HomeMy WebLinkAboutMay 14, 2001PICKERING
AGENDA
EXECUTIVE COMMITTEE
AGENDA
EXECUTIVE COMMITTEE MEETING
MONDAY, MAY 14, 2001
7:30 P.M.
CHAIRMAN: Councillor Pickles
(0
ADOPTION OF MINUTES
Regular Meeting of April 23, 2001
(II}
1.
DELEGATIONS
The following persons will address the Committee regarding traffic
concerns on Rougemount Drive:
a. Peter Williams, 1455 Rougemount Drive
b. Simon Hunter, 1436 Rougemount Drive
c. Gino Hamperian, 1432 Rougemount Drive
safety
(HI)
MATTERS FOR CONSIDERATION
PAGE
PLANNING & DEVELOPMENT REPORT PD 20-01
NOTION ROAD LAND USE AND URBAN DESIGN STUDY
1-177
PLANNING & DEVELOPMENT REPORT PD 16-01
ZONING BY-LAW AMENDMENT APPLICATION A 38/00
CHIN-CHI CHAO
LOT 44, PLAN 820
(WEST SIDE OF SPRUCE HILL ROAD, NORTH OF SHEPPARD AVENUE)
178-201
PLANNING & DEVELOPMENT REPORT PD 15-01
ZONING BY-LAW AMENDMENT APPLICATION A 37/00
M. & S. DEROCCHIS
PART OF LOT 18, PLAN 228
PARTS 1 & 2, PLAN 40R-17139
(WEST SIDE OF ROUGEMOUNT DRIVE, NORTH OF ROUGE HILL CRT.)
225-
246
o
PLANNING & DEVELOPMENT REPORT PD 13-01
ZONING BY-LAW AMENDMENT APPLICATION A 27/00
A. REALE REALTY LIMITED
(NOW EDUKIDS CHILD LEARNING CENTRES LTD.)
PART OF LOT 33, RANGE 3, B.F.C.
(NORTHWEST CORNER OF KINGSTON ROAD AND ALTONA ROAD)
247-
273
o
PLANNING & DEVELOPMENT REPORT PD 18-01
ZONING BY-LAW AMENDMENT APPLICATION A 32/00
WILLIAM JOHN RUSSELL
PART OF LOT 12, PLAN 282
(1855 WOODVIEW AVENUE)
274-
294
PLANNING & DEVELOPMENT PD 14-01
PICKERING ROD AND GUN CLUB
REQUEST TO RE-ESTABLISH FACILITY IN PICKERING
PROVINCIAL LANDS, PART LOTS 21/22/23, CONCESSION 4
295-
302
o
PLANNING & DEVELOPMENT REPORT PD 17-01
DELEGATION OF APPROVAL AUTHORITY FOR
DRAFT PLANS OF SUBDIVISION, CONDOMINIUM AND
PART LOT CONTROL EXEMPTION BY-LAWS
303-
306
CORPORATE SERVICES & TREASURER REPORT CS 14-01
EXTENSION OF 2000 FINANCIAL INFORMATION RETURN/
MUNICIPAL PERFORMANCE MEASUREMENT PROGRAM FILING
DEADLINE
307-
312
10.
LEGAL SERVICES REPORT L 06-01
DISPOSAI. OF I,AND~q
313-
12.
CLERK'S REPORT CL 18-01
NOXIOUS WEEDS
323-
330
13.
CLERKS REPORT CL 19/01
APPOINTMENTS TO ENFORCE THE PARKING BY-LAW AT
1822 WHITES ROAD, AMBERLEA PLAZA
331-
335
OTHER BUSINESS
(VI) ADJOURNMENT
001
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
o
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 Town of Ajax, with consulting assistance from the firms of
Brook Mcllroy and i Trans Consulting Inc., dated May, 2001, and attached as
Appendix I to Report Number PD 20-01;
That Council initiate an amendment to the Picketing 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 in June, 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;
That Council initiate an amendmem to Pickering Zoning By-law 3036 to implement
the results of the Notion Road Land Use and Urban Design Study, and request staffto
hold a statutory public meeting in June, 2001, to replace the various "MI" zonings
with an appropriate "MC-mixed employment" zoning, generally as set out on
Appendix III to Report Number PD 20-01;
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 Docmnent 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 Fall 2001;
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 Fall 2001;
002
2
(c) requesting the Town of Ajax to amend its noise by-law to permit action on
complaints from Pickering residents about noise originating in Ajax; and
That Council request the Clerk to forward a copy of Report Number PD 20-02 and
the related Council decision to the Clerk of the Town of Ajax.
REPORT TO
COUNCIL
003
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 4, 2001
REPORT NUMBER: PD 20-01
SUBJECT:
Notion Road Land Use and Urban Design Study
City of Picketing
RECOMMENDATIONS:
That Council receive, as background information, the Notion Road Land Use and Urban
Design Study, prepared by the Planning & Development Departments of the
City ofPickering and 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;
That Council initiate an amendment to the Picketing 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 in June, 2001 to replace the "Study Area" designation on the
west side of Notion Road in Picketing with a "Mixed Employment" designation, and add
new policies to the Village East Neighbourhood, generally as set out on Appendix 1I to
Report Number PD 20-01;
That Council initiate an amendment to Picketing 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 in June, 2001, to replace the various "MI" zonings with an
appropriate "MC-mixed employment" zoning, generally as set out on Appendix 1II to
Report Number PD 20-01;
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 Fall 2001;
That Council adopt in principle the Informational Revisions to the Picketing 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 Fall 2001;
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 Nlntinn l~natt, nnee{hlo
OO4
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date: May 4, 2001
Page 2
ORIGIN:
Section 3.17 of the Picketing Official Plan identifying the Notion Road Industrial Area Urban
Study Area on lands located south of Kingston. Road, along Notion Road, opposite an industrial
area in the Town of Ajax;
Picketing Council resolution # 104/98 of June 1, 1998, requesting that the Town of Ajax give
consideration to a joint land use and design study of the lands in the vicinity of Notion Road; and
Picketing Council resolution # 215/99 of November 15, 1999, endorsing a Terms of Reference
for, and authorizing staff to commence, the Urban Study of the Notion Road Industrial Area, in
collaboration with staff of the Town of Ajax as they undertake a similar review required for
adjacent lands in Ajax.
AUTHORITY:
The Planning Act, R.S.O. 1990, chapter P. 13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed policies; adoption of
implementation measures allows Council to consider, during the annual budgeting process,
financial contributions for local improvements.
EXECUTIVE SUMMARY:
Planning studies have often been criticized, for containing strategies that seek to achieve
unlimited or unrealistic possibilities, causing them to be difficult to implement. By contrast, the
Notion Road Land Use and Urban Design Study recognizes practical realities, and recommends a
strategy to achieve, over time, incremental i:mprovements to the land use conflicts that exist
between existing heavy industry and surrounding residential uses.
The Notion Road Study Area is generally located on either side of Notion Road, between
Highway 401 and Kington Road. It contains primarily heavy industry in Ajax, and automotive
uses and some vacant land in both Ajax and Picketing. The Village East residential area is
located to the west in Picketing, and the Picketing Village residential area is located to the east in
Ajax. A map showing the location of the Study Area is provided for reference (see
Attachment # 1).
Staff initially considered wholesale land use changes to the heavy industrial uses in Ajax because
of their effects on the nearby residential areas in Picketing and Ajax. However, it became
apparent, to the disappointment of area resident groups, that many factors limit the feasible
strategies that would bring a rapid improvement or eliminate the land use conflicts.
I,and use ontions for residential and active varkland were not supportable for the following
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date: May 4, 2001
Page 3
005
The remaining land use options were to:
* continue to permit new general industrial uses to be established on the Ajax
lands, and permit prestige industrial/commercial/institutional uses on the
Picketing lands, while requiting higher standards of design throughout the area;
* upgrade permitted new development to prestige industrial along the Notion Road
and Highway 401 edges of the Ajax employment lands but continue to permit
new general industrial uses in the interior of the Ajax lands, and permit prestige
industrial/commercial/institutional uses on the Picketing lands, while requiting
higher standards of design throughout the area; or,
* upgrade permitted new development to prestige industrial for the whole of the
Ajax employment area, recognize the existing businesses' right to operate and
have minor expansions, and permit a similar higher order mixed employment
(prestige industrial and limited retailing of goods and services) on the Picketing
lands, while requiting higher standards of design throughout the area.
The last option described above is recommended. For Picketing, Mixed Employment is
compatible with existing residential uses in Village East, and can co-exist with the heavy
industries that are likely to remain for the short and medium term, in Ajax. For the Ajax lands,
redesignation to Prestige Employment while recognizing the existing businesses and permitting
minor expansions, will in the long term, improve compatibility with the nearby residential in
Village East and the Picketing Village, and respect existing business operators.
The Notion Road Land Use and Urban Design Study, dated May, 2001, has been prepared jointly
by City of Picketing and Town of Ajax Planning & Development staff. Limited consulting help
in the specialties of urban design and transportation was received from Brook Mcllroy -
Planning and Urban Design, and iTrans Consultants Inc. The report provides substantial detail
on the history, land use conflicts,, regulatory policy, public consultation, options considered,
rationale, proposed official plan designations and policies, proposed zoning, proposed urban
design guidelines, and proposed related implementation measures, for the consideration of the
Councils of Pickering and Ajax. The report is attached as Appendix I to Report PD 20-01, and it
is recommended that Council receive it as background.
Further, it is recommended that Council authorize staff to hold Statutory Public Meetings in June
for the proposed official plan and zoning changes generally as set out in Appendices 11 and 1/I to
Report PD 20-01. It is also recommended that Council adopt in principle the Notion Road
Development Guidelines, and the related Informational Revisions to the Picketing Official Plan,
attached as Appendices W and V, and that these documents be refined as necessary in light of
the final official plan amendment and zoning by-law, and that they be brought back together for
final adoption with the official plan amendment and zoning by-law.
Lastly, it is recommended that Council adopt various implementation strategies as outlined in
Appendix VI, to: consider financial contributions during budget process for infrastructure and
stormwater upgrades; support a community/industry liaison group to work on improvements in
the area; and request the Town of Ajax amend its noise by-law so complaints by Picketing
residents about noise from Ajax can be investigated by the Ajax by-law enforcement officers.
The owners of the vacant Picketing lands are not surprised by the non-residential
Report to Council PD 20-01
0 0 6Subject: Notion Road Land Use and Urban Design Study
Date: May 4, 2001
Page 4
Despite the concerns being expressed by the various resident groups, a Mixed Employment land
use can co-exist with any outcome in Ajax.
Replacing the Study Area designation in Picketing with a Mixed Employment designation, and
rezoning the lands to implement that designation, will allow a much broader and more
prestigious group of permissible uses where development can occur following site plan approval.
Other efforts by the City, Town, and existing businesses to work on improving the general
appearance of the area will further encourage investment and redevelopment.
BACKGROUND:
1.0 The Notion Road Land Use and Urban Design Study Report, May 2001
1.1 Executive Summary
The three-page Executive Summary at the beginning of the Notion Road Land Use and
Urban Design Study report provides a succinct overview of the study and its findings.
1.2 Forward
The forward assists the reader in understanding the study's purpose, how the study was
conducted, the role of an official plan, points out that that the Study is not starting with a
"clean slate" nor an area in transition, and emphasizes that incremental change through
co-operative and collaborative efforts between private landowners and public authorities can
result in a more positive fit between the Study Area and its surroundings.
1.3 Existing Context and Study Area
Section 1 of the Notion Road Land Use and Urban Design Study report, describes the
following matters:
· Study Area;
· Surrounding Lands in the City ofPickering, Duffins Creek and Picketing Village;
· Existing Land Ownership;
· Recent Planning Context;
· Terms of Reference for the Study; and
· Summary.
1.4 Planning Considerations
Section 2 of the Notion Road Land Use and Urban Design Study report provides an
overview of the following policies and planning considerations:
· Provincial policy (including flood plains special policy areas, land use compatibility,
archaeological and historic resources, and environmental policies);
· Durham Regional Official Plan policies (environmental, employment areas, major
open space, transportation, living area);
· Picketing and Ajax Official Plan designations for lands both within the Study Area,
lands surrounding the Study Area, and employment area designations;
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date: May 4, 2001
Page 5
0O7
· Related Planning Considerations:
· Poor Image;
· Public Safety;
· Parks and Open Space;
· Public Land; and
· Traffic; and
· Summary of Opportunities and Constraints.
1.5 Land Use Options
Section 3 of the Notion Road Land Use and Urban Design Study report provides a
description and evaluation of the land use options. The recommended 'Option 5 Hybrid' is
illustrated as Figure 30, on Page 3-9 of the report, The following options are discussed:
· Option 1 - Industrial to Residential;
· Option 2 - Status Quo;
· Option 3 - Evolution Toward Prestige Employment;
· Option 4 - PACT/BECA Inspired Option;
· Option 5 & Option 5 Hybrid - Prestige Employment and enhanced Open Space
Corridor; and
· Evaluation Summary.
1.6 Urban Design Guidelines
Section 4 of the Notion Road Land Use and Urban Design Study report provides an
overview of the proposed urban design guidelines as follows:
· Vision statement;
· Guiding principles;
· The Guidelines:
· Roads and Frontages;
· Gateways;
· Open Space Edges; and
· Paths; and
· A Demonstration Plan.
1.7 Proposed Official Plan Policies
Section 5 of the Notion Road Land Use and Urban Design Study report provides an
overview of the proposed official plan policies and related implementation strategies as
follows:
· Proposed Amendments to the Ajax Official Plan;
· Proposed Amendments to the Picketing Official Plan; and
· Other Picketing Recommendations.
1.8 Implementing Zoning
Section 6 of the Notion Road Land Use and Urban Design Study report provides an
008
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date: May 4, 2001
Page 6
2.0 Discussion
2.1 General
The recommended land use, zoning, and urban design guidelines, strike a compromise
between established industrial interests and a more recently developed residential
community. Future heavy industry will be restricted to those that currently exist, with
limited expansion potential. The recommendations provide direction to an area of land use
conflict and find common ground between opposing views. The recommendations attempt
to reconcile, to the extent possible, divergent interests while not undermining municipal
planning objectives.
2.2 Consultation & Comments
Consultation has occurred with key landowners and key resident representatives, in addition
to the holding of 5 public open houses during the process of the study. One of the land use
options presented and evaluated was derived from the work of PACT/BECA. The open
houses were held to review preliminary findings, initial options for land use solutions, an
earlier staff preferred option and the most recent open house held in March 2001 to consider
staff preliminary recommendations for official plan, zoning, urban design guidelines and
other implementation matters. The public was notified of each open house by means of
newspaper advertisement and notices sent to properties both inside the Study Area and
within 120 metres of the Study Area.
PACT/BECA representatives are not satisfied that the recommendations go far enough to
eliminate the land use conflicts. However, these views are diametrically opposed to the
interests of the existing heavy industries who would prefer to retain their existing heavy land
use designation and zoning, and have no restrictions imposed. While we have not been able
to reach a consensus, the recommendations of staff are an appropriate middle ground
between the views of PACT/BECA and the existing heavy industrial operators.
The owner of the majority of the vacant lands in the Picketing portion of the Study Area is
Silwell Developments Limited. Although they were hoping to establish residential uses on
these lands, they recognize the constraints to, and the difficulties in, achieving such an
outcome. Silwell Developments, albeit perhaps reluctantly, can accept a
Mixed Employment designation. They advise that the City would need to purchase the
blocks of land on Marshcourt Drive if the City wishes to establish a walkway between
Marshcourt Drive and Notion Road. The owner of the remainder of the vacant lands,
Metro Star Construction, anticipated an industrial designation and indicated this recently
acquired property is a long term investment.
A more detailed discussion of the results of the public and agency consultation, including a
summary of the comments received, is provided in Attachment # 3. Comments from the
various agencies, residents and ratepayer groups, and landowners who wrote to Picketing
are provided as Attachments #4 - #18.
2.3 Land Use Options and Evaluation
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date:
May 4, 2001
Page 7 009
3.0
3.1
Environment requires residential and other sensitive uses such as active parks to be
located a minimum of 70 - 300 metres away from heavy industry);
· the potential need for flood proofing, costly flood studies, and costly and potentially
ecologically unacceptable stream channel modification to address flood risk to life
and property;
· the degree to which the option protects employment lands and employment uses in
Ajax;
· the degree to which the option respects the existing industrial operators property
rights; and
· the potential for improvements to the Duffins Creek valley.
Other matters that were examined in evaluating the land use options included: · improving the supply of parkland in Ajax;
· improving access to and enhance Duffins Creek;
· improving the image of the Study Area through: control of open storage; improving
the quality of buildings; improving substandard sections of Notion Road; examining
burial of utility lines; improving landscaping, fencing and screening; and improving
public lands, open spaces and streets as required;
· maintaining safety of local children fi-om truck traffic, and open, unfenced industrial
sites;
· improving stormwater treatment to maintain the quality of water in Duffins Creek;
· accommodating traffic needs of area businesses and residents; and
· provide buffering and screening between abutting residential and industrial uses.
Recommendations
Recommended Land Use Option
The recommended land use option is identified
Employment and Enhanced Open Space Corridor.
the Study report.
as the Option 5 Hybrid - Prestige
It appears as Figure 30 on Page 3-9 of
The recommended land use option for Pickering is directly related to the recommendations
for the Ajax lands. The Ajax lands are recommended to be redesignated and rezoned for
Prestige Employment uses. These provisions will govern new development. The existing
heavy industries are permitted, only for so long as they remain operating. Minor expansions
are permitted for the existing heavy industries subject to strict criteria. Additional open
space is proposed adjacent to Duffins Creek. The effect of these recommendations will be
to encourage evolution of the area to a prestige quality as the existing heavy industrial uses
cease operation.
Given that heavy industrial uses will be remaining for the short and medium term to the east,
and that residential uses exist to the west, staff propose the Picketing lands be redesignated
to Mixed Employment. A full listing of the permissible uses is provided in Attachment #?
Typical uses permissible include a range of: light industrial and service industries; research
and development facilities; equipment and vehicle suppliers; offices; personal service uses;
restaurants; community, cultural and recreational uses; and limited retailine of ~oods and
010
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date:
May 4, 2001
Page 8
· creation of an appropriate landscaped strip along the west property lines;
· locating loading and service areas at the sides of buildings unless suitably buffered
or screened to mitigate noise and visual appearance;
· prohibiting outside operations or storage;
· landscaping treatments along Notion Road to establish an attractive streetscape; and
· screening of rooftop equipment.
Other policies address implementation matters including:
· supporting improved public infrastructure to upgrade the general appearance ~)f the
area including the urbanization of the north end of Notion Road, upgraded
sidewalks, street tree planting, boulevard treatments, gateway treatments, burial of
the hydro wires, and contributions to a stormwater quality pond adjacent to
Duffins Creek; and
· support for a community/business liaison group for the Notion Road Area to work to
address compatibility issues and promote an overall improvement in the appearance
of the industrial properties.
Draft recommendations restricting building heights to protect views from the residential area
were judged overly restrictive for an industrial development. More typical 12-metre
building heights are now recommended (12 metres is the same maximum height as the
residential uses on Marshcourt Drive).
The proposed Picketing Official Plan Amendment is provided as Appendix II. It is
recommended that Council request staff to hold a Statutory Public meeting in June, 2001, to
consider the potential amendments, generally as set out in Appendix II to Report
Number PD 20-01.
3.2 Recommended Zoning
It is recommended that the lands within the Picketing portion of the Study Area be rezoned
to permit a list of permitted uses that implements the "Mixed Employment" designation
proposed for the Official Plan for these lands. The zoning amendment will specify that no
waste transfer uses will be permitted on these lands. In addition, it is proposed to: · limit building height to 12 metres;
· require minimum front yards ot'7.5 metres, rear yards of 12 metres, and side yards of
4.5 metres.
In addition, parking, loading and service uses are to be permitted in side yards and a 3 metre
landscaped strip of planting, fencing and/or berms is to be required along the west property
line to provide appropriate screening and noise mitigation for the existing residential
dwellings. Further, a 5 metre landscaped strip is to be required in the front yards to screen
parking, loading and service areas frorn Notion Road.
The proposed Zoning By-law amendment is provided as Appendix In. It is recommended
that Council request staff to hold a Statutory Public meeting in June, 2001, to consider the
potential zoning amendments, generally as set out in Appendix In to Report Number
PD 20-01.
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban Design Study
Date: May 4, 2001
Page 9
011
It is recommended that Council adopt the guidelines in principle, request staff to refine the
guidelines as required to be consistent with the final official plan amendment and zoning
by-law for the Picketing portion of the Study Area, reformat them as
Development Guidelines for inclusion in the Compendium Document to the Picketing
Official Plan, and bring them back to Council for adoption with the other final amendments.
3.4 Informational Revisions to the Picketing Official Plan
Informational revisions to the Plan are required to identify the adoption of the Development
Guidelines for the Notion Road Area. An outline of the proposed Informational Revisions is
provided on Appendix V to Report PD 20-01. It is recommended that Council adopt in
principle these revisions, and request staff to refine them as necessary to be consistent with
the final official plan and zoning amendments, and that they be brought back together as part
of the final package.
3.5 Implementation Matters
A number of implementation matters have been identified through this study that would
assist in achieving the objectives, and dealing directly with on-going compatibility issues.
These strategies include suggesting Council consider allocating, as part of its annual
budgeting, appropriate allocations to future infrastructure improvements. These
improvements will, in some cases, be shared with other partners. Staff suggest contributions
be set aside for such matters as: streetscape, boulevard, gateway and special sidewalk
treatments; eventual burial of the hydro wires; and contributions on a proportionate basis to
a stormwater quality facility in Ajax.
Further it is recommended that Council support a community/industry liaison group for the
Notion Road Area that can deal with on-going compatibility issues, and explore
opportunities for enhancement of the area.
Lastly, as a result of this study, it was identified that the current wording of the Ajax noise
by-law does not require investigation of noise complaints by Picketing residents about noise
sources in Ajax. Accordingly, staff recommends that Pickering Council request Ajax
Council to amend its noise by-law to require such complaints to be investigated.
These implementation matters are described in Appendix VI to Report Number PD 20-01. It
is recommended that Council adopt these recommendations.
3.6 Collaboration with Ajax
This study has been a collaborative effort with the Town of Ajax. The efforts of Ajax staff
in pulling together the final version of the Notion Road Land Use and Urban Design Study
report is acknowledged and appreciated. It is recommended that Council forward a copy of
this Report Number PD 20-01 to Ajax, together with a copy of Council's resolution on the
matter.
012
Report to Council PD 20-01
Subject: Notion Road Land Use and Urban I)esign Study
May 4, 2001
Page 10
ATTACHMENTS:
1. Notion Road Study Area Location Map
2. Table 8 - Employment Areas: Permissible Uses by Subcategory, from the Picketing Official
Plan
3. Summary of Consultation and Comments
4. Comment Letter from Durham Region Planning Department, April 27, 2000
5. Comment Letter from Toronto and Region Conservation Authority, April 26, 2000
6. Comment Letter from Mr. Vanderwel, February 4, 2000
7. Comment Letter from Mr. Vanderwel, March 3, 2000
8. Comment Letter from Ms. Tammy Evans, Marchl9, 2001
9. Comment Letter from PACT/BECA, February 28, 2000
10. Comment Letter from PACT/BECA, June 19, 2000
11. Comment Letter from PACT/BECA, Februaryl 3, 2001
12. Comment Letter from PACT/BECA, March,27, 2001
13. Submission from PACT/BECA, March22, 2001
14. Comment Letter from Metrontado Group, on behalf of Silwell Developments Limited,
March 31, 2000
15. Comment Letter from Metrontario Group, on behalf of Silwell Developments Limited,
April 23, 2001
16. Comment Letter on behalf of Lafarge Canada Inc., March 17, 2000
17. Comment Letter on behalf of Lafarge Canada Inc., Februaryl 4, 2001
18. Comment Letter from Mar-Lyn Lumber Sales Limited, February 5, 2001
Prepared By:
Steve Gaunt, MCIP, RPP
Planner 2
Catherine L. Rose
Manager, Policy
SG/CLR/jf
Attachments
Copy: Chief Administrative Officer
Approved / Endorsed by:
Director, ~ng & Development
·
APPENDIX I TO
REPORT NUMBER PD 20-01
013
NOTION ROAD LAND USE AND URBAN DESIGN STUDY
MAY, 2001
G..-...- LANI
SCREEN TO PARKIN(~
",- SERVICEAREA
TYPICAL PLAN/ELEVATION AT HIGHWAY 401
(East of Notion R°ad)
NOTION ROAD
Land Use and Urban Design
STUDY
FAa,/, 2001
List of Contributors to this Report
Town of Ajax
Nicola Alston, Planning Technician
Renrick Ashby, Planner
Brian Bridgeman, MCIP, RPP, Manager, Planning
and Development
Kevin Heritage, MCIP, RPP, Development
Approval Coordinator
Bruce Johnson, Manager, Design Services
Gary Muller, MCIP, RPP, Senior Planner
City of Pickering
Steve Gaunt, MCIP, RPP, Planner 2
Catherine Rose, Manager, Policy
Brook Mcllroy Inc.
Anne Mcllroy, MCIP, RPP, MRAIC, Principal
iTrans Consulting Inc.
Tyrone Gan, P. Eng., Transportation Engineer
Toronto and Region Conservation Authority
Russel White, Plans Analyst
01'6
Executive Summary
This Study, prepared jointly by staff of the Town of Ajax
and the City of Pickerlng, recommends land use
designations and policies to guide future development
and land use change within the Notion Road area.
The Study Area is next to Picketing Village, an area of
historic Importance and is dominated heavy Industrial
uses. It is also within relative close proximity to newer
residential development. The following land use and
development issues are addressed In this report.
1. Land use compatibility is a concern between
heavy Industry In the Study Area and newer
residential development, particularly to the west in
Picketing. This Study addresses land use
compatibility by recommending amendments to
the Official Plans and Zoning By-laws for I:oth Ajax
and Pickering, by curtailing the range of future
permitted heavy industrial uses. New Performance
standards are proposed within the applicable
zoning by-laws that provide for a consistent building
face on both sides of the street, the masking of
storage and loading areas and related maFrers.
Existing uses will be permitted to continue, with
limited expansions, subject to site plan approvals.
Urban Design Guidelines have been developed to
assist in improving the appearance of the area as
development and redevelopment occurs in the
future.
2. Notion Road is a boundary road ben'ween Ajax and
Picketing. A coordinated vision is needed to ensure
that local actions on both sides of the street do, not
conflict with one another. In this regard, the
changes proposed to the various planning
documents foresee an improved and viable area
for business and employment, that can co-exist
with Its residential surroundings.
The Study Area is within a floodplain. Floodplain
concerns are addressed by placing limitations on
the range of new permitted uses in the area, In
keeping with Conservation Authority palicies.
Fundamental changes in land use can be ruled
out unless permanent solutions for flood protection
are developed. Although such solutions are
beyond the purview of this Study, the need to
Notion Road
Land Use and Urban Design Study
Executive Summary
Page 1
develop such solutions is questioned in light of
municipal priorities that seek fo maintain and
improve the viability of existing employment lands.
Employment lands need to be used in a more
efficient manner, while the redesignafion of such
lands for non-employment uses Is discouraged.
The recommendations of this Study recognize that
the Study Area can achieve a employment status
in the future. Planning instruments are
recommended that would make the area more
affractive and efficient from an employment
perspective.
This Study recognizes that the current industrial
owners and operators have no plans fo relocate.
With this in mind, the recommendations of this.
Study are geared toward improving the profile of
the area for employment purposes. This
improvement will likely represent a longer term
proposition.
Open space areas would incorporate the two
existing cemeteries, and a future trail system along
the east bank of Duffins Creek. Opportunities exist
to prese~/e and enhance the valley by allowing for
future stormwater management areas, and by
enlarging natural areas on the west side of the
valley.
This Study recommends improving the
development profile next to Highway 401. It also
recognizes that where Kingston Road and Pickering
Parkway meet Notion Road, a higher standard of
urban design is necessary.
There is a need to improve the image and safely of
the area. Urban design guidelines have been
developed with public safety as a prioriJy.
It has been recommended that the Ajax Official
Plan be amended by redeslgnafing the majority of
the Study Area from General Employment to
Prestige Employment. The Implementing zoning for
the majarity of the area is proposed to change
from Heaw IndusJTlal (M3) to Prestige Industrial [M1 ),
subject to the recognition of existing Industrial uses.
017
Notion Road
Land Use and Urban Design Study
Executive Summary
Page 2
018
Notion Road
Land Use and Urban Design Study
10. The Picketing Official Plan is proposed to be
amended by redesignaflng lands on the west side
of Notion Road from Urban Study Area fo Mixed
Employment. Implementing zoning permissions
would allow for industrial uses, offices, a limited
range of commercial permissions and other uses.
This Study strikes a compromise between established
industrial interests, the local residential communih/and
environmental protection. Heaw industiy would be
restricted to those uses which currently exist, and future
heavy industrial uses would not be permitted,
The Study provides direction to an area of land use
conflict and finds common ground between opposing
views. The recommendations attempt to reconcile, to
the extent possible, divergent interests while not
undermining municipal planning objectives.
Executive Summary
Page 3
Table of Contents
Foreword
1. Existing Context
1.1 Study Area
1.2 The Surrounding Area
1,2.1 Pickering Village
1,2,2 Duffins Creek
1,2.3 City of Pickering
1.3 Existing Land Ownership
1.4 Recent Planning Context
1.5 Terms of Reference
1.6 Summary of Existing Context
2. Planning Considerations
2.1 Provincial Policy Context
2.1,1 Flood Plains and Special Policy Areas
2,1.2 Land Use Compatibility
2.1.2, I Certificates of Approval
2,1,3 Archaeological and Historic Resources
2,1.4 Environmental Policies
2.2 Durham Regional Official Plan
2,2,1 Environmental Policies
2,2.2 Employment Areas
2,2,3 Major Open Space
2,2,4 Transportation
2,2.5 Surrounding Land Use Designations
2.3 Area Municipal Official Plans
2.3.1 Ajax Official Plan
2,3.1,1 Employment Lands Overview
2.3,1.2 Residential Lands Overview
2,3.1.3 Parkland Overview
2,3.1,4 Long Range Capital Works Forecast
2.3.1.5 Trails
2.3.1,6 Environmental Protection Designation
2,3.1,7 Special Policy Area
2,3.1.8 Urban Design
Page
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020
2.3.2 Plckering Official Plan
2.3.2.1 Urban Study Area
2.3.2.2 Land Use Designations
2.3.2,3 Environmental Risk Management'
2.3.2.4 Areas Requiring Special Studies
2.3.2.5 Supporting Reports
2.3.2.6 Communily Design
2.4 Area Municipal Zoning By-laws
2.4,1 Ajax Zoning Requirements
2,4.2 Picketing Zoning Requirements
2.5 Transportation and Infrastructure Overview
2.6 Consultation
2.6,1 Residents' Associations (PACT/BECA)
2.6,2 Landowners' Interests
2.7 Overview of Planning Considerations
2,7,1 Primary Considerations
2.7,1.1 Land Use Compatlbillly
2.7,1.2 Flood Plain Matters
2. 7.1.3 Employment Land Base
2. 7.1.4 Environmental Protection and Enhancement
2. 7.1.5 Landowners' Interests
2, 7,2 Related Considerations
2. 7.2,1 Paor Image
2.7.2.2 Public Safely
2. 7.2,3 Parks and Open Space
2.7.2.4 Publlo Land
2, 7. 2,5 Traffic
2.7.3 Opportunities and Consffaints
3. Land Use Options
3.1 Option 1 - Industrial to Residential
3.2 Option 2 - Status Quo
3.3 Option 3 - Evolution Toward Prestige Employment
3.4 Option 4 - PACT/BECA Inspired Option
3.5 Option 5 J Prestige Employment and Enhanced Open Space Corridor
3.6 Evaluation Summary
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021
4. Urban Design Guidelines
4.1 Vision Statement
4.2 Guiding Principles
4.3 The Guidelines
4,3,1 Roads and Frontages
4,3.2 Gateways
4.3.3 Open Space Edges
4,3.4 Paths
4.4 Demonstration Plan
5. Proposed Official Plan Policies
5.1 Proposed Amendment to the Ajax Official Plan
5,1,1 Effect of Proposed Official Plan Changes
5.2 Proposed Amendment to the Picketing Official Plan
5.3 Other Picketing Recommendations
6. Implementing Zoning
6.1 Town of Ajax Zoning Recommendations
6.2 City of Picketing Zoning Recommendations
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Appendix 1 - List of Employment Uses
References
022
Foreword
The purpose of this Study is to examine the current land
use mix and to recommend appropriate land use
designations and policies to guide future development
within the Notion Road area. The Study Area lies within
both Ajax and Picketing. The lands in Ajax suppart a
number of active heavy industries, while In Picketing, the
majority of the lands are vacant, with some automotive
and other smaller scale industrial and commercial uses.
The lands surrounding the StudyArea consist of residential
and open space uses.
This Study was prepared jointly by Ajax and Pickering
Planning staff, with the assistance from Brook: Mcllroy
Planning and Design (formerly Cochrane Brook), and
iTrans Consulting Inc. Throughout the course of the Study,
there has been much opportunity for public participation
and in that respect, five public open houses were held.
In addition, the Toronto and Region Conservation
Authority [TRCA), Pickering Ajax Citizens Together (PACT),
the Brock East Citizens Association (BECA), the Picketing
Village Business Improvement Area, landowners, and
elected representatives from Pickering and Ajax provided
direct input into the process.
This report provides an overview of the planning history
and development context of the Notion Road area.
Recent events leading to this study are noted. Further, the
various planning considerations, Including policies and
regulations from various arms of government, the findings
of related studies and the interests of local stakeholders
are explored.
The findings of the Study will result in new land use.
planning and development policies that 'will be
Incorporated into the City of Picketing and the 'town of
Ajax Official Plans. In addition, new zoning regulations,
urban design guidelines and other Implementation 'fools
have been recommended.
An Official Plan is a land use document that consists of
maps and policies to guide the future development
within a municipality. Official Plans provide this direction
over a specified time period, normally twenty' years.
Official Plan policies enable things to happen, but the
way In which land use change occurs is normally through
private sector initiatives, In conjunction with the
development approvals process. Once an application is
made for development or redevelopment, the
Notion Road
Land Use and Urban Design Study
023
Notion Road
Land Use and Urban Design Study
municipality has an opportunity to implement its goals,
objectives and policies.
Zoning by-laws are one vehicle by which official plans are
implemented, and provide detail regarding permitted
uses and performance standards such as minimum
setbacks, maximum building heights, parking
requirements, etc.
Urban design guidelines are a statement of how
municipalities would like to see areas and sites develop
in a physical sense. They provide details and Illustrations
to guide the form and placement of buildings,
landscaping and other physical characteristics as
development applications are reviewed. Municipal
infrastructure improvements are also guided by urban
design guidelines. Such improvements can also
contribute to the overall appearance of the area.
As a result of public consultation and a review of the
applicable policies and regulations, potential options
and outcomes have been developed. A solution is
recommended that balances a wide range of
considerations.
The Notion Road area is not a "clean slate" or an area in
transition. Heavy industry in the area is active and is of
growing Importance. Change within this area will occur
in an incremental fashion. Through cooperative and
collaborative efforts belween private owners and public
authorities, a more positive fit can result from the area
and its surroundings. The report recommends a realistic
land use solution where existing heavy Industrial
operations are in conflict with surrounding land use
activities.
The Tawn of Ajax and the City of Pickering
Page 1- 2
O24
Notion Road
Land Use and Urban Design Study
1. Existinq Context
Notion Road runs along part of the municipal boundary
between the Town of Ajax and ,the City of Picketing
between Highway 401 and Kingston Road (see Figure 1).
For many years, the lands on either side of Notion Road
have been used for a variety of industrial, commercial
and automotive uses.
Prior to January 1, 1974, when the boundaries between
Ajax and Pickering were redrawn, the entire Study Area
was within the former Township of Picketing.
1.1 .Study Area
The Study Area is bounded by Kingston Road to the north,
the easterly limit of the Duffins Creek valley to the east,
Highway 401 to the south, and the rear lot line of
properties on the west side of Notion Road to the west
(see Figure 2). It is approximately 56 ha (139 ac.) in size,
with 51 ha (126 ac.) or 90% located in Ajax, and the
remainder in Pickering.
Notion Road was originally named "Station Road" after a
Canadian National Railway station that was formerly
located on the west side of the road, north of present-
day Highway 401. Station Road originally extended from
Kingston Road to Bayly Street. The CN Station was
demolished in the 1960's to make way for Highway 401.
South of the Highway, the road was renamed to Squires
Beach Road. North of the Highway, it was given its
current name.
The east side of Notion Road is characterized by heavy
industry, automotive repair, commercial and other uses
including a building supply store, two cemeteries, a
salvage yard, auto compound, extensive outdoor
storage areas and four concrete batching/mixing plants
[owned by Innocon, Lafarge Construction Materials, St.
Lawrence Cement Incorporated and Dufferin
Aggregates]. These actMties encompass approximately
40% of the Study Area and pre-date the current zoning
by-law requirements.
Figure 1:
Study Area Location
Figure 2:
Notion Road Study Area
The Town of Ajax and the City of Picketing
Page 1- 3
025
Notion Road
Land Use and Urban Design Study
The majorily of the lands on either side of Duffins Creek
are owned by the TRCA and the Ministry of Transpoffafion
(MTO).
Two cemeteries (St. Wilfrid's and St. Francis De Sales} are
within the Study Area. St. Frances de Sales is an the east
side of Notion Road, north of Highway 401. Tree planting
has recently taken place at the cemetew by Lafarge
Construction Materials, the neighbouring landowner. St.
Wilfrid's is on the east side of Notion Road, south of
Kingston Road.
The Pickering portion of the Study Area consists of a 50 to
60 metre wide strip on the west side of Notion Road, and
runs from south of Kingston Road to Plckering Parkway.
The northern third is occupied by two auto body shops,
lwo auto repair/sales uses, a building mover, a heating
contractor, light manufacturing, plumbing dispatch, a
sodding business, and a liquidation storage and sales
business. The southern two-thirds, approximately 3.3 ha.
(8.27 ac.), is currently vacant. A detailed listing of
employment uses is provided within Appendix 1.
Part of the vacant strip was occupied until the late 1980's
by a scrap and automotive wrecking yard that extended
further west. Lead contamination and an isolated
incidence of PCB contamination were found during
construction of the adjacent residential development.
Contaminated soils were removed and replaced with
clean soil prior to residential construction, to the west of
the Study Area.
Figure 3:
West side of Notion Road
The Town of Ajax and the City of Plckering
Page 1- 4
026
Notion Road
Land Use and Urban Design Study
1.2 The Surrounding Area
The surrounding area is characterized by a range of land
uses including residential, commercial, institutional and
open space areas. The StudyArea has historic tles to the
original settlement of Picker~ng Village, Dufflns Creek and
more recent residential development.
1.2.1 Pickerin,q Villa.cie
Plckering Village Is recognized as a heritage settlement
within Ajax, and was formerly known as "Duffins Creek", It
evolved from a grist and saw mill settlement. The earliest
known settler of the area was Michael Duffin, an Irish
immigrant who established a cabin prior to the 1790's on
the east side of the creek, north of present-day Kingston
Road.
Pickering Village was part of an 1,800 acre block glanted
to Major John Smith in 1795, an officer In the 5rn Regiment
of Foot during the Revolutionary War who later became
a Commanding Officer at Detroit and Niagara.
Settlement at Pickering Village began that year.
In 1807, the Rogers family from New England moved to
the area, bringing 20 other families with thern. To
accommodate the new settlement, Rogers bought 800
acres at 10 shillings per acre. Prior to the 1820's thE; area
was generally referred to as "Canton".
St. Grego~s Church [founded in Oshawa in 1843)
established St. Wilfrid's Mission Church in 1848. All that
currently remains of the original church site is St. Wilfrid's
Cemetery. St. Wilfrld;s was replaced by the St. Francis de
Sales Church, which opened In 1871 on the west side of
Church Street opposite Christina Crescent. The church
has origins that date to the Irish catholic community that
predominated in this area in the 1830's. The St. Francis
de Sales Catholic School was constructed In 1953. The
St. Francis de Sales parish was established In '1942. In
1950, St, Bernadette's parish was built In response to the
burgeoning catholic population in the area.
Figure 4:
Pickering Village
Figure 5:
St. George's Anglican Church
The Town of Ajax and the City of Picketing
Page 1- 5
027
Notion Road
Land Use and Urban Design Study
By 1881, Picketing Village was characterized by mills,
local industry and various institutions providing
employment and commerce. During this period, Duffins
Creek played an import/export function for the area.
Currently, lands at Church Street and Kingston Road are
characterized by specialty restaurants, convenience
retail, dry cleaning establishments and automotive repair
shops, and other small Independent commercial
operators.
Residential uses in the area include townhouses,
apartment buildings and single detached residential
dwellings. Two townhouse developments are situated on
Randall Drive. On the west side of Church Street (92
Church Street South) is a 13-storey apartment building. At
120-130 Old Kingston Road is "Unity Village", a 4-storey
residential apaffment building. The remaining residential
uses in the area consists primarily of single-detached and
semi-detached dwellings.
Various buildings and sites within Pickering Village have
been designated under the Ontario Heritage Act, which
are described in Table 1. The locations are illustrated In
Figure 7.
Figure 6:
Spink Mills was located on the site of the
present day Moodles Motor Inn.
The Town of Ajax and the City of Picketing
Page 1- 6
028
Notion Road
Land Use and Urban Design Study
6
Table 1' Designated Heritage Buildings
Address
1 22 Llnton
Av.
sw corner
Kingston
Rd &
Randall Dr
497
Kingston
Rd.
73
Kingston
Rd,
479
Kingston
Rd.
68
Church St.
23
Elizabeth
St,
89
Church St.
Description
The Gibson Residence, (c. 1843) a
neo-classical Ontario cottage, Is
the best preserved stone house in
Pickering Village.
St. George's Anglican Church
J1859) Is the oldest church in Ajax.
Constructed of red bflck in the
Gothic Revival slyle, it has
undergone little afferation. The
original cemetery dates to 1832.
The Bertrand Residence, (c. 1870)
was purchased by the daughter of
Doctor Field, a physician in
Picketing Village.
The Murkar Residence (c. 187'5) 'was
purchased by John Murkar, the
principal of Picketing Village Public
School from 1894 to 1901. In 1907
he became the owner/publisher of
The Picketing News.
The Wright Residence (c. 1911 ) is a
landmark building within the
streetscape of Pickering Village.
The Stark Residence lc. 1880) is one
of the best brick detailed houses in
Picketing Village, in the Gothic
Revival style.
The Sheppard Residence (c. 1875)
has a central roof peak, typical of
southern Ontario Gothic cottage
design.
The Miller Residence (c. 1877), a
Victorian Gothic Revival farmhouse,
is the best preserved of its type in
Ajax.
Figure 7:
Designated Heritage Buildings
The Town of Ajax and t'ne Cily of Picketing
Page 1- 7
Notion R~-
Land Use and Urban Design Study
Other buildings in the area Include "The Courtyard" of.
Plckering Village, at the north-east corner of Elizabeth
Street and Kingston Road, which includes speciality retail,
medical and professional office uses.
Lands north of Kingston Road, opposite Notion Road are
owned and occupied by Moodies Motor Inn. Smaller
commercial establishments are located along the
Kingston Road frontage.
The closest point between heaw indust~/Ilnnocon) and
residential uses on Randall Drive is approximately 310 m
(1,01 7 ff.), as measured between buildings.
1.2.2 Duffins Creek
The Duffins Creek watershed extends from the south slope
of the Oak Ridges Moraine to its confluence with Lake
Ontario in the Town of Ajax.
The Duffins Creek valley is the largest and most
heavily-forested of the creek valleys in Ajax. The Town of
Ajax prepared an "Integrated Ecological Study' [March,
1999) which identifies Duffins Creek as a cold water
stream. The area supports a woodlot, old field habitat
and forest cover comprised of upland and lowland
deciduous, coniferous, and mixed forest types. The Study
Area is within 500 m of an Environmentally Significant Area
[the Bayly Street Wetland) located to the south.
According to TRCA information, the Duffins Creek
watershed has among the best water quality conditions
in the entire Toronto Region. However, existing water
quality remains slightly below provincial water quality
standards. TRCA information also notes that bacteria
levels pose limitations on swimming and water contact
recreation. It indicates that In order to protect the water
quality conditions in Duffins Creek, management activities
should focus on such maffers as employing best
management practices, urban storm water
management, riparian habitat protection and
enhancement, and groundwater protection.
Duffins Creek
The Town of Ajax and the City of Picketing
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Notion Road
Land Use and Urban Design Study
1,2.3
To the west of the Study Area is a residential communily
referred to locally as the ~/illage East Nelghbourhood-,
The neighbourhood predominantly consists of Iow density
detached dwellings. Development of this area took
place during the late 1980's.
In 1998, two condominium townhouse developments
containing 91 dwellings were built next to the nolth-west
edge of the Study Area.
Lands at the south-west corner of Notion Road and
Pickering Parkway are currently vacant. Further west, on
the south side of Picketing Parkway, is the Home and
Leisure Centre which contains a mix of home
Improvement and home furniture retail stores. Further
west is the Meffo East Trade Centre and the Wal-Mart
development.
Along the southern two thirds of the Study Area, the
distance separation across currently vacant lands serves
as the only buffer from existing industrial activily. The
back yards of single detached homes Is separated from
the Study Area by a 1.8 m (6 ft.] board fence.
At its shortest point, (lot line to lot line) the distance
separation between existing heavy industry (Lafarge] and
residential uses in the ~City of Pickering is appraximately
105 m (344 ft.). The distance, as measured between
buildings is approximately 120 m (393 ft.).
The Town of Ajax and the City of Picketing
Page 1- 9
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Notion Road
Land Use and Urban Design Study
1.3 Existing Land Ownership & Parcel Sizes
The Study Area contains 35 commercial and Industrial
establishments with 26 in Ajax, and the remaining 9 in
Picketing. These establishments are outlined in Appendix
1.
Industrial properties In the area range In land area from
0.14 ha to 7.73 ha (19.1 ac.). The largest land holding is
a 20.7 ha (51.1 ac.) parcel of land owned by the TRCA,
in proximity to Duffins Creek. A 0.55 ha I1.36 ac.)
properly at the south east corner of Kingston Road and
Notion Road Is owned by the Town of Ajax.
1.4 Recent Planning Context
On November 26, 1997 J&F Waste Systems Incorporated
(J&F) submitted an application to amend the Town of
Ajax Zoning By-law to permit the development of a multi-
material recovery/transfer facility at 57 Notion Road. The
proposed facility was Intended to accommodate up to
750 metric tonnes of waste per day.
Through its deliberations on the proposal, the Town of Ajax
and the City of Picketing reviewed existing site conditions,
context, and zoning requirements.
It became apparent through the review of the
application that although heavy industry was a permitted
use within the area, certain types of uses were not seen
as appropriate in light of the evolving context of the
surrounding area.
On February 16, 1998 Picketing Council commented on
the application, requesting it be opposed, and further
requesting that Ajax Council review the type of industrial
development for the lands in Ajax east of Notion Road in
order to establish a long-term vision for the area that is
more compatible with residential uses. On March 2,
1998, Ajax Council refused J&F's re-zoning application.
On July 6, 1998, Town of Ajax Council passed the
following resolutions:
'That the Town of Ajax recognize the need to ooardinate
land use planning on both sides of Notion Road; and
The Town of Ajax and the City of Picketing
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Notion Road
Land Use and Urban Design Study
That Ajax staff be instructed to participate witch Town of
Pickering staff In the review of the Special Policy Area on
the west side of Notion Road and to report back to the
Committee of the Whole meeting schectuled for
September 14, 1998; and
That Picketing staff and area residents be invited to
make submissions and collaborate with Ajax staff In the
Town of Ajax Official Plan Review now underw¢~/. ~
J&F appealed Ajax's refusal of their application to the
Ontario Municipal Board, but later withdrew their appeal.
J&F's interest in the proposal has now ceased.
This study is in response to the Council resolutions of Ajax
and Pickering, which were the outcome of the J&F
proposal.
1.5 Terms of Reference
The Terms of Reference for this Study were enaorsed by
the Ajax Council on November 1, 1999, and contained
a Five Phase Work Plan. Piokering Council endorsed the
Terms of Reference for this Study on November '15, 1999.
This Study is intended to examine the land use mix, 1Taffic
circulation and access, floodplain management, and to
recommend appropriate land use designations and
policies to guide future development and land use
change within the area. As well, the preparation of urban
design guidelines is included to assist in improving its
appearance as development occurs over timE;.
Figure 9:
57 Notion Road
The Town of Ajax and the City of Picketing
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Land Use and Urban Design Study
1.6 Summary of Existing Context
The Notion Road Study Area Is generally characterized by
heavy Industrial uses and similar non-residential activities.
Much of the Study Area was developed for industrial
purposes prior to the enactment of current zoning
regulations.
Residential development took place within Picketing
Village to the east and more recently, in Picketing to the
west of the Study Area on the periphery. Heaw Industrial
uses continue to operate, and are expected to remain,
for the foreseeable future.
Existing land use conflicts, and recent development
proposals have served to alert the respective local
municipalities and citizens that existing and future
development within the Study Area needs to be
reconciled, to the extent possible, with its surroundings.
The Town of Ajax and the City of Picketing
Page 1- 12
034
2. Planning Considerations
The StudyArea is currently governed by land use planning
policies and guidelines at the Provincial, Regional and
local municipal levels. In addition, there are es'fablished
and well articulated Interests that have been made
known through the course of this Study. This chapter
provides an overview of these various, and sometimes
conflicting interests and outlines their implications for
potential future development.
2.1 Provincial Policy Context
Under Section 3 of the Planning Act, the Province of
Ontario is granted the authority to issue policy statements
on matters of provincial interest. The Provinciial Policy
Statement (PPS) was approved by Order-in-Council, and
came into effect on May 22, 1996.
The PPS provides general policy guidance on such
matters as land use compatibility, environmental
protection, urban form, heritage preservation and other
matters. The PPS also indicates that a co-ordinated
approach should be applied when dealing with issues
that cross municipal boundaries.
2.1.1 Flood Plains and Special Policy Areas
The PPS indicates that in general, no developmenf is to
be permitted within a flood plain. All of the lands within
the Study Area are within the flood plain of Duffins Creek.
If the lands were vacant, new development would not be
permitted.
However, In situations where development has historically
existed in a flood plain, and where strict adherence to
Provincial policy would result In social and economic
hardship, exceptions may be permitted provided the
lands are specifically identified by a Conservation
Authority as a Special Policy Area [SPA). Such Is the case
for lands within the Study Area. Given the long histo~/of
industrial activity, development and redevelopment is
permitted, subject to the criteria of the Toronto and
Region Conservation Authority (TRCA). The bounclarles of
the SPA are noted in the Ajax and Plckering Official Plans,
and are discussed in Section 2.3.1.7 of this Report.
Notion Road
Land Use and Urban Design Study
The Town of Ajax and the City of Pickerlng
Page 2 - 1
035
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Land Use and Urban Design Study
Any development (including additions, alterations or new
construction} must be adequately flood proofed to a
level satisfactory to the TRCA. In general, the minimum
level of flood proofing is to be the highest level that is
technically and economically feasible, and practical.
Permits are required under Ontario Regulation 158 for
construction within a Regional Storm Flood Plain prior to
grading, placement or dumping of fill.
2.1.2 Land Use Compatiblllly
The PPS indicates that development and land use
patterns which may cause environmental, public health
or safety concerns will be avoided. Further, it supports
economic prosperity through planning so that major
facilities (including industries and aggregate activities]
and sensitive land uses (including residential, parks and
open space as well as schools, churches and other
institutional uses] are appropriately designed, buffered
and/ar separated from each other to prevent adverse
effects from noise, odour or other contaminants.
In order to illustrate these principles, the Ministry of the
Environment has issued a set of Guidelines (D-6} entitled
"Compatibility Between Industrial Facilities and Sensitive
Land Uses". These Guidelines provide criteria designed to
prevent or minimize land use problems due to the
encroachment of sensitive land uses and establishes
separation distances between these uses.
Within the Guideline, industrial uses are classified into
three types (Classes I, II and III) corresponding to light,
medium and heaw Industry. These classifications are
based on the nature of the industrial operation, including
the probability for fugitive emissions, (noise, odour, dust,
vibration), the movement of products using trucks, and
outside storage. The majority of the existing Industrial land
within the Study Area would fall within Classes II and III,
based on the outdoor nature of their manufacturing
processes, the proliferation of outside storage, and the
noise and dust emissions that many of the industries
produce.
Adequate buffering of Incompatible land uses is adopted
as a way to minimize the encroachment of sensitive land
Figure 10:
Lafarge Construction Materials
The Town of Ajax and the City of Picketing
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uses close to Industrial land, and vice-versa. In cases of
Infilling, heavy Industrial uses should be separated from
sensitive uses by a minimum of between 70 and 300
meffes (230 - 980 ft.).
In the case of Class I (light industrial] uses, the
recommended distance separation is between 20 m
and 70 m (between 66 ft. and 230 ff.). Class lindustries
would include industrial uses with no outside storage and
self contained plants with daytime operations only.
Examples would include electronics repair, auto parts
supply, furniture repair and beverage boltllng.
To illustrate the land use compaflbilily issue, reference
can be made to a past development appllc:ation. In
1987, Silwell/Berma [now Metrontario] applied for
amendments to the Regional and Pickering Official Plans
and the Plckering Zoning By-law to permit a 76 unit
townhouse development on the west side of Notion
Road.
Consideration of the applications was deferred until
concerns regarding negative effects of heaw Industrial
uses on the east side of the road could be resolved.
The Region of Durham commented that dust levels from
industrial sources would make residential use of the
parcel unacceptable. The Ministry of Environment and
Energy commented that residential development
adjacent to these industries would result in continuous,
and unresolvable conflict, and that noise from the
Industry is too high for residential uses. The Town af Ajax
opposed residential uses as not compatible with heaw
Industry. Dufferin Concrete (now Lafarge Construction
Materials] also opposed the proposal.
Industrial operations have also been a source of concern
for some Ajax residents. For example, a resident at 92
Church Street (east of Duffins Creek) is Iooated beyond
the 300 m distanoe separation criterion, but has noticed
the effects of noise and dust.
As long as the existing Class II and Class III Industries
remain, the associated distance separation requirements
will need to be accommodated. The Introduction of new
residential uses in the StudyArea would encroach Into the
The Town of Ajax and the City of Picketing
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MOE's distance separation guidelines, assuming that the
flood plain policies oould be overcome to permit
residential uses, to the satisfaction of the TRCA.
2.1.2.1 Certificates of Approval
A Certificate of Approval is a clearance that Industrial
operations must obtain from the MOE if emissions, the
handling of certain materials and waste disposal,
represent part of their operation. An application for a
Certificate of Approval is required under Section 9 of the
Environmental Protection Act (EPA), and is a separate
approvals process from the planning process. A
Cefliflcate of Approval should not be Issued by the
Ministn/of the Environment if the proposed use does not
comply with the area municipality's zoning by-law.
Existing industrial uses have received Certificates of
Approval under Section 9 of the EPA.
2.1.3 Archaeolo.qical and Historic Resources
Due to the proximity of Duffins Creek, a significant
component of the StudyArea would be characterized as
having high archaeological potential, The PPS indicates
that significant built heritage resources and cultural
heritage landscapes will be conserved.
The PPS allows for development and on-site alteration on
lands containing or having the potential to contain
archaeological resources, If such resources have been
conserved by removal and documentation, or through
preservation on-site. Where significant resources must be
preserved on-site, only development and site alteration
which maintains the heritage integrity of the site Is
permitted.
Archaeological documentation should represent a
condition of approval for lands currently untouched by
development, and such a condition has been
incorporated Into the recommended development
policies for the Study Area.
The Town of Ajax and the City of Pickering
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2.1.4 Environmental Policies
The PPS establishes principles that speak to managing
change In a manner that stimulates growth, while
protecting the environment and public health. It
indicates that natural heritage features will be protected
from incompatible development.
Development and site alteration may be permissible In
fish habitat, and in significant valleylands or on adjacent
lands, If it has been demonstrated through a thorough
environmental studythat there will be no negativE; impact
on the natural feature or the ecological functions for
which it is identified.
Development is not permitted in a floodway, and Is 1o be
directed away from hazardous lands adjacent to river
and stream systems which are impacted by flooding
and/or erosion hazards.
Official Plan policies, zoning requirements and urban
design guidelines will need to design new development
in a manner that protects the features and function of the
Duffins Creek valley. In addition, new development will
need to be cognizant of sensitive uses immediately
adjacent to the Study Area.
Figure 11:
Eastern end of Orchard Road
The' Town of Ajax and the City of Picketing
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2.2 Durham Regional Official Plan
The Durham Regional Official Plan (RAP) was approved
by the Minister of Municipal Affairs and Housing on
November 24, 1993. The RaP provides P91icy direction
on matters of land use planning and development.
Local area plans and amendments must conform to the
RaP.
The RaP endeavours to ensure that development will not
have adverse cumulative impact on the natural, built
and cultural environments, and speaks to protecting
significant features of the natural environment.
The exact extent of the various Regional land use
designations are detailed in the area municipal plans
and zoning by-laws.
2.2.1 Environmental Policies
The RaP espouses good community planning and design
that minimizes pollution of air, water and land resources.
It also provides policies related to hazard lands (areas
that exhibit steep slopes, flood, erosion or landslide
susceptibility, soil contamination or any other physical
conditions that would create risk to life and properly or
damage to the environment). Development may be
considered on, or adjacent to such lands; however, the
onus is on the proponents to identify and implement
measures which eliminate hazards while retaining
environmental attributes in keeping with the policies of
other levels of government and particularly the
Conse~/ation Authorities.
As noted, the majority of the Study Area is identified as a
SPA by the TRCA, In light of its flood susceptibilily. (See
Section 2.3.1.7 of this Report).
2.2.2 Employment Areas
The majority of the lands within the Study Area are within
the"Employment Areas" designation of the RaP,
Permitted uses within this designation include
manufacturing, assembly and processing of goods,
service industries, research and development facilities,
AGRICULTURAL AREA.__~
[--~ PERMANENT ~.ICUI IlJRA~ l
MAJOR OP~ ~PACE SYSTEM
Figure 12:
Excerpt from the Durham Regional Official
Plan (RegiOnal Structure)
The Town of Ajax and the City of Picketing
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040
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Land Use and Urban Design Study
warehousing, business parks, limited personali service
uses, hotels, storage of goods and materials, retail
warehouse, freight transfer and transportation facilities.
The existing uses conform to to ROP permissions.
Sites having a high degree of exposure and good access
are to be reserved for employment intensive uses.
Regional Council promotes the beautification of
Employment Areas and particularly those areas adjacent
to major transportation routes. In this regard, tile Study
Area enjoys good visual exposure from Highway 401 and
is immediately accessible to Highway 2 and Highway 401
via Picketing Parkway and Brock Road.
The ROP indicates that industrial activities characterized
by fumes, vibration and noise shall be confined to sites
that are well-removed and buffered from Living Areas.
The ROP promotes the redevelopment and inten,'iificaflon
of existing Employment Areas abutting Highway 401 as a
mechanism to achieve greater diversification of the
Region's economic base.
2.2.3 Major Open Space
Lands associated with the Duffins Creek corridor Ore within
the Major Open Space designation of the ROP. The ROP
indicates that the natural environment, including areas
designated as Major Open Space and such features as
valley systems, water resources and plant and animal
habitat, are to be given paramount consideration In light
of their ecological functions and scientific and
educational values.
Within this designation, the predominant use of Ionds is to
be for conservation, recreation and reforestation
purposes. Uses permitted within valleylands must not after
the flaod capacity of the valley, fish and wildlife habitats,
woodlots or the character of the stream.
Pedestrian and bicycle paths may be permitted,
provided that the function of valleylands is not
endangered.
The Town of Ajax and the City of Pickering
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2.2.4 Transportation
The ROP designates various roads within the Study Area,
based on their planned ability to accommodate local
and through traffic.
Kingston Road (Highway 2} is designated as a Type B
Arterial Road. Type B arterials are designed to
accommodate the movement of moderate volumes of
traffic, at a moderate level of service, within a right-of-
way width of 30-36 metres and at operating speeds of
60-80 kin/h. Type B Arterials may also accommodate
high occupancy vehicle lanes. Kingston Road is
identified as a Regional Transit Spine, where a higher level
of transit service is promoted.
Notion Road is designated as a Type C Arterial Road.
Type C Arterials are intended to accommodate lower
volumes of traffic compared to other arterials, within a
right-of-way of between 26 and 30 metres, and are to
generally maintain a desired operating speed of 50 km/h.
Currently, Notion Road has a right-of-way width of 21.5 m
(70.5 fi.). Future development would be required ta
convey the required right-of-way widening through the
site plan approvals process, to achieve its designated
width.
The ROP illustrates an overpass between Notion Road and
Squires Beach Road, over Highway 401. The overpass is
reflected in the area municipal official plans. Although
the construction of this overpass is not likely to occur for
a period of ten years or more, its development should be
recognized by long terms plans prepared for the Study
Area.
2.2.5 Surround n,q Land Use Deslqnations
Lands to the east and west of the Study Area are within
the Living Area designation of the ROP. In general, lands
within this designation are to be used predominantly for
housing purposes. The ROP also speaks to lands within
this designation being developed in a compact form,
through higher densities, particularly along arterial roads.
Further west, the Metro East Trade Centre lands are
designated as a Regional Node. This designation allows
',,.I.
: :! :: ':' · ': i~" '. .' ..~'·
EXISTING FUTURE
~ ~PE A ARTERI~ ROAD
~ ~E B ~TERIAL ROAD
' ~E C ARTER~ RO~
] I IJ GO ~IL ~ ~ I
..... ~ REGIONAL T~NS~ SPINE
~ ~ ' ~ILWAY
: U~ ~ (GE~t~D)
Figure 13:
Excerpt from the Durham Regional
Plan (TrQns~ation)
The Town of Ajax and the City of Picketing
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042
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Land Use and Urban Design Study
for specialized uses such as trade centres, ancillan/
facilities such as a hotel, and complementary uses
including select special purpose commercial uses,
industrial uses, offices, research and data processing
centres. Limited higher density residential development
is also permitted.
2.3 Area Municipal Official Plans
The Official Plans for the Town of Ajax and thE; City of
Pickering must conform to the Durham Regional Official
Plan.
2.3,1 Aiax Official Plan
The Town of Ajax Official Plan was approved by the
Region of Durham on November 1, 2000. The Ajax
Official Plan places high regard to environmental
protection, land use compatibility and strongly
discourages converting Employment Areas fo non-
employment uses. The Study Area is located within
Employment Policy Area 1, in recognition of this Study.
Employment Areas are important to economic: health
and the quality of life of Ajax. It is a goal of the Ajax
Official Plan to ensure that a diverse range of
employment opportunities can be accomnnodated
within the Town. The Prestige and General Employment
designations are judiciously protected from the pressures
to convert them to other, non-employment generating
land uses, The Town's objectives are to, among other
matters:
- "Strengthen the economic base by increasing Job
opportunities and expanding the assessment base.
Ensure the development of a variety of employment
areas that provide a range of employment
opportunities geared specifically to meet the needs
of the residents of Ajax and residents of the wider
Region.
Ensure that sufficient employment opportunities exist
to accommodate future growth at a Town-wide
activfly rate of at least I job for every 2 residents.
:' ·
~ Prestige [mployment
i;,:,i~ General Employme~
'1;. J, Empt~ymeqt Policy Area
~ Env~ronmenta~
Open Space
~',~;~,~';,~] Village Central Al'ca
...... ~;':'~=~ Low De~si[y Residentia~
Figure ] 4:
Excerpt from the To~ of AjQx Officiol Plon
(L~nd Use)
The Town of Ajax and the City of Picketing
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043
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Land Use and Urban Design Study
Ensure that a sufficient supply of employment
generating lands are designated and that those
lands can be provided with infrastructure In concert
with anticipated demand.
Provide locations for communlly facilities within the
Employment Areas that are visible and accessible to
residents.
Establish comprehensive urban design guidelines
and landscaping standards that will ensure an urban
environment that provides for a range of safe,
functional and attractive employment areas."
The Study Area is predominantly within the "General
Employment" designation of the Ajax Official Plan. Lands
so designated are intended to be located within the
interior af Employment Areas. Permitted uses within this
designation include offices, research and development
facilities, manufacturing, warehousing, distribution
facilities, and the retail sale of products manufactured,
processed or assembled on the premises. Outside
storage is permitted, provided it is properly screened from
public view and does nOt exceed 50 percent of the site
area.
The General Employment designation was a "carry
forward" designation from the previous A2 Community
Plan, which designated the majority of the Study Area as
"Industrial". The existing General Employment designation
should be questioned, however in light of the Study
Area's small size, its direct highway frontage, its residential
and open space context and that it is not internal to a
larger employment district.
Noteworthy are the policies of the Prestige Employment
designation. This designation generally applies to lands
having prime exposure along Highway 401 and Arterial
Roads and promotes a high standard of building design
and landscaping, and restricts uses to those of a lighter
Industrial nature.
The Prestige Employment designation allows for business
and professional offices; research and development
facilities; manufacturing in wholly enclosed buildings;
warehousing; distribution centres; retail sale of products
The Town of Ajax and the City of Picketing
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manufactured, processed or assembled on the premises;
automobile dealerships; financial institutions; restaurants;
personal service establishments; athletic clubs; private
recreational facilities; banquet facilities; convention
centres, and hotels and motels, and uses ancillary to
hotels and motels. Within this designation, no outdoor
display of items such as motor .vehicles, watercraft,
snowmobiles or cranes and other equipment is to be
visible from Highway 401. Other applicable policies
include the following;
"Development Is to exempflfy high quallly design
features Including built form, landscap#~g and
slgnage.
Parking and loading facilities are not generally to be
located belween the buildings and Arterlal Roads or
Highway 401. Shared access and parking among
various properties Is encouraged.
The maximum gross floor area to be use, d as a
showroom and/or for the retail or wholesale: sale of
products is not exceed 20% of the total gross floor
area of the building.
Where a proposed Prestige Employment use abuts
or is in proximily to an existing or planned residential
use, fencing, landscaping, bermlng or a
combination of these features shall be utilized to
ensure that there is adequate screening belween
the uses."
Waste disposal, waste transfer, waste processing, or other
waste facilities of any kind are not permitted. Automotive
recycling facilities are also not permitted.
2,3.1.1 Employment Lands Overview
In 2000, the Town of Ajax had 20,450 full and part time
employees, and a population of approximately 70,000.
The population-to-lobs ratio was 3.3 residents to every 1
job. The official plans for the Region of Durham and the
Town of Ajax establish a target ratio of 2 residents to every
1 job. This ratio applies to all uses where employment
would occur including Central Areas, Employment Areas
and for "employment related to population" (i.e.
The Town of Ajax and the City of PIckering
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including schools, public services and other institutions
etc.) This target is provided in order to reduce lengthy
work/home commuting, to ensure better use of
designated employment lands, to diversify the
assessment base and reduce the property tax burden on
existing and future residential landowners.
At such time as the population of Ajax achieves 120,000
the target employment rate will be 60,000 jobs. If the
Town is to achieve this target, an additional 39,550 jobs
will need to be attracted to Ajax over the next 20 years.
A total of 890 ha (2,200 ac.) of land is currently
designated for employment purposes in Ajax. Of this
total, approximately 338 ha {835 ac.) have been
developed. This leaves the Town with a gross vacant
employment land inventory of 552 ha {1,364 ac.}. When
non-developable lands are excluded (for such reasons as
new roads, storm water management areas etc.}, this
leaves a net land area of approximately 397 ha (980 ac.)
within the Town's vacant employment land inventory.
Based on current trends for the development of
employment lands within suburban areas, it is expected
that approximately half of the currently vacant
employment lands will be dedicated to such uses as
warehousing, storage and distribution. Of the remaining
portion, approximately 3/4 would be dedicated to
traditional industrial and manufacturing uses. The
remaining portion would be dedicated to office and
administrative functions. Accordingly, it is anticipated that
the remaining vacant employment land inventory would
generate appraximately 26,500 jobs.
The new Official Plan sets aside approximately 29 ha (72
ac,) of vacant land within the Mixed Use Areas, and
approximately 20 school sites. Together, these lands
could contribute an additional 5,000 jobs. This leaves
appraximately 6,000 jobs that are required within already
designated and built-up employment areas for the Town
to achieve its target.
Therefore, the Town must investigate the feasibility of using
existing developed and designated areas (I.e.
Employment Areas and Mixed Use AreasJ and intensify
their use for employment purposes.. The StudyArea is one
The Town of Ajax and the City of Picketing
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such area, as only 209 jobs are provided on 26.3 ha (65
ac.) of land, (see Appendix 1 ). However, the Study Area
could provide an opportunity for over 1,3130 jobs
assuming complete redevelopment for warehousing,
manufacturing or similar uses.
As stated, Ajax does not support the conversion of
designated employment lands to non-employment uses.
However, the Town's interests are to ensure that the long-
term supply of employment lands is not jeopardized. The
Town may consider such a redesignafion if, in addition to
all other land use compatibility criteria:
- "there is a demonstrated need for the proposed
non-employment generating land use;
- there exists a sufficient Inventory of appropriately
designated employment generating lands;
· there exists a shortfall In the inventory of
appropriately designated non-employment
generating lands; and
the site's physical and natural characteristics,
development constraints and location Justify the
consideration of a non-employment generating land
use,"
2.3.1,2 Residential Lands Overview
The Town of Ajax Official Plan and the Town's Inlegrated
Growth Management Study (July, 1998), recognizes the
planned population target of 120,000 for Ajax by 2021.
An average residential growth rate of approximately 800
units per year is noted to meet this projection.
This rate of growth, although optimistic in historical terms,
has been surpassed in the past year. Approximately
2,200 ha (5,436 ac.) of land have been set aside for
residential development (within the Low, Medium and
High Density Residential designations, and the Mixed Use
Areas). The density and the population yield assumptions
for these land use designations are relatively modest, as
follows:
The Town of Ajax and the City of Picketing
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047
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- 16 units per hectare and 2,85 persons-per-unit for
Low Density Residential;
- 32 units per hectare and 2.75 persons-per-unit for
Medium Density Residential;
- 55 units per hectare and 2.55 persons-per-unit for
High Density Residential,
This leaves the Town with a relatively high degree of
flexibility to accommodate the planned population
targets within the existing planned residential areas,
should densities or persons-per-unit factors rise above
these figures. In other words, should the Town surpass
these density and persons-per-unit factors, even less
pressure would exist to redeslgnate Employment lands to
residential purposes. The need to venture into
Employment Areas to accommodate new residential
development does not currently exist.
2.3.1.3 Parkland Overview
The Town of Ajax released the Recreation, Parks and
Open Space Strategic Plan in July of 1999. The Plan
outlines the supply of parkland, needs and standards,
and provides a long-term sJTategy for the acquisition and
development of parks and open space in Ajax.
The Duffins Creek watershed is noted as a core natural
area to be protected. Its ecological role is to be
balanced with providing opportunities for public access
and linear recreational uses [i.e. a trail system).
In terms of Pickering Village, the Plan notes that Memorial
Park, the only formal park space in the area, is not
centrally located to the community, leaving much of the
neighbourhood served only by the Miller's Creek open
space and a small parkefle. The Plan notes that while
the primary focus in Ajax has been to provide active
recreational facilities, the retention and protection of
natural areas Is of equal importance.
With regard to the supply of parkland in the former A2
Community (which Includes Picketing Village), the
following comments were provided:
The Town of Ajax and the City of Picketing
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048
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"...It would be fair to say that the nelghbourhood area
south of Kingston Road Is somewhat lacking in parks.
Although it may not be practical to suggest that table
land parkland can be acquired In this area, other means
of augmenting the parkland supply should be sought as
opportunities arise. This could include requirements for
village greens if any redevelopment takes place,
upgrading facilities on a local school site, and Improving
access to the Duffins Creek valley. The segment of the
valley through this communlly is not yet In public
ownership and should be acquired when feasible,.,"
2.3.1.4 Lon.q Ran.qe Capital Works Forecast
In December of 1999, the Town of Ajax established a
long range capital works forecast, to establish longer term
priorities for municipal capital expenditures,, Within this
forecast, improvement of the south segment of the
Duffins Creek valley and the provision of a trail has been
identified as a municipal priority. Municipal commitments
for the facility will be confirmed through annual Town
budgets.
Within the forecast, finances have been projected to be
set aside for the improvement of Notion Road to full
urban standards, by 2005. Such improvements would be
shared by Ajax and Picketing. Timing for improvements
will need to be coordinated between Ajax and Picketing.
In terms of viable mechanisms for the acquisition of
parkland within the community, Section 42 of the
Planning Act allows for the dedication of 2% of lands (or
a cash-in-lieu equivalent) when employment lands are
redeveloped. In addition, through 'the review of
development applications, the Town will seek to secure
lands adjacent to the Dufflns Creek arid storm water
management areas in public ownership.
A parkland strategy for the Study Area should capitalize
on the existing natural features of Duffins Creek (including
the provision of a trail) and should seek to improve
connections to surrounding communities.
The Town of Ajax and the City of Pickering
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2.3.1.5 Trails
The Ajax Official Plan states that the Town will develop an
interconnected system of cycling and walking routes.
Accordingly, the Town has finalized a Bicycle and Leisure
Trail System Plan ('¥islon 2020"), which was approved in
March of 2001. Vision 2020 outlines opportunities for both
leisure trails and bikeways, and proposes a long term
strategy to guide the development of trails within Ajax.
Vision 2020 notes that the Town of Ajax offers great
potential for the development of a connected and
diverse leisure trail and bikeway system. It espouses using
existing physical features and natural areas, as well as
existing arterial roads for such a system.
A key facility is the Duffins Creek Trail. The Town of Ajax, in
collaboration with the TRCA and the Ontario Trails Council
has registered the eastern branch of the Duffins Creek
valley as a connecting link to the Trans-Canada Trail.
In terms of this Study, physical improvements have been
recommended to secure this high priorily trail. These
improvements include a mufti-use trail on the east side of
Duffins Creek, a trail extension at the terminus of Orchard
Road with a future creek crossing to link with the Trail, and
an open space link extending from Pickering Parkway to
the creek.
Vision 2020 contains a 10-year implementation plan.
One of the initiatives Is to establish a Village Parkette at
Elizabeth Street north of Kingston Road to serve as a trail
head into the Duffins Creek system. The Dufflns Creektrail
is proposed to be completed prior to 2004 and will
contain east-west pedestrian bridge connections. Dates
are tentative and funds for these projects have not been
confirmed by Ajax Council at this time. Opportunities also
exist for a road-based bikeway along Kingston Road.
These proposals are illustrated in Figure 15.
2.3.1.6 Environmental Protection Desiqnafion
Lands in proximily to Duffins Creek are within the
Environmental Protection designation of the Ajax Official
Plan. The Town will nat permit development on lands
Figure 15:
Vision 2020 Trail Recommendations
The Town of Ajax and the Cily of Plckering
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adjacent to this designation that may be detrimental to
its ecological Integrfly.
Buildings and structures are not permitted within the
Environmental Protection designation except where such
buildings and structures are accessory to a public use,
are considered necessary for flood or erosion control
and/or conservation purposes.
2.3.1.7 Special PolicyArea
The previously noted SPA is Illustrated in the Ajax Official
Plan in recognition of the Study Area and portions of
Picketing Village that are within the flood plain, and
where strict adherence to pravinclal policies for new
development would result in social and economic
hardship.
The Town must protect from development (i.e.
construction, erection or placing of a building or
structure including an addition or alteration to a building
or, and Includes grading, and placing or dumping of fill)
any lands within the flood plain which are needed to
achieve the open space and environmental protection
objectives, and lands required bythe To~ and the TRCA
for flood and/or erosion control remedial purposes.
Where development is permitted, it is the l'own's policy to
achieve flood protection of a building, structure or an
addition to the level of the Regulatory Flood, to the
satisfaction of the Town in cooperation with the TRCA.
Where It is not feasible or practical to achieve this level
of protection, proposed development may be permitted
where It Is flood protected at least to the level of a 1:350
flood [that Is on average, a flood that Is anticipated to
be equaled or exceeded only once in every 350 years)
in which case no building or structure will be subject to a
risk of flooding in excess of 25 percent over an assumed
life of 100 years.
The Town bases its requirements for flood proofing on the
following alternatives, listed in order of priority:
dry, passive floodproofing measures shall be required
and implemented to the extent technically and
Environmental Protection Areas
Vaqey (Haza;d) Systems
Evaluated Wetl,~nds
Weli~and
~her Significant Na~ral Features (E~A's. A~I'~)
Environmental Resoumes Overlay
~ Woaalands
.... !nte~e~t ~rm ~later
Figure 16:
Excerpt from the Town of Ajax Official Plan
(Greenlands Framework)
The Town of Ajax and the City of Picketing
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051
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economically feasible;
wet floodproofing measures may be permissible for
non-habitable portions of new development in order
to minimize flood risk and/or to meet the required ~
level of flood protection; and
iii
where (i) and (ii) as above cannot be achieved, dry,
active floodproofing measures may also be
recommended to minimize flood risk in combination
with (i) and (iii.
iv
ingress and egress for all buildings within the flood
plain lands shall be "safe", pursuant to provincial
floodproofing standards, and/or achieve the
maximum level of flood protection determined to be
feasible and economically viable such as at grade
with street related access points.
No new development is permitted on any parcel of land
wholly or partly within a flood plain if:
the necessary flood protection measures would
have a negative off-site impact on the adjacent
properties;
the use is associated with the storage, handling,
production or use of a hazardous substance which is
flammable, explosive, toxic, corrosive, or any other
dangerous material and the treatment, collection or
disposal of sewage, which would pose a threat to
public safety if it were to escape its normal
containment as a consequence of flooding;
the use is associated with institutional overnight
residential accommodation including in part or in
whole, anyofthe following: health care or residential
care or crises care facilities specifically designed to
accommodate people who would be incapable of
self-evacuation or whose safety would be threatened
In the event of flooding and a possible emergency
evacuation; and
the buildings or structures directly relate to the
distribution and delivery of an essential or emergency
public seMce including police, fire, and ambulance,
Figure 1 7:
Excerpt from the Town of Ajax Official Plan
(Special Policy Area)
The Town. of Ajax and the City of Picketing
Page 2 - 18
O52
Notion Road
Land Use and Urban Design Study
where such service would be impaired I:)y flooding.
The TRCA notes its support for storm water retrofit projects,
and support efforts that would enhance the riparian zone
of Duffins Creek, and efforts to allow for additional
pedestrian linkages.
2.3.1.8 Urban Desi,qn
Urban design deals primarily with the location, form, and
massing of buildings, but also deals with the treatment
and usability of public spaces, views and vistas and the
layout of roads and pathways. The Ajax Official Plan
provides policie.s related to urban design, built form and
the character of development for Employrnent Areas,
particularly along Highway 401.
The Ajax Official Plan indicates that all development is to
be designed in such a way that it is compatible with its
surrounding context. Issues that are considered by the
Town in the review of all development applications
include:
'¥he impact of the proposed development on
adjacent existing, and approved, land uses with
respect to public safely, privacy, noise, shadow,
light, traffic, access and parking;
the compatibility of the proposed development with
adjacent existing development in terms of height,
denslly, scale, massing and character;
- the consideration of the orderly and appropriate
transition to adjacent lands; and
- the protection of significant man made or natural
scenic vistas,'
Other factors that are considered include, the treatment
of streets, sites and buildings, as follows:
Streets
- "Utilities shall be located undercjround where
practical.
The Town of Ajax and the City of Plckerlng
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053
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Land Use and Url::x:]n Design Study
Wherever possible cycling lanes will generally be
provided within the paved surface of the roadway,
separated from motor vehicle traffic by design
features."
Sites
"On-site parking, where required, will be integrated
with the development of the.site and screened by
appropriate fencing or landscaping from
surraundlng roads and properties.
- Buildings or structures on untreed sites shall
incorporate landscaping.
Development shall, wherever appropriate, be
designed to be supportive of transit. This could
include the siting of new buildings and the manner
by which they can accommodate transit use,
particularly along Kingston Road.
Parking lots are to be attractive, well designed and
complement the character of the adjacent area,
and are to Incorporate such measures as fencing
and/or landscaping, located in the rear or interior
side yards, except for development adjacent to
Highway 401; and reduced In scale and impact by
dividing the parking area through the use of
measures such as landscaping, fencing and walls.'
Buildin,qs
"Public safely and barrier free access will be
incorporated In the design of all buildings and
public spaces.
- $ignage should be Integrated with the architecture
and landscaping.
The Town of Ajax encourages measures that
enhance public appreciation and vislbilily of
Interesting buildings, structures, parks or landscapes
of historical, archaeological ar scenic value."
These general urban design policies are elaborated upon
within Section 4 of this Reparf.
The Town of Ajax and the City of Picketing
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054
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Land Use and Urban Design Study
2.3.2 Pickerln.q Official Plan
The City of Pickering Official Plan was approved by the
Region of Durham on September 24, 199'7.
2.3.2.1 Urban Study Area
The Picketing Official Plan designates the Picketing portion
of the Study Area as an Urban Study Area. 'This
designation recognizes that further study is required
before future land uses can be determined. Until this
Study is implemented, the Pickering Official Plan permits
conservation, environmental protection, restoration,
education, passive recreation, and similar uses. Existing
lawful uses are also permitted.
The Plckerlng Official Plan indicates that the City will
consider eliminating the Study Area designation following
completion of a land use and design study for the lands
demonstrating that the proposed use:
- is consistent with the goals, objectives and general
purpose and intent of the Plan;
is compatible with the surrounding area given the
area's location between residential lands in Picketing,
and Industrial lands in Ajax; and
considering the results of the above stu~ly, shall
establish, by amendment, appropriate land use
designations and policies.
2.3.2.2 Land Use Desiqnations
Lands currently designated as Employment Areas In the
Picketing Official Plan allow for manufacturing, assembly,
warehousing and/or related uses. Va~/ing performance
standards for site aperafion and appearance are
required for General, Prestige and Mixecl Employment
Areas, with the highest standards required in Mixed
Employment Areas, in recognition for their high visibility
and accessibility along arferlal roads.
Lands to the west of the Study Area are designated
"Urban Residential - Low Density Area" and "Urban
(')PE~. SPAGE S¥~,TEM
Figure 18:
Excerpt from the City of Pickering Official
Plan (Land Use Structure)
The Town of Ajax and the City of Plckering
Page 2 - 21
055
Notion Road
Land Use and Urban Design Study
Residential - Medium Density Area". Within the Low
Density designation, residential uses are permitted up to
30 units per hectare. ~rrlhin the Medium Density
designation, residential uses are permitted over 30 units
per hectare, up to and including 80 units per hectare. In
Urban Residential designatians, limited offices and
retailing, community, cultural and recreational uses and
compatible employment and special purpose
commercial uses serving the area.
Lands on both sides of Kingston Road west of the Study
Area are within the "Mixed Corridor" designation, which
permits residential development of belween 30 and 140
units per hectare as well as such activities as retail uses,
offices, restaurants, community, cultural and recreational
uses and special purpose commercial uses.
2.3.2.3 Environmental Risk Management
Within Pickering, lands within the Study Area are
designated Shoreline and Stream Corridor and as Hazard
Lands within a Floodplain Special Policy Area. The
Picketing Official Plan recognizes that certain
communities have developed on lands susceptible to
flooding and acknawledges the continued viability of
these areas by permitting new development and major
redevelopment subject to the recommendations of an
environmental report, and provided appropriate flood
protection measures are instituted.
The Mixed Employment designation allows light
manufacturing, assembly and processing of goods, light
service Industries, research and development facilities,
warehousing, equipment and vehicle supplies,
automotive and vehicles sales and repair; offices,
corporate office business parks, limited personal service
uses serving the area, restaurants serving the area, retail
sales as minor a component of an industrial operation,
hotels, financial institutions serving the area; community,
cultural and recreational uses, and other uses with similar
performance characteristics that area more
appropriately located in the employment area; and
limited retailing of goods and services serving the area.
,R.H{JI~F3JNE$ AND ~'TREAM
(MAY INCLUDE HA~I) ~NDS)
AREAS OF' HiGH POT~TIAL
ALIONA FORE~ POLICY
Figure 19:
Excerpt from the City of Picketing Official
Plan [Resource Management]
The Town of Ajax and the City of Picketing
Page 2- 22
056
Notion Road'
Land Use and Urban Design Study
2.3.2.4 Areas Requiring Special Policies
On lands deslgn~ed Flood Plain Special Policy Area (on
the Picketing portion of the Study Area), ctlevelopers may
be required to satisfy the TRCA and tlqe City that a
reasonable level of safely for occupants of development
of sensitive (i.e. residential etc.) land uses will be ensured,
the effect of floods on adjacent properties and the
environment will be limited, floodproofing for buildings is
provided; and the following uses on flood plain special
policy area lands are prohibited:
- schools, daycares, hospitals, nursing homes and
others uses where the occupants do not necessarily
have the physical abllityto escape a flood condition;
- service station or anydevelopment where dangerous
material (including sewage) could I:~ affected by
flood;
- emergency services that could be Impaired by a
flood condition.
Appropriate floodproofing measures can be ensured by
enactment of implementing by-laws to carw out these
measures. By-laws can include provisions respecting
building setbacks, height, lot coverage, building
enfryways/exffs and related maffers fo the, satisfaction of
TRCA. Otherwise, these matters can be addressed as site
plan applications are reviewed.
2.3.2.5 Supportin.q Reports
The Pickerlng Official Plar~' indicates that on lands
affected by noise, vibration, dust and/or o.dours, Council
requires proponents of sensitive development to
complete an appropriate noise, vibration, dust or odour
analysis prepared by a qualified consultant, to the
satisfaction of the City in consultation with relevant
agencies, where noise, vibration, dust or odour levels are
anticipated to be unacceptable.
If residential uses were considered for file Study Area
lands within Pickering, such an analysis would be required.
The Town of Ajax and the City of Picketing
Pc~ge 2 - 23
057
Notion Road
Land Use and Urban Design Study
2.3,2.6 Community Desl,qn
Pickering's Community Design goal is to promote
development at various scales which, through their
adherence to principles of good, high quality community
design, will produce built and natural environments in
Pickering that offer enjoyment, comfort and safety for all
users, and evoke a desirable image and sense of place
for the City.
To achieve the community design goal, the Pickering
Official Plan includes Community Design objectives
stating that Picketing Council will:
encourage developments that are designed to fit
their contexts by considering the mix of uses, and the
massing, height, scale, architectural style and details
of existing, adjacent buildings;
encourage developments that create spaces
between and along buildings that are of high
architectural and landscape quality, and contribute
to and enhance the overall quality of Pickering's
public realm;
encourage, where appropriate, the creation of
landmarks and other distinctive elements including
buildings, open spaces, landscapes and natural
features that make it easy for people to understand
where they are, and how they get to the various
places, amenities and facilities they require;
encourage private and public developments that
offer pedestrians and users a high level of comfort,
enjoyment and personal protection;
encourage the use of colour, decoration and
variation in materials to create buildings, and the
spaces around buildings, that are attractive for
people to look at and use;
The Plckering Official Plan also contains Implementing
Design Policies, Including the following that are relevant
to this Study:
The Town of Ajax and the City of Picketing
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053
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Land Use and Urban Design Sfudy
- consider Identifying gateways and landmarks at
cerfain locations;
encourage the use of plant materials...to satisfy
functional requirements such as providing shade,
providing screening in all seasons, and providing
sound attenuation; and
evaluate new development proposals for their
opportunity to maximize, create or enhance views
and vistas.
Streets
The City of Picketing supports the creation of specialty
treatment Including planted boulevards..,on strategic
streets in Picketing;
The City of Pickering encourages the partial vertical
screening of surface parking lots through the use of
Iow fences, walls ar landscape elements;
- The City of Picketing supports the planting of trees
and other large scale plant materials;
- The City of Picketing encourages an underground
location for local utility lines and cables.
Buildin,qs
Where new development is proposed within an
existing neighbourhood or established area, the City
of Picketing will encourage building designs that
reinforce and complement existincj built patterns
such as form, massing, height and proportion.
The Town of Ajax and the City of Pickerlng
Page 2 - 25
059
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Land Use and Urban Design Study
2.4 Area Municipal Zoning By-laws
The Study Area and its surroundings are governed by area
municipal zoning by-laws for both the Town of Ajax and
the City of Picketing.
2.4.1 Ajax Zonin.q Requirements
The Town of Ajax Zoning By-law 35-77, as amended, was
passed byAjax Council in Mayof 1977, and subsequently
approved by the Ontario Municipal Board on May 11,
1978. The By-law regulates development within the Ajax
portion of the Study Area, in accordance with the
requirements of the Heavy Industrial IM31 Zone, the Public
Use lO) Zone and the Park IG-$peciflc) Zone.
The permitted uses within the Heavy Industrial (M3) Zone
include: concrete batching, mixing or products
manufacturing plant; contractor's yard; feed mill; flour
mill; fuel storage tank; fuel storage supply yard; grain
elevator; lumber yard; open storage use of goods or
materials if accessory to a permitted use; planing mill;
trucldng and transport depots and warehouses; building
and construction materials yard; automobile washing
establishment; railway trackage for industrial purposes;
public garage; open storage area incidental to a
permitted use; contractor's or trademan's shop; service
or repair shop; nursery or garden centre; animal hospital;
machinery and equipment establishment for sales;
service and rental; accessory building to a permitted use;
boat sales establishment; motorized snow vehicle sales
establishment; any manufacturing or industrial use, which
is contained within a wholly enclosed structure and which
is not an obnoxious use; office for business or professional
use; warehousing and storage in wholly enclosed
buildings; a financial institution or bank; eating
establishment; motor vehicle sales establishment; retail
store or sen/ice shop if accessory and incidental to a use
permitted in the "M1" Zone on the same lot; club, lodge,
union hall or place of public assembly; funeral home;
railway trackage for industrial purposes; a public use and
an accessory building.
Permitted uses within the Park (G) Zone include: a public
park, playground, playing field; bowling green, tennis
couff, swimming pool, open cir skating rink, lacrosse box;
K!NOSfON RD,
Figure 20:
Excerpt from the Town of Ajax Zoning By-
law 35-77, as amended.
The Town of Ajax and the CB/of Picketing
Page 2 - 26
06O
Notion Road
Land Use and Urban Design Study
marina; a recreational use Including a sparts field, golf
course, public stable or similar use; an accessory building
to a permitted use.
Permitted uses within the Public Use [0) Zone include: a
government or municipal building; a school, day nursery,
or day-care centre; a church; a public library, art gallery,
museum, community centre, live theatre; a hospital; an
accessory building to a permitted use; residences for the
retarded; cemetery; arena or stadium; any use permiffed
In a Park "G" Zone; a nursing home,
The range of permitted uses within the existing M2 and
M3 Zones could have the effect of exacerbating current
land use compatibility issues with the nearby residential
uses. Therefore, the range of permitted uses have been
evaluated, and recommendations to facilitate change
have been forwarded within Section 7 of this Report.
2.4.2 Pickerinq Zonin.q Requirements
Lands on the west side of Notion Road are subject to the
requirements of the City of Pickering Zoning By-law 3036,
as amended. The By-law was originally passed by
Picketing Council on August 3, 1965 ancJ approved by
the Ontario Municipal Board on October 7, 1966.
The industrial uses in the northern part of the Picketing
portion of the Study Area are predominantly within the
Storage and Light Manufacturing [M1) Zone. All uses
permitted in this zone must be carried out within enclosed
structures. Permitted uses Include a service or repair
shop [including auto repair), a warehouse or distributing
depot, a garage, office uses, light manufacturing or
assembly plants and other specific uses. New residential
uses are not permitted in this zone. One properly is within
the M1-S Zone, which permits a caretaker's residence in
addition to the M1 uses. On lands zoned M1, buildings
must be set back a minimum of 12 metres from the front
lot line and a minimum of 7.5 metres normally, 30 metres
from the rear lot line when the abufiing use Is residential.
The existing Industrial buildings were developed prior to
the adjacent residential development to the west, and
during the period of development, conformed to these
standards.
Figure 21:
Excerpt from the City of Pickering Zoning
By-law 3036, as amended,
The Town of Ajax and the City of Picketing
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061
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Land Use and Urban Design Study
The south end of the Picketing portion of the Study Area
is within the M1- 4 zone Permitted'use are the same as
the "M1" zone except that no auto service shop, garage
or residential uses are permiffed. Within this zone,
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.
2.5 Transportation & Infrastructure Overview
iTrans Consulting Inc. transportation engineers prepared
an assessment of the existing road network. With the
assistance of Ajax and Picketing staff, the firm also
provided an assessment of the various land use options
from a transportation perspective.
Notion Road is a bounda~, road, whose right-of-way is
owned by the City of Picketing.
It is a two lane road with an average daily traffic volume
of 3500 vehicles. Pickering Parkway is also two lanes and
accommodates an average dailytraffic volume of 6,000
vehicles. With a capacity of 8,000 to 10,000 vehicles per
day, significant reserve road capacity is available to
accommodate additional development within the Study
Area,
In order to ensure adequate traffic capacity at
intersections when new development is introduced, iTrans
has recommended that all proposed developments that
generate more than 200 peak hour vehicles within the
area should be subject to a traffic impact study to
determine if localized improvements are required.
Currently, the southerly two-thirds of Notion Road is paved
to full urban standards, with curbs, catch basins, and
sidewalks and a 10 metre pavement width. The northerly
third Is substandard, paved to a rural cross section with
open ditches, culveds and without sidewalks and a 7
metre pavement width.
Under a 1999 agreement, the Town of Ajax is responsible
for the maintenance and repair of Notion Road. The
costs are shared equally between Ajax and Pickering.
The Town of Ajax and the City of Picketing
Page 2- 28
062
Notion Road
Land Use and Urban Design Study
Orchard Road is paved to urban standards, with curbs
and catch basins. The road has recently been
resurfaced through a partnership arrangement between
the Town of Ajax and area landowners.
Municipal sanitary sewer and water sewices are available
to accommodate significant additional development in
the area.
East of Notion Road, storm water flows to Duffins Creek in
an uncontrolled manner. A stormwater management
facility will be required to mitigate current flows, and to
improve the quality of water entering Duffins Creek.
The Town of Ajax and the City of Picketing
Page 2 - 29
063
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Land Use and Urban Design Study
2.6 Consultation
A broad public consultation program has been
undertaken and this section provides a general overview
of the comments ieceived.
2.6.1 Residents' Associations JPACT/BECAJ
Both PACT and BECA have expressed, as their primary
concern, that the existing heavy industrial uses should
either be removed or relocated. Their concerns include
the affects of noise, dust and industrial traffic, a
deficiency in park space in the former A2 Planning
Community south of Church Street, safely concerns
pedaining to heavy industrial uses, the poor image that
this area conveys, and the patential affects of flooding
on existing and potential new development. They have
also questioned whether local by-laws or Certificates of
Approval have been violated by existing industrial
operations.
PACT and BECA have also provided a land use option for
evaluation within this Study, which is discussed in Section
4.4 of this Report. They suggest the introduction of new
parkland in the Notion Road area.
Although noise, appearance, dust and truck traffic were
of most concern, interestingly, a number of business
owner/operatars had similar concerns that relate to the
overall visual appearance of the Study Area.
2.6.2 Landowners' Interests
Staff met the owners and business operators who have
indicated their satisfaction with their current location, and
have no plans to relocate. Some have indicated that
well located heaw industrial lands (i.e. lands zoned to
permit heavy Industry) are at a premium. Other locations
that permit these uses are difficult to find.
The Town of Ajax and the City of Pickerlng
Page 2 - 30
064
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Land LJse and Urban Design Study
2.7 Overview of Planning Considerations
The following summarizes the major planning
considerations that will affect development and land use
within the Study Area. These considerations have been
applied to the various land use options introduced in
Section 4 of this Report, for comparison purposes.
2.7.1 Primary Considerations
The following matters are considered paramount in the
development of a future direction for lar~d use planning
within the Study Area. Other issues are related to these
primary considerations.
2.7.1.1 Land Use Compatibility
There are land use compatibility concerns between
existing heavy industry and residential uses, particularly to
the west. Relatively recent residential development has
encroached upon existing Industries and the minimum
distance separation criteria of the MOE.
A primary consideration of this Study Is to reconcile
compatibility in a manner that recognizes the interests of
all parties. Further, the current zoning within Ajax is valued
by the existing operators, but is not supported by the
surrounding community.
2.7.1.2 Flood Plain Matters
The StudyArea is within a flood plain. Provincial and TRCA
policies governing development within flood plains
recognize existing land uses, but place restrictions on new
uses. Flood proofing and protection ogainst hazards
from flood damage are factors ,affecting new
development.
Land use options will need to recognize the potential for
flood hazards from significant starm events. In addition,
each of the land use options should provide appropriate
storm water management mechanisms to improve the
quality of runoff to Duffins Creek.
The Town of Allax and the City of Picketing
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Land Use and Urban Design Study
2.7.1.3 Employment Land Base.
The Town of Ajax needs to protect its employment land
base, while providing opporlunities for additional
employment in areas already designated for such
purposes.
Policy documents from the local and Regional levels
speak to protecting and improving the viability of existing
employment areas. The Study Area Is generally
underutilized from an employment perspective, and
current land use designations do not fully implement the
strategic employment objectives of the Ajax Official Plan.
2.7.1.4 Environmental Protection and Enhancement
The Duffins Creek valley represents a natural asset and a
large natural buffer between industrial uses and
residential development in Ajax. Opportunities to protect
and enhance the valley should be provided through
public and private initiatives, and through the course of
redevelopment. New land uses should be compatible
with this environmental resource, and should not degrade
the natural or ecological character of the valley system.
Improved connections should be provided from lands
within the Study Area and the surrounding area to the
valley.
In addition, the possibility exists that lands within the Study
Area may have been contaminated by existing or past
industrial operations. This was experienced in Pickering
having been discovered when lands were redeveloped
for residential purposes to the west of the Study Area.
2.7.1.5 Landowners' Interests
The current owners/operators have expressed no desire to
relocate. The existing industrial uses pre-date the newer
residential uses, and through progressive encroachment
of newer residential uses, the effects of heaw industry are
being felt by them as well.
The Town of Ajax and the Cily of Pickerlng
Page 2 - 32
066
2.7.2 Related Considerations
The following considerations, although irnportant, stem
from the primary considerations introduced above, and
largely deal with land use compatibility.
2.7.2.1 Poor Ima.qe
The Study Area conveys a poor Image in terms of the
quality of buildings, the proliferation of open storage,
substandard sections of street, overhead utility lines, lack
of landscaping, fencing and screening. Improvements
to public lands, open spaces and streets are required.
The image and appearance of the are~-~ from Highway
401 needs to be improved.
2.7.2.2 Public Safety
Concerns have been raised that the safety of local
children is in question, due to of heavy truck traffic, open
aggregate piles, and ease of access to existing
unfenced Industrial sites. Proposals for improvement must
take safety concerns into consideration. '
2.7.2.3 Parks and Open Space
The local community has expressed the need for
additional parkland in the area as a potential
mechanism to improve its image and as a way to
address a parkland shortfall. The need for additional
open space was acknowledged in the Town of Ajax Parks
and RecreatiOn Master Plan, and Vision ;_~020. This need
was based partly on a potential opportunity to acquire a
significant parcel of land in the area (57 Notion Road).
However, the perceived need for a new park may be
based more on a strategy to dislodge indus'm/in the long
term, rather than a need to accommodate local
demand for such space.
2.7.2.4 Public Land.
A large inventory of publicly owned lands are In the
(owned by the TRCA, MTO and the Town of Ajax). Public
ownership of these lands provides some assurance that
the environmental Integrity of the Duffins Creek valley will
continue, and potentially Improve. Public control over
Notion Road
Land Use and Urban Design Study
The Town of Ajiax and the City of Picketing
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067
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Land Use and Urban Design Study
high profile land parcels [including the south east corner
of Notion Road and Kingston Road by the Town of Ajax)
provides a good opportunity to control development and
implement the findings of this Study as developments
proceed, and through public investment. This Study
makes the following assumptions:
lands owned by MTO wilt be available for public
use;
The lands owned by TRCA will remain under its
ownership;
The lands owned by Veridian Connections will
remain under Its ownership;
The existing cemeteries, although not public,
function as passive open space, and will
continue to function as such;
The lands owned by the Town of Ajax will be
deemed surplus and will be sold to private
interests for development purposes, consistent
with the abjectives of this Study.
2.7.2.,5 Traffic
Future development of the area will need to be
cognizant of the role of Notion Road and Pickering
Parkway as Type C Arterials. Capacily exists within the
existing road network to accommodate additional
development. A future overpass of Highway 401 from
Notion Road to Squires Beach Road is designated in
each of the Area Municipal Official Plans, and the ROP,
and would connect to additional employment lands to
the south in Pickering.
2.7.3 Opportunities and Constraints
There are various opportunities and constraints that need
to be considered before a more land use aptions can be
considered. These opportunities and constraints are as
follows:
The Town of Ajax and the City of Plckering
Page 2 - 34
O68
Notion Road
Land Use and Urban Design Study
Opportunities
There are relatively few land owners, with generally
large parcels of land, Should these holdings be
offered for development purposes, the potential for
positive impact is yen/high;
There are signitica'nt vacant land holdings on the west
side of Notion Road which offer an opportunity to
improve the interface between ernployment uses
and residential uses;
- Policies are already in place to Improve the image of
the area from Highway 401;
The Duffins Creek valley provides significant
opportunity for public uses along a natural "edge",
including a larger municipal trail system',
The Town of Ajax, the City of Pickering and local
citizens are committed to improving the physical
character of the area;
- Existing cemeteries provide Opportunities for historic
connections to the area's past;
- There is significant potential for impraving the existing
image of the Study Area,
Constraints
The image and streetscape quality of the Study Area
is poor, due to such factors as unscreened outdoor
storage areas, overhead utilities and inadequate
buffering;
Existing concerns related to public safety, ease of
access to existing Industrial establishments and lack
of screening need to be addressed irrespective of
development;
The Study Area Is relatively small arid isolated from
other Industrial areas In Ajax and Pickering, which
creates challenges in terms of 1he breadth of
employment uses that can be supported;
The Town of Ajax and the City of Picketing
Page 2 - 35
069
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Land Use and Urban Design Study
The existing zoning by-law could allow existing
compatibility issues to worsen over time, unless steps
are taken to amend the current zoning;
- Significant new development will likely take place
over a relatively lengthy time frame.
Ove~,iew of Conditions
A graphic illustration of the design opportunities,
constraints and conditions is provided in Figure 23, on the
following page.
The Town of Ajax and the City of Plckering
Page 2 - 86
070
ROAD
RANDALL DR
j ........
CITY' of PICKERING
Figure #23 . . ..
071.
Notion Road
Land Use and Urban Design Study
$. Land Use Options
With all of the above interests and planning
considerations In mind, a series of land use options were
prepared In order to determine the appropriateness of
each, and to hear public and agency responses on
potential outcomes.
The option selected as appropriate for Ajax will have
direct Implications on land uses deemed appropriate for
Pickering, since it is the Pickering lands that will represent
the potential interface between the majority of the Study
Area and the closest residential development,
Each of the options maintain the TRCA lands and other
areas In the vicinity of Dufflns Creek as an Environmental
Protection Area. Each option also provides for a storm
water management area In response to the requirements
of the TRCA.
No land use change Is proposed for the cemetery sites.
A' potential creek crossing Is provided to the north of the
existing dam, as recommended by Vision 2020.
In order to introduce new land uses within the Study Area,
a structure must be introduced in the form of roads or
access driveways that will establish a pattern around
which new buildings may develop. Irrespective of land
use, any proposed land use structure within the Study
Area would be based on the following structuring
principles:
a pattern of lots and blocks to allow for the access
and use of currently inaccessible, but potentially
developable areas;
- the pattern and character of development on both
sides of Notion Road should be complementary;
- the visibllily and function of the Dufflns Creek valley
should be enhanced;
- focal points, or points of entry should mark the area.
These, and other principles, are outlined in Figure 24, on
the following page.
The Town of Ajax and the Ctly of Picketing
Page 3 - 1
07'~
KINGSTON
'TOWN of AJAX
CITY of PICKERINGi.;-
F:kgure #24 '~i:.
073
Notion Road
Land Use and Urban Design Study
3.1 Option 1 - Industrial to Residential
This option proposes the removal of existing industflal
uses, and replacing them with residential uses, as
illustrated in Figure 25.
This option would redesignate the Ajax portion of the
Study Area from General Employment to a Residential
designation. It would be subdivided into a series of
residential blocks, with the intent of developing a new
residential neighbourhood, as an extension of existing
residential lands to the west. This option would introduce
seven new public roads, an expanded open space area
associated with Duffins Creek, and would provide direct
road frontage adjacent to the TRCA lands.
The Picketing podion of the Study Area would be
redeslgnated from Urban Study Area to a Residential
designation. It would also be developed wholly for
residential purposes, without any additional public roads.
New pedestrian path connections belween the existing
neighbourhoods, Orchard Road and a new east-west
public road in Ajax would provide for new pedestrian links
to the Duffins Creek valley.
This option could provide for approximately §00
residential units, if developed at Iow densities. More units
would be possible if, for example, the Notion Road
frontage was developed at higher densities.
Tl~e Town of Ajax does not support the conversion of
employment lands to non-employment uses. The Town's
interests are to ensure that the long-term supply of
employment lands is not jeopardized, as discussed in
Section 2.3.1 of this Report. There needs to be a
demonstrated need for the proposed non-employment
generating land use. The Town of Ajax, through its Official
Plan review and the Integrated Growth Management
Study confirmed that the land use designations that allow
for residential development are sufficient to
accommodate projected residential 'demand for the
next 20 years.
Further, it has been confirmed that the existing inventory
of employment lands In Ajax are required in order to
achieve the population to employment ratio of 2 to 1, as
Figure 25:
Option 1 - Industrial to Residential
The Town of Ajax and the City of Picketing
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074
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provided for within the Region's and the Town's Official
Plans. Such a proposal would not conform to the
requirements of the ROP. The Region seeks to maximize
the employment potential of designated Employment
Areas.
The TRCA has noted that the Special Policy Area
requirements governing development in the Study Area
do not contemplate extensive changes in land use
considered under this option. Such a change would
require a comprehensive strategy for permanent flood
protection and major infrastructure improvements to
remove the area from the Regional Storrn Flood Plain.
New residential development that would entirely replace
existing employment uses would solve existing
compatibility issues. This option would improve the image
and public safety of the area.
However, improvements can be made without the need
for reducing the Town's employment land inventor/, or by
puffing new residents at risk through development in a
floodplain. In addition, 'remedlation could be necessa~/
for the clean-up of potentially contaminated soils.
Finally, there is little pressure for such a land use change
in the area. Current industrial operations are viable, there
is demonstrated demand for construction materials and
products, and existing operators have no immediate
plans to relocate. The area is viewed as stable and
positive steps to improve the compatibility between
industrial and residential uses can be explored In'a
manner that better accommodates the needs of all
padies.
Therefore, this option Is not supported.
The Town of Ajax and the City of Picketing
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3.2 Option 2 - Status Quo
This option generally reflects current conditions, and
maintains existing land use permissions. This option does
not mean that no changes would occur. While industrial
uses could remain, changes could occur through
incremental improvement and implementing good
urban design. Under this option, the physical
appearance of the Study Area could be improved, but
existing land use compatibility issues would not be
addressed over the longer term.
This option poses no concern from a flood plain planning
perspective, as the existing uses are recognized by the
TRCA Special Policy Area provisions. In terms of the
Employment land base in Ajax, this option would
represent a lost opportunfly. The relatively Iow level of
employment in the area would continue, and other areas
of Ajax would remain under current pressure to
accommodate the Town's and the Region's
employment objectives.
While the automotive land uses in Picketing would
continue, new development could also be of an
industrial or automotive nature and could lead to more
Incompatibilities. In addition, maintaining current zoning
permissions could allow for more potentially incompatible
uses to be introduced in the area.
This option does however, recognize the preferences of
many of the existing land owners.
This option is inconsistent with the direction of the Ajax
Official Plan to designated high profile employment lands
(such as lands along Highway 401 in the Study Area) for
Prestige Employment purposes. This option also does not
address, in any significant way, land use compatibility
concerns or the public's concern from a safety or image
perspective. It could also forego the potential for
Improvements to the Duffins Creek valley.
Therefore, this option is not supported.
Figure 26:
Option 2 - Status Quo
The Town of Ajax and the City of Pickering
Pa'ge 3 ~ 4
076
Notion Road
Land Use and Urban Design Study
3.3 Option 3 - Evolution Toward Prestige
Employment
This option proposes an evolution k)wards Prestige
Employment uses along the Notion Road and Highway
401 frontages. General Employment uses would be
confined to the interior areas. This option reflects the
general land use format of the Ajax Official Plan.
Under this option, the previously mentioned pedestrian
linkages to the residential neighbourhood in Pickering
could be provided.
A new local road could extend north frorn Orchard Road,
and back to Notion Road to break up the large Industrial
land mass and to provide ad¢litional access
opportunities. The road also provides an access point to
the Duffins Creek valley, in the vicinity of a potential creek
crossing.
The area proposed for General Employment purposes
would recognize General Employment uses to the rear of
57 Notion Road, and certain lands on the north side of
Orchard Road including Mar-lyn Lumber, Blue Star Auto
Refinishing and General Magnaplate.
Lands that would be designated for Prestige Employment
purposes would include the Lafarge properly, Custom
Concrete, and all of the lands on the east side of Notion
Road to the south and including, the MIItwork Home
Centre.
From a compatibility perspective, the lands on the west
side of Notion Road in Picketing would act as a buffer
from Prestige Employment on the east side of Notion
Road. In turn~ this would represent a buffer to General
Employment activities further east.
Lands on the Pickering side of the Study Area would be
designated for Commercial/Industrial/Institutional
purposes. New development on the Picketing side of the
Study Area would need to incorporate appropriate
building setbacks, fencing, landscaping and land use
permissions so as to render them compatible with existing
residential uses. Prestige Employment uses along Notion
Road and Highway 401 would act as a buffer from
Figure 27:
Option 3 - Evolution Toward Prestige
Employment
The Town of Ajax and the City of Pickering
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077
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Land Use and Urban Design Study
surrounding residential and open space uses.
However, compatibility issues could still persist. Heaw
industry could still be a source of noise, odour and dust
for residential lands in Ajax and Picketing.
This option would however, recognize the SPA policies of
the TRCA, Conservation Authority staff note that although
this option would result in new development within the
Regional Storm Flood Plain, the development would be
generally consistent with existing uses, and would not
introduce additional risk that could not be supported
within the Special Policy Area framework,
This option does not detract from the employment land
base of the Town of Ajax. Some intensification of
employment uses would occur under this option,
generally along the Highway 401 and Notion Road
frontages.
This option would be of concern to certain land owners,
as certain heavy industrial activities would not be
recognized. This is particularly true for the Lafarge lands
at the south end of the Study Area. Although some
elements of this option are appropriate, refinements are
necessary to better deal with all of the primary
considerations. For example, the industrial operators view
their current zoning permissions as attractive, and do not
want to be treated as legal non-conforming,
necessitating minor variance approvals should they
decide to expand. The prospect of "cjrandfathering" of
existing uses under a new zoning regime was discussed,
and is elaborated upon further in Option 5.
The Town of Ajax and the City of Pickering
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078
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Land Use and Urban Design Study
3.4 Option 4 - PACT/BECA Inspired Option
This option was developed through discussions with
PACT/BECA, the local citizens' group. Although this option
reflects an evolution towards Prestige Employment uses,
it also illustrates a park extending from Notion Road to the
TRCA lands, with linkages to the Duffins Creek valley. The
proposed park would occupy 57 Notion Road, which at
the time of this Study, were for sale. This option would be
based on the purchase of 57 Notion Road by the Town of
Ajax.
On the Picketing side of the Study Area, residential uses
would be provided across from the proposed park, and
adjacent to the Pickering Parkway frontage. The
remaining lands in Pickering would be proposed for
Commercial/Industrial/InStitutional uses.
The proposed park would form a 'Nvedge" between
established industrial uses to the north and south. It was
felt by PACT/BECA that this concept would serve as a
catalyst for change, with the hopes of fulfilling a shortfall
in neighbourhood park space in the former A2 Planning
Area, south of Kingston Road.
From a land use compatibility perspective, it was felt by
Ajax and Picketing planning staff that active public use of
the area could serve to magnify existing land use
conflicts, As parks are considered a sensitive land use,
such a use would not be in keepincj with the MOE
minimum distance separation requirements, On the
Pickering side of the Study Area, compatibility issues
adjacent to existing residential uses could improve, The
new residential uses would act as a buffer between
nearby prestige employment and adjacent residential
uses.
From a flood plain planning perspective, the TRCA notes
that it would be prePared to review the option, under
existing SPA criteria. It notes, however, that additional
information would be required to determine if there is a
need for a more comprehensive solution for flood
protection.
It Is noted that the proposed park would lake lands out of
the Town's employment land Inventor,, which runs
Figure 28:
Option 4 - PACT/BECA Inspired Option
The Town of Ajax and the C'.fly of Picketing
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079
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Land Use and Urban Design Study
counter to Town and Regional policies to intensify
employment on existing designated lands.
From the perspective of environmental protection and
enhancement, additional open space areas in proximity
to Duffins Creek could represent an environmental
benefit.
The proposed park would be relatively removed from the
former A2 Planning Area, being separated by the Duffins
Creek valley. Further, providing for significant park space
within the Study Area could cause conflict between
pedestrians and industrial traffic.
From the perspective of landowner interests, the
implications of a park in the centre of the Study Area may
go relatively unnoticed in the immediate term. However,
should the area become used for active purposes,
public complaints could result, due to nearby heavy
industrial activities.
This option is based on the Town of Ajax purchasing 57
Notion Road at an approximate cost of $3,000,000 (at
$150,000 per acre). In addition, the costs of soil
remediafion, the cost of developing parkland, fill
requirements for storm water management and flood
proofing for any buildings that may be required, the
demolition of existing buildings and maintenance
represent further costs to be assumed by the Town of
Ajax. The Town's priorities for allocating taxpayer dollars
for new significant publio park facilities are currently in
other areas of the Town.
Therefore, this option is not supported.
The Town of Ajax and the City of Picketing
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O8O
Notion Road
Land Use and Urban Design Study
3.5 Option 5 Prestige Employment and
Enhanced Open Space Corridor
This option would envision the area evolving into a
Prestige Employment Area, as is the case with Option 3,
and proposes to redesignate the employment lands in
Ajax to Prestige Employment, and the Study Area lands in
Picketing to Mixed Employment. The difference from
Option 3, is that a smaller park/open space area would
be provided next to the Duffins Creek valley.
A new road could extend northward from Orchard Road,
to divide the larger land holdings, and to. create
additional road frontage for prestige employment uses,
making better use of land. The proposed open space
area is in proximity to a potential creek crossing linking to
the future Duffins Creek trail.
Although originally contemplated as a (+/- 5 acre) park
as modified, this open space area would be better
represented as a passive open space area serving an
environmental protection function in association with the
creek. This "hybrid" option is illustrated in Figure 30.
in this option, current land use compatibility concerns
can be addressed by placing restrictions on the nature of
new employment activities to those of a prestige nature.
Such uses would Include light manufacturing,
warehousing, wholesaling, research anct development,
offices arid related uses. Such activities would occur in
wholly enclosed buildings.
As introduced in Option 3, while restrictions would be
placed on new heavy Industrial uses, existing uses would
be recognized, in order to avoid the need for minor
variance approvals should expansions be needed. Site
plan approvals would still be required.
This option addresses floodplain concerns by not placing
any new residents at risk of floods from a catastrophic
storm event. It would not necessitate comprehensive
flood plain management techniques required by the
TRCA. The option does however maintain the principle of
employment uses that has historically occurred in the
area.
Figure 29:
Option 5 - Prestige Employment with
Enhanced Open Space Corridor
Figure 30:
Option 5 Hybrid
The Town of Ajax and the City of Pickering
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Land Use and Urban Design Study
This option protects the Town's employment land base,
and could serve to make better use of the Study Area for
such uses, due to its characteristics of good access and
frontage along Highway 401.
It would provide opportunities to preserve and enhance
the Duffins Creek valley, through an expanded open
space area and improved habitat. Through the
development review process, steps can be undertaken
to secure the valley lands and adjacent natural features
under public ownership.
On the Pickering side, Mixed Employment uses with
adequate screening and buffering can serve as an
adequate transitional use. In the long term, such an area
could act as complementaryto the Prestige Employment
uses proposed for the Ajax side of the Study Area.
This option could also serve to protect the interests of
existing owners through the recognition of existing uses,
while allowing only new prestige employment activities as
the area redevelops over time.
This option addresses all of the Study's primary
considerations and provides clear improvements over the
status quo. It addresses compatibility matters, allows for
improvements along the Highway 401 frontage, reflects
flood plain constraints, addresses landowner interests,
and does not place additional burden on community
facilities, services or taxpayers.
Therefore, Option ,5 (Hybrid) is supported.
The Town of Ajax and the City of Pickering
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Notion Road
Land Use and Urban Design Study
3.6 Evaluation Summary
An evaluation of the five options reveals that Option 5 -
Prestige Employment with Enhanced Open Space
Corridor is the preferred option.
This option provides the best balance between the
competing objectives of improving land use
compatibil~, recognizing the constraints of the flood
plain, protecting employment lands, protecting and
enhancing the environment and recognizing
landowners' interests. A summary of this evaluation is
provided within Table 2.
Option 5 represents the land use option upon which
implementing official plan policies, zoning regulations,
urban design guidelines and other staff
recommendations will be based,
Table 2:
Evaluation Summary Using Primary
Planning Considerations
Options
Considerations 1 2 3 4 5
Land Use · o · o ·
Compatiblli¥
Flood Plain o · · · ·
Planning
Protection of o · · o ·
Employment
Lands
Environmental · o · · ·
Protection and
Enhancement
Landowners' o · o c ·
Interests
Overall o o · o ·
o Not Preferred
· Positive
· Optimal
The Town of Ajax and the City of Picketing
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083
.084
4. Urban Design Guidelines
The Study Area and its surroundings evolved from an
historic settlement at Pickering Village, with the
progressive post-war development of industrial and
related uses within the Study Area. More recently,
residential uses were introduced at the periphery of the
Study Area. The introduction of these newer uses,
coupled with the spectre of a new waste transfer statian
at 57 Notion Road has brought public attention to
conflicts between heaw industry and residential
development in the area, and has raised concerns about
what the future holds for the Study Area.
4.1 Vision Statement
Through new development, redevelopment, private
investment in properties and partnerships with public
agencies including the Town of Ajax and the City of
Pickering, it is proposed that the Notion Road area will
evolve over time to become a prestige employment
area, that values better use of existing sites, and is more
compatible with the existing residential context.
Within Ajax, it is the Town's objective to protect the
employment land base, make the area more attractive
so as to promote additional investment, and establish
land use principles to provide for new higher profile
employment uses that oan co-exist with heavy industry.
Within Pickering, it is the Ci'¥s objective to allow land uses
that will allow for new development that will be
compatible with existing industrial uses to the east, and
provides for a positive fit with the existing residential lands
to the west.
Notion Road
Land Use and Urban Design Study
085
Notion Road
Land Use and Urban Design Study
4.2 Guiding Principles
The following principles have been introduced as
mechanisms to guide the course of physical
Improvements in the Study Area:
To the extent possible, new buildings and additions
should be directed to areas where they can provide
the most visible physical improvement (along Notion
Road and along Highway 401 ];
Vehicular access points and parking should be
designed to accommodate the needs of industp/
and business, and should contribute to the evolving
prestige character of the area, while not adversely
affecting existing residential uses;
Public safety should be addressed through improved
lighting, fencing, access restrictions, screening and
enclosure of industrial functions;
The streetscape of Notion Road should be unified
through landscaping and building placement;
Opportunities should be provided for pedestrians to
access the Duffins Creek valley;
Generous landscape strips and features should be
provided along Notion Road and along the western
edge of the Study Area as a way to mitigate
compatibility issues;
Provisions should be made for "gateways" at the north
and south ends of Notion Road, to mark municipal
entry points and to establish a sense of identity and
profile to the Study Area;
Any new roads should serve to open up strategic
areas to appropriate new development;
Materials and equipment storage and servicing
functions for existing uses should be appropriately
screened. Outdoor storage is not appropriate along
Notion Road.
The Town of Ajax and the City of Picketing
Page 4 - 2
086
Notion Road
Land Use and Urban Design Study
4.3 The Guidelines
Urban design guidelines are intended to help developers
and the public understand the Intent of the municipality,
while ensuring that those who review development
applications clearly understand the design objectives
they are trying to achieve. Urban design guidelines also
provide direction for public sector improvements, that will
require budget allocations in order that they may be
realized.
These guidelines were prepared by Brook IVIcllroy Inc,,
and Ajax and Picketing planning staff,
4.3.1 Roads and Fronta.qes
Roads within the Study Area should provide for a safe and
efficient circulation pattern that accommodates the
needs of business. Property frontages adjacent to roads
should be unified through the use of standard treatments
for landscape strips, street trees, building setbacks, and
quality of building materials.
Landscaping and grading should be designed to
contribute to the eventual image of Notion Road as
an employment parkway;
Buildings should be set back a minimum of 6 m (30
fi.) and a maximum of 26 m (85 fl.) from the street
line ot Notion Road. This will allow for appropriate
parking areas adjacent to the stTeet so as to
accommodate the needs of business, if necessary,
while ensuring that the future visual character of the
area is relatively consistent. This will also allow
buildings to approach the street while maintaining an
overall landscaped charaoter',
For existing, non-prestige industrial lots with less than
50 metres frontage, joint access easements should
be uses to maximize landscaped area. Acoess
points to smaller properties should be consolidated
wherever possible. Landscaped ffafflc islands should
be used to Identity main driveways, and subdivide
large parking areas adjacent to the street;
NOTION ROAD
Figure 31:
Proposed streetscape improvements for
Notion Road
The Town of Ajax and the City of Picketing
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O87
Notion Road
Land Use and Urban Design Study
A continuous landscaped connection should be
provided between the building and the street, for at
least 25% of the site frontage. Ideally, such
landscaped areas should provide a direct
connection to the primal, entrance of the building.
Public safety should be improved by encouraging
pedestrian activity in areas designed to
accommodate pedestrians. Appropriate actions
would include providing well lit and maintained
sidewalks, clear and identifiable pedestrian paths,
and clearly marked public spaces. "Fence-hopping",
and unrestricted access to areas of industrial activity
should be discouraged through building placement,
and provisions for appropriate landscaped buffers
along the western extreme of the Study Area;
Main entrances to buildings should be emphasized
through canopies, awnings and other architectural
details. Entrances should be prominent and should
be coordinated with on-site pedestrian walkways;
Blank, or single material facades that extend the
entire length of the building should not be permitted.
Instead, large facades should be divided through a
combination of windows, projections, entrances,
architectural detailing, materials and colours. Display
areas for new products manufactured in the area
may be permitted provided it is designed in a
manner that is integrated with the landscape design
of the front yard;
Windows should face the street or other public area,
and should encompass a significant percentage of
the street elevation;
A minimum boulevard width of 6.0 m (20 ft.) should
be provided at the street front of buildings along
Notion Road, Orchard Road and other local roads,
which will allow sufficient space for underground
facilities, while Improving the face of public streets;
In all cases, rooftop mechanical equipment is to be
screened;
i'
NEW LOCAL ROAD
Typical Streetscape Plan and Section
Figure 32:
Proposed Local Streetscape Section
The Town of Ajax and the City of Plckerlng
Page 4 - 4-
088
Notion Road
Land Use and Urban Design Study
Large, unbroken parking areas should be avoided.
Landscaping should be used to defirle smaller
parking areas, and should be propoflionate to the
size of the parking area;
Double rows of trees should be planted along Notion
Road, to create a locally distinct streetscape image
while having the effect of encouraging pedestrian
traffic and masking existing industry;
Tree species should be used consiistently within
landscape strips, should be Iow maintenance, and
pollution tolerant;
- Service areas should be screened from public view;
Outdoor storage areas for existing uses should be
restricted to areas well distant from the street line. In
this regard, a 60 m (200 ff.) distance frorn the street
line is appropriate.
4.3.2 Gateways
Gateways, or clear and identifiable points of enW,
should be provided atthe norlh and south ends of Notion
Road to mark enW into the area and to signal the
municipal boundary between Ajax and Picketing. In
general, gateways should be provided with an upgraded
standard of building treatment, landscaping, paving and
materials.
Gateway buildings should be designed as prominent
visual foci. Vertical elements such as towers or
prominent roof peaks should be used to mark their
location;
- Signage should be used at gateway locations to
identify and visually unify both ends of Notion Road;
Corner buildings should be located between 3m and
6m of the street line, at a minimum height of two
storeys in order to reinforce their role as focal paints.
Pedestrian entrances should be located adjacent to
the street corner;
The Town of Ajax and the City of Picketing
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089
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At the north gateway, treatments should reflect the
architectural and historic character of Picketing
Village;
Gateway elements should be located on both sides
of Notion Road and should include upgraded
landscape elements.
4.3.3 Open Space Edqes
Open spaces associated with Duffins Creek should offer
more intensive use and public enjoyment of the area
through connections to the surrounding community and
investments in a recreational trail.
Buffer treatments belween open spaces and
adjacent development should be provided through
landscaping treatments and building setbacks;
- Open space areas should be accessible from public
roads;
Vehicular access to open space areas should be
restricted to access parking areas and for
maintenance purposes;
Stormwater management facilities, when required,
should be integrated with the overall open space
network, and should complement surrounding
development;
Side yard landscape strips between neighbouring
properties should be a minimum of 6.0 m (3.0 metres
on each property), for vegetation, fencing and snow
storage.
4.3.4 Paths
- Recreational trails should be aligned along streets,
the east side of Duffins Creek and open space areas;
Strong pathway connections should be to, and
through, open space areas and adjacent local
streets;
- Paths should lead to Notion Road;
TYPICAL PLAN/ELEVATION AT HIGHWAY 40 !
(East o~ Notion Road)
Figure 33:
Illustration of Improvements along the
Highway 401 Frontage
The Town of Ajax and the City of Pickerlng
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090
Notion Road
Land Use and Urban Design Study
- Paths should connect to the edges of storm water
management areas, where .appropriate.
4.4 Demonstration Plan
A demonstration plan has been prepared which
incorporates the above urban design principles. It
incorporates the enhancement of the hvo existing
cemeteries, establishes pedestrian linkages to Duffins
Creek that fie into a larger trail system, provides for a 20
metre distance separation along Highway 401 and
gateways.
A demonstration plan, Illustrating the princil~les discussed
within this repoff is provided In Figure 34 on the following
page.
The Town of Ajax and the Cily of Pickering
Page 4 - 7
TOWN of AJAX '
CITY of PICKERING~;, ..~
F~gure #34
09°
Notion Road
Land Use and Urban Design Study
5. Proposed Official Plan Policies
While it Is through the approval of development
applications that municipalities have an opportunity to
work with private interests to implement the desired
changes for an area, Councils may also work
independently to provide improvements. The following
policies establish opportunities for change that will lead to
appropriate development In the Notion Road Study Area
that is more compatible with its surroundings. This would
include measures to improve the residential/employment
interface on the east and west sides of the Study Area.
5.1
Proposed Amendment to the Ajax Official
Plan
It is recommended that the Town of Ajax Official Plan be
amended as follows:
That Schedule A (Land Use) to the Town of Ajax
Official Plan is hereby amended by redesignating the
lands as indicated In Figure 36.
2. That the policies within Section 2.5.7, "Employment
Policy Area 1" be replaced with the following:
2.5.7 Employment Policy Area 1
a)
Notwithstanding the Prestige Employment
designation for the lands identified as Employment
Policy Area 1 south of Kingston Road east of Notion
Road, Council recognizes that heaw industrial uses
have been established for a numbe~r of years and
contribute to the Town's economic base.
Accordingly, asphalt and aggregate operations,
lumber yards, open storage activities and machlneq/
and equipment establishments in operation as of
May 14, 2001 may continue. Expansions to these
existing non-prestige employment uses shall be
subject to the following requirements:
Expansions beyond 25% of the existing floor area
as of May 14, 2001 shall only be permitted by
amendment to this Plan',
il All expansion proposals will be evaluated based
1. ~EDESIGN~,TE F
'~!'GENERAL EMPLOYNIENT" TO
';PRESTIGE EMPLOYMENT"
Figure 36:
Proposed Amendment to the Town of Ajax
Official Plan (Schedule A)
The Town of Ajax and the City of Picketing
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093
Notion Road
Land Use and Urban Design Study
b)
c)
d)
e]
on compatibility with the surrounding context. In.
this regard, applicants shall provide information
Indicating that impacts from noise, odour and
dust will be mitigated, to the satisfaction of the
Town of Ajax;
iii
New buildings shall be appropriately screened
from view adjacent to the cemeten/at the south
end of Notion Road and along the Duffins Creek
valley. Such requirements will be subject to
topographical constraints, and shall be
implemented as a condition of site plan
approval.
New development within this area will be subject to
the urban design policies within Section 3.1 of this
Plan, the Special Policy Area policies within Section
5.5 of this Plan, and the Prestige Employment policies
within Section 2.5.3, to the extent that the Prestige
Employment policies are not in conflict with Section
5.5. New development atthe intersections of Notion
Road, Kingston Road and Pickering Parkway will
contribute to the establishment of gateways.
The Town shall establish urban design guidelines to
guide the evaluation of private development
applications. The urban design guidelines will
establish design details pertaining to gateways,
improving the Highway 401 frontage and improving
the existing interface with the surrounding
cammunities.
The Town of Ajax acknowledges the need to provide
for a new stormwater management facilily on
Conservation Authority lands at the eastern end of
Orchard Road. To this end, the Town of Ajax shall
where feasible investigate and evaluate opportunities
to partner with the Conservation Authority to establish
such a facility. Particlpatian from development
proponents shall be sought to contribute to the
establishment of such an area as a candition of
development approval.
Future employment uses in proxlmityto valley systems
shall be sensitive to their environmental function.
Lands within 50 metres of the Environmental
The Town of Ajax and the City of Picketing
Page 5 - 2
O94
Notion Road
Land Use and Urban Design Study
Protection designation shall be subject to the
provisions of Section 2.2.2 of this Plan. Further,
appropriate mitigating measures, which may include
building setback requirements, shall be included in
the implementing zoning and through the evaluation
of development proposals.
5.1.1 Effect of Proposed Aiax Policy Chan.qes
Through the redeslgnation of the majori~! of the Study
Area from General Employment to Prestige Employment,
a number of additional employment uses will be
permitted, while the range of heaw indus~'ial uses will be
strictly limited to those that currently exist.
The additional employment uses that would be permitted
under the Prestige Employment designation Include
automobile dealerships; financial Institutions; restaurants;
personal service establishments; athletic clubs; private
recreational facilities; convention facilities; and hotels and
motels and uses accesso~/to hotels and motels. This
range of uses could, over time, address existing land use
compatibility issues.
All new manufacturing use will be required to take place
in a wholly enclosed building [whereas in the General
Employment designation, outdoor storage is permitted to
a maximum of 50% of the site areaJ. Any development
or redevelopment within this area must have regard to
the Special Policy Area policies which place limitations on
the lypes of uses which may be permitted, the types of
materials that may be stored on site, and floodproofing
requirements.
The proposed expansion to the Environmental Protection
designation Is intended to delineate the existing physical
extent of the Duffins Creek valley.
The Town of Ajax should, in Its consideration of any
development application, pursue opportunities in
consultation with the TRCA to Improve the terrestrial
habItat of the Duffins Creek valley through clean-up and
reforestation, and will seek to secure pedestrian
connections from residential areas west of Notion Road
to Orchard Road.
The Town of Ajax and the Cily of Pickering
Page 5 - 3
095
Notion Road
Land Use and Urban Design Study
The Town of Ajax should also work with the TRCA to
construct a storm water management facilily on the TRCA
lands south of Orchard Road..This facility should be
designed to provide access to a future trail within the
Duffins Creek valley.
The Town of Ajax should establish a working group with the
primary industrial operators in the Study Area to
encourage land stewardship as part of existing industrial
practices, The Town of Ajax should encourage on-site
best management practices pertaining to suoh matters
as dust suppression, The Town should also meet with the
operators in an effort to seoure on-site improvements
including screening of operations, berming, fencing and
landscaping.
The Town will encourage the burial of overhead utilities as
development in the area progresses,
The Town of Ajax should explore external sources of
funding as a mechanism to secure physical
improvements on the east side of Notion Road,
The Town of Ajax should take steps to market lands under
its ownership at the southeast corner of Kingston Road
and Notion Road to private interests, consistent with the
Commercial Mixed Use designation, and the Notion
Road Urban Design Guidelines.
Sufficient funds should be allocated to complete the trail
system along the east side of Duffins Creek in
accordance with the recommendations contained in the
Bicycle and Leisure Trail Plan. Prior to the construction of
the trail between Highway 401 and Kingston Road, the
Town will Identity further opportunities to enhance the
Duffins Creek corridor.
The Town of Ajax and the City of Pickering
Page 5 - 4
096
5.2 Proposed Amendment to the Picketing
Official Plan
The City of Pickering Is recommending the following
changes to Its Official Plan:
Notion Road
Land Use and Urban Design Study
That the lands within the Study Area, west of Notion
Road between Kingston Road and Picketing Parkway
be redeslgnated from "Urban Study Area" to "Mixed
Employment" on Schedule .1, the Lancl Use Structure
Map.
That Policy 3.1 7 - Urban Study Area for the Notion
Road Industrial Area be deleted;
That the Description for the Village East
Neighbourhood be amended by:
(i) adding an informational revision that thts
Neighbourhood:
"Has three Detailed Review Areas within Its
boundary including... Jill) lands on the west side of
Notion Road between Picketing Parkway and
Kingston Road;
"City Council has adopted the "'Notion Road
Urban Design Guidelines" which guidelines apply
to the detailed review area on the west side of
Notion Road, between Pickering Parkway and
Kingston Road;"
(il) amending Map 19 for Neighbourhood 9: Village
East by adding a boundary for the Detailed Review
Area and shading the area indicating that it is a
detailed review area for which Council has adopted
urban design guidelines In the Compendium to the
Official Plan;
That the following additional policies be added to the
Village East Neighbaurhood policy as follows:
"11.11 City Council shall:
[e) recognize the transitional location of the lands on
the west side of Notion Road between Iow density
The Town of Ajax and the City of Plckerlng
Page 5 - 5
097
Notion Road
Land Use and Urban Design Study
residential land uses to the west and existing heaw
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
pedesffians 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:
supporting Improved public infrastructure
such as upgraded urban standard
paving, sidewalks, street planting,
boulevard treatments, gateway
treatments, transit facilities and burying
electrical wiring; and,
- support 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 Picketing
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
Marshcourt Drive to Notion Road at Beechlawn
Drive and Bainbridge Drive, as a condition of
development for abutting properties on the
The Town of Ajax and the City of Picketing
Page 5 - 6
098
Notion Road
Land Use and Urban Design Study
west side of Notion Road;
[il) 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 and noise
abatement for the existing residential dwellings;
(1ii) provision of loading and se~ic:e areas at the
side of buildings, not in the real' yards, unless
suitable acoustical buffering andJor 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) provisions for 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;
(vi) provision of screening for rooftop
mechanical equipment so that it is not visible
from residential dwellings to the, west or from
Notion Road,"
5.3 Other Picketing Recommendations
The City of Pickering will explore cost sharing with Ajax for
the urbanization of the nodh portion of Notion Road,
special corrler treatments at intersections and upgraded
boulevard treatments including street treesand the burial
of underground wiring.
The City will consider partnering on the costs of a
stormwater cluality pond In Ajax on a propartionate basis.
The City will support the formation of a
community/industry liaison committee to address
compatibility issues. The City will also request that the
Town of Ajax amend its noise by-law lo permit the
investigation of complaints by Picketing residents of noise
from Ajax sources,
The Town of Ajax and the City of Plckering
Page 5 - 7
099
Notion Road
Land Use and Urban Design Study
6. Implementing Zoning
The following zoning changes are recommended.
6.1 Town of Ajax Zoning Recommendations
The Town of Ajax recommends that the current Heavy
Industrial (M3) zoning within the Study Area be changed
to Prestige Industrial (M1), with Exceptions. In addition,
other compatible land uses that have been included in
other employment areas adjacent to Highway 401 would
be permitted. The land owners in the Study Area would
also be permitted by exception, to continue operating
their existing permitted industrial uses on their lands, which
were in place as of the date of passage of the
amending by-law. These uses are as follows:
Address
87 Notion Rd
57A Notion Rd
83 Orchard Rd
109 Orchard Rd
759 Kingston Rd W
91 Notion Rd
92B Orchard Rd
1 O0 Orchard Rd
19 Notion Rd
77 Orchard Rd
78 Orchard Rd
92A Orchard Rd
Land Use Permilted by Exception
concrete batching, mixing/
products manufacturing plant
concrete batching, mixing/
products manufacturing plant
concrete batching, mixing/
products manufacturing plant
concrete batching, mixing/
products manufacturing plant
public garage with open storage
lumber yard with open storage
lumber yard with open storage
lumber yard with open storage
warehousing with open storage
warehousing with open storage
machinery & equipment
establishment for sales, service and
rental with open storage
machinery and equipment
establishment for sales, service and
rental with open storage
The Town of Ajax and the City of Plckerlng
Page 6 - 1
100
Notion Road
Land Use and Urban Design Study
Address
Land Use Permitted by Exception
72 Orchard Rd
machinery and equipment
establishment for sale,s, service and
rental with open storage
71 Orchard Rd
machinery and equipment
establishment for sales, service and
rental with apen storage
777 Kingston Rd W fuel storage supply yard
39 Notion Rd
open storage use of goods or
materials; machinery ,and
equipment establishment for sales,
service and rental
In addition to the performance standards identified
above, the following standards would aDply to heavy
industrial uses permitted by Exception:
- no outcloor storage shall be located in front of a
buildincj or closer than 60 m from the front lot line;
the outdoor storage of aggregates, in association
with a concrete plant or asphalt plant shall not
exceed 8 m in height;
other than machinery, equipment and aggregates,
outdoor storage shall not exceed 3 m in height, with
the exception of any outdoor storage in a rear yard
behind a building which shall not exceed 5 m in
height;
all ouk~oor storage areas shall be designed and
maintained with proper drainage facilities and to
suppress dust generation.
The Notion Road Urban Design Guidelines provided within
Section 4, and the existing Qualitative Control provisions
within the Tawn of Ajax Zoning By-law 35-77,, as amended,
would be applied where possible through future
development applications. Qualitative Control provisions
require among other matters, the following: upgraded
building materials to be used in the construction of
structures, minimum landscape strips in the front and
exterior side yards, minimum building setbacks, etc.
The Town of Ajax and the City of Picketing
Page 6 - 2
Notion Road
Land Use and Urban Design Study
101
Permffted uses in the Prestige Industrial (M1) Zone include
the following: any manufacturing or Industrial use, which
is contained within a wholly enclosed structure and which
is not an obnoxious use; office for business or professional
use; warehousing and storage In wholly enclosed
buildings; a financial institution or bank; eating
establishment; motor vehicle sales establishment; retail
store or service shop if accessory and incidental to a use
permitted in the "M1" Zone on the same lot; club, lodge,
union hall or place of public assembly; funeral home;
accessory buildings.
Additional land use permissions within the current Prestige
Industrial (M1) Zone include: auditorium or banquet hall;
health club; indoor recreational establishments',
corporate office; personal service shop; research and
development facilities; distribution centre; convention
centre; private recreational facility; showroom, and/or
retail/wholesale sale of products manufactured,
processed or assembled on the premises Jnot to exceed
20% of the total gross floor area of the building).
The following uses would be prohibited: elementary
school; day care centre; hospital; nursing home; senior
citizens housing; a home for the physically or mentally
handicapped; other child care; or residential care facility;
an automobile service station or any development which
includes the storage, handling, production or use of a
chemical, flammable, explosive, toxic, corrosive, or other
dangerous material and the treatment, collection or
disposal of sewage; a building or structure directly related
to the distribution and delivery of an essential or
emergency public service including police, fire,
ambulance and electric power transmission, garbage
sorting station, recycling depot, or any similar waste
management operation.
Additional Performance Standards within the Prestige
Industrial (M1) Zone would include:
min. landscape strip adjacent to Highway 401 of
20m. Buildings may encroach into the landscape
strip provided no loading, seh~iclng, storage may be
permitted between the building and Highway 401.
Figure 37:
Proposed Amendment to the Town of Ajax
Zoning By-law
The Town of Ajax and the City of Pickering
Page 6- 3
102
Notion Road
Land Use and Urban Design Study
- min. landscape strip adjacentto Notion and Orchard
Road of 6 m;
- min. landscape strip adjacent the G Zone of 6 m;
- min. interior side and rear yard landscaped strips of
4,5 m;
- min. building setback to the G Zone of 6 m;
- min. front and exterior side yard of 4.5, m;
- max. lot coverage of 40%;
- min. percentage of landscaping on any lot of 10%;
where surface parking areas of neighbouring
propedies abut in the side or rear yards, minimum
landscape strip of 6 m;
loading and service areas shall be located In the rear
or side 'yard and shall be screened from public view
through architectural screening, landscape buffering,
berming or a combination of these treatments,
6.2 Pickering Zoning Recommendations
The City of Picketing recommends that Zoning By-law
3036, as amended, be further amendecl to rezone all
Picketing lands within the Notion Road Study Area to
implement the following objectives:
Uses Permitted shall Include bakery, business office,
club, commercial club, commercial school,
commerciial-recreational establishment, convenience
store, dry cleaning depot, dry cleaning establishment,
financial institution, food preparation plant, light
machinew and equipment supplier, light manufacturing
plant, merchandise service shop, office-associated
commercial establishment, personal seNice 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 laboraton/, and
warehouse.
The Town of Ajax and the City of Picketing
Page 6 - 4
103
Notion Road
Land Use and Urban Design Study
Any vehicle repair shop, or vehicle sales or rental
establishment existing on the date that this amendment
comes into force shall be a permitted use.
Outdoor storage shall not be permitted.
Height of buildings shall be limited to 12 metres.
Minimum yard requirements:
front 7.5 metres
rear 12 metres
side yards 4.5 metres
(with parking, loading and service uses permitted in the
side yards)
In addition, a landscaped stdp of plantings, fencing
and/or berms shall be required along the west properly
line to provide visual screening and noise abatement for
existing residential dwellings;
A landscaped strip shall be required In the front yard to
screen parking, loading and service areas from Notion
Road;
Loading and service areas shall not be located In the
rear yard unless buffered to provide an adequate noise
abatement for the existing residential dwellings.
The Town of Ajax and the City of Pickerlng
Page 6 - 5
104
Appendix 1 - List of Employment Uses
Name of Establishment Address Type of Use
~ , Town of Ajax
DUFFERIN AGGREGATES
AJAX AUTO COMPOUND
CUSTOM CONCRETE LTD.
LAFARGE CONSTRUCTION MATERIALS
109 NolJon Rd
91 Notion Rd
83 Orchard Rd
83 Orchard Rd
Distributor of aggregates
AQUABLAST/HARRISON MUiR
77 Orchard Rd
GENERAL MAGNAPLATE CANADA LTD.
THE INNOVATIVE GROUP
72 Orchard Rd
78 C)rchard Rd
POLLARD ENTERPRISES LTD
BLUE STAR AUTO REFINISHING
MAR-LYN LUMBER SALES
K&K SALVAGE
ACTIVE MACHINERY MOVERS INC.
INNOCON INC.
MASTER HALCO
VERIDIAN CONNECTIONS
INDUSTRIAL PROPANE INC.
CORE RENTALS
9~ Orchard Rd
92B Orchard Rd
1 O0 Orchard Rd
13z~ Orchard Rd
71 Orchard Rd
57A Notion Rd
57 Notion Rd
29 Notion Rd
29 Notion Rd
39 Notion Rd
MILLWORK HOME CENTRE
HILLSIDE AUTO SALES
INDUSTRIAL PROPANE INC,
APNA CAR SALES
ACE APPLIANCE PARTS
CLEARLIGFIT VISUAL COMMUNICATIONS
19 Notion Rd
777 Kingston Rd
777 Kingston Rd
777 Kingston Rd
777 Kingston Rd
7717 Kingston Rd
Auto storage
Manufacturer of ready r'nix concrete
Manufacturer of hot mixed asphalt
and aggregate plant
High pressure cleaning/vacuuming 5
& industrial painting
Manufacturer of metal caafings 20
Manufacturer & distributor of road 30
maintenance products
Raofing contractors 40
Automotive refinishing 1
Wholesale lumber yard 8
Salvage yard 10
Public garage 2
Manufacturer of ready mix concrete 4
Fence manufacturer 20
Ufllitv 0
Fuel storage supply yard 1
Rental & sale of machine~/& 2
equipment
Building supply sales 37
Auto sales 1
Propane sales 1
Auto sales 1
Appliance pads sales 1
Video production & duplication 3
Employees
1
2
9
2
Name of Establishment
RELOCATABLES
J.W. BURTON ROOFING LTD.
LEHMAN MOTORS GROUP
PICKERING AUTO BODY
CERTIFIED HEATING CO.
DECOR MANAGEMENT
NOTION AUTO BODY
N,B.C, AUTOMOllVE
FARO SODDING LTD
EASTERN TIRE SERVICE
Address Type of Use
City of Pickering
1984 Notion Rd
1976 Notion Rd
1970 Notion Rd
1968 Notion Rd
1964 Nofian Rd
1958 Notion Rd
1954 Notion Rd
1950 Notion Rd
1948 Notion Rd
759 Kingston Rd
Building mover 1
Roofing installer 2
Auto sales 1
Auto repair 4
Heating & air conditioning repairs & 25
service
Manufacturing/disffibution of 6
souvenirs
Plumbing supply distribution 1
Repossession & liquidations 4
Landscaping 4
Tire service 8
105
Employees
106
References
Ajax Historical Board. A Town Called AJaK.
MacDonald, Archie (ed.), 1995.
Town of Ajax, Business Directory, 2000.
Town of Ajax. Inte.qrated Growth Mana.qement
Study, July, 1998,
Town of Ajax. Office Consolidation of the District
Plan of the Town of Ajax Plannin.q Area. ,July, 1994.
Town of Ajax. Official Plan., November 30, 2000
Consolidation.
Town of Ajax. Site Plan Approval Manual,
December, 2000.
Town of Ajax. Zonin.q By-law 35-77, as amended.
Town of Ajax. Lon.q Ran.cie Capital Forecast, 2000-
2009. December 9, 1999/
Brook Mcllroy Planning and Urban Design (formerly
Cochrane Brook Planning and Urban Design) Draft
Notion Road Land Use and Urban Desi.qn Study,
April, 2000,
Hough Woodland Naylor Dance Leinster. Ajax
Inte.qratecl Ecolo.qical Study, Inventory Report,
March, 1999.
Hough Woodland Naylor Dance Leinste{ and SRM
Associates. The Town of Ajax Vision 2020 - A
Bicycle and Leisure Trail System Plan, December,
2000.
~rans Consulting. Transportation Assessment of
Land Use Options - Notion Road. April 5, 2001.
J, H. Beelrs and Company. An Illustrated Historical
Arias of the County of Ontario. Toronto, 1877.
Regional Municipality of Durham. Official Plan.,
June 30, 2000 Office Consolidation.
Ontario Ministry of the Environment. Guideline D-6:
Compatibility Between Industrial Facillti~, s and
Sensitive Land Uses. July, 1995.
Province of Ontario. Provincial Policy Statement.
Revised February 1, 1997.
City of Pickering..Official Plan and Compendium
Document. February, 1998.
City of Pickering. Zonlna By-law 3036, as
amended.
Toronto and Region Conservation Authority, Duffins
Creek - State of the Watershed Report. March 24,
2001.
107
108
APPENDIX II TO
REPORT NUMBER PD 20-01
PROPOSED AMENDMENTS TO THE
PICKERING OFFICIAL PLAN FOR THE
NOTION ROAD AREA
PROPOSED ~uMENDMEN~ TO THE CITY O17 PICKERINC OFlqlCI~L PL~
PROPOSED
PURPOSE:
LOCATION:
PROPOSED
BASIS:
The purpose of the amendment is replace the Urban Study 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.
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.
The Notion Road Land Use and Urban Design Study has been
completed for both lands in the City of Picketing, 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.
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 Picketing 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. Prestige Employment uses are
recommended with existing heavy industries permitted to remain
and expand in a limited manner subject to criteria.
PROPOSED
AMENDMENT:
The Picketing Official Plan be amended by:
"1.
Revising Schedule I - Land Use Structure by replacing the
"Urban Study ~4reas" designation with a "Mixed
Employment Areas" designation, as shown on Schedule 'A'
tn thla am~ntimont
110
Appendix II to Report Number PD 20-01
Proposed .Amendment to the Pickering Official Plan
Page 2
e
(i) is consistent with the goals, objectives and
general purpose and in,tent of this Plan; and
(ii) is compatible with the surrounding area given
the area's location betveeen residential lands in
Pickering, and industri[al 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."
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,
improve the compatibility and design
interface between existing residential, and
existing and new employment uses
established in ]?ickering 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,
o supporting an improved stormwater
treatment pond in Ajax;
(f) despite Table 8 of C, hapter 3', not permit the
establishment of any new automotive and
vehicle sales and repair uses within the lands
designated Mixed Employment Area adiacent
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 Pickerinll: and industrial lands in
(i)
Appendix II to Report Number PD 20-01
Proposed Amendment to the Picketing Official Plan
Page 3
111
(i)
consider protection for pedestrian
pathways to the satisfaction of the City,
to connect Marshcourt 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 and noise abatement 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
buffeting 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.
INTERPRETATION:
The provisions set forth in the Picketing Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
Cross Re£eren¢¢:
Notion Road Land Use and Urban Design Study
Proposed City-Initiated Offidal Plan Amendment
Part of Lot 17, Concession 1
(west side of Notion Road, south of Kingston Road, north of Picketing Parkway)
May, 2001
REDESIGNATE FROM "OTHER
DESIGNATIONS-URBAN STUDY AREAY TO
"EMPLOYMENT AREAS-MIXED EMPLOYMENT"
PICKERING
OFFICIAL PLAN
OPEN SPACE SYSTEM
I NATURA, AREA~
LAND USE STRUC'~rI~iE
SM PLOY~ P'NT A R g',a~S
FREEWAYS AND MAJOR UTILITIE:
POTENTIAL MIJLTI--U'5"E
113
APPENDIX III TO
REPORT NUMBER PD 20-01
PROPOSED AMENDMENTS TO
ZONING BY-LAW 3036 FOR THE
NOTION ROAD AREA
That Zoning By-law 3036, as amended, be further amended to rezone all Picketing lands
within the Notion Road Study Area to implement the following objectives:
Uses Permitted shall include:
· 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;
· Existing industrial uses on the date that this amendment comes into force shall be
a permitted use;
Uses Excluded shall include:
· New automotive repair, or sales and service establishments;
· Waste transfer or management facilities;
· Outdoor storage;
Other Provisions:
· Maximum Building Height: 12 metres;
· Minimum Yard Requirements:
Front: 7.5 metres;
Rear: 12 metres;
Side: 4.5 metres;
· Parking, loading and service uses permitted in the side yard;
· A 3-metre landscaped strip for plantings, fencing and/or berms shall be required
along the west property line to provide visual screening and noise mitigation for
existing residential dwellings;
· A 5-metre landscaped strip shall be required in the front yard to screen parking,
loading and service areas from Notion Road;
· 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.
114
APPENDIX IV TO
REPORT NUMBER PD 20-01
PROPOSED DEVELOPMENT GUIDELINEIS FOR THE
NOTION ROAD AREA OF THE
VILLAGE EAST NEIGHBOURHOOD
4. Urban Desiqn Guidelines
The Study Area and Its surroundings evolved from an
historic settlement at Plckering Village, with the
progressive post-war development of industrial and
related uses within the Study Area. More recently,
residential uses were introduced at the periphery of the
Study Area. The introduction of these newer uses,
coupled with the spectre of a new waste transfer station
at 57 Notion Road has brought public attention to
conflicts belween heaw Industry and residential
development in the area, and has raised concerns about
what the future holds for the Study Area.
4.1 Vision Statement
Through new development, redevelopment, private
investment in properties and partnerships with public
agencies including the Town of Ajax and the City of
Pickering, it is proposed that the Notion Road area will
evolve over time to become a prestige employment
area, that values better use of existing sites, and is more
compatible wIth the existing residential context.
Within Ajax, it is the Town's objective to protect the
employment land base, make the area more attractive
so as to promote additional Investment, and establish
land use principles to provide for new higher profile
employment uses that can co-exist with heavy Industry.
Within Picketing, It is the City's objective to allow land uses
that will allow for new development that will be
compatible with existing Industrial uses to the east, and
provides for a posItive fIt with the existing residential lands
to the west.
Notion Road
Land Use and Urban Design Study
1!_6
Notion Road
Land Use and Urban Design Study
4.2 Guiding Principles
The following principles have been introduced as
mechanisms to guide the course of physical
improvements in the Study Area:
To the extent possible, new buildings and additions
should t3e directed to areas where they can provide
the most visible physical improvement (along Notion
Road and along Highway 401);
Vehicular access points and parking should be
designed to accommodate the needs of Indust~
and business, and should contribute to the evolving
prestige character of the area, while not adversely
affecting existing residential uses;
Public safety should be addressed through improved
lighting, fencing, access restrictions, screening and
enclosure of industrial functions;
- The streetscape of Notion Road should be unified
through landscaping and building placement',
- Opportunities should be provided for pedestrians to
access the Duffins Creek valley;
Generous landscape strips and features should be
provided along Notion Road and along the western
edge af the Study Area as a way to mitigate
compatibility issues;
Provisions should be made for"gateways" atthe north
and south ends of Notion Road, to mark municipal
entry points and to establish a sense of identity and
profile lo the Study/Vea;
- Any new roads should serve to open up strategic
areas to appropriate new development;
Materials and equipment storage and servicing
functions for existing uses should be appropriately
screened. Outdoor storage Is not appropriate along
Notion Road.
The Town of Ajax and the City of Picketing
Page 4 - 2
1!_7
Notion Road
Land Use and Urban Design Study
4.3 The Guidelines
Urban design guidelines are intended to help developers
and the public understand the intent of the municipality,
while ensuring that those who review development
applications clearly understand the design objectives
they are trying to achieve. Urban design guidelines also
provide direction for public sector improvements, that will
require budget allocations in order that they may be
realized.
These guidelines were prepared by Brook Mcllroy inc.,
and Ajax and Picketing planning staff.
4.3.1 Roads and Fronta_cles
Roads within the Study Area should provide for a safe and
efficient circulation pattern that accommodates the
needs of business. Property frontages adjacent to roads
should be unified through the use of standard treatments
for landscape strips, street trees, building setbacks, and
quality of building materials.
Landscaping and grading should be designed to
contribute to the eventual image of Notion Road as
an employment parkway;
Buildings should be set back a minimum of 6 m (30
ft.) and a maximum of 26 m (85 ft.) from the street
line of Notion Road. This will allow for appropriate
parking areas adjacent to the street so as to
accommodate the needs of business, if necessary,
while ensuring that the future visual character of the
area is relatively consistent. This will also allow
buildings to approach the street while maintaining an
overall landscaped character;
For existing, non-prestige industrial lots with less than
50 metres frontage, joint access easements should
be uses to maximize landscaped area. Access
points to smaller properties should be consolidated
wherever possible. Landscaped traffic islands should
be used to identify main driveways, and subdivide
large parking areas adjacent to the street;
._~-~* ,~.~,~----~ ~--q,~i .............
NOTION ROAD
Tvalcal S~eetscaoe Plan a~ Section
Figure 31:
Proposed streetscape improvements for
Notion Road
The Town of Ajax and the City of Plckering
Page 4 - 3
1.ts
Notion Road
Land Use'; and Urban Design Study
A continuous landscaped connection should be
provided between the building and the street, for at
least 25% of the site frontage. Ideally, such
landscalmed areas should provide a direct
connection to the primary entrance of the building.
Public safety should be improved by encouraging
pedestrian activity in areas designed to
accomrnodate pedestrians. Appropriate actions
would Include providing well lit and maintained
sidewalks, clear and identifiable pedestrian paths,
and clearly marked public spaces. 'Fence-hopping",
and unrestricted access to areas of industrial activity
should be; discouraged through building placement,
and provisions for appropriate landscaped buffers
along the. western extreme of the Study Area;
Main entrances to buildings should be emphasized
through canopies, awnings and other architectural
details. Entrances should be prominent and should
be coordinated with on-site pedestrian walkways;
Blank, or .single material facades that extend the
entire length of the building should not be permitted.
Instead, large facades should be divided through a
combination of windows, projections, entrances,
architectural detailing, materials and coiours. Display
areas for new products manufactured in the area
may be permitted provided it is designed in a
manner that is integrated with the landscape design
of the front yard;
Windows should face the street or other public area,
and should encompass a significant percentage of
the street elevation;
NEW LOCAL ROAD
lypical Streefscape Plan a~ld Sedion
Figure 32:
Proposed Local Streelscape Section
A minimum boulevard width of 6.0 m (20 ft.] should
be provided at the street front of buildings along
Notion Road, Orchard Road and other local roads,
which will allow sufficient space for underground
facilities, while improving the face of public streets;
In all cases, rooftop mechanical equipment Is to be
screened;
The Town of Ajax and the City of Pickering
Page 4 - 4.
1.'1_9
Notion Road
Land Use and Urban Design Study
Large, unbroken parking areas should be avoided.
Landscaping should be used to define smaller
parking areas, and should be proportionate to the
size of the parking area;
Double rows of trees should be planted along Notion
Road, to create a locally distinct streetscape image
while having the effect af encouraging pedestrian
traffic and masking existing Industry;
Tree species should be used consistently within
landscape strips, should be Iow maintenance, and
pollution tolerant;
Service areas should be screened from public view',
Outdoor storage areas for existing uses should be
restricted to areas well distant from the street line. In
this regard, a 60 m (200 ft.] distance from the street
line is appropriate.
4.3.2 Gateways,
Gateways, or clear and idbntifiable points af entry,
should be provided at the north and south ends of Notion
Road to mark entry into the area and to signal the
municipal boundary between Ajax and Picketing. In
general, gateways should be provided with an upgraded
standard of building treatment, landscaping, paving and
materials.
- Gateway buildings should be designed as prominent
visual foci. Vertical elements such as tawers or
prominent roof peaks should be used to mark their
location;
Signage should be used at gateway locations to
identify and visually unify both ends of Notion Road;
Corner buildings should be located between 3m and
6m of the street line, at a minimum height of two
storeys in order to reinforce their role as focal points.
Pedestrian entrances should be located adjacent to
the street corner;
The Town of Ajax and the City of Picketing
Page 4 - 5
120
Notion Road
Land Usc, and Urban Design Study
At the north gateway, treatments should reflect the
archifeotural and historic character of Plokering
Village;
Gateway elements should be located on both sides
of Notion Road and should include upgraded
landscape elements,
4.3,3 . _ODen_~
Open spaces associated with Duffins Creek should offer
more intensive use and public enjoyment of the area
through connections to the surrounding community and
investments in a recreational trail.
Buffer treatments between open spaces and
adjacent development should be provided through
landscaping treatments and building setbacks;
- Open space areas should be accessible flom public
roads;
Vehicular access to open space areas should be
restricted to access parking areas and for
maintenance purposes;
Stormwater management facilities, when required,
should be integrated with the overall open space
network, and should complement surrounding
development;
Side yard landscape strips between nelghbauring
properties should be a minimum of 6.0 m {3.0 metres
on each property], for vegetation, fencing and snow
storage.
4.3.4 Path____~s
Recreational trails should be aligned along streets,
the east side of Duffins Creek and open space areas;
Strong pathway connections should be to, and
through, open space areas and adjacent local
streets;
Paths should lead to Notion Road;
TYPICAL PLAN/ELEVATION AT HIGHWAY 401
(Ec~st oJ NQ, liOn
Figure 33:
Illustration at Improvements along the
Highway 401 Frontage
The Town of Ajax and the Cily of Pickering
Page 4 - 6
- Paths should connect to the edges of storm water
management areas, Where ,apPropriate,
4.4 Demonstration Plan
A demonstration plan has been prepared Which
incorporates the above urban design principles. It
incorporates the enhancement of the two existing
cemeteries, establishes pedestrian linkages to Duffins
Creek that fie into a larger frail system, provides for a 20
metre distance separation along Highway 401 and
gateways.
A demonstration plan, illustrating the principles discussed
within this report is provided In Figure 34 on the following
page.
121
NOtiOn ROad
Land Use and Urban Design Study
The Town of Ajax and the City of PIcketing
Page 4 - 7
134
ATTACHMENT d ~ TO
REPORT#PD~ ~ ~'~ I
04/19/01 11:18
FAX 9o56860,.160 TO~ OF' AJAX. ~004~/0(~
..... P. 4.,"4
0@: 5~Rl,1 ]::~]I;~HRI~ ptJ:T,tHI..l'~. 3~T' . · ..
' Renri=k AshbY, 'l:gwn oi Ajax."
' ,' page S
requested rsga~ing the'ri~ture'of'tl];~ crosai,ng,, and. should be aubje~'1 to
review and c~mment by the Toronto and Region Consel~/~tion Authority. '
Pro~inoial, Planning I,rd:ereats ,', ' .. ,
'l:he Noilon Road Stu, dy area has been ~creened On the basis of ,'
Provincial Planning Interests, T. he St, udy ~rea is ide~t, ifiied as having , ,
archaeological potential, Prior' to development approvals, applicants a. re . ..
to ensure that an,appropriate amhae?logic, al asse.ssment is oarried ouL ,'
'Highway; 401 and Higliwa~ 2 are idel~tifiad as,'sources of;vehicle noise. In
options 1 and 4, nonsidleratlcitl of residehtia. I deVelopmen{ appli~ti.o~,
regard ,~hall be had for 'lfm use of goo.d urban deSign'principles f6r the
attenuation of n.oise. Residential development, appliimtions along theee
' ' roads are to be a~omi:,anled by a,n, acouet!cal ?port plrep~red by a
qualified pngine~r incorporating suitable m~tigaUOn'measu, r'~s. 'In this ,. '
light, ~ de~cril~tion o! attenuation elem~rtts withi~ th.e pr°posecJ 20 me.tre
buffer shoul;I also be p~ovldea, ,, We will then be in a better poaition to
determine its ada.ClUa,~'. , , ,
Notiot~ Road ' ' ' :
' Notioh Road is designated as a Type, C Arterial within 'the D, urham .'
RsglonalOffioial Plan..These ro~,de are intended to have a. planned fight-
of-Way width of between 26 to 30 me,res.' In addition, the Durham
,Regional CifficJal Plan Identifies an overpass ove~ Hi{lhway 401. Th~se
requimm, en~ s, hould',be recogniz&d by-the various land use options.
We trust {he foregoing is of assistance, if you have m:ly,questions or
r,equire additional infon~atlon, ple'~se cOntact the undemlgned.. ...
' r, ' -.'
Pl~'nne~'$tra~egic Plar~'ning Brar{~.h ,, .. ,
Notion Road
Land Use and Urban Design Study
- Paths should connect to the edges of storm water
management areas, where .appropriate.
4.4 Demonstration Plan
A demonstration plan has been prepared which
incorporates the above urban design principles. It
incorporates the enhancement of the two existing
cemeteries, establishes pedestrian linkages to Duffins
Creek that tie into a larger trail system, provides for a 20
metre distance separation along Highway 401 and
gateways.
A demonstration plan, Illustrating the principles discussed
within this report is provided in Figure 34 on the following
page.
The Town of Ajax and the City of Plckering
Page 4 - 7
134
ATTACHM~ ~ /7z TO
REPORT#PD. ~-~ I
o4/19/ol 11:18
FA[ 9o5688036O . TOW~ OF A.]k~. 1~004/oc
Oa: 55RFI DI_II~tRH R..q'~..N[;. DEPT' . P. 4/4
' Renri~l~ Ashby;, ~gwn oi Ajax.""
, '" Page
requested regarding theTi~ture ;of:tl~! croaai, ng; arld. sho,.uld be sublet,-1 to "
r~isW and oomment by l:h~ Toronto and Regien Con, erv~tion Authorl~.
Pro~inpial Pla~lnl~ Interes~ ·
'Fha Notion Road ~tqdy ~u'ea has been ~creened On ,the basis .of .'
Provincial Planning interests, The St, udy ~rea is ident, ified as having . .
archaeological potential, Pflc~r'to dev~lopment approvals, applicant~ are . ..
to ensur, that an.appropriate amhae, ological 'assessment is carried o{~t. .'
, 'Highway; 401 and High ,~1~ 2 are idetltifled as"sources of ~/ehicle n~ise. In
Options I and 4, nonside,ratlcin of residefitJa. I developmenl applic~tipns,
regard ,hall b$ had for Ifle use of goo.d urban deSign'principles f6r the '
, . attenuation of n.ois..e. Ple.'sidential developI13ent, appli~:ations along the~s
. roads are to be a. ocompa,nled by an acoustical report preps, red by a
qualified ,engineer inoorparatr.n,g Suitable mitigati, on'mea!:~ur~. 'In this ,. '
light, & de~cr]l~tion ot attenuation elem,;r~t~ within th.e prolSose~! 20 metre
buffer shoul~l also be pr~videel, We will then 15o in a better position to'
determine its ad~ua.w. , , ,
Notio~ Road " , , . '
' Notioh Road is designated as a Type. C Aiterial within the Durham '
I~eglonal;Offloial Plan..These roads are intended to have a. planned right-
of, Way width of between 28 to 30 metres.' In addition, .the Durham
,Regional CJffieial Plan Id~ntlfles a.n overpass ove~ Highway 401. Those '
requirem, en~ s, hould',be ~ecognized by-the various land use options.
' We trust {he for;going is of assis~lc~, If you have a'n~,questions ;r
r.equire additional Information, ple'~se cOntact th, e. under,,~lgned. , .
Pls'nne~//'$tra~egic Plan'ning Brar{~h ' :, .
121
Notion Road
Land Use and Urban Design Study
- Paths should connect to the edges of storm water
management areas, where .appropriate.
4.4 Demonstration Plan
A demonstration plan has been prepared which
incorporates the above urban design principles. It
incorporates the enhancement of the ~vo existing
cemeteries, establishes pedestrian linkages to Duffins
Creek that tie into a larger trail system, provides for a 20
metre distance separation along Highway 401 and
gateways,
A demonstration plan, illustrating the principles discussed
within this report is provided in Figure 34 on the following
page.
The Town of Ajax and the City of Picketing
Page 4 - 7
122
_~i.~ lr1
Ii~" -~i '------~. . : I
TOWN ot' AJAX
CITY of PICKERING
:E"~.gu:~e #34
'123
APPENDIX V TO
REPORT NUMBER PD 20-01
PROPOSED INFORMATIONAL REVISIONS TO THE
PICKERING OFFICIAL PLAN FOR THE
NOTION ROAD AREA
"1.
e
In the third last bullet point in the "Description" for the Village East
Neighbourhood, replace "two" with "three" and add ... "(iii) lands on the
west side of Notion Road between Pickering Parkway and Kingston Road" so
that the point reads as follows:
Has three Detailed Review Areas within its boundary
including...(iii) lands on the west side of Notion Road between
Picketing Parkway and Kingston Road;
Add a new bullet point under the "Description" for the Village East
Neighbourhood, as follows:
Council has adopted the '"Notion Road Area Development
Guidelines" (for lands on the west side of Notion Road, between
Picketing Parkway and Kingston Road)"
Revise Map 19 - Neighbourhood 9: Village East by adding a boundary for
the Detailed Review Area and shading the area indicating that Council has
adopted development guidelines that are contained in the Compendium to
the Official Plan, as shown on Schedule 'A' attached."
124
SCHEDULE 'A'
I~%P 19
NEIGHBOURI-IOOD 9: VILLAGE EAST
KELLINO
LEGEND
SYMBOLS
NEW ROAD CONNECTIONS (PROPOSED)
NEIGHE~OURHOOD
BOUNDARY
lce-~
CEMETERY
APPENDIX VI TO
REPORT NUMBER PD 20-01
125
PROPOSED IMPLEMENTATION MATTERS FOR THE
NOTION ROAD AREA
Council should consider, during it annual budget process, the allocation of funds for the
following projects to assist with improving the image of the Area, and the environmental
quality of stormwater mn-off:
· reconstruction of the northern portion of Notion Road to fully curbed urban
standards with sidewalks (a portion of the cost is to be collected through
development charges);
· special 'gateway' and sidewalk pavement treatment on the south side of the
intersections of Kingston and Notion Roads, and Picketing Parkway and
Notion Road;
· street trees, pavement splash-sttip and similar improvements as recommended for
Notion Road by the urban design consultants; and
· burial of above-ground wiring in partnership with others;
(Picketing owns Notion Road while the Town of Ajax is responsible for its maintenance
under an agreement. Picketing has tentatively budgeted for standard urbanization of the
west side of the north part of Notion Road to occur in the year 2003.)
That City of Picketing consider partnering on the costs of an improved stormwater pond
in Ajax, south and east of the end of Orchard Road, on a percentage basis equal to the
approximate proportion of drainage waters using the pond originating in each
municipality.
That the City of Picketing supports the establishment of a community/industry liaison
committee to seek solutions to improve the Notion Road area for businesses and
'residents. Local residents, business operators and property owners could be invited to
serve on the community improvement task force in addition to municipal and other
agency officials, as required.
That the City of Picketing request that the Town of Ajax amend its noise by-law to
permit Ajax to investigate complaints from nearby Picketing residents of inappropriate
noise from Ajax sources.
126
$~'UDY----~
City of Pickering
'A"ITACHMENT d- ~ TO
REPORT~PD ~-0i
127
CITY POLICY
TABLE &
Employment Areas:
Permissibk Uses By
Subcat~oSy
Employment
Areas
General
Employment
·
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;
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;
Community, cultural and recreational uses, and other uses with similar
performance characteristics that are more appropriately located in the
employment area.
Prestige Light manufacturing, assembly and processing of goods, fight service
Employment 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
i performance characteristics that are more appropriately located in the
i employment area.
Mixed All uses permissible in prestige employment areas;
Employment
Limited retailing of goods and services serving the area.
128
'ATTACHMENT#, '~ TO
REPORT~PD ~d-ol
SUMMARY OF CONSULTATION AND COMMENTS
1.0 Agency Comments
1.1 Durham Region Planning Department
Comments were provided on the first four options in April 2000 (see Attach:ment #4). In order to
convert the industrial lands to residential uses, an amendment to the Durhmn Regional Official
Plan would be required and should be supported by an analysis of how employment targets could
be met if these employment lands were lost, how community facilities woUld be accommodated
and how this land use could be made compatible with the existing heavy indnstrial uses.
Comments were provided that both the status quo option and the evolution ilo prestige industrial,
including the commercial/industrial/instilmional mix of uses proposed fbr the west side of
Notion Road appeared to conform witlh the Regional Plan. It was also noted that the
PACT/BECA option to introduce some residential uses on the west side of Notion Road and a
park on the east side of Notion Road may raise compatibility issues unless limitations are placed
on the range, extent and scale of proposed employment uses. Vehicle noise from Highway 401
and Kingston Road was identified as an issue that may require acoustical :reports and potential
mitigation measures.
1.2 Toronto and Region Conservation Authority (TRCA)
TRCA provided comments on the first four options in April 2000 (see Letter, Attachment #5).
Changes in land use from industrial to residential could potentially require soil clean up. In
order for the change to residential use to be considered, a comprehensive strategy for permanent
flood protection would be required which would likely involve a :major infrastructure
improvement 'to remove the lands from the Regional Storm Flood Plain that likely would extend
beyond the boundaries of the Study Area.
Picketing and Ajax planners arranged a further meeting with TRCA :staff to explore the
implications of a comprehensive strategy for permanent flood protection and the nature of the
major infrastructure improvements that ma3' be required. TRCA staff indicated that a study to
develop such a strategy would be very expensive and that the infrastructure improvements to
remove these lands from the flood plain would likely be both extremely expensive and may not
be supportable because of resulting negative effects on the ecology of Duffins Creek and its
valley lands.
TRCA indicated that both the status quo and the conversion to prestige employment options
could be supported but would require pemfits from TRCA for any fill introduced within the
flood plain prior to construction. TRCA comments on the PACT/BECA option were that it
could be reviewed under the special policy area criteria but additional information would be
required to determine if a more comprehensive solution for flood protection may be required.
Finally, TRCA supports enhancement of lthe Duffins Creek valley and provision for pedestrian
linkages and notes that any construction or fill within this area will require TRCA approval.
1.3 Veridian Connections
Mr. Ed Johnson, of Veridian Connections, advised that a preliminary estimate of burying the
ATTACHMENT f ~ TO
REPORT # PD :~ o - o !
SUMMARY OF CONSULTATION AND COMMENTS (continued)
2.0 Public Comments
129
2.1 Mr. RalphVanderwel
Mr. Vanderwel, a resident of Marshcourt Drive, commented in January, 2000 and also in
March, 2000 after the four options were presented (see Letters, Attachments #6 and #7). In the
January comment, Mr. Vanderwell indicated that his vision to improve the Study Area includes
environmental protection of Duffins Creek, walking/biking trails on both sides of the creek,
streetscaping of Notion Road and Highway #2 to include berms, tree plantings and privacy walls,
directing heavy traffic off Picketing Parkway, and repaying of Notion Road to create an
environment where industry and residences can co-exist in harmony.
In his March submission, Mr. Vanderwel challenged both Councils to take advantage of this
opportunity to improve 'what is quite possibly one of the ugliest areas in the Region'. He
favours gateways, a bridge over Duffins Creek and pedestrian connections between
Marshcourt and Notion Road to enable access to Duffins Creek. He liked the idea of Ajax
turning the 57 Notion site into a green space/sports park. He wants urbanization of the north part
of Notion Road and a prohibition of trucks from Picketing Parkway.
2.2 Ms. Tammy Evans
This resident of Marshcourt Drive submitted a letter dated March 19, 2001 to comment on the
staff preferred option (see Attachment #8). In addition to asking a number of questions and
making numerous observations about life in the vicinity of the Study Area, she is opposed to
introduction of the proposed pedestrian pathways as they would make it too easy for young
children to explore the unfenced heavy industries and businesses in the area, with particular
mention of the concrete/asphalt plants, the associated truck traffic, and stored equipment and
supplies at the equipment rental business at the south-west comer of Kingston Road and
Notion Road and the lumber yard on the east side of Notion Road.
2.3 PACT/BECA
Pickering- Ajax citizens Together (PACT) & Brock East Community Association (BECA) have
provided input throughout the study at the open houses, in meetings and in writing (see Letters,
Attachments #9 - #13).
PACT/BECA provided a written submission following Open House #2 at which several of the
initial options were reviewed. In this submission, an extensive set of pros and cons for the first
four options were presented favouring the Prestige EmPloyment use with a park on the 57 Notion
site on the Ajax lands.
Following presentation of the staff preferred option in May 2000, PACT/BECA provided a
written submission that the preferred option to adopt prestige employment uses on the east side
of Notion Road with no park was not likely to encourage a fast enough evolution from the heavy
industry to prestige employment uses. They recommended that a land economist study be
conducted by a specific consultant with PACT/BECA contributing half of the costs ($3,000) to
provide an "independent" review of the options.
Neither Ajax nor Pickefin~ nlanner,q
130
' A'n'ACHMEN'r
REPORT
SUMMARY OF CONSULTATION AND COMMENTS (continued)
The letter, addressed to Mayors and Councillors of both Picketing and Ajax, indicates that they
do not support the draft recommendation fi)r the Ajax portion of the Study Area that proposes to
permit continued heavy industrial uses "as of right and by exception" rather than PACT/BECA's
preferred "legal non-conforming" status., Although they have no stated alternatives to suggest
for the Picketing lands within the study area, they reject the amendments proposed by staff for
the future uses of the Notion Road Lar.~ds and requested the two Councils "to order their
respective staffs to remm to the drawing board to take note of the public's input, and include that
input in the next set of proposals"; otherwise they will challenge the proposed changes to the
Ontario Municipal Board.
The submission that accompanied the letter provided detailed comments on many aspects of the
study and the recommendations, mainly Ajax recommendations. PACT/BECA request that a
land economist be hired to conduct an external review of the potential for implementation of
alternative schemes put forward by staff' and residents as staff at the Town and the City have not
reached a consensus on land usage and tha'I they are prepared to contribute 50% of the costs.
Even though staff of both municipalities ]net with PACT/BECA representatives to explain why
such a study is not seen as useful to this land use study, PACT/BECA cornplain the they have not
received official written response from the municipalities.
Substantial attention is given to expressing disappointment that the vision on the Ajax lands will
not lead to fast-enough evolution of these lands frorn heavy industrial to prestige uses. A call is
made for another open house to "produce a new vision to remove this blight from the
neighbourhoods" by holding another open house and making significant revisions to the
proposals for the area.
Comments affecting recommendations for Picketing portion of the Study Area lands include a
caution not to open the proposed walkways between Marshcourt Drive and Notion Road until the
safety concerns of the residents have been addressed to their satisfaction with further open
discussion with local residents.
3.0 Landowners
3.1 Silwell Developments Limited
Metrontario Group, representing Silwell Developments Limited, the owners of the 2 parcels
comprising the majority of the vacartt lands on the Picketing portion of the Study Area,
commented several times throughout th: study (see Letters, Attachme, nts #14 and #15). In
March, 2000, they commented on the four options. They indicated a preference for residential
uses, parks and retail commercial uses within the Study Area, including on their property on the
west side of Notion Road. They support the study and urge establishment of a long-term vision
to make the land uses more compatible.
In April, 2001, Metrontario Group, representing Silwell Developments Limited, provided
additional written comments, and Mr. Paul Mondel and Scott Zavaros met with staff providing
additional verbal comments on the draft :recommendations. While they would prefer residential
uses on their lands, they acknowledged the "Mixed Employment" as a lofi,4cal use for these lands.
They would also prefer a faster evolution from heavy industrial uses to "Prestige Employment"
REPORTIPD ~-o 1
SUMMARY OF CONSULTATION AND COMMENTS (continued)
3.2 Metro Star Construction
Mr. Harvey Puppi, representing Metro Star Construction, who owns the vacant parcel between
the two parcels owned by Silwell Developments Limited, met with staff and provided verbal
comments on the recommendations. Mr. Puppi supports the "Mixed Employment" designation
proposed for these lands and is in favour of retaining the overpass of Notion Road over
Highway 401. He does not support the recommendation permitting a 25% expansion of the
existing heavy industry in Ajax as.it will support retention of undesirable uses in the area. He is
concerned that the rear yard berm/landscape strip requirement proposed for the Study Area lands
in Picketing is excessive.
3.3 Lafarge Canada Inc.
Following Open House #2 in March 2000, and following review of the draft recommendations in
February, 2001, comments were provided on behalf of Lafarge Canada Inc. (see Letters,
Attachments #16 And 17). Lafarge owns the 3.6 hectare asphalt and concrete plant south of
Orchard Road and is half owner of the Innocon concrete plant north of 57 Notion Road
Lafarge confirmed its intention to remain in this community, noted its importance to the Ajax
economy and tax base, and indicated a preference/or the status quo option while also supporting
environmental improvements through the establishment of a 20 metre buffer strip along
Highway 401, gateway features at Notion Road and Picketing Parkway, pedestrian connections
for trails along the creek, and a detention pond for storm water runoff.
Lafarge wants no change to the M3 zoning and does not want to be relegated a legal
non-conforming use by changing designations to Prestige Industrial without explicit recognition
of their use as a legal use. Changing status to a legal non-conforming state would require a
minor variance process for any expansion of existing buildings.
Lafarge is opposed to introduction of new residential or park uses in proximity to its own or
Innucon's operations as not compatible with these industrial uses. In summary, they recommend
the status quo option because it recognizes their longstanding use of the property and to protect
the rights of existing property owners.
3.4 Mar-Lyn Lumber Sales Limited
This business on the east side of Notion Road is opposed to changing the land use designation
and zoning to prestige employment and considers it will seriously impact daily operations and
seriously erode the value of their property (see Letter, Attachment #18). They ask if the Town of
Ajax will guarantee the furore value of their property if the M3 zoning is changed.
04/19/01 11:17 FAX 9056860360 TOWN OF A3A.~
~P~ '00 O@:S4R~DURHAHF~qI~II~ ~;~T
The R~tional ,
Municipality
~ Durham
'Planning,
Department
1615 Dundas ~L E,
~,1h Floor Lang Tnw~',
West Euilding
Whitby, Ontario
Canad~ L1N
Tel: (e05) 72~W31
~f ~niqg
April 27; 2000
Renrick Ashby, Planner
Town of Ajax '
Plannin§ and Development Department
' 65 Harwood Avenue So'utE
Ajax, On LlS 2H9
Dear Mr. Ashby: ".
Re: Notion Road L,llltd Ume and Urban Design S{~d¥"
Joint Inter-Munl,=ipat Land Use ReView , ·
ToWn of Ajax a_n.d.,,City of Plgkerlng . ..
Further to your request, w~ wish to pro,vide comments on four options
under consideration for the abbv'e stu, dy.'The study area Je b0u.nded by -'
Highway 401, the Duffin,,~' Creek valley, Kingston-Road, and lands west of
Not~0n Road. , , -, '
Text was not eg~i[able tc~ add deaorlp, tlon' to the option~ ~,nd structuring.
elem~nts.'Therefore, these comments are baaed stric.tly on the cohc. ept~ '
provided.
A~ yo~ are ~war~, land~ seat of the DUffi~ ~reek valley am d~si{~nated .
"Employment Area" wi'thin the Durham'Regional Offiolal Plan.' Within this..
designation, m~nufectur~ing, assembly and pmcessi~g o1: goods, service
Industrles~ ~e~earoh and 'd'evelol~rnl, nt facilitieS, wamhousing,'-busines~
parks, limited person,al service uses, hotels, storage of goods and ' .,
mate'rials and othei' employment us~s arb 'pe~rnitted.
Within thi~ context, comments on each of the options ere proVided below:..
Option 1' Residential (Industrial .Displacement) ' "*
Option,1 proposes rede~lignating lands' west of Duffins Creek to ~ermit
re. sldelqtiaJ tJsem, Oornmercial and mixed ~Jee development is proposed at
the south east corner of'Notion Road and Kingston R6ad. This option·
would require, an amendmen, t to the Durham Regi6nal Official Plan,.
,~u .pported with the following, adiditional information: "
~ The implications of tl~e Io~ of ~nPloymbnt lands on'~jax's ability to
meet the 'employment target~ provided under Sec.tion 3.3.5 of the
'Durham Regional Offid~l ,Plan;
ServJcing.implica. tions, ir{cl;ading the'~bility of existing sewer, water
and transportation infrastructure to adcomm, odate this chahge in use;,
How the .increased demand for community facilities would be
acoommodsted; and,
~]002/c
P.
:
'ATTACHMB%q'f /./z _TO
REPORT#PD ,~ ~)~OI
133
04/19/01 11:18 FAA 9056860360 TO~N OF AJAX
"AF~ '~8 '~ O@;5-"~Rlfl DLRHRt'I'PLRHHTH~; DEPT
~oo3/oo§
?enriok Ashby,.. Town. . of .Ajax.
Page'2 '
' ' Q ~UO ' ' '
Option, o. SWtus ......
Option E e~taila no ~:h~ngein current development,ps,lesions,
Therefore, there a~'~a no qoncerns .in tbrms of, confo~nl.~ to'~e Durham.
Regional Qffi=ial Pla.n, assuming that [rans!tlon compatibility I~sues are.
aatls/a~oflly dealt wifl~," ·
Option 3 - Evolution-Tow~'~de P.re~,tlg,e Industrial · ·
Oi~tion $ ~ntaile the mair~tenan~ of Employm,n.t ama uses;but allowing
pre~tige industrial.development along Notion Roe, d, and general industrial
uses within the interior,, ,, '
Lands on th, west side of Notion ROad are proposed for cot~mer~l~l/ ;
industdal/in$fitutiorial uses whi~, with soma qualifi~.~tion~ would appear
to be'permissible un, der the Regional Official Plan. Consideration should'
'be given to the ran. ge of uses, ~alo and/or in{tensi[¥ of development
· wl .'~in this ~raa, and should be subject tp desig.n criteria under ~lte Plan
Control td ensure compatibility witll adjaoan! rea!dential, subdivision
· Ioo~ted to the rear'. '
'l:his option would' appear to 'conform to the provisions of th~ Du~am' ,-
Regi6nal Official Plum,
Op.tion ;~ - Dev~lol~ed as'a,Re.~ult of PACT/BECA Consultation
Option 4 entails'the, rede.?.ignation of' certain lands west ~f Notion Road f~r
msl'dentlal purposes. TI~'e remainder of the, frontage would be .
m~i~ained for comm. ercial/ir~dustri~l/ii'lstitutional pu~poss, s,. A large pamel. ' ,
' of land on.the east side of Notion Ro.ad would be set aside a.s a park,..the
remail'lder of the lands wes( of Duffins Creek are'proposed for pre?riga ,
Comp.atibi[ity issues'may exist' between the i~ropossd resid~ntia'l area.on.
the Wi~t aide,of'Notion Road, and th~ 'pI;oposed prestige indu.etrlal use. s
on th'a east side, unless lirn~ta[iohs' are placed on tbs range, extent and/or
scale. ~f proposed-employment uses, .Similar concerns are eppment ',,
j'egardlng the siting .of the propoged,, p~rk adjacent to .an established
h~,,avy industrial opgrafion, ' ~ ..
.Duffin~i creek-V~'fley',
The land~ associated with the Dufflhe Crsqk Valley ere designated ".Major
Open Sp~ce' with~ the Durham Regional offici~.l Plan, W'.~hin ~hie ,
designation, the predo~ni~ant uses shall be. conservation, .recreation and
reforestation.
. A, il of {ha ~nario's provide r, ecog, nition,of, ~e Major Open ?..pa~e', .
ATTACHMENT#,, ~ TO
REPORT,~PD ,~-~ /
o4/19/ol 11:18 ~A~ 9055850380 .... _3TO__._~ OF AJA~
. APR L~8 '~ 08:55RM ~M PI.I:D~I,,N~ DF'PT'
,,Page 3
requested rega~ling the'ri~ture bf'tl~i cross!ng: and, shgul~l be ~ubje~'1 to
review and ~mment by ~Ihe Toronto and Region Conservation Authority,
The Notion Road ~tu, d¥ au'aa has been ~creened'On ~.e, basis .of ,
Provincial Planning interests. T. he St, udy Area is identified as having
archaeological potential. Prior'to development approvald, applicama are
to ensure that an.appropl~ate amhaeologJoal assessment is carried c~L
'Highway; 401 and High~l~ 2 are idel,~tified as"sourcea of ~'ehlcle n~ise. In
Options I and 4, ~onsideratl0n of resider'Rial development applicatipns,
regard '~hall be had for the use of goo.d uriah deSign.principles f6r the
, . attenuation of n.oJse. Residential development, applii:atiOns along these
. roads are to be a.~ompanled by an acoustical report preps, red by a
qua/if[ed ,e. ngineer inoorporat[.n,g Suitable mltigatlon'measur~s. 'in this.. '
light, a descrilbtion o[ attenuation elem~rtts withi~ the pr°l~ose~ 20 metre
buffer ehol,lld also b· provIdei:l, ;We will then 5e in a' better position to'
determine its ada.Cl, ua.w'. , ,
Notio~ Road .' , ,
Notio~ Road is designated as a Typq C Aiterial within the Durham
ReglonaI,Offloial Plan..Tl~ese rookie are intended to have. a. planned right-
of-Way width of between P.8 to 30 metres.' In addition, the Durham
.Regtonal CffficJa/PJan Idelntifles an overpass ove~ Hi§hway 401: Th~se
. requirem, en~ s, hould',be recognized, by-ti~e various land use options.
We trust the foregoing is of assistance, If you haVe any,questions ~r
require additional infor~atlon, ple'~se cOntact the undem[gned..
ary Mu~.er, M.O:I:P,, R..p,P, .., ,
PlahneJStra{egic Plan'rd~g arar;c~h '
l~oo4/oc
P. 4/4
Re, nri=k Ashb;, 'l;gwn ol~ Ajax.""
ATTACHMENT ~ ~' TO
REPORT # PD
m
135
RPR-2G-2000 14:49
Tor Resion Conseru ~u%hor
P.02/03
~-r:'THEToRoNTo AND R i310N CONSERVATION AUTHORI'i'~
~ ~ ~th~et~am 13five, Oownsvlew, CntarioMaN 1B4 (41a) Sal.6a30 FaXlt61-e~8 hlq3://wwW.~rca.on, ca
April 26, 2000
Mr. Renrick Ashby ·
Planning Departmelqt
Town of Ajax
65 Harwbod Ave~]ue
Ajax, ON LIS 2H9'
Dear Mr.'~,shbyJ;
.R,e: N°~lon:Road Land Use and Urban Design ~tud¥ '
'Further to our diSc~u~lons and' upon'revie~v Of the draft devel'~l~ment scenarlos developed for the above.
study staff provide the following comments On the s~nari'os within the Special Policy Area,
DeveloPment option I .' ·"
.This option calls.for. a significaht change in la'nd use from Industriai and Residential.. in addition to the
implications in terms of potential soil olean up requlremenL~ slaff note ~at the speciaJ po!IcY area l:~licies
which currently govern'developmenton ~e subject lands do not-contemplate an extensive cha~nge in '-
'land use considered by this Sce.nario. In order fbi? this .change staff note that a cordprehensive strategy
for pe ~rmanent flood protection would be required. This would iikely involve a'major, infrastructure.
improvementto remove the lands from the Regional Storm Flood Plain and likely such' an improvement
would extend, beyood the bc~.undarles of tl~e study area. '.
,-Deveic~p~nent Option ~ . : · ' '
Staff would have'no comment on the status:quo option other than t~ note that permits'would be r~quired
under Ontario Regul~-tlon 158 prior to.any construction within the R~agional 8torh~ Flood Plain,
'Developme~ OIStion 3 · · : .
This option would iikely result iii ne'w development within ihe Regional Storm FloodlPlaln. However the
development is general!y consistent with'existing uses and does hot introduce additional risk that could
not be supported Within the spa .~.' iai policy area. framework', ' '
DeveloPSbnt Ootion 4 ' ; .. " ..
Like with option 3 staff no~e that i~ the ~h'aia'0ter of the deveiopment ia Similar to the exisfihg'de'velopment
fabric, we would be prepared to review developmen.t under the ~x'i'sting SPA criteria, However, additional
info~matJon would, be required oh this scenario tO deterr~ir~e if tllere Is a need for a more comprehensive
solution for flood protection (i.e. isa new road ~abrlo/eetvioing scheme p~posed).
Staff not. e that all scenarios' show.the constructi.on of a new etorrr~water management facility'on lands' '
owned by ~e ~RCA. The new sto~mwater fac'lJlty will service out area which currently goes uobor{trolled.
to the Duff.ns Creek. Staff prOmote Stolrm. water re~otit projec~ts end wobld be willir~g'to an{attain fUithe~
discussions on the use of TRCA lands for:~, proposed, retr6fit faci!ity. ' · . '
We would also be supportive of all efforts to enhance the riparian zOne'of the Duffins Creek and to allow
136
ATTACHMENT
REPOR'r # PD..,
...... ----]-~-~]~]2001~ ~.4:50 Tot' Resio,3 Conserv tCluthor
· .. ~ ~. L .~.-." ..
Finali~ staff r~t~ tha~'p~rmita am required under Or;tarlo Reg~Jl'atlon I~8 for cdris~rucli. 'on.wEhi'n
Regional Storm'.Flood Plain ai~d/dr:prlor t~.an~ regradlng,, placement~ dumping Of fill wfthln the'Fill
-. ',' .. ,~.. '] :' . .... ..,
..... . .. .. provides anind~.cat.~onof.TRCA,s osi · '. "' '.. ' ': · "" '- .
· . "' ..' PI.ansAnalyst.;i : ' "..- ....-', ..' . ..; .... ; .. .... . :'.;. '-.
· . ~e. vele'prhentSe.rvices-Section=..:.. ·.. . . .- . ...... . '..' .... :. :... ' .
· · '--.'ff_.xt. 5306.. ".-." :' . .',..' .-.- ..'. . · ..: .." .' . .:'.".- ............. ..."'...... . .
'ATTACHMENT # ~' ,.TO
REPORT # PI) gO - 0 I
137
F £ 8 4 2000
CITY OF PICKEIR!
o PL~N~~NG NG
EVEL AND
NOTION ROAD LAND USE and URBAN DESIGN STUDY
Response Sheet FrOm The Public Meeting ! Open House of December 8, 1999
COMMENTS
(P/ease print your name and address so we can make sure you're on the ma/ling list.)
The Town of Ajax and the Town of Pickering are undertaking this Study jointly.
Please provide us your comments in writing, using the response sheet if you wish, by telephoning,
or e-mailing, to either:
138
ATTACHMENT f /~ TO
REPORT f PD ~ 0 - 0 /
*ATTACHMENT# 7 TO
REPORT~PD ~O'O t ....
139
RECEI¥
MAR 5
CITY OF PICKERiI%IG
PLANNING AND -
DEVELOPMENT DEPART~tENTr
kAAff~c~ ~/oo
O.~OF P/Ox..
NOTION ROAD LAND USE and URBAN DESIGN STUDY
Response Sheet From The Public Meeting / Open House of February 29, 2000.
COMMENTS
~1) t
A-s ~ w~,_
(Please print your name and address so we can make sure you're on the mailing list.)
The Town of Ajax and the City of Pickering are undertaking this Study jointly.
Please provide us. your comments in writing, using the response sheet if you wish, by telephoning,
or e-m~ilinn fn
140
A'r'rACHMENT #_ 7 ,TO
REPORT#PD. o70-4) I
ATTACHUEHT t ~ .TO
FEPORT t PD ~ ~4 [
141
MRR-19-2001 23:14 LEGRL SERUICE$ MCCR 41631451?9
P. 02/06
HAR-19-2001
23: 15 LEGAL SERU ICES MCCA
41631451?9 P. 03/06
142
ATTACHMI-'NT # ~' TO
REPOR'I' # PD ~ - <9 I
HAR-19-200i 23:15 LEGAL SERVICES MCCR
4163145179 P.M4/O
m ~
MAR-19-2001
2:3: 15 LEC-~L SERV ICES MCCR
'4163145179
P. 05/'~
' ATi'ACHMENT ~ ~ TO
REPORT~PD ~ -o(
143
MAR-19-2001 23:15
LEGAL SERUICES HCCR
41651451'F9
TOTAL P. ~
144
'ATTACI-IMENT ~ ~' ._TO
REPOR'I' ~f PD ,~,~ - O [
PICKERING - A&~ CITIZENS TOGETHER
FOR THE ENVIRONMENT &
BROCK EAST (;(IMMUNITY ASSOCIATIOi
C/o D.A. Home, 5 Christena Crescent, Ajax, On. LIS ~5A4 Tel: (905)683-9493 Fax: (905)683-9493 email - djh,
-:REcEiVED-
MAR 1 2000
CITY OF PICKERINQ
PLANNING AND
SUBMISSION TO THE TOWN OF AJAX AND CITY OF PICKERING
RESPECTING THE NOTION ROAD LAND USE AND URBAN DESIGN STUDY
RESPONSE FOR OPEN HOUSE # 2
Picketing and Ajax Citizens Together for th: Environment '(PACT) is an organization of concerned
citizens. PACT has, for many years, been involved in land use issues, environmental and waste
management concerns in the Towns of Aja~ and Pickering. This included the P1 Whitevale landfill
proposal, the Brock North, East and West lamlfills and EEl 1. The Brock East Community Association'
(BECA) is an organization of Residents living in -Ajax and Picketing with a primary concern for the
betterment of the area East of Brock Road in Picketing between Highway 401 and Highway # 2
extending to Picketing Village in Ajax to the East. The organizations jointed together to oppose the J&F
Waste Systems Notion Road garbage disposal proposal and to seek improvement in the Notion Road area
and protect Duffin's Creek from the adverse environmental effect of development.
Introduction:
As citizens, we appreciate the Town of Ajax and the City of Picketing inclusion of Residents in the
Notion Road Land Use and Urban Design SCady. We have participated in the process, attending all
public meetings and we have made numerous 'a~tten submissions to Councils and staff.
This area has been the scene of much controversy since the application of J&F Waste to operate a
Garbage Disposal Facility on Notion Road. Fortunately the attempt was rebuffed by both Ajax and
Picketing Councils with the strong support .of' residents of both Town and City. The residents raised
significant funds and opposed the applicant at the Ontario Municipal Board. As part of the process,
residents in both Ajax and Picketing have beemne aware of the intrinsic natural beauty of the area. This
encompasses Duffin's Creek, one of the tinest streams east of Toronto, the Toronto Regional
Conservation Authority's designated lands and stream banks, old forest woodlands, and two cemeteries all
located within easy walking distance from residential areas in both Ajax and Pickering. It would be hard
to imagine a more appropriate area to convert to a place of enjoyment and relaxation for the general
public.
Unfortunately, the area also includes the rernnants of an old heavy industrial use, which was located there
for reasons of 19th century water driven economy. These industries have no reason to be located in such
an area today with the need to balance compe~[ktg land use, transportation corridors and the concept of the
separation of pollution sources from people mad environmentally sensitive areas.
'ATTACHed '~' TO
REPORT. d PD ,2 ~ o 0 /
145
PACT and BECA members attended the tours of Duffm's Creek on October 22na and November
26th, 1999. We make the following observations:
A. Staffs from Ajax, Picketing and TRCA were not aware that the road reconstruction at Orchard
Road and its associated storm water management infrastructure had significantly modified the
TRCA lands. Approvals need to be checked on this item.
B. Some of the land on the north side of Orchard Road has been filled, apparently contradicting
TRCA policy which forbids land fall without site specific approval. Significant fill is present on a
number of sites, which represents work-in-progress for the operators, consisting of piles of Sand,
gravel and asphalt. This significantly reduces the flow area, increasing flood problems both in the
immediate area, and also upstream. The presence of this material appears to be a contradiction of
the TRCA prohibition of fill in the floodplain.
On 16~h February, PACT and BECA members attended a review of three schemes prepared by Ajax and
Picketing staff.
Specific comments on all schemes are as follows:
Of the three schemes presented, the following items were consistent:
1. Urban nodes or gateways were identified at the intersections of Kingston Road and Notion Road,
Picketing Parkway and Notion Road.
2. Landscaping and concern for the streetscape on both sides of Notion Road.
3. TRCA lands at the end of Orchard Road continue to be seen as a conservation/parkland complete with
a storm water management pond.
4. The larger context and urban fabric beyond the' study area were ignored. The heritage fabric of
Picketing Village and the residential/institutional areas beyond the east bank of the creek are without
mention. The 20 or so heritage sites adjacent to the study area are without mention.
5. The Notion Road Land Use and Urban Design Study must be coordinated with the TRCA Duffin's
Creek development study, the Town of Ajax and City of Picketing Watershed Study of Duffin's
Creek, the Ajax Official Plan.
6. There was no mention of appropriate setbacks from the banks of Duffin's C:ceek. We have sdggested
that newer methodology be utilized for this area and the Ajax Official Plan. This would include
calculations of setbacks, hydrology, habitat, widths and depths of streams and specific flood
conditions.
*ATTI~CHUENT f_ ~' TO
SCHEME 1
This scheme showed a complete transformation of the area to a Residential development.
The following comments are offered on this alternative:
Pros:
1., We are sure that the Residents in both Ajax and Picketing would support and be very happy if this
alternative could be realized. We believe that the ass/stance of the Durham Home Builders
Association or the Toronto Real Estate Board should be sought immediately to establish the
feasibility of the scheme, the likely costs that would be incurred, the barriers that would be
encountered in terms of costs, remedial action required on the vacated lands and the feasibility of
relocation with fair compensation to existing users.
2. The density should be examined to provide the most beneficial return to both Ajax and Pickering,
noting that the vacant land on the West Side of Notion Road is the subject of a request to be zoned for
Townhouses.
3. The inclusion of some retail/commercial activity would be useful.
4. There would be an immediate benefit, and job creation potential in Picketing Village'businesses in
serving the increased residential area created,.
5. Clearly the municipalities would have to be the primary movers in such a scheme
6. This proposed land use is the most cOmpatible with the existing heritage, institutional, and residential
land uses that surround the area of the three :~chemes put forward.
COilS:
1. The land is all within the floodplain, thel:efore the pOssibility of approval by TRAC should be
established on an urgent basis (please see Appendix "A" attached). Without such approval, the
possibility of Building permits being granted is therefore questionable at best;
2. Without extensive soil testing, there is no inventory of the current state of the ground vis-a-vis
contaminants left behind by current and former users of the lands. As such, we cannot assess the
potential "clean-up" cost needed to render the lands acceptable for residential usage.
The implementation of this scheme would require the accumulation of all of the lands between Notion
Road and Duffin's Creek into a "land bank''~, as no developer is going to be willing to start building
homes while neighbouring properties continue their M3 usage. At a probable cost, not counting
necessary environmental clean-up, in excess of $25 million to purchase and clear the lands, this is not
likely to happen unless the Town of Ajax pt~chases the lands for development, and the Town of Ajax
is not in the development business.
ATTACHMENT#, ~ TO
REPORT#PD ~-0[
147
SCHEMES 2 and 3.
1. Both schemes 2 and 3 propose a new road traveling east off Notion Road and curving south to
Orchard Road. The opening of the lands directly adjacent to the creek corridor, brought about by the
proposed new road, is a major step backwards~ It will permit the current, polluting, M3 usage to creep
ever closer to the creek banks, with resulting disastrous encroachment on the already highly stressed
environment.
2 We are generally opposed to the intensification of industrial activity in the Notion Road area.
Such intensification puts off the day when the natural beauty of the area would be realized.
3 These schemes fail entirely to present a vision for the future of this portion Duffin's Creek that is in
line with the balance of the corridor. We accept that the situation cannot be corrected overnight, but it
is time to start the process. As the. old Chinese proverb says, a journey of a thousand miles begins with
a single step. These schemes are a step back, not forward, in that they open lands on the bank of the
Creek c~rrently not viable due to lack of road access.
3. In both Schemes 2 and 3 there is an assumption that the West Side of Notion Road will evolve as a
compatible zone or land use with'the existing Picketing residential community. The east side of
Notion Road is conceived as a transitional zone or land use compatible with the west side merely by
buffeting the more noxious uses to Residents in Picketing and offering little to Residents in Ajax.
4. There is no amelioration of the Truck traffic on Notion Road. This will be made far worSe by these
schemes, increasing the diesel exhaust problems in both residential areas in Ajax and Picketing. This
is an ongoing concern of Residents and is in direct contradiction with the advice of medical authorities
to seek reduced levels of such pollution. This is especially acute in residential areas, schools, day-care
and commercial/retail locations - all of which currently exist in abundance in the immediate area
surrounding the limits of the Notion Road study area. Dust, odour, general pollution and adverse
effects on Duffin's Creek from run offin the area on a 360-degree basis will be increased.
5. Truck traffic is prohibited from. exiting from Notion Road on to the Picketing Parkway, increasing the
congestion on Kingston Road.
6. The Town of Ajax has designated significant land in the A7 area for General Employment use, which
is suitable for such purposes.
SCHEME 2
This was presented as a modified Status Quo scheme, with intensification of the present industrial uses.
In addition to the comments made above, the following comments on this scheme are offered:
Pros:
1. The attempt to provide some form of buffers or physical barriers to the industrial activity by the
provision of berms/plantings along Notion Road is positive, compared with the present situation.
2. The scheme permits minor separation 'of the present heavy (M3) industrial activities from the
Picketing Residential area resulting from the improved streetscape.
148
'ATTI~CHI~ENT,'f ,? _TO
REPORT # PD_~2~9'' 0 /
COHS:
1. It would appear that there would be an increase in the present problems fbr the Residents on either
side of Notion Road with the intensification of industrial uses in this area. Such land use increases
the likelihood of adverse impact on Duffm' ~ Creek, and is very problematic.
3. We are opposed to the concept of a new road as shown on to the Creek, because of the potential
negative impact on Duffin's Creek and the residential neighbourhood in Pickering Village.
SCHEME 3
This showed a mixed development to include intensification of General and Prestige Employment areas
and with some commercial zoning permitted.
In addition to the comments made above respecting both Schemes 2 and 3, the following comments are
offered on this scheme:
Pros:
1. The ideh of including commercial business in this area is an improvement on the existing use of this
land. It fits better with Resident's vision t]aat the area should be upgraded to more compatible uses,
given its location close to major residential areas and the commercial activities in Pickering Village.
The continuation of the style of building required by both Ajax and Pickering municipalities on
Kingston Road would begin a process to upgrade the Notion Road area.
2. Completion of the pedestrian infra structures, and improved streetseape with major landscape
intervention are seen as positive urban design concepts.
Cons:
1. We believe that the process of upgrading will be' incredibly difficult in the mixed use suggested - who
will be the first business to invest significant capital in the present area?
2. We are generally opposed to the intensification of industrial uses particularly for general employment
in the Notion Road area.
4. The stream corridor would require very specific protection, if this scheme went forward, to ensure
that there would be no deleterious effect from prestige employment runoff (mapping of this area
should include documented surface run-off from prestige' employment effluent conditions, and storm
water infrastructure).
5. We are opposed to the concept of a new road as shown because of the po[ential negative impact on
Duffin's Creek and the residential neighbourhood in Pickering Village.
*ATTACHMENT # ~ _TO
REPORT # PD ~20" c~ t 14 9
SCHEME 4
Pact and Beca members present were invited to show ideas they had for the development of the area.
These ideas were germane in 1998 during the J&F rezoning application, previous Council meetings, and
various submissions submitted to Ajax during the Official Plan Process.
Building on previously submitted recommendations for the area, including those most recently contained
in the presentation made to Ajax Committee of the Whole on 24th January, 2000, a drawing was
developed that included the following proposals towards the total rehabilitation of the area:
1. The Town of Ajax purchase the lands known as 57 Notion Road currently on the market, designating
these lands for recreational uses.
2. Develop a sports/rec?eation facility that would include a baseball diamond, soccer pitches, ice skating,
tobogganing, and walkways that link up with the proposed DutTm's creek trail.
3. The lands adjacent and to the north of 57 Notion Road be acquired in the longer term to expand the
sports/recreational area.
4. The lands to the north of the Historical Cemetery and lands fronting Notion Road be re-zoned as
Prestige Employment.
5. A plan be drawn up to encourage the eventual use of the lands south of 57. Notion Road to be rezoned
Prestige Employment, with a "grandfather" clause in any such re-zoning to protect the fights of
current owners/users of those lands to continue with the present M3 uses.
Pros:
The advantages are noted as follows:
1. Re-zoning 57 Notion Road drives a wedge through the industrial lands permitting staged
development of the rehabilitation of the area.
2. The landowners and users to the south of 57 Notion Road would be permitted to carry on business as
usual until they chose to change the use to Prestige Employment;
3. The landowners and users to the north of 57 Notion Road would see the value of their lands increase
significantly due to the new zoning and proximity to the new recreation area. Most of these lands
are currently used for storage, a very low value-added use for the owners,- who could either develop
the lands themselves, or sell to a developer.
4. The wedge of recreational use willsufficiently separate the M3 usage to the south from the Prestige
Employment to the north as to eliminate the problem of "who wants to be first into this dilapidated
area" from the developers of the Prestige Employment areas.
5. By its very nature, Prestige Employment will present more full-time employment opportunities than
the current uses, thereby increasing the benefit to the Town.
6. Prestige Employment will result in a much higher tax base in this area for the Town, benefiting the
entire town by the increased tax revenues.
6. The shortfall in Park space in the A2 area would be ameliorated.
7. 8. The development of 57 Notion Road as a recreational use engages the residential communities of
both Ajax and Pickering with a significant and required amenity. The road and pedestrian
infrastructure will create physical connections between the eXisting residential neighbourhoods and
the ConserVation areas and the stream corridOrs of Duffin's Creek that are scheduled to be develoned
150
A'rT,~CHMENT # ~' TO
RF. PORT # PD~,oO -0 / .....
9. Considerable opposition to the use of tl~e lakefront and Greenwood lands for soccer would be
eliminated or reduced.
10. The proposal could be considered with a reduced scheme 1. The inclusion of a residential
component would increase the shortfall of parkland in the A2 area, unless a proposal is included to
expanded parkland in the proposal.
11. The population increases in both Ajax an(t Pickering dictate that much' more be done to provide
additional sports and recreation facilities.
Cons:
1. This use will require the Town of Ajax to re-visit its capital budget, and to re-assign the
current recreational funding reserve in order to acquire and develop the' 57 Notion Road lands.
2. The northern portion of Notion Road will need to be widened, although this requirement would exist
for any expansion of the uses on Notion Road.
3. As with any sports facility provided by a Town, there will be potential liabilities imposed by this
facility, however, as the Tdwn has joined in with the rest of the Region on self-insuring, this will not
present any financial drain.
Conclusion:
The area cries out for a new vision as to the ,contribution that it can make to the qUality of life of the
community, rather than a continuance of its red~mdant past. We call upon the municipalities of both Ajax
and Picketing to work together with the common purpose of removing this blight from our
neighbourhoods.
The organizations representing the citizens most affected by the present industrial uses in the
Study area wish to continue to work with the Town of Ajax and the City of Pickering to bring about
acceptable change.
ATTACHMENT d, ,/~ TO
REPORT f PD ~ - o (
151
06/10/00
~/ON
10:35 FAX 905
683 $353
DAVID HO~
~ OOl
PICKERING - AJAX CITIZENS TOGETHER
FOR Tile ENVIRONMENT &
BROCK EAST COMMUNITY ASSOCIATION
CIO 572 Kingston Road, Ajax, LIlT 3A2. Attn. P, McMullen. Tel: (90fi) 42841200 Ex£ 23
Jane 19, 2000
Mayor Parish & Councilors,
Town of Aja,x,
65, Harwood Avenue South,
Ajax, L 1S 2H9.
Dear Mayors and Councilom,
Mayor Arthurs & Councilors,
City of Piokering,
One, The Bsplanade,
· Picketing, L1V 2K7.
Notion Road Study
RECEI VED
We have met on the issue of Notion Road on very many occasions since December 1997/l~musry
1998, when the J&F Waste application came before the Councils of Aja~ and Picketing.
We were pleased that the Councils agreed to undertake a special study of the are~ abutting Notion
Road, and have participated in the Plnnning process. Staff came up with n number of options for the use et'
the land in a ~rious effort to clean up the areas in terms ofstrcetscape and recognize Gateways betwexn the
municipalities.
It b in the reduction of these options to a preferred solution that we believe that a Land Economist
should now be employed in order to ensure that the best the interests of not only the Residents of Picketing
Village and east Pickering, but of the citizens of both municipalities are clarified. We confnTn our
willingness to contribute $3,000 towards the cost of the Consultant.
l.We want to ensure that the result of the Notion Road Study i~ a vision for the rehabilitation of land that
owes its current use solely as an historical remnant from a bygone economic era. We believe that the
vision should ignore municipal boundaries and loons on the fact that it is a significant detriment to the
entire Duffin's Creek watershed. The area is totally' incompatible with the Residential areas on both sides of
Duffin's Creek, and we are concerned that the changes put forward will perpetuate the wrong use of this
land. There is the prospect for an tunelioration of the current situation if the lands ar~ used for Prestige
Employment, but no discernable strategy is apparent for implementing such a change. The present use of
over 100 acres amounts to little more than I job per acre,'and this is not likely to change with the present
M3 type of use. We do not believe that in the long nm there should be any land used for heavy industrial
purposes in this area, located as they are so close to Residential areas in both Municipalities and the
Duffin's Creek stream corridor.
2. We believe that the plan to improve Notion Road requ~s a much more significant initiative by the
Municipalities than is .~hown on the fif~ altemative prepared by staff. We have urged the acquisition of
57 Notion Road for park purposes. Both residential communities would benefit from the acquisition. The
Toronto Regional Conservation Authority could contribute with the acquisition of creek lands. Both
Pickering and Ajax Official Plans will include the results of the Notion Road StUdy and provision for the
152
ATrAI~HMENT ~ /42 , TO
REPORT # PD. ~=~o - c~ !
o6./19/oo
MON 10:35 FAX 905 683 6353 DA¥ID HO~iE
3. We ask the Municipalities to submit the pllaS put forward by the Planning staffofAjax and Picketing
for review by an independent qualified£al~d~onomisl. The Term~ of Reference we seek are'
establish what long term/short term proposal vhion is best for this land;
determine if uses are appropriate, given 'the flood plain and intention to develop a Trail systam linking
up with the Canada Trail and the Seaton Trail:
· re. commend what sm~tegies would be required for their accomplishment, over sho~ medium and long
term timeframes;
In company wi& Ajax Town staffwe met wil]~ Land Economist Frank Clayton, Ph.D., and a cost estimate
of $6,000 was quoted for such a study. The Brock East Community Association offered to donate $3,000
towards thc p~jected $6,000 cost- Th~ balance to be cost shared 'Oy the MunJeipalkies. We note that the
City of PickeHng is spending $60,000 for its study of Liverpool Road South, an area of smaller size and
affecting fewer r~sidents than the Notion l~',ot~d area. At the meeting of the Liverpool Road Study, it was
siated that:
'?ou cannot complet, a Land Use Study without an economic study of alternative uses".
We fully agree with the statement. A market analysis by s reputable Land Economist is a fundamental part
of the Liverpool Road Study. The budget for the Notion Road Study is a mere $6,000 which we are told
does no~ allow for an economic study. Surel~ the communities deserve an independent Professional opinion
on these issues.
4. Clayton ResearCh suggested the Following work plan, which is acceptable to the Associations:
Provide input into the ret'inement of~e ,options being considered (considered against what is there
now and where the area is likely to go i~ the absence of proper and coordinated actions by municipal
governments):
Assess the likelihood of there being a demand for each option within a finite thne period (say 10 or 15
years) both assuming th= lands are entirely cleared, decontaminated and available for use and assuming.
lhe ~ransitional occurs gradually and in ;~ piecemeal fashion;
· Ensure that there is consideration of the various costs associated with the various re-uses in the
evaluation process;
Provide an indication of land values under the various options, as well as employment and assessment;
5. We understand that staffare considering a consultant who regularly consults with the Town on Planning
matters by hired for this study. We emphasize that from our perspective, we believe that a Consultant
who is an expert in Land Economics, ~nde. pe~d~nt of th~ Municipalfly would have greater credibility with
the Residents. Frank Clayton Ph.D. is a'La~ad Economist who has established a strong reputation in this
field and we request that he b~ the Consultant for this project. '
Yours Truly,
ATTACHMENT # / / TO
REPORT # PD ~O - ~ /
153
FEB.1/+ ?uUl
PLA~'N:?,'C;
DEVELOPMENT ' '" ~TMENT
0Z/13/0l TI.~ 16:Z4 FAX 90~ 683 63B3 DAVID
~001
PICKERING - .a ,I_a l l CITIZENS TOGETHER
~OR ~{]~ ENV~ONfEtENT &
BRO EAST CO Y
~o S72 ~ton ~on~ Ajn~ LIT 3A2. A~, F, ~n. Tel: (~ ~~ Exc 23
200
Mr Brian Bridgcm~n, MClP,
Manager, Planning and Devclolkul~at,
Town of Ajax, 65
Ajax, LIS 2H9
Dear Mr Bddgeman,
This i~ tn ncknowledf/e ieee/pt nfyour lette~ of Janumy 29, 2001, addressed lo 1Vlr Dav/d l-lomb, We -edit
commmzt and rahe &e foilowin~ ~u~iom:
l. At every Open home I~ld m d~m, planning smffhave given the impres~/on ~t &~ ha~e liat~
~ p~H~ ~s d~ed froTM ~out 20 ae~ m ~ou~ ~ a~S - ~ ~ ~o~ ~e ~o~ of~ sh0~
m~ ~ ap~ m be ~us~ at how su~ ~ ~i~ c~Id fie in m ~e ~nd ~ al~g b~ Cre~
We pre.me &~ where you m~e ~ ~em~ '~. it ~ noted l~t the ~megic P~ ~o ~ lo ~ lac~
of ~ding ~. p~M~d ac~i~on ~hich ~ p~t of the t~a~ ~hy 1~ Id~ ora ~ sl~ficant sR~ p~k in the
ffogon Ro~ ~a t~ so ~It ~ recom~ flora an ~lem~n p~sp~a~ Pa~ l-3), ~ you ~ve
~ne a ~ ofw~t &. ~ wouM l&e~ ~ ~d ~ you have &clu~ ~ ~ b~efit&~
~ g~ to ~e he~ of ~ reason ~hy &e co~ ~ f~ ~ ~d ~onomis~ who hm
m m~e a ~y otwhm~,is possible ~ ~ ~a ~ ~w it mi~ b~ Khlev~d. As you ~ow
ma~h ~e co~t ~ the m~c~ifies of such a ~ md n~v~ received a w~n ~ m &e mqu~ ~ ~om
why it w~ a~ impl~& We ~ pl~ ~at you ~t~at ~e she.ll ~ p~pa~
2. We request that you provide u~ with an esi/mate of&g nmomtt of ~ that you b~lieve b sppropri~t~ for the
City of Plckefing and other -~d;eholder~ fo p~ovide i~ vartaea-~hip for th~ creation of a park on l~otion Rosa.
3, It was leR to staffm foll~w up with ~he owner of 57 ~/nfion Road u to the i~'t he hn~l in the Idea that soma of
the land there could be available if th~ l~st of his land were more emily aa:e~s~L We ask you to inform us of any
discussions with the owner orS'/ND~iOn Mad. The brad in question nbu~ the conservatinn areas, crosS~:s Duffin's
Creek ~d would ,nn~e an excellent ~cce~ to the proposed ~rnt[ ~ystem.
4. We believe ~at thc best u~e that ~ould be made oft tm Town l~nd at t~c southeast comer of It~gstort Road laid
Notion Koad would be as an acces~ tn the plopo~d trail system and ifldeezl your nm~/Preferred Option shows the
154
'ATTACHMENT d_ / / --TO
REPOFI,'I' it PD_ ~,d ? ~ [
02/13/01 TUE 18~14 F.~r, 905 683 6353 D~ HO~
8. Wa Ioqu~
Th~ ~
respond ~er
We ~kyou for te 0~o~ m re~ond to ~ ~re~ D~.
¥OLtrS truly,
Philip McMullen. '~
Dk~or, PACt' 8: BECA, - '
Town of Aja~ Mayor end Members of C. otm~il,
lvIr Leo DeLoyde, Dir~-~or of Pl~mning end Development Services,
~rtlce Johnson, Maneg~ 9[ O~si~n ~_'.~..s . ' ' -- ' t
Catherine Roedstephe~ ~a~t; City of Pickerul~ ~'l~--anm.~ .LlCpB. rt~el'~
'ATTACHMENTd /~ TO
REPORT ~ PD ,~z~ o o I
155
RECEIVED
PICKERING.AJAX CITIZENS TOGETHER 2 7 2001
FOR THE ENVIRONMENT (P.A.C.T.) & CITY OF PICKERING
BROCK EAST COMMUNITY ASSOCIATION (~ECA~PLANNING & DEVELOPMENT
~' , DEPARTMENT
c/o 572 Kingston Road West, Picketing Cillag¢
Ajax, Ontario, LIT 3A2, Attentiom Philip B. McMullen
Tel: (905) 428-8200, ext..23; Fax: (905) 428-8666; e-Mail: Philybmc@,home.com
Mayor Parish and Councillors
Town of Ajax
65 Harwood Avenue South
Ajax, Ontario
L1S 2H9
Mayor Arthurs and Councillors
City of Pickering
One, the Esplanade
Pickering, Ontario
L1V 2K7
Dear Mayors and Councillors:
Re: Joint Notion Road Land Use Study
On behalf of the residents of Ajax and Pickering, and the organisations of PACT and
BECA, attached is our detailed response to the Open House #5, and the proposed by-law
amendments as detailed by staff of the two municipalities.
PACT, BECA and many individual members of the community have been actively
involved over the past two Years with the process of the Joint Notion Road Land Use Study, and the
Ajax-only study pre-dating the Joint Study. Over the course of five Open Houses and numerous
meetings with staff, PACT and BECA have made Substantial presentations on our vision of the
future of the Notion Road Lands, which lie within the Duffins Creek watershed. We have stressed
the need for a long-term vision for these lands, a vision wherein the current land-owners must be
wooed away from the continuation of the current, totally unacceptable, uses. We have, consistently,
acknowledge that the uses being made of the lands at this time, are legal, and therefore the owners
cannot by denied their rights to continue these uses until a more attractive use is presented to, and
accepted by, them.
As part of our submissions, we have presented land use studies, overall designs for
the area, and proposals for certain lands to be designated for park use. We have also offered to pay
one half of the cost for a Land Use Economist to prepare a study of the area, with the potential to
present more economically attractive alternate uses to the existing owners.
Throughout this process, despite our numerous written submissions, we have not
received the courtesy o fa single written response from Town staff. We have, however, been assured,
repeatedly, that our input was being seriously reviewed, and parts of it incorporated into the study
report.
156
ATTJ~.CHMENT ~ /'~ -TO
Ri~[}RT ~f PD_ ~ - D /
new/modified Official Plan for the area, together with by-law amendments. We vigorously pointed
out at this meeting that these proposals were a major step backwards in the attempt to provide a
vision for the future of these lands. Net only had all pretense of cOnverting any of the lands to
parkland disappeared, but staff had incl~aded wording on the proposed new zoning by-laws which
totally negate any mechanism for future change to Prestige Industrial[ fi:om the current Heavy
Industrial zoning. They did this by using the words "...as of right and by exception..." in regard to the
right to continue existing land uses. This removes the normal designation, of"legal non-conforming
use" with its implied future change to [he new set of uses permitted. Farther, staff have included
wording to extend certain currently-pe~Jtted uses to continue beyond the implementation of the new
zoning by-law, to lands on Which these uses have never before been implemented. Such a
designation, combined with the ...as c fright and by exception.., wording makes a laughing stock of
the so-called amendments to the penn:itt ed uses for these lands. At the Open House #5, staff agreed
to amend their submission to council to take note of our strong objections. We ar~ now advised that
there will be no substantive changes from the March 21 proposal when. this study is presented to
Council in Ajax on May 7, 2001.
The residents of both m.unicipalities, as represented by PACT and BECA, are
thoroughly disheartened with the abuse of process to which this entire study has been subjected. It is
obvious that, fi:om the very beginning, staff had no intention of listening to the public input; that the
so-called "open houses" were simply a sham to put off the public. Given the total ignoring of the
public input, staff might as well have made their presentation for changes to the councils in 1999,
and not wasted all of the valuable time o fthose members of the public who have put their collective
heart and soul into what they were falsely led to believe was an interactive, consultative process.
We, the residents of the two municipalities, reject the amendments proposed by staff
for the future uses of the Notion Road Lands. We require the two councils to order their respective
staffs to return to the drawing board, am[ this time, take note of the public's input, and include that
input in the next set of proposals. Failing a sensible resolution, acceptable to the general public, we
will challenge may proposed changes at the Ontario Municipal Board level.
Yours very truly,
PACT and BECA
Philip B. McMullen
Director
'ATTACHMENT#_ / ~, _TO
REPORT # PD_ ~' - ~ i
157
PICKERING . AJAX CITIZENS TOGETHER
FOR THE ENVIRONMENT &
BROCK EAST COMMUNITY ASSOCIATION
c/o 572 Kingston Road West~ Pickering Village
RECEIVED
MAR 2 7 2001
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Ajax, Ontario, L1T 3A2, Attention: Philip B. McMullcn
Tel: (905) 428-8200, ext. 23; Fax: (905) 428-8666i e-Mail: .Philipbmc(&~home.com
SUBMISSION TO THE TOWN OF AJAX AND CITY OF PICKERING
RESPECTING THE NOTION ROAD LAND. USE ANDURBAN DESIGN STUDY
RESPONSE TO OPEN HOUSE # 5
' Pickering - Ajax Citizens Together for the Environment (PACT) is an organization of concerned
citizens. PACT has, for over two decades, been involved in land use issues, environmental and waste
management concerns in the Towns of Ajax and Pickering. This included the P1 Whitevale landfill
proposal, the Brock North, East and West landfills and EEl l. The Brock East Community
Association (BECA) is an organization of Residents living in Ajax and Pickering with a primary
concern for the betterment of the area East of Brock Road in Pickering between Highway 401 and
Highway # 2 extending to Pickering Village in Ajax to the East including the Stream corridor of
Duffins Creek.. The organizations joined together to oppose the J&F Waste Systems Notion Road
garbage disposal proposal and to seek improvement in the Notion Road area and protect Duffins Creek
from the adverse environmental effect of development.
BACKGROUND:
2
This area has been the subject 0fmuch controversy since the application by J&F waste to operate a
Garbage Disposal Facility on Notion ROad. Fortunately the attempt was rebuffed by both 'Ajax and
Pickering Councils with the strong support of residents ofbotia Town and City. The Residents raised
significant funds and opposed the applicant at the Ontario Municipal Board. As part of the process,
residents in both Ajax and Picketing have become aware of the intrinsic natural beauty of the area.
Tlfis encompasses Duffin~ Creek, one of the finest Streams east of Toronto, the Toronto Regional
Conservation Authority's designated lands'and stream banks, old fOrest woodlands, and two
cemeteries all located within easy walking distance fi.om residential areas in both Ajax and Picketing.
It would be hard to imagine a more appropriate area to conVert to a place of enjoyment and relaxation
for the general public. '
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ATTACHMEI~T ~ /~ -TO
REPORT # PD ~ o - o i
balance competing land use, transportation corridors and the concept of the separation of pollution
sources from people and environmentally sensitive areas.
INTRODUCTION:
4
As citizens, we appreciate the inclusion of Residents in the Notion Road Land Use and Urban Desigr
Study by the Town of Aj ax and the City of Pickering. We have participated in the process, attendint
all public meetings and we have made numerous written submissions to Councils and met with staff
We attended tours of the area, including Duffms Creek, in October and November 1999. We offered tc
pay 50% of the cost for a external review by a Land Economist, to' establish the pOtential fm
implementation of alternative schernes put forward by staff and residents. We have never received an~
official written response from the municipalities.
Recommendation 1
We request that the services ora land economist be retained now as staff at th'e Town of Ajax and
the City of Picketing have not reached a consensus on land usage. We are willing to contribute '
50% of the cost _of hiring a Land Economist.
OUR GENERAL COMMENTS ON THE SCHEMES PRESENTED.
6
Our response for Open HoUse #2, held on 29th February 2000, set out our comments on the three
scenarios presented by staff. At that Open House we presented our vision for the area, including a
proposal that the Town of Ajax, possibly in association with the City of Pickering, purchase 57 Noti°n
Road and utilize the lands for Parks and open space. Our understanding was that the owner was
interested and the balance of his lands would be enhanced by the proposal. Our vision was that this
parkland would drive a wedge through the Notion Road lands making it easier to persuade landowners
to transition their use from Heavy Industrial to Prestige Industrial. At the Open house g4 on 30 May
2000 staffpresented a proposal for a re duced park located on 57 Notion Road. Although much smaller
than the whole site, it would at least provide access to Duffins Creek and meet the shortfall of about 5
acres in park space that has been acknowledged to exist in the A2 (Pickering Village) area. Planning
staff now advises us that this option 13' not going to be recommended, although there has been no
focused public discussion with the community on the issue - or on how the shorOCall will be met. '
)
Recommendation 2
That a full discussion take place at a meeting of Council on the issue of utilizing all or part of 57
Notion Road as a Park, and that the parMand requirements of this area be fully discussed prior to the
Staff's recommendations being forwarded to the Town of Ajax council for approval.
MEETING, 2'1st MARCH, 2001
ATTACHMENT #_/~ TO
REPORT # PD_. ~c~- c) I
9
10
11
12
13
14
At the meeting held on 21st March 2001, the community were presented with a set of draft
recommendations and a site plan that simply designates the lands to the east of Notion Road now
designated M3, to "Prestige Employment". We summarize our comments to this proposal as follows:
Staff had previouslyprepared a document, acopy of which was enclosed with a letter of 29th January,
2001 addressed to one of our Directors, "PRELIMINARY RECOMMENDATIONS AND
IbMutPLEMENTATION TOOLS" which was distributed to the businesses on Notion and Orchard Roads,
not to Residents.
The document set out two alternatives:
Alternative A: Heavy Industrial to MI Prestige Industrial.
This alternative includes the rez0ning of the Study/[rca lands from M3 Heavy Industrial to
M1 Prestige Industrial. The existing M3 Heavy Industrial uses would become legal non-
conforming, thereby requiring an owner to apply to the Town's Committee of Adjustment to
permit a mi~or expansion or enlargement of any existing buildings or structures on the lands
and to apply for a site plan amendment.
Alternative B: M3 Heavy Industrial to MI Prestige IndUstrial w/Exceptions.
This alternative includes the rezoning of thc Study Lands from M3 Heavy Industrial to M1
Prestige Industrial with exceptions ......In addition the landowners in the StudyArea would
be permitted, as of right and by exception to continue operating their existing industrial uses
on theirlands. (With no requirement to apply to the Committee of Adjustrnent for variations)
We pointed out at the meeting that the wording proposed for these exemptions "...use by right and by
way of exception;.." was a de facto site specific zoning which would have the effect of precluding
any requirement to apply to change the use, and therefore deny the municipality's desired ~.oning
improvement and control over the area, under the new proposed zoning by-law.
In addition, staffproposed specific site uses for various parcels of the Notion Road lands. In many
cases these uses included uses which had never before been in operation on these sites. This would
circumvent the zoning change from Heavy Industrial to Prestige Industrial as well as the
municipaliie's intentions for the area
At the meeting held on 21 st March 2001, '
ZO TNG l~ Y-I~ WAM/rNDM NT affpt ovided a Document "PROPOSED OFFICIAL PIMN
in whichthey incorporated the provisions of altemative B
m their recommendations to the Ajax Council.
We have the following comments on the specific zoning proposals:
A
The residents made it abundantly clear at the meeting that altermative "B " is not acceptable.
Alternaiive "A" is acceptable to the community in the absence ora move by the town to
relocate these industries to an appropria'[e location - still overwhelmingly the resident's first
choica_
160
· A'R'ACHMEN'I'#_ / 3 --TO
REPORT~PD ~ ~'°l
improving the Present land use? The "as of right/by eXceptiom~" indicates that there is a lo~
priority on improving the area.
Recommendation 3
15
We recommend that the zoning for the West side of Notion Road be as set out in the PreIiminar)
Recommendation Alternative A..
16
We request that the proposed Zoning :[6r the Study Area lands delete railway trackage for industrial
purposes in paragraph 2(a) from the list of Permitted Uses - (the railway tracks on Notion Road having
been long since removed) - and tha'I "distribution centre" be.deleted from Additional land use
paragraph 2(b). In general, we request that the list of acceptable uses be pared down and be more
operation specific, so that increased truck traffic, waste and pollution is minimized.
Recommendation 4
17 Delete railway trackage for industriai! purposes and distribution centre from permitted uses.
18
We request that a garbage sorting station, recycling depot or any similar waste management operation
be clearly prohibited in the land use.- snb-Paragraph d). Although this prohibition may appear in the
Ajax Official Plan, until that Plan is approved, the residents are nerwhus that the prohibition is not
clearly identified.
19
The storage of unlimited amounts ot' piled aggregates in the floodplain defeats the Conservation
Authority's "No Fill" policY. We reqaest that this be investigated and[ that a written report be made
available to the public on the issue. 'nas especially applies to the asphalt recycling facility to the south
of the Study Area.
2O
Staff advised that they are recomrnending to Ajax Council that the Town owned property at the
southeast comer of Kingston Road and Notion Road is offered for sale. We have expressed our
objection to the proposal, pointed out in paragraph 4 of our letter of 13th of February, referred to
below. We request that we be advised of the process for this disposM, and that public input to the
decision will be heard, considered aad followed. What market value has the Town of Ajax pIaced on
the sale of this land?
21
A statement was made'to'the effect thai there is still a proposal to build a bridge over Highway 401. to
link Notion Road to the property south, of the highway. We have expressed our strongest objection to
this proposal, noting that there would be the potential for a huge increase in truck traffic close to
residential areas. We commissioned a report on the Health issues from Info-Lynk Consulting Services
Inc. which we provided to both Councils and staff, (furthercopies available on request). This clearly
indicated that action should be taken to reduce the emission of carcinogenic diesel exhaust in areas
where vulnerable populations (mainly children and the elderly) are located. Local physicians'made a
presentation to Ajax Council in 1998 based on recommendations of the Ontario l~ledical Association.
No action has been taken on this issue, as far as we are aware.. There is no amelioration of the Track
ATTACHMENT ,~ /~ ,TO
REPORT # PD ~c~-o I
1,61
seek reduced levels of such pollution. This is especially acute in residential areas, schools, day-care
and commercial/retail locations - all of which currently exist in abundance in the immediate area
surrounding the limits of the Notion Road study area. Under the proposald, dust, odour, noise and
general pollution, as well as detrimental effects on Duffms Creek from run off in the area will be
continued and increased.
22
On behalf of PACT and BECA, on February 13, 2001, I responded to the letter of 29th January from
Mr Bridgeman to Mr D.A. Home, Director of our organizations (copy of my responding letter
attached.) We would like to have an official response to the issues raised and would like it to be
confirmed that the letter was distributed to:the members of Council in both Ajax and Picketing.
DUFFINS CREEK TRAIL SYSTEM
23
Footpaths and Trails exist on both sides of Duffins Creek, both of which probably have been used by
the public for over 100 years. We were pleased when all proposals showed that these would be
enhanced and become part of the linkage between the Canada Trail to the North and the Lake Ontario
Trail. These included two foot bridges'across Duffms Creek, making the present use of the area much
safer. The trail is shown on the plan presented to the meeting but we were advised that the trail on the
West Bank (heavily traveled by the public, many of whom fish the stream) has been withdrawn. We
request information as to the process used in the decision to reduce the'trail tot he one on the east
bank, as it appears that no public input was taken into.consideration.
24
We insist that before any final decisions are made, bot the City and tha Town put forward for the
public's consideration specific measures to be undertaken to reduce the current and future increased
risk of danger to residents, particularly, but not limited to, the open storage of wOod, machinery,
equipment, aggregates and waste. In addition, we recommend that the walkways not' be opened
between Marshcourt Drive and Notion Road until the safety concerns of the residents have been
addressed to thei~ satisfaction, with further open discussion with local residents.
Final Comments
25
We want to ensure that the result of the Notion Road Study is a vision for the rehabilitation of land
that owes its current use solely as an historical remnant from a bygone economic, era. We believe
that the vision should ignore municipal boundaries and focus on the fact that it is a significant
detriment to the entire Duffins Creek watershed. The industrial use of the area is totally
incompatible with the residential areas on both sides of Duffins Creek, and we are concemed that
the changes put forward will solidify and perpetuate the wrong use of this land. There is the
prospect for an amelioration of the current situation if the lands are used for Prestige Employment,
but no discemable strategy is apparent for implementing such a change. The present use of over
100 acres amounts to less than 1 job per acre, and this is not likely to change with the present M3
type of use. We do believe that in the longer term (we are speaking here of perhaps a quarter of a
centuryr but there are Asian countries where this is called "short term planning"!) there should be
no land used for heavy industrial purposes in this area. located as they are so close to Re.qld~.nfial
162
ATI'AOHMENT t / ~ TO
REPORT# PD ,,,~ :- o i
28
29
30
26
27
31
We believe that the plan to improve Notion Road requires a much more significant initiative by ~
Municipalities than is shown on the option prepared by staff. The Town and City repi:esentatives
speak about improvement, but we see the proposal as perpetuating the status quo, while at the
same time increasing the detrimental effects of the existing land use on area residents. We have
urged the acqnisition of 57 Notion Road for park purposes. Both residential communities would
benefit from the park area, along w.[th the improvement and access to the creek lands. The Toront(
Regional Conservation Authority should be encouraged to acquire more creek lands. Both
Pickering and Ajax Official Plans nmst include the results of the Notion Road,Study and provisim
for the implementation ofrequirecl change to the area or the time and effort spent will have been
'wasted
The larger, context and urban fabric beyond the study area appear to have been ignored. The.
heritage fabric of nearby Pickering Village and the residential/institutional areas beyond the east '
bank of the creek are not mentioned. The Town of Ajax is proposing to sell instead of acquiring
lands in the study area thereby weakening its position to affect change according to an urban plan
or vision that will direct the potent opportunity that the heritage urban fabric, heritage architectural
precinct and the environmental features that converge in this part of the town. Like it or not this is
a unique place, history speaks for itself. History is evident throughout. The town's "vision" for
the Duffms Creek corridor passing through its urban fabric requires more than an economic
rational. This place is multi-faceted, complex and of many dimensions. You only get this
opportunity once.
The Town of Ajax has designated si[gnificant land in the A7 area for General Employment use,
which is suitable for uses similar to 1Jae existing Notion Road industries. We still believe that it
would be better to accommodate these industries to relocate where their operation is more
compatible with surrounding areas. We ask again that you review irt depth the significant effect
that continued operation and expamion of industrial uses in such proximity to residential areas
will have on the health and welfare c,f our community.
The area cries out for a new vision with respect to the contribution that it can m~e to the quality
of life of the community, rather than a continuance of its redundant past. We continue to call
upon the municipalities of bo. th Ajax'and Pickering to w°rk together with the common purpose of
removing this blight fi:om our nei~hbourhoods, preserving and enhancing public acce,s to the
Duffins Creek area, as well as promoting safety and harmony in the commtmity..
The organizations representing the citizens most affected by the present industrial uses in the
Study area wish to continue to work with the Town of Ajax and the City of Pickering to bring .
about acceptable change. This woUld respect both the economic interests of the municipalities,, as
well as the health and well-being ofl~e communities. We suggest that, having taken a number of
years to produce the.staff's "Prefen:ed Options", that a further Public Open House beheld where
significant revisions could be considered by those most affected.
If the staff study results in the scheme presented, then staffhave not listened to the publie~ to
consultants, nor brought any hooe to the "drawino hnnrd" that ~n ~r,,~ .... ~.=.., .,:~ ~-n -'_~_ :_
ATTACHMENT
REPORT ~ PD_
163
The
/Vietrontario
Group
Suite 510, One Yorkdale Roadl Toronto, Ontario M6A 3Al Telephone (416) 785-6000
Fax (416) 785-7000
E-Maih metro@metrontario.com
March 31, 2000.
(Send via Fax & Mail)
Att: Miss Catherine Rose, Manager, Policy
The Corporation of the City of Picketing,
Pickering Civic Comple~
One The Esplanade,
Picketing, Ontario
L1V 6K7
Dear Miss Rose,
Re:
APR 5 - ZOOl]
Notion Road Land Use & Urban Design Study, City of Pickering.
Silwell Developments Limited
Property Role No.'s: 18 01 020 016 138 10 and 18 01 020 016 138 25.
Please accept this letter as our written response to the Public Meetings/Open Houses and the
Study work completed to date by both Pickering and Ajax. We also thank you for extending the
comment deadline to accommodate our busy schedule.
As you are already aware, we, Silwell Developments Limited is the owner of approximately eight
acres of vacant land located on the west side of Notion Road in the Town of Pickering. We have
submitted applications ,to develop these lands and although we have not finalized any development
plans, we maintain some form of residential use for these lands is appropriate. The following
comments reiterate and expand upon the comments we presented at the February. 29, 2000 Public
Meeting.
Given the Study Areas existing land uses, we are extremely supportive of your efforts to examine
the existing situation in order to ultimately redefine this area and to create a more positive future
for all interested parties.
We are of the opinion that the review process should establish a long term vision for this area and
create the Policy framework that will allow the private sector to implement land use designations
that will be compatible aad appropriate for this area. We believe there is a tremendous
opportunity to implement a framework that will create new land use designations that, when
'to
REPORT # PD ,-~/_.P - 0 /
Given the relationship of the existing heavy industrial uses ~o the surrounding residential and
natural environmental features, it should be t~e goal of this study to evaluate the appropriateness
of the heavy industrial uses and introduce the most compatible uses. In our opinion there is an
opportunity for residential uses for this area with supporting uses where appropriate, some of
which may be retail/commercial and open space/park uses. To make such uses economically
viable, and to create an incentive for the existing owners, the proposed future residential uses
would have to be implemented at medium to high densities. To minimize the impact on the
existing single family neighbourhoods, we envision the build form to increase in height, from north
to south across the site. Larger masses of buildings could also be used to create an attractive and
predominate gateway feature along the Highway 401 frontage. Higher forms of residential uses
couldaiso be implemented adjacent to the existing Duffin's Creek. This would not only serve to
establish a vary desirable residential area adjacent to the Creek, but also serve as a more
appropriate and compatible use than industrial, adjacent to this signiticant environment feature.
With respect to the flood plain issue, it is our experience, that through development applications,
such issues can often be addressed through tine implementation of structures/improvements both
on and off site. This issue should be explored i?urther with the appropriate authorities. Also,
residential uses, together with parkland dedication and cash-in-lieu requirements, may serve to
help implement new and improve open space azad park systems throughout the study area thus
partially addressing flood issues. Higher density residential development would[ also imply less
ground related units, again partially reducing risk under flood conditions. Commercial/Retail uses
would be appropriate if placed adjacent to Highway 2.
We are of the opinion that if approved, the in]plementation of the above mentioned uses would
result in the quickest possible,redevelopment ol?this area and serve to greatly improve the
desirability of these lands from an investment perspective. Being in the land developments
industry we are very.familiar with scenarios sach as this one, where if economic incentive exist,
private interest will assemble, purchase, and rectevelop the lands. Scenarios will, ultimately be
created whereby the existing industrial uses will be presented with offers that suggest their
business be relocated to areas that are better, suiited to their daily operations. Perhaps it is
appropriate that this study analyse future land use designation in expanding areas of Pickering and
Ajax in order to provide such areas for these and Similar industrial uses.
~,TTACHMENT # /z~ ,,TO
REPORT # PD ~' ~ !
165
3
Currently we do not support any of the existing concept plans as presented at the Public meeting
by Staff. We would be much more supportive of a concept that would implement a similar
philosophy as described above. Thank you for this opportunity to provide you with our
comments. We look forWard to continuing working with you and your staff on the study of this
area. Please contact myself or Mr. Paul Mondell of our office if you wish to further discuss this
letter or any other issues as they relate to the ongoing Study.
Yours very truly,
SILWELL DEVELOPMENTS LIMITED
Mr. Steve Gaunt, Picketing (fax)
Mr. Remick AshbY, Ajax (fax)
166
ATTACHMENT,~_ / ~" ~ TO
REPORT f' PD,,. ,,~o -. 0 ('
April23,2001.
APR Z 4 2001
Suite 5 ! O, One Yorkdale Road, Toronto, Ontario
T
Nletrontaj
Gro,
Md,A 3Al Telephone (416) 785-,
Fax (416) 785:
E-Maih metrc~metrontado
(Send via Fax & Mail)
Att: Miss Catherine Rose, Manager, Policy
The Corporation of the City of Pickering,
Picketing Civic Complex,
One The Esplanade,
Picketing, Ontario. L1V 6K7
Dear Miss Rose,
Re:
Owner:
Role No.'s:
Pickering Preliminary iRecommendations Detailