-2, lands to be conveyed to the TRCA). 55. That the Owner shall gratuitously convey the natural heritage system, identified as Block 2 (BL-2) Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., and dated December 15, 2020, to the TRCA prior to registration. 56. That the Draft Plan of Subdivision shall be subject to any redline revisions necessary to implement the above conditions. Canada Post 57. That the Owner agrees to include in all offers of purchase and sale, a statement that advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. 58. That the Owner will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any unit sale. - 40 - Recommended Conditions of Approval Page 9 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 59. That the Owner agrees to consult with Canada Post Corporation and the City of Pickering to determine a suitable location for the placement of the Community Mailbox and to indicate these locations on appropriate servicing plans. 60. That the Owner agrees to provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: (i) An appropriately sized sidewalk section (concrete pad) for the Community Mailboxes on. (ii) Any required walkway across the boulevard. (iii) Any required curb depressions for wheelchair access. 61. That the Owner agrees to determine and provide a suitable temporary Community Mailbox location(s), which may be utilized by Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox location(s). 62. That the Owner agrees to provide Canada Post at least 60 business days’ notice prior to the confirmed first occupancy date to allow for the community mailboxes to be ordered and installed at the prepared temporary location. Bell Canada 63. That the Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. 64. That the Owner agrees that should any conflict arise with existing Bell Canada facilities where a current and valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost. Hydro One Networks Inc. 65. That prior to Hydro One Networks Inc. providing its final approval, the Owner must make arrangements satisfactory to Hydro One Networks Inc. for lot grading and drainage. Digital PDF copies of the lot grading and drainage plans (true scale), showing existing and proposed final grades, must be submitted to Hydro One Networks Inc. for review and approval. The drawings must identify the transmission corridor, location of towers within the corridor and any proposed uses within the transmission corridor. Drainage must be controlled and directed away from the transmission corridor. 66. That any development in conjunction with the subdivision must not block vehicular access to any Hydro One Networks Inc. facilities located on the transmission corridor. During construction, there must be no storage of materials or mounding of earth, snow or other debris on the transmission corridor. - 41 - Recommended Conditions of Approval Page 10 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 67. That at the Owner’s expense, temporary fencing be placed along the transmission corridor prior to construction, and permanent fencing must be erected where subdivision lots directly abut the transmission corridor after construction is completed. 68. That the costs of any relocations or revisions to Hydro One Networks Inc. facilities, which are necessary to accommodate this subdivision, will be borne by the Owner. The Owner will be responsible for restoration of any damage to the transmission corridor, or Hydro One Networks Inc. facilities thereon, resulting from construction of the subdivision. Other Approval Agencies 69. That any approvals which are required from the Region of Durham or any utility for the development of this plan be obtained by the Owner and upon request written confirmation be provided to the City as verification of these approvals. 70. That the Owner, through the approval of the Utility Coordination Plan for the location(s), is to enter into an agreement with Canada Post Corporation for the provision of a Community Mailbox(es) including technical specifications and financial terms. Plan Revisions 71. That the Owner acknowledges and agrees that the draft plan of subdivision and associated conditions of approval may require revisions to the satisfaction of the City, to implement or integrate any recommendation resulting from studies required as conditions of approval. 72. That the Owner revises the draft plan as necessary to the satisfaction of the City, to accommodate any technical engineering issues which arise during the review of the final engineering drawings. Required revisions may include revising the number of residential building lots or reconfiguring the roads or lots to the City’s satisfaction. 73. That the Owner agrees to implement the requirements of all studies that are required by the City for the development of this draft plan of subdivision to the satisfaction of the City. Notes to Draft Approval 1. As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval may be withdrawn at any time prior to final approval. - 42 - Recommended Conditions of Approval Page 11 SP-2021-01 – Highcastle (1939 Altona Rd.) Inc. (Draft) 2. That the Owner agrees that Conditions 65 to 68, provided by Hydro One, should in no way be construed as permission for or an endorsement of proposed location(s) for any road crossing(s) contemplated for the proposed development. This permission may be specifically granted by OILC under separate agreement(s). Proposals for any secondary land use including road crossings on the transmission corridor are processed through the Provincial Secondary Land Use Program (PSLUP). HONI, as OILC's service provider, will review detailed engineering plans for such proposals separately, in order to obtain final approval. 3. All plans of subdivision must be registered in the Land Titles system within the Regional Municipality of Durham. 4. Where agencies’ requirements are required to be included in the City of Pickering subdivision agreement, a copy of the agreement should be sent to agencies in order to facilitate their clearance of conditions for final approval of the plan. The addresses and emails of these agencies are: a) Planning Department, Region of Durham, 605 Rossland Road East, Whitby, ON L1N 6A3, applications-precons@durham.ca. b) Planning and Development, Toronto and Region Conservation Authority, 101 Exchange Avenue, Vaughan, ON L4K 5R6, durhamplan@trca.ca. c) Canada Post Corporation, 1395 Tapscott Road, 2nd Floor, Scarborough, ON M1X 0C7, nadya.singh@canadapost.postescanada.ca. d) Hydro One Networks Inc., PO Box 4300, Markham, ON L3R 5Z5, LandUsePlanning@HydroOne.com. e) Bell Canada, CA.Circulations@wsp.com. 5. Prior to final approval of the plan for registration, the Director, City Development & CBO for the City of Pickering shall be advised in writing by: a) The Region of Durham, how Conditions 1 to 10, inclusively, have been satisfied; b) The Toronto and Region Conservation, how Conditions 53 to 56, inclusively, have been satisfied; c) Canada Post Corporation, how Conditions 57 to 62, inclusively, have been satisfied; d) Bell Canada, how Conditions 63 and 64, inclusively, have been satisfied; and, e) Hydro One Networks Inc., how Conditions 65 to 68, inclusively, have been satisfied. 6. This draft approval shall lapse three years from the date the draft approval has been granted if the noted conditions have not been fulfilled, or if it has not been extended by the City of Pickering. - 43 - Al t o n a R o a d Pin e G ro v e Avenue SparrowCircle Shadow Place Me l d r o n D r i v e H u mmingbirdCourt Finch Avenue Chic k adee Court SandhurstCrescent ChickadeePark City Development Department Location MapFile:Applicant:Municipal Address: A02/21, SP-2021-01 & CP-2021-01 Date: May. 04, 2021 ¯ E Highcastle (1939 Altona Rd.) Inc.1939 Altona Road HydroLands SubjectLands L:\PLANNING\01-MapFiles\SP\2021\SP-2021-01 Highcastle (1939 Altona Road) Inc\A02_21_LocationMap_v2.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. Hydro Lands Attachment 1 to Report PLN 04-24 - 44 - Al t o n a R o a d Pin e G ro v e Avenue St a l l i o n C h a s e SparrowCircle Shadow Place Me l d r o n D r i v e H u mmingbirdCourt Finch Avenue Chic k adee Court SandhurstCrescent Air Photo MapFile:Applicant:Municipal Address: A02/21, SP-2021-01 & CP-2021-01 Date: May. 07, 2021 ¯ E Highcastle (1939 Altona Rd.) Inc.1939 Altona Road SubjectLands L:\PLANNING\01-MapFiles\SP\2021\SP-2021-01 Highcastle (1939 Altona Road) Inc\A02_21_SP-2021-01_AirPhoto_v2.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 Development Department Ñ Telecommunications tower E Attachment 2 to Report PLN 04-24 - 45 - L:\PLANNING\01-MapFiles\SP\2021 May 5, 2021DATE: 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 A 02/21, SP-2021-01 & CP-2021-01 1939 Altona Road Highcastle (1939 Altona Rd.) Inc. Attachment 3 to Report PLN 04-24 - 46 - L:\PLANNING\01-MapFiles\SP\2021 May 10, 2021DATE: Applicant: Municipal Address: File No: Original Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 02/21, SP-2021-01 & CP-2021-01 1939 Altona Road Highcastle (1939 Altona Rd.) Inc. N Lands not currently owned by the applicant (Blocks 15 & 16, 40M-1981) Access to Sparrow Circle Building G Bu i l d i n g F Building E Building D Buil d i n g C Bu i l d i n g B Bu i l d i n g A Environmental lands to be conveyed to TRCA Street Townhouses Stacked Townhouses Outdoor amenity area Loading space and visitor parking area Conceptual secondary access Garbage enclosure Attachment 4 to Report PLN 04-24 - 47 - L:\PLANNING\01-MapFiles\SP\2021 Jan 8, 2024DATE: Applicant: Municipal Address: File No: Current Conceptual Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 02/21, SP-2021-01 & CP-2021-01 1939 Altona Road Highcastle (1939 Altona Rd.) Inc. N Street Townhouses Stacked Townhouses Lands not owned by applicant & excluded from application (Blocks 15 & 16, 40M-1981) Outdoor amenity area Emergency access to Altona Road Access to Sparrow Circle Bu i l d i n g B Bu i l d i n g A Bu i l d i n g F Buil d i n g C Building E Building D Attachment 5 to Report PLN 04-24 - 48 - Conceptual Elevations - Stacked Townhouses City Development Department Jan 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 02/21, SP-2021-01 & CP-2021-01 Highcastle (1939 Altona Rd.) Inc.Applicant: Municipal Address: DATE: File No: 1939 Altona Road L:\PLANNING\01-MapFiles\SP\2021 View from Altona Road View from Sparrow Circle Attachment 6 to Report PLN 04-24 - 49 - Conceptual Elevations - Street Townhouses City Development Department Jan 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 02/21, SP-2021-01 & CP-2021-01 Highcastle (1939 Altona Rd.) Inc.Applicant: Municipal Address: DATE: File No: 1939 Altona Road L:\PLANNING\01-MapFiles\SP\2021 Attachment 7 to Report PLN 04-24 - 50 - Revised Draft Plan of Condominium City Development Department Jan 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 02/21, SP-2021-01 & CP-2021-01 Highcastle (1939 Altona Rd.) Inc.Applicant: Municipal Address: DATE: File No: 1939 Altona Road L:\PLANNING\01-MapFiles\SP\2021 N Attachment 8 to Report PLN 04-24 - 51 - Attachment 9 to Report PLN 04-24 Zoning Provisions Comparison Chart Provision Proposed Traditional Townhouse Units Proposed Stacked Townhouse Units “RMM-2” Zone Standards (Existing semi-detached, traditional townhouse and quadplex units along Sparrow Circle) “RM1-5” Zone Standards (Existing detached and traditional townhouse units along Hummingbird Court) Lot Area (min) 110 square metres N/A 160 square metres to 225 square metres 95 square metres to 200 square metres Lot Frontage (min) 5.5 metres N/A 5.4 metres to 7.5 metres 4.8 metres to 20.0 metres Front Yard Depth (min) 4.5 metres 3.0 metres (from Sparrow Circle) 4.5 metres 2.6 metres to 4.5 metres Side Yard Width (min) 1.2 metres, except where dwelling units share a common wall, then no side yard is required 1.2 metres, except where dwelling units share a common wall, then no side yard is required 1.2 metres, except where dwelling units share a common wall, then no side yard is required Townhouse: 1.2 metres, except where dwelling units share a common wall, then no side yard is required Detached Dwelling: 2.7 metres for a detached dwelling Flankage Side Yard Width (min) 2.4 metres 2.4 metres 2.7 metres 2.5 metres Rear Yard Depth (min) 6.0 metres 6.0 metres (from private road) 7.5 metres 7.0 metres Building Height (max) 12.0 metres 12.0 metres 12.0 metres 9.0 metres (detached dwelling) 12.0 metres (traditional townhouse) - 52 - Report to Planning & Development Committee Report Number: PLN 05-24 Date: March 4, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Initiating Pickering’s Official Plan Review Recommendation: 1.That staff be authorized to initiate the update of the Pickering Official Plan, and to fulfill the requirements of Section 26(3) of the Planning Act, and request the Mayor to call a Special Meeting of Council on May 27, 2024 at 5:00 pm to provide an opportunity forpublic input on the revisions that may be required; and 2.That a copy of Report PLN 05-24, and Council’s Resolution thereon, be sent to theRegion of Durham, local municipalities in Durham Region, the City of Toronto, the Region of York, the City of Markham, the Town of Whitchurch-Stouffville, the Toronto and Region Conservation Authority, the Central Lake Ontario Conservation Authority, the DurhamSchool Boards, and any interested parties for their information. Executive Summary: The purpose of this report is twofold: to provide information to Council and the public on the need for a review of the Pickering Official Plan at this time, and to request Council to support hosting a special public meeting, as called by the Mayor, to discuss revisions that may be required to the Pickering Official Plan, as required by the Section 26(3)(b) of the Planning Act. The Planning Act requires that Official Plans be reviewed every five years to ensure they conform to Provincial legislation, policy, and plans. The Pickering Official Plan (the Plan) was approved in 1997, and the first comprehensive review of the Plan was initiated in 2007. Since that review, staff have initiated amendments to the Plan for specific topics to implement Council approved plans and to maintain conformity with Provincial legislation and plans, as required by the Planning Act. Although Council has amended the Plan on an as-needed basis, a comprehensive review, as required by the Planning Act, has not been undertaken since the 2007 review. Council and staff have been diligent to maintain conformity with Provincial and Regional planning documents through amendments to the Plan. However, the number of recent proposed, and approved, changes to Provincial legislation, policy, and plans, and a new Regional Official Plan, make continuing with this approach not viable. A comprehensive review is required to address the significant changes found in Provincial Bills, including Bill 23, the adoption of a new Regional Official Plan, and proposed changes to the Provincial Policy Statements and A Place to Grow: Growth Plan. - 53 - PLN 05-24 March 4, 2024 Subject: Initiating Pickering’s Official Plan Review Page 2 In addition to the regulatory requirements the City of Pickering is projected to enter a significant period of growth in the coming decades. This growth will not only increase the population and number of housing units within the community but will result in changes in the needs of residents. This shift is reflected in the number of Council approved corporate and master plans that have been approved in recent years to reflect the changing needs of the community. Accordingly, staff recommends that a review of the Pickering Official Plan be initiated, under Section 26 of the Planning Act, and to that end, that the Mayor be requested to call a special meeting of Council at 5:00 pm on May 27, 2024 to obtain public input and initiate the review. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the following Pickering Strategic Plan Key Priorities of: Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community; Lead & Advocate for Environmental Stewardship, Innovation & Resiliency; and Foster an Engaged & Informed Community. Financial Implications: None from adopting the recommendations of this report. The City Development Department – Planning & Design section 2024 Budget submission identifies $500,000.00 for consulting for the Pickering Official Plan Review process. Discussion: 1. What is an Official Plan An Official Plan is the City’s primary, long range comprehensive municipal planning document, that provides the framework for land use decision-making in the City. It represents Council's vision, guided by community involvement, for growth and change within the City. It sets a policy framework for the physical, social, environmental, and economic development of the City, while ensuring growth occurs responsibly, and resources are used efficiently and sustainably. An Official Plan deals with issues such as: • where new housing, industry, offices and shops will be located • what services will be needed, such as roads, watermains, sewers, parks and schools • creating opportunities for residents to connect socially, culturally, as well as preserve and enjoy the natural environment • when, and in what order, parts of the community will grow • where, and how, the City will invest in community improvement initiatives 2. The Pickering Official Plan In March 1997, the then Town of Pickering Council adopted a new official plan, the Pickering Official Plan, and Durham Regional Council approved the Plan in September of that year. The Plan replaced the previous official plan, known as the Pickering District - 54 - PLN 05-24 March 4, 2024 Subject: Initiating Pickering’s Official Plan Review Page 3 Plan. The new Plan had a planning horizon of twenty years (to 2016). In 2007, Council initiated a review of the Plan to bring it into conformity with Provincial and Regional policies. The resulting amendments added detailed policies for specific growth areas in the City, and extended the planning horizon to the year 2031 for the City Centre and the Seaton Community. Additional amendments have been initiated on specific topics, such as the Integrated Sustainable Design Standards (ISDS), to implement Council approved plans. Amendments within specific areas of the City, including the Kingston Road Corridor – Brock Node Intensification Study, have also been initiated, as required, to maintain conformity with Provincial legislation and plans, as required by the Planning Act. 3. Purpose of Updating the Official Plan The framework of the Official Plan has been in place for over 20 years, with Council amending the Plan regularly to respond to changing needs and policy directions. The vision and goals for Pickering need to be reassessed, as they may have evolved since the Plan was originally structured and approved. In addition, the planning horizon for the Plan has elapsed, and the planning horizon reflected in the amendments made for specific growth areas, to 2031, is quickly approaching. Pickering’s growth rate since the Plan was originally approved by Council has been relatively low, averaging 1.1% growth from 2006-2021. Despite the recent growth trends, Pickering is anticipated to accommodate the largest growth rates in the Region of Durham to 2051, with an anticipated growth rate of 3.3% per year. Pickering is also anticipated to have the largest increase in housing units in the Region to 2051. Since the Plan was last amended, significant changes to Provincial and Regional policy and legislation have occurred, including: • an updated Provincial Policy Statement, 2020 (PPS) • significant amendments to the Planning Act, Development Charges Act and Ontario Heritage Act, through Bill 108, Bill 109, Bill 23, and Bill 134 • review and updates to Provincial Plans: • A Place to Grow: Growth Plan, including growth projections to 2051 • Greenbelt Plan • Oak Ridges Moraine Conservation Plan • the Province has released a draft Provincial Policy Statement, that would combine various policies of A Place to Grow and the Provincial Policy Statement, 2020, plus introduce new policies, to form a new Provincial land use policy document • the Region of Durham has adopted a new Official Plan “Envision Durham”, with a planning horizon of 2051 In addition to the Provincial and Regional changes identified above, the City has approved, or is in the process of updating, various plans and strategies. It is important that these City initiatives be reflected in the policies of the Plan, ensuring consistency in the documents. Some of these include: - 55 - PLN 05-24 March 4, 2024 Subject: Initiating Pickering’s Official Plan Review Page 4 • Corporate Strategic Plan 2024-2028 • Integrated Sustainable Design Standards, 2022 • Integrated Transportation Master Plan, 2021 • Pickering Housing Strategy & Action Plan, 2022 • Economic Development Strategy, 2022 • Retail Market Study, underway • Recreation and Parks Master Plan, underway Given the number of changes listed above, it is timely to engage with stakeholders and the public, as well as with Indigenous Peoples, regarding their vision for Pickering’s future. It is also an opportunity to assess if the Official Plan policies that guide the City’s growth and development remain appropriate, and are achieving the stated objectives. A comprehensive review of the Plan will allow staff to assess the changing and evolving legislative and policy framework occurring at the Province and the Region, consider new best practices and planning approaches, to align with City plans and strategies, and accommodate the projected growth to a planning horizon up to 2051. 4. Planning Act Requirements The Planning Act, Section 26(1) requires that an Official Plan be reviewed every five years (or ten years after the approval of a new Official Plan) to, among other things, ensure that it conforms to provincial plans, have regard for matters of provincial interest, and be consistent with provincial policy statements. Section 26 of the Planning Act outlines the requirements for updating an Official Plan. To initiate an Official Plan review, the Planning Act requires that a special meeting of Council, open to the public, be held to discuss revisions that may be required as part of the Official Plan review. The Planning Act also requires that the approval authority, which for Pickering is currently the Region of Durham, and prescribed public bodies, be consulted. Staff have contacted the Region of Durham, and will send the required notice to the prescribed bodies, prior to the Special Meeting. At the Special Council Meeting, staff will submit a report and presentation that outlines the intended work plan, and timeline, associated with the review. The report will also highlight major topic areas to be addressed as part of the Official Plan Review process. 5. Resources An Official Plan Review is a large undertaking, consisting of a wide variety of components and issues, including growth management, natural heritage, employment areas, rural and agricultural systems, and servicing and transportation infrastructure. The process will include a substantial public engagement strategy, to provide multiple opportunities for the community to engage, and provide input and feedback. - 56 - PLN 05-24 March 4, 2024 Subject: Initiating Pickering’s Official Plan Review Page 5 The Official Plan Review will primarily be undertaken by existing City staff and resources. External consulting assistance will be sought for specific aspects of the project that require specialized skills and experience, including growth management, employment lands study, and public engagement. Funds have been requested in the 2024 Budget accordingly. 6.Conclusion The report outlines the requirement of the Planning Act to review Official Plans every five years, to ensure that it conforms to Provincial policy and plans. The Pickering Official Plan has not been comprehensively reviewed since last initiated in 2007. Theamendments made to the Plan through the 2007 review, included a planning horizon tothe year 2031 for certain growth areas in the City, while the rest of the Plan is still basedon a 2016 Planning horizon. There have been significant amendments and proposed changes to Provincial legislation, policy and plans in recent years. Another significant change is the approvalof a new Region of Durham Official Plan, with population and housing projections to theyear 2051. The projections indicate Pickering is expected to become the fastest growingMunicipality in the Region. The changes to the Provincial and Regional planning framework provide opportunities and contain requirements that have implications for the Pickering Official Plan. A review of the Official Plan will ensure that Pickering’s goals and vision for growth andcommunity development, reflect all Provincial requirements, the new Regional OfficialPlan, incorporates the results of various City initiatives and stakeholder feedback, and establish an updated or new policy framework to guide the City’s growth and development to 2051. Accordingly, staff recommends that a review of the Pickering Official Plan be initiated,under Section 26 of the Planning Act, and to that end, that the Mayor be requested tocall a special meeting of Council at 5:00 pm on May 27, 2024 to obtain public input and initiate the review. Attachments: None - 57 - PLN 05-24 March 4, 2024 Subject: Initiating Pickering’s Official Plan Review Page 6 Prepared By: Original Signed By Brandon Weiler, MCIP, RPP Principal Planner, Policy Original Signed By Dean 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 - 58 - Report to Planning & Development Committee Report Number: PLN 06-24 Date: March 4, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Mattamy (Seaton) Limited Part of Lots 21 and 22, Concession 4 Seaton Community Recommendation: 1.That the Revision to Draft Plan of Subdivision SP-2009-11 (R2), submitted by Mattamy (Seaton) Limited, to permit a redline revision to a draft approved plan of subdivision on lands being Part of Lots 21 and 22, Concession 4, as shown on the Applicant’s Revised Draft Plan, Attachment 6 to Report PLN 06-24, be endorsed; 2.That the proposed amendment to the conditions of draft plan of subdivision approval to implement Draft Plan of Subdivision SP-2009-11 (R2), as set out in Appendix I to Report PLN 06-24, be endorsed; 3.That the Ontario Land Tribunal (OLT) be advised of City Council’s decision on the request for a redline revision to Draft Plan of Subdivision SP-2009-11 (R2), and that the City Solicitor be authorized to attend any OLT hearing on the required red-line revision; and 4.That Zoning By-law Amendment Application A 08/23, submitted by Mattamy (Seaton) Limited, to implement the redline revision to Draft Plan of Subdivision SP-2009-11 (R2) be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 06-24, be finalized and forwarded to Council for enactment. Executive Summary: This report seeks Council’s endorsement of an application submitted by Mattamy (Seaton) Limited, to revise a portion of a previously approved draft plan of subdivision and approve an amendment to the existing zoning by-law to accommodate these revisions. The lands are located within the Wilson Meadows Neighbourhood in the Seaton Community (see Location Map and Air Photo Map, Attachments 1 and 2). The revised draft plan of subdivision includes a mix of lots and blocks for residential uses (approximately 661 dwelling units), future residential blocks, open space blocks, an elementary school block, a village green block, a neighbourhood park part block, and new public streets. - 59 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 2 Mattamy (Seaton) Limited The proposed revisions to the draft approved plan of subdivision are considered minor modifications to the development that was originally approved by the Ontario Municipal Board (OMB), and therefore continue to represent good planning. The revised proposal is appropriate, and conforms to the Pickering Official Plan, and the Wilson Meadows Neighbourhood policies. Accordingly, staff recommends that Council endorse a redline revision to a Draft Approved Plan of Subdivision Application SP-2009-11 (R2) and the amended conditions of approval as set out in Appendix I. It is also recommended that Zoning By-law Amendment Application A 08/23 be approved, and the draft zoning by-law, as set out in Appendix II, be finalized, and forwarded to Council for enactment. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the recommendations of this report. Discussion: 1. Background Information and Previous Approvals The original Plan of Subdivision, submitted by Mattamy (Seaton) Limited, was draft approved by the Ontario Municipal Board (OMB) in December 2013. The related zoning by-law that implemented the subdivision, Seaton Zoning By-law 7364/14, was approved by the OMB on December 17, 2013, and further approved on January 24, 2014. The decisions of the OMB were confirmed by the Province, through an Order to Council in March 2014. In 2018, Mattamy (Seaton) Limited requested a redline revision to the Draft Approved Plan of Subdivision. They added a remnant parcel into the approved subdivision plan, and made specific design changes to areas north and south of Alexander Knox Road. Council endorsed the revised Draft Plan of Subdivision, along with proposed amendments to the conditions of draft plan of subdivision approval. Additionally, a site-specific Zoning By-law Amendment was passed by Council. Subsequently, in 2022, Council passed a technical housekeeping zoning by-law amendment to correct certain zoning category boundaries. The Local Planning Appeal Tribunal (formerly the OMB) approved the redline revision to the Draft Plan of Subdivision on March 12, 2019, and further revised their approval on July 23, 2021. On December 2, 2021, final approval of the revised Draft Plan of Subdivision was granted by the Director, City Development & CBO. The first phase of the Plan is registered as Plan 40M-2710. - 60 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 3 Mattamy (Seaton) Limited 1.1 Property Description The lands subject to the application are located within Seaton Neighbourhood 19, Wilson Meadows, having an area of approximately 34.59 hectares (see Location Map, Air Photo Map and Neighbourhood 19: Wilson Meadows Neighbourhood Plan, Attachments 1, 2 and 3). The surrounding land uses include: North: Agricultural lands are owned by Seaton TFPM Inc. (Mattamy Homes is one of four developers who comprise Seaton TFPM Inc.), which are currently subject to applications for a Draft Plan of Subdivision and Zoning By-law Amendment (files SP-2023-02 and A 05/23). These lands are designated “Low Density Types 1 and 2 Areas”, “Medium Density Areas”, “Neighbourhood Park” and “Elementary School”. East: Lands owned by Infrastructure Ontario and are designated as “Seaton Natural Heritage System”. South: The first phase of the Mattamy (Seaton) Limited subdivision plan (Registered Plan 40M-2710) consists of detached dwellings and townhouse units that are currently under construction and/or occupied. West: Lands owned by Infrastructure Ontario and are designated as “Seaton Natural Heritage System”. 1.2 Applicant’s Proposal Mattamy (Seaton) Limited is requesting a second revision to the draft approved plan of subdivision, and an amendment to the existing zoning by-law to accommodate these revisions. The proposed changes are shown in redline markups illustrated in Attachment 5, Submitted Revised Draft Plan of Subdivision. The breakdown of the details of the revised draft plan of subdivision are found in Attachment 4. The applicant is requesting these revisions to address grading challenges in the western portion of the plan resulting in the redesigning of the layout of certain streets and lots. The applicant is also proposing to remove live-work townhouse units from the plan, introduce townhouses in the northern area of the plan, update the housing mix and make other minor lot adjustments. The table on the next page compares the number and type of units between the 2018 Draft Plan (approved in 2021) and the revised Draft Plans submitted in 2023. - 61 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 4 Mattamy (Seaton) Limited Unit Types Approved Draft Plan (2018/2021) Submitted Draft Plan (2023) Submitted Draft Plan (2023 Revised) Detached Dwellings 413 400 413 Rear-Lane Detached Dwellings 2 2 0 Street Townhouses 142 221 226 Rear-Lane Townhouses 20 22 22 Live-Work Townhouses 10 6 0 Total 587 651 661 Through collaboration between City staff and the applicant, the following is a summary of the key changes to the proposal: • The total number of units has increased from 651 to 661. The changes involve: • adjusting the lots frontages for detached dwellings; • removing two lots intended for rear-lane detached dwellings and replacing them with two lots for detached dwellings; and • eliminating six live-work townhouse units within Block 59, and re-lotting this block for six street townhouses and a detached lot. • The zoning by-law amendment application has been revised to include Block 59, allowing for the rezoning of the block to permit street townhouses and a detached dwelling lot. • While the size of the Neighbourhood Park block (Block K) remains unchanged, adjustments have been made to the portion of the park located on the abutting draft plan to the north. This involves removing six townhouse units and increasing the park’s frontage from 6.0 metres to 45 metres. Consequently, the overall size of the neighbourhood park has slightly increased in size from 2.0 hectares to 2.02 hectares. 2. Comments Received 2.1 September 5, 2023 Electronic Statutory Public Meeting On September 5, 2023, a Statutory Public Meeting was held to consider the revised applications. During this meeting, members of the Planning & Development Committee brought up the following key comments and questions: • requested clarification to ensure the revised application does not remove designated lands for commercial uses, schools or parks; • emphasized the importance of appropriately sizing the school and park blocks to accommodate the anticipated increase in population, ensuring they have adequate street frontages; • requested that the park spaces incorporate various amenities suitable for different age groups; - 62 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 5 Mattamy (Seaton) Limited • questioned whether the park space would be large enough to accommodate facilities such as a soccer pitch or baseball field; and • asked whether there is potential for the inclusion of a leash-free dog area within the park spaces. 2.2 Agency Comments 2.2.1 Region of Durham • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision, subject to the previously approved Draft Plan Conditions being carried forward for this revised plan. 2.2.2 Toronto and Region Conservation Authority (TRCA) • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision, subject to the previously approved Draft Plan Conditions being carried forward for this revised plan. 2.2.3 Durham District School Board • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision, subject to the previously approved Draft Plan Conditions being carried forward for this revised plan; • Block L is designated as an elementary school site; and • although a school site has been reserved for this development, a school may or may not be built for several years, and the students generated by the development may attend an existing school outside of their immediate area. 2.2.4 Durham Catholic District School Board • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision. 2.3 Comments from City Departments 2.3.1 Engineering Services • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision; and • technical matters will be addressed through the implementation of the conditions of approval through the detailed design. - 63 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 6 Mattamy (Seaton) Limited 2.3.2 Sustainability • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision; • the proposal satisfies the general intent of the Official Plan policies related to the Seaton Sustainable Place-Making Guidelines; and • the development will aim to achieve net-zero-ready construction standards and energy performance in accordance with those established by the Canadian Home Builders Association. 3. Planning Analysis 3.1 The revised draft plan of subdivision conforms to the Pickering Official Plan, is consistent with the policies for the Wilson Meadows Neighbourhood Plan and complies with the Seaton Sustainable Place-Making Guidelines The original draft plan of subdivision application as approved by the OMB, conformed to the policies and provisions of the Pickering Official Plan, the Wilson Meadows Neighbourhood Plan, and complies with the Seaton Sustainable Place-Making Guidelines. The revisions to the draft plan of subdivision are considered minor in nature. Matters such as land use, density, natural heritage preservation, sustainable development, servicing, and urban design have not been impacted by the revisions. 3.2 The revised draft plan of subdivision will improve the design of the draft plan, and facilitate meeting engineering design requirements As detailed engineering design began for the western portion of the draft plan, it became clear that revisions were necessary to address grading challenges. Consequently, the layout of streets and lots has been redesigned, while still aligning with the original vision of the approved draft plan (see Submitted Revised Draft Plan of Subdivision (Clean Version), Attachment 6). The revised draft plan maintains an urban community that is compact, walkable, and pedestrian-focused. The revisions to the approved draft plan are consistent with the City’s urban design goals and objectives in the Seaton Sustainable Placemaking Guidelines. Additionally, coordination has been ensured between the residential blocks, streets, and the neighbourhood park of this plan and those of the abutting draft plan application to the north. - 64 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 7 Mattamy (Seaton) Limited 3.3 The neighbourhood park is appropriately sized, and includes a variety of amenities to support the residents of the neighbourhood During the Statutory Public Meeting, the Planning & Development Committee raised a concern regarding the limited street frontage of the neighbourhood park. The neighbourhood park block (Block K) is located along the northerly boundary of the plan aligning with the proposed park block (Block 29) located within the abutting draft plan of subdivision application to the north (submitted by Seaton TFPM Inc.). In response to the Committee’s concern, the abutting draft plan to the north has been adjusted as illustrated in Figure 1 below. This involves removing six townhouses and increasing the frontage of the neighbourhood park along Street 5 from 6.0 metres to 45 metres. This adjustment will enable the City to incorporate a park entry feature and a shaded seating area along Street 5. Upon the combination and conveyance of both park blocks to the City, the neighbourhood park will have a total area of 2.02 hectares. Figure 1: Mattamy (Seaton) Inc. and Seaton TFPM Inc. Neighbourhood Park Conceptual Plan As illustrated in Figure 2 below, the City’s conceptual park design includes: •seating areas with pergola shade structure at the T-intersection overlooking the park; •walkways lined up with the street crossings; •two junior soccer pitches; •separate junior and senior playground areas with a gazebo; •half-court basketball facility; and •splash pad. - 65 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 8 Mattamy (Seaton) Limited The design of the neighbourhood park will continue to be further refined. The applicant advises that they will construct the park, on the City’s behalf, concurrently with the development of the subject lands. Figure 2: City’s Conceptual Park Design 3.4 Available on-street parking for visitors The applicant has submitted a preliminary on-street parking plan showing potential on-street parking spaces available for the residents within this subdivision. There are approximately 281 on-street parking spaces available, equating to 0.43 parking spaces per lot. According to the Seaton Zoning By-law, there are no requirements for a minimum number of on-street parking spaces for freehold lots. However, for residential condominium developments, the zoning by-law requires visitor parking to be provided at a rate of 0.25 spaces per unit. The proposed overall parking supply of 0.43 spaces per dwelling should adequately meet the needs of visitors. However, given concerns expressed by some Seaton residents regarding the need for more parking, staff will continue to collaborate with the applicant during the detailed design phase to explore the possibility of adding additional on-street parking spaces. 3.5 The applicant has advised that the existing interior garage size zoning provisions are appropriate The Planning & Development Committee has expressed concerns with the adequacy of space within private garages to accommodate an average-sized vehicle and other household items. - 66 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 9 Mattamy (Seaton) Limited The Seaton Zoning By-law requires an interior garage to have a minimum width of 2.9 metres and a minimum depth of 6.0 metres. This requirement ensures there is space within the private garage for parking a vehicle and storing some household items, as well as garbage and recycling bins. Staff advised the applicant to thoroughly explore opportunities to increase the size of interior garages, and/or consider offering purchasers the opportunity to have shelving and other storage solutions installed within the garage for additional storage options. In response, the applicant submitted interior garage plan layouts for both single-vehicle and double-vehicle garages, shown in Figure 3. Figure 3: Mattamy Standard Garage Layout The applicant has informed staff that they believe the existing zoning provisions for internal garages are appropriate, and do not support increasing the garage sizes. They maintain that the garage is appropriately sized to accommodate most mid-sized vehicles and SUVs while still providing between 1.6 to 2.0 square metres of space for storage. 3.6 City staff are exploring ways to increase available parking for residents in the Seaton Community Residents of the Seaton Community have raised concerns around the lack of space on their property to accommodate additional parking spaces for larger households with multiple vehicles. The Seaton Zoning By-law requires a minimum of two parking spaces per dwelling unit, including one space in the garage and one space in the driveway. Dwelling units with an accessory dwelling unit are required to have an additional parking space on the property. To address the need for more parking spaces per household in the Seaton Community, the City is exploring various approaches to enable property owners to increase parking opportunities. One proposed solution involves implementing city-wide zoning provisions that would allow the widening of driveways, subject to specific conditions such as requiring a minimum landscape open space be maintained in the front yard to ensure the entire front yard is not used for vehicle parking. - 67 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 10 Mattamy (Seaton) Limited Another option to accommodate vehicles on private residential properties is by parking vehicles on the City’s boulevard (driveway apron). The City is considering permitting the additional hard-surfacing of the City’s boulevard, which is located flush with the ground, and used to accommodate a vehicle to be parked parallel to the road (perpendicular to the driveway). 3.7 Removing Live-Work Townhouse units is appropriate The original approved draft plan of subdivision included two blocks for live-work townhouses and zoned the blocks as Minor Commercial Clusters (MCC). Block 29, located on the west portion of the plan, proposed four live-work street townhouses. Block 59, located at the entrance to the subdivision (Alexander Knox Road and Brigadier Avenue), proposed six live-work street townhouses. These live-work street townhouses are designed with retail/commercial units on the ground floor, residential areas above, and parking located at the rear. The applicant is now requesting to remove the live-work units from the draft plan, convert them to street townhouse blocks, and rezone them to a Medium Density zone category. The applicant has explained that the block sizes are not large enough to support townhouses with retail uses, along with dedicated parking for residents and customers. Staff supports this request, acknowledging that the blocks are not adequately sized to accommodate live-work units, lack dedicated customer parking areas, and have limited available on-street parking. The proposed street townhouse uses are appropriate, compatible with the surrounding residential area, and conform to the Medium Density Areas policies of the Wilson Meadows Neighbourhood Plan. To support residents' day-to-day commercial needs, a future commercial plaza is proposed by Taccgate Developments within the Wilson Meadows Neighbourhood. This plaza is to be located west of the development at the southwest corner of Peter Matthews Drive and Alexander Knox Road, approximately 400 metres from the entrance of the subject development (Alexander Knox Road and Brigadier Avenue). The proposed commercial plaza will include a variety of uses, such as a supermarket, daycare centre, pharmacy, restaurants, and other commercial uses to be determined. Taccgate Developments intends to submit a site plan application for the commercial block in the summer or fall of 2024, with construction projected to begin in 2026. 3.8 Response to Additional Key Concerns As noted in Section 2.1 of this report, the Planning & Development Committee provided comments at the Statutory Public Meeting held on September 5, 2023. The applicant has addressed questions regarding the size and design of the neighbourhood park and interior garage sizes. The table below summarizes other questions raised at the Planning & Development Committee. - 68 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 11 Mattamy (Seaton) Limited Comments Response Requested clarification that the revised application does not remove designated lands for commercial uses, schools or parks. The revised draft plan does not remove designated lands for commercial uses, schools or parks. The location of the school and park blocks have not changed since originally approved. As discussed in Section 3.7 of this report, the original plan included two blocks for live-work townhouses. The applicant has requested that the blocks be converted to street townhouses and rezoned from a Minor Commercial Cluster to a Medium Density zone. The blocks are designated Medium Density Areas, and residential uses are permitted. The conversion to street townhouse blocks is appropriate and compatible with the surrounding area. Staff support the requested amendment. Questioned if the school block is appropriately sized for the expected increase in population. The school block is reserved for a Durham District School Board (DDSB) elementary school site. The size, configuration and street frontage of the school block have not changed since originally approved. The revised draft plan of subdivision was sent to DDSB for review. They have indicated that they do not oppose the approval of the revised draft plan of subdivision if the conditions previously approved are being carried forward for this new plan. 3.9 Technical matters will be addressed through the subdivision agreement process Technical design matters will be addressed through the subdivision agreement process. The draft plan conditions of approval ensure that all the City’s technical, financial, and other matters will be addressed before the finalization of the draft plan of subdivision. As set out in Appendix I to the report, Condition A-1 is the condition that identifies the revised plan to be approved. All other City of Pickering original approved draft plan conditions will remain the same, together with the conditions of approval for the Region of Durham, TRCA and school boards. - 69 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 12 Mattamy (Seaton) Limited 3.10 Zoning By-law Amendment to be finalized and forwarded to Council for enactment The applicant has requested a zoning by-law amendment application to implement the revised draft plan of subdivision. The existing performance standards of the Seaton Zoning By-law 7364/14 will be applicable, except for minor amendments. Staff supports the rezoning application, and recommends that the draft implementing By-law, attached as Appendix II to this report, be finalized and forwarded to Council for enactment. 3.11 Ontario Land Tribunal is the Approval Authority for this Revision to the Draft Plan of Subdivision As the subject draft plan of subdivision was approved by the OMB, the Ontario Land Tribunal (OLT) is the approval authority for the requested revision. If Council supports the requested revision, the owner and the City will approach the OLT to approve the requested revision. 3.12 Conclusion The proposed revisions to the draft approved plan of subdivision and related zoning by-law amendment are considered minor modifications to the development that was originally approved by the OMB, and therefore continues to represent good planning. The applicant’s proposal satisfies the applicable Pickering Official Plan policies for the Wilson Meadows Neighbourhood and addresses the appropriate urban design requirements as established in the Seaton Sustainable Place-Making Guidelines. The applicant has worked with City staff, and external agencies, to address various technical requirements. It is recommended that the revised Condition of Approval for Draft Plan of Subdivision SP-2009-11 (R2) be endorsed by Council, as set out in Appendix I to this report. Condition A-1 is the condition that identifies the revised plan to be approved. Staff support the rezoning application A 08/23, and recommend that the draft implementing by-law provided as Appendix II to the report be finalized and brought before Council for enactment. 4. Applicant’s Comments The applicant supports the recommendations of this report. - 70 - PLN 06-24 March 4, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2009-11 (R2) Revised Zoning By-law Amendment Application A 08/23 Page 13 Mattamy (Seaton) Limited Appendices Appendix I Recommended Revised Condition of Approval for Draft Plan of Subdivision SP-2009-11 (R2) Appendix II Recommended Zoning By-law A 08/23 Attachments 1.Location Plan 2.Air Photo Map 3.Neighbourhood 19: Wilson Meadows Neighbourhood Plan 4.Details of the Draft Plan Subdivision 5.Submitted Revised Draft Plan of Subdivision (Red-line Version) 6.Submitted Revised Draft Plan of Subdivision (Clean Version) Prepared By: Original Signed By Cristina Celebre, MCIP, RPP Principal Planner, Strategic Initiatives Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO CC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 71 - Appendix I to Report No. PLN 06-24 Recommended Revised Condition of Approval for Draft Plan of Subdivision SP-2009-11 (R2) - 72 - Revised draft plan Condition A-1 for Draft Plan of Subdivision SP-2009-11 (R2): Section A – General 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Macaulay Shiomi Howson Limited and revised by Korsiak Urban Planning, dated November 9, 2023 which illustrates 49 blocks for 413 detached dwelling units, 24 blocks for 248 townhouse dwelling units, 3 future residential development blocks, a village green block, a neighbourhood park block, trail head and terminal view blocks, a school block, stormwater management facility block, a servicing access block, open space blocks, roadways and a road widening block. Original Ontario Municipal Board approved draft plan Condition A-1 for Draft Plan of Subdivision SP-2009-11: Section A – General 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Macaulay Shiomi Howson Limited, revised and dated August 16, 2013 which illustrates 79 blocks for 600 detached dwelling units, 36 blocks for 398 townhouse dwelling units, future residential development blocks, a park block, 2 village green blocks, a trail head block, a school block, 5 stormwater management facility blocks, a servicing access block, open space blocks, roadways and road widening blocks. Revised Local Planning Appeal Tribunal approved draft plan Condition A-1 for Draft Plan of Subdivision SP-2009-11 (R): Section A – General 1. The Owner shall prepare the final plan generally on the basis of the draft plan of subdivision prepared by Macaulay Shiomi Howson Limited, revised and dated January 2, 2018 which illustrates 79 blocks for 606 detached dwelling units, 24 blocks for 256 townhouse dwelling units, 4 blocks for 136 back-to-back dwelling units, future residential development blocks, a park block, 2 village green blocks, a trail head block, a school block, 5 stormwater management facility blocks, a servicing access block, open space blocks, roadways and road widening blocks. - 73 - Appendix II to Report No. PLN 06-24 Recommended Zoning By-law A 08/23 - 74 - The Corporation of the City of Pickering By-law No. XXXX/24 Being a By-law to amend Restricted Area (Zoning) By-law 7364/14, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, for lands at Part of Lots 21 and 22, Concession 4, and Part of Lots 21, 22 and 23, Concession 5, City of Pickering (A 08/23) Whereas the Council of the Corporation of the City of Pickering received an application to rezone portions of the subject lands being Part of Lots 21 and 22, Concession 4, and Part of Lots 21, 22 and 23, Concession 5, in the City of Pickering to permit the revisions to a draft approved plan of subdivision; And whereas an amendment to Zoning By-law 7364/14, as amended, is deemed necessary to permit the requested revisions; Now therefore the Council of the Corporation of the City of Pickering hereby enacts as follows: 1. Schedule I Schedule I 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 Lots 21 and 22, Concession 4, and Part of Lots 21, 22 and 23, Concession 5, City of Pickering, and designated MD-M, MD-M-4, MD-DS, MD-DS-3, LD1, LD1-7, SWM, OS and CU 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. Amendments a) Insert a new row to Table 11 which establishes the Lot and Building and Structure exceptions that apply to the Residential Zones as follows: Zone # Address Description of Special Provisions MD-M 4 SP-2009-11 (R2) Block 30 For a street townhouse dwelling with integrated private garage accessed from a street abutting the rear lot line on a through lot: Maximum front yard: No requirement Section 2.25 shall not apply. - 75 - By-law No. XXXX/XX Page 2 b) Insert a new row to Table 11 which establishes the Lot and Building and Structure exceptions that apply to the Residential Zones as follows: Zone # Address Description of Special Provisions LD1 7 SP-2009-11 (R2) Block 58 and Block V For a detached dwelling with attached private garage accessed from a street abutting the rear lot line on a through lot: Maximum front yard: No requirement Section 2.25 shall not apply. c) Insert a new row to Table 11 which establishes the Lot and Building and Structure exceptions that apply to the Residential Zones as follows: Zone # Address Description of Special Provisions MD-DS 3 SP-2009-11 (R2) Block 119 For a detached dwelling with attached private garage accessed from a street abutting the rear lot line on a through lot: Maximum front yard: No requirement Section 2.25 shall not apply. 5. By-law 7364/14 By-law 7364/14, 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 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 7364/14. 6. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XX day of XXXX, 2024. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 76 - - 77 - Attachment 1 to Report PLN 06-24 P ete r Matthews Drive City DevelopmentDepartment Location MapFile:Applicant:Legal Description: SP-2009-11 (R2) and A08/23 Date: Aug. 15, 2023 Mattamy (Seaton) Limited Part of Lots 21 and 22, Concession 4, and Part of SubjectLands L:\PLANNING\01-MapFiles\SP\2009\SP-2009-11 Mattamy (Seaton-Whitevale)\SP-2009-11(R2), A008_23_LocationMap.mxd 1:9,000 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 of Natural Resources. All rights reserved.; © TeranetEnterprises Inc. and its suppliers. All rights reserved.; © Municipal Property Assessment Corporation and its suppliers. All rights reserved. Lots 21, 22 and 23, Concession 5 Alexander Knox RoadWhitevale Road Si d e l i n e 2 0 Mu l b e r r y L a n e Th u n d e r b i r d P r o m e n a d e Ho l l y b e r r y T r a i l Skybird Lane StillmeadowLane Br i g a d i e r A v e n u e Kerrydale Avenue Future Alexand e r K n o x R o a d Fu t u r e Pe t e r M a t t h e w s Dr i v e 40M-2710(Phase 1) - 78 - Attachment 2 to Report PLN 06-24 Stillme a dowLane TurnstoneBoulevard Thunderbird Promenade Sw o r d b i l l S t r e e t Alexander Knox Road Br i g a d i e r A v e n u e Mu l b e r r y L a n e Ho l l y b e r r y T r a i l Si d e l i n e 2 0 WillowridgePath Peter Matthews Drive Whitevale Road Highway 407 Air Photo MapFile:Applicant:Legal Description: SP-2009-11 (R2) and A08/23 Date: Aug. 15, 2023 Mattamy (Seaton) Limited Part of Lots 21 and 22, Concession 4, and Part of L:\PLANNING\01-MapFiles\SP\2009\SP-2009-11 Mattamy (Seaton-Whitevale)\SP-2009-11(R2), A008_23_AirPhoto_v2.mxd 1:9,000 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 of Natural Resources. All rights reserved.; © Teranet EnterprisesInc. and its suppliers. All rights reserved.; © Municipal Property Assessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Lots 21, 22, and 23, Concession 5 Fu t u r e Pe t e r M a t t h e w s D r i v e Future Nathaniel Hastings Drive Future A l e x a n d e r K n o x R o a d SubjectLands Ownership Mattamy (Seaton) Limited Seaton TFPM Inc. Future Roads Mu l b e r r y L a n e 40M-2710(Phase 1) - 79 - Attachment 3 to Report PLN 06-24 Neighbourhood 19: Wilson Meadows Neighbourhood Plan City Development Department July 11, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2009-11(R2), A 08-23 Mattamy (Seaton) LimitedApplicant: Legal Description: DATE: File No: Part of Lots 21 and 22, Concession 4, and Part of L:\Planning\01-MapFiles\SP\2009 Lots 21, 23, and 23, Concession 5 N Subject Lands - 80 - Attachment 4 to Report PLN 06-24 Details of the Revised Draft Plan of Subdivision, File SP-2009-11 (R2) Land Use Total Blocks Area (Hectares) Residential 73 18.25 Future Residential 3 0.24 Parks 2 1.38 Open Space 4 0.16 Parks / Trailhead / Terminal View 3 0.09 Elementary School 1 2.66 Stormwater Management Facility 2 1.44 Servicing Access & Emergency Flow 1 0.02 Road Widening 1 0.025 Roads 10.32 Total 90 Blocks 34.59 Hectares Unit Types Number of Units Detached Dwellings 413 Street Townhouses 226 Rear-Lane Townhouses 22 Total 661 Units - 81 - Attachment 5 to Report PLN 06-24 Submitted Revised Draft Plan of Subdivision City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2009-11(R2), A 08-23 Mattamy (Seaton) LimitedApplicant: Legal Description: File No: Part of Lots 21 and 22, Concession 4, and Part of L:\Planning\01-MapFiles\SP\2009 Lots 21, 23, and 23, Concession 5 N January 30, 2024DATE: - 82 - Attachment 6 to Report PLN 06-24 Submitted Revised Draft Plan of Subdivision (Clean Version) City Development Department January 30, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2009-11(R2), A 08-23 Mattamy (Seaton) LimitedApplicant: Legal Description: DATE: File No: Part of Lots 21 and 22, Concession 4, and Part of L:\Planning\01-MapFiles\SP\2009 Lots 21, 23, and 23, Concession 5 N - 83 - Report to Planning & Development Committee Report Number: PLN 07-24 Date: March 4, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Recommendation: 1.That Zoning By-law Amendment Application A 06/23, submitted by Taccgate Developments Inc., to amend the existing zoning on three separate properties, located on the north and south sides of Taunton Road, between Burkholder Drive and Peter Matthews Drive, and at the southeast corner of Peter Matthews Drive and Taunton Road to do the following: a)add “Street Townhouse” to the list of permitted housing types; b)establish zoning performance standards to facilitate residential common element condominium tenure; and c)exempt townhouses from needing to be constructed in combination with an apartment building, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 07-24, be finalized and forwarded to Council for enactment. Executive Summary: This report seeks Council’s approval of a Zoning By-law Amendment application, submitted by Taccgate Developments Inc., to change certain zoning provisions for three sites (identified as Sites A, B and C), located on the north and south sides of Taunton Road between Peter Mathews Drive and Burkholder Drive, within the Lamoreaux Neighbourhood in the Seaton Community (see Location Map, Attachment 1). The amendment proposes to add “Street Townhouse” to the list of permitted housing types, establish zoning standards for freehold lots with a common element condominium tenure, and exempt townhouses from the requirement to be constructed in combination with an apartment building. The three properties will be developed in phases. The first phase is Site A, for which a Site Plan Approval Application has been submitted, and is currently under review. This phase proposes four development blocks for a variety of townhouse types and a future apartment building, three private park blocks, two new public roads, and a network of private streets (see Submitted Site Plan – Site A, Attachment 3). - 84 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 2 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community In response to comments received from City departments, external agencies and the Planning & Development Committee, the applicant revised the site plan for Site A. The key adjustments to the proposal include: • increasing the overall number of visitor parking spaces, and distributing accessible parking spaces more evenly throughout the site • distributing parkland areas more evenly throughout the development • improving pedestrian connections throughout the site and to Taunton Road • moving the townhouse units along Taunton Road closer to the street, and increasing the driveway length • improving the internal pedestrian pathways, adjusting building setbacks, and fine-tuning the alignments of internal private roads Sites B and C are future phases, and there are no immediate plans to develop these two properties. No Site Plan Approval applications have been received for these two sites. Site B is zoned as “Community Node” and “Community Node – Pedestrian Predominant Areas”. Site C is zoned as “Mixed Corridor Type 2”. Both sites permit a mix of residential uses, such as apartment buildings and a variety of townhouse dwelling types, and a broad range of commercial uses, including daycare centre, restaurant, medical office, and retail stores. Future development of these lands will be subject to market conditions, and in accordance with applicable zoning. City Development staff are in support of the recommended amending zoning by-law. The exemption of townhouses from being constructed in combination with an apartment building allows for a more flexible phasing of development of the sites to better meet market conditions. The recommended zoning by-law maintains the requirement for an apartment on each site to meet the minimum density requirements. Adding “Street Townhouse” to the list of permitted housing types for the three sites and establishing zoning standards for freehold lots with a common element condominium tenure, provides flexibility to offer a greater range of housing types and tenure and facilitates the contribution of housing supply in the City. Accordingly, staff recommends that Council approve Zoning By-law Amendment Application A 06/23. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. - 85 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 3 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Discussion: 1. Background 1.1 Property Description The subject lands consist of three sites, located on the north and south sides of Taunton Road, between Burkholder Drive and Peter Matthews Drive (Sites A and B), and at the southeast corner of Peter Matthews Drive and Taunton Road (Site C). These sites are located within the Lamoreaux Neighbourhood, part of the Seaton Community (see Location Map, Attachment 1). Sites A, B, and C collectively cover an area of approximately 19.98 hectares. All three sites are currently vacant. For Site A, the City has issued a Topsoil Removal, Fill Placement, and Erosion and Sediment Control permit, allowing for regrading. The lands between Sites B and C, located on the south side of Taunton Road, are also vacant. However, the City is currently reviewing a Site Plan Application (File S 06/23), submitted by Seaton Commercial Development Limited, to develop these lands for a future commercial plaza (see Air Photo Map, Attachment 2). Surrounding land uses include: North: The lands located north of Site A are owned by Infrastructure Ontario (IO) and are designated as Seaton Natural Heritage System. Further north, are lands owned by 1133373 Ontario Inc. These lands have been approved for a residential subdivision with a total of 1,089 dwelling units, including detached, semi-detached, and townhouse dwellings, as well as parks, schools, and open spaces. East: To the east of the subject lands, on the north and south sides of Taunton Road, are lands owned by IO, that are designated as Seaton Natural Heritage System. South: To the south of Site B, across Marathon Avenue, is a residential subdivision that is currently under construction, consisting of detached and townhouse dwellings. West: To the west of Site A, on the north side of Taunton Road, are lands owned by IO, which are designated as Seaton Natural Heritage System. Further west is the extension of Burkholder Drive. West of Site B, at the southwest corner of Taunton Road and Burkholder Drive, is the Mattamy Homes sales office. West of the sales office is a residential condominium development consisting of 3-storey townhouse dwellings. 2. Applicant’s Proposal Taccgate Developments Inc. has applied for a Zoning By-law Amendment for all three sites. The purpose of this amendment is to: • add “Street townhouse” to the list of permitted housing types - 86 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 4 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community • establish zoning standards to facilitate freehold lots with a common element condominium tenure • create a site-specific exception that exempts block townhouses, back-to-back townhouses, and street townhouses from needing to be constructed in combination with an apartment building The applicant has indicated that Site A will be the initial focus of development and has submitted a Site Plan application (file S 04/23), which is currently under review. Sites B and C are to be developed in future phases and there are no immediate plans to develop these two properties. No Site Plan applications have been received for these two sites. The applicant has previously submitted conceptual demonstration plans to illustrate how Sites B and C could be developed for residential purposes with an apartment building and various forms of townhouses. The intent of these plans was to assist in determining the appropriate zoning standards to be included in the implementing zoning by-law, should these lands be developed for residential purposes, as further discussed in Section 2.2. A detailed description of the proposal for Site A is discussed below. Attachment 3 to this report provides a detailed summary of the changes to Site A. 2.1 Site A (North Parcel) The submitted site plan for Site A includes four development blocks, which will be developed in phases. The initial phase is to develop three blocks for a residential common element condominium consisting of a variety of townhouse types. The remaining block is intended for a future mixed-use condominium apartment building. Also proposed within Site A are three private park blocks, two new public roads, and a network of private streets. A total of 389 townhouse dwellings are proposed within the three blocks. Two new local roads are proposed, each having a right-of-way width of 17 metres. Street A is an east-west road, providing a connection between Peter Matthews Drive and Burkholder Drive. Street B is a north-south street, providing a connection between Taunton Road and Street A (see Submitted Site Plan – Site A, Attachment 4). The future apartment block is anticipated to be developed for a 20-storey mixed-use apartment building, with a 3-storey podium, containing approximately 434 units, and space for commercial uses at grade (see High-rise Concept – Site A, Attachment 5). Through collaboration between the applicant and City staff, and taking into consideration comments received from the Statutory Public Meeting, the applicant made the following refinements to their proposal: • increased the total number of visitor parking for the townhouse units from 102 spaces to 132 spaces, and distributed accessible parking spaces more evenly throughout the site - 87 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 5 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community • modified the townhouses that front Taunton Road by decreasing the front yard landscaped space to bring the dwellings closer to the street and increase the driveway length • added a pedestrian connection between the future apartment block and townhouse block to connect to Taunton Road • enhanced the pedestrian connectivity and landscape aesthetics of the intersection at Taunton Road and Street B • enhanced pedestrian accessibility to Street B by changing the connections from a sidewalk and stair configuration to an accessible ramp with railings • increased the areas for the proposed east and west private parks, and slightly reduced the central private park size for a more even distribution of parkland • improved the internal pedestrian pathways, adjusting building setbacks, and fine-tuning the alignments of internal private roads The proposed townhouses will be 3 storeys in height and have lot frontages ranging between 4.5 metres and 6.4 metres (see Elevations: 4.5M Typical Dual Frontage Towns, 6.0M Typical Rear Lane Towns, 6.0M Typical Street Towns, 6.4M Typical Back-to-back Towns, Attachments 6 to 9, respectively). All three private park blocks are located north of Street A and will each contain a below- grade stormwater storage chamber to contain the required storm flows on-site. The applicant has indicated that all three private parks will be publicly accessible and maintained by the condominium corporations. Vehicular access to each development block will be provided from Streets A and B. 2.2 Site B (Southwest Parcel) and Site C (Southeast Parcel) In support of the rezoning application, the applicant submitted conceptual demonstration plans for Sites B and C, illustrating how each site could be developed for residential purposes with an apartment building, and various forms of townhouses accessed from an internal private road network (see Demonstration Plan – Site B, Demonstration Plan – Site C, Attachments 10 and 11, respectively). The applicant has advised that they intend to proceed with Site A and with other lands they own in Seaton, before proceeding to develop Sites B and C. They will revisit developing these two sites in the future based on market conditions, which could include commercial uses. Site B is zoned as “Community Node” and “Community Node – Pedestrian Predominant Area”, and Site C is zoned as “Mixed Corridor Type 2”. Both sites permit residential uses, such as apartment buildings and a variety of townhouse dwelling types, and a broad range of commercial uses, including but not limited to, daycare centre, restaurant, medical office, retail store, and other similar commercial uses. The intention of rezoning these lands is to add an additional form of townhouse, and to include zoning performance standards to accommodate common element condominium tenure. Expanding the range of housing and tenure options offers flexibility for a range of - 88 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 6 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community housing options to future buyers of a broader segment of the population. Future development of these lands will be subject to Site Plan Approval, and the Site Plan Review Panel will have an opportunity to provide further comments through the site plan approval process. 2.3 Applications for Draft Plan of Condominiums are required to be submitted For Site A, the applicant will be required to submit separate applications for draft plan of condominium for the three townhouse blocks. These three blocks will be common element condominiums, which is a type of condominium tenure where an owner owns their individual lot and dwelling, referred to as Parcel of Tied Land (POTLs), but has shared ownership of common areas and amenities with other unit holders. These shared common amenities include all the private roads, sidewalks, site servicing, outdoor amenity areas, community mailboxes and visitor parking areas. 3. Comments Received 3.1 Comments received in writing and expressed through the September 5, 2023, Statutory Public Meeting On September 5, 2023, a Statutory Public Meeting was held to inform Seaton residents about the proposed zoning amendments. The City advertised the meeting by placing six development signs on the three sites, sharing details of the meeting on the City’s website, and sending notice by mail to area residents within 150 metres. Nine members of the public submitted written comments regarding the proposed zoning changes. Below are the main comments and concerns expressed during the Statutory Public Meeting and through written submissions: • some residents were concerned about the proposal’s focus on residential uses, given the previous plans for a commercial corridor along Taunton Road to serve the Seaton Community • concerns were raised about the lack of essential commercial services like grocery stores, restaurants, gas stations, and medical facilities in the Seaton Community • requests were made for necessary commercial services to be established within the implementing zoning by-law to cater to both existing and future residents • some suggested that blocks for future apartment buildings be zoned to require commercial uses • concerns were voiced about potential negative impacts on traffic congestion, infrastructure capacity, and emergency services due to the additional residential development Additionally, the Planning & Development Committee expressed the following comments and concerns: • requested that the developer consider advising future owners of the townhouse units that the future development block at the southwest corner of Site A is zoned for an apartment building - 89 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 7 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community • concerned that there would be insufficient parking to accommodate future occupants of the proposed developments, particularly for Site C 3.2 Agency Comments 3.2.1 Region of Durham • no objection to the approval of the proposed applications, subject to the applicant satisfying the Region’s conditions of site plan approval related to various matters, including provision and installation of sanitary and water servicing, transportation, and noise and vibration • it is noted there are sanitary sewage and municipal water supply that are available to the subject property from the existing residential developments adjacent to the development blocks • all the Region’s concerns regarding conformity with the Regional Official Plan, Provincial Plan and Policies, and the delegated Provincial Plan Review Responsibilities have been addressed 3.2.2 Toronto and Region Conservation Authority (TRCA) • no objections to the proposal, subject to the conditions of draft approval of the plan of subdivision provided • TRCA advises that technical comments related to stormwater management, drainage and grading will be addressed at the detailed design stage 3.2.3 Durham District School Board • no objections to the proposed development • students generated from this development will attend existing neighbourhood schools 3.2.4 Durham Catholic District School Board • the submitted applications were circulated to the Durham Catholic District School Board; and the school board did not express any comments or concerns with respect to the submitted application 3.3 Comments from City Departments 3.3.1 Engineering Services Department • no objections to the proposal • matters concerning grading and drainage, fencing details, stormwater management details, construction management requirements, snow storage location, landscaping requirements, and gateway feature design, will be further reviewed through the site plan approval process - 90 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 8 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community 3.3.2 Fire Services • no objection to the proposal • matters concerning fire route location, and siamese connections, will be further reviewed through the submission of a future Site Plan application 3.3.3 Sustainability The City’s Sustainability staff have reviewed the Sustainable Development Briefing and Checklist, prepared by Korsiak Urban Planning, dated November 23, 2023. The applicant has noted the proposal surpasses the minimum required score and achieves a Level 2 certification, which is a design that implements 30 percent or more of the eligible criteria. Sustainability staff are satisfied that the proposal will incorporate several sustainable development features that are consistent with the Seaton Sustainable Place-Making Guidelines. The applicant has committed to the following measures, which will be conveyed to future builders: • A community garden with 14-raised garden plots within the proposed ‘central park’ amenity space. • The promotion of sustainable programs, such as future education packages, regarding household activities to conserve household energy and water resources, access to transit, and recycling and composting programs and depots, which would be provided at the time of purchase or rental. • Where feasible, provide for enhanced performance measures that optimize energy efficiency, thermal comfort, and reduce greenhouse gas emissions, such as Energy Star and Heat Recovery Ventilators systems. The certification will be confirmed and implemented as part of the Site Plan applications for Sites A, B and C. Staff will continue to work with the applicant to explore opportunities for additional sustainable design features to be incorporated into the development and ensuring that the above-noted sustainable measures are implemented at the detailed design stage. 4. Planning Analysis 4.1 The proposal conforms with the density and land use policies of the Official Plan and is consistent with the Lamoreaux Neighbourhood policies Schedule I of the City’s Official Plan designates Sites A and B as “Mixed Use Areas – Community Node”, and Site C as “Mixed Use Areas – Mixed Corridors”. These land use designations allow for a broad range of commercial and residential uses. Schedule VIII – Neighbourhood 16: Lamoreaux identifies Site A as “Community Node”; Site B as “Community Node” with a “Pedestrian Prominent Street Symbol”; and Site C as “Mixed Corridor Type 2” with a “Gateway Site”. - 91 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 9 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community The Community Node permits a density range of over 80 units up to, and including, 140 units per net hectare, and a maximum Floor Space Index (FSI) of up to 2.5 FSI. The Mixed Use Corridor Type 2 designation permits a density range of 60 units to a maximum of 180 units per net hectare, and a maximum of up to 2.5 FSI. For Site A, comprising the three townhouse blocks and the future apartment block, the total residential density is 90 units per net hectare. Based on the demonstration plans for Sites B and C, should these two sites be developed for residential, each site could potentially accommodate a density of 84 and 93 units per net hectare, respectively. Future Site Plan applications for Sites B and C will need to confirm compliance with the density provisions of the Official Plan. The Lamoreaux Neighbourhood has specific policies aimed at enhancing the public realm and promoting active uses at grade. The Community Node on Taunton Road is planned to be the heart of the neighbourhood as a compact, walkable area, with a mix of commercial and residential uses that intensify over time. This node shall serve the day-to-day commercial needs of nearby residents, and of travellers who pass through along Taunton Road, and along the north-south arterial roads. The proposed development of Site A aligns with these goals, and contributes to making a livable, walkable, and human-scaled community. It includes features such as private parks that are publicly accessible; improved landscaping within the site and along Taunton Road; additional visitor parking spaces; and a high degree of pedestrian connectivity within the site, and to the private parks and the residential dwellings. The Official Plan and the Seaton Sustainable Place-making Guidelines establish criteria for high-rise development. These criteria aim to minimize adverse impacts like shadowing, sky view obstruction, privacy concerns, and transitions to established low-density development. The proposed mixed-use apartment building, planned for Site A, will be subject to a future Site Plan application. Through that process, City staff will ensure the building design incorporates appropriate setbacks and podium heights to create a human scale at street level, ensure views and privacy for residents are maintained, and minimize shadowing and wind tunnel impacts on nearby development, streets and parks. The proposal conforms to the policies within the Pickering Official Plan. 4.2 New commercial plazas are proposed to service residents within the Lamoreaux Neighbourhood At the Statutory Public meeting, residents and Committee members voiced concerns about developing all three sites for predominantly residential uses, especially given there is a lack of commercial services and amenities in the Seaton Community. The City is currently reviewing a proposal for a new commercial plaza, submitted by Seaton Commercial Development Limited (file S 06/23), which is located between Sites B and Site C. The commercial plaza is currently planned to contain eight buildings, containing - 92 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 10 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community over 11,500 square metres of commercial gross floor area. The tenants, at this time, are not known. However, the developer expects that a variety of commercial uses, such as a grocery store, a bank, and restaurants, will be provided. Construction is anticipated to start in spring/summer 2024. In addition to the above-noted commercial plaza, Taccgate Developments Inc. also owns a site for commercial development. Taccgate intends to submit a Site Plan application for the lands at the southwest corner of Peter Matthews Drive and Alexander Knox Road. This proposed commercial plaza is also anticipated to include a variety of uses, such as a supermarket, a daycare centre, a pharmacy, restaurants and other commercial uses, yet to be determined. The application is expected to be submitted in the summer/fall of 2024, with construction projected to begin in 2026. Regarding the three sites subject to this rezoning application, there remains the opportunity for additional commercial space within the proposed mixed-use apartment building at Site A. As previously noted, Sites B and C are not intended to be developed at this time. Subject to market conditions, there are opportunities to provide additional commercial space on these two sites. 4.3 The proposed zoning by-law amendment maintains the intent of the existing zoning The subject lands are currently zoned to permit a mix of residential and commercial uses, at the highest densities of the Seaton Community. The Seaton Zoning By-law 7364/14 zones the lands as follows: Site A: Community Node (CN-1); Site B: Community Node (CN-1) and Community Node – Pedestrian Predominant (CN-PP); and Site C: Mixed-Use Corridor Type 2 (MC2) and Mixed-Use Corridor Type 3 (MC3). The applicant is not proposing to change the zoning categories for the subject lands, remove any commercial and residential uses, or modify the density requirements of the zoning by-law. The CN Zone permits block townhouses and back-to-back townhouses, with the condition that they are developed in combination with an apartment dwelling. The applicant’s request to remove this requirement allows the flexibility to develop the sites according to market conditions, and does not impact the density requirements of the CN Zone. The request is therefore supported by staff. Staff acknowledge the applicant’s rationale that current market conditions in the Seaton Community are favourable for the development of townhouse condominiums in the near term, but not apartment buildings. Staff support the applicant’s request to add “Street townhouse” to the list of permitted housing types on Sites A, B and C, and the request to include zoning provisions to enable the development of common element condominiums. These amendments will provide additional flexibility to offer a range of housing types and tenure in the form of condominiums and freehold dwellings. In addition, these amendments will facilitate the development of new residential dwelling units, contributing toward the City’s housing pledge of 13,000 homes by 2031. - 93 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 11 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Staff are of the opinion that the zoning by-law amendment, as recommended, is appropriate, and is generally consistent with the intent of the existing zoning and the related Official Plan designations. 4.4 The proposal will be served by new amenity space, and introduce private parks for public use Members of the Planning & Development Committee requested whether parkland could be more evenly distributed throughout the development, and requested clarification if the intent was for the parkland within each site to be used for public use. Site A proposes three private park blocks, with a combined area of 6,470 square metres, representing approximately 7.1 percent of the net development area. The applicant has adjusted the size of each private park to ensure even distribution of parkland throughout the site. Furthermore, the park blocks are either directly fronting a public street (Street A) or are located within a very short distance of a public street, ensuring they are publicly accessible to residents, visitors, and members of the public. The park blocks are to be held in private condominium ownership as they are on top of a below-grade stormwater storage chambers, required to capture storm flows from this development. The applicant has advised that they will register an easement in favour of the City over the private park blocks, to permit members of the public to access the parks. The future condominium declaration will include provisions, ensuring the condominium corporation will be fully responsible for the perpetual maintenance of the private parks, and that they will remain fully accessible to the public at all times. The final programming and detailed design of the park blocks will be confirmed through the site plan review process. However, preliminary conceptual plans have been provided for each park, and they are described below. The west park has been increased from 840 square metres to 1,130 square metres to provide more park area for the northwest portion of Site A (see Figure 1 below). This park will front two private roads, but will have pedestrian connections to Street A, to ensure it is easily accessible. The preliminary park design includes sheltered seating, a play area, and landscape space. - 94 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 12 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Figure 1: West Park Block The central park has been slightly reduced from 3,870 square metres to 3,370 square metres (see Figure 2 below). The conceptual plan for the central park proposes several enhancements, including wider pedestrian walkways throughout the park, sidewalks along the edges of the park, outdoor seating, bicycle parking, a community garden, and a junior and senior play area at the centre of the site. - 95 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 13 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Figure 2: Central Park Block - 96 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 14 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community The east park has been slightly increased from 1,720 square metres to 1,970 square metres (see Figure 3 below). The preliminary conceptual plan for this park includes an outdoor fitness area and a half-basketball-court. Figure 3: East Park Block As noted, Sites B and C are still subject to design changes through future site plan review processes. Staff will continue to work with the applicant on the design of the private park spaces, and explore opportunities to further enhance the landscape treatment within the development. The proposed development provides for sufficient park space to service the future residents of this development. In addition to these spaces, each townhouse will either have a private rear yard or a private outdoor amenity area. 4.5 Site A will have minimal traffic impacts on the surrounding road network In support of the Site Plan application for Site A, the applicant has submitted a Traffic Impact Study, prepared by BA Group, dated August 19, 2023. Vehicular access to each development block within Site A will be provided from the new public streets. Streets A and B will provide connections to Taunton Road, Burkholder Drive, and Peter Matthews Drive. The report investigated the traffic conditions and effects of this proposal on the surrounding road network. Site A is expected to generate approximately 400 new, two-way trips during the weekday am hours and 425 two-way trips during the pm peak hours. BA Group indicated that the - 97 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 15 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community current traffic studies do not include detailed studies for Sites B and C. The applicant will be required to submit a traffic impact study when advancing Sites B and C to Site Plan approval. The traffic study for Site A concluded that the abutting roadway system, and its intersections, can accommodate the traffic generated by this development. The City and the Region have reviewed the submitted Traffic Impact Study, and have no further comments regarding this rezoning application. 4.6 A sufficient number of parking spaces will be provided for residents and visitors At the Statutory Public meeting, Committee members requested that sufficient parking be provided to meet zoning requirements, and provide additional visitor parking, if possible. The Seaton Zoning By-law requires a minimum of two parking spaces for each townhouse dwelling unit. The site plan for Site A meets this requirement. For the rear-lane townhouses, two spaces are proposed in the garage, and for the remainder of the townhouses, one parking space is located in a private garage and one is located on the driveway. Parallel visitor parking is provided within the private roads and is distributed throughout the development. The zoning by-law requires a minimum visitor parking ratio of 0.25 spaces, requiring a total of 97 visitor parking spaces. The applicant is proposing a total of 132 visitor spaces, a surplus of 35 visitor parking spaces within Sites A. In addition, the proposed public roads will be designed to accommodate on-street visitor parking, which will provide an additional 42 visitor parking spaces for Site A. Ample visitor parking will be provided for Site A to support the development. Staff will continue to work with the applicant to ensure Sites B and C have sufficient parking for residents and visitors, should these lands be developed for residential purposes. 4.7 A sufficient interior garage size will be provided for residents and visitors The Planning & Development Committee has expressed concerns with the adequacy of space within the private garage for accommodating an average-sized vehicle and other household items. The Seaton Zoning By-law requires interior garages to have a minimum width of 2.9 metres and a minimum depth of 6.0 metres (including interior steps). This requirement ensures there is space within the private garage for parking a vehicle and storing some household items, as well as garbage and recycling bins. In response to this concern, the applicant has worked with their builders to explore opportunities, where feasible, without compromising interior living space, to increase the typical interior garage sizes to exceed the minimum zoning requirements. Depending on the lot size and housing type, the increase in the garage size would slightly vary, as demonstrated in Table 1 below. - 98 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 16 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Table 1: Interior Garage Sizes by Townhouse Type Townhouse Unit Type Required by Zoning Proposed Back-to-back Townhouse 2.9 metres x 6.0 metres 3.3 metres x 6.73 metres Block Townhouse 2.9 metres x 6.0 metres 3.2 metres x 6.24 metres Rear Lane Townhouse (garage includes 2 spaces) (2x) 2.9 metres x 6.0 metres 5.8 metres x 6.73 metres Dual Frontage Townhouse 2.9 metres x 6.0 metres 2.94 metres x 6.09 metres The applicant has advised that these interior garage sizes could be applied to the proposed development, exceeding the zoning requirement, and ensuring there is sufficient space within the private garages to park a vehicle(s) and provide sufficient storage of household items, such as bikes, garbage bins, and yard equipment. The applicant is exploring the possibility of select units that would accommodate an even greater interior size. 4.8 The proposal is consistent with the Seaton Sustainable Place-making Guidelines The Seaton Sustainable Place-Making Guidelines (“the Guidelines”) address the urban design guidelines within the former Central Pickering Development Plan (revoked December 2022), and expand on key design elements, by setting out minimum standards and benchmarks for site plans, and listing the range of matters that are to be addressed in the development of the lands. The Guidelines also provide direction on the design of the public realm, built forms and green infrastructure and buildings. Staff is satisfied that the revised concept plan that accompanied this zoning by-law amendment application represented key elements of the Guidelines. Through the future site plan application, staff will continue to work with the applicant on a variety of matters, as set out in Section 4.10. 4.9 Response to Concerns from Planning & Development Committee Members Concerns Staff’s Response Concern that the proposed development does not address the Seaton Community’s lack of basic commercial services such as grocery stores, restaurants, gas stations and medical facilities. As discussed in Section 4.2 of this report, in April 2023, Seaton Commercial Developments Limited (Fieldgate Commercial) submitted a Site Plan application for the construction of a new commercial plaza located at the southwest corner of Taunton Road and Peter Matthews Drive. The development Request that the apartment blocks be zoned to require commercial uses. - 99 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 17 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Concerns Staff’s Response Concern with proposing predominantly residential uses where the lands had previously been envisioned for a commercial corridor build out of Taunton Road. encompasses a total gross floor area of approximately 11,600 square metres, distributed over eight multi-tenant buildings. The anchor building is designed to accommodate a major grocery store. The applicant has informed staff that, contingent upon finalizing leases with key commercial tenants and promptly resolving outstanding technical issues, building permit applications could be submitted in the 2nd quarter of 2024. Site servicing is expected to commence in the 3rd quarter of 2024, with the potential opening of the plaza in the 3rd quarter of 2025. Taccgate Developments Inc. intends to develop a commercial plaza at the southwest corner of Peter Matthews Drive and Alexander Knox Road. The proposed commercial plaza will include a variety of uses such as a supermarket, daycare centre, pharmacy, restaurants and other commercial uses yet to be determined. The application is expected to be submitted in the summer or fall of 2024, with construction projected to begin in 2026. The proposed mixed-use apartment building on Site A will also have the opportunity for additional commercial space. As previously noted, Sites B and C are not intended to be developed at this time. Subject to market conditions, there are opportunities to provide additional commercial space on these two sites. The applicant should ensure that commercial components such as grocery stores are included on the subject lands Please confirm if the proposed parks are to be accessible to the public, and not limited to the residents of the proposed development. The proposed private park spaces are intended to be accessible to the general public. They would also serve the residents of the future apartment building. Residents of the future apartment building will also be served by indoor and outdoor amenity - 100 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 18 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Concerns Staff’s Response Please confirm if the residents of the apartment building would be sharing the parkland placed near the townhomes. areas that will be provided within the apartment block. Placing signage on the adjacent sites to notify the public and future residents of the townhomes of the proposed apartment style buildings that would be constructed in the future; The townhouse units will be occupied before the construction of the future apartment block. The applicant has advised that all marketing materials, provided at the time of purchase and sales, will identify that an apartment building is intended to be developed at this portion of the site. Please confirm if the townhomes would be occupied prior to the construction of the apartment buildings. Please indicate whether gas stations are permitted along the Taunton Road corridor or anywhere within the subject lands. Gas stations are permitted on the subject lands and throughout most of the Taunton Road corridor, which are predominantly zoned Community Node (CN) Zone, Mixed Corridor Type 2 (MC2) Zone, and Mixed Corridor Type 3 (MC3) Zone. Please indicate whether there was an opportunity to name the roads on the proposed site after firefighters and veterans in accordance with the existing Street Naming Policy The City has provided the applicant with a short-list of names of veterans and firefighters. The applicant has agreed to name the public streets after veterans and firefighters. Naming will be confirmed with the next Site Plan submission. 4.10 Technical matters will be addressed through the site plan approval Detailed design issues are being addressed through the site plan approval process. These requirements will address matters such as, but not limited to: • entry feature design • architectural treatment • landscaping and fencing • snow storage • lighting • pedestrian circulation and connections • outdoor amenity area design • drainage and grading • site servicing - 101 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 19 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community • construction management plan • resident, visitor and accessible parking spaces • waste management collection • location of hydro transformers, gas meters and other utilities 5. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting site-specific exceptions to permit residential condominium developments on three separate properties. Staff support the rezoning application and recommend that By-law 7364/14 be amended to permit the site-specific exceptions. Staff recommend that the site-specific implementing by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 6. Applicant’s Comments The applicant supports the recommendations of this report. Appendix: Appendix I Recommended Draft Zoning By-law Provisions for Zoning By-law Amendment Application A 06/23 Attachments: 1. Location Map 2. Air Photo Map 3. Summary of Key Details of Proposal 4. Submitted Site Plan – Site A 5. High-Rise Concept – Site A 6. Elevation – 4.5M Typical Dual Frontage Towns 7. Elevation – 6.0M Typical Rear Lane Towns 8. Elevation – 6.0M Typical Street Towns 9. Elevation – 6.4M Typical Back-to-back Townhouse 10. Demonstration Plan – Site B 11. Demonstration Plan – Site C - 102 - PLN 07-24 March 4, 2024 Subject: Zoning By-law Amendment Application A 06/23 Taccgate Developments Inc. Page 20 North and south sides of Taunton Road between Burkholder Drive and Peter Mathews Drive, and on the east side of Peter Mathews Drive Seaton Community Prepared By: Original Signed By Liam Crawford Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO LC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 103 - Appendix I to Report No. PLN 07-24 Recommended Draft Zoning By-law Provisions for Zoning By-law Amendment Application A 06/23 - 104 - The Corporation of the City of Pickering By-law No. XXXX/24 Being a By-law to amend Restricted Area (Zoning) By-law 7364/14, to implement the Official Plan of the City of Pickering, Region of Durham, for the lands identified as Block 76, 40M-2664, and Blocks 187, 188, 197, and 203, 40M-2671, City of Pickering (A 06/23) Whereas the Council of The Corporation of the City of Pickering received an application to rezone portions of the subject lands being Block 76, 40M-2664, and Blocks 187, 188, 197, and 203, 40M-2671, in the City of Pickering to add Street townhouse dwelling to the list of permitted housing types, establish zoning performance standards to create freehold lots with a common element condominium tenure, and allow townhouses to be constructed without the concurrent construction of an apartment building; And whereas an amendment to Zoning By-law 7364/14, is deemed necessary to permit the requested revisions; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedules I, II, and III Schedules I, II, and III, 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 in Block 76, 40M-2664, and Blocks 187, 188, 197, and 203, 40M-2671, in the City of Pickering, designated CN-2, CN-3, CN-4, CN-PP-1, MC2-4, MC3-1 on Schedules I, II, and III attached hereto. 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. Text Amendment Insert a new row to Table 19 which establishes permitted use exceptions that apply to Mixed Use Zones as follows: Zone # Address Additional Uses Permitted Excluded Uses CN 2 Block 203, 40M-2671 Private Park Live work unit, Block Townhouse building, and Back-to-back townhouse. - 105 - By-law No. XXXX/XX Page 2 Zone # Address Additional Uses Permitted Excluded Uses CN CN CN-PP 3 4 1 Blocks 188,197 and 203, 40M-2671 and Block 76, 40M-2664 Street townhouse dwelling Private Park Despite Table 12 - Note 1, a Live work unit, Block Townhouse building, and Back-to-back townhouse are not required to be constructed in combination with an Apartment dwelling. 5. Text Amendment Insert a new row to Table 20 which establishes the Lot and Building and Structure exceptions that apply to the Mixed Use Zones as follows: Zone # Address Description of Special Provision CN CN 2 3 Blocks 197 and 203, 40M-2671 Park, Private means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes. To calculate density and Floor Space Index (FSI), the total area of the lot shall be deemed to be the combined areas of the CN-2 and CN-3 zones. Despite Section 5.6.2 a) and b), the following combined minimum and maximum density and FSI shall apply to the lands zoned as CN-2, and CN-3: i) the minimum density shall be 80 units per net hectare and one FSI ii) the maximum density shall be 140 units per net hectare and up to and including 2.5 FSI The total area for Private Park shall be a minimum of 5 percent of the area for the lands zoned CN-2 and CN-3. Within a Community Node (CN) zone and any adjacent Community Node – Pedestrian Predominant Area (CN-PP) zone, the total gross leasable floor area on the ground floor of all buildings within the two zones that are available for the retailing of goods and services shall not exceed 60,000 square metres. - 106 - By-law No. XXXX/XX Page 3 Zone # Address Description of Special Provision Street townhouse dwelling, Block Townhouse Building and Back-to-back townhouse uses shall meet the setback, amenity area, landscaped open space and height requirements of the MC2 zone for those dwelling types. A water meter building required by the Region of Durham, to measure the quantity of water delivered, shall be exempt from Zoning provisions and requirements. The minimum flankage yard for corner lots shall be measured to the projection of a private street line and not to the corner rounding. Street townhouse dwelling that is located in a street townhouse building abutting a water meter building or a private park may be deemed to be a Street townhouse dwelling with an integrated private garage accessed from a lane. If considered a Street townhouse dwelling with an integrated private garage accessed from a lane, the lot line that the private garage entrance faces shall be deemed to be the rear lot line and a minimum lot frontage shall not apply. Despite Table 17: Local Node (LN) and Community Node (CN) zone standards, the following zone standards shall apply to an Apartment building: i) minimum Interior Side Yard: 3.0 metres ii) maximum Flankage Yard: 4.5 metres iii) minimum Rear Yard: 3.0 metres The lot line abutting Taunton Road shall be deemed to be the front lot line of the Apartment building. Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Street townhouse dwelling with integrated private garage facing the front lot line: i) maximum building height: 13.5 metres ii) minimum rear yard: 5.0 metres iii) minimum flankage yard for lots adjacent to visitor parking spaces: 1.6 metres Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Street townhouse dwelling with integrated private garage accessed from a lane: i) maximum building height: 13.5 metres ii) maximum front yard for lots fronting a public Street: 6.5 metres - 107 - By-law No. XXXX/XX Page 4 Zone # Address Description of Special Provision Sections 2.18 a) i) and b) shall not apply. Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Back-to-back townhouse dwelling: i) maximum building height: 13.5 metres ii) minimum flankage yard for lots adjacent to visitor parking spaces: 1.2 metres. Section 2.19 c) i) shall not apply. CN CN-PP 4 1 Block 76, 40M-2664 and Block 188, 40M-2671 Park, Private means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes. To calculate density and Floor Space Index (FSI), the total area of the lot shall be deemed to be the combined areas of the CN-4 and CN-PP-1 zones. Despite Section 5.6.2 a) and b), the following combined minimum and maximum density and FSI shall apply to the lands zoned as CN-4 and CN-PP-1: i) the minimum density shall be 80 units per net hectare and 1.0 FSI ii) the maximum density shall be 140 units per net hectare and up to and including 2.5 FSI The total area for Private Park shall be a minimum of 5 percent of the area for the lands zoned CN-4 and CN-PP-1. Within a Community Node (CN) zone and any adjacent Community Node – Pedestrian Predominant Area (CN-PP) zone, the total gross leasable floor area on the ground floor of all buildings within the two zones that are available for the retailing of goods and services shall not exceed 60,000 square metres. Street townhouse dwelling, Block Townhouse Building and Back-to-back townhouse uses shall meet the setback, amenity area, landscaped open space and height requirements of the MC2 zone for those dwelling types. A water meter building required by the Region of Durham, to measure the quantity of water delivered, shall be exempt from Zoning provisions and requirements. The minimum flankage yard for corner lots shall be measured to the projection of a private street line and not to the corner rounding. - 108 - By-law No. XXXX/XX Page 5 Zone # Address Description of Special Provision Street townhouse dwelling that is located in a street townhouse building abutting a water meter building or a private park may be deemed to be a Street townhouse dwelling with an integrated private garage accessed from a lane. If considered a Street townhouse dwelling with an integrated private garage accessed from a lane, the lot line that the private garage entrance faces shall be deemed to be the rear lot line and a minimum lot frontage shall not apply. Despite Table 17: Local Node (LN) and Community Node (CN) zone standards, the following zone standards shall apply to an Apartment building: i) maximum Front Yard: 6.0 metres ii) minimum Interior Side Yard: 3.0 metres iii) maximum Flankage Yard: 12.0 metres iv) minimum Rear Yard: 3.0 metres Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Street townhouse dwelling with integrated private garage accessed from a lane: i) maximum building height: 13.5 metres ii) maximum front yard for lots fronting a public Street: 7.0 metres Sections 2.18 a) i) and b) shall not apply. Back-to-back townhouse dwelling shall have a maximum building height of 13.5 metres. Section 2.19 c) i) shall not apply. Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Street townhouse dwelling with integrated private garage facing the front lot line: i) maximum building height: 13.5 metres ii) minimum rear yard: 5.0 metres Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Live work unit: i) minimum amenity area: 20 square metres ii) maximum building height: 13.5 metres MC2 MC3 4 1 Block 187, 40M-2671 Park, Private means an area of land not under the jurisdiction of a public authority that is designed or maintained for active or passive recreational purposes. - 109 - By-law No. XXXX/XX Page 6 Zone # Address Description of Special Provision To calculate density and Floor Space Index (FSI), the total area of the lot shall be deemed to be the combined areas of the MC2-4 and MC3-1zones. Despite Section 5.4.2 a) and b), the following combined minimum and maximum density and FSI shall apply to the lands zoned as MC2-4 and MC3-1: i) the minimum density shall be 60 units per net hectare and 1.0 FSI ii) the maximum density shall be 180 units per net hectare and up to and including 2.5 FSI The total area for Private Park shall be a minimum of 5 percent of the area for the lands zoned MC2-4 and MC3-1. A water meter building required by the Region of Durham, to measure the quantity of water delivered, shall be exempt from Zoning provisions and requirements. The minimum flankage yard for corner lots shall be measured to the projection of a private street line and not to the corner rounding. Street townhouse dwelling that is located in a street townhouse building abutting a water meter building or a private park may be deemed to be a Street townhouse dwelling with an integrated private garage accessed from a lane. If considered a Street townhouse dwelling with an integrated private garage accessed from a lane, the lot line that the private garage entrance faces shall be deemed to be the rear lot line and a minimum lot frontage shall not apply. Despite Table 15: Mixed Corridor Type 3- Gateway Sites (MC3) zone standards, the following zone standards shall apply to an Apartment building: i) maximum Front Yard: 6 metres ii) minimum Interior Side Yard: 3.0 metres iii) maximum Flankage Yard: 17.0 metres iv) minimum Rear Yard: 3.0 metres Despite Table 14: Mixed Corridor Type 2 (MC2) zone standards, the following zone standards shall apply to a Street townhouse dwelling with integrated private garage facing the front lot line: i) maximum building height: 13.5 metres ii) minimum rear yard: 5.0 metres Despite Table 14: Mixed Corridor Type 2 (MC2) Zone Standards, the following zone standards shall apply to a - 110 - By-law No. XXXX/XX Page 7 Zone # Address Description of Special Provision Street townhouse dwelling with integrated private garage accessed from a lane: i) maximum building height: 13.5 metres ii) maximum front yard for lots fronting a public Street: 10.0 metres Sections 2.18 a) i) and b) shall not apply. Back-to-back townhouse dwelling shall have a maximum building height of 13.5 metres. Section 2.19 c) i) shall not apply. 6. By-law 7364/14 By-law 7364/14, 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 Schedules I, II and III 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 7364/14. 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, 2024. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk - 111 - ,,,. ; ,,, -----_____________ C~:-.3 ___________ ,,,."",,,,,,"",,,. Q) > ·.:::: 0 ~ Q) ""O 0 .c -t :, OJ - - -Proposed Roads ----------------- r I I I I I I I I I I I I I I I I J ' Taunton Road Schedule I to By-Law XXXX/24 Passed This XXrd Day of XXXX 24 Mayor Clerk ,,,. I Q) i > 8 (/) 3: Q) :S iii ~ ai m a. - 112 - / I Q) > ·.:::: 0 Dragonfly Avenue Belcourt Street ll~ Taunton Road CN-4 Marathon Avenue Schedule II to By-Law XXXX/24 Passed This XXrd Day of XXXX 24 Mayor Clerk -CN-PP-1 I O" (/) Cl C (/) CJ z (I) I - 113 - Q) > 8 (/) 3: Q) § cu ~ .... Q) Q) a.. MC3-1 C) (I) -0 ?:. ~-c 3 -I nl Taunton Road MC2-4 Schedule Ill to By-Law XXXX/24 Passed This XXrd Day of XXXX 24 Mayor Clerk I - 114 - Attachment 1 to Report PLN 07-24 Hi b i s c u s D r i v e Marathon Avenue BurkholderDrive Cameo Street Pe t e r M a t t h e w s D r i v e CactusCrescent Taunton Road City DevelopmentDepartment Location MapFile:Applicant:Property Desc: A 06/23 Date: May. 23, 2023 ¯ E Taccgate Developments Inc.Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 SubjectLands L:\PLANNING\01-MapFiles\A\2023\A 06-23 Taccgate Developments Inc\A06_23_LocationMap.mxd 1:6,500 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. E CB A E Bu r k h o l d e r D r i v e Aquarius Tra i l De l p h i n i u m T r a i l Ap r i c o t L a n e At h e n a P a t h Azalea Avenue - 115 - Attachment 2 to Report PLN 07-24   e s a t e s i i l E E E Pe t e r M a t t h e w s D r i v e Fa l l H a r v e s t C r e s c e n t D r a g o n fly B el cou rt S treet A q u a ri u s T r a il H i b i s c u s D r i v e Cameo S t r e e t Chateau C o urt de r D r i v e e M e w s Skyridge B o u l e v a r d h l l Bu r k h o nd i S p O r e n d a Carin a T a s h io n errac ee T n t Ce L a n e i nu itg erlily Trail riT a n g re en T r a il e n ¯v e S t r e iseManor ea A l a eAzt reC Ke y t o n M e w s An g o r a S t r e e t A hen Pat Ap r i c o t L a n e So l t i c M e w s De p h n u m T r a i l F us Cresc Air Photo MapFile: A 06/23Applicant:Taccgate Developments Inc. y Deve opment Legal Description:Blk 76, 40M-2664 & Blks 187 197, 203, Part ofCitDepartlmen Blk 188, 40M-2671 Date: Aug. 17, 2023t ©The Corpo ation o the C ty of i ing Pr ( n pa ) r i om:ings Pri ter t fri i i i tr Pfcketu al Resou i l righ s r l rved.; f is Majesty the King in Ri t of Canada, Depa tment o Natural Resources. Al rights reserved.; © Terane Enterprises Inc. and i s SCALE: 1:6,500© K lie s. A nl r i, Onts r a o M r ns© Mun y o Na c r pa rl P ope oduced ryAssessmences. A l rt undett Co ese po cense ation and © H r its suppler ll rights gh rved. r f l t t TH S S NOT A PLAN OF SURVEY.supp r l rgh ese ved.; i i r rt r r i s. A rese I I L:\PLANNING\01-MapFiles\A\2023\A 06-23 Taccgate Developments Inc\A06_23_AirPhoto_v2.mxd A SubjectLands Taunton Road CB CommercialLandsAvenue Marathon Avenue Street Cact - 116 - Summary of Key Details of the Proposal: Attachment 3 to Report PLN 07-24 Site A Original Proposal Current Propsoal Net Developable Area 9.18 hectares 9.18 hectares Residential Density 90 units per net hectare No change Total Dwelling Units 823 dwelling units No change Apartment Units •approx. 436 apartment units •approx. 434 apartment units Townhouse Units •78 back-to-back townhouses •84 street-townhouses •105 rear-lane townhouses •120 dual frontage townhouses Total: 387 townhouse units •120 back-to-back townhouses •86 street-townhouses •62 rear-lane townhouses •121 dual frontage townhouses Total: 389 townhouse units Private Parks •840 square metres (west park) •3,870 square metres (central park) •1,720 square metres (east park) Total: 6,430 square metres •1,130 square metres (west park) •3,370 square metres (central park) •1,970 square metres (east park) Total: 6,470 square metres Townhouse Vehicle Parking Resident Parking: •2.0 parking spaces per unit for a total of 774 parking spaces Visitor Parking: •0.25 parking spaces per unit for a total of 102 parking spaces (a surplus of 5 spaces), of which 7 will be barrier-free spaces Resident Parking: •2.0 parking spaces per unit for a total of 778 parking spaces Visitor Parking: •0.25 parking spaces per unit for a total of 132 parking spaces (a surplus of 35 spaces), of which 7 will be barrier-free spaces On-street (Local Road) Parking •39 parking spaces •42 parking spaces Apartment Vehicle Parking •1.5 parking spaces per unit for a total of approx. 654 parking spaces for residents and visitors •1.5 parking spaces per unit for a total of approx. 652 parking spaces for residents and visitors - 117 - Attachment 4 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Submitted Site Plan – Site A FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 Feb 5, 2024 N Central Park West Park East Park Street A St r e e t B Taunton Road - 118 - Attachment 5 to Report PLN 07-24 High-rise Concept - Site A City Development Department Jan 16, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/23 Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 L:\Planning\01-MapFiles\A\2023 - 119 - Attachment 6 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Elevation - 4.5M TYPICAL Dual Frontage Towns FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 August 9, 2023- 120 - Attachment 7 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Elevation - 6.0M TYPICAL Rear Lane Towns FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 August 9, 2023- 121 - Attachment 8 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Elevation - 6.0M TYPICAL Street Towns FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 August 9, 2023- 122 - Attachment 9 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Elevation - 6.4M TYPICAL Back-to-back Towns FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 August 9, 2023- 123 - Attachment 10 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Demonstration Plan - Site B FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 N August 17, 2023 Taunton Road B u r k h o l d e r D r i v e St r e e t B Marathon Avenue - 124 - Attachment 11 to Report PLN 07-24 L:\Planning\01-MapFiles\A\2023 DATE: Applicant: Legal Description: File No: Demonstration Plan - Site C FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/23 Taccgate Developments Inc. Blk 76, 40M-2664 & Blks 187 197, 203, Part of Blk 188, 40M-2671 N August 17, 2023 Taunton Road Maratho n A v e n u e Pe t e r M a t t h e w s D r i v e Aq u a r i u s T r a i l - 125 -