HomeMy WebLinkAboutInformation Report 22-02INFORMATION REPORT NO. 22-02
FOR PUBLIC INFORMATION MEETING OF
August 8, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Pickering Official Plan Amendment OPA 02-002/P
City Initiated: Northeast Quadrant Review
Part of Lots 27 & 28, Range 3, S.F.C.
(Lands generally bounded by Kingston Road, Whites Road and
Sheppard Avenue)
City of Pickering
1.0 LOCATION AND DESCRIPTION
the proposed amendment would apply to lands generally bounded by
Kingston Road, Whites Road, and Sheppard Avenue, but would also affect
lands on the south side of Kingston Road, and on the west side of
Whites Road as identified on the Location Map provided as Attachment #1;
the Amberlea Creek tributary, which traverses the Northeast Quadrant, flows
in a southerly direction under Kingston Road, through the lands east of the
Boyer car dealership, under the Highway 401 on/off ramp, and south of
Bayfair Baptist Church; from there it connects to the main branch of
Amberlea Creek which then flows into Frenchman's Bay;
existing land uses in and around the Northeast Quadrant Area include: a
service station, two detached dwellings and school on .the west side of
Whites Road; a gas bar, apartment buildings and detached dwellings on the
east side of Whites Road; detached dwellings fronting the north and south
sides of Sheppard Avenue; retail uses and restaurants on the north side of
Kingston Road; and a retail shopping plaza and car dealership on the south
side of Kingston Road;
the size of the Northeast Quadrant Area is approximately 12.9 hectares.
2.0 BACKGROUND
in June 2001, the City of Pickering, with the consulting assistance of
TSH Associates, Schollen & Company Inc., and Markson Borooah Hodgson
Architects Ltd., initiated a review of the 1990 Northeast Quadrant
Development Guidelines;
over the course of the Review, numerous public meetings were held with both
residents and landowners to discuss the process, transportation and
environmental findings, revised land use concepts and urban design
objectives, and potential amendments to the Pickering Official Plan that
implement the recommendations of the Review;
City Council, at its meeting on June 17, 2002, received Adendum to Report
Number PD 23-02, and passed a resoluton:
• receiving as background information the "Kingston Road — Whites Road
Northeast Quadrant Transportation Study, Phase 1 and 2 Reports";
2 Information Report No. 22-02
Page 2
• receiving as background information the "Amberlea Creek Northeast
Quadrant — Assessment of Alternatives" report;
• endorsing the recommendations of the "Northeast Quadrant Revievd;
• adopting in principle, the revised "Northeast Quadrant Development
Guidelines" as the City's strategy for detailed land use, urban design,
transportation and stormwater, and that the Guidelines be finalized in light
of the final official plan amendment ;
• directing City Staff to hold a "Statutory Public Information" meeting to
discuss potential amendments to the Pickering Official Plan required
to implement the results of the Review, [modified by Council adding
new clauses pertaining to the Wood/Carroll property];
• requiring proponents of major development applications within the
Northeast Quadrant to contribute their proportionate share of the
Northeast Quadrant review cost prior to zoning bylaws being adopted for
their lands; and
• recommending that the Ministry of Transportation approve an intersection
design at the Kingston Road/Highway westbound on/off ramp intersection;
- in addition, Council passed a resolution directing staff to make any necessary
changes to the proposed official plan amendment (and development
guidelines):
• ensuring no specific details are included respecting setbacks or other
design encumbrances affecting the City -owned lands so that suitable
'transitional' design strategies may be determined at a future point; and
• ensuring Council's position is clearly stated as being in support of piping
the watercourse that crosses through the Northeast Quadrant Area.
3.0 OFFICIAL PLANS
3.1 Durham Regional Official Plan
the lands north of Kingston Road are designated as Living Area and the
remainder of the area south of Kingston Road is designated as
Special Policy Area A on Map A4 of the Regional Official Plan.
lands designated Living Areas shall be used to a wide array of housing types,
certain home occupations and convenience stores, and limited office and
limited retailing of goods and services, in appropriate locations, as
components of mixed -used developments;
lands designated Special Policy Area A may be used for a mixture of
residential, retail, personal service and industrial uses; in addition, the
Regional Plan promotes the maximization of the area's highway exposure as
a main street and gateway; development shall be intensified in a manner that
will not adversely affect similar development within the Main Central Areas of
Pickering.
Kingston Road is classified as a Type B Arterial Road and Regional Transit
Spine, Whites Road is a Type A Arterial Road and Regional Transit Spine,
and Sheppard Avenue is a Type C Arterial Road on Map B2 — Transportation
System of the Regional Official Plan;
3.2 Pickering Official Plan
the Pickering Official Plan designates lands along Kingston. Road and
Whites Road as Mixed Corridors on Schedule I - Land Use Structure;
- the lands located between the Mixed Corridors and Urban Residential Area -
Low Density Areas in the interior of the Quadrant are designated as
Urban Residential Area - Medium Density Areas; the lands fronting
Sheppard Avenue east of the Dunbarton School property are designated as
Urban Residential Area - Medium Density Areas; the vacant
Dunbarton School property is designated as an Urban Study Area on
Schedule I of the Pickering Official Plan and is subject to the Urban Study
Areas: Old Dunbarton School policies;
Information Report No. 22-02 Page 3
lands designated Mixed Corridors may be for residential uses, retailing,
offices, restaurants, community, cultural, recreational uses and special
purpose commercial uses within this designation; the permissible density for
residential development is a range of over 30 and up to and including
140 units per net hectare, except where the lands abut existing low density
development, where the maximum density shall be limited to 55 units per net
hectare;
- lands designated Urban Residential Area - Low Density Areas are permitted a
maximum residential density of up to and including 30 units per net hectare;
Whites Road is designated as a Type A Arterial and a Transit Spine;
Kingston Road is a Type B Arterial and a Transit Spine; and
Sheppard Avenue is a Type C Arterial on Schedule II - the
Transportation System; however, section 11.8 of the Plan, the
Woodlands Neighbourhood Policies, indicates that any future improvements
to Sheppard Avenue shall be accommodated within the existing 20 metre
road allowance;
section 4.18 of the Pickering Official Plan indicates that Council recognizes
the Ministry of Transportation jurisdiction over provincial highways and
responsibility for standards, design criteria (including intersection/interchange
spacing and locations) and widening requirements respecting those
highways; the provincial Public Transportation Act provides the Ontario
Ministry of Transportation with the authority to approve any new access
opposite the Highway 401 on/off ramp.
4.0 CITY PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
4.1 General Overview
the City of Pickering proposes to amend the Pickering Official Plan in order to
implement the results of the Northeast Quadrant Detailed Review;
the proposed amendment, provided as Appendix I, includes the following
policy and Schedule revisions to the Official Plan:
• revise certain lands on Schedule I — Land Use Structure as follows:
• the south-east corner of Whites Road and Sheppard Avenue from
Mixed Use Areas - Mixed Corridors to Urban Residential Area —
Medium Density,
the 'old' Dunbarton School property from Other Designations — Urban Study
Areas to Mixed Use Areas — Mixed Corridors;
• the properties lying east of the 'old' Dunbarton School property, south
of Sheppard Avenue and west of the main Amberlea Creek tributary,
from Urban Residential Area — Medium Density to Mixed Use Areas — Mixed
Condors; and
• the interior lands located north and east of Whites Road and Kingston
Road from Urban Residential Area — Medium Density to Moved Use Areas —
Mixed Corridors;
• revising Schedule 11 — Transportation System, to change the road
classification of Delta Boulevard from local to Existing Collector, and to
add a Future Collector Road, opposite the Highway 401 westbound on/off
ramp to connect with Delta Boulevard; and
• revising policy 11.8 — Woodlands Neighbourhood Policies with new
polices to:
• locate buildings closer to the street;
• require all buildings to be a minimum of two storeys in height ;
• restrict new dwellings fronting Sheppard Avenue to a maximum of two
storeys;
• require new development to be compatible to existing low density
development on Sheppard Avenue;
• prohibit the development of new gas bars, automobile service stations
or car washes;
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Information Report No. 22-02
Page 4
• secure a signalized intersection for a future collector road opposite
Highway 401 westbound on/off ramp;
• promote traffic speed reduction and improved pedestrian safety along
Sheppard Avenue ;
• require easements across lands located south of Kingston Road and
west of Highway 401 westbound on/off ramp;
• support the piping of the Amberlea Creek tributary;
• ensure that development proposals are undertaken in a manner that
do not adversely impact downstream water quality and quantity
through of us of on-site controls.
