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HomeMy WebLinkAboutApril 2, 2024 Planning & Development Committee Meeting Agenda April 2, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Butt 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. Statutory Public Meetings Statutory Public Meetings are held to receive input and feedback on certain types of planning applications. Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual 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. 3.1 Information Report No. 01-24 1 Zoning By-law Amendment Application A 01/24 City Initiated: City of Pickering Consolidated Zoning By-law 4. Delegations Members of the public looking to provide a verbal delegation to Members of the Planning & Development Committee may do so either in person or through a virtual 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. Planning & Development Committee Meeting Agenda April 2, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Butt For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca Please be advised that your name will appear in the public record and will be posted on the City’s website as part of the meeting minutes. 5. Planning & Development Reports 5.1 Director, City Development & CBO, Report PLN 08-24 20 Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited 1525 Pickering Parkway Recommendation: That Zoning By-law Amendment Application A 01/23, submitted by Pickering Valley Developments Limited, to permit a 40-storey residential condominium building containing 571 residential units, located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 08-24, be finalized and forwarded to Council for enactment. 5.2 Director, City Development & CBO, Report PLN 09-24 56 Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Part of Lots 23 and 24, Concession 4 Seaton Community Recommendation: 1. That the Revision to Draft Plan of Subdivision SP-2008-12 (R), submitted by Taccgate Developments Inc., to permit a redline revision to a draft approved plan of subdivision on lands being Part of Lots 23 and 24, Concession 4, as shown on the Applicant’s Revised Draft Plan of Subdivision, Attachment 5 to Report PLN 09-24, be endorsed; 2. That the proposed amendment to the conditions of draft plan of subdivision approval to implement Draft Plan of Subdivision SP- Planning & Development Committee Meeting Agenda April 2, 2024 Hybrid Electronic Meeting – 7:00 pm Council Chambers Chair: Councillor Butt For information related to accessibility requirements please contact: Committee Coordinator 905.420.4611 clerks@pickering.ca 2008-12 (R), as set out in Appendix I to Report PLN 09-24, 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-2008-12 (R), 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 07/23, submitted by Taccgate Developments Inc., to implement the redline revision to Draft Plan of Subdivision SP-2008-12 (R) be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 09-24, be finalized, and forwarded to Council for enactment. 6. Member Updates on Committees 7. Other Business 8. Adjournment Information Report to Planning & Development Committee Report Number: 01-24 Date: April 2, 2024 From: Catherine Rose Chief Planner Subject: Zoning By-law Amendment Application A 01/24 City Initiated: City of Pickering Consolidated Zoning By-law 1.Purpose of this Report The purpose of this report is to provide information on the second draft of the Consolidated Zoning By-law (Draft Zoning By-law). This report contains general information on the public engagement undertaken, how the current six parent Zoning By-laws wereconsolidated, the new structure of the zoning categories, and the new zoning provisions. This report is intended to assist members of the public and other interested stakeholdersin understanding the proposed Draft Zoning By-law. The Planning & Development Committee will hear public delegations on the Draft Zoning By-law, ask questions for clarification, and identify any planning matters for further consideration. This report is forinformation purposes, and no decision is to be made at this time. Following a review ofthe public, agency and stakeholder comments, staff will bring forward a recommendationreport, and a final Draft Zoning By-law for consideration by the Planning & Development Committee. 2.The Draft Zoning By-law A copy of the Draft Zoning By-law is available for viewing on the City’s website at Let’sTalk Pickering, or at the offices of the City of Pickering, City Development Department. 3.Background Report PLN 18-19 to the Planning & Development Committee outlined the need to update and consolidate the City’s existing six parent Zoning By-laws 2511, 2520, 3036,3037, 7364/14 (Seaton) and 7553/17 (City Centre). In 2020, a multi-phase ComprehensiveZoning By-law Review (CZBR) was initiated. Phase 1 of the CZBR continued throughout2020 and 2021, during which staff, with the assistance of the consulting firm of WSP Canada Group Ltd. (WSP) prepared a public consultation strategy, completed eight discussion papers, and hosted an electronic open house. The discussion papers provided an overview of the relevant provisions in each of theexisting parent zoning by-laws, and an analysis of how the existing zoning relates toplanning policies and legislation at the local, regional, and provincial levels. Also discussed were recent best practices in Ontario municipalities that have undertaken acomprehensive zoning by-law review. Guiding principles, and an approach to structuringzoning categories, were recommended. - 1 - Information Report 01-24 Page 2 As Phase 2 of the CZBR commenced, the project was renamed as the “Consolidated” Zoning By-law Review, to more accurately reflect the nature of the work completed. By contrast, a “Comprehensive” Review would imply updating the zoning to implement the Official Plan designations. A Comprehensive Review of the Zoning By-law will be initiated following completion of a new Pickering Official Plan. Phase 2 includes the preparation of the Draft of the Consolidated Zoning By-law, and public engagement. In 2022, staff released the first Draft Zoning By-law for public review and comment. Staff reports PLN 03-22 and PLN 36-22 provided information on the first Draft Zoning By-law. Following comments received from City staff, the public, agencies, and stakeholders, a second Draft Zoning By-law was released on February 6, 2024. This Information Report 01-24 provides general information on the second Draft Zoning By-law. 4. Community Engagement The City’s website page, Let’s Talk Pickering, has been the central place for information about the CZBR and the Draft Zoning By-law. The site contains the following information: the eight discussion papers; reports to Council; open house and informational videos; the text and mapping of the Draft Zoning By-law; staff answers to submitted questions; the community consultation program; and next steps. To date, as part of Phases 1 and 2, four virtual open houses, and two in-person open houses have been held to address the discussion papers and the Draft Zoning By-law. The most recent in-person open house was held on March 12, 2024, at Pickering City Hall. Another in-person open house will be held at Pickering City Hall, immediately prior to the April 2, 2024 Statutory Public Meeting. Notice for these events has included ads in the News Advertiser (when in publication), and more recently, the Toronto Star; mobile boulevard signage; City website notices; brochure and post card drops; and emailing. In total, over 160 people have attended, or viewed, in-person and virtual open houses. The comments received are summarized in the Comment Summary Matrix available for viewing on Let’s Talk Pickering. This matrix also includes consultant/staff responses to each comment. To date, approximately 165 comments have been received from the public, agencies, and City staff. Comments on the Draft Zoning By-law will be accepted until May 1, 2024, and will be reviewed to inform the preparation of the final Draft Zoning By-law. The final Draft Zoning By-law will be presented later in 2024 to Council for consideration. The comments received to-date fall generally into one of the following themes: • general zoning inquiries for particular properties, requests for clarification of zoning provisions, and corrections to the online zoning map • requests from landowners/developers, some with submitted development applications, for site-specific zoning changes (staff advises that requests for site-specific zoning changes are not being considered through the Consolidated Zoning By-law Review) - 2 - Information Report 01-24 Page 3 • requests from the Toronto and Region Conservation Authority to rezone certain Authority-owned lands to Environmental Protection that are currently zoned for residential uses, despite the presence of natural heritage features or hazard lands • general comments on the structure of the Draft Zoning By-law • comments that support more mixed-use zoning and implementation of Official Plan policies 5. Consolidating the Existing Zoning By-laws 5.1 The existing six parent Zoning By-laws are consolidated Except for the Seaton Zoning By-law 7364/14, the zones and provisions of all the existing parent zoning by-laws have been consolidated and harmonized in the Draft Zoning By-law. This includes administrative provisions; definitions; general regulations; parking and loading standards; definitions; zone-specific provisions for permitted uses, and lot and building standards; and provisions for enactment and transition. Seaton Zoning By-law 7364/14 has been retained except for its administration and enactment chapters as a chapter within the Draft Zoning By-law. In addition to the six parent zoning by-laws, the Draft Zoning By-law incorporates the following two zoning amendments recently passed by Council: • regulations for Infill and Replacement Housing in Established Neighbourhoods, which were adopted by Council in 2021 and approved by the Ontario Land Tribunal in 2023, are applied to the certain neighbourhoods through an overlay map, and establish additional lot and building standards that supersede the provisions for a given zone • regulations for Additional Dwelling Units, adopted by Council in 2023, bringing the Draft Zoning By-law in conformity with the changes to the Planning Act in 2022 5.2 Zoning categories are restructured The structure of the zone categories in the six existing zoning by-laws was reviewed to establish a single structure of new zones for the Draft Zoning By-law that would apply city-wide. The approach to consolidating the existing zone categories was to establish a clear zone structure to guide future development, simplify and consolidate the similar provisions of existing zones, reduce the number of zones, order residential zones according to density, and carry forward some site-specific zoning as exceptions. See Attachment 1 for a table of the Proposed Zone Categories. Consolidating residential zones from the six existing Zoning By-laws is a critical step in the new city-wide Draft Zoning By-law. The intent of this step of the process was not to result in any significant variances from the existing residential standards, but rather simplify and consolidate the similar provisions of the existing zones. The residential zones are reorganized into the three broader zone categories of R1 – Residential First Density, R2 – Residential Second Density, and R3 – Residential Third Density, according to the density of their permitted dwelling types. Within each category, there are subzones that establish lot frontage and lot area provisions. - 3 - Information Report 01-24 Page 4 Attachment 2 of this report is a concordance table, demonstrating how the zones from the existing parent Zoning By-laws have been consolidated into the zone structure for the Draft Zoning By-law. 5.3 Site-specific Exceptions The existing six parent Zoning By-laws contain exceptions approved through site specific rezonings after the enactment of the original parent by-laws. All exceptions were reviewed to determine if they could be consolidated, deleted, or carried forward into the Draft Zoning By-law. This review looked at whether there were similarities among the exceptions, and whether they complied with zones and provisions of the Draft Zoning By-law. Exceptions were deleted if they complied with the provisions of the Draft Zoning By-law. Exceptions were carried forward if they did not comply with the Draft Zoning By-law provisions. Carrying forward exceptions into the Draft Zoning By-law ensures that existing zoning permissions are not removed from properties. This approach has reduced, in half, the total number from approximately 850 to 412 Exceptions. The exceptions that are carried forward are numbered, and the numbers are displayed at a property level on the interactive zone map. The user of the By-law can then search for it numerically if their property is subject to an exception. 5.4 Transition provisions The Draft Zoning By-law contains provisions that recognize, for a five-year period, the status of existing Planning Act and Building Act applications. These proposed provisions allow applications submitted prior to the Draft Zoning By-law coming into effect, to continue to be processed according to the Zoning By-laws that were in effect at the time of application. A by-law comes into effect once Council passes a by-law and the appeal period lapses without any appeals, or when a by-law is appealed, and the Ontario Land Tribunal (OLT) issues an order dismissing the appeal, or approving, or approving with modifications. 5.5 Kingston Road Corridor and Specialty Retail Node Intensification Areas Council adopted Official Plan Amendment 38 (OPA 38) for the Kingston Road Corridor and Specialty Retail Node Intensification Areas on January 24, 2022. On November 4, 2022, the Region of Durham issued a notice of decision to approve OPA 38. That decision was appealed to the OLT. The Draft Zoning By-law does not propose zoning for the lands subject to OPA 38. The new Zoning By-law will be amended following the decision of the Tribunal, and preparation of an implementing zoning by-law for the OPA 38 lands. Until then, the OPA 38 lands will continue to be subject to the current Zoning By-law 3036. 5.6 Minister’s Zoning Orders The Planning Act authorizes the Minister of Municipal Affairs and Housing to make a Minister’s Zoning Order (MZOs) and enact an Ontario Regulation to regulate the use of land, buildings, and structures anywhere in Ontario. MZOs are a level of zoning that - 4 - Information Report 01-24 Page 5 supersedes municipal zoning wherever the municipal and provincial zoning conflict. Four provincial Minister’s Zoning Orders cover certain lands in Pickering, and often, the public are unaware that their property may be subject to an MZO. To improve the understanding of zoning in Pickering, the Draft Zoning By-law contains an informational schedule (Schedule 2) that outlines the lands that are subject to the four MZOs. Schedule 2 – Minister’s Zoning Orders, can be viewed on Let’s Talk Pickering. In addition, Section 16, Enactment, states that the MZOs remain in effect and supersede the Draft Zoning By-law. 6. New and modified zoning provisions In addition to consolidation, the six existing Zoning By-laws were reviewed against the City’s Official Plan, current best practices, and emerging issues. Attachment 3 outlines the sections of the CZBL that were updated or modified. Below is a discussion of the new zoning provisions that were added to address the various emerging issues of Council or community interest. 6.1 Short-term rentals The existing parent Zoning By-laws do not contain provisions regulating short-term rentals. New provisions are proposed that would permit, in all residential zones, a maximum of one short-term rental in an owner-occupied principal residence, as defined by the federal Income Tax Act. 6.2 Nightclubs In response to public comments with concerns over noise, a new general regulation is introduced that prohibits nightclubs within 150 metres of a Residential Zone, as well as prohibiting an outdoor patio accessory to a nightclub. 6.3 Agriculture-Related and On-Farm Diversified Uses To conform to the City’s Official Plan and Provincial Policy, zoning regulations within the Rural Zones in the Draft Zoning By-law are updated to permit a range of agriculture- related uses, such as a farm winery or cidery, and on-farm diversified uses, such as an agritourism use. On-farm diversified uses are restricted to one hectare or two percent of the total lot area. These uses provide flexibility for farm-owners in diversifying their income, and boost the rural economy, while protecting primary agricultural use. 6.4 Driveway widenings and minimum interior garage size The current Seaton and Duffin Heights By-laws restrict driveway widths. The Draft Zoning By-law proposes zoning provisions regulating a maximum driveway width, and minimum landscaped open area, to accommodate additional parking. All residential lots in the City will be subject to restrictions to accommodate additional parking while protecting on-site drainage and streetscape concerns. These proposed provisions align with the additional dwelling unit zoning provisions. - 5 - Information Report 01-24 Page 6 Also introduced are zoning provisions requiring a minimum interior garage size. These provisions ensure residential garages adequately accommodate the minimum required vehicle parking and storage. 6.5 Integrated Sustainable Design Standards To support the Integrated Sustainable Design Standards (ISDS), and as directed by Council Resolutions #914/22 and #3323/23, new definitions, and provisions that address heat island reduction, permit rooftop solar panels, specify minimum outdoor amenity areas for certain uses, and required minimum bicycle parking rates, are included in the Draft Zoning By-law. 7. Next Steps As noted in Section 2, a copy of the Draft Zoning By-law is available for viewing on the City’s website at Let’s Talk Pickering, or at the offices of the City of Pickering, City Development Department. Comments on the Draft Zoning By-law will be accepted up to May 1, 2024. Until this time, staff will continue to engage the public and stakeholders through providing information on the City’s website and meeting with stakeholders as requested. Comments received will inform staff of the preparation of a final Draft Zoning By-law. A staff recommendation report along with the final Draft Zoning By-law will be presented to Council later in 2024. 8. Procedural Information • written comments regarding the Draft Zoning By-law should be directed to the City Development Department • oral comments may be made at the Statutory Public Meeting • all comments received will be noted and used as input to a Recommendation Report and a final Draft Zoning By-law prepared by the City Development Department for consideration at a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts the final Draft Zoning By-law • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk Attachments 1. Proposed Zone Categories 2. Concordance of Zoning Categories 3. New and Modified Provisions - 6 - Information Report 01-24 Page 7 Prepared By: Original Signed By Mimi Lau, MCIP, RPP Senior Planner, Zoning & Administration Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner ML:DW:ld Date of Report: March 18, 2024 - 7 - Proposed Zone Categories Page 1 of 5 Attachment 1 to Information Report 01-24 Zone Name Zoning Symbol(s) Main Permitted Uses Residential Residential First Density R1A, R1B, R1C, R1D, R1E, R1F, R1G, R1H, R1I Single-detached Residential Second Density R2A, R2B R1 permitted uses plus semi-detached, duplex Residential Third Density R3A, R3B, R3C R2 permitted uses plus townhouses, apartments Commercial Commercial General C1 Range of commercial uses Commercial Automotive Service C2 Automobile Service Station, Car Wash, Convenience Store, Restaurant, Outdoor Display Area uses Commercial Highway C3 Range of Retail and Automobile Service uses Commercial Hamlet CH Range of Retail and Automobile Service uses Mixed-Use Local Node LN Retail, service and office uses Community Node CN Community, cultural and limited retail uses Mixed-Use General MU1 Residential, retail, service uses City Centre City Centre One CC1 Residential, commercial and community uses City Centre Two CC2 Residential and commercial City Centre Residential One CCR1 Townhouses, office and personal service, park City Centre Residential Two CCR2 Similar but wider range of uses permitted in CCR1 - 8 - Proposed Zone Categories Page 2 of 5 Zone Name Zoning Symbol(s) Main Permitted Uses City Centre Civic CCC Civic, community and office uses City Centre Open Space CCOS Park and community uses City Centre Natural Heritage System CCNHS Community garden and park Employment Employment General E1 Manufacturing Employment Prestige E2 Light manufacturing, warehousing Employment Commercial E3 Places of assembly, light manufacturing, warehousing, limited retail Environmental Protection and Open Space Environmental Protection EP Agriculture, conservation, passive recreation Open Space OS Agriculture, community centre, park, community garden Open Space Waterfront OSW Aquaculture, marina, community centre, conservation Stormwater Management Facility SWM Stormwater management pond Golf Course GC Golf course Rural and Oak Ridges Moraine Agriculture A Agriculture, a detached dwelling, farm related uses, community centre, schools Quarry Q Agriculture, quarry, forestry Oak Ridges Moraine – Agricultural ORMA Agriculture, a detached dwelling, conservation - 9 - Proposed Zone Categories Page 3 of 5 Zone Name Zoning Symbol(s) Main Permitted Uses Oak Ridges Moraine – Environmental Protection ORMEP Conservation uses Oak Ridges Moraine – Institutional ORMI Community uses, school, recreation, place of worship Oak Ridges Moraine – Commercial ORMC Limited commercial uses Oak Ridges Moraine – Residential General ORMR5, ORMR6 Detached dwelling Institutional and Other Institutional General I1 Community uses Urban Reserve UR Uses legally existing at the date of the passing of the Draft Zoning By-law, passive recreation Utility UT Conservation, passive recreation, parking lot, stormwater management Seaton Urban Area Seaton Low Density Type 1 SLD1 Detached, semi, duplex, multi-attached, block & back-to-back townhouses Seaton Low Density Type 1 Heritage Lot SLD1HL Detached, semi, duplex, multi-attached, block & back-to-back townhouses Seaton Low Density Type 1 Townhouses SLD1T Detached, semi, duplex, multi-attached, block & back-to-back townhouses Seaton Low Density Type 2 SLD2 Detached, semi, duplex, multi-attached, block & back-to-back townhouses Seaton Low Density Type 2 Multiple SLD2M Detached, semi, duplex, multi-attached, block & back-to-back townhouses - 10 - Proposed Zone Categories Page 4 of 5 Zone Name Zoning Symbol(s) Main Permitted Uses Seaton Medium Density Detached & Semi SMDDS Seaton Low Density uses and apartment dwelling Seaton Medium Density Multiple SMDM Seaton Low Density uses and apartment dwelling Seaton High Density SH Street multiple attached dwelling, apartment dwelling, personal service uses Seaton Mixed Corridor Type 1 SMC1 Range of residential, community, retail and automotive uses Seaton Mixed Corridor Type 2 SMC2 Range of residential, community, retail and automotive uses Seaton Mixed Corridor Type 3 SMC3 Range of residential, community, retail and automotive uses Seaton Minor Commercial Cluster SMCC Apartment dwelling, live work, and retail uses Seaton Local Node SLN Block and back-to-back townhouses, live work, and apartment dwelling, and retail, service, entertainment uses Seaton Community Node SCN Seaton Local Nodes uses, home improvement centre, hotel Seaton Community Node Pedestrian Predominant Area SCNPP Seaton Local Nodes uses, home improvement centre, hotel Seaton Prestige Employment General SPEG Light manufacturing, business services, schools, hotel, data and communications Seaton Prestige Employment Node SPEN Light manufacturing, business services, schools, hotel, data and communications Seaton Prestige Employment Heritage Lot SPEHL Light manufacturing, business services, schools, hotel, data and communications - 11 - Proposed Zone Categories Page 5 of 5 Zone Name Zoning Symbol(s) Main Permitted Uses Seaton Employment Service SES Office, retail, business service Seaton Community Use SCU Schools, place of worship, community Seaton District/Community Park SDCP Community and recreational uses Seaton Open Space SOS Limited community and recreational uses Seaton Utility SUT Water and sewage pumping and treatment, energy pipelines, highways - 12 - Concordance of Zoning By-law Categories Page 1 of 4 Attachment 2 to Information Report 01-24 Parent Zoning By-law Zone Category Draft Zoning By-law Zone Category Residential R6 First Density – R1A V First Density – R1B R1 First Density – R1C R3 First Density – R1D R4 First Density – R1E S1 First Density – R1F S2 First Density – R1G S3 First Density – R1H S4 First Density – R1I SD Second Density – R2A RM Second Density – R2B RMM Second Density – R3A n/a Third Density – R3B n/a Third Density – R3C Mixed Use, Commercial and Other Zones City Centre City Centre One – CC1 City Centre One – CC1 City Centre Two – CC2 City Centre Two – CC2 City Centre Residential One – CCR1 City Centre Residential One – CCR1 City Centre Residential Two – CCR2 City Centre Residential Two – CCR2 City Centre Civic – CCC City Centre Civic – CCC Open Space – OS City Centre Open Space – CCOS Natural Heritage System –NHS City Centre Natural Heritage System – CCNHS Mixed Use LCA, C1 Local Node Zone – LN CCA Community Node Zone – CN MU Mixed Use Zone – MU Commercial SC, SPC, CO, C2 Commercial General – C1 CA, CA3 Automotive Service Commercial – C2 C3 Highway Commercial – C3 - 13 - Concordance of Zoning By-law Categories Page 2 of 4 Parent Zoning By-law Zone Category Draft Zoning By-law Zone Category HM, HMC Hamlet Commercial – CH Employment M2, M2S General Employment – E1 M1 Prestige Employment – E2 MC Employment Commercial – E3 Open Space and Environmental Protection G Environmental Protection – EP O1, O2, OS, CP, and NP Exceptions Open Space – O O3B Open Space Water – OSW OS – SWM Storm Water Management Facility – SWM GC Golf Course – GC Agriculture and Rural A Agriculture A Q Quarry Q ORM-A ORMA ORM-EP ORMEP ORM-I, ORM-R ORMI ORM-M1 ORM-M1 Institutional and Other ES, I(C), I(R), I(PRA), CU General Institutional – I1 R(NH) Institutional/Residential – I2 UR Urban Reserve – UR CNR Utility – U - 14 - Concordance of Zoning By-law Categories Page 3 of 4 Parent Zoning By-law Zone Category Draft Zoning By-law Zone Category Seaton Residential Low Density Type 1 – LD1 Seaton Low Density Type 1 – SLD1 Low Density Type 1 – Townhouses – LD1-T Seaton Low Density Type 1 – Townhouse (SLD1T) Low Density Type 1 – Heritage Lot – LD1-HL Seaton Low Density Type 1 – Heritage Lot (SLD1HL) Low Density Type 2 – LD2 Seaton Low Density Type 2 (SLD2) Low Density Type 2 – Multiple – LD2-M Seaton Low Density Type 2 – Multiple (SLD2M) Medium Density – Detached & Semi – MD- DS Seaton Medium Density – Detached & Semi (SMDDS) Medium Density – Multiple – MD-M Seaton Medium Density – Multiple (SMDM) High Density – H Seaton High Density (SHD) Mixed Use Mixed Corridor Type 1 – MC1 Seaton Mixed Corridor Type 1 – SMC1 Mixed Corridor Type 2 – MC2 Seaton Mixed Corridor Type 2 – SMC2 Mixed Corridor Type 3 – MC3 Seaton Mixed Corridor Type 3 – SMC3 Minor Commercial Cluster – MCC Seaton Minor Commercial Cluster – SMCC Local Node – LN Seaton Local Node – SLN Community Node – CN Seaton Community Node – SCN Community Node Pedestrian Predominant Area – CN-PP Seaton Community Node Pedestrian Predominant Area – SCNPP Employment Seaton Prestige Employment General – PEG Seaton Prestige Employment General – SPEG Seaton Prestige Employment Node – PEN Seaton Prestige Employment Node – SPEN - 15 - Concordance of Zoning By-law Categories Page 4 of 4 Parent Zoning By-law Zone Category Draft Zoning By-law Zone Category Seaton Prestige Employment Heritage Lot – PE-HL Seaton Prestige Employment Heritage Lot – SPEHL Seaton Employment Service – ES Seaton Employment Service – SES Community Use Seaton Community Use – CU Seaton Community Use – SCU Natural Heritage and Open Space Seaton District/Community Park – DCP Seaton District/Community Park – SDCP Seaton Open Space – OS Seaton Open Space – SOS Seaton Stormwater Management – SWM Seaton Stormwater Management – SSWM Seaton Golf Course – GC Seaton Golf Course – SGC Seaton Natural Heritage System – NHS Seaton Natural Heritage System – SNHS Seaton Cemetery – CE Seaton Cemetery – SCE Seaton Hamlet Heritage Open Space – HHOS Seaton Hamlet Heritage Open Space – SHHOS Seaton Utility – Utility – UT Seaton Utility – SUT - 16 - Page 1 of 3 Attachment 3 to Information Report 01-24 New and Modified Provisions Draft Zoning By-law Section Added/Modified 1 Administration 1.9 Transition Clarifies how provisions apply to applications that have been submitted and deemed complete at the time the Draft Zoning By-law comes into effect. Transition provisions are proposed to be repealed 5 years from the effective date of the CZBL. 3 Definitions 3.2 Defined Terms Definitions added include: Adverse Effect; Amenity Area, Common Outdoor; Amenity Area, Common Indoor; Ancillary Retail Sales; Aquaculture; Common Outdoor; Dwelling Width; Electric Vehicle Supply Equipment; Flat Roof; Front Entrance; Green Roof; Dwelling Depth; Dwelling Width; Landscaped Open Space; Main Front Wall; Shipping Container; Short-term Rental; Solar or Shade Parking Structure; Stacking Lane; Vertical Farming; Veterinary Clinic Definitions modified include: Amenity Area; Area of High Aquifer Vulnerability; Commercial Vehicle; Contractor’s Yard; Drive-through Facility; Driveway; Dwelling Unit, Additional; Grade Existing; Average Grade; Ground Floor; Height; Landscaped Area; Lot coverage; Lot Depth; Motor Vehicle; Nightclub; Obnoxious; Park; Person; Retirement Home; Self-storage Facility; Setback; Theatre 4 General Regulations 4.3 Additional Dwelling Unit Zoning By-laws 8034/23, 8035/23, 8036/23, 8037/23, 8038/23, and 8039/23 permitting additional dwelling units are consolidated here. 4.9 CLOCA and TRCA Regulated Areas Recognizes Bill 23 and the evolving role of conservation authorities in application review. Provisions maintain that boundaries of regulated areas “shall be” determined by CLOCA and TRCA as applicable. However, the provision stating that “final boundaries of the regulated area shall be determined by CLOCA or TRCA, as appropriate” is removed. 4.11 Established Neighbourhood Precinct Overlay Zone Infill & Replacement Housing and Building Height Zoning By-laws 7872/21, 7873/21, 7874/21, 7900/22, 7901/22, and 7902/22 are consolidated here. - 17 - New and Modified Provisions Page 2 of 3 Draft Zoning By-law Section Added/Modified 4.14 Height Exceptions Responds to Integrated Sustainable Design Standards (ISDS): a)Performance Measure ER2 to ER4 (Heat Island Reduction) general regulation for Height Exceptions permits rooftop solar panels and associated equipment to exceed the maximum permitted building height by 1.5 metres. b)Performance Measure ER1 (Emissions, Renewable Energy, and Resilience) general regulation for Height Exceptions permits a parapet wall that forms part of a green room to exceed the maximum permitted building height by 1.5 metres. 4.22 Nightclubs Establishes minimum distance separation from residential areas for night clubs. 4.23 Oak Ridges Moraine Area Special Provisions For clarification, Subsection 8 Areas of High Aquifer Vulnerability added to reference to Schedule 3 and the Official Plan, in particular section 10.13 Areas of Groundwater Protection and 16.43 Groundwater Vulnerability – Oak Ridges Moraine. 4.24 On-farm Diversified Uses Identifies that home industry is subject to a maximum gross floor area and applies the provisions of Section 4.16 Home Industries. 4.27 Outdoor Storage Permits outdoor storage as a principal use in any zone that permits outdoor storage and requires a visible barrier to any adjacent yard, highway, or street. Conditions remain and permission does not apply to Open Space Waterfront zone. 4.30 Public Uses Permitted in All Zones Clarifies the provisions that apply to public uses. 4.33 Rooming Homes Rooming houses are required to encompass the entire dwelling and limited to one per lot; the maximum number of bedrooms changed from 10 to 6. 4.35 Seasonal Farm Help Dwelling Removes the minimum floor area of 58.0 square metres as a requirement. 4.38 Shipping Containers Provides direction on the location of shipping containers used for storage. 4.39 Short term rental and definition Responds to public concerns and supports possible future licensing. - 18 - New and Modified Provisions Page 3 of 3 Draft Zoning By-law Section Added/Modified 5 Parking, Stacking, and Loading Regulations 5.11 Residential Driveway and Front Yard Landscaping Requirements Responds to need for additional parking on private property. 5.12 Parking and Storage of Vehicles in Residential and City Centre Zones Provision implemented City-wide. 5.13 Bicycle Parking Space Requirements Responds to ISDS Performance Measure T3 (Bicycle Parking and Storage Facilities) minimum short-term and long-term bicycle parking rates applied. 6 Residential Zone Regulations Sections 6 Residential and Section 8 Mixed Use Zone Regulations Responds to ISDS Performance Measure LN7 (Common Outdoor Amenity Space) minimum outdoor amenity areas are specified for apartment dwellings in the City Centre zones and the Residential Third Density zones. 8 Mixed-Use Zone Regulations 8.3 Lot and Building Requirements Mixed Use General (MU1) the intent of the zone provisions changed from permitting high-rise mixed-use development to permitting low-rise mixed-use development. 12 Rual and Oak Ridges Moraine Zone Regulations 12.3 Oak Ridges Moraine Zones Adds Oak Ridges Moraine Commercial (ORMC) to reflect existing uses in the hamlet of Claremont. 13 Institutional and Other Zone Regulations 13.2 Permitted Uses UR Zone Urban Reserve Zone recognizes existing uses and permits a new detached dwelling provided a detached dwelling was already a permitted use - 19 - Report to Planning & Development Committee Report Number: PLN 08-24 Date: April 2, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited 1525 Pickering Parkway Recommendation: 1.That Zoning By-law Amendment Application A 01/23, submitted by Pickering Valley Developments Limited, to permit a 40-storey residential condominium building containing 571 residential units, located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 08-24, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to obtain Council’s approval of an application for Zoning By-law Amendment, submitted by Pickering Valley Developments Limited, to facilitate the development of a 40-storey residential condominium building. The subject property is located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, north of Highway 401, within the City Centre (see Location Map, Attachment 1). Pickering Valley Developments Limited has applied for a Zoning By-law Amendment, to facilitate the construction of a 40-storey residential condominium building, with a podium ranging between 4 and 6 storeys (see Submitted Site Plan, Attachment 3, and Revised Conceptual Renderings, Attachments 4 and 5). Through a reconfiguration of the floor plans, the total number of residential units within the building has increased from 514 to 571 units. In addition, the applicant has provided a letter of intent from Habitat for Humanity GTA, to offer one affordable housing unit to Habitat for Humanity, at no cost (see Letter from Habitat for Humanity GTA, Attachment 6). City Development staff are in support of the proposed development. The proposal conforms to the Region’s new Official Plan policies for Major Transit Station Areas (MTSA), to intensify underutilized lands, while providing high-density housing near a major transit hub. In accordance with the City’s Official Plan, the proposal complies with the minimum density and maximum floor space index (FSI) targets for the City Centre. The request to increase the maximum building height from 25 storeys to 40 storeys is consistent with the City Centre Neighbourhood policies, which encourage the highest of buildings to be located along or in proximity to Highway 401, or in proximity to higher-order - 20 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 2 1525 Pickering Parkway transit stations. The subject property is located along Highway 401, within 900 metres of the Pickering GO Station, and 600 metres of seven Durham Region Transit bus stops. Though the applicant is proposing an increase to the building height from 25 storeys to 40 storeys, the proposal still complies with the maximum permitted FSI of 5.75, in accordance with the City’s Official Plan and the City Centre Zoning By-law. Staff are satisfied that the proposed building will have minimal shadowing impacts on surrounding properties, and is consistent with the vision for the City Centre. The applicant has submitted an associated application for Site Plan Approval, which is currently under review. Through the site plan review process, staff will continue to ensure that the site design and architectural treatments of the building are consistent with the City Centre Urban Design Guidelines. Detailed design issues will also be dealt with through the site plan review process, including finalizing landscaping plans, payment of cash-in-lieu of parkland, and on-site vehicular circulation and pedestrian connections. Staff recommend that the site-specific amending by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 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: The purpose of this report is to obtain Council’s approval of an application for Zoning By-law Amendment, submitted by Pickering Valley Developments Limited. The proposed site-specific amendments are to increase the maximum building height, decrease the minimum residential parking ratio, eliminate the stepback requirement for the upper floors of the tower, increase the podium height, and include a provision for stacked bicycle parking. Approving this application would enable the development of a 40-storey residential condominium building containing 571 residential units. 1. Background 1.1 Property Description The subject property is located at the southeast corner of the intersection of Pickering Parkway and Valley Farm Road, north of Highway 401, within the City Centre (see Location Map, Attachment 1). The site has an area of approximately 0.51 of a hectare, with frontage along Pickering Parkway. The property is currently vacant. The site has an existing driveway, which is accessed from Pickering Parkway. - 21 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 3 1525 Pickering Parkway Two existing sanitary sewer easements, in favour of the Region of Durham, run along the western lot line and along the southern lot line, parallel to Highway 401. In addition, an existing easement, in favour of Bell Canada, runs along the southern lot line, also parallel to Highway 401. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): West: The property immediately to the west is owned by the City, but is subject to a long-term lease agreement with Elexicon. The site currently contains an electrical substation operated by Elexicon. Further west is a 3-storey office building. North: To the north, across Pickering Parkway on the east side of Valley Farm Road, are residential condominium developments, consisting of 3-storey townhouse units, and four condominium apartment buildings ranging between 5 and 6-storeys. On the west side of Valley Farm Road are lands owned by Canadian Apartment Properties Real Estate Investment Trust (CAPREIT), containing five rental apartment buildings, ranging between 5 and 6-storeys. South: Immediately to the south is Highway 401. East: Immediately to the east is a self-storage facility. 1.2 Applicant’s Proposal The applicant has submitted an application for Zoning By-law Amendment to facilitate the construction of a 40-storey condominium apartment building, with a podium ranging between 4 and 6-storeys (see Submitted Site Plan, Attachment 3, and Revised Conceptual Renderings, Attachments 4 and 5). To facilitate the proposed development, the applicant is requesting the following site-specific amendments: • increase the maximum building height from 77 metres (approximately 25 storeys) to 133 metres (40 storeys) • reduce the minimum residential parking ratio from 0.8 of a parking space per dwelling unit to 0.55 of a space per unit • add a provision to permit stacked bicycle parking, whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces • increase the maximum permitted podium height from 20 metres to 23 metres • permit structures (such as mechanical equipment, architectural features, landscape features, and wind/noise attenuation structures) on the podium to project beyond the maximum podium height • remove the minimum main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower - 22 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 4 1525 Pickering Parkway Through a reconfiguration of the floor plans, the total number of residential units within the building has increased from 514 to 571 units. In addition, the applicant has provided a letter of intent from Habitat for Humanity GTA, to offer one affordable housing unit within the building to Habitat for Humanity, at no cost. More information about the provision of affordable housing can be found in Section 3.6 of this report. Vehicular access to the site and underground parking garage is proposed from a driveway located at the northeast corner of the site, accessed from Pickering Parkway. A total of 315 residential parking spaces and 86 visitor spaces are provided in a three-level underground parking garage and within Levels 1 to 4 of the podium. Indoor amenity space is proposed on the ground floor of the podium fronting Pickering Parkway, including a co-working lounge, bike repair area, crafting area, gym/fitness area, and a children's sports area. A pet washing station is also proposed in the lobby. Additional indoor and outdoor amenity spaces are proposed on Floors 2 and 5 of the podium, including an outdoor kitchen and dining areas, and outdoor workstations. A green roof is proposed on Floor 7 of the podium. The Ministry of Transportation requires a 14.0 metre setback between any building or structure on the subject property and Highway 401. Landscaping is permitted within the setback. As such, the applicant is proposing to provide a dog run, a walking path, and two berms within the 14.0 metre setback. Attachment 7 to this report summarizes the key statistical details of the proposal. An application for Site Plan Approval has been submitted and is currently under review. The proposed development will also be subject to a future application for a draft plan of condominium. 2. Comments Received 2.1 Open House Meeting and Statutory Public Meeting On March 29, 2023, the City Development Department hosted an open house meeting to inform area residents about the proposed development. About ten residents attended the open house meeting. A statutory public meeting was held on May 1, 2023. No residents spoke at the public meeting. The City has also received written comments from nine area residents. Key comments and concerns received in writing, and expressed by area residents at the open house meeting, are summarized below: • concerns related to existing wind conditions in the area and the potential for increased wind impacts on neighbouring properties caused by the proposed development • concerns with the lack of affordable housing proposed within the development • concerns related to shadowing and overlook impacts on neighbouring properties - 23 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 5 1525 Pickering Parkway • concerns with the height of the proposed building, and how this may affect bird migration and flight paths • concerns related to increased traffic on Pickering Parkway, as a result of the proposed development • concerns related to the speed at which vehicles travel along Pickering Parkway • concerns related to the number of parking spaces proposed, as overflow parking may occur at the mall lands or on other neighbouring properties, streets, and parks • safety concerns related to construction and potential road closures to accommodate construction • concerns with the usage of lighting, and how it may cause light trespass on neighbouring properties On April 26, 2023, the City received a letter on behalf of Canadian Apartment Properties Real Estate Investment Trust (CAPREIT), who are the owners of the rental apartment buildings at the northwest corner of the intersection of Pickering Parkway and Valley Farm Road. Additionally, on April 27, 2023, the City received a letter from Coughlan Homes, who are the owners of the self-storage facility, directly east of the subject property. A summary of the comments received from CAPREIT and Coughlan Homes regarding this development and the applicant's response to their comments can be found in Section 3.11 of this report. Key comments and questions raised by members of the Planning & Development Committee at the public meeting related to: • the provision of affordable housing units • the proposed reduction to parking • the design of the building and the shadowing impacts on neighbouring properties • the sustainability features proposed for the development • how the applicant will address the issues raised by the public, CAPREIT, and Coughlan Homes 2.2 Comments from External Agencies 2.2.1 Region of Durham • the proposed residential building will support transit use, and contribute to the intensification of the Urban Growth Centre, in accordance with the provisions of the Regional Official Plan • no objection to the zoning by-law amendment application, subject to an “H” Holding Zone symbol being imposed on the property • there is limited capacity in the existing Liverpool Road sanitary sewer system • the Region is in the process of confirming capacity limitations, and working to determine potential upgrades as development proceeds • the Region will monitor development applications and allocate servicing for developments on a first come, first serve basis - 24 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 6 1525 Pickering Parkway • sanitary capacity will only be assigned upon execution of a development agreement with the Region of Durham • an “H” Holding Symbol will be in place until the owner enters into a site servicing agreement with the Region of Durham, that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site • matters related to potential site contamination can be addressed to the satisfaction of the Region during the site plan application process 2.2.2 Ministry of Transportation (MTO) • no objection to the zoning by-law amendment application • no feature, amenity or operational arrangement (such as, but not limited to, fire routes, emergency access, parking, etc.) that is required by by-law, or is essential to the viability of the site, shall be located within the 14.0 metre MTO setback • any item located within the MTO setback shall be deemed non-essential and will be removed at the Owner's expense, should the MTO require the lands for highway project(s) 2.2.3 Metrolinx • Metrolinx has reviewed the Noise and Vibration Feasibility Study, prepared by HGC Engineering, dated December 21, 2022 • the most recent rail traffic data has been incorporated into the study, and therefore Metrolinx has no further comments on this matter • prior to site plan approval, the applicant shall submit a final noise study for review and approval by Metrolinx • prior to site plan approval, Metrolinx shall have confirmation that a warning clause will be inserted into all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit • prior to site plan approval, the Owner shall grant Metrolinx an environmental easement for operational emissions, registered on title against the subject property, in favour of Metrolinx 2.2.4 Elexicon During a recent site visit, Elexicon determined that the proposed development will conflict with an existing Elexicon pole line and overhead conductors. The applicant has indicated a willingness to collaborate with Elexicon to adjust the high voltage line to an alternate location on the pole, so it is set further away from the building wall. This work may also require the relocation and replacement of existing poles surrounding the property. Elexicon has indicated that the applicant will be responsible for the entire cost of this work. To proceed with this endeavour, Elexicon will be engaging various internal departments and stakeholders to develop a comprehensive solution. To determine the total cost of this potential reframing, relocation and/or replacement, Elexicon must complete certain - 25 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 7 1525 Pickering Parkway investigative work and engineering analysis. Elexicon is requesting that the applicant provide an engineering deposit of $25,000, to complete the investigative work and engineering analysis. Through the site plan review process, the applicant will continue to work with Elexicon to address their concerns and find a viable solution. The City will not issue site plan approval until an agreement between Elexicon and the applicant has been arranged. 2.2.5 Bell • no objection to the zoning by-law amendment application • an encroachment permit is required for the existing easement in favour of Bell Canada, located along the southern lot line 2.2.6 Durham District School Board • no objection to the zoning by-law amendment application • students generated from this development will attend neighbourhood schools 2.2.7 Durham Regional Police – Radio Systems • construction of a 40-storey tower on the subject property will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links • new buildings will have to be tested for in-building coverage once the buildings are constructed 2.3 Comments from City Departments 2.3.1 Engineering Services • no objection to the zoning by-law amendment application • matters related to stormwater management, grading and drainage, construction management, bike lanes, and landscaping requirements will be further reviewed through the site plan approval process 2.3.2 Sustainability Sustainability staff have reviewed the submitted Sustainability Checklist, prepared by EQ Building Performance, dated December 22, 2023. Given that this application was received in December 2023 and before the new standards were enacted, the 2007 guidelines apply. The applicant has noted that the proposal achieves a total of 37 points, which exceeds the minimum 19 points required for Level 1, as per the 2007 Sustainable Development Guidelines. - 26 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 8 1525 Pickering Parkway Sustainability staff are satisfied that the proposal will incorporate several sustainable development features that are consistent with the 2007 Sustainable Development Guidelines. The applicant has identified the following sustainability measures to be incorporated into the development: • provision of a 905 square metre green roof located on Floor 7 of the podium • use of native and drought-tolerant species for 75 percent of the proposed landscape areas, as well as the safe and effective use of pesticides • provision of energy-efficient appliances, such as Energy Star compliant, for all new residents • promotion of sustainable education programs, such as providing packages to new residents regarding household activities to conserve energy and water resources, access to transit, and providing recycling and composting depots at the time of purchase or rental • locating a high-density development within walking distance of existing commercial/retail uses, office uses, institutional uses and outdoor spaces Staff will continue to work with the applicant to ensure the above-noted features, and any other additional sustainable design features, are incorporated into the development, prior to the Director, City Development & CBO issuing site plan approval. 3. Planning Analysis 3.1 The proposal conforms to the Region of Durham’s new Official Plan policies for Major Transit Station Areas On May 17, 2023, Durham Region Council adopted the new Regional Official Plan, ‘Envision Durham’, as amended. At the time of writing this report, the Plan is awaiting Provincial approval. The new Regional Official Plan identifies the subject property as being within a Major Transit Station Area (MTSA) for the Pickering GO Station. MTSAs are primary locations for mixed-use and transit-oriented development, providing a variety of housing opportunities, office uses, street-oriented commercial uses, institutional uses, recreational uses, and public amenities. The highest densities within MTSAs are intended to be concentrated near GO Stations to integrate the station with development. New development with MTSAs should consider reduced parking standards and structured and shared parking. The proposal conforms to the policies for MTSAs as it will facilitate the intensification of underutilized lands, in a compact and efficient built form. The proposal will provide higher density housing, and a greater supply of housing options, in proximity to a major transit hub. The proposal conforms to the policies for Major Transit Station Areas within the new Regional Official Plan. - 27 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 9 1525 Pickering Parkway 3.2 The proposal conforms to the density and Floor Space Index (FSI) requirements in the Pickering Official Plan The subject property is designated “Mixed Use Areas – City Centre” within the Pickering Official Plan. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens, and farmers’ markets. The designation permits a minimum net residential density of 80 units per hectare and no maximum density; a maximum gross leasable floorspace for the retailing of goods and services of up to and including 300,000 square metres; and a maximum FSI of over 0.75 and up to and including 5.75. The proposal will result in a residential density of 1,110 units per hectare and a FSI of 5.75. The proposal complies with the minimum density and maximum FSI targets within the Official Plan. 3.3 The proposal is consistent with the City Centre Neighbourhood policies in the Pickering Official Plan The City Centre Neighbourhood includes specific policies for enhancements to the public realm; active uses at-grade; performance criteria for tall buildings to minimize adverse impacts concerning shadowing, sky view, privacy, and transition to established low-density development; and pedestrian network and mobility. The request to increase the maximum building height from 25 storeys to 40 storeys is consistent with the City Centre Neighbourhood policies, which encourage the highest of buildings to be located along or in proximity to Highway 401, or in proximity to higher-order transit stations. The subject property is located along Highway 401, within 900 metres (14-minute walk or 6-minute bike ride) to the Pickering GO Station, and 600 metres (8-minute walk or 2-minute bike ride) to seven Durham Region Transit bus stops, including the Pickering Parkway Bus Terminal and planned Durham-Scarborough Bus Rapid Transit (DSBRT) corridor along Kingston Road. Additionally, the site is located within walking/cycling distance of many local amenities, including, but not limited to: • several grocery stores, including the Loblaws located at the intersection of Pickering Parkway and Liverpool Road (17-minute walk or 4-minute bike ride), Farm Boy located in the Pickering Town Centre Mall (15-minute walk or 3-minute bike ride), and Pacific Fresh Food Market located near the intersection of Kingston Road and Glenanna Road (16-minute walk or 4-minute bike ride) • numerous retail stores, restaurants, entertainment, personal service uses, financial institutions, and government facilities located within the immediately surrounding area - 28 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 10 1525 Pickering Parkway • in addition to the private outdoor amenity space located on site, the subject property is located within walking distance of Diana Princess of Wales Park, Chestnut Hill Developments Recreation Complex, and The Esplanade Park To provide an active frontage at-grade and to bring animation to the street edge, the applicant is proposing to provide a total of 975 square metres of indoor amenity space within the first and second floors of the podium, directly fronting Pickering Parkway. The indoor amenity space will include uses such as a co-working lounge, bike repair area, crafting area, gym/fitness area, children's sports area, change rooms, and a lounge area. These uses will bring activity to the front of the building and help promote a vibrant street life. There are adequate entrances and windows at-grade facing the street, including the main building entrance, and glazing along the indoor amenity spaces. Additionally, to further create a human-scaled environment at street level, the building is designed to be a podium and point tower form. The proposal will contribute to the transformation of the City Centre into a more liveable, walkable, and human-scaled neighbourhood. The objectives of the City Centre Neighbourhood policies have been adequately addressed. 3.4 The applicant has submitted a Shadow Study in support of the proposed development The City Centre Neighbourhood policies state that new development should be designed and located in such a way that it limits any shadowing on the public realm, parks, and public spaces, to achieve adequate sunlight throughout all four seasons. In support of the request to increase the maximum building height, the applicant has submitted a Shadow Study, prepared by The Biglieri Group and IBI Group Architects, dated August 25, 2023. The study includes March, June, September, and December, on the 21st day of each month, hourly between 9:18 am and 7:18 pm. These months are chosen to represent the first month of each season throughout the year. 3.4.1 Shadow impacts on neighbouring residential and commercial properties During March and September, the proposed building is expected to cast shadows on the 5 and 6-storey apartment buildings to the northwest, between 9:00 am and 11:00 am. Over these two hours, the shadow gradually becomes smaller. The building is expected to cast shadows on some of the 3-storey townhouse units to the north between 12:00 pm and 3:00 pm. Generally, the shadows are expected to move quickly, and are not expected to affect any particular townhouse unit for more than one hour. At 2:00 pm and 3:00 pm, the building is expected to cast a small shadow on the 6-storey condominium apartment building to the northeast. For the rest of the day, between 4:00 pm and 7:00 pm, the building is expected to cast shadows on the self-storage units to the east. During June, the proposed building is expected to cast shorter shadows on the apartment buildings to the northwest, between 9:00 am and 11:00 am. At noon, the building is expected to cast a small shadow on some of the townhouse units to the - 29 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 11 1525 Pickering Parkway north, but the shadow will be gone by the next hour at 1:00 pm. During 3:00 pm and 7:00 pm, the building is expected to cast smaller shadows on the self-storage units to the east. During December, between 9:00 am and 10:00 am, the proposed building is expected to cast larger shadows that reach the north side of The Esplanade North. Between 9:00 am and 3:00 pm, the building is also expected to cast shadows on some of the 3-storey townhouse units to the north and the 6-storey condominium apartment building to the northeast. The shadows are expected to move throughout this time, and are not expected to affect any particular townhouse unit or apartment building for more than three hours. 3.4.2 Shadow impacts on neighbouring parks and public spaces On the subject lands and within the surrounding area, the following existing and proposed outdoor spaces may be affected by shadowing: • The Esplanade Park • Diana Princess of Wales Park • the outdoor amenity space (children’s playground) located on the CAPREIT lands to the northwest • the outdoor amenity space located at the rear of the proposed building on the subject lands • the outdoor amenity space located on the podium of the proposed building on the subject lands During March, June, and September, the proposed building is not expected to cast any shadows on The Esplanade Park or Diana Princess of Wales Park. During December, The Esplanade Park is expected to experience some shadowing at 9:00 am and 10:00 am, and the Diana Princess of Wales Park is expected to experience minimal shadowing at 2:00 pm and 3:00 pm. The children’s playground on the CAPREIT lands to the northwest will be affected by shadows at 9:00 am and 10:00 am, in March and September. The playground will not be affected by shadows in June or December. On the subject lands, the outdoor amenity space located at the rear of the proposed building is expected to be affected by shadows in the evening, between 4:00 pm and 7:00 pm in March, June, and September. During these months, the outdoor space will have sun exposure for seven consecutive hours, between 9:00 am and 4:00 pm. The amenity space will not be affected by shadows in December. During March, June, September, and December, the outdoor amenity space located on the podium is expected to be affected by shadowing at 9:00 am, and then again at 1:00 pm until 7:00 pm. Generally, the amenity space will have sun exposure for three consecutive hours, between 10:00 am and 12:00 pm. - 30 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 12 1525 Pickering Parkway 3.4.3 The proposed increase in building height will have minimal shadowing impacts on surrounding properties and is consistent with the vision for the City Centre Staff are satisfied that the proposed building is designed to have minimal shadowing impacts on neighbouring residential properties, and on public and private outdoor amenity areas. The applicant has explored different tower configurations, to ensure the proposed site layout (being a 40-storey tower located on the west side of the site) will have the least shadowing impacts on neighbouring properties and outdoor amenity spaces. One of the explored options was a two-tower approach, which included a 30-storey tower on the west side of the site and a 16-storey tower on the east side of the site. Though this tower configuration resulted in shorter shadows, more neighbouring properties were affected by the shadows of the two towers, as opposed to a single 40-storey tower. The applicant also explored the option to locate the 40-storey tower on the east side of the site, to create less shadowing on the outdoor amenity space located on the podium. However, this configuration resulted in the tower being located closer to the townhouse units to the north, and having more shadow impacts on those dwellings. The building is designed in a podium and point tower form. The building complies with the maximum tower floor plate size requirement in the City Centre Zoning By-law (the by-law permits a maximum tower floor plate of 850 square metres, whereas the proposed building has a tower floor plate of 840 square metres). The point tower form and compact floor plate will ensure that the building casts smaller and faster moving shadows on adjacent properties. The point tower also allows for better access to sky view. The proposed building height of 40 storeys is consistent with other high-density developments in the City Centre that are located along Highway 401, and in proximity to transit facilities. To the northwest of the subject property, on the Pickering Town Centre Mall lands, Council approved a zoning by-law amendment application in 2023 to permit building heights ranging between 9 and 50 storeys. Other developments in the City Centre that are located along Highway 401 have also received approval for increased building heights, including Universal City Phases 2 to 7 which permit building heights ranging between 25 and 54 storeys, and Tribute (Liverpool) Limited which permits building heights ranging between 46 and 53 storeys. Though the applicant is proposing an increase to the building height from 25 storeys to 40 storeys, the proposal still complies with the maximum permitted FSI of 5.75, as required by the City’s Official Plan and the City Centre Zoning By-law. The proposed increase to building height will not increase the FSI that is permitted as-of-right on the site. However, it does allow a taller building to be constructed, which in turn allows the applicant to provide more than 200 additional dwelling units within the building. This is in line with policies in the Regional and Pickering Official Plans, which encourage the highest of buildings to be located in the City Centre, and in proximity to Highway 401 and transit facilities. - 31 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 13 1525 Pickering Parkway Staff are satisfied that the proposed building will have minimal impacts on surrounding properties and is consistent with the vision for the City Centre. 3.5 The design of the building has been revised to have regard for the City Centre Urban Design Guidelines The subject property is highly visible from Highway 401, and will serve as a visual landmark within the City Centre. The architectural plans were reviewed by the City’s Urban Design Review Consultant, to ensure the development represents good design, and has regard for the City Centre Urban Design Guidelines. Below is a summary of the refinements made to the design of the building, based on the comments received from the consultant. The City Centre Urban Design Guidelines state that the top of towers should be attractively designed using setbacks, articulation, or other means to contribute positively to the skyline. The applicant has provided additional materials and articulations to the design of the roof, to ensure the tower contributes positively to the skyline. In addition, the applicant has incorporated a lighting feature into the roof, to add visual interest to the top of the tower (see Figure 1 below). Figure 1: Original Conceptual Rendering vs Revised Conceptual Rendering The guidelines state that structured, above-grade parking should be visually and physically designed to be part of the larger development through high-quality architectural and landscape treatments. The applicant has enhanced the overall design of the podium through building materials and architectural features, to ensure a cohesive design between the tower and the podium. Additional glazing has been incorporated into the front wall of the podium facing Pickering Parkway, to create a - 32 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 14 1525 Pickering Parkway visual interest for pedestrians (see Figure 2 below). Vertical architectural features have been incorporated along the other walls of the podium to reduce the visual presence of the above-grade parking located in the podium. Also, the main entrance of the building faces Pickering Parkway and is accentuated through design, which allows the entrance to be highly visible and inviting to pedestrians. Figure 2: Original Conceptual Rendering vs Revised Conceptual Rendering The Urban Design Review Consultant commented that on-site pedestrian circulation is well designed, as a continuous walkway is provided around the perimeter of the building, and along the outdoor amenity space provided at the rear of the building. Additionally, the consultant commented that the proposed development will serve as an extension of the public realm, as the applicant is proposing enhancements to the boulevard, including upgraded paving materials that enlarge the sidewalk, planters, street trees, and benches. The design objectives of the City Centre Urban Design Guidelines have been adequately addressed. Through the site plan review process, staff will continue to ensure that the site design and architectural treatments of the building are consistent with the guidelines. 3.6 One affordable housing unit will be provided to Habitat for Humanity GTA The applicant has provided a letter of intent from Habitat for Humanity GTA (Habitat GTA) to provide one affordable housing unit within the proposed building. The applicant is proposing to offer a three-bedroom unit and one parking space to Habitat GTA for no cost, in addition to a 50 percent discount on condominium maintenance fees for the unit. The City received a letter from Habitat GTA in support of the proposed development on January 12, 2024 (see Letter from Habitat for Humanity GTA, Attachment 6). Habitat GTA has indicated that the purchase of this “family-sized” unit, at no cost to Habitat GTA, will enable a working family with an annual gross household income between $75,000 and $100,000 the opportunity to progress through the housing market. - 33 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 15 1525 Pickering Parkway Through the site plan review process, staff will request further details from the applicant regarding their commitment to providing one affordable housing unit to Habitat for Humanity GTA. 3.7 The existing road network will adequately accommodate vehicular traffic generated by the proposed development In support of the proposed development, the applicant submitted a Revised Transportation Impact Study, dated August 29, 2023, and a Traffic Addendum Letter, dated October 19, 2023, both prepared by WSP Canada Inc. (WSP). The study found that during the morning weekday peak hour (between 8:00 am and 9:00 am), the development is anticipated to generate approximately 137 vehicular trips (36 inbound trips and 101 outbound trips). In the afternoon weekday peak hour (between 5:00 pm and 6:00 pm), the development is estimated to generate approximately 163 vehicular trips (101 inbound trips and 62 outbound trips). Considering the proximity of the subject property to the Pickering GO Station and the planned DSBRT corridor along Kingston Road (planned for completion by 2041), WSP anticipates that the number of vehicular trips generated from the development will decrease over time. WSP concludes that the number of vehicular trips generated by the development will not impact traffic operations on the surrounding road network beyond the year 2027, which is when the development is anticipated to be fully built. At nearby intersections, the expected increase in average delay/queueing lengths is one second per vehicle in the morning peak hour, and two seconds per vehicle in the afternoon peak hour. However, WSP notes that the unsignalized intersection of Pickering Parkway and Glenanna Road will operate above capacity between 2032 and 2037 due to future developments, including the proposed redevelopment of the Pickering Town Centre Mall lands, and possibly the CAPREIT lands opposite the mall. WSP recommends that the City consider installing traffic signals at the Pickering Parkway and Glenanna Road intersection to address potential operational issues if these developments proceed as planned. (The City plans to install traffic signals at the above noted intersection following construction in the area related to the relocation of services from the Pickering Town Centre Mall lands redevelopment.) The City's Engineering Services Department, the Region of Durham, and the Ministry of Transportation have reviewed the submitted traffic report and are satisfied with the findings. 3.8 Sufficient parking is available to accommodate the proposed development The City Centre Zoning By-law requires a minimum of 0.8 of a parking space per dwelling unit for residents. Based on this ratio, the applicant is required to provide 457 spaces for residents. The applicant is requesting to amend the residential parking - 34 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 16 1525 Pickering Parkway ratio from 0.8 of a space per dwelling unit to 0.55 of a space per unit. Based on this reduced ratio, the applicant is proposing to provide 315 parking spaces for residents, which is a reduction of 142 spaces. In accordance with the City Centre Zoning By-law, the applicant is also providing an additional 86 spaces for visitors, at a rate of 0.15 of a space per dwelling unit. The applicant is also providing 286 bicycle parking spaces, at a rate of 0.5 of a bicycle space per dwelling unit. To support the proposed reduction in residential parking, WSP has prepared a Parking Justification Analysis as part of the submitted Transportation Impact Study. The parking analysis concludes that the proposed reduction is appropriate for the following reasons: • The reduction is based on reduced residential parking rates that have been approved for other developments across the City Centre. The table below provides a breakdown of all approved parking reductions within the City Centre. Development & Location Approved Residential Parking Rate Application & File Number Proximity to Pickering GO Station Year of Approval Universal City Phases 2 & 3 (Bayly Street & Sandy Beach Road) 0.74 of a space per unit Minor Variance Application P/CA 60/19 600 metres 2019 Universal City Phase 6 0.71 of a space per unit Zoning By-law Amendment A 01/20 600 metres 2021 Universal City Phases 4 & 5 0.65 of a space per unit Zoning By-law Amendment A 06/21 600 metres 2022 Universal City Phase 7 0.65 of a space per unit Zoning By-law Amendment A 11/21 600 metres 2022 OPB Realty Inc. (Pickering Town Centre Mall lands) 0.65 of a space per unit Zoning By-law Amendment A 15/21 600 metres 2023 Wildav International Developments (1786 & 1790 Liverpool Road) 0.55 of a space per unit Zoning By-law Amendment A 07/22 800 metres 2023 - 35 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 17 1525 Pickering Parkway Development & Location Approved Residential Parking Rate Application & File Number Proximity to Pickering GO Station Year of Approval OPB Realty Inc. (Pickering Town Centre Mall lands) Proposed 0.5 of a space per unit Minor Variance Application P/CA 52/23* 600 metres n/a *The Committee of Adjustment refused this application in January of 2024. OPB Realty Inc. has appealed the application to the Ontario Land Tribunal. •The City Centre Neighbourhood policies state that City Council shall consider a reduction in the number of required vehicle parking spaces, where bicycle parking facilities or Transportation Demand Management (TDM) measures are provided. TDM measures aim to reduce overall reliance on single occupancy vehicles and promote more active modes of transportation. WSP has recommended the following TDM measures for the proposed development, which the applicant has confirmed a commitment to implement: •unbundling parking from the purchase of a dwelling unit – WSP has stated that recent trends observed across the Greater Toronto Area have shown that unbundling parking has been effective in reducing parking demand •providing PRESTO cards to new residents with pre-loaded funds, as part of a move-in welcome package •providing information packages to new residents, which include information such as transit schedules and fares, cycling maps, car-share options, and incentive-based programs (such as GO Transit’s Ride-to-GO program) As noted in Section 3.3 of this report, the subject property is located within 900 metres of the Pickering GO Station and 600 metres of 7 Durham Region Transit bus stops, including the planned DSBRT corridor along Kingston Road. The subject property is within walking distance to several local grocery stores, and other commercial and personal service uses. The subject property is also within walking distance of two parks and the City’s recreation complex. The subject property is well serviced by transit and is within walking/cycling distance of several local amenities. Staff support the applicant’s request to reduce the minimum residential parking ratio. The proposed reduction is consistent with the policies for the City Centre, to create a pedestrian-focused neighbourhood and support alternative modes of travel. Additionally, the reduction in parking is consistent with the new Regional Official Plan policies for MTSAs, which encourages new development to consider reduced parking standards. - 36 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 18 1525 Pickering Parkway 3.9 Staff support the requested site-specific zoning exceptions In addition to the requests to increase the maximum building height and reduce the residential parking ratio, the applicant is also requesting the following site-specific exceptions: 1. Remove the minimum main wall stepback requirement, whereas the by-law requires a minimum main wall stepback of 3.0 metres between the top 6.0 and 18.0 metres of a point tower, for buildings equal to and greater than 73.5 metres (approximately 24 storeys). Though the applicant is requesting to remove the main wall stepback requirement at the top of the tower, the building will still maintain a distinctive architectural design. The building has been designed to provide variation in building materials, including bricks, glazing, and metal cladding. As noted in Section 3.5 of this report, the applicant has incorporated a lighting feature into the design of the roof, to add visual interest to the top of the tower. 2. Increase the maximum permitted podium height from 20 metres to 23 metres. The increase to the maximum podium height is to allow for a greater ceiling height for the indoor amenity space proposed on the ground floor. As noted in Section 3.3 of this report, the indoor amenity space on the ground floor facing Pickering Parkway will provide an active frontage at-grade and bring animation to the street edge. The greater ceiling height on the ground floor will also allow for a more visually prominent building entrance facing Pickering Parkway. 3. Permit structures (such as mechanical equipment, architectural features, landscape features, and wind/noise attenuation structures) on the podium to project beyond the maximum podium height. Structures related to wind/noise attenuation, mechanical equipment, or landscaping features will contribute to the functionality of the outdoor amenity space located on the podium and will ensure a comfortable environment for residents using the space. 4. Add a provision to permit stacked bicycle parking (see Figure 3 below), whereas the by-law only includes minimum parking space dimensions for horizontal and vertical bicycle parking spaces. - 37 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 19 1525 Pickering Parkway Figure 3: Example of stacked bicycle parking The stacked bicycle parking will allow for a more compact and efficient system for providing bicycle parking spaces within the development. The proposed site-specific exceptions will contribute to the overall design and functionality of the building. Staff are in support of the requested exceptions. 3.10 The areas surrounding the subject property are predicted to experience acceptable wind conditions for pedestrians During the open house meeting, an area resident expressed concerns related to the potential for increased wind impacts on neighbouring properties caused by the proposed development. In support of the proposed development, the applicant has submitted a Pedestrian Level Wind Study, dated December 21, 2022, and a Wind Study Addendum Letter, dated August 14, 2023, both prepared by Gradient Wind Engineering Inc. The study concludes that all grade-level areas within and surrounding the subject property are predicted to experience wind conditions that are considered acceptable for the intended pedestrian uses (sitting and standing) throughout the year. These areas include the sidewalks along Pickering Parkway and Valley Farm Road, the transit stop along Pickering Parkway, surrounding laneways or walkways, the building entrance, and the walkways surrounding the proposed building. Generally, the outdoor amenity space located on the podium is predicted to experience conditions that are considered acceptable for the intended pedestrian uses during the typical use period (defined as May to October). Wind conditions for sitting on the podium can be further improved by providing a 2.0-metre-high perimeter windscreen along the northern wall of the podium. Landscaping features are also recommended to mitigate wind impacts on the podium (for example, planters with dense arrangements of trees and shrubs). - 38 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 20 1525 Pickering Parkway Through the site plan review process, staff will complete a full review of the Wind Study and Addendum Letter. Any required wind mitigation measures will be confirmed through the review process and implemented through the site plan agreement. 