HomeMy WebLinkAboutInformation Report 28-01020
INFORMATION REPORT NO. 28-01
FOR PUBLIC INFORMATION MEETING OF
OCTOBER 18, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Pickering Official Plan Amendment OPA 01-003/P
Zoning By-law Amendment Application A 19/01
City Initiated: Notion Road Study Area
Part of Lot 17, Concession 1
(West side of Notion Road, between Pickering Parkway and
Kingston Road, excluding the south-west corner of Kingston Road
and Notion Road)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are 5 hectares in area and consist of a 50 to 60 metre wide
strip located on the west side of Notion Road, between Pickering Parkway and
Kingston Road, excluding the south-west corner of Kingston Road and Notion
Road (see location map, Attachment #1);
- the northern third (1.7 hectares) of the subject lands, comprising 9 individual
properties, supports auto repair, sales and body shops and other light
manufacturing and service industries in facilities with no permitted outdoor
storage;
the southern two-thirds (3.3 hectares) comprising three properties, is presently
vacant; the north and south property are under the same ownership;
uses surrounding the subject lands are:
o to the north is a building equipment rental business on the south-west
corner of Kingston and Notion Roads;
o to the south of Pickering Parkway are vacant lands abutting the
Pickering Home and Leisure Centre;
o to the west are townhouse condominiums at the north end, detached
dwellings in the central area and a small parcel of vacant land
immediately north of Pickering Parkway; further west is the Wal-Mart
store, the Metro East Trade Centre and the Home and Leisure Centre
on the south side of Pickering Parkway; and,
o to the east, across Notion Road in the Town of Ajax are located more
than 20 heavy industrial uses with extensive outside storage and
manufacturing activities including two cement plants and an asphalt
plant; Duffins Creek runs to the east of the industrial properties;
2.0 BACKGROUND
the subject lands comprise the Pickering lands within the larger joint City of
Pickering/Town of Ajax Notion Road study area, for which the "Notion Road
Land Use and Urban Design Study" was conducted;
further detail about past and present development of the study area lands,
surrounding areas and the transportation system is provided in the "Notion
Road Land Use and Urban Design Study"; (a copy can be obtained from the
Pickering Planning & Development Department);
the study process commenced in 1999, involved broad based consultation and
resulted in Ajax Town Council adoption of the study results for the Ajax study
area lands in July 2001;
Information Report No. 28-01 Page 2 0 21
- Pickering City Council considered the findings of the "Notion Road Land Use
and Urban Design Study", Planning & Development Report Number
PD 20-01 and Addendum to Report Number: PD 20-01 at its meeting held
September 17, 2001 and adopted Resolution #105/01, Item #1, which (along
with other associated decisions) authorized a statutory public information
meeting to initiate amendments to the Pickering Official Plan and Zoning
By-law 3036 to implement the findings of the study; the background and
study consultation process is described in Appendix III;
a full discussion of the study process, planning considerations, land use
options considered, urban design proposals and proposed policy is provided
in the Notion Road Land Use and Urban Design Study, Planning &
Development Report Number: PD 20-01 and Addendum to Report Number:
PD 20-01 (copies of these items can be obtained from the Planning &
Development Department);
3.0 CITY'S PROPOSAL
- the City of Pickering proposes to amend the Pickering Official Plan and
Zoning By-law 3036 in order to implement the results of the Notion Road
Land Use and Urban Design Study;
specifically the City proposes to redesignate the subject lands from Urban
Study Area to Mixed Employment as set out on Schedule I, the Land Use
Structure schedule of the Pickering Official Plan; the text policy for the
Notion Road Urban Study Area (Section 3.17) is proposed to be deleted, in
addition, the City proposes to add a number of new Village East
Neighbourhood policies (Section 11.11 of the Plan) to guide development of
this Mixed Employment Area;
- the City also proposes to rezone the subject lands from various light industrial
zoning categories to permit a range of prestige and higher order employment
uses, and establish appropriate yard and other zone provisions, to implement
the proposed Mixed Employment designation.
a copy of the proposed official plan amendment and zoning by-law
amendment is attached (see Appendices I and II);
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Regional Official Plan
the subject lands appear to be designated Employment Area in the Durham
Regional Official Plan;
lands designated Employment Area may be used for manufacturing, assembly
and processing of goods, service industries, research and development facilities,
warehousing, business parks, limited personal service uses, hotels, storage of
goods and materials, retail warehouses, freight transfer and transportation
facilities;
- the Plan encourages prestige employment uses with high employment generating
capacity and greater architectural, landscaping and sign controls to be located
along Highways and Type A and B Arterial roads;
Kingston Road is designated as a Type B arterial road and a Regional Transit
Spine on Map B2 — the Transportation System of the Durham Regional Official
Plan, while both Notion Road and Pickering Parkway are designated as Type C
arterial roads;
no amendment to the Durham Regional Official Plan is required to permit the
proposed amendments to the Pickering Official Plan and Zoning By-law 3036;
4.2 Pickering Official Plan
the subject lands are designated Urban Study Areas in the Pickering Official Plan
and are subject to the Urban Study Areas: Notion Road Industrial Area policies;
the subject lands are located within the Village East Neighbourhood;
lands within an Urban Study Areas designation may be used for conservation,
environmental protection, restoration, education, passive recreation, similar uses
and existing lawful uses;
0 22 Information Report No. 28-01
Page 3
the Urban Study Areas: Notion Road Industrial Area policy provides that Council
shall consider eliminating the Study Area designation following a land use and
design study demonstrating that the proposed use is consistent with the goals,
objectives and general purpose and intent of the Official Plan; is compatible with
the surrounding area, given the area's location between residential lands in
Pickering and industrial lands in Ajax; and, shall establish appropriate land use
designations and policies, by amendment to the Official Plan;
completion of the "Notion Road Land Use and Urban Design Study" satisfies the
foregoing need for a study;
the Pickering Official Plan recognizes Employment Areas as those areas having
(or intended to have) significant concentrations of manufacturing, assembly,
warehousing and/or related employment opportunities; Council shall require the
highest standards for site operation and appearance in Mixed Employment Areas,
recognizing their highly visible and accessible locations along main arterial
roads; the next highest order of Employment lands, Prestige Employment, may be
located in proximity to residential areas;
uses permissible in each of the Employment Area subcategories are set out in
Table 8 to the Official Plan, which is provided as Attachment # 2 to this Report;
Schedule II to the Pickering Official Plan, the Transportation System schedule,
designates Kingston Road as a Type B Arterial Road and designates Notion Road
and Pickering Parkway as Type C Arterial Roads.
Schedule III to the Pickering Official Plan, the Resource Management Schedule,
designates the subject lands as Shorelines and Stream Corridors and as Flood
Plain Special Policy Areas; these designations recognize areas that may be
subject to flooding; the Flood Plain Special Policy Area designation permits
development and redevelopment within the flood susceptible lands, providing
appropriate flood protection measures are instituted;
Map 19 of the Pickering Official Plan identifies the subject lands as lying within
the Village East Neighbourhood;
as described in Section 3.0 of this Report, the City initiated proposal includes an
amendment to the Pickering Official Plan (see detailed amendment, Appendix I
to this Report);
4.3 Compendium Document to the Pickering Official Plan
on September 17, 2001, Pickering City Council adopted the "Urban Design
Guidelines for the Notion Road Area", in principle, for the subject lands; these
guidelines address matters affecting site layout and design such as preferred
building locations, screening of roof top equipment, vehicular access and
parking, public safety, streetscapes, landscaping, and gateway elements.
the "Urban Design Guidelines for the Notion Road Area" will be added to the
Compendium to the Pickering Official Plan once the Official Plan
Amendment proposed in this Report comes into force;
the Kingston Road Corridor Development Guidelines apply to the lands to the
immediate north of the subject lands, the south-west comer of Kingston and
Notion Roads; the Guidelines would require any redevelopment of this corner,
whether through rezoning or site plan approval, to provide a symbolic eastern
gateway to Pickering, through urban form and streetscape elements, to reduce
the dominance of the automobile and strengthen pedestrian amenity by such
means as improved urban form and streetscape elements (including removal
of roadside ditches) and other design features to create a sense of community
pride;
4.4 Zoning By-law 3036
- the northern one-third of the subject lands are zoned "Ml" and "MIS", while the
southern two-thirds of the subject lands are zoned "M1-4", all storage and light
manufacturing zones, by By-law 3036 as amended by By-laws 4257/72, 2118/85
and 2245/86;
the "Ml" zone permits business and professional offices, service or repair shops,
warehouses or distributing depots, garages, light manufacturing or assembly of
products and other specific uses;
Information Report No. 28-01
Page 4 0 9 3
one property is zoned "MIS", which permits a caretaker's residence in addition to
the "M1" uses;
the "M1-4" zone permits warehousing, light manufacturing and other specific
uses;
on lands zoned "Ml" and "MIS", buildings must be set back a minimum of
12 metres from the front lot line, and a minimum of 7.5 metres from the rear lot
line or 30 metres from the rear lot line when the abutting use is residential;
on lands zoned "M1-4", buildings must be set back a minimum of 7.5 metres
from the front lot line, and a minimum of 12 metres from the rear lot line;
an amendment to Zoning By-law 3036 is required to implement the
recommendations of the Notion Road Land Use and Urban Design Study (see
detailed amendment, Appendix II to this Report);
5.0 RESULTS OF CIRCULATION
5.1 Resident Comments
- no continents have been received from residents or industrial property owners
or operators in response to the notice about the Statutory Public Information
Meeting;
5.2 Agency Comments
- no agency comments have been received to date in response to the notice
about the Statutory Public Information Meeting;
5.3 Staff Comments
5.3.1 Proposed Amendment to the Pickering Official Plan
the City is proposing these amendments for the lands within the Notion
Road study area in order to fulfill the following objectives;
o replace the Urban Study Area designation in the Pickering Official
Plan with a land use designation that will be compatible with abutting
residential uses in Pickering and both heavy industrial uses that
currently exist and prestige industrial uses that are expected to evolve
with new development as a result of recent policy amendments of the
Town of Ajax for the Ajax study area lands;
o establish specific permitted uses and standards for new development
and redevelopment within the area by amendment to Zoning By-law
3036 that will foster compatibility between employment uses on the
subject lands and low and medium density residential uses on abutting
lands;
o facilitate evolution of the Notion Road area, over time, to a high
quality and attractive prestige employment area;
5.3.1.1 Deletion of Policy 3.17 — Urban Study Area: Notion Road Industrial Area
the "Notion Road Land Use and Urban Design Study", the proposed
amendments to the official plan and zoning by-law, the proposed urban design
guidelines and related implementing recommendations satisfy the
requirements contained in Policy 3.17 for removal and replacement of the
Study Area designation;
the proposed Mixed Employment designation and policies are consistent with
the goals, objectives and general purpose and intent of the Official Plan, and
will result in the establishment of uses that are compatible with the
surrounding area;
an amendment to the Official Plan is being processed to establish appropriate
land use designations and policies;
024
Page 5
Information Report No. 28-01
5.3.1.2 Proposed Mixed Employment Designation
the Mixed Employment designation responds to the constraints and
opportunities facing these lands;
Mixed Employment uses are compatible with both heavy industrial uses
nd
tige
currently occupying the Ajax lands east of Notion
Roaresidential athereyusof rs
intended for the Ajax lands in the future; byfthese
lands would be a sensitive use that would be adversely affected by proximity
to the current heavy industry in Ajax, and the flood risk; of heavy Employment uses do not include the same broad range
manufacturing, storage, waste transfer, recycling and processing and freight
transfer and transportation the General Employment and
mix of the higher quality prestige employment uses and limited retailing of
proposed Mixed
goods and services serving the area permitted by the pro p
Employment designation can be expected to be more compatible with abutting
residential uses than prestige or general employment uses;
5.3.1.3 Proposed Village East Neighbourhood Policies
the proposed Village East Neighbourhood Policies provide further detail with
respect to the purpose and means of addressing compatibility between
residential and employment uses, accessibility for pedestrians and the methods
to upgrade the quality of the area; a list of upgrades is provided to specify the
items that Council considers of significance;
the exclusion of new automotive and vehicle sales and repair uses, and the
inclusion of specific design criteria in the Official Plan provides policy
direction for the review of further rezoning and site plan approvals;
one of the proposed design criteria is to consider protection for pedestrian
pathways, to the satisfaction of the City, to connect Marshcourt Drive to
Notion Road, as a condition of development for abutting properties on the
west side of Notion Road; the intent of this design criterion is to increase
access for residents of the Village East Neighbourhood; concerns respecting
the safety of pedestrians in proximity to heavy industry will be one issue to be
addressed by an industry/community liaison group;
the remaining design criteria proposed for the Village East Neighbourhood
Policies seek to provide policy support for design guidelines proposed within
the Compendium to the Official Plan;
5.3.2 Proposed Amendments to Zoning By-law 3036
5.3.2.1 Permitted Uses
the list of permitted uses proposed for the subject lands implements the more
general provisions of the proposed Mixed Employment Official Plan
designation; the proposed list of uses incorporates the industrial, office,
personal service, restaurant, retail, financial, community, cultural, recreational
and similar uses, in addition to the limited retailing of goods and services
serving the area permitted by the Mixed Employment designation;
- the list proposed for Zoning By-law 3036 also includes industrial uses existing
on the date this amendment comes into force; this provision is included in
recognition of current rights of existing automotive repair, or sales and service
establishments and other industrial uses to continue as legal uses with
expansion or redevelopment rights on those properties where these uses are
currently practiced;
the list of permitted uses is to exclude new automotive repair, or sales and
service establishments, and waste transfer or management facilities as uses not
considered compatible with abutting residential uses in light of the potential
for noise, pollution, and heavy truck traffic;
- outdoor storage is not proposed in this area in recognition of both the existing
provisions of the current "Ml" and "M1-4" zoning and of the objective to
Information Report No. 28-01
Page 6
025
foster compatibility with residential uses and achieve a high quality
employment area;
5.3.2.2 Other Provisions
a maximum building height of 12 metres is proposed to match maximum
building heights permitted for the abutting residential dwellings;
minimum yard requirements of 7.5 metres for the front yard, 12 metres for the
rear yard and 4.5 metres for side yards are proposed in order to permit a
reasonable size for industrial and commercial buildings within this shallow
(50 to 60 metre wide) strip of land;
o typical front yard requirements for the "M1" zone are 12 metres and
7.5 metres for the "M1-4"zone, and 7.5 metres is proposed;
o typical rear yard requirements of 30 metres for properties zoned "MI"
would effectively prevent any industrial or commercial building from
being constructed on these lands; the typical rear yard requirements for
the "M1-4" zone of 12 metres is proposed to be maintained;
o the typical requirement of 4.5 metre side yards of the "M1" zone is
maintained by these recommended standards;
parking, loading and service uses are to be permitted in the side yard and
loading and service areas are not to be located in the rear yard unless buffered
to provide an adequate mitigation of noise from existing residential dwellings;
the proposed requirement for a 3 -metre landscaped strip for planting, fencing
and/or berms along the rear property line will ensure an appropriate level of
visual screening for existing residential dwellings;
finally, a 5 -metre landscaped strip in the front yard will provide adequate
screening of parking, loading and service areas from Notion Road;
at the time that an amending zoning by-law is forwarded for Council adoption,
the foregoing objectives can be implemented, provided suitable flexibility is
also available to make any necessary technical changes.
6.0 PROCEDURAL INFORMATION
6.1 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;
6.2 General
- written comments regarding this proposal should be directed to the Planning
& Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to be notified of Council's adoption of any official plan
amendment, or passing of any zoning by-law amendment, you must request
such in writing to the City Clerk;
if you wish to be notified of the decision of the Region of Durham with
respect to the proposed amendment to the official plan, you must make a
written request to the Commissioner of Planning, Region of Durham Planning
Department.
Page 7
0 2 6 Information Report No. 28-01
7.0 OTHER INFORMATION
7.1 Appe—nd1X II
- copy of the proposed Pickering Official Plan Amendment;
7.2 Appendix II
copy of the proposed amendment to Zoning By-law 3036;
7.3 Appe____ radix III
- the background and consultation process of the Notion Road Land Use and
Urban Design Study
7.4 Appe,ndi___ X _IV
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the proposal at the time of writing this
report;
L
Steve Gaunt, MCIP, RPP
Planner 2
SG/CLR/jf
Copy: Director, Planning & Development
Catherine L. Rose,
Manager, Policy
027
APPENDIX I TO
INFORMATION REPORT NO 28 -01
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
028
PROPOSED AMENDMENT TO THE CITY OF PICKERING OFFICIAL PLAN
PROPOSED The purpose of the amendment is replace the Urban Study
PURPOSE:
Area designation along Notion Road with a Mixed
Employment designation on Schedule I — Land Use
Structure, delete the related Urban Study Area: Notion
Road Industrial Area text policy 3.17 of the Plan, and
establish new Village East Neighbourhood policies to guide
development and redevelopment, to implement the results
of the Notion Road Land Use and Urban Design Study.
LOCATION: The amendment affects land located in Part of Lot 17,
Concession 1, City of Pickering, adjacent to Notion Road.
The area is approximately 5 hectares in size.
PROPOSED
BASIS: The Notion Road Land Use and Urban Design Study has
been completed for both lands in the City of Pickering, and
abutting lands in the Town of Ajax. The central issue is the
land use compatibility between the existing heavy industry
located on the Ajax lands, and the surrounding newer
residential development in Pickering.
The vision for the study is to facilitate the evolution of the
Notion Road Area, over time, to a prestige employment
area which is compatible with nearby residential
development through new developments, redevelopment,
and pride of current ownerships, in partnership with City
and Town infrastructure investment.
The Land Use objective for Pickering is to establish a land
use that will allow new development that will be
compatible with existing residential uses to the west while
co -existing with existing heavy industrial uses to the east.
Accordingly, a Mixed Employment designation is
appropriate.
The Land Use Objective for the abutting lands in Ajax is to
establish a land use that will allow new employment
development that is compatible with nearby residential uses
that will co -exist with heavy industrial uses until they
disappear, while respecting the existing industrial
operators.
With this objective, Ajax Town Council amended the Ajax
Official Plan to permit Prestige Employment uses on its
study area lands with existing heavy industries permitted to
remain and expand in a limited manner subject to criteria.
Council of the City of Pickering passed resolution #105/01,
Item #1, at its meeting of September 17, 2001, which
included initiating this proposed amendment to the
Pickering Official Plan to implement the results of the
Notion Road Land Use and Urban Design Study and a
number of other associated recommendations.
PROPOSED
AMENDMENT:
-2-
The Pickering Official Plan be amended by:
"1. Revising Schedule I — Land Use Structure by
replacing the "Urban Study Areas" designation
with a "Mixed Employment Areas" designation, as
shown on Schedule 'A' to this amendment.
2. Deleting policy 3.17 — Urban Study Area: Notion
Road Industrial Area, which policy currently reads
as follows:
"3.17 Town Council shall recognize as an Urban Study
Area on Schedule I, lands located south of
Kingston Road, along Notion Road, opposite an
industrial area, in Ajax, and,
(a) shall consider eliminating the Study Area
designation following completion of a land
use and design study for the lands
demonstrating that the proposed use,
(i) is consistent with the goals, objectives
and general purpose and intent of this
Plan; and
(ii) is compatible with the surrounding area
given the area's Location between
residential lands in Pickering, and
industrial lands in Ajax; and
(iii) considering the results of the above
study, shall establish, by amendment to
this Plan, appropriate land use
designations and policies."
3. Adding new policies to section 11.11 - Village East
Neighbourhood Policies, as follows:
"11.11 City Council shall,
(a) •;
(b) • •;
(c) •;
(d) .;
(e) recognize the transitional location of the
lands on the west side of Notion Road
between low and medium density
residential land uses to the west and
existing heavy industry to the east in the
Town of Ajax, and further recognize the
efforts of the Town of Ajax to upgrade the
industrial areas to the east. Accordingly,
City Council shall endeavour to,
(i) improve the compatibility and design
interface between existing residential,
and existing and new employment
uses established in Pickering adjacent
to Notion Road;
(ii) provide more direct accessibility for
pedestrians from the residential areas
west of Notion Road to the Duffins
Creek valley to the east; and,
(iii) generally upgrade the quality of the
area by,
o supporting improved public
infrastructure such as upgraded
urban standard paving, sidewalks,
street planting, boulevard
treatments, gateway treatments,
transit facilities and burying
electrical wiring; and,
029
030
-3-
o supporting an improved
stormwater treatment pond in
Ajax;
(f) despite Table 8 of Chapter 3*, not permit the
establishment of any new automotive and
vehicle sales and repair uses within the lands
designated Mixed Employment Area
adjacent to Notion Road, after the date this
amendment comes into force;
(g) in order to ensure that development within
the Mixed Employment Area on the west
side of Notion Road is compatible with
residential lands in Pickering and industrial
lands in Ajax, require that the following
design criteria be met in the development or
redevelopment of properties:
(i) consider protection for pedestrian
pathways to the satisfaction of the
City, to connect Marshcouct Drive to
Notion Road at Beechlawn Drive and
Bainbridge Drive, as a condition of
development for abutting properties
on the west side of Notion Road;
(ii) provision of a continuous landscaped
strip along the west property lines to
contain fencing, plantings and/or
berms in order to provide adequate
visual screening for the existing
residential dwellings;
(iii) provision of loading and service areas
at the side of buildings, not in the rear
yards, unless suitable acoustical
buffering and/or screening is
provided in order to provide adequate
noise abatement and visual screening
for the existing residential dwellings;
(iv) prohibition of outside operations or
storage;
(v) provision of a landscaped treatment
along Notion Road to screen parking
areas, loading areas and service areas
from Notion Road in order to
establish an attractive Notion Road
streetscape; and,
(vi) provision of screening for rooftop
mechanical equipment so that it is not
visible from residential dwellings to
the west or from Notion Road." •
IMPLEMENTATION: The provisions set forth in the Pickering Official Plan, as
amended, regarding the implementation of the Plan shall
apply in regard to this Amendment. The Clerk shall
renumber section 3 of the Official Plan following the
deletion of section 3.17.
INTERPRETATION: The provisions set forth in the Pickering Official Plan, as
amended, regarding the interpretation of the Plan shall
apply in regard to this Amendment.
* A copy of Table 8 of Chapter 3 is provided for reference as Attachment #2 to
Information Report 28-01
Schedule "A"
031.
REDESIGNATE FROM 'OTHER
DESIGNATIONS -URBAN STUDY AREA' TO
'EMPLOYMENT AREAS -MIXED EMPLOYMENT'
SCHEDULE I TO THE
PICKERING
OFFICIAL PLAN
EDITION 2
SHEET 1 OF 3
CITV ep�Cy
v�� DmH�YOR
o mf'�o Y. Soo
OPEN SPACE SYSTEM
NATURAL AREAS
ACTIVE RECREATIONAL
AREAS
i/
MARINA AREAS
MIXED USE AREAS
LOCAL NODES
® COMMUNITY NODES
® MIXED CORRIDORS
DOWNTOWN CORE
REGIONAL NODES
MOREGIONAL NODE 1
- REGIONAL NODE 2
LAND USE STRUCTURE.
EMPLOYMENT AREAS
GENERAL EMPLOYMENT
1ESTIGE EMPLOYMENT
rc:LMIXED EMPLOYMENT
FREEWAYS AND MAJOR UTILITIES
i/
POTENTIAL MULTI -USE AREAS
CONTROLLED ACCESS AREAS
OTHER DESIGNATIONS
URBAN RESIDENTIAL AREAS - URBAN STUDY AREAS
LOW DENSITY AREAS SEATON URBAN STUDY AREA
i/
MEDIUM DENSITY AREAS AGRICULTURAL AREAS
= DEFERRALS
At APPEALS
HIGH DENSITY AREAS
RURAL SETTLEMENTS
® RURAL CLUSTERS
RURAL
HAMLETS
032
APPENDIX II TO
INFORMATION REPORT NO. 28-01
PROPOSED AMENDMENT TO
ZONING BY-LAW 3036
n33
PROPOSED AMENDMENTS TO
ZONING BY-LAW 3036 FOR THE
NOTION ROAD AREA
It is proposed that Zoning By-law 3036, as amended, be further amended to rezone all
Pickering lands within the Notion Road Study Area to implement the Notion Road Land
Use and Urban Design Study including the following objectives:
• Uses Permitted shall include:
o bakery, business office, club, commercial club, commercial school,
commercial -recreational establishment, convenience store, dry cleaning depot, dry
cleaning establishment, financial institution, light machinery and equipment
supplier, light manufacturing plant, merchandise service shop, office -associated
commercial establishment, personal service shop, place of assembly, place of
amusement or entertainment, place of worship, printing establishment,
professional office, restaurant, rental establishment, sales outlet, scientific,
medical or research laboratory, and warehouse;
o Existing industrial uses on the date that this amendment comes into force shall be
a permitted use;
• Uses Excluded shall include:
o New automotive repair, or sales and service establishments;
o Waste transfer or management facilities;
o Outdoor storage;
• Other Provisions:
o Maximum Building Height: 12 metres;
o Minimum Yard Requirements: Front: 7.5 metres;
Rear: 12 metres;
Side: 4.5 metres;
o Parking, loading and service uses permitted in the side yard;
o A 3 -metre landscaped strip for plantings, fencing and/or berms shall be required
along the west property line to provide visual screening for existing residential
dwellings;
o A 5 -metre landscaped strip shall be required in the front yard to screen parking,
loading and service areas from Notion Road;
o Loading and service areas shall not be located in the rear yard unless buffered to
provide an adequate mitigation of noise for the existing residential dwellings.
034
APPENDIX III TO
INFORMATION REPORT NO. 28-01
BACKGROUND AND CONSULTATION PROCESS OF THE
NOTION ROAD LAND USE AND URBAN DESIGN STUDY
Resident and Business Operator Comments:
- a significant number of residents and business operators from both Pickering and
Ajax participated in the consultation process of the "Notion Road Land Use and
Urban Design Study" in the following manner:
o five open houses were held for which public notification was provided by
newspaper advertisement and written notice mailed to properties within the
study area and properties within 120 metres of the study area for four open
houses;
o written notice was mailed to a wider area including all properties in the
Pickering Village area of Ajax and all properties as far west as Brock Road in
Pickering for open house #5, the second Ajax Planning and Community
Affairs Committee meeting and Council meetings, and the September 10,
2001 meeting of the Pickering Planning Committee at which the study results
were considered;
o notices of this Pickering Statutory Public Information Meeting were also sent
to properties within the study area, within 120 metres of the study area and to
owners within the wider area;
- a number of residents provided written comments during the study or attended the
Pickering Executive Committee meeting held May 14, 2001; these comments were
summarized in and attached to the "Notion Road Land Use and Urban Design Study",
Planning & Development Report 20-01 and the Addendum to Report Number: PD
20-01;
- earlier concerns expressed by Pickering -Ajax Citizens Together For the Environment
and Brock East Community Association (PACT & BECA) representatives of the
recommendations contained in the earlier "Notion Road Land Use and Urban Design
Study", dated May 2001, was satisfied following further negotiations between the
major industrial operators, PACT/BECA representatives and Ajax and Pickering
staff;
- the "Notion Road Land Use and Urban Design Study" was revised, and revised
amendments to the Town of Ajax Official Plan and Zoning By-law were adopted by
Ajax Town Council on July 9, 2001, with support from both PACT/BECA
representatives and the major industrial operators; with no active appeals, the Ajax
Council -adopted amendments to the Ajax official plan and zoning by-law will come
into force once Durham Regional approval is given to the proposed Ajax official plan
amendment;
- at its May 14, 2001 meeting, Pickering Executive Committee deferred
implementation of the findings of the "Notion Road Land Use and Urban Design
Study", dated May 2001, until Ajax Town Council adopted official plan and zoning
amendments to implement the Study within Ajax;
- at its meeting held September 10, 2001, Pickering Planning Committee
recommended adoption of the findings of the "Notion Road Land Use and Urban
Design Study", dated June 2001, and recommendations contained in the Addendum
to Report Number: PD 20-01 and in Planning & Development Report Number: 20-01;
at the meeting, comments were received from the representative of Lafarge and
Innucon (operators of the cement and asphalt plants in Ajax) in support of the
proposed amendments with the exception of one matter; Lafarge/Innucon is
concemed with the proposed policy for the Village East Neighbourhood to protect for
pedestrian pathways to connect Marshcourt Drive to Notion Road; they are concerned
the walkways may lead pedestrians to unsafe industrial areas;
- at its meeting held September 17, 2001, Pickering City Council considered the
recommendations of Planning Committee; a representative of PACT/BECA
expressed support for the amendments; Council adopted Resolution #105/01, Item #1,
to:
- 2-
035
o receive Addendum to Report Number PD 20-01;
o receive the revised "Notion Road Land Use and Urban Design Study", dated
2001;
o authorize a statutory public meeting to initiate amendments to the Pickering
Official Plan and Zoning By-law 3036 as set out in this Report;
o adopt, in principle, the associated "Urban Design Guidelines for the Notion
Road Area" as part of the Compendium to the Pickering Official Plan to be
reformatted and formally adopted once the official plan and zoning
amendments come into force; and,
o adopt other implementation measures to improve the Notion Road Area
(Resolution #105/01, Item #1 is attached as Attachment #3 to Information
Report 28-01).
036
APPENDIX IV TO
INFORMATION REPORT NO. 28-01
COMMENTING RESIDENTS AND LANDOWNERS
none have been received to date;
COMMENTING AGENCIES
- none have been received to date;
COMMENTING CITY DEPARTMENTS
- Planning & Development
ATTACHMENT#�TO
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INFORMATION PFDCRT# "
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 17, CONCESSION 1
APPLICANT CITY OF PICKERING
DATE OCT 1, 2001
DRAWN BY RC
APPLICATION No. OPA 01-004/P; A 19/01
SCALE 1:10000
CHECKED BY SG
N
FOR DEPARTMENT USE ONLY PN -9 PA-
038
Attachment #2
CITY POLICY
TABLE 8:
Empleymeut Areas:
Permissible Uses .By
Subcategory
...................................................................................
nE8 ,
Employment : Pettlnissible Uses
E ' Areas (Restrictions and limitations on u
the sesprnu
essible;'arising from other policies of ;
i Subcategory ? This Plan, will be detailed in zoning by-laws:) .
?'General . Manufacturing, assembly, processing of goods, service industries, research
Employment! t 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;
. Prestige
-Employment
Offices as a minor component of an industrial operation or serving the area,
} limited personal service uses serving the area, restaurants serving the area,
retail sales as a minor component of an industrial operation;
I 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;
Offices, corporate office business parks, limited personal 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
t employment area.
{ Mixed :, 1 All uses permissible in prestige employment areas;
Employment
Limited retailing of goods and services serving the area.
ATTACHMENT# ._TO
INFORV'.-"'"'SPORT# c K ' Q 1
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�XL
ADMINISTRATION DEPARTMENT
CLERK'S DIVISION
MEMORANDUM
September 20, 2001
TO: Neil Carroll, Director, Planning & Development
FROM: Bruce Taylor, Clerk
SUBJECT: Referrals from Council Meeting of September 17, 2001
RECEIVED
SEP 2 1 2001
CITY OF PICKERING
DEVELOPMENT DEPND
ARTMENT
Please be advised that the Council of the City of Pickering passed Resolution #105/01, Item #1, at the
Council Meeting of September 17, 2001, as follows:
1. That Council receive the Addendum to Report PD 20-01 and replace the
recommendations in Report PD 20-,01, dated May 4, 2001, by adoption of the following
recommendations;
2. That Council receive, as background information, the Notion Road Land Use and Urban
Design Study, prepared by the Planning & Development Departments of the City of
Pickering and the Town of Ajax,with consulting assistance from the firms of Brook
Mcllroy and iTrans Consulting Inc., dated May, 2001, and attached as Appendix I to
Report Number PD 20-01; as amended June, 2001 by the updated replacement pages
contained in Attachment #1 to this Addendum Report;
3. That Council initiate an amendment to the Pickering Official Plan to implement the
results of the Notion Road Land Use and Urban Design. Study, and request staff to hold a
statutory public meeting on October 18, 2001 to replace the "Study Area" designation on
the west side of Notion Road in Pickering with a "Mixed Employment" designation, and
add new policies to the Village East Neighbourhood, generally as set out on Appendix II
to Report Number PD 20-01;
4. That Council initiate an amendment to Pickering Zoning By-law 3036 to implement the
results of the Notion Road Land Use and Urban Design Study, and request staff to hold a
statutory public meeting on October 18, 2001, to replace the various "M1" zonings with
an appropriate "MC -mixed employment" zoning, generally as set out on Appendix III to
Report Number PD 20-01;
5. That Council adopt in principle, the Urban Design Guidelines for the Notion Road Area,
generally as set out on Appendix IV to Report Number PD 20-01, and request that staff
revise the guidelines as necessary to be consistent with the adopted official plan
amendment, reformat the Guidelines to fit the Compendium Document to the Official
Plan, and bring the final Development Guidelines to Council for adoption with the final
official plan amendment and zoning by-law by Spring 2002;
ATTACHMENT# 3 TO
INFORMATrr REPORT# a -0
6. That Council adopt in principle, the Informational Revisions to the Pickering Official
Plan, generally as set out in Appendix V to Report Number PD 20-01, and request that
staff refine the Informational Revisions if necessary to be consistent with the adopted
official plan amendment, and bring the final Informational Revisions to Council with the
final official plan amendment and zoning by-law by Spring 2002;
7. That Council adopt other implementation measures to improve the Notion Road Area, as
set out in Appendix. VI to Report Number PD 20-01, including the following:
a) consideration during the annual budgeting process for contributions towards the
future urbanization of the north end of Notion Road; possible acquisition of blocks
for walkway purposes between Marshcourt Drive and Notion Road; special gateway
pavement treatments at intersections; planting street trees; burial of hydro wires; and
a stormwater pond adjacent to Duffins Creek;
b) supporting the establishment of a community/business improvement liaison group, for
the Notion Road Area; and
c) requesting the Town of Ajax to amend is noise by-law to permit action on complaints
from Pickering residents about noise originating in Ajax; and
8. That Council request the Clerk to forward a copy of Report Number PD 20-01 and the
Addendum to Report Number PD 20-01 and the related Council decision to the Clerk of
the Town of Ajax.
BT:dk
Copy: T.T. Quinn, Chief Administrative Officer