5.0 RESULTS OF CIRCULATION
5.1 Resident Comments
Vivian VandenHazel, 1575 Fairport Road, commented that in order to
provide a buffer between the single family house located on the south side of
Sheppard Avenue, east of Amberlea Creek and the proposed townhouse
development, this property not be rezoned. She also commented on the
following: the Amberlea Creek tributary should not be piped, drive-thru's
should be eliminated to reduce pollution and noise; traffic and parking
problems should be improved in the Quadrant prior to development occurring,
and as much vegetation and open water courses should be maintained as
possible (see Attachment #2);
Lorelie Jones, on behalf of Hayes -Line Properties Inc., (778-790 Kingston
Road; Wood, Carroll et al lands), requested revisions to Council's
modifications that were intended to recognize the Ontario Municipal Board's
decision on the public road issue, as it affects the Hayes -Line properties (see
Attachment #3);
Alex Artuchov, on behalf of Pickering Holdings and Michael Boyer
Enterprises, is very concerned with the proposed policy requiring a mutual
exchange of easements for access purposes, between the two properties
(verbal);
5.2 Agency Comments
none received to date;
5.3 Staff Comments
staff has reviewed the amendment considering Council's direction at the
June 17, 2002 meeting; the two concerns raised by Council, (ensuring the
policy does not contain design encumbrances on the City -owned lands, but
ensuring the policy does clearly state Council's position in support of piping
the watercourse), are reflected in the proposed policy;
although resident concerns raised to date appear similar to those raised
during the Review, staff will give further consideration to comments of both
residents and agencies in making final recommendations to Council.
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;
Information Report No. 22-02
Page 5
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 the decision on this Amendment,
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,
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.
7.0 OTHER INFORMATION
7.1 Appendix I
copy of the City -initiated proposed Pickering Official Plan Amendment;
7.2 Background Information
copies of the following documents are available for viewing at the office of the
City of Pickering Planning & Development Department:
• Kingston Road — Whites Road Northeast Quadrant Transportation Study, Phase 1
Report
• Kingston Road — Whites Road Northeast Quadrant Transportation Study, Phase 2
Report;
• Amberlea Creek Northeast Quadrant — Assessment of Alternatives
Report; and
• Revised Northeast Quadrant Development Guidelines;
• Report to Council Number PD 23-02; and
• Addendum Report to Council Number PD 23-02;
7.3 Development Applications
a number of development applications have been submitted to develop lands
in the Northeast Quadrant Area;
the applications consistent with the provisions of the proposed amendment
are continuing to be processed.
Grant McGregor, MIP, RPP
Principal Planner - Policy
GM/td
Attachments
Copy: Director, Planning & Development
Catherine L. Rose
Manager, Policy
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APPENDIX 1 TO
INFORMATION REPORT No. 22- 02
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
PROPOSED AMENDMENT TO THE CITY OF PICKERING OFFICIAL PLAN
The purpose of this proposed amendment is to implement the
results of the Northeast Quadrant Plan ie a requ a ertain
amendments to the Pickering
to
reflect proposed changes to the Development Guidelines, in
order to achieve a cohesive identity for the area,
guide
u de
development on private property, and to provide Plicatiicke
ing
with a framework for reviewing development app
LOCATION:
The proposed amendment would apply to lands generally
bounded by Kingston Road, Whites Road, and Sheppard
Avenue, but also affected lands on the south side of
Kingston Road, and on the west side of Whites Road.
PURPOSE:
PROPOSED
BASIS: The Review has resulted in a renewed vision for the further
growth and evolution of the Northeast Quadrant.
The proposed Woodlands Neighbourhood Polices and
revised Northeast Quadrant Guidelines establish a
comprehensive framework for guiding private development
and investment within the quadrant, while ensuring a
sensitive 'fit' to the existing neighbourhood context. As well,
the framework provides direction and guidance for the
reorganization of the built and natural environments that
promotes the transformation of this section of Kingston Road
into a more vibrant'mainstreet'.
Council of the City of Pickering passed Resolution #96/02,
Item #1, at its meeting of June 17, 2002, which included
initiating this proposed amendment to the Pickering Official
Plan to implement the results of the Northeast Quadrant
Review and an number of other associated
recommendations.
PROPOSED
AMENDMENT:
7
The Pickering Official Plan be amended by:
1. Amending Schedule I - Land Use Structure by
redesignating lands as follows:
• the south-east quadrant of Whites Road and
Sheppard Avenue from Mixed Use Areas - Mixed
Corridors and Urban Residential Area - Low Density
to Urban Residential Area - Medium Density;
• the 'old' Dunbarton` School property from
Other Designations - Urban Study Areas to Mixed Use
Areas - Mixed Corridors;
• the properties lying east of the `old' Dunbarton
School property, west of the main Amberlea Creek
tributary, and south of Sheppard Avenue, from
Urban Residential Area - Medium Density to Mixed
Use Areas - Mixed Corridors; and
• the interior lands located north and east of Whites
Road and Kingston Road from Urban Residential Area
- Medium Density to Mixed Use Areas - Mixed Corridors, as
illustrated on Schedule 'A' attached to this draft
Amendment;
8
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2. Amending Schedule II - Transportation System, to
change the road classification of Delta Boulevard
from local to Existing Collector Road, and to add a
Future Collector Road, opposite the Highway 401
westbound on/off ramp to connect with Delta
Boulevard, as illustrated on Schedule 'B' attached to
this draft Amendment;
3. Revise policy 11.8 — Woodlands Neighbourhood Policies,
by retaining the existing sections (a), (b) and (c),
renumbering existing section (e) as (d), and adding
new subsections (e) through (g) as follows:
"11.8 City Council shall,
(a) in the established residential areas along
Highbush Trail, Old Forest Road,
Rosebank Road and Sheppard Avenue,.
encourage and where possible require new
development to be compatible with the character
of existing development;
(b) encourage the introduction of uses and facilities
into the neighbourhood that complement and
support secondary school students and activities;
(c) despite Table 6* of Chapter Three, establish a
maximum residential density of 55 units per net
hectare for lands located on the north side of
Kingston Road that are designated
Mixed Use Areas and abut lands developed as
low density development;
(d) accommodate future improvements to Sheppard
Avenue and Rosebank Road within the existing
20 metre road allowance, except at intersections
where additional road allowance width may be
need to provide vehicular turning lanes;
(e) to provide clearer direction for land use within
the lands covered by the Northeast Quadrant
Development Guidelines;
(i) further its objective of transforming
Kingston Road into a "mainstreet" for
Pickering by requiring the placement of
buildings to provide a strong and
identifiable urban edge, the construction
of some multi-storey buildings, and the
provision of safe and convenient
pedestrian access; accordingly, for the lands
designated Mixed Use Areas - Mixed Corridor,
City Council shall require,
(A) buildings to be located close to
the street edge, with the minimum
specified percentage of their front walls
required to be located within build -to -
zones to be established in the
implementing zoning by-laws for each
site;
(B) all buildings to be a minimum of
two storeys in height;
(C) commercial development to
provide second storey functional floor
space, with the minimum percentage of
their gross floor area to be provided in
second (or higher) storeys to be
established in the implementing zoning
by-laws for each project;
Table 6 is attached to this Amendment for information purposes only; it does not
constitute part of the Amendment.
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(ii) despite Table 10* of Chapter Three,
establish a maximum residential density
of 55 units per net hectare for lands
located within the area governed by the
Northeast Quadrant Development
Guidelines that are designated Urban
Residential - Medium Density, in light of
their location abutting lands developed as
low density development;
(iii) despite 11.8(d)(ii) above, and Table 10* of
Chapter Three, permit residential
development below the minimum
residential density of 30 units per net
hectare for lands • on the south side of
Sheppard Avenue;
(iv) require new development to establish
buildings on Whites Road and Sheppard
Avenue close to the street edge, with the
front doors facing the street, with a
specified percentage of their front walls
required to be located within
build -to -zones to be established in the
implementing zoning by-law for this site;
(v) restrict the height of the Sheppard Avenue
elevation of new dwellings fronting
Sheppard Avenue to a maximum of two
storeys;
(vi) require a minimum of four functional
storeys for the Whites Road elevations of
new dwellings fronting Whites Road;
(vii) recognize the existing low density
development on Sheppard Avenue, and to
this end, require the design of new
residential or commercial development to
be compatible with existing development
with respect to such matters as building
heights, yard setbacks, building
orientation and massing, access to
sunlight, and privacy;
(viii) despite sections 3.6(b)*, 3.9(b)* and
15.38*, and Tables 5* and 9* of Chapter 3,
prohibit the development of any new gas
bars, automobile service stations, or car
washes for lands designated
Mixed Used Area - Mixed Corridors or
Urban Residential — Medium Density;
(ix) despite section 11.8(e)(C), the requirement
for second storey functional floor space is
not mandatory for the zoning approved by
the Ontario Municipal Board issued on
May 21, 2002 on the Hayes Line Properties
Inc. lands, being Part of Lot 28, Range 3,
Broke Front Concession, City of Pickering,
(f) to provide clearer direction for transportation
matters within and around the lands coveted by the
Nottheast Quadrant Development Guidelines,
(i) support shared access points between
properties along Kingston Road, in
consultation with the Region of Durham;
(ii) endeavour to secure with the approval of
the Ministry of Transportation and the
Region of Durham, in consultation with
the affected landowners(s), a signalized
intersection for a future collector toad
opposite the Highway 401 westbound
on/off ramp;
* Tables 5, 9 and 10 and sections 3.6(b), 3.9(b) and 15.38 are attached to this Amendment
for information purposes only; they do not constitute part of the Amendment.
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10
(g)
-4-
(iii) despite Section 4.10(c)(i)* and in
accordance with Section 4.11(a)*, reduce
the width of the future collector road to
10 metres, to the satisfaction of the City;
(iv) restrict vehicular access from Whites Road
to the property located at the south-east
corner of Whites Road and
Sheppard Avenue, in the future, to
right-in/right-out turns only through the
installment of a centre median down
Whites Road between Sheppard Avenue
and Dunfair Street;
(v) promote the reduction of traffic speeds
and improvement of pedestrian safety
along Sheppard Avenue by implementing
pavement markings and other measures,
and considering "traffic -calming"
techniques following the adoption of a
City policy;
(vi) require pedestrian access, by means of
easements, from Delta Boulevard and
from the future collector road through the
old Dunbarton School site to
Sheppard Avenue;
(vii) require vehicular and pedestrian access,
by means of easements, from
Delta Boulevard to Whites Road;
(viii) require easements to connect the old
Dunbarton School site to the
Mixed Corridor lands to the east;
(ix) require easements across the lands located
south of Kingston Road and west of
Highway 401 westbound on/off ramp in
order to provide access to Delta
Boulevard;
(x) despite the designation of a Collector
Road on Schedule II — Transportation
System, connecting the Highway 401
westbound ramp to Delta Boulevard, and
Woodlands Neighbourhood Policy 11.8
(f)(iii), the implementation of the
Collector Road through the Hayes Line
Properties Inc. lands being Part of Lot 28,
Range 3, Broke Front Concession, City of
Pickering, is not mandatory for the zoning
approved by the Ontario Municipal Board
decision issued on May 21, 2002, and
instead may be achieved by the provision
of easements in favour of the City and
abutting land owners granting access to
the abutting easterly and westerly
properties;
to provide clearer direction for environmental and
stormwater management matters respecting the
Amberlea Creek tributary that flows through lands
covered by the Northeast Quadrant Development
Guidelines,
* Sections 14.10(c)(i) and 14.11(a) are attached to this Amendment for information
purposes only; they do not constitute part of the Amendment.
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(i) support the principle of piping the
Amberlea Creek tributary that flows
through the Northeast Quadrant lands
and, at the same time, recognizing the
interests of landowners within the
Northeast Quadrant on whose lands
Amberlea Creek tributary flows to pipe
that tributary, and the interests of the
Toronto and Region Conservation Authority to
maintain the Amberlea Creek tributary
through the Northeast Quadrant lands as
an open and buffered creek channel;
(ii) require any developer of lands within the
Northeast Quadrant proposing to pipe or
relocate the Amberlea Creek tributary to:
(A) submit an environmental /
stormwater management report, to
the satisfaction of the City and the
Toronto and Region Conservation
Authority, which report must
demonstrate a strategy resulting in
a significant net environmental
benefit to the watershed if
justifying piping of the creek,
(B) obtain appropriate approvals and
permits from public review
agencies; and
(C) satisfy any required
compensation under the
Fisheries Act; and
(iii) ensure that development proposals ate
undertaken in a manner that does not
adversely impact downstream water
quality and quantity through the use of
on-site controls and/or financial
contributions to a downstream
stormwater facility if necessary; and
(h) to provide additional direction on
implementation matters for lands covered by the
Northeast Quadrant Development Guidelines,
(i) through the use of the holding provisions
of the Planning Act, require where
necessary, proponents to enter into
agreements with the City, Region and
other agencies as appropriate, respecting
various development related matters
including but not limited to: the
construction of a collector road across
their lands to the City's satisfaction and
conveying the road to the City upon
completion; entering into cost sharing
agreements between each other where
mutual shared access is necessary;
providing or exchanging easements over
lands where necessary; payment of study
costs; and providing contributions to the
cost of a downstream stormwater
management facility, if necessary."
4. Delete in its entirety, section 3.16,
Urban Study Area: Old Dunbarton School policies,
which policies identify that City Council shall,
following the results of an appropriate land use,
transportation and design study, establish
appropriate land use designations and policies for
the subject lands, by amendment.
Goss Reference:
My -initiated: Northeast O`Mryd Area
OPA02002.
Aiy 29.2002
12
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Selected Policy Extracts from the Pickering Official Plan
Referred to in the Potential Amendment
Provided for Information Purposes Only — Not Part of Potential Amendment
TABLE 5
1
1 Mixed Use Areas j
Permissible Uses
I Subcategory I
i 1 (Restrictions and limitations on the uses permissible, arising from other 1
policies of this Plan, will be detailed in zoiiing hy-laws)...
1 Residential; 1
1
I
I Retailing of goods and services generally serving the needs of the I
1 surrounding neighbourhoods;
IOffices and restaurants;
I
I Local Nodes
Community Nodes
Mixed Corridors
Downtown Core
3.6 City Council,
Community, cultural and recreational uses.
All uses permissible in Local Nodes, at a larger scale and intensity,
and serving a broader area.
All uses permissible in Local Nodes and Community Nodes, at a I
1
I scale and intensity equivalent to Community Nodes;
Special purpose commercial uses.
All uses permissible in Local Nodes and Community Nodes, at the
greatest scale and intensity in the City, serving City-wide and regional
Ilevels;
Special purpose commercial uses.
(a) —;
(b) may zone lands designated Mixed Use Areas for one or more purposes as set out in
Table 5, and in so doing will apply appropriate performance standards, restrictions and
provisions, including those set out in Table 6;
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Selected Policy Extracts from the Pickering Official Plan
Referred to in the Potential Amendment
Provided for Information Purposes Only — Not Part of Potential Amendment
TABLE 6 ' I
i
i
I I
•
Mixed Usei Maximum and Minimum Maximum Gross I Maximum
Areas
•••••
1 Net Residential Density Leasable Flootspace for I Floorspace Index 1
Subcategory I (in dwellings per hectare) the Retailing of Goods 1 (total building I
I i i
1
and Services I floorspace divided
(in square metres) I by total lot area)
1 •
Local Nodes over 30 and up to and
I including 80
•
Community 1 over 80 and up to and
NodesI including 140
- •
Mixed
over 30 and up to and
Corridors including 140
up to and including 10,000 I up to and including I
I 2.0 FSI
up to and including 20,000 I up to and including
I 2.5 FSI
determined by site-specific I up to and including
zoning 2.5 FSI
Downtown 1 over 80 and up to and I up to and including 300,000 I up to and including
Core I including 180
1.I 3.0 FSI
• ;
r TABLE 9i
;
I
1
: I Permissible Uses (Restrictions and 1
I Designation I limitations on the uses permissible, arising from I
other policies of this Plan, will be detailed in I
; I zoning by-laws.)
! i .•
Urban Residential Residential uses, home occupations, limited
Areas
offices serving the area, and limited
.
.
retailing of goods and services serving the
I area;
I Community, cultural and recreational uses;
i Compatible employment uses, and
compatible special purpose commercial
I uses serving the area.
3.9 City Council,
(a) ...;
(b) may zone lands designated Urban .Residential Areas for one or more purposes as set out
in Table 9, and in so doing will apply appropriate performance standards, restrictions and
provisions, including those set out in Table 10;
1 . TABLE 10
1 E
I Maximum and Minimum i
Residential Area i
Net Residential Density
I Subcategory • I
• I (in dwellings per net hectare) I
1
I , .
I1 Low Density Area - • . 1 up to and including 30
; t
I Medium Density Area I over 30 and up to and including 80
; I
i !
I High Density Area i over 80 and up to and including 140 1
I I
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Selected Policy Extracts from the Pickering Official Plan
Referred to in the Potential Amendment
Provided for Information Purposes Only — Not Part of Potential Amendment
4.10 City Council shall,
(a) ..;
(b) •;
(c) recognize the following municipal road categories, wherein,
(i) Collector Roads: generally provide access to individual properties, to local
roads, to other collector roads and to Type C arterial roads; carry greater
volumes of traffic than local roads, including automobiles, pedestrians, bicycles
and transit; and generally have a right-of-way width ranging from 20 to 22
metres; and
4.11 Despite section 4.10, City Council may,
(a) vary road right-of-way widths, and related road category intersection criteria, for
roads under its jurisdiction and which are not designated on Map 'B' of the
Durham Regional Official Plan, either upward or downward, without amendment
to this Plan, where circumstances warrant such action, including,
(i) at intersections to improve sight -lines, accommodate turning movements, and
provide for transit stops;
(ii) for traffic calming purposes, and to provide for the installation, where
warranted, of traffic circles and other similar features;
(iii)where rear yard lanes are provided;
(iv) to avoid providing excessively wide roads or boulevards; and
(v) to improve streetscapes and/or reduce the crossing distance between buildings
and activities on opposite sides of a street; and
15.38 Within the urban area or within a rural hamlet, City Council may approve a site
specific zoning by-law with appropriate provisions and restrictions, to permit a retail
gasoline outlet in any land use designation except Open Space - Natural Areas,
provided,
(a) the retail gasoline outlet maintains the goals, objectives and policies of this Plan;
(b) the retail gasoline outlet obtains access from an arterial road as identified on
Schedule II;
(c) the retail gasoline outlet is not located adjacent to or opposite a school;
(d) the number of retail gasoline outlets is limited to a maximum of two outlets within
100 metres of any intersection; and
(e) the retail gasoline outlet will not adversely affect the safe and convenient
movement of pedestrian and vehicular traffic.
SCHEDULE 'A'
• EDESIGNATE FROM 'MIXED USE AREAS -MIXED
CORRIDORS' AND 'URBAN RESIDENTIAL
AREAS -LOW DENSRY AREAS' TO 'URBAN
RESIDENTIAL AREAS -MEDIUM DENSITY'
REDESIGNATE FROM 'OTHER
DESIGNATIONS -URBAN STUDY AREAS' TO
'MIXED USE AREAS -MIXED CORRIDORS'
REDESIGNATE FROM 'URBAN RESI ENTIAL r
AREAS -MEDIUM DENSITY AREAS' TO 'MIXED �'
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MEDIUM DENSRY AREAS
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DATE JULY 26, 2002
1
18
RECEIVED
JUL 202002
CITY OF DICKERING
PLANNING ND
DEVELOPMENT DEPARTMENT
ATTACHMENT 0.2. --TO
INFORMATION REPORT# 22-02
Vivian VandenHazel
1757 Fairport Rd.
Pickering, On
L1V 1T1
July 18,2002
Grant McGregor
Planner
City of Pickering, Planning Department
Dear Mr. McGregor,
Re:Proposed Pickering Official Plan Amendment
Northeast Quadrant Review
I have suggestions regarding the above noted amendment.
In order to provide a buffer between the single family
homes on the south side of Sheppard and the proposed town-
house development do not rezone the one single family home
adjacent to Amberlea tributary. Maintain this residence as is.
Do not pipe the creek, develop it as open space/park. This
is much fairer to the adjacent residents.
Eliminate drive throughs to reduce pollution and noise.
Improve the traffic and parking problems in the NE
quadrant prior to development occurring. The TSH traffic
study states intersections are operating at or above capacity
at peak times now. The on road parking restriction at the
corner of Sheppard and Whites must be enforced.
The stormwater management pond can be developed without
tunnelling these tributaries. Maintain as much vegetation
and open water courses as possible. Do not turn this area
into a sea of concrete.
Vivian VandenHazel•
CC
/
AnHa tENTL.3_TO
INFORMATION REPORT# 22- C)2
lorel ;; On es
associates
July 26, 2002
City of Pickering
Planning Department
One, The Esplanade
Pickering, Ontario
L1V 6K7
Attention: Neil Carroll, MCIP, RPP
Director of Planning
Dear Mr. Carroll
r•�
19
RECEJ , f; 7
JUL292002
CITY OF PICK RING •
MID
DEVELOPMENTNL PM.Kh•,N
Re: Northeast Quadrant Review
778 — 790 Kingston Road
Hayes Line Properties Inc.
I am writing on behalf of my client Hayes Line Properties Inc. who own the lands at 778 —
790 Kingston Road with respect to the proposed Official Plan amendment for the Northeast
Quadrant. As you know, we have been involved in the study since it's beginning and have
provided input throughout the process. In addition, I attended two public meeting with
respect to this matter in May and June of this year and provided my comments to Council at
this time. I will not be able to attend the next public meeting which scheduled for August 8,
2002 and would therefore like to go on record again with respect to our opposition to the
proposed Official Plan amendment for the Northeast Quadrant as it relates to this property.
As you know, a rezoning application was submitted for the subject property in June 2000 and
went to an Ontario Municipal Board hearing in February of this year. The Board decision
which is dated May 21, 2002 dealt with a number of the same issues for our property as are
currently being raised through the proposed Northeast Quadrant Official Plan amendment.
The City took the position at the hearing that there should be a public road through the
subject property. The Board decision indicated that based on the evidence, which included
the City's, own transportation consultant, that a public road was net necessary on the subject
property as long as easements were provided. The City is now proposing to show a public
collector road in the Official Plan across the Hayes Line Properties land.
The Board also dealt with the issue of a minimum height of two functional storeys. We took
the position that it was not necessary to have a functional second storey for the proposed
commercial development but that we would provide a minimum two storey height and the
Board agreed. The City is now proposing to require a minimum height of two functional
storeys far commercial development on the subject property. -
We realize that the city has now added two clauses to the proposed Official Plan amendment
that recognizes the zoning on the subject property that was approved by the Board.
However if we want to develop the site in a different manner to respond to a new end user for
Planning Consulting
950 Silver Birch Trail, Mississauga, Ontario L5) 4C1
Tel: 905-855-8222 • Fax: 905-855-9973 • E-mail:lja@rogers.com
20
ATTACHMENT#aTO
INFORMATION REPORT#
Lorelei on es
& associates
2
example, we would need to amend the zoning. Once we amend the zoning we would then
be required to provide for a public road and a functional second storey. We do not feel that it
is reasonable to impose either of these requirements when these issues were fairly vetted
through an Ontario Municipal Board hearing and were denied.
We are not opposed to redesignating the northern portion of the subject property from
Medium Density Residential to Mixed Use Areas — Mixed Corridors. However we do object
to amending Schedule II to add a future collector road on the subject property and to clauses
11.8 (e)(i)(C), 11.8(e)(vii) and 11.8(f)(x).
We would be satisfied with the proposed Official Plan amendment if clause 11.8(e)(vii) were
amended to read:
"despite section 11.8(e)(i)(C), the requirements for second storey functional floor space
is not mandatory on the Hayes Line Properties Inc lands being Part of Lat 28, Range 3,
Broken Front Concession, City of Pickering."
and if clause 11.8(f)(x) were amended to read:
"despite the designation of a Collector Road on Schedule I — Transportation System,
connecting the Highway 401 westbound ramp to Delta Boulevard, and Woodlands
Neighbourhood Policy 11.8 (f)(iii), the implementation of the Collector Road through the
Hayes Line Properties Inc. lands being Part of Lot 28, Range 3, Broken Front
Concession, City of Pickering is not mandatory and may instead may achieved by the
provision of easements in favour of the City and abutting landowners granting access
to abutting easterly and westerly properties."
We feel very strongly about this position and if the City insists on adopting the Official Plan
amendment as currently proposed, we intend to appeal it to the Ontario Municipal Board. I
trust that our position is clear; however, if you require any further clarification, please contact
me. Thank you.
Yours truly
Lorelei Jones, MCIP, RPP
Planning Consultant
cc. Hayes Line Properties
Ron Hawkshaw