HomeMy WebLinkAboutMarch 7, 2016
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Planning & Development
Committee Agenda
Monday, March 7, 2016
Council Chambers
7:00 pm
Chair: Councillor McLean
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Planning & Development
Committee Agenda
Monday, March 7, 2016
Council Chambers
7:00pm
Chair: Councillor Mclean
Part "A" Information Reports Pages
Subject:
Subject:
Subject:
Part "B"
Information Report No. 01-16
Zoning By-law Amendment Application A 02/16
All-Mar Developments Limited
Part of Lot 19, Range 3, BFC, being Part 3, Plan 40R-2194
(970 Brock Road) City of Pickering
Information Report No. 02-16
Official Plan Amendment Application OPA 15-003/P
Zoning By-law Amendment Application A 15/15
1504063 Ontario Inc.
Part 1 of Lot 15, Range 3, BFC, being Part 1, Plan 40R-23801
(2000 Clements Road)
1-6
7-16
Information Report No. 03-16 17-26
Zoning By-law Amendment Application A 01/16
816 Kingston Road (Pickering) Limited
Parts of Lot 27 and 28, Range 3, BFC, being Part 1, Plan 40R-23393 and
Part 1, Plan 40R-23394 ·
(820 Kingston Road) City of Pickering
Planning & Development Reports
1. Director, Corporate Services & City Solicitor, Report LEG 01-16 27-30
Matta my (Brock Road) Limited (Phase 1 ), Plan of Subdivision 40M-2437
-Partial Assumption of Plan of Subdivision
Recommendation
1. That Liatris Drive, Misthollow Drive, Parkhurst Crescent, (part of) Penny
Lane and William Jackson Drive within Plan 40M-2437 be assumed for
public use;
Accessible •-
PICKE~G
For information related to accessibility requirements please contact
Linda Roberts
Phone: 905.420.4660 extension 2928
TTY: 905.420.1739
Email: lroberts@pickering.ca
2.
3.
4.
Planning & Development
Committee Agenda
Monday, March 7, 2016
Council Chambers
7:00pm
Chair: Councillor Mclean
That the works and services required by the Subdivision Agreement within
Plan 40M-2437, which are constructed, installed or located on lands
dedicated to, or owned by the City, or on lands lying immediately adjacent
thereto, including lands that are subject to easements transferred to the
City, be accepted and assumed for maintenance, save and except for
Blocks 142, 143, 144, 146, 147 and Part 2, 40R-26589;
That Mattamy (Brock Road) Limited be released from the provisions of the
Subdivision Agreement and any amendments thereto relating to Plan
40M-2437, save and except from Blocks 142, 143, 144, 146, 147 and Part
2, 40R-26589; and
That the appropriate City of Pickering officials be authorized to take the
necessary actions as indicated in this report.
2. Director, Corporate Services & City Solicitor, Report LEG 03-16 31-34
Mattamy (Brock Road) Limited (Phase 2), Plan of Subdivision 40M-2454
And Part 1, 40R-27203
-Final Assumption of Plan of Subdivision
Recommendation
1. That Hayden Lane, Kalmar Avenue, Liatris Drive and Penny Lane within
Plan 40M-2454 be assumed for public use;
2. That the works and services required by the Subdivision Agreement within
Plan 40M-2454 and Part 1, Plan 40R-27203, which are constructed,
installed or located on lands dedicated to, or owned by the City, or on
lands lying immediately adjacent thereto, including lands that are subject
to easements transferred to the City, be accepted and assumed for
maintenance;
3. That Mattamy (Brock Road) Limited be released from the provisions of the
Subdivision Agreement and any amendments thereto relating to Plan
40M-2454 and Plan 40R-27203; and
4. That the appropriate City of Pickering officials be authorized to take the
necessary actions as indicated in this report.
3.
Planning & Development
Committee Agenda
Monday, March 7, 2016
Council Chambers
7:00pm
Chair: Councillor Mclean
Director, City Development, Report PLN 04-16 35-115
South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Work Program for Phases 2 and 3
Recommendation
1. That Council receive the South Pickering Intensification Study Phase 1
Report -Community Engagement, and the Background Report -Pickering
Official Plan Evaluation, provided as Appendices I and II to Report PLN
04-16;
2. That Council authorize staff to prepare and release a Request for
Proposals to retain external urban design consultants to assist staff with
the completion of the Phase 2 Work Program outlined in Appendix Ill to
Report PLN 04-16, and report back to Council on the hiring
recommendation; and
3. That a copy of Report PLN 04-16 be forwarded to the Region of Durham.
(II) Other Business
(Ill) Adjournment
From:
Information Report to
Planning & Development Committee
Catherine Rose, MCIP, RPP
Chief Planner
Report Number: 01-16
Date: March 7, 2016
Subject: Zoning By-law Amendment Application A 02/16
All-Mar Developments Limited
Part of Lot 19, Range 3, BFC, being Part 3, Plan 40R-2194
(970 Brock Road)
City of Pickering
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding a
Zoning By-law Amendment application, submitted by All-Mar Developments
Limited, to permit professional and business office uses. This report contains
general information on the applicable Official Plan and other related policies, and
identifies matters raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the application, ask questions of clarification and
identify any planning issues. This report is for information and no decision on
this application is being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
The subject property is located at the southwest corner of Brock Road and
Dillingham Road within the Brock Industrial neighbourhood (see Location Map,
Attachment #1). The property has an area of approximately 0.65 of a hectare
with approximately 94 metres of frontage along Brock Road and 56 metres of
frontage along Dillingham Road. The site contains a 979 square metre building
that is occupied by a used car dealership and repair shop. Vehicular access is
provided from Dillingham Road. Surrounding land uses include single storey
multi-tenant buildings with a range of industrial, commercial, and personal
service uses.
3. Applicant's Proposal
AutoLux Ltd. 0/A Rapid City Transportation (AutoLux) has entered into a
purchase and sale agreement with All-Mar Developments Ltd. to purchase the
subject lands. AutoLux is presently located at 1550 Bayly Street in Pickering and
is proposing to relocate their corporate office to this location.
2
Information Report No. 01-16 Page2
Autolux is requesting to add professional office and business office uses with an
accessory automotive repair shop to the list of permitted uses on the subject
property. The existing service garage bays will be used by Auto lux to service
company vehicles.
To accommodate their requirements, Autolux is proposing interior and exterior
changes to the existing building. These changes include re-cladding the building,
new interior walls to create office space, re-asphalting the existing parking area,
and additional landscaping along Brock Road and Dillingham Road. A Site Plan
Amendment application will be submitted at a later date to facilitate the exterior
fagade changes and landscaping. No changes to the existing grading, vehicular
access and parking area are proposed (see Submitted Site Plan, Attachment #2).
4. Policy Framework
4.1 Pickering Official Plan
The subject property is designated as "Employment Areas-Mixed Employment",
which provides for a range of employment uses that includes: light
manufacturing; assembly and processing of goods; light service industries;
offices; corporate office business parks; limited personal services uses;
restaurants; hotels; and appropriate community, cultural and recreational uses.
The applicant's proposal complies with the policies and provisions of the Official
Plan.
4.2 Zoning By-law 2511, as amended
The subject lands are currently zoned "CA3-2" -Commercial Automotive Sales
or Rental Establishment, by Restricted Area Zoning By-law 2511, as amended by
By-law 2092/85, which only permits vehicle sales or rental establishment. The
current zoning does not permit business and professional office uses.
5. Comments Received
5.1 Comments from the Public
As of the writing of this report, no comments or concerns have been received
from the public.
5.2 Agency Comments
Region of Durham • the subject lands are designated "Employment
Areas"
• permitted uses within this designation may include
manufacturing, assembly and processing of goods,
service industries, warehousing, offices and
business parks
Information Report No. 01-16 Page 3
• office buildings and business parks are encouraged
to locate along freeways, Regional Corridors and
Local Corridors, adjacent to Type A arterial roads
• the applicant's requested uses are permitted by the
Regional Official Plan
5.3 City Departments Comments
Engineering & Public Works Department, Building Services, and Sustainability
and Economic Development have no concerns with the proposed amendment.
6. Planning & Design Section Comments
6.1 Sufficient parking supply is available to accommodate the additional uses
The zoning by-law requires parking for professional office and business office
uses to be provided at a ratio of 5.0 spaces per 93 square metres of gross floor
area. Based on this parking ratio, a total of 53 spaces are required to be
provided on the property. The submitted site plan illustrates a total of
1 07 spaces, a surplus of 54 parking spaces. Sufficient parking is available
on-site to accommodate the proposed uses.
6.2 No further issues or concerns have been identified
The application has been circulated to all internal departments and external
agencies for their review. No significant issues or concerns have been identified
through the circulation of this application. Furthermore, the City Development
Department has no significant concerns with respect to the Zoning By-law
Amendment application.
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the office of the City of Pickering, City Development Department:
• Site Screening Questionnaire and Phase 1 Environmental Site Assessment,
prepared by Pinchin Ltd., dated January 6, 2016
• Site Plan
8. Procedural Information
8.1 General
• Written comments regarding this proposal should be directed to the City
Development Department
• Oral comments may be made at the Public Information Meeting
• All comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
3
4
Information Report No. 01-16 Page4
• Any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• Any member of the public who wishes to be notified of Council's decision
regarding this proposal must requestsuch in writing to the City Clerk
9. Owner/Applicant Information
The owner of the property is All-Mar Developments Limited. and is represented
by Donna Fabbro of AutoLux Ltd. 0/A Rapid City Transportation
Attachments
1 . Location Map
2. Submitted Site Plan
Pr~~\d~
J~~~
Lalita Paray, MCIP, RPP
. Planner I z&tv~
Nilesh Surti, MCIP, RPP
Manager, Development Review
& Urban Design
LP:NS:df
Attachments
Date of Report: February 16, 2016
Copy: Director, City Development
Approved/Endorsed By:
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Catherine Rose, MCIP, RPP
Chief Planner
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FILE No:A 02/16
APPLICANT: All-Mar Developments Limited
PROPERTY DESCRIPTION: Part of Lot 19, Range 3, BFC, being Part 3,
City Devetopment Plan 40R-2194 (970 Brock Road) DATE: Jan.27,2016 Department Date Sources: SCALE 1 :3000 jPN-4 ~-Teranet Enterpl"ises Inc. and its suppliers. All l'"lghts Reserved. Not o plan of survey. 2013 MPAC and its suppliers. All rights Reserved, Not o pion of Survey.
5
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City Development
Department
DILLINGHAM ROAD
56.1
Submitted Site Plan
FILE No: A 02/16
EXISTING ASPHALT
PARKING LOT
APPLICANT: All-Mar Developments Ltd.
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PROPERTY DESCRIPTION: Part of Lot 19, Range 3, BFC, being Part 3,
Plan 40R-2194 (970 Brock Road)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: Jan. 28, 2016
From:
Information Report to
Planning & Development Committee
Catherine Rose, MCIP, RPP
Chief Planner
Report Number: 02.:16
Date: March 7, 2016
Subject: Official Plan Amendment Application OPA 15-003/P
Zoning By-law Amendment Application A 15/15
1504063 Ontario Inc.
Part 1 of Lot 15, Range 3, BFC, being Part 1, Plan 40R-23801
(2000 Clements Road)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding
applications for Official Plan Amendment and Zoning By-law Amendment,
submitted by 1504063 Ontario Inc., to facilitate the development of a hotel
complex. This report contains general information on the applicable Official Plan
and other related policies, and identifies matters raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the applications, ask questions of clarification and
identify any planning issues. This report is for information and no decisions on
these applications are being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
The subject property is located on the north side of Clements Road, west of
Church Street and south of Bayly Street, within the Brock Industrial
Neighbourhood (see Location Map, Attachment #1 ). The property has an area of
approximately 3.4 hectares with approximately 200 metres of frontage along
Clements Road.
The subject property is currently used as a truck stop, which includes fuel pumps
and a restaurant. The majority of the site is paved and used for truck parking,
with perimeter landscaping along the property boundaries. There are two fuel
pump canopies and a commercial building on the western part of the property, as
well as a cell tower in the northwest corner. All structures, except the cell tower,
are to be demolished, and the property will be redeveloped to accommodate the
proposaL
7
8
Information Report No. 02-16 Page2
Surrounding land uses include:
warehouse and distribution centre
roofing and supplies with associated outdoor storage
north:
east:
south: steel manufacturing and engineering (directly south); and the soccer
dome facility (southwest)
west: automotive dye manufacturing (directly west); and
foam rubber manufacturing, computer refurbishing and insurance
offices (northwest)
3. Applicant's Proposal
The applicant has applied for a site specific exception to both the City's Official
Plan and Zoning By-law to permit a hotel use with auxiliary uses such as banquet
facilities; spas; assembly, convention or conference halls; and restaurants.
The proposal consists of three stand-alone hotel buildings. The buildings are to
be located on the western, northern and eastern parts of the site, oriented around
a central landscaped open area (see Submitted Concept Plan, Attachment #2).
The table below summarizes the proposed storeys, number of rooms, and total
gross floor area for each of the three hotel buildings.
Buildings Storeys Rooms Gross Floor Area
Hotel1 4 165 7, 830 sq. metres
Hotel2 6 185 9,853 sq. metres
Hotel3 8 259 13,141 sq. metres
Total 609 30,824 sq. metres
The applicant is proposing a parking ratio of 1 space per room, for a total of
609 parking spaces of which 340 spaces will be provided at grade, and
269 spaces within an underground parking garage.
The redevelopment of the site will be subject to site plan approval.
4. Policy Framework
4.1 Provincial Policy Statement
The Provincial Policy Statement (PPS) provides provincial direction for land use
planning and development in Ontario with which municipal planning decisions
must be consistent. The PPS states that major facilities, (such as industries),
and sensitive land uses should be planned to ensure they are appropriately
designed, buffered and/or separated from each other to prevent or minimize
future land use impacts due to adverse effects from odour, noise, dust and other
contaminants, and to minimize risk to public health and safety.
Information Report No. 02-16 Page 3
Sensitive land uses, as defined by the PPS, means buildings, amenity areas, or
outdoor spaces where routine or normal activities occurring at reasonably
expected times would experience one or more adverse effects from contaminant
discharges generated by nearby major facilities, such as industries. Examples of
sensitive land uses may include, but are not limited to: residences, day care
centres, and educational and health facilities.
The proposal will be further assessed against the policies and provisions of the
Provincial Policy Statement through the further processing of the applications.
Regional Official Plan
The Durham Regional Official Plan provides the following goals for "Employment
Areas":
• To establish Employment Areas that provide for the development of
industries and businesses that require separation from sensitive land uses,
and to efficiently guide their development to obtain the greatest benefit for the
Region.
• To increase industrial and high skilled job opportunities for the residents of
the Region.
• To attract industries and businesses that will maximize and diversify the
economic and employment opportunities in the Region.
The subject property is designated as "Urban System -Employment Areas" in
the Regional Official Plan (ROP). This designation is set aside for uses that by
their nature may require access to highway, rail, and/or shipping facilities,
separation from sensitive uses, or benefit from locating close to similar uses.
Permitted uses may include manufacturing, assembly and processing of goods,
service industries, research and development facilities, warehousing, offices and
business parks, hotels, storage of goods and materials, freight transfer and
transportation facilities. Designations in the respective area municipal official
plans shall identify appropriate locations for these uses.
The subject applications will be further assessed against the policies and
provisions of the Regional Official Plan during the further processing of the
applications.
4.2 Pickering Official Plan
The Pickering Official Plan (POP) distinguishes between the following three land
use subcategories within the City's Employment Areas: "General Employment",
"Prestige Employment", and "Mixed Employment". The criteria for determining
these subcategories are "the intended mix of uses, operational requirements, and
design/performance standards of the area".
9
10
Information Report No. 02-16 Page4
The subject property is designated as "Employment Areas -General
Employment" in the Official Plan, which does not permit hotels. General
Employment areas are typically associated with the heaviest industrial uses, bulk
outdoor storage, and potential noise, vibration, odour or dust emissions. By
contrast, Prestige Employment and Mixed Employment designations are
associated with light industrial uses, limited or screened outdoor storage, offices,
business parks, and financial institutions. Hotels are also permitted within both
these designations. For a detailed list of the permissible uses within the three
Employment Area subcategories, please see Table 8 from the Pickering Official
Plan, Attachment #3.
An official plan amendment is therefore required to permit a hotel use on the
property.
4.4 Zoning By-law 2511
The subject property is currently zoned "M2S-1" by By-law 2511, as amended by
By-law 5836/01. The zoning permits a broad range of employment uses
including, but not limited to, a general truck stop, a restaurant, games arcade,
storage and manufacturing uses (only when carried on within enclosed
structures), and transportation terminal for the loading and unloading of transport
vehicles. The current zoning does not permit hotels.
The applicant has requested that the subject site be rezoned in order to permit
the hotel use and ancillary uses. An amendment to the zoning by-law is required
to implement the applicant's proposal.
5. Comments Received
5.1 Written Comments from the Public
As of the writing of this report, an objection has been received from:
Duradie Technologies
Inc.
1940 Clements Road
(immediately west of
the application site)
• A hotel in this location would be incompatible
with Duradie's tool and die manufacturing
operation since Duradie uses large punch
presses that can be very loud at times, and in
summer, back doors are open and work
continues around the clock, which would make
sleeping in a hotel situated approximately
30 metres away impossible.
• This is not an appropriate location for a hotel.
• If the hotel proposal is to move forward,
Duradie would have to seek legal agreements
with 1504063 Ontario Inc. that there would be
no recourse regarding noise and vibration
impacts.
Information Report No. 02-16 Page 5
5.2 Agency Comments
As of the writing of this report, no comments or concerns have been received
from external agencies.
5.3 City Department Comments
Engineering & Public Works
As of the writing of this report, no comments or concerns have been received
from Engineering & Public Works.
6. Planning & Design Section Comments
Ministry of the Environment and Climate Change (MOECC) Noise Guidelines
define a Noise Sensitive Commercial building as "a building used for commercial
purposes that includes one or more habitable rooms used as sleeping facilities
such as hotel and motel".
The following matters have been identified by staff for further review and
consideration:
• assessing whether the proposal is in conformity with the policies of the
Regional Official Plan and Provincial Plans
• assessing the appropriateness of permitting a sensitive land use within the
General Employment area that permits a broad range of heavy industrial
uses
• assessing whether the proposed hotel use has an impact on the operation of
existing surrounding lands uses and uses permitted as-of-right under the
current zoning by-law
• assessing whether the proposed parking ratio of one space per room is
appropriate to support the proposed hotel use
• ensuring that the required technical submissions and reports meet City
standards
In addition, staff require the submission of a dust, vibration and odour study,
prepared by a qualified consultant in accordance with the MOECC requirements,
to determine whether the proposed hotel use and associated outdoor amenity
areas are appropriately located, buffered and separated from contaminants,
odours, vibration and dust generated by existing nearby industrial uses and
facilities and uses permitted under the current zoning.
The City Development Department will conclude its position on the applications
after it has received and assessed comments from the circulated departments,
agencies and public.
11
12
Information Report No. 02-16 Page 6
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the office of the City of Pickering, City Development Department:
• Planning Rationale Report, prepared by The Biglieri Group Ltd., dated
September 2015, and further amended in February 2016
• Parking Justification Letter (Addendum to the Parking Rationale Report),
prepared by The Biglieri Group Ltd., dated December 2015
• Site Servicing Assessment, prepared by GHD Ltd., dated September 2015
• Phase I Environmental Site Assessment, prepared by Trafalgar
Environmental Consultants, dated November 2015
• Environmental Noise Feasibility Study, prepared by Valcoustics Canada Ltd.,
dated September 2015
• Traffic Brief, prepared by JD Northcote Engineering Inc., dated August 2015
• Concept Site Plan, prepared by The Biglieri Group Ltd., dated
September 2015
8. Procedural Information
8.1 General
• Written comments regarding this proposal should be directed to the City
Development Department
• Oral comments may be made at the Public Information Meeting
• All comments received will be noted and used as input to a Planning Report,
which will be prepared by the City Development Department for a subsequent
meeting of Council or a Committee of Council
• Any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• Any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
8.2 Official Plan Amendment Approval Authority
• The Region of Durham may exempt certain local official plan amendments
from Regional approval if such applications are determined to be locally
significant, and do not exhibit matters of Regional and/or Provincial interest
• At this time, the Region has not yet determined whether this official plan
amendment application is exempt from Regional Approval
9. Owner/Applicant Information
The owner of the property is 1504063 Ontario Inc. (Vidya Sagar Aggarwal) and is
represented by The Biglieri Group Ltd.
Information Report No. 02-16
Attachments
1 . Location Map
2. Submitted Concept Site Plan
3. Table 8: Employment Areas, Permissible Uses by Subcategory
Prepared By:
~-h ... ~:-:~ • --:;;;;;~~' ~bean Jacobs, MCIP, RPP
G' Principal Planner -Policy
·cif~
Nilesh Surti, MCIP, RPP
Manager, Development Review
& Urban Design
DJ:NS:df
Attachments
Date of Report: February 16, 2016
Copy: Director, City Development
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
Page 7
13
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~ Location Map
FILE No:OPA 15-003/P &A 15/15
APPLICANT: 1504063 Ontario Inc.
PROPERTY DESCRIPTION: Part 1 of Lot 15, Range 3, BFC, being Part t,
City Development Plan 40R-23801 (2000 Clements Rd.) DATE: Jan.27,2016 Department Data Sources: SCALE 1:3000 IPN-4 ~-Teranet Enterprises Inc. and its su.rJtllers. All rights Reserved. Not a plan of survey. 2013 MPAC and its suppliers. All ri hts Reserved. Not a plan of Survey.
14
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City Development
Department
EXISTING
OFFICE/
MANUFACTURING
WAREHOUSE
CLEMENTS ROAD
EXISTING OFFICE/ MANUFACTURING
Submitted Concept Plan
FILE No: OPA 15-003/P &A 15/15
APPLICANT: 1504063 Ontario Inc.
EXISTING LANDSCAPING
PROPERTY DESCRIPTION: Part 1 of Lot 15, Range 3, BFC, being Part 1, Plan 40R-23801
(2000 Clements Rd.)
FULL SCALE COPIES-OF THIS PLAN ARE AVAILABLE FORVIEWING ATTHE CITY-OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: Jan. 15,2016
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Table 8: Employment Areas: Permissible Uses By Subcategory
Table 8
Employment Permissible Uses
(Restrictions and limitations on the uses permissible, Areas
Subcategory arising from other policies of this Plan, will be detailed in
zoning by-laws.)
Manufacturing, assembly, processing of goods, service
industries, research and development facilities, warehousing,
storage of goods and materials, waste transfer and recycling,
waste processing, freight transfer, transportation facilities,
automotive and vehicle sales and repair;
General Offices as a minor component of an industrial operation or
Employment serving the area, limited personal service uses serving the
area, restaurants serving the area, retail sales as a minor
component of an industrial operation;
Community, cultural and recreational uses, and other uses
with similar performance characteristics that are more
appropriately located in the employment area.
Light manufacturing, assembly and processing of goods, light
service industries, research and development facilities,
warehousing, equipment and vehicle suppliers, automotive
and vehicle sales and repair;
Prestige Offices, corporate office business parks, limited personal
Employment service uses serving the area, restaurants serving the area,
retail sales as a minor component of an industrial operation,
hotels, financial institutions serving the area;
Community, cultural and recreational uses, and other uses
with similar performance characteristics that are more
appropriately located in the employment area.
Mixed All uses permissible in prestige employment areas;
Employment Limited retailing of goods and services serving the area.
16
From:
Information Report to
Planning & Development Committee
Catherine Rose, MCIP, RPP
Chief Planner
Report Number: 03-16
Date: March 7, 2016
Subject: Zoning By-law Amendment Application A 01/16
816 Kingston Road (Pickering) Limited
Parts of Lot 27 and 28, Range 3, BFC, being Part 1, Plan 40R-23393 and
Part 1, Plan 40R-23394
(820 Kingston Road)
City of Pickering
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding a
Zoning By-law Amendment application, submitted by 816 Kingston Road
(Pickering) Limited, to permit a drive-through facility and amend certain site
specific zoning performance standards. This report contains general information
on the applicable Official Plan and other related policies, and identifies matters
raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the application, ask questions of clarification and
identify any planning issues. This report is for information and no decision on
this application is being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
The lands subject to this rezoning application are located on the north side of
Kingston Road, east of Whites Road, and directly opposite the Whites Road
Highway 401 interchange (see Location Map, Attachment #1). The lands to be
rezoned have an area of approximately 1 hectare with approximately 166 metres
of frontage along Kingston Road. The site is currently under construction.
Surrounding Jand uses include:
north: vacant lands owned by the applicant which are zoned for detached
dwellings, and existing detached dwellings fronting Sheppard Avenue
east: an existing detached dwelling fronting Kingston Road, and further east a
tributary of the Amberlea Creek
south: a place of worship, Whites Road Highway 401 interchange, and a vehicle
sales and service establishment
17
18
Information Report No. 03-16
west: commercial developments with various uses such as restaurants,
drive-through facilities, personal service uses, and day care
Page 2
In December 2015, Site Plan Approval was issued to permit a commercial
development consisting of three buildings with a total gross floor area of
3,616 square metres (see Approved Site Plan, Attachment #2). Building A,
located on the southwest corner of this site is a two-storey multi-unit building.
Building B, located at the rear of the development, is a single-storey multi-unit
building. Building C, located at the southeast corner of the site, is a stand-alone
commercial building to be occupied by Shoeless Joe's Restaurant. Buildings B
and Care presently under construction.
3. Applicant's Proposal
The applicant is proposing a site-specific Zoning By-law amendment to permit
the following:
• one drive-through facility associated with a restaurant use
• an increase in the maximum combined gross leasable floor area for
restaurant uses from 1,000 square metres to 1,220 square metres
• a reduction of the minimum number of required parking spaces from
148 spaces to 144 spaces
The drive-through facility is proposed to be located along the north and west side
of Building A (the two-storey building), with the drive-through lane exiting through
the centre of the ground floor of the building (see Submitted Site Plan and
Submitted Elevations-Building 'A', Attachments #3 and #4).
The request for additional restaurant space would allow restaurant uses to be
located on the entire ground floor of Building A and to recognize the restaurant
use in Building C. To accommodate the drive-through facility, the total gross
floor area for the development has been slightly reduced by approximately
164 square metres for a total gross floor area of 3,452 square metres.
4. Policy Framework
4.1 Pickering Official Plan
The subject property is designated as "Mixed Use Areas-Mixed Corridor" within
the Woodlands Neighbourhood. This designation is intended primarily for
residential, retail, community, cultural and recreational uses at a scale serving
the community with a maximum floor space index (FSI) of 2.5. The proposed
development has an FSI of 0.32. The applicant's proposal complies with the
policies and provisions of the Official Plan.
Information Report No. 03-16 Page 3
4.2 Northeast Quadrant Development Guidelines
The Northeast Quadrant Development Guidelines provides specific standards for
drive-through facilities to ensure that these facilities are ·appropriately designed,
achieves City's urban design objectives and fits well within the proposed
development. The guidelines states that drive:.through facilities shall be located
such that the pick-up window or stacking spaces are not situated between the
front wall of a building and Kingston Road. Further, drive-through facilities
should provide a minimum of 8 automobile stacking spaces before the order
board and a minimum of 4 automobile stacking spaces between the order board
and the pick-up window.
The location of the proposed drive-through facility is screened from
Kingston Road and is well integrated within the proposed development.
However, the proposed drive-through facility provides only 2 automobile stacking
spaces before the order board and 6 automobile stacking spaces between the
order board and the pick-up window.
4.3 Zoning By-law 3036
The subject property is currently zoned "MU-20"-Mixed Use within Zoning
By-law 3036, as amended by By-law 6539/05. This zoning permits a broad
range of commercial uses, including but not limited to, bakery, business office,
day nursery, dry cleaning depot, financial institution, medical office facility,
personal service shop, professional offices, and restaurant-Type A uses.
The existing zoning also limits the maximum combined gross leasable floor area
for all restaurant uses within this development to 1 ,000 square metres of gross
leasable floor area. The intent of this provision was to ensure a variety of uses
are provided within this development and sufficient parking is provided on-site to
accommodate all uses.
Parking for this development is required to be provided at a minimum rate of
4.5 parking spaces for every 100 square metres of gross leasable floor space.
Based on this ratio, a total of 148 spaces are required, whereas, 144 spaces are
provided.
A site specific zoning by-law amendment is required to permit the drive-through
facility, increase the maximum gross leasable floor area for all restaurant uses
and reduce the minimum number of required parking spaces.
5. Comments Received
5.1 Resident Comments
As of the writing of this report, no comments or concerns have been received
from the public.
19
20
Information Report No. 03-16
5.2 Agency Comments
Region of Durham
Ministry of
Transportation
Page4
• the subject property is designated "Living Areas" with
the "Regional Corridor" overlay in the Regional
Official Plan
• Regional Corridors are to be planned and developed
as mixed-use areas, which include residential,
commercial, and service area with higher densities
• the proposal, which seeks technical changes to the
by-law, appears to conform to the Regional Official
Plan as the overall development proposes a mix of
uses within the urban area along a Regional Corridor
• the applicant has completed a Phase I and Phase II
Environmental Site Assessment; the reports
concluded that no further investigation is required
• prior to the City passing the by_;law, the owner is
required to submit to the satisfaction of the Region a
Reliance Letter and Certificate of Insurance
• the Region's Long Term Transit Strategy (L TIS) and
Highway 2 Transit Property Measures Class EA
identified a road widening conveyance of
approximately 2.0 metres across the Kingston Road
frontage of the subject property; the owner shall
convey the road widening as a condition of approval
upon the submission of a future Site Plan
Amendment application
• a revised Ministry of Transportation Permit will be
required prior to the construction of Building A
5.3 City Department Comments
Engineering & Public
Works Department
Sustainability &
Economic Development
• no concerns with the rezoning application
• all technical matters will be addressed through the
Site Plan Approval process
• rio concerns with the proposal
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and
consideration:
• ensuring that the proposed drive-through facility complies with the minimum
vehicular stacking requirements as outlined in the Northeast Quadrant
Development Guidelines
Information Report No. 03-16 Page 5
• ensuring that the request to increase the maximum combined gross leasable
floor area for restaurant uses still allow for a variety of uses to be
accommodated within the development to service the community
• reviewing current zoning performance standards to ensure that the City's
urban design objectives along Kingston Road can be achieved with respect to
building appearance, building setback and landscaping as a result of the
Region's request for a road widening across the Kingston Road frontage of the
subject property
• the City Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
department, agencies and public
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Department:
• Planning Rationale, prepared by Macaulay Shiomi Howson Ltd., dated
December 2015
• Traffic Addendum Letter, prepared by MMM Group Limited, dated
December 2015
• Revised Site Plan
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed to the City
Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
9. Owner/Applicant Information
• The owner of the property is 816 Kingston Road (Pickering) Limited and is
represented by Lorelei Jones, MaCaulay Shiomo Howson Ltd.
21
22
Information Report No. 03-16
Attachments
1. Location Map
2. Approved Site Plan
3. Submitted Site Plan
4. Submitted Elevations-Building 'A'
Prepared By:
J~,
Lalita Paray, MCIP, RPP
Planner I ij
sh Surti, MCIP, RPP
Manager, Development Review
& Urban Design
LP:NS:df
Attachments
Date of Report: February 18, 2016
Copy: Director, City Development
Page 6
Apt;;;zz,_
Catherine Rose, MCIP, RPP
Chief Planner
FAIR STREET
City Development
Department
Attachment# I to ~nformation Reoort# ~ 3-1 b
Location Map
FILE No:A 01/16
APPLICANT: 816 Kingston Road (Pickering) Limited
PROPERTY DESCRIPTION: Parts of Lot 27 and 28, Range 3, BFC, being Part 1,
Plan 40R-23393 and Part 1, Plan 40R-23394 (820 Kingston Road) DATE: Jan. 27,2016
Do~:r:~~{cE~terprises Inc. and its suppliers. All rights Reserved. Not o plan of survey. SCALE 1 :3QQQ PN-8 2013 MPAC end its suppliel'"s. All rights Reserved. Not a plan of Survey.
23
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DATE: Jan 28, 2016
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BUILDING 'A' EAST ELEVATION
mra~•
BUILDING 'A' SOUTH ELEVATION
Submitted Elevations -Building 'A'
FILE No: A 01/16
APPLICANT: 816 Kingston Road (Pickering} Limited. --·--
PROPERTY DESCRIPTION: Parts of Lot 27 and 28, Range 3, BFC, being Part 1, Plan 40R-23393 and Part 1, Plan 40R-23394
(820 Kingston Road)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT DATE: Jan 28, 2016
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From:
Subject:
Paul Bigioni
Report to
Planning & Development Committee
Report Number: LEG 01-16
Date: March 7, 2016
Director, Corporate Services & City Solicitor
Mattamy (Brock Road) Limited (Phase 1 ), Plan of Subdivision 40M-2437
Partial Assumption of Plan of Subdivision
File: 40M-2437
Recommendation:
1. That Liatris Drive, Misthollow Drive, Parkhurst Crescent, (part of) Penny Lane and
William Jackson Drive within Plan 40M-2437 be assumed for public use;
2. That the works and services required by the Subdivision Agreement within Plan
40M-2437, which are constructed, installed or located on lands dedicated to, or
owned by the City, or on lands lying immediately adjacent thereto, including lands
that are subject to easements transferred to the City, be accepted and assumed
for maintenance, save and except for Blocks 142, 143, 144, 146, 147 and Part 2,
40R-26589;
3. That Mattamy (Brock Road) Limited be released from the provisions of the
Subdivision Agreement and any amendments thereto relating to Plan 40M-2437,
save and except from Blocks 142, 143, 144, 146, 147 and Part 2, 40R-26589; and
4. That the appropriate City of Pickering officials be authorized to take the necessary
actions as indicated in this report.
Executive Summary: The City entered into a Subdivision Agreement with the
above-noted developer for the development of the lands within Plan 40M-2437. As all
works and services within this plan have been completed to the satisfaction of City staff,
it is appropriate to assume the roads and the works and services within this plan (save
and except for Blocks 142, 143, 144, 146, 147 and Part 2, 40R-26589) under the
jurisdiction of the City and to release Mattamy (Brock Road) Limited from the provisions
of the Subdivision Agreement with respect to those lands.
Financial Implications: Not Applicable
Discussion: The City entered into a Subdivision Agreement with the above-
noted developer for the development of the lands within Plan 40M-2437. As the
developer has now completed all of the works and services to the satisfaction of City
staff, it is appropriate to assume the roads and the works and services within Plan
40M-2437, save and except for Blocks 142, 143, 144, 146, 147 and Part 2, 40R-26589.
27
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Report LEG 01-16 March 7, 2016
Subject: Partial Assumption of 40M-2437 Page2
Blocks 142, 143 and Part 2, 40R-26589 (land outside the plan) are stormwater
management ponds owned by the City that will be assumed at a later date. Block 144
is a street widening block owned by the Region. Blocks 146 and 147 are reserves
owned by the City that lie adjacent to a cemetery and will not be established as public
highway.
As the works and services within Plan 40M-2437 have been completed to the
satisfaction of the City, it is now appropriate to release Mattamy (Brock Road) Limited
from the provisions of the Subdivision Agreement with the City and any amendments
related thereto.
Attachments:
1. Location Map-40M-2437
Prepared By:
';B.~L
Denise Bye, Supervisor,
Property & Development Services
DB:bg
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P.Eng.
Chief Administrative Officer
G,/;. tb(2JJ/(p
Report LEG 01-16 March 7, 2016
Subject: Partial Assumption of 40M-2437 Page 3
Recommendation approved:
Chief Administrative Officer per:
Director, City Development
Director, Corporate Services & City Solicitor
Director, Culture & Recreation
Director, Engineering & Public Works
City Clerk
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ATTACHMENT#'--'_TO REPORT# Lt & f) l-1 G
l .of. f
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Location Map
FILE No: Subdivision Completion and Assumption
APPLICANT: Various
SUBJECT
LANDS
PROPERTY DESCRIPTION: Lots I to 118, 130 to 138, Blocks 119 to 129,
139 to 141 and 145, Plan 40M-2437
Octa Sourees: IS-Ter-onet Enterprises Inc. ~nd ita sup~liera. All rights Reserved. Not o ~l_on of survey. i; 2013 IIAPAC and Its suppliers. All ric:~hts Reserved. Not c plan of Survev.
DATE: Nov. 16, 2015
SCALE 1:5000 IPN-15
From:
Subject:
Report to
Planning & Development Committee
Paul Bigioni
Director, Corporate Services & City Solicitor
Report Number: LEG 03-16
Date: March 7, 2016
Mattamy (Brock Road) Limited (Phase 2), Plan of Subdivision 40M-2454
and Part 1, 40R-27203
Final Assumption of Plan of Subdivision
File: 40M-2454
Recommendation:
1. That Hayden Lane, Kalmar Avenue, Liatris Drive and Penny Lane within Plan
40M-2454 be assumed for public use;
2. That the works and services required by the Subdivision Agreement within Plan
40M-2454 and Part 1, Plan 40R-27203, which are constructed, installed or located
on lands dedicated to, or owned by the City, or on lands lying immediately
adjacent thereto, including lands that are subject to easements transferred to the
City, be accepted and assumed for maintenance;
3. That Mattamy (Brock Road) Limited be released from the provisions of the
Subdivision Agreement and any amendments thereto relating to Plan 40M-2454
and Plan 40R-27203; and
4. That the appropriate City of Pickering officials be authorized to take the necessary
actions as indicated in this report.
Executive Summary: The City entered into a Subdivision Agreement with the
above-noted developer for the development of the lands within Plan 40M-2454 and Part
1, Plan 40R-27203. As all works and services within these plans have been completed
to the satisfaction of City staff, it is appropriate to assume the roads and the works and
services within these plans under the jurisdiction of the City and to release Mattamy
(Brock Road) Limited from the provisions of the Subdivision Agreement.
Financial Implications: Not Applicable
Discussion: The City entered into a Subdivision Agreement with the above-
noted developer for the development of the lands within Plan 40M-2454 together with
lands outside Plan 40M-2454 being Part 1, Plan 40R-27203. (Note: Part 1, Plan
40R-27203 was acquired by the City for park purposes). As the developer has now
completed all of the works and services to the satisfaction of City staff, it is appropriate
to assume the roads and the works and services within these plans under the
31
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Report LEG 03-16 March 7, 2016
Subject: Final Assumption of Plan of Subdivision 40M-2454 Page 2
jurisdiction of the City and to release Mattamy (Brock Road) Limited from the provisions
of the Subdivision Agreement and any amendments related thereto.
Attachments:
1. Location Map -40M-2454
Prepared By:
dJ. ~AIL
Denise B~:Z~ervisor,
Property & Development Services
DB:bg
Recommended for the consideration
of Pickering City Council
Tony Prevedel, P.Eng.
Chief Administrative Officer
a.'*'' Zo/0
Report LEG 03-16 March 7, 2016
Subject: Final Assumption of Plan of Subdivision 40M-2454 Page 3
Recommendation approved:
Chief Administrative Officer per:
Director, City Development per:/
Director, Corporate Services & City Solicitor per:
Director, Culture & Recreation per:
(1
Director, Engineering & Public Works perYJ~
City Clerk per:
33
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City Development
Department
ATTACHMENT#:___._ro REPORli# LE 6 o3~ I G
Location Map
{ .of.
40R-27203
PA,T1
i
FILE No: Subdivision Completion and Assumption
APPLICANT: Various
40M-2454
PROPERTY DESCRIPTION: Lots '1 to '1 00, Block 101, 40M-2454 and Part 1,
Plan 40R-27203
§<ate Sourc:ec: Tei"'net Enterpriaea Inc. and its auppliera. AU rights Reserved. Not a p.lan of auNey. 2013 ~PAC and 'Its auOOnera. All rit:lhts Raserved.. Not c olen of Survev.
DATE: Nov. 23, 2015
SCALE 1 :5000 \PN-15
Ctli1 o~
From:
Subject:
Thomas Melymuk
Report to
Planning & Development Committee
Report Number: PLN 04-16
Date: March 7, 2016
Director, City Development
South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Work Program for Phases 2 and 3
File: D-2000-016
Recommendation:
1. That Council receive the South Pickering Intensification Study Phase 1 Report-
Community Engagement, and the Background Report-Pickering Official Plan
Evaluation, provided as Appendices I and II to Report PLN 04-16;
2. That Council authorize staff to prepare and release a Request for Proposals to
retain external urban design consultants to assist staff with the completion of the
Phase 2 Work Program outlined in Appendix Ill to Report PLN 04-16, and report
back to Council on the hiring recommendation; and
3. That a copy of Report PLN 04-16 be forwarded to the Region of Durham.
Executive Summary: The Provincial Growth Plan and Durham Regional Official Plan
require the City to develop and implement a strategy and policies to achieve growth and
intensification. The City has worked on bringing its Official Plan into conformity with
these Plans through a series of amendments addressing different geographic areas,
being: Seaton; the City Centre; and the remaining lands in the South Pickering outside
the City Centre (see Study Area Map, Attachment #1 ). The work for South Pickering
will focus on residential intensification.
Phase 1 of the South Pickering Intensification Study (SPIS) commenced in 2015 with a
community engagement program regarding where and to what extent growth should
occur in South Pickering. A summary of the results is contained in the Phase 1 Report
-Community Engagement, which is provided as Appendix I to this Report.
The results of the Phase 1 consultation were weighed against the policy and planning
framework of the City's Official Plan and found to be consistent with Plan's current
directions of intensification along corridors, maintaining stable neighbourhoods, and
improving the mix of uses, walkability, and quality of design, as development and
redevelopment occurs.
35
36
Report PLN 04-16 March 7, 2016
Subject: South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Phases 2 and 3 Work Program Page 2
Staff undertook a review of the City's Official Plan structure, policies and densities for
intensification, against the Growth Plan and Regional Plan requirements. Staff also
tested whether land available for infill and intensification using current density ranges in
the Official Plan, could meet the population identified for South Pickering by the Region
of Durham. Staff concluded that the basic framework of the Plan, which establishes the
primary areas for intensification within the City Centre, and in the Mixed Use Nodes and
Corridors is sound. Further, staff determined that the 120,000 population allocated by
the Region of Durham for South Pickering can be accommodated by 2031. A major
change to the Official Plan is not required. This background work is contained in the
Background Report-Pickering Official Plan Evaluation (see Appendix II).
The results of the community engagement exercise and background information work
lead staff to conclude that Phase 2 of the SPIS should focus on the Kingston Road
Corridor as the main area for intensification outside the City Centre. Accordingly,
Phase 2 of the SPIS will focus on updating the Vision and Strategy for development
along Kingston Road (see Work Program for Phases 2 and 3, Appendix Ill). The work
is to be a collaboration between the landowners along Kingston Road, the adjacent
community, and City staff with the assistance of external design and development
consultants. The consultant will be required to undertake a consultation program,
prepare revised Design Guidelines for the Kingston Road Corridor, and identify the
primary zoning by-law provisions for lands along the Mixed Use -Mixed Corridor lands
along Kingston Road.
Following the completion of the consulting assignment, Phase 3 of the SPIS will be
undertaken to finalize the new zoning by-laws, finalize the guidelines, prepare technical
and housekeeping amendments to the Pickering Official Plan, and undertake the
statutory approval processes. Phase 3 is anticipated to be completed primarily by City
staff but may involve some consulting assistance.
It is recommended that Council receive the Phase 1 Report and the Background Report,
authorize staff to prepare and issue a Request for Proposals to undertake the Phase 2
Work Program, and request staff to report back to Council on the recommended
consulting team.
Financial Implications: Consulting assistance for the Phase 1 community
engagement exercise totaled $24,300.00 and was offset by a $20,000.00 grant the City
received under the provincial Places to Grow Implementation Fund. The additional
funding was covered by the City Development Department's 2015 consulting budget.
Phases 2 and 3 of the Study were included in the 2015 Council approved budget as a
two year project in the amount of $225,000.00 (2611.2392.0000 Consultative &
Professional). This line item has been re-budgeted in the Department's 2016 budget
submission. As a growth related study, 73 percent of the required funding is anticipated
from Development Charges ($164,250.00), with the remaining $60,750.00 from the tax
levy.
Report PLN 04-16 March 7, 2016
Subject: South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Phases 2 and 3 Work Program Page 3
Staff will issue the RFP but will not report back on the recommended consulting team
until after 2016 budget approval. Staff anticipate Phase 2 of the Study to be a
maximum of $150,000.00.
1. Why undertake an intensification study for South Pickering?
Since the approval of the Official Plan in 1997, significant initiatives have been
undertaken by the Province and the Region of Durham in relation to growth
management. These include the release of the Provincial Growth Plan and the
approval of Amendment 128 to the Regional Official Plan. The City is required to
bring its official plan into conformity with these provincial and regional initiatives.
As part of the City's Official Plan Review program, the conformity exercise
consisted of investigating future development in greenfield areas, and growth
through intensification in built-up areas. Work on addressing greenfield areas
was already underway when the Growth Plan came into effect in 2006, and
resulted in the Official Plan Amendment 22 (Seaton) to the Pickering Official Plan.
In 2009, the City started its examination of potential intensification areas in the
built up area (South Pickering). The Downtown (now City Centre), and Nodes
and Corridors were identified as prime locations for intensification. The City
adopted Official Plan Amendment 26 in 2014, creating a planning framework for
the redevelopment and intensification of the City Centre and confirming the City
Centre as the City's primary intensification area.
With the completion of the City Centre amendment, efforts have shifted to
examining intensification opportunities in the balance of the South Pickering
urban area (see Study Area Map, Attachment #1). In December 2014, Council
authorized staff to proceed with the next step in the City's Official Plan Review to
examine intensification opportunities outside of the City Centre. In January 2015,
the first phase of the South Pickering Intensification Study-Community
Engagement commenced.
2. What were the results of the Phase 1 community engagement?
With funding from the Provincial Places to Grow Implementation Fund program,
Phase 1 of the SPIS was initiated through an innovative engagement program
intended to obtain community input on where and to what extent growth should
occur outside of the City Centre. The community engagement initiatives included
five community roundtable discussions and an interactive online survey.
Early in 2015, the roundtables were well attended by invited Pickering residents
and community leaders. The aim of the roundtables was to have a conversation
with the community about what brought people to Pickering and what they valued
in their neighbourhoods.
37
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Report PLN 04-16 March 7, 2016
Subject: South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Phases 2 and 3 Work Program Page 4
The input received from the roundtables helped inform an interactive online
survey developed by Envision (MetroQuest) that was launched in May. Through
links available on the City's website and through its own internet address, people
could complete the survey through to the middle of July. In total, the survey was
visited over 1 ,600 times resulting in a 37 percent response rate.
An overview of the community engagement program and its results is contained
in Appendix I. A number of themes were raised throughout the engagement
activities which included: greater choice in housing; protecting residential
neighbourhoods; intensifying Kingston Road; providing more spaces for
Pickering's diverse communities; attracting more employment opportunities;
developing walkable neighbourhoods; increasing the ability to age in place;
protecting the countryside, farmland and open space; increasing access to
recreational spaces; encouraging more medical and grocery store options;
reducing traffic congestion; and providing more bus routes.
The themes that emerged throughout the engagement activities were consistent
with the directions already embodied in the Pickering Official Plan regarding
intensification and city building. These directions included focussing
intensification and higher density development in the City Centre and along
corridors such as Kingston Road, maintaining stable neighbourhoods, and
creating vibra.nt, mixed-use, well-~esigned, transit support communities.
It is recommended that Council receive the South Pickering Intensification Study
Phase 1 Report -Community Engagement provided as Appendix I to
Report PLN 04-16.
3. How has the Official Plan performed?
The Provincial Growth Plan and Regional Official Plan require municipalities to
develop and implement through their official plans and other supporting
documents, a strategy and policies to phase in and achieve growth and
intensification. As a starting point, staff examined the performance of the Official
Plan, to assess:
• the continued validity of the plan's policy framework, and
• the ability of the plan to accommodate forecasted growth
A policy framework and vision for achieving growth and intensification have been
in place in the City's Official Plan prior to the implementation of the Provincial
Growth Plan, and were further refined through the City Centre Amendment. A
review of the work required to address conformity to the Provincial Growth Plan
and Regional Official Plan has been undertaken (see Tables 1 and 2 in
Background Report-Pickering Official Plan Evaluation, Appendix II).
Report PLN 04-16 March 7, 2016
Subject: South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Phases 2 and 3 Work Program Page 5
This review revealed that only minor policy refinements are necessary to:
incorporate population targets to 2031; potentially increase minimum density
figures; increase maximum floor space index targets to ensure appropriate
intensification in Nodes and Corridors; and, other housekeeping amendments to
address new terms and definitions.
With respect to the ability of the Pickering Official Plan to accommodate growth,
the Region indicated through its Growing Durham Study, that South Pickering
should accommodate 120,000 persons in 2031. Through the City's recent
Detailed 20 Year Population Forecast (available on the City's website), staff
determined that South Pickering has the capacity to accommodate a total of
about 117,000 persons (see Table 3'in Appendix II). This is only about
3.3 percent lower than the Region's allocation.
Prior to 2006, the predominant form of residential development was single and
semi-detached dwellings, with densities generally toward the lower end of the
permissible density range. However, over the past ten years, the City has
received a number of development applications that push toward the top end or
have exceeded the density ranges of the City's Official Plan (see Table 4 in
Appendix II).
This growth trend appears to be continuing, particularly in the mixed corridors,
with townhouses, stacked and back-to-back townhouses, and apartments
replacing single and semi-detached dwellings as the preferred residential form.
Staff anticipates that this trend will continue as South Pickering matures,
enabling higher levels of intensification within the corridors, and an increase in
population, meeting the Region's allocation.
It is recommended that Council receive the Background Report-Pickering
Official Plan Evaluation as set out in Appendix II to Report PLN 04-16.
4. What are the next steps in the South Pickering Intensifications Study?
Building on the input from the recent community engagement program, and the
knowledge that Official Plan framework, policies and densities will allow Pickering
to reach the 120,000 persons, staff will focus resources on the Kingston Road
Corridor. The Work Program Phases 2 and 3 is provided as Appendix Ill.
Although a vision and guidelines were established for the Kingston Road Corridor
in 1997, it is appropriate that the former vision, and strategies to achieve the
vision, including design guidelines and zoning, be reviewed and updated in light
of stronger directions for compact urban form, transit oriented development and
other placemaking principles.
39
40
Report PLN 04-16 March 7, 2016
Subject: South Pickering Intensification Study-Vision and Strategy
Phase 1 Reporting and Phases 2 and 3 Work Program Page 6
The objective of Phase 2 of the SPIS is to identify a new vision and strategy for
the lands along the Kingston Road Corridor, excluding that part of the corridor
within the City Centre and the flood prone areas east of Brock Road
(see Phase 2 Review Areas Map included with Appendix Ill).
The new vision and strategy will balance the development interests of the
landowners along Kingston Road, be sensitive to the adjacent neighbourhood
interests, and to adhere to the Growth Plan and Regional Official Plan
requirements.
The result will be revised design guidelines for the Kingston Road corridor, and
new zoning provisions for the lands to implement the design and development
objectives. A Request for Proposals (RFP) for urban design consulting
assistance will be prepared.
As previously noted, some Official Plan policy refinements and housekeeping
amendments will be required to facilitate implementation and compliance with the
Growth Plan and Regional Official Plan. In the event any other issues arise
through Phase 2 that need amendments to the Pickering Official Plan, these will
also be a part of the work undertaken in Phase 3, which will be the preparation,
and processing of a City-initiated Official Plan amendment, zoning by-law and
design guidelines.
It is recommended that Council authorize staff to prepare and release a Request
for Proposal to retain external urban design consultants to assist staff with the
completion of the Phase 2 Work Program outlined in Appendix Ill, and report
back to Council on the hiring recommendation.
Appendices
Appendix I
Appendix II
Appendix Ill
Attachment
Phase 1 Report-Community Consultation
Background Report-Pickering Official Plan Evaluation
South Pickering Intensification Study-Work Program for Phases 2 and 3
1. South Pickering Study Area Map
Report PLN 04-16 March 7, 2016
Subject: South Pickering Intensification Study -Vision and Strategy
Phase 1 Reporting and Phases 2 and 3 Work Program Page 7
Prepared By:
Deborah Wy ie, MCIP, RPP
Principal Planner-Policy
Jeff Brooks, MCIP, RPP
Manager, Policy & Geometries
DW:JB:CR:Id
Recommended for tne consideration
of Pickering City Council
Tony Prevedel, P.Eng.
Chief Administrative Officer
Approved/Endorsed By:
Catherine Rose, MCIP, RPP
Chief Planner
:2!3:/;M;:~
Director, City Development
41
42
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South Pickering Intensification Study
Phase 1 Report-Community Engagement
December 2015
Appendix I to
Report PLN 04-16
43
44
South Pickering Intensification Study
Phase 1 Report-Community Engagement
December 2015
In 2015, Phase 1 of the South Pickering Intensification Study was initiated with an innovative
engagement program to obtain community input on where and to what extent growth should
occur outside of the City Centre (see South Pickering Study Area Map, Attachment A). Funding
from the Provincial Places to Grow Implementation Fund program was used to undertake
various collaborative community engagement initiatives which included five community
roundtable discussions, and an interactive online survey.
Small roundtable discussions with the community initiated the engagement phase
Invitations to attend the roundtables were placed in the Corporate eNewsletter, and invitations
were sent to community leaders and people who had indicated interest in the Official Plan
Review. Over 50 people attended the five roundtables that were held in at the Civic Complex
and the Petticoat Creek Community Centre in January and February of 2015. Facilitated by City
staff and an engagement consultant (Glenn Brown of The Practice of Ethics), the aim of the
roundtables was to initiate a conversation with the community about what brought people to
Pickering and what they valued in their neighbourhoods.
The conversation with the community continued through an interactive online survey
The input received from the roundtables helped inform an interactive online survey developed by
Envision (MetroQuest). The May launch of the survey was announced to. the commljnity through
the City's website, eNewsletter, social media accounts, and the Community Page in the
Pickering News Advertiser.
Through links available on the City's website and through its own internet address, people could
complete the survey through to the middle of July. Dedicated iPad kiosks containing the survey
were located in the lobbies of the Civic Complex, Central Library, and Recreation Complex to
provide the community additional opportunities to complete the survey. To ensure that the
broader population of Pickering was aware of the survey, City staff and Glenn Brown of The
Practice of Ethics attended engagement events with the representatives of Devi Mandir, the
Pentecostal Church, and the Pickering Islamic Centre.
In total, the survey was visited over 1,600 times with over 600 of those visits resulting in the
completion of a question or questions and the collection of data (a 37 percent response rate).
An overview of the community engagement program and its results is provided as Attachment B
(Phase 1 -Community Engagement, December 2015). Through the roundtable discussions and
online survey, the community expressed general support for:
• increasing diversification (condos, apartment) along main corridors
• intensifying development along Kingston Road
• protecting stable residential neighbourhoods
• providing more spaces for Pickering's diverse communities
• attracting more employment opportunities
• creating mixed use and walkable neighbourhoods allowing residents to age in place
• keeping countryside, farmland and open space
• increasing the availability of and access to recreational spaces
• encouraging more medical and grocery store options
• reducing traffic congestion and providing more bus routes
The results of the community engagement program were not analysed statistically. However,
they were weighed against the Pickering Official Plan's policy and planning framework for
intensification and embedded characteristics of desirable urban areas. The results of the
consultation was found to be consistent with Plan's current directions of intensification along
corridors, maintaining stable neighbourhoods, and improving the mix of uses, walkability, and
quality of design, as development and redevelopment occurs.
Attachments
A South Pickering Study Area Map
8 Phase1-Community Engagement, December 2015
45
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Appendix I -Attachment A
South Pickering Study Area Map
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Appendix I -Attachment B to
Report PLN 04-16
South Pickering Intensification Study
Phase 1 -Community Engagement
Roundtable Discussions
Interactive Online Survey
December 2015
47
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48
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Table of Contents
Introduction and Overview
Roundtable Discussions
~nteractive Online Survey
Part 1
Part 2
Part 3
About the participants
What We Learned
Next Steps -Phase 2
Contact Us
South Plckering Intensification Study -Phase 1
3
4
6
8
18
29
31
32
33
34
CJ'1 0
Introduction and Overview
The South Pickering Intensification Study is a
phased study that will look beyond the City
Centre and investigate strategic directions for
future growth, development and
intensification opportunities in the remaining
neighbourhoods in South Pickering.
The study is being undertaken in three phases:
Phase 1 -Community Engagement; Phase 2 -
Vision and Strategy; and, Phase 3 -
Implementation.
This report provides an overview of the results
of Phase 1 of the study, and was prepared with
funding assistance from the Province's Places
to Grow Implementation Fund. Community
engagement included roundtable discussions
with a variety of stakeholders, and an
interactive online survey.
South Pickering Intensification Study -Phase 1
South Pickering
Neighbourhoods
1. Rosebank
2. West Shore
3. Bay Ridges
4. Brock Industrial
5. Rougemount
6. Woodlands
7. Dunbarton
8. City Centre
9. Village East
10. Highbush
11. Ambertea
12. Liverpool
13. Brock Ridge
14. Rouge Park
15. Duffin Heights
(.11
.+ Roundtable
Di ssions
We wanted to learn about residents'
experiences in Pickering, and how they
would like to see the City grow.
Over 50 people attended five roundtables
held in early 2015.
The roundtables were organized in small
groups, where the discussions were
facilitated by City staff and Glenn Brown,
an engagement consultant.
People were asked to respond to and
discuss the following:
What brought you to Pickering?
Has the City and your neighbourhoo
met your expectations?
Do you see yourself staying in
Pickering?
What changes would you like to see
in the Cit and your neighbourhood?
South Pickering Intensification Study-Phase 1
D "Pickering is just beginning to seize its
own destiny."
n
Roundtable participant
Sample of the comments received:
"Older people want to stay i n their community and to
do this need more accessible housing and public
transit, and to be nearer a variety of every day
services."
"Communities should be more walkable."
"There should be more places of natural beauty and
entertainment like that found in the Naut ical Village."
"Excellent services are offered by the central library."
"Traffic congestion at major intersections and few
east/west roads make it difficult to safely and
conveniently t ravel across the City by either car or
bus."
"The nearness to water, nature and rural areas is very
important to quality of life."
"A stronger business and industry base is required to
help reduce high taxes and attract employment
opportunities."
"Recreational activities for seniors and youth should
be expanded and dist ributed throughout the City."
4
U1 N
1!1 @I
1 1
11 The community roundtable discussions 11 The input provided on the future of
highlighted a variety of common issues and Pickering was used to develop the online
opportunities. Although the sampling size survey platform to extend and broaden the
was small and can not be considered public consultations.
representative to draw definitive
conclusions, the results provided a
foundation for extended consultations.
11 Participants proposed many interesting and
innovative ideas and concepts about living
and conducting business in and from
Pickering. Participants told their stories
and made suggestions generously. These
consultations were not conducted with a
view toward drawing conclusions or
consensus. It was this quality of story-
telling which minimized debate and
disagreement, and encouraged free
expression and wit.
South Pickering Intensification Study -Phase 1
11 Since the face-to-face groups did not have
significant participation from people under
30, nor from identifiable minority groups,
attention was paid to promoting the online
form to these groups. As a follow up to the
roundtable discussions, notice was
provided using social media, and meetings
were held with local faith groups to solicit
their input and to introduce them to the
online survey.
en
(A)
+ Interactive
Online Surve
An interactive online survey,
conducted May through July 2015,
asked for input on growth and
intensification in South Pickering
outside of the City Centre. Intended
to reach the broader Pickering
community, the survey was available
through the City's website and at
dedicated iPad kiosks located in
public areas of the Civic Complex,
Central Library, and Recreation
Complex.
In total, the survey was visited over
1,600 times with over 600 of those
visits resulting in the completion of
at least one question, resulting in a
37 percent response rate. The
survey findings will be used to design
the Phase 2 work lan.
South Pickering Intensification Study -Phase 1
The Interact ive Online Survey contained 3 key parts:
• In Part 1, partici pants were asked "What needs
attention?"
Participants identified up to 5 priority topics from:
Countryside, Diversity, Housing, Empl oyment, Parks
& Open Space, Services & Shopping, Transportation,
to Urban Design.
• In Part 2, pa rticipants were asked "What should
your neighbourhood look like?"
Participants commented on 25 different i mages.
This report highlights the 5 most liked and the 5
most disliked images.
• In Part 3, participants were asked -"Where should
change occur or not occur?"
Participants pinpointed on a map where specific
changes should be made, or where changes should
not occur. Participants were also encouraged to
provide their comments.
8
(.11
A
Interactive Online Survey
Welcome Screen
To help develop a VIsion for South Ptckertng_ we
are as!<ing the communrty about where and to
what extenl grow'th should occur in Sollih
Pickering_
South Pickering Intensification Study -Phase 1
01
01
Part 1 -''What needs attention?''
South Pickering Intensification Study -Phase 1
(.11
C')
''What needs attention?''
The total number of responses to each topic is illustrated below. Although all
eight of the topics were chosen, the most popular topics were Parks & Open
Space, Transportation, and Urban Design, followed closely by Shopping 8:
Services, and Employment.
1/)
Q)
1/) c
400
300
8. 200
1/)
&
100
0
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South Pickering Intensification Study -Phase 1
-~~ b'
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Countryside
Land Cover (Urban Forestry Study, 2012)
• Canopy Cover
• Impervious Cover
Agricultural Field
Grass
SoH
Water
Agriculture is the 2nd largest primary goods
producing sector in Durham Region
pick-your-own
streams
"ld l"f biro-watching WI I e hamlets forests h. t
sustainable IS ory
ecqsystem farming
moraine If. 'f go mg aqu1 ers
greenbelt hiking Hitag
farm -holid ays '~vetlands
=-= What you told
• "Please keep our countryside as green as
possible ... "
• "Do not destroy the farmlands with more
housino and retail."
• "We should strive to maintain our farmlands
for local food producers."
• "Intensification in South Pickering should be
accomplished with the goal of preserving as
much of the rich farmland and natural space
surroundin it as possible."
• "Kee our rural areas."
South Pickering Intensification Study-Phase 1 10
C1
00
Diversity
Religion (Manifold Data, 2014)
• Christian
• No Affliation
Musllm
Hindu
Other
Knowledge of Official Languages (Statscan 2011)
English 92.A%
English and French 6. 7%
Other languages spoken ...
French 0.04%
Neither 0.8%
Telugu Hun~~~i~~ Ukrain!an
T I G Farsi Tamil aga OQ erman Macedonian
Ru~~ Cantonese Urdu
· Polish 0''!d' Arabic Gujarati
Kore_an Creoles spanish .
Mandann Greek Hindi Thai
Punjabi Italian Sinhalese
---··'
~ What yo·u told .
n
n
n
n
" ... this does not just mean attracting ethnic
minorities ... this means attracting people who
come from a variety of family statuses."
"Pickering is alr'eady this kind of welcoming
cit . "
"Diversity of the population is critical for
sustaining long term growth and creating a
healthy community."
" ... need more spaces available for
communities and ethnic organizations that
r n 'm in r ' "
South Pickering Intensification Study -Phase 1 11
t.TI
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Employment
Employment Lands
Labour Force
Available
Occupied
Future (Seaton)
46% of Plckering resident s aged 24-64 years have a
post -secondary degree or diploma
Major Employers
• Ontario Power Generation-4,500
• Rogers Call Centre -750
• Purdue Pharma Canada -440
• Aspect Retail Logistics -430
• Municipal Property Assessment (MPAC) -350
=-= What you told
• "Bring high paying jobs here. Not retail
·obs."
• "We need more industry to have a better ta
r
n
,,
"We should have more options for families to
work where they live. Less traffic, more
fa mil time."
"Keeping employees in the region should be a
top priority and that would mean attracting
more 'Best in Class' em lo ers to Pickerin . "
South Pickering Intensification Study -Phase 1 12
en 0
Housing
Housing Types (St atscan 2011)
• Singles and Semis
Townhouses
Apartments
Average Housing Price (DRAR 2015)
Durham $438,462
Pickering $533,254
Own
88.6%
(Manifold Data Mining 2014)
Rent
11.4%
=-=
• "Need very good, mixed-use and well planned
neighbourhoods"
• " ... more diversification (condos, apartments)
along main corridors ... would help get more
people in the streets so that small businesses
and restaurants could o en"
• " ... more condo development ... both low and
hi h rise"
• "Rental properties as well as real estate
prices are very high ... would be nice to see
affordable housin "
South Pickering Intensification Study -Phase 1 · 13
a>
Parks & Open
Space
400
300
~ 200
100
0
Parks and Open Space
(RPCSMP 2002)
II_
• Maintained Parkland
• Natural Parkland
City Open Space
Conservation Auth.
School Open Space
Other Open Space
What do parks and open space mean to you?
wetlands skateboarding
hent<: ·----streams
festivals
protection wat~rf~£!:lt play.ground
~ ~~ E~~J'sical wal k1ng
baseball ... _ •
........ ~
environ~o:~~ vaIl e ys
recreation conservation
~ -l"". tt
=-= What you told
•
• "The waterfront has poor access for anyone
• "Why can't the hydro corridors be developed
with biking/walking trails. Riding a bike for
leisure I exercise on Durham roads is
dan erous."
• "Seniors and the disabled need accessible
parks, waterfront trails and picnic areas ... "
• "Intensification in South Pickering must
maintain or increase the availability of
recreational park space for the City's
residents to en· o . "
South Pickering Intensification Study -Phase 1 14
0)
""
Services
Shopping
Major Commercial Centres
• Pickering Town Centre
• SmartCentres Pickering
• the Shops at Picker1ng Ridge
• Walnut Lane
• Amberlea Shopping Centre
• Brock North Plaza
The average after tax household income in
Pickering is $89,539
Occupations-in Sales, Services and other related service sectors
{Statscan NHS -2011) Total Male Female
Health 2;395 465 1,930
Community and government services 5,770 1,905 3,860
Art, culture, recreation and sport 1,830 895 935
Sales and service 10,675 4, 775 5,890
~ What you told
• "Please attract more small businesses instead
of big box centres."
• "There should be more medical and grocer
store o tions in the area."
• "Markets are great, creates a sense o
communit as do small businesses."
• "The shopping we have now is sufficient.
can get anything I want, or need, in
Pickerin . "
Total Labour Force 50,775 25,595 25 175 South Pickering Intensification Study -Phase 1
I
15
en w
Transportation
Mode of Travel (TTS 2o11)
• Driver
• Passenger
Transit
GO Train
Walking /Cycling
Other
In 2011, 43% of trips made during t he morning
peak were from home to work.
2011
1996
Median Trip Length (km)
Trips made by Pickering Residents
Driver Pass. Transit GO Train
6.2 4.4 13.7 29.6
7.8 4.2 4.0 30.4
=-=
What you told
• "Roads are too con ested."
• "Roadways need to be increased to move
v
• "We need traffic calming and some traffic
"
• "More routes for local buses, sidewalks on
Kingston Road between Whites and Liverpool"
• " Public transit needs to be less dependent on
using the GO' station as a hub, and offer more
connections to Toronto, the zoo, and
M r "
South Pickering Intensification Study -Phase 1 16
m
~
Urban Design
Prominent buildjng edges
lha1 define and address
bolh slreet trontages, special
paving. signage. and public art
confribules to the experience of
a Communfiy Core Gateway.
Guidelines help define principles for urban
design. These illustrations are from the
useaton Sustainable Place-Making Guidelines".
,)
~
~ What you told
· • "Our urban areas should be walkable, not just • ,
• "Stop tearing down the wartime homes in
Eastshore and Westshore areas. Builders are
destroying our quaint neighbourhoods."
• "I would Like to see a town square that
pedestrians can get to conveniently, be able
to •stay a while by ·socializing at a variety of
. "
• "Ensure medium and high density
development along transportation corridors ...
rotect low densit nei hbourhoods."
South Pickering Intensification Study -Phase 1 17
en
tJ1
Part 2 -"What should your
neighbourhood look like?"
South Pickering Intensification Study-Phase 1
en en
98.3%
liked or strongly
liked this image
• What you told us ...
"The lakefront is one of the best things about living here."
"A wonderful place to relax, exercise and interact with others."
"Waterfront traits are fun and accessible way for people of all ages to enjoy the
natural beauty of Pickering's waterfront. They should be expanded wherever
possible."
"Love it, but it needs lighting and it should give a feeling of safety and security to
others."
"Yesss! This is what Pickering is about."
"Need spots to si t out of the sun."
"Waterfront trail needs to be shovelled in the winter."
South Pickering Intensification Study -Phase 1
en .....
/ -~ li
~
94.2%
liked or strongly
liked this image
• What you told us ...
"I know we are in t he city, but I like that we still have the 'away from it all f eeL'."
"Now this is what we need to get people out doing walking and biking on beautiful
trails."
"Trails and parks are part of Pickering's identity."
"Protect ing nature and green space is incredibly important to us, it 's why we live here
and why we love it ."
"Altona forest and the Rouge Valley are my favourite places in Pickering."
"Awesome, could use some signs about local wildlife, vegetation, history, benches,
garbage cans , maps and maybe separate bike lane if the trail is used enough."
"We need walking traits and more multi-use trails that can incorporate bikes and
other forms of activity."
South Pickering Intensification Study -Phase 1
en (»
92.7%
liked or strongly
liked this image
• What you told us ...
"Make parks f irst priority in any development."
"Quiet place in the middle of the city."
"Well maintained. Welcoming. Nice to watk around and enjoy surroundings."
"Green space that supports our environment is key to better living and promotes
healthy lifestyles."
" ... an excellent example of integration between civic buildings, a public realm, and
recreational areas."
"Gives an area for people to rest, relax, gather together as a community and
reconnect with nature and themselves."
"Trees, gardens, and welcoming public spaces like this area priceless."
South Pickering Intensification Study -Phase 1
en co
~ -~ " "'
89.1%
liked or strongly
liked t his image
• What you told us ...
"Fantastic blend of small businesses, residences, and public spaces."
"This has character, it aligns to a nautical vision. Proud to live in Pickering."
"We like this area, it has charm and draws people in, stores are unique, not all cookie
cutter chains."
"I like this area of town down by the water. Lots of shops, people can walk, bike, and
play at the beach. Nice restaurant s."
"Proud to take out of town friends there."
"Nice streetscape, as long as this is integrated with multi-storey residential-mixed
uses and mi x of housing types and affordability, t his is a good plan."
"A beautiful area where I li ke to bring my kids to walk and have ice cream."
South Pickering Intensification Study -Phase 1
__,
0
86.4%
liked or strongly
liked this image
• What you told us ...
"Excellent idea having dedicated bike and walking lanes."
"Vehicular transportation has not changed much in the last 40 years, but walking,
cycling and public transportation has been on the rise. Pickering as a city should
adapt."
c "Walking on pathways now can be dangerous."
"Cycling and pedestrian paths separated from automobile roads provide a more
pleasant, healthy and potentially more direct route than sidewalks, and should be
implemented where possible in Pickering."
"More designated biking paths, and do not aHow them to get eroded by housing
developments."
• "Healthier communities, as people want to go out and exercise, its not a chore."
South Pickering Intensification Study -Phase 1
-.j
84.5%
disliked or strongly
disliked this image
• What you told us ...
"I suppose industrial areas are needed, but it's not exactly welcoming looking."
"Too much road and pavement."
"Industry is good for jobs as long as the environmental footprint/impact is not great.
Could also make an attempt at making the area look at little less dingy."
"Commercial buildings need to address the street. The community requires t hat
these be successfully integrated into the community for services and employment."
The area pictured is an industrial one, grey and somewhat barren, which may not
make for an attractive streetscape, but represents the economic backbone and jobs
which are higher paying that most service industry positions in the modern day."
"Roads/infrastructure improvements required to keep up."
South Pickering Intensification Study -Phase 1
-.J
N
77.5%
disliked or strongly
disliked this image
• What you told us ...
"This is a result of not doing it well."
"Intersections of major streets should stand as suitably important destinations in their
own righ t by featuring architecture to that effect."
"The apartment tower to the rear of the photo is an ultra high density "tower in the
park" design, which is in general one which produces poor-quality urban realm and
quality of life ."
"No architectural continuity. Sparse appearance."
"Cold, looks like a place I'd be afraid to walk at night."
[ "Too much concrete"
"Poor use of space."
South Pickering Intensification Study -Phase 1
__,
(..o.)
72.4%
disliked or strongly
disliked t his image
• What you told us ...
"Aesthetically unappealing."
"This picture is not welcoming. Cars appear the only option for getting around."
" ... single-storey development with no facade on the pedestrian entrance is
unattractive and impractical."
"I would prefer t hat the streetscape be improved by plants and that buildings li ke t his
be required to incorporate at least another storey of offices or apartments."
"This is not an inviting place to walk/shop."
"This image contains a wide, automobile-focused road, with very narrow sidewalks,
along with a drug store that fronts onto what is li kely a parking lot to the right of the
photographer, with a solid concrete wall facing the street and the public realm.
Together, these combine for a suburban-feeling and less-than-walkable community."
South Pickering Intensification Study -Phase 1
-..1 ~
71.2%
disliked or strongly
disliked this image
• What you told us ...
"The parking lot is the focus here. There is a large space that could be used better."
[ "We do need parking but could it not look any better though."
"This sharp contrast in densities promotes automobile use, hinders walkability, and
makes for low~r-quality urban realm than could be achieved with mid-rise, mixed-use
communities."
"More accessible housing is necessary in Pickering and appropriate parking
underground as possible so as not to use green space that can be developed for parks
and recreational activities."
"Redevelopment with underground parking .is better, above-ground should be
parkland, retail, other uses ... "
"Parking should be multi-level to reduce commercial footprint."
South Pickering lntensiffcation Study -Phase 1
.......
(.11
64.9%
disliked or strongly
disliked t his image
• What you told us ...
"Too big and too high -maximum height should be 7 storeys."
"Resist the suburban buildi ng si t e plan layout and adap t an urban street edge."
"Need more apart ments ... but they don't have to look ugly."
'~Not everyone wants or needs a h_ouse . Condos offer a good alternative, and let an
aging populat ion stay in t he area."
c "Very much support high density housing, but there are more aesthet ically pleasing
means to this end."
"Provide t he density in smaller floor plates with taller buildings."
"Too many units and t oo high ... not pleasing to the eye."
South Pickering Intensification Study -Phase 1
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At the conclusion of the survey, participants were asked their age and the length of time that
they have been a City resident. Although this was not a mandatory question, the results
generally reflect the community's current demographics with respect to age and length of
residency.
ow old are you?
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What we learned
From our Phase 1 consultations, we learned that:
• All 8 topic areas (diversity, countryside, housing, parks & open space, shopping &
services, transportation, urban design, and employment) need to be considered in
developing a vision for South Pickering.
• High-order architectural design, with an emphasis on pedestrian orient~tion and human
scale is desired.
• Intensification opportunities should be focused toward key corridors and nodes, and in
particular Kingston Road, while maintaining and preserving the character of established
neighbourhoods.
• Improved infrastructure, parks and open space are necessary to support future growth
and development.
• Given the high level of interest and participation in Phase 1, consultation and community
engagement, through a variety of forms, should continue throughout future phases of
the study.
South Pickering Intensification Study -Phase 1
00 0
The aim of Phase 2 of the South Pickering Intensification Study is to develop a new vision
and strategy for the intensification of Kingston Road. Through Phase 2 of the study, staff's
efforts will focus on:
11 Creating a collaborative, working partnership with individual landowners along the
Kingston Road Corridor, and an open, engaging relationship with the abutting community.
11 Developing a new vision and strategy for the intensification of the Kingston Road
Corridor, integrating the development interests of landowners along the corridor, while
being sensitive to adjacent neighbourhoods.
11 Developing conceptual strategies, illustrating built forms, streetscapes and land use
patterns that exhibit high quality urban design and contribute to placemaking.
11 Preparing draft site concepts and design guidelines, and identifying key standards to be
included in the zoning by-law for the corridor.
South Pickering Intensification Study -Phase 1
00
Contact Us
If you have any questions or comments related to the South Pickering Intensification Study,
please contact:
Deborah Wylie
Principal Planner, Policy
905.420.4617 ext. 2195
dwylie@pickering.ca
South Pickering Intensification Study -Phase 1
Jeff Brooks
Manager, Policy & Geomatics
905.420.4617 ext. 2130
jbrooks®pickering.ca
82
Appendix II to
Report PLN 04-16
South Pickering Intensification Study
Background Report-Pickering Official Plan Evaluation
February 2016
South Pickering Intensification Study
Background Report-Pickering Official Plan Evaluation
February 2016
1. Overview
The City is in the final stage of completing its Growth Plan Strategy which examines growth
and development opportunities within the City's urban systems. Past efforts concentrated on
intensification opportunities in the City Centre. The next stage focuses on intensification
opportunities in the South Pickering urban area, outside the City Centre (see South Pickering
Study Area Map, Attachment A). To ensure that the Strategy meets the objectives of the
Province and the Region, this report examines how well the Pickering Official Plan has
performed, in terms of:
• the continued validity of the plan's policy framework, in relation to the Provincial Growth
Plan and Regional Official Plan
• the ability of the plan to accommodate the population and growth forecasted by the Region
2. Background
The responsibility for long-term planning in Ontario is shared between the Province and
municipalities. The framework for planning is set out through the Planning Act, the 2014
Provincial Policy Statement, and a hierarchy of provincial and municipal plans.
Provincial
Growth
Plan
Durham
Regional
Official
Plan
Pickering
Official
Plan
Each of the plans must be read in concert. From an urban system perspective, the Provincial
Growth Plan provides a broad vision and high level policy direction for growth and
development. This broad vision and policy framework is further detailed through the Regional
Official Plan, which in turn is further detailed in the Pickering Official Plan. Where new growth
and development is proposed, such development must conform to all three plans.
Provincial Growth Plan
In 2006, the Province introduced the Growth Plan for the Greater Golden Horseshoe, to
identify where and how growth should occur. The Growth Plan provides a vision for building
stronger, more prosperous communities, with the aim of:
• sustaining a robust economy
• building complete and strong communities that use land, resources and existing
infrastructure efficiently, with amenities and community infrastructure to support a good
quality of life
• promoting a healthy environment and a culture of conservation
1 83
84
The Growth Plan establishes a set of policies to guide decisions on a range of matters
including: land-use planning; urban form; housing; transportation and infrastructure planning;
natural heritage and resource protection.
Durham Regional Official Plan
To address the Provincial Growth Plan, the Region initiated the "Growing Durham" study in
2007. This study provided a comprehensive analysis of the demographic, policy,
environmental and general infrastructure implications of growth within the Region. The
analyses formed the basis for the development of alternative growth scenarios and a
recommended preferred solution for Durham. The recommended growth scenario formed the
basis for Regional Official Plan Amendment (ROPA) 128, which was adopted by Regional
Council on June 3, 2009, and approved by the Ontario Municipal Board in December 2012.
ROPA 128 establishes the Region's vision for growth to 2031, creating healthy, complete, and
sustainable communities. The Amendment provides a policy framework for allocating
population and employment forecasts, meeting density targets, and identifying urban land
needs.
Pickering Official Plan
Following the adoption of ROPA 128 by Regional Council In 2009, the City initiated a Growth
Strategy Program to implement the objectives of the Provincial Growth Plan and Durham
Regional Official Plan within the South Pickering urban area. The South Pickering urban area
is bounded by the C.P. (Belleville) rail line to the north, Lake Ontario to the south, the Town of
Ajax to the east and the City of Toronto to the west. The City's program is being conducted in
two stages.
The first stage of the Growth Strategy Program concentrated on the Urban Growth Centre
(City Centre) in the heart of the South Pickering urban area. On March 4, 2015, the Ontario
Municipal Board approved Amendment 26 for the City Centre. Amendment 26 added new
policies and changed existing policies to the Pickering Official Plan to create a framework for
the redevelopment and intensification of the City Centre and identified the required
infrastructure improvements and transportation connections within and from the City Centre in
support of anticipated population and employment growth.
The next stage of the Growth Strategy Program focuses on intensification of the remaining
lands in the South Pickering urban area.
3. The Policy Framework of the Pickering Official Plan
The Pickering Official Plan lays a "foundation" for building a good community. As a
foundation, the plan provides a vision of the City, identifies how the vision can be reached,
and provides a holistic view of Pickering, acknowledging that the whole is greater than the
sum of the parts. The plan is built on three distinct, yet interrelated systems: an ecological
system, an urban system and a rural system.
2
The Growth Strategy Program focuses on the City's urban system, and in particular the South
Pickering urban area. The Official Plan provides a policy framework for growth and
intensification within the City's urban systems, based on the following key principles, which:
• encourage a variety of uses in close proximity to one another through a well-designed,
compact urban form
o make efficient use of infrastructure, land and services, and facilitate local economic and
social interactions between people
• increase overall the number and variety of housing, employment, educational, cultural,
recreational, and other opportunities and experiences within the urban area
• direct new residents, jobs and activities to areas where adequate amenities, services and
facilities either exist or will be provided
o encourage the integration of people of varied backgrounds, cultures and lifestyles into the
urban system
• encourage alternatives to the private automobile for moving around and through the urban
area
• improve the physical design of neighbourhoods, streets and the public realm, making them
safer, more attractive, more comfortable, more human in scale, and more respectful of
cultural and natural heritage
These key principles were entrenched in the City's Official Plan prior to the implementation of
the Provincial Growth Plan and the adoption of ROPA 128. In support of these key principles,
the plan designates a balance of Mixed-Use Areas (nodes and corridors) and Urban
Residential Areas, interlaced with Employment Areas and an Open Space System. The intent
of the plan is to provide a wide variety of opportunities to live, work and play, while
recognizing that "neighbourhoods are the backbone of the urban system". While the City will
continue to grow, such intensification opportunities must "endeavor to maintain the different
identities and character of its neighbourhoods as they evolve over time".
To better understand whether the policy framework within the plan is still valid, a review was
undertaken to determine policy deficiencies and gaps. This review included a comparison of
how the City's Official Plan policies correspond to key directions of:
• the Provincial Growth Plan Requirements (see Table 1, Attachment B)
• the Regional Official Plan Requirements (see Table 2, Attachment C)
The review revealed that only minor policy refinements are necessary to: incorporate
population targets to 2031; adjust minimum density and floor space index targets to ensure
appropriate intensification; and, housekeeping amendments to address new terms and
definitions. However, there will be a need to update supporting design guidelines and zoning
provisions to identify the type and scale of development required for intensification areas
outside of the City Centre.
4. Accommodating Future Growth in South Pickering
The Provincial Growth Plan establishes population targets for each of the upper and single tier
municipalities within the Greater Golden Horseshoe. Within Durham, these targets are further
distributed to each of the lower tier municipalities, through the policies and provisions of the
Regional Official Plan.
3 85
86
To address conformity to the Provincial Growth Plan the Region completed the Growing
Durham Study and adopted ROPA 128, which incorporated population targets for the City.
Through the Growing Durham Study it was concluded that South Pickering should
accommodate 120,000 persons by 2031.
On a regular basis, the City undertakes a Detailed 20 Year Population Forecast to monitor
and assess the rate of residential growth in the City. The forecast is based on an assessment
of current growth rates and the implementation of known development applications or
proposals. Based on past growth trends, the most recent Detailed 20 Year Population
Forecast indicates that the South Pickering urban area will grow from 85,737 to 99,494
persons by 2031.
However, this recent forecast did not allocate all of the potential development proposals within
the 2031 time horizon.· An additional 5,094 potential units or 14,263 persons were not
allocated, which would increase the total potential 2031 population for South Pickering to
116,861 persons, as illustrated in Table 3. While the City recently adopted Amendment 26,
which significantly increased potential growth and intensification within the City Centre, the
City's most recent forecast now includes potential growth and redevelopment of several key
sites:
• along the Kingston Road corridor
• within the Specialty Retail Node at Brock Road south of Kingston Road
• within the Community Nodes located at Whites Road and Strouds Lane
• within the Community Node located at Brock Road and Dellbrook Avenue
Future intensification in these locations is consistent with the City's Official Plan which
"promotes Kingston Road as the City's mainstreet", and acknowledges that outside of the City
Centre, Specialty Retail Nodes, Community Nodes and Mixed Corridors are to be developed
at higher densities. As a result, the potential 2031 population identified in the City's most
recent Detailed 20 Year Population Forecast, is within 3.3 percent of the Region's population
target of 120,000 persons in 2031 as illustrated in Table 3. The Detailed 20 Year Population
Forecast is posted on the City's website.
Table 3 -Comparison of Growing Durham Targets and the City of Pickering Detailed 20
Year Population Forecast for South Pickering
Trend
Trend plus further Growing Durham
Year intensification
Units Population Units Population Units Population
2015 29,104 85,712 29,104 85,712 29,104 85,712
2031 36,642 99,494 41,736 116,861 43,177 120,896
5. Recent Growth Trends
Prior to 2006, the predominant form of residential development was single and
semi-dwellings, leaning toward the lower end of the density range. However, over the past
ten years, the City has received a number of development applications that push toward the
top end or have exceeded the density ranges of the City's Official Plan, as illustrated in
Table 4.
4
Table 4-Residential Density of Recent Development Applications
Year of Applicant & Site Address Official Plan Approved/Proposed
Application Density Range Density
Canadian Natural Power Inc. A maximum 55 units per net
19-0ct-06 526 Kingston Road residential density of hectare
55 units per hectare
S. R. & R. Bay Ridges Ltd. Density range of over 120 units per net
Part of Block Y Plan 16 30 and up to and hectare
The subject lands are located including 140
3-Nov-08 at the southeast corner of the dwelling units per
intersection of Bayly Street hectare for
and St. Martins Drive development within a
Mixed Use Area -
Mixed Corridors Area
S. R. & R .. Bay Ridges Ltd. Density range of over Official Plan
and S. R. & R. Bay Ridges 30 units up to and Amendment
(Plaza II) Ltd. including 140 units approved to increase
2-Mar-09 The subject lands are located per net hectare density to 225 units
at the southeast corner of the per hectare
intersection of Bayly Street
and St. Martins Drive
Mattamy (Brock Road) Density range of over 84 units per hectare
Limited 30 units up to and
Part Lots 17 & 18, including 140 units
Concession 3 -the subject per net hectare
5-Dec-11 lands are located on the east
side of Brock Road, north of
the Mount Pleasant
Cemetery, in the Duffin
Heights Neighbourhood
Cambridge Centre Village Inc. Density range of over Official Plan
1473, 1475 & 1485 Whites 30 units up to and Amendment
Road including 140 units approved to increase
4-Sep-12 Pine Ridge Tower Limited per net hectare density to 228 units
(formerly Cambridge Centre per net hectare
Village Inc.)
Averton (Block Three) Ltd. Density range of over 140 units per net
Beaverbrook (Block Two) Ltd. 30 units up to and hectare
13-Jan-14 Beaverbrook (Brock) Ltd. including 140 units
2725, 2705 and 2695 Brock per net hectare
Road
Grand Communities 55 units per net 46 units per net
2-Mar-15 (Pickering) Corporation hectare hectare
356 & 364 Kingston Road
Duffin's Point Inc. Density range of over 130 units per net
14-Sep-15 2460 and 24 70 Brock Road 30 units up to and hectare
including 140 units
per net hectare
5 87
88
This growth trend appears to be continuing, particularly in the mixed corridors, with
townhouses and apartments replacing single and semi-detached dwellings as the preferred
residential form. It is anticipated that this trend will continue as South Pickering matures,
enabling higher levels of intensification within the corridors, and an increase in population,
meeting the Region's target.
6. Conclusion
The framework of the Pickering Official Plan remains relevant. Given recent growth trends,
the Pickering Official Plan can accommodate the population and growth forecasted by the
Region within the 2031 timeframe. Although only minor policy changes to the Pickering
Official Plan are required to meet the objectives of the Provincial Growth Plan and the
Regional Official Plan, further work is necessary to ensure land is "development ready" for
future growth and intensification.
Given the significance of Kingston Road as the City's mainstreet, and the recent addition of
Bus Rapid Transit, the Kingston Road Corridor is the priority location to focus resources on
enabling appropriate intensification. While the Official Plan policies for the Corridor are
generally appropriate, the City's design guidelines and zoning for the Corridor will need to be
updated to ensure the appropriate scale and form of development can be achieved.
Attachments
A
B
c
South Pickering Study Area Map
Table 1 -Provincial Growth Plan Requirements
Table 2 -Regional Official Plan Requirements
6
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Appendix II -Attachment A
South Pickering Study Area Map
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90
Appendix II -Attachment 8 to
Report PLN 04-16
Table 1 -Provincial Growth Plan Requirements
c.o
Table 1 -Provincial Growth Plan Requirements
mumcipalities will develop and implement through their
official plans and other supporting documents, a strategy and
policies to phase in and achieve intensification and the
intensification target. This strategy and policies will -
a. be based on the growth forecasts contained in Schedule 3, as Growth Plan objective met. Area municipal targets were
allocated to lower-tier municipalities in accordance with policy allocated by the Region through Amendment 128 to the
5.4.2.2 Regional Official Plan.
b. encourage intensification generally throughout the built-up area jGrowth Plan objective met. The City's Official Plan offers
targets for infill, intensification and redevelopment
throughout the South Pickering Urban Area (6.5).
c. identify intensification areas to support achievement of the
intensification target
d. incorporate the built boundary delineated in accordance with
Policy 2.2.3.5
e. recognize urban growth centres, intensification corridors and
major transit station areas as a key focus for development to
accommodate intensification
Page 1
Growth Plan objective met. The City's Official Plan offers
targets for infill, intensification and redevelopment
throughout the South Pickering Urban Area (6.5).
Growth Plan objective met. Built boundary has been
delineated in the Regional Official Plan through Amendment
128 to the Regional Official Plan.
Growth Plan objective met. In recognition of the City
Centre as an urban growth centre, Amendment 26 to the
Pickering Official Plan was approved. The Pickering GO
Station, which is a major transit station area is located
within the City Centre. Mixed corridors have been identified
in the Pickering Official Plan along Kingston Road, Brock
Road, Bayly Street, Finch Avenue, and Whites Road.
These locations offer opportunities for future intensification.
(0
N
f. facilitate and promote intensification
g. identify the appropriate type and scale of development in
intensification areas
h. include density targets for urban growth centres where
applicable, and minimum density targets for other intensification
areas consistent with the planned transit service levels, and any
transit-supportive land-use guidelines established by the
Government of Ontario
i. plan for a range and mix of housing, taking into account
affordable housing needs
Growth Plan objective met. The City's Official Plan offers
targets for infill, intensification and redevelopment
throughout the South Pickering Urban Area (6.5)
Growth Plan objective met. The City's Official Plan
identifies an array of development opportunities, in both
type and scale.
Growth Plan objective met. The City's Official Plan offers
a range of targets for low medium and high density
development (table 1 0).
Growth Plan objective met. The City's Official Plan
contains polcies promoting a range of housing (2.7, 3.9 and
6.1 ), affordable and special needs housing po,licies (6.4 ),
and policies addressing housing mix and supply (6.3).
j. encourage the creation of secondary suites throughout the built-~ Regional Plan objective met. The Pickering Official Plan
up area. refers to accessory apartments as opposed to secondary
suites.
2.2.3.7 All intensification areas will be planned and designed to-
a. cumulatively attract a significant portion of population and
employment growth
b. provide a diverse and compatible mix of land uses, including
residential and employment uses, to support vibrant
neighbourhoods
Page 2
Population targets in table 1 need to be adjusted to
reflect 2031 timeframe. Employment forecasts will be
undertaken through a separate exercise.
Growth Plan objective met. Schedule 1 -land use
structure of the City's Official Plan illustrates a diverse and
compatible mix of land uses.
(0 w
c. provide high quality public open spaces with site design and
urban design standards that create attractive and vibrant places
d. support transit, walking and cycling for everyday activities
e. generally achieve higher densities than the surrounding areas
Growth Plan objective met . The City's Official Plan
contains policies for community design in Chapter 9 and for
detailed design consideration in Chapter 13, including
provisions for the design of public spaces and community
image. Amendment 26 also introduced policies for design
in the City Centre in Chapter 11 .
Growth Plan objective met. The City's Official Plan
contains policies in Chapter 4 which support transit, walking
and cycling for everyday activities.
Growth Plan objective met. The City's Official Plan
contains density targets for nodes and corridors (Table 6),
which are the primary location for intensification.
f. achieve an appropriate transition of built form to adjacent areas.jGrowth Plan objective generally met. The City's Official
Plan contains FSI targets for nodes and corridors (table 6),
which help to ensure an appropriate transition of built form.
However, further policy refinements to be investigated in
relation to City's built form and FSI targets in nodes and
corridors, and in particular the Kingston Road corridor.
Page 3
94
Appendix II -Attachment C to
Report PLN 04-16
Table 2-Durham Regional Official Plan Requirements
c.o
CJ1
Table 2 -Durham Regional Official Plan Requirements
Economic Development
3.3.8 To achieve greater diversification of the Reg1on·s econom1c
base, Regional Council shall in cooperation with area municipal
Councils:
a) prepare and implement Tourist Development Strategies in
cooperation with the industry
b) promote Urban Growth Centres, Regional Centres and
Corridors as attractive locations for major offices
c) support and promote the rejuvenation, redevelopment and
renewal of Urban Growth Centres, Regional Centres and
Corridors, regeneration areas and brownfield sites
Page 1
Regional Plan objective met. The City works with
Durham Tourism to promote opportunities within
Pickering. Recently the City completed a Cultural
Strategic Plan for the City, which recommends promoting
the City's various cultural resources.
Regional Plan objective met.The Pickering Official Plan
designates a hierarchy of nodes (centres) and corridors
which provides for a mix of uses including offices (table
5). Amendment 26 to the plan specifically addresses the
Downtown Pickering Growth Centre (City Centre).
Regional Plan objective met. Amendment 26 addresses
the redevelopment of the Downtown Pickering Growth
Centre (City Centre). The purpose of Amendment 26 was
to add new policies and change existing policies to the
Pickering Official Plan to create a framework for the
redevelopment and intensification of the City Centre and
to identify required infrastructure improvements and
transportation connections within and from the City
Centre in support of anticipated population and
employment growth.
t.O en
d) promote the beautification of development along major
transportation corridors, in particular, the redevelopment and
intensification of existing Employment Area~ abutting Highway
401
e) ensure the provision of housin!~ with a variety of types, sizes
and tenure in Urban Areas, to meet the needs of a diversified
labour force
f) participate in joint efforts with the Region's educational
institutions, such as the University of Ontario Institute of
Technology, Durham College, Boards of Education and with the
business community to provide programs designed to train and
retrain the Region's labour force
g) encourage and support job opportunities in the agricultural
sector for future generations
3.3.11 In the preparation of area municipal official plans, Councils
of the area municipalities shall ensure the inclusion of policies and
designations to implement the intent of this Plan and the provisions
of this Section, particularly Policy 3.3.8.
Page 2
Regional Plan objective met. Beautification is achieved
through good urban design. The Pickering Official Plan
contains Community Design policies (chapter 9) and
Detailed Design Considerations (chapter 13). In addition,
future intensification and redevelopment along the
Highway 401 corridor in the City Centre, will be guided by
the policies of Amendment 26 and the City Centre Urban
Design Guidelines.
Regional Plan objective met. The City's Official Plan
contains polcies promoting a range of housing (2.7, 3.9
and 6.1 ), affordable and special needs housing policies
(6.4), and policies addressing housing mix and supply
Regional Plan objective met. In 2012, Durham College
opened the Pickering Learing Site. Additionally, Section
2.14c iii. of the Pickering Official Plan addresses the
adoption of appropriate measures, incentives and
controls to ensure the community reserves lands for a
future university and/or Durham College campus if such
lands not already identified elsewhere in the City.
Regional Plan objective met. Ongoing objective of the
Economic Development section of City Development.
Regional Plan objective met. See response to section
3.3.8 above.
1.0 -.J
preparation of area municipal official plans, Cou
the area municipalities shall ensure the inclusion of policies and
designations to implement the intent of the Plan and the provisions
of this Section and the following:
a) policies and implementation procedures required to meet the
objectives of the Provincial Policy Statement and this Plan,
particularly with respect to housing types, density, intensification
and affordability
b) policies for higher density, mixed use development in Regional
and locals Centres and Corridors
c) maximum unit sizes
Regional Plan objective met. The Pickering Official Plan
addressses housing mix and supply (6.3), intensification,
infilling and redevelopment (6.5), affordability (6.4 ), and
density (Tables 6 and 1 0).
Regional Plan objective met, but may require
refinement to meet growth objectives. The plan
includes density provisions for nodes and corridors within
the City (Table 6). However, the minimum density range
may require refinement once a design exercise is
undertaken for development opportunities in strategic
locations in South Pickering urban area.
Unit sizes are prescribed through zoning.
d) policies to permit the conversion of single detached dwellings 'Regional Plan objective met. The Pickering Official Plan
into multiple units in Urban Areas has provisions for accessory apartments (6.4 e)
e) policies to preserve, improve, rehabilitate or redevelop older
residential areas, which are in keeping with the cultural heritage
resource policies of this Plan and the respective area municipal
official plans
Page 3
Regional Plan objective met. This matter is addressed
in the Cultural Heritage section of the official plan and in
particular through the cultural heritage obejctives (8.2).
Additionally, the Pickering Official Plan contains policies
addessing community improvement areas (15.32).
(0 co
f) policies which permit, subject to appropriate criteria and
conditions, granny flats/garden suites as a temporary use through
mechanisms such as temporary use by-laws and/or site plan
control. However, within the Oak Ridges Moraine, granny
flats/garden suites are only permitted in the Uxbridge Urban Area
and in hamlets as designated on Schedule 'A'-Regional
Regional Structure
7.3.9 Urban Areas shall be planned to achieve the
management objectives on a Region-wide basis:
a) by 2015, and each year thereafter, accommodate a minimum
40 percent of all residential development occurring annually
through intensification within built-up areas in accordance with
Schedule 'E'-Table 'E9'
Page 4
Regional Plan objective met. The Pickering Official Plan
has provisions for garden suites (6.4 e).
Regional Plan policy addressed through the Region
of Durham's growth exercise, and the collective
implementation of the target by the area
municipalities. This is a region-wide objective/target.
The City of Pickering has been restricted in its growth to
primarily intensification within its built up urban boundary.
However, the focus will shift in Pickering as the
development of the Seaton urban area moves forward. In
2015, approximately 96 percent of the City's growth
occured in the bui
c.c c.c
b) develop greenfield areas with an overall gross density of 50
residents and jobs combined per hectare. The Region will work
with its area municipalities through their area municipal official
plan conformity exercises to develop area specific targets for
Living Areas and Employment Areas that together and Region-
wide achieve the minimum overall gross density of 50 residents
and jobs combined per hectare. The Region may include these
area specific targets through a future amendment(s) to this Plan
c) accommodate a minimum 50 percent of all forecast
employment in designated Employment Areas.
7 .3.12 The Region may consider amendments to an area
municipal official plan to designate a supply of land for
development up to the time frame of this Plan, including expansion
to urban area boundaries, provided that the amendment:
Regional Plan objective met. The Seaton urban area is
addressed through the approval of Amendment 22, which
aims toward this gross density objective.
Future study required. The South Pickering
Intensification Study is focussed on residential
requirements. Designated employment lands and
employment forecasts will be addressed through a
separate study.
Regional Plan objective met. Amendment 22 (Seaton)
has been approved and was undertaken as part of the
City's Official Plan review. Further expansion to the
Pickering Urban Area will only be contemplated once the
. . . ongoing Duffins Creek and Carruthers Creek Watershed a) 1s only undertaken as part of a comprehensive rev1ew of the PI d t h b 1 t d d t . . . . an up a es ave een comp e e an an assessmen
area mumclpal official plan of the rate of growth in Seaton has been undertaken, in
b) is supported by an analysis which evaluates and demonstrates accordance with section 7.3.11 p of the Regional Official
the need for designating the additional lands, which shall address Plan.
how the area municipality is achieving or plans to achieve, the
growth management objectives of Policy 7.3.9
c) recognizes phasing of development in accordance with the
Region's 20-year servicing plan
Page 5
0
0
d) includes a phasing strategy for the urban area through
secondary plans in greenfield areas and an intensification
strategy in built-up areas
e) is supported by an analysis evaluating how the forecasts and
policies of both the area municipal official plan and· this Plan will
be achieved, particularly those matters outlined in Policy 7.3.11
including housing unit allocation
f) takes into consideration the implementation of a watershed
plan. The area municipality shall consult with the Region and
appropriate Conservation Authority to determine if any updates
are required to an existing watershed plan
g) ensures that where possible, expansions to urban area
boundaries are contiguous to an existing urban area and do not
extend beyond the Urban Area boundary included on Sc.hedule 'A'
-Regional Structure to this Plan
h) takes into consideration the extent of existing Major Open
Space designations in accordance with Policy 15.4 and the
relevant policies of Section 2 to determine the extent of lands that
may be considered for development and be designated
7.3.17 Area municipal intensification strategies shall be based on
the following:
a) the growth management objectives ofPolicy 7.3.9
Page 6
Regional Plan objective met. See response to section
7.3.9 of the Regional Official Plan above.
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b) intensification in appropriate locations throughout the built-up
area
c) the identification of intensification areas
d) the recognition of Urban Growth Centres, Regional and Local
Centres, Corridors, Waterfront Places and Transportation Hubs
and Commuter Stations as the key focus for intensification
Page 7
Reegional Plan objective met. Intensification areas
were identified through the 2010 Growth Strategy
Program. Through the South Pickering Intensification
Study zoning and design guidelines will be developed.
Reegional Plan objective met. Intensification areas
were identified through the 2010 Growth Strategy
Program, which correspond to the mixed use areas
designated within the plan.
Regional Plan objective met. Amendment 26 addressed
the Downtown Pickering Growth Centre. Regional and
Local Centres and Corridors are identified within the
Official Plan (nodes and corridors). The GO station is
reflected on the City's Official Plan transportation
schedule. A Marina Areas designation is identified in the
location of the waterfront place at Frenchmans Bay. In
addtion, the Bay Ridges Neigbourhood Map identifies a
historic village and lands for which council has adopted
development guidelines.
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e) the identification of the appropriate scale of development in
intensification areas
Policy to be further investigated in relation to City's
nodes and cooridors, and in particular the Kingston
Road corridor. Intensification opportunities are
predominantly located in the City's nodes and corridors.
Table 5 provides a description of permitted uses and the
scale and intensity of development. The plan also
includes density and FSI provisions for nodes and
corridors within the City (Table 6). Through the next
phase of the South Pickering Intensification Study, the
design exercise may lead to changes to lower limit of the
density range and the FSI provisions.
f) the provision of a range and mix of housing, taking into account I Regional Plan objective met. The Pickering Official Plan
affordable housing needs addressses housing mix and supply (6.3) and affordability
(6.4 ).
g) the permission of secondary suites
h) the provision of a diverse and compatible mix of land uses, to
support vibrant neighbourhoods, providing high quality public
open spaces with site design and urban design standards that
create attractive and vibrant places, support transit, walking and
cycling and achieve an appropriate transition to adjacent areas
Page 8
Regional Plan objective met. The Pickering Official
Plan refers to accessory apartments as opposed to
secondary suites.
Regional Plan objective met. The Community Design
chapter (chapter 9) and Detailed Design Considerations
chapter (chapter 13) of the Pickering Official Plan is
consistent with this Regional Plan provision. In additon,
the Pickering Official Plan is complemented by a series of
compendium documents and urban design guidelines
which support these objectives.
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Despite the intensification objectives herein, new or intensified
development shall only be permitted in accordance with approved
Floodplain Special Policy Area provisions in an area municipal
official plan.
7.3.15 Secondary plan areas shall be substantially developed to
their planned capacity (i.e. generally 75 percent of the residential
land area which is available for development) prior to the approval
of development in adjacent secondary plan areas that are prepared
in accordance with Policy 7.3.14.
7.3.18 Area municipal official plans shall contain detailed phasing
policies taking into consideration Policy 7.3.15 and in consultation
with the Region, set out short-term implementation strategies to
provide for adequate land, infrastructure and public facilities. over a
minimum of 5 years, which encourage maximum utilization of
existing infrastructure and development and redevelopment
opportunities, prior to permitting development in greenfield areas of
planned and developed with regard for
principles of adaptability over time, sustainable development,
harmony with nature and diversity and integration of structures and
functions. In addition, the planning and development of Urban
Areas shall be based on the following principles:
Page 9
Regional Plan objective met. Flood plain special policy
areas are addressed in section 10.20 of the Pickering
Official Plan.
Regional Plan objective met. Section 11.72, 11.73 and
11.74 of the Pickering Official Plan outline the preparation
and implementation of neighbourhood plans and their
associated phasing for Seaton.
Regional Plan objective met. Section 11. 72, 11.73 and
11.7 4 of the Pickering Official Plan outline the preparation
and implementation of neighbourhood plans and their
associated phasing for Seaton.
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a) a more compact urban form which promotes transit-supportive
Urban Areas and accommodates the population and employment
forecasts in Policy 7.3.3
b) a mixture of uses in appropriate locations, with particular
consideration given to Centres and Corridors
c) intensification, with particular regard to Policies 4.3.2, 7.3.9
and 88.2.4 d)
d) good urban design principles
e) increased public transit usage
Page 10
Population targets in the Plan need to be updated.
The Pickering Official Plan includes provisions which
ensure transportation, land use and community design
plans and actions complement each other (4.3). The
targets provided in Table 1 need to be updated and
extended to 2031 .
Policy to be further investigated in relation to City's
nodes and cooridors, and in particular the Kingston
Road corridor. Intensification opportunities are
predominantly located in the City's nodes and corridors.
Table 5 provides a description of permitted uses and the
scale and intensity of development. The plan also
includes density and FSI provisions for nodes and
corridors within the City (Table 6). Through the next
phase of the South Pickering Intensification Study, the
design exercise may lead to changes to lower limit of the
density range and the FSI provisions.
Regional Plan objective met. See response to Regional
Plan policy 7.3.9 and 88.2.4 d).
Regional Plan objective met. The Urb.an System section
of the Pickering Official Plan, the urban goals (2.6) and
urban system policy (2.7) address good urban design.
Regional Plan objective met. The Pickering Official Plan
contains provisions on integrated transportation systems
(4.4) and transit (4.6).
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f) linkages for pedestrians and cyclists which link communities
internally and externally and to the public transit system;
g) a grid system of arterial roads, and collector roads, where
necessary, to provide for a transit-supportive road pattern while
recognizing environmental constraints
8.3.1 0 In the preparation of area municipal official plans, Councils
of the area municipalities shall ensure the inclusion of:
a) policies and designations to implement the intent of this Plan
and the provisions of this Section, and particularly Policy 8.2.1
b) a variety of mixed uses and intensification
Page 11
Regional Plan objective met. The Pickering Official Plan
contains provisions for sidewalks, walkways, trails and
bikeways (4.7) and priority pedestrian and cyclist
connections (4.9).
Regional Plan objective met. The plan contains
provisions for integrating transportation systems (4.4.)
and optimizing the use of infrastructure (4.5)
Regional Plan objective met. Designations for
Pickering's urban system are in place to address Living
Areas, Employment Areas, Major Open Space Areas,
Freeways and Major Utilities and Transportation Systems.
Policies have been developed to address in particular
policy 8.2.1 of the Regional Official Plan -see response
above.
Regional Plan objective met. Intensification
opportunities are predominantly located in the City's
nodes and corridors. Table 5 provides a description of
permitted uses and the mix, scale and intensity of
development. The plan also includes density and FSI
provisions for nodes and corridors within the City (Table
6).
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c) urban design guidelines and solutions
d) policies to promote transit-supportive development forms and
patterns
Centres, Corridors and Waterfront Places
4 In the preparation of area municipal official plans, the area
municipalities shall include the following:
a) policies and designations to implement the intent of this Plan
and provisions of this Section, particularly Policies 7.3.9, 8A.1.2,
8A.1.5 and 8A.2.12;
Page 12
Regional Plan objective met. The Pickering Official Plan
contains provisions for Community Design (chapter 9)
and Detailed Design Considerations (chapter 13) and is
complemented by a series of compendium documents
and urban design guidelines which support these
objectives.
Regional Plan objective met. The principles associated
with transit supportive development are captured within
the Community Design chapter (chapter 9 and in
particular 9.2 d) and the Detailed Design section (chapter
13) of the Pickering Official Plan .
Regional Plan objective met. The Pickering Official Plan
contains policies and designations addressing Mixed Use
as (3.6, tables 4-6, and Schedule 1 Land Use
Structure).
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b) boundaries, as well as land use designations, of all Centres
and Waterfront Places
c) a network of walkways, civic squares and parks
d) requirements for the preparation of traffic access studies
e) policies to ensure the development of higher densities
Page 13
Regional Plan objective met. Amendment 26 addressed
the Downtown Pickering Growth Centre. Regional and
Local Centres and Corridors are identified within the
Official Plan (nodes and corridors). The GO station is
reflected on theCity's Official Plan transportation
schedule. A Marina Areas designation is identified in the
location of the waterfront place at Frenchmans Bay. In
addition, the Bay Ridges Neigbourhood Map identifies a
historic village and lands for which council has adopted
development guidelines.
Regional Plan-objective met. The Pickering Official
Plan contains several policies which address walkways,
civic parks and parks including 4.7, 4.9, 9.2b, 9.2d, and
13.7. In additon, Amendment 26 and the associated
guidelines identified a network of walkways, civic squares
and parks for the City Centre.
Regional Plan objective met. The Pickering Official Plan
contains policies for the rquirement of traffic studies. See
sections 15.4, 15.5A, and 15.5B.
Regional Plan objective met. The Pickering Official Plan
includes density provisions for nodes and corridors within
the City (Table 6). However, the minimum density range
may require refinement once a design exercise is
undertaken for development opportunities in strategic
locations in South Pickering urban area.
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f) transit nodes
g) policies to ensure and guide higher density development in
Urban Growth Centres, Regional and Local Centres, Regional
and Local Corridors and Waterfront Places, while protecting the
integrity of historic downtowns, where applicable
h) policies to ensure that generally, new development along
Corridors shall either front or flank the roadway. Reverse lotting
along Corridors should only be permitted where other design
solutions are not feasible. The approach for designating the
extent or detailed delineation of corridors shall be determined by
i) policies for the phasing of development in Centres, Corridors
and Waterfront Places, to ensure the implementation of the
higher density form and function targets of this Plan
j) policies to encourage higher density uses permitted in
accordance with Section SC, along Regional Corridors with an
underlying Employment Areas designation
8A.2.15 Notwithstanding any provisions of this Plan to the contrary,
area municipalities may recognize special purpose commercial
areas and may include specific provisions in area municipal official
plans and zoning by-laws to distinguish the function of these areas.
Living Areas
Page 14
Regional Plan objective met. Amendment 26
addresses the major transit station area (Pickering GO
station) located in the City Centre.
Regional Plan objective met. See table 6 and Chapter 8
related to Cultural Heritage
Regional Plan objective met. Sections 13.5g, 13.1 Od,
and 13.1 Of of the Pickering Official Plan address this
matter.
Regional Plan objective met. Section 3.6e of the
Pickering Official Plan address this matter.
Future study required. The South Pickering
Intensification Study is focussed on residential
requirements. Designated employment lands and
employment forecasts will be addressed through a
separate study.
Regional Plan objective met. Special purpose
commercial uses are included in land use Tables 5 and 9
of the Pickering Official Plan.
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88.2.4 In the preparation of area municipal official plans, the area
municipalities shall include the following:
a) policies and designations to implement the intent of this Plan
and provisions of this Section, particularly Policy 88.2.3
b) boundaries and land uses of communities within Living Areas,
together with population, density and intensification
policies/targets which implement the objectives of this Plan
c) various housing in terms of density, range, tenure, and
affordability within Urban Growth Centres, Regional and Local
Centres and Living Areas in accordance with Section 4
d) designations and criteria for the intensification of various land
uses
Employment Areas
Regional Plan objective met. See urban residential
section of the plan, section 3.9 and tables 9 and 10.
Regional Plan objective is generally met. The
Pickering Official Plan includes provisions for boundares
and designations (Schedule 1 Land Use Structure),
population (table 1 ), density (table 1 0) and intensification
policies and targets (section 6.5). However, as previously
noted, the population forecast in Table 1 needs to be
updated to reflect the 2031 horizon date.
Regional Plan objective met. The plan encourages the
production of an increased mixture of housing by type,
size and tenure (2.7c, 3.9, 6.1 ). See chapter 6 which
outlines the City's objective for housing.
Regional objective met. The Pickering Official Plan
contains criteria related to infill, intensification and
redevelopment (6.5).
8C.2.18 In the preparation of area municipal official plans, the area Future study required. The South Pickering
municipalities shall include the following: Intensification Study is focussed on residential
. . . . . . . requirements. Designated employment lands and a) polrc1es and des1gnat1ons to Implement the mtent of th1s Plan 1 t f t .11 b dd d th h
d · · fth· s t" rt· 1 1 p 1. . 8c 2 1 8C 2 2 emp oymen orecas s WI e a resse roug a an proVISIOnS 0 IS ec IOn, pa ICU ar y 0 ICieS . · , · · , . t t d separa e s u y. 8C.2.7, 8C.2.8, 8C.2.10, 8C.2.12, 8C.2.13 and 8C.2.15
Page 15
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b) policies to achieve efficient and intensive use of Employment
Areas
c) criteria for the location of the various uses allowed in this
designation
d) urban design guidelines
e) policies for the phasing of development on large parcels to
ensure the implementation of the growth management objectives
of this Plan
f) policies for landscaping standards
g) policies to encourage a range of parcel sizes, in particular
large parcels, to provide opportunities for market choice
Greenlands System
10A.2.13 In the preparation of area municipal official plans, Separate amendment underway. Open Space policies
Councils of area municipalities shall ensure the inclusion of policies are being addressed through the City's Environment and
to implement the intent of this Section, particularly Policies 1 OA.2.1, Counrtryside amendment (Amendment 27).
1 OA.2.6, 1 OA.2.8, 1 OA.2.9 and 1 OA.2.11.
Transportation System
.37 In the preparation of area municipal official plans, Councils
of the area municipalities shall ensure the inclusion of policies and
designations to implement the intention of this Plan and the
provisions of this Section, particularly Policies 11.3.1, 11.3.3,
11.3.17, 11.3.18, 11.3.25, 11.3.34 and 11.3.35.
Page 16
Future study required. Transportation matters will be
addressed after the preparation of a Transportation
Master Plan for the City.
Appendix Ill to
Report PLN 04-16
South Pickering Intensification Study-Phases 2 and 3
Vision and Strategy -Work Program
111
112
Preamble
South Pickering Intensification Study
Phase 2 and 3 Work Program
In 1997, Council adopted Development Guidelines for the Kingston Road Corridor. The
Guidelines complemented the Pickering Official Plan that was also approved in 1997.
Other Development Guidelines have been approved for certain lands along the
Corridor, such as in the Northeast Quadrant area, the Town Centre West area, and the
Walnut Lane area. These Guidelines were generally more detailed than the Kingston
Road Corridor Guidelines.
The vision for Kingston Road, both in the Official Plan and in the Kingston Road
Corridor Guidelines, is to transform Kingston Road, a Regional Type B arterial, into a
"mainstreet" for the City. Development has occurred along the Corridor with varying
degrees of success in achieving the City's design and land use objectives.
It is appropriate that the former vision, and strategies to achieve the vision; including
design guidelines and zoning, be reviewed and updated in light of stronger directions for
intensification, complete communities, compact urban form, transit-oriented
development, and the promotion of built form that is well-designed, encourages a sense
of place, and provides for public spaces that are high quality, safe, accessible, attractive
and vibrant.
The lands to be reviewed along the Kingston Road Corridor are designated Mixed Use
Areas -Mixed Corridors in the Pickering Official Plan, and exclude lands in the City
Centre and in the flood prone areas to east of Brock 'Road (see South Pickering
Intensification Study-Phase 2 Review Areas Map, Attachment A).
The new vision and strategy for the intensification of the Kingston Road Corridor to
2031 and beyond, will
• give due consideration to the development interests of the landowners along
Kingston Road
• be sensitive to the adjacent neighbourhood interests
• have regard to the Growth Plan and Regional Official Plan requirements
• meet the City's objectives for development that exhibits quality urban design and
desirable elements that contribute to place-making
Through this study, a collaborative, working partnership with individual landowners
along the Kingston Road Corridor, and an open, engaging relationship ·with the abutting
community members and other interested stakeholders will be established.
Phase 2 of the South Pickering Intensification Study is expected to take approximately
one year to complete and will require the assistance of external urban design
consultants.
1
Phase 2 -Vision and Strategy
Work Program
Develop and implement a consultation program for landowners, adjacent communities,
agencies, City staff and Council members, and other interested stakeholders
• develop and implement a communication program addressing website,
advertisements, newsletters and social media
• review existing policies, guidelines, zoning for the Phase 2 Review Areas and the
adjacent communities
• review and characterize existing land uses, parcel fabric, built-form, urban design
and streetscapes
• prepare Baseline Conditions Report
• undertake communication regarding Release Report
• undertake consultation
• analyze landowners', community, agency and other stakeholders interests against
policy and guideline objectives
• determine whether existing Precincts within the Kingston Road Corridor are still
relevant, and identify new ones if required
• develop Vision Options for the Precincts
• identify other planning and development issues affecting development in the
Corridor
• identify preliminary strategies to achieve the options
• prepare a Vision Options Report
• undertake communication regarding Release of Report
• undertake consultation
• prepare Preferred Vision for each Precinct, including goals, principles, placemaking
elements, preliminary streetscapes
• prepare Guidelines for the Preferred Vision for each Precinct
• develop new zoning provisions for the Preferred Vision for each Precinct
• prepare Preferred Precinct Vision Report
• undertake communication regarding Release of Report
• undertake consultation
• refine Visions and prepare Draft Updated Kingston Road Corridor Guidelines
• refine zoning and prepare Draft zoning amendments
• draft official plan policy amendments if required
• prepare Draft Final Report
• undertake communication regarding Release of Report
• prepare display boards for Open House
• prepare and deliver presentation at Planning & Development Committee
2
113
114
Phase 3 -Implementation
Work Program
• staff will prepare notices of Statutory Public Meeting, and circulate the documents in
advance of a Statutory Public Meeting
• · staff will hold Public Open House and Statutory Public Meeting
• staff will meet with landowners, community and other stakeholders as required
• staff will review comments and summarize staffs response
• staff will consider whether consulting assistance is required to help address issues
and comments
• staff will summarize staffs response to comments
• staff will finalize Guidelines, Zoning Amendment and Official Plan Amendment
documents
• staff will prepare Recommendation Report to Planning & Development Committee
Attachment
A South Pickering Intensification Study, Phase 2 Review Areas
3
Appendix Ill -Attachment A
South Pickering Intensification Study, Phase 2 Review Areas
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