3.11 The applicant has appropriately addressed the comments received from CAPREIT and Coughlan Homes As noted above, the City received letters on behalf of CAPREIT (owners of the rental apartment buildings to the northwest) and Coughlan Homes (owners of the self-storage facility to the east). Below is a summary of the comments received from these landowners, and the applicant’s response. Comments from CAPREIT Applicant’s Response Requested that the applicant revise their submitted Traffic Impact Study (TIS) to account for future development that may occur on the lands owned by CAPREIT. Specifically, CAPREIT requested that the TIS account for development on their lands having a maximum floor space index (FSI) of 5.75, in accordance with the FSI permissions in the Official Plan and City Centre Zoning By-law. The applicant submitted a Revised Transportation Impact Study, dated August 29, 2023, and a Traffic Addendum Letter, dated October 19, 2023, both prepared by WSP Canada Inc., which takes into consideration future development that may occur on the CAPREIT lands. Based on information provided by CAPREIT to City staff, WSP accounted for a total of 3,500 residential units and 12,730 square metres of commercial gross floor area on the CAPREIT lands. WSP also accounted for other proposed developments within the City Centre, including but not limited to, the proposed development on the Pickering Town Centre mall lands and the proposed development of the Smart Centres plaza at the intersection of Brock Road and Pickering Parkway. More information regarding the conclusions of the TIS can be found in Section 3.7 of this report. - 39 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 21 1525 Pickering Parkway Comments from Coughlan Homes Applicant’s Response No objections to the proposed development, however, requested assurance from the applicant that the proposed development would create no encroachments (above or below grade) on the lands owned by Coughlan Homes. In addition, Coughlan Homes requested assurance that the existing perimeter fencing located between the properties will not be breached at any time, and that no grading or alteration works would occur on the lands owned by Coughlan Homes or on their shared property line. The applicant has confirmed that the inside face of the foundation wall will be setback 1.2 metres from the shared property line, which allows for a setback of 0.13 metres between their temporary shoring system and the shared property line. The applicant has stated that the existing perimeter fencing along the shared property line will not be breached, and that no changes to grading or alteration works will occur on the lands owned by Coughlan Homes. The applicant has indicated that they may need to seek temporary tieback or crane swing encroachment agreements with Coughlan Homes, as they continue to determine their construction methods. 3.12 The Region of Durham will allocate sanitary servicing for developments on a first come first serve basis The Region has indicated that, at present time, there is limited capacity in the existing Liverpool Road sanitary sewer system. As such, the Region of Durham will monitor development applications and allocate servicing for developments on a first come first serve basis. The Region has stated that sanitary capacity will only be assigned to development upon the Owner entering into a development agreement with the Region of Durham. For the above-noted reasons, the Region has requested that a Holding (“H”) Zone be placed on the subject property, until such time that matters related to sanitary servicing for this development are dealt with. Removal of the “H” Zone is conditional on the Owner entering into a site servicing agreement with the Region of Durham, that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site. 3.13 Technical matters will be addressed through the site plan review process Through written comments, an area resident has expressed concerns about how the height of the proposed building may affect bird migration and flight paths. As part of the site plan review process, the applicant is required to submit a Bird Strike Analysis/Bird Friendly Design Report for the City’s review and approval. The applicant has indicated that the design of the building will incorporate bird-friendly glass through the use of frit, which is a pattern on the glass that is visible to birds, but does not obscure visibility from inside the building. Through the site plan review process, staff will continue to ensure the proposed building utilizes bird-friendly design. - 40 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 22 1525 Pickering Parkway Through written comments, an area resident also expressed concerns related to construction and potential road closures to accommodate construction. As part of the site plan review process, the applicant is required to submit a Construction Management Plan, which is reviewed by Engineering Services. The applicant has indicated that temporary road occupancy permits will be required, primarily during the construction of the underground parking garage. Engineering Services also reviews all applications for road occupancy permits. Through written comments, an area resident also expressed concerns with the usage of lighting and how it may cause light trespass on neighbouring properties. As part of the site plan review process, the applicant is required to submit a Lighting Plan, that complies with the City’s Lighting Guidelines. The guidelines set standards for acceptable lamps and fixture types that can be used, as well as maximum illumination levels for different lighting zones. Through the site plan review process, staff will continue to ensure the development complies with the City’s Lighting Guidelines and that no light trespasses beyond the limits of the subject property. Other detailed design issues that will be dealt with through the site plan review process include, but are not limited to: • finalizing landscaping plans • payment of cash-in-lieu of parkland • on-site vehicular circulation, and pedestrian connections • erosion and sediment controls • drainage and grading • detailed site servicing 4. Zoning By-law to be finalized and forwarded to Council for enactment The applicant is requesting an amendment to the City Centre Zoning By-law, to facilitate a high-density residential development. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 5. Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/23 - 41 - PLN 08-24 April 2, 2024 Subject: Zoning By-law Amendment Application A 01/23 Pickering Valley Developments Limited Page 23 1525 Pickering Parkway Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Site Plan 4.Revised Conceptual Rendering – Facing Northwest 5.Revised Conceptual Rendering – Building Entrance 6.Letter from Habitat for Humanity GTA 7.Summary of Key Details of Proposal Prepared By: Original Signed By Isabel Lima Planner II Original Signed By Nilesh Surti, MCIP, RPPDivision Head, Development Review & Urban Design IL:ld Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 42 - Appendix I to Report No. PLN 08-24 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 01/23 - 43 - The Corporation of the City of Pickering By-law No. XXXX/24 Being a By-law to amend Zoning By-law 7553/17, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering (A 01/23) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a high-density, residential development on lands being Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering; And whereas an amendment to By-law 7553/17, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Section 6, Exceptions, and Schedule 7 of Zoning By-law 7553/17, as amended, is further amended by adding a new Exception E22 as follows: E22 (Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering) Parent Zone: CC1 Schedule 7 Amending By-law: XXXX/24 6.22.1 Zone Provisions The following regulations apply: a) Notwithstanding Section 3.1, Table 1, related to Parking Space Requirements, the minimum parking ratio shall be 0.55 parking spaces per apartment dwelling unit for residents, and 0.15 parking spaces per apartment dwelling unit for visitors. b) Notwithstanding Section 3.9 b) and e) related to Bicycle Parking Space Requirements, all required bicycle parking spaces may be stacked bicycle parking spaces, subject to the following dimensions: i) a minimum length of 1.8 metres and a minimum width of 0.37 metres. c) Notwithstanding Section 4.2 b) ii) and Schedule 5, related to Maximum Building Height, the height of a building or structure shall not exceed a building height of 133 metres. d) Notwithstanding Section 4.2 f) ii) related to Podium Requirements for Buildings greater than 37.5 metres, the maximum height of a podium shall be 23 metres. e) Notwithstanding Section 4.2 f) ii) related to Podium Requirements for Buildings greater than 37.5 metres, the following building elements may exceed the maximum podium height: - 44 - By-law No. XXXX/24 Page 2 i) equipment used for the functional operation of the building and structures including electrical, utility, mechanical and ventilation equipment, enclosed stairwells roof access, maintenance equipment storage, chimneys, vents, and window washing equipment; ii) architectural features, parapets, elements and structures associated with a green roof; iii) planters, landscaping features, guard rails, divider screens on a balcony and/or terrace; and iv) trellises, pergolas and unenclosed structures providing safety or wind/noise protection to rooftop amenity space. f) Notwithstanding Section 4.2 j) i) and ii) related to Minimum Main Wall Stepback for Buildings greater than 37.5 metres and buildings equal to and greater than 73.5 metres, the minimum main wall stepback shall not apply. 2. Section 7, Holding Provisions, and Schedule 8 of Zoning By-law 7553/17, as amended, is further amended by adding a new (H) Holding Symbol as follows: H11 (Part of Lot 20, Concession 1, Now Part 1, 40R-12401, in the City of Pickering) Parent Zone: CC1 Schedule 8 Amending By-law: XXXX/24 7.11 Conditions for Removal of the “H” The “H” symbol shall, upon application by the landowner, be removed by City Council passing a By-law under Section 34 of the Planning Act. The following conditions shall first be completed to the satisfaction of the Regional Municipality of Durham and the City of Pickering: a) The owner has entered into a site servicing agreement with the Regional Municipality of Durham that demonstrates that there is sufficient sanitary servicing capacity available to enable the full development of the site. 3. Schedule 7, Exceptions, of Zoning By-law 7553/17, as amended, is further amended by adding an E22 notation as depicted on Schedule I to this By-law. 4. Schedule 8, Holding Provisions, of Zoning By-law 7553/17, as amended, is further amended by adding an H11 notation as depicted on Schedule II to this By-law. 5. That By-law 7553/17, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 7553/17, as amended. 6. That this By-law shall come into force in accordance with the provisions of the Planning Act. - 45 - By-law No. XXXX/24 Page 3 By-law passed this XXth day of XXXX, 2024. ___________________________________ Kevin Ashe, Mayor ___________________________________ Susan Cassel, City Clerk - 46 - Highway 401 Pickering P a r k w a y Va l l e y F a r m R o a d Clerk Mayor Schedule I to By-Law Passed This Day of i N XXXX/24XXrd XXXX 2024 E22 78.9m 68 . 6 m 78.6m 67 . 9 m - 47 - Highway 401 Pickering P a r k w a y Va l l e y F a r m R o a d Clerk Mayor Schedule II to By-Law Passed This Day of i N XXXX/24XXrd XXXX 2024 H11 78.9m 68 . 6 m 78.6m 67 . 9 m - 48 - Attachment 1 to Report PLN 08-24 Sa n d y B e a c h R o a d Va l l e y F a r m R o a d Pickering P a r k w a y Gle n a n n a R o a d Celebration Drive Diefenbaker Court The Esplana d e S The Esplan a d e N Alliance Road Highway 401 Esplanade Park Diana PrincessOf Wales Park RecreationComplex 1:4,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 01/23 THIS IS NOT A PLAN OF SURVEY. Date: Jan. 05, 2023 ¯ E Pickering Valley Developments Limited 1525 Pickering Parkway HydroLands SubjectLands L:\PLANNING\01-MapFiles\A\2023\A 01-23 The Biglieri Group\A01_23_LocationMap.mxd HydroLands - 49 - Attachment 2 to Report PLN 08-24 Kingst o n R o a d Sa n d y B e a c h R o a d Gl e n a n n a R o a d Va l l e y F a r m R o a d Pickering P a r k w a y Celebration Drive Diefenbaker Court The Esplana d e S The Esplana d e N Alliance Road Highway 401 Air Photo MapFile:Applicant:Municipal Address: A01/23 Date: Mar. 16, 2023 ¯ E Pickering Valley Developments Limited 1525 Pickering Parkway SubjectLands 1:5,000 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 ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment HydroCorridor Diana PrincessOf Wales Park HydroCorridor - 50 - Attachment 3 to Report PLN 08-24 Submitted Site Plan City Development Department Jan 26, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 N - 51 - Attachment 4 to Report PLN 08-24 City Development Department Jan 26, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 Revised Conceptual Rendering - Facing Northwest - 52 - Attachment 5 to Report PLN 08-24 City Development Department Jan 26, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 01/23 Pickering Valley Developments LimitedApplicant: Municipal Address: DATE: File No: 1525 Pickering Parkway L:\Planning\01-MapFiles\A\2023 Revised Conceptual Rendering - Building Entrance - 53 - Habitat for Humanity GTA | 155 Bermondsey Rd, Toronto, ON M4A 1X9 | 416-755-7352 | info@habitatgta.ca | habitatgta.ca Attachment 6 to Report PLN 08-24 January 12th, 2024 City of Pickering Planning Department 1 The Esplanades S, Pickering, ON L1V 6K7 Via: email to Jane Renwick, Sevoy Developments Dear Mayor and Council Members, Re: File No. A01/13 – Zoning Bylaw Amendment for 1525 Pickering Parkway, Pickering, Ontario We are writing in regard to the Zoning Bylaw Amendment application for the proposed development at 1525 Pickering Parkway, in particular, to confirm that Habitat for Humanity Greater Toronto Area (Habitat) is currently in discussions with owner Pickering Valley Developments Limited to include one (1) Habitat affordable ownership unit in their proposed project. Habitat is a leading non-profit affordable ownership provider with over 30 years’ experience supporting working families to achieve strength, stability, and self-reliance through the benefits of Habitat homeownership. Habitat has extensive experience working collaboratively with municipalities and developers to provide positive community outcomes through the development process. Habitat is currently in discussion with the owner to provide one (1) affordable housing unit in the project located at 1525 Pickering Parkway. The unit will be a three bedroom “family sized” unit and will include a minimum of one parking space. The project will provide a 50% discount on maintenance (condo) fees. Habitat would agree to purchase this unit at no cost. This will enable a working family with an annual gross household income between $75,000 and $100,000 the opportunity to progress through the housing continuum and build a foundation to prosper. Habitat looks forward to continuing to work with the owner towards a term sheet to deliver affordable housing at 1525 Pickering Parkway. As a result, Habitat supports Pickering Valley’s application before Council. Sincerely, Chris Robinson Director, Real Estate and Project Funding Habitat for Humanity GTA | 155 Bermondsey Road, Toronto, ON M4A 1X9 - 54 - Attachment 7 to Report PLN 08-24 Summary of Key Details of Proposal (A 01/23) Proposal Net Floor Area (NFA) 29,590 square metres Floor Space Index (FSI) 5.75 FSI Number of Residential Units 571 residential units Number of Storeys and Building Heights 40 storeys Approximately 132 metres Unit Types Studio: 38 units (6.6%) 1 Bedroom: 195 units (34.2%) 1 Bedroom plus Den: 256 units (44.8%) 2 Bedroom: 72 units (12.6%) 2 Bedroom plus Den: 8 units (1.4%) 3 Bedroom: 2 units (0.4%) Vehicular Parking Resident – 315 spaces Visitor – 86 spaces Total – 401 spaces Bicycle Parking 286 spaces Private Amenity Area Indoor – 1,142 square metres Outdoor – 3,384 square metres Total – 4,526 square metres - 55 - Report to Planning & Development Committee Report Number: PLN 09-24 Date: April 2, 2024 From: Kyle Bentley Director, City Development & CBO Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Part of Lots 23 and 24, Concession 4 Seaton Community Recommendation: 1.That the Revision to Draft Plan of Subdivision SP-2008-12 (R), submitted by Taccgate Developments Inc., to permit a redline revision to a draft approved plan of subdivision on lands being Part of Lots 23 and 24, Concession 4, as shown on the Applicant’s Revised Draft Plan of Subdivision, Attachment 5 to Report PLN 09-24, be endorsed; 2.That the proposed amendment to the conditions of draft plan of subdivision approval to implement Draft Plan of Subdivision SP-2008-12 (R), as set out in Appendix I to Report PLN 09-24, 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-2008-12 (R), 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 07/23, submitted by Taccgate Developments Inc., to implement the redline revision to Draft Plan of Subdivision SP-2008-12 (R) be approved, and that the draft Zoning By-law Amendment as set out in Appendix II to Report PLN 09-24, be finalized, and forwarded to Council for enactment. Executive Summary: The purpose of this report is to obtain Council’s endorsement of an application, submitted by Taccgate Developments Inc., to revise a portion of a previously approved draft plan of subdivision, and to obtain approval of an amendment to the existing zoning by-law to implement these revisions. The lands are located within the Wilson Meadows Neighbourhood in the Seaton Community (see Neighbourhood Plan, Location Map and Air Photo Map, Attachments 1, 2 and 3). The revisions include an update to the residential housing mix, a local node block redesign, and other minor adjustments to the plan. The revised draft plan of subdivision includes a mix of lots and blocks for residential uses (approximately 628 dwelling units), local node blocks (proposing a commercial plaza), a community park block, a terminal view block (open space), stormwater management blocks, and new public streets. - 56 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 2 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. The proposed revisions to the draft approved plan of subdivision, which was originally approved by the Ontario Municipal Board (OMB), are appropriate and continue to represent good planning. The revised proposal conforms to the Pickering Official Plan and is consistent with the Wilson Meadows Neighbourhood policies. Accordingly, staff recommends that Council endorse a redline revision to a Draft Approved Plan of Subdivision Application SP-2008-12 (R), and the amended condition of approval as set out in Appendix I. It is also recommended that Zoning By-law Amendment Application A 07/23 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: The purpose of this report is to obtain Council’s endorsement of an application submitted by Taccgate Developments Inc. to revise a portion of a previously approved draft plan of subdivision, and approval of an amendment to the existing zoning by-law to implement these revisions. 1.Background Information and Previous Approvals An application for Plan of Subdivision (file number SP-2008-12), submitted by 1133373 Ontario Inc./Lebovic Enterprises, 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 2021, Council passed a zoning by-law amendment to rezone a remnant parcel of land, located at 1255 Whitevale Road, to a Community Node (CN) zone category. These lands have since been included in the revised draft plan of subdivision. In 2022, the subject lands were acquired by Taccgate Developments Inc. and Taccgate is requesting changes to the approved draft plan of subdivision. 2.Property Description The approved Draft Plan of Subdivision is situated within Seaton Neighbourhood 19, Wilson Meadows, located on both the north and south sides of Whitevale Road, extending westward from Peter Matthews Drive to Sideline 24 (see Neighbourhood Plan, Attachment 1). - 57 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 3 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. As shown on the Location Map and Air Photo Map (see Attachments 2 and 3), the lands subject to the redline revision represent a portion of the approved draft plan, located south of the future Alexander Knox Road (realigned Whitevale Road). These lands are currently vacant and are approximately 40 hectares in size. The surrounding land uses include: North: Vacant lands forming part of the approved Draft Plan of Subdivision. These lands are designated “Low Density Type 1 Areas”, “Medium Density Areas”, “Neighbourhood Park” and “Elementary School”. East: Peter Matthews Drive, and lands owned by Infrastructure Ontario, that are designated as “Seaton Natural Heritage System”. South: Lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. West: Lands owned by Infrastructure Ontario that are designated as “Seaton Natural Heritage System”. 3. Applicant’s Proposal Taccgate Developments Inc. is requesting a revision to part of a previously draft approved plan of subdivision, and an amendment to the existing zoning by-law to implement these revisions. The revisions are for lands located south of the future Alexander Knox Road, and on the east and west sides of Peter Matthews Drive, as shown in redline markups illustrated in Attachment 4, Applicant’s Revised Draft Plan of Subdivision. A breakdown of the details of the revised draft plan of subdivision is found in Attachment 5. The applicant is requesting these revisions to update the residential housing mix, revise the local node block configuration and permitted uses, and other minor adjustments to the plan. The revisions resulted in the redesign and layout of certain streets, lots and blocks to the draft plan (see Applicant’s Revised Draft Plan of Subdivision (Colour Version), Attachment 6). The following table compares the residential unit types and number of units of the 2008 Draft Plan (approved in 2013) and the submitted redline Draft Plan. Unit Types Approved Draft Plan (2013) Submitted Redline Draft Plan (2023) Detached Dwellings 177 174 Rear-Lane Detached Dwellings 0 120 Semi-Detached Dwellings 178 0 Street Townhouses 243 116 Rear-Lane Townhouses 62 146 Back-to-Back Townhouses 0 72 Total 660 628 - 58 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 4 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Through collaboration between City staff and the applicant, a change to the proposal includes increasing the size of the terminal view/open space block, located along Street A, to accommodate a small park facility, and a pedestrian path to the future community park, recreation centre and library. 4. Comments Received 4.1 October 3, 2023 Electronic Statutory Public Meeting On October 3, 2023, a Statutory Public Meeting was held to consider the revisions to the approved draft plan of subdivision and the rezoning application. Members of the Planning & Development Committee raised the following comments and questions: • questioned if the proposed development would incorporate affordable housing units and if any of the proposed housing units would qualify for federal grant programs on affordability for first-time home buyers • requested clarification if there are any City resources in place to address affordability needs in Pickering • requested information on the construction timeline of the proposed commercial plaza and the potential users 4.2 Agency Comments 4.2.1 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 the revised plan 4.2.2 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 the revised plan 4.2.3 Durham District School Board • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision 4.2.4 Durham Catholic District School • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision - 59 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 5 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. 4.3 Comments from City Departments 4.3.1 Engineering Services • no objections to the approval of the revised zoning by-law amendment and revised draft plan of subdivision • technical matters will be addressed through the implementation of the condition of approval through the detailed design 4.3.2 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 • the applicant will be advising future builders of Energy Star for New Homes construction commitment 5. Planning Analysis 5.1 The revisions to the draft plan of subdivision are appropriate The proposed revisions to the draft approved plan of subdivision (originally approved by the OMB) are appropriate and continue to represent good planning. The revised proposal conforms to the Pickering Official Plan and is consistent with the policies of the Wilson Meadows Neighbourhood Plan. Matters such as land use, density, natural heritage preservation, sustainable development, servicing, and urban design have not been impacted by the revisions. 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. 5.2 Revised Local Node size and configuration is appropriate, and includes an area for a commercial development The revised plan combines, and reconfigures, the local node blocks, and adds a remnant parcel into the plan. The local node blocks are now concentrated at the southwest corner of Alexander Knox Road and Peter Matthews Drive, having a combined area of 4.36 hectares, as illustrated in Figure 1 below. The plan also includes a small local node block located east of Peter Mattews Drive and is 0.05 of a hectare in size (Block 563). - 60 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 6 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Figure 1: Local Node Blocks At the Statutory Public meeting, Committee members requested information on the construction timeline of the proposed commercial plaza and the potential users. The commercial plaza is proposed within Block 563, at the southwest corner of Peter Matthews Drive and Alexander Knox Road (see Conceptual Site Plan for Commercial Plaza, Attachment 7). The proposed commercial plaza is planned to contain six buildings, with approximately 7,179 square metres of commercial gross floor area. The tenants unknown at this time. However, it is expected that a variety of commercial uses, such as a grocery store, daycare centre, pharmacy, restaurants, and other commercial/service uses will be provided. The applicant is committed to developing Block 563 for commercial uses. The site-specific zoning by-law amendment includes a provision prohibiting residential uses, including block and back-to-back townhouses and live-work units, within this block. The applicant advises that the commercial plaza will be developed in combination with the subdivision, and intends to submit a Pre-submission Site Plan application before fall of 2024, with construction anticipated to begin in 2026. Included in the local node block, as shown above in Figure 1, is a future development block identified as Block 577. The applicant does not have a current plan for this block. It could be developed in the future as a residential block, a mixed-use block, or an extension of the proposed commercial block. The site-specific zoning by-law amendment for Block 577 adds street townhouse to the list of permitted housing types. The amendment also includes creating a site-specific exception that exempts block townhouses, back-to-back townhouses, and street townhouses from the requirement to be constructed in combination with an apartment building. - 61 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 7 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Future development of all the local node blocks will be subject to Site Plan Approval. The Site Plan Review Panel will have an opportunity to provide further comments through the site plan approval process. 5.3 Pedestrian path to the future Recreation Centre, Library and Community Park The Wilson Meadows Neighbourhood Plan includes a small village green located adjacent to the local node block. The Neighbourhood Plan policies include that consideration may be given for an urban square in the local node, including appropriate play structures, in lieu of a village green. The original drafted approved plan did not include a village green or identify the location of an urban square in the local node. To satisfy this policy requirement, the applicant has enlarged, and redesigned the terminal view block located along Street A, as shown below in Figure 2. Figure 2: Terminal View / Open Space Block The frontage of this block has increased from 9.0 metres to 18.7 metres, which will allow for more space for programming and better pedestrian access and views of the future recreation centre and community park from Street A. The City’s landscape architect has prepared a conceptual design for the block as illustrated in Figure 3 below, which includes: • pedestrian path to the future recreation centre, library, and community park • playground area with a custom play structure with rubber safety surfacing • seating area with pergola shade structure - 62 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 8 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Figure 3: City’s Conceptual Terminal View/Open Space Design The construction of the Seaton Recreation Complex & Library is anticipated to begin in spring 2026 and will take approximately 24 months to complete. The building is anticipated to be open to the public in spring 2028. The Community Park is also anticipated to open at the same time as the facility. 5.4 Available on-street parking spaces for visitors The applicant has submitted a preliminary on-street parking plan, illustrating potential on-street parking spaces available for the residents within this subdivision. There are approximately 256 on-street parking spaces available, equating to 0.41 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 inclusion of rear-lane detached dwelling units within the plan has created the availability of additional on-street parking spaces. The proposed overall on-street parking supply of 0.41 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. - 63 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 9 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. 5.5 Sufficient interior garage sizes will be provided The Planning & Development Committee has raised concerns about whether private garages have enough space to fit an average-sized vehicle along with household items. In response to this, the applicant has committed to work with future builders of this development to explore options for increasing the interior garage sizes beyond the minimum zoning requirements, where possible, without compromising the interior living space. The applicant has provided examples of different housing products currently being built in Seaton, some of which exceed the minimum interior garage size requirements (see table below). However, since different builders will be involved in this development, not all of them may exceed these minimum interior garage dimensions as noted in the table below. Seaton Zoning By-law minimum width of 2.9 metres and a minimum depth of 6.0 metres Unit Types Interior Garage Dimensions Street Townhouse * 3.04 metres x 6.09 metres Detached Dwelling * 5.6 metres to 5.77 metres x 6.09 metres Back-to-back Townhouse ** 3.3 metres x 6.73 metres Rear Lane Townhouse ** 5.8 metres x 6.73 metres Rear Lane Detached Dwelling *** Garage 5.66 metres x 6.03 metres Parking Pad 2.75 metres x 6.0 metres Notes: * Housing product being built within the Seaton TFPM Inc. development, located south of Fifth Concession and west of Sideline 16 ** Similar housing product proposed in Taccgate Development Inc. development, located north of Taunton Road, between Burkholder Drive and Peter Mathews Drive *** Housing product currently being designed (dimensions for reference) 5.6 City staff are exploring ways to increase available parking for residents in the Seaton Community Residents of the Seaton Community have raised concerns about 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 - 64 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 10 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. 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. Another option to accommodate vehicles on private residential properties is by parking vehicles on the driveway apron (City’s boulevard). A recommendation report is scheduled for the April Executive Committee meeting, seeking Council’s approval to amend the boulevard parking provisions in the Traffic and Parking By-law. The revisions will allow residents to park on the driveway apron (boulevard portion) of their driveway, providing certain criteria are met. If Council approves the amendments, City staff will carry out a public outreach campaign to advise residents on how to legally park on their driveway aprons. 5.7 Response to Additional Key Concerns As noted in Section 4.1 of this Report, the Planning & Development Committee provided comments at the Statutory Public Meeting held on October 3, 2023. The applicant has addressed questions regarding future commercial developments in Seaton, garage sizes, and on-street parking. The table below summarizes other questions raised at the Planning & Development Committee. Comments Response Requested clarification if the development incorporates affordable housing units. The applicant has indicated that their revised draft plan of subdivision includes a mix of housing types that will provide an opportunity to serve all sizes and incomes of households. The proposal includes more affordable housing units than the original approved plan. The proposal provides for a range of housing forms, including detached dwellings on various lot sizes, and a variety of townhouse types. The revised plan removes semi-detached dwellings and introduces relatively more affordable back-to-back townhouse units. The revised plan also introduces rear- lane detached dwellings. These units have smaller frontages and lot depth, compared to traditional detached dwelling lots, while maintaining a similar house size. The revised plan also introduces 4.6 metre wide rear-lane townhouse units which are relatively more affordable than the originally approved 6.0 metre wide townhouse frontages. - 65 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 11 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. Comments Response The proportion of medium-density residential units in the revised plan has increased from approximately 46 percent to 53 percent. Questioned if housing units would qualify for federal grant programs. Federal grant programs, such as Home Buyers' Plan, is one program that allows purchasers to make a withdrawal from their registered retirement savings plans (RRSPs) to buy a qualifying home. Questions if City resources are in place to address affordability needs in Pickering. The Official Plan includes policies that require 25 percent of new residential construction throughout the City to be affordable for low and moderate-income families. From the pre-consultation meetings onwards, staff actively engage in discussions with applicants to ensure a range of housing options are offered for all income levels within their developments. A mandatory requirement for a complete application is the submission of an affordable housing brief. The purpose of this report is to transparently identify the range of affordability provided with each proposal. In response to Council’s request, the City is seeking to hire a qualified individual to fill the role of Senior Housing Planner and establish a new “Office of Affordability”. The incumbent will lead initiatives, conduct background studies, and prepare programs and funding opportunities related to the implementation of the City’s Housing Strategy and Action Plan, with particular emphasis on affordable housing. 5.8 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 draft plan conditions will remain the same, together with the conditions of approval for the Region of Durham, TRCA and school boards. 5.9 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. Included in the application is a technical housekeeping amendment. The Seaton Zoning By-law 7364/14 inadvertently zoned the lands - 66 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 12 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. designated as a Local Node in a Community Node (CN) zone category. To be consistent with the Official Plan, the implementing zoning by-law amendment will rezone the lands to a Local Node (LN) zone category. The existing performance standards of the Seaton Zoning By-law 7364/14 will be applicable, apart from minor site-specific 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. 5.10 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 for final approval. 6. Applicant’s Comments The applicant supports the recommendations of this report. Appendices Appendix I Recommended Revised Conditions of Approval for Draft Plan of Subdivision SP-2008-12 (R) Appendix II Recommended Zoning By-law A 07/23 Attachments 1. Neighbourhood 19: Wilson Meadows Neighbourhood Plan 2. Location Plan 3. Air Photo Map 4. Applicant’s Revised Draft Plan of Subdivision 5. Details of the Revised Draft Plan of Subdivision 6. Applicant’s Revised Draft Plan of Subdivision (Colour Version) 7. Conceptual Site Plan for Commercial Plaza - 67 - PLN 09-24 April 2, 2024 Subject: Request for Redline Revision of Draft Plan of Subdivision Application SP-2008-12 (R) Page 13 Revised Zoning By-law Amendment Application A 07/23 Taccgate Developments Inc. 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 Marisa Carpino, M.A. Original Signed By Chief Administrative Officer - 68 - Appendix I to Report No. PLN 09-24 Recommended Revised Condition of Approval for Draft Plan of Subdivision SP-2008-12(R) - 69 - Revised draft plan Condition A-1 for Draft Plan of Subdivision SP-2008-12 (R): Section A – General 1.The Owner shall prepare the final plan generally on the basis of the draft plan ofsubdivision prepared by GHD and revised by Korsiak Urban Planning, identified asProject Number 03479 drawing WDP 8, revised and dated December 2023 which illustrates 469 lots for detached dwelling units, 19 lots for 38 semi-detached dwelling units, 87 blocks for 561 townhouse dwelling units, a community parkblock, a neighbourhood park block, 3 stormwater management facility blocks, aschool block, 3 commercial blocks, a local node block, a terminal view block, awalkway block, an overland flow block, part lots and blocks, roadways and road widening blocks. Original Ontario Municipal Board approved draft plan Condition A-1 for Draft Plan of Subdivision SP-2008-12: Section A – General 1.The Owner shall prepare the final plan generally on the basis of the draft plan ofsubdivision prepared by GHD, identified as Project Number 03479 drawing WDP-8, revised and dated July 2013 which illustrates 352 lots for detached dwelling units, 108 lots for 216 semi detached dwelling units, 90 blocks for 532 townhouse dwelling units, future residential development blocks, a school block, 2 park blocks, an open space block, a stormwater management facility blocks, 2 communitynode/commercial blocks, 2 commercial blocks, roadways and road widening blocks. - 70 - Appendix II to Report No. PLN 09-24 Recommended Zoning By-law A 07/23 - 71 - The Corporation of the City of Pickering By-law No. XXXX/24 Being a By-law to amend Seaton Zoning By-law 7364/14, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lots 23 and 24, Concession 4, City of Pickering (A 07/23) 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 23 and 24, Concession 4, 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 23 and 24, Concession 4, City of Pickering, and designated LN-2, LN-3, MD-M-5, MD-M-6, MD-DS-4, LD1-T-1, LD1-8, 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. Amendment a) Insert a new row to Table 19 which establishes the permitted use exceptions that apply to Mixed Use Zones as follows: Zone # Address Additional Uses Permitted LN 2 SP-2008-12(R) Block 577 Street Townhouse Dwelling 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. a) Insert a new row to Table 19 which establishes the permitted use exceptions that apply to Mixed Use Zones as follows: Zone # Address Excluded Uses LN 3 SP-2008-12 (R) Block 563 Live work unit, Block Townhouse building, and Back-to-back townhouse - 72 - By-law No. XXXX/24 Page 2 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 5 SP-2008-12 (R) Blocks 491, 492, 527–540 For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting public street, the reserve shall be deemed to constitute part of the lot for the purposes of calculating required setbacks only. Reserves used for such purposes must remain clear and unencumbered. For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting street, the lot is considered to have frontage on a public street. For a street townhouse dwelling with integrated private garage accessed from a lane: Minimum lot frontage: 4.6 metres Section 2.18 b) shall not apply MD-M 6 SP-2008-12 (R) Blocks 493-499 505-524, 541-547 For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting public street, the reserve shall be deemed to constitute part of the lot for the purposes of calculating required setbacks only. Reserves used for such purposes must remain clear and unencumbered. For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting street, the lot is considered to have frontage on a public street. Section 2.18 b) shall not apply MD-DS 4 SP-2008-12 (R) Lots 195-215, 254, 256, 392-456 For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting public street, the reserve shall be deemed to constitute part of the lot for the purposes of - 73 - By-law No. XXXX/24 Page 3 Zone # Address Description of Special Provisions calculating required setbacks only. Reserves used for such purposes must remain clear and unencumbered. For the purpose of this by-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting street, the lot is considered to have frontage on a public street. Section 2.18 b) shall not apply LD1-T 1 SP-2008-12 (R) Blocks 525,526 For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting public street, the reserve shall be deemed to constitute part of the lot for the purposes of calculating required setbacks only. Reserves used for such purposes must remain clear and unencumbered. For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting street, the lot is considered to have frontage on a public street. LD1 8 SP-2008-12 (R) Lots 216-253, 257- 391, 457-460, 548- 550, 562, 567, 572, 579-600 For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting public street, the reserve shall be deemed to constitute part of the lot for the purposes of calculating required setbacks only. Reserves used for such purposes must remain clear and unencumbered. For the purpose of this By-law, where the lot line of a lot abuts a reserve of 0.3 metres or less that has been established by the City to restrict or control access to an abutting street, the lot is considered to have frontage on a public street. Section 2.18 b) shall not apply - 74 - By-law No. XXXX/24 Page 4 a) 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 LN 2 3 SP-2008-12 (R) Block 577, 563, 569 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 LN-2 and LN-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 LN-2, and LN-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 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 in a building that is abutting a water meter building or private park may be deemed to be 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. Despite Table 17: Local Node (LN) and Community Node (CN) zone standards, the following zone standards shall apply to a commercial building: - 75 - By-law No. XXXX/24 Page 5 Zone # Address Description of Special Provision i) maximum Front Yard: 7.0 metres ii) minimum Flankage Yard: 3.0 metres iii) maximum Flankage Yard: 9.0 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 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 Section 2.18 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 Sections 2.19 c) i) 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 - Whitevale Road P e t e r M a t t h e w s D r i v e Clerk Mayor Schedule I to By-Law Passed This Day of i N XXXX/24XXrd XXXX 2024 CU MD-M-5 MD-M-6 MD-DS - 4 LD1-8 LN-3 LN-2 SWM M D - M - 6 CU/ S W M OS MD-DS-4 LD1-T-1 Bu r k h o l d e r D r i v e Alexan d e r K n o x R o a d Si d e l i n e 2 4 Si d e l i n e 2 4 LN-3 - 77 - Attachment 1 to Report PLN 09-24 L:\Planning\01-MapFiles\SP\2021 August 22, 2023DATE: Applicant: Legal Description: File No: Neighbourhood 19: Wilson Meadows Neighbourhood Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department SP-2008-12 (R), A07/23 Taccgate Developments Inc. Part of Lots 23, 24, Concession 4 Subject Lands - 78 - Attachment 2 to Report PLN 09-24 Peter M atthews Drive City Development Department Location MapFile:Applicant:Legal Description: SP-2008-12 (R) & A007/23 Date: Aug. 29, 2023 ¯ Taccgate Developments Inc. Part of Lots 23, 24, Concession 4 Whitevale Road L:\PLANNING\01-MapFiles\SP\2008\SP-2008-12 (R), A007-23 Taccgate Developments Inc\SP-2008-12, A007_23_LocationMap_v2.mxd 1:11,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Sid e l i n e 2 4 Si d e l i n e 2 4 Alexander Knox Road Br i g a d i e r A v e n u e Ho l l y b e r r y T r a i l Pe t e r M a t t h e w s D r i v e Future Alexan d e r K n o x R o a d E SubjectLands E Approved Draft Plan of Subdivision, File SP-2008-12 Fu t u r e Pe t e r M a t t h e w s Dr i v e - 79 - Attachment 3 to Report PLN 09-24 Th u n d e r b i r d P r o m e n a d e Sw o r d b i l l S t r e e t Brigadier Avenue Whitevale Road Ho l l y b e r r y T r a i l Alexander Knox Road Si d e l i n e 2 4 P e t e r Matthews Drive Air Photo MapFile:Applicant:Municipal Address: Date: Aug. 29, 2023 ¯ E SubjectLands L:\PLANNING\01-MapFiles\SP\2008\SP-2008-12 (R), A007-23 Taccgate Developments Inc\SP-2008-12_AirPhoto_v2.mxd 1:11,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City Development Department SP-2008-12 (R) & A007/23 Taccgate Developments Inc. Part of Lots 23, 24, Concession 4 Future Alexan d e r K n o x R o a d E Approved Draft Plan of Subdivision, File SP-2008-12 Fu t u r e Pe t e r M a t t h e w s Dr i v e - 80 - Attachment 4 to Report PLN 09-24 Applicant’s Revised Draft Plan of Subdivision (Redline Version) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2023 N SP-2008-12(R) & A07/23 March 8, 2024 - 81 - Attachment 5 to Report PLN 09-24 Details of the Revised Draft Plan of Subdivision, File SP-2008-12 (R) Land Use Lots Blocks Area (Hectares) Residential (Detached Dwelling) 294 9.13 Residential (Townhouse) 52 5.07 Local Node 3 4.42 Community Park 1 10.01 Terminal View / Walkway 1 0.05 Stormwater Management Facility, Servicing Access & Emergency Flow 3 3.36 Road Widening 1 0.04 Roads 7.83 Total 294 Lots 61 Blocks 39.91 Hectares Unit Types Number of Units Detached Dwellings 174 Rear-Lane Detached Dwellings 120 Street Townhouses 116 Rear-Lane Townhouses 146 Back-to-Back Townhouses 72 Total 628 Units - 82 - Attachment 6 to Report PLN 09-24 Applicant's Revised Draft Plan of Subdivision (Colour Version) City Development Department March 8, 2024FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2023 SP-2008-12(R) & A07/23 N Taccgate Developments Inc. - 83 - Attachment 7 to Report PLN 09-24 Submitted Conceptual Site Plan for Commercial Plaza City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Taccgate Developments Inc.Applicant: Legal Description: DATE: File No: Part of Lots 23, 24, Concession 4 L:\Planning\01-MapFiles\SP\2023 N SP-2008-12(R) & A07/23 March 8, 2024 - 84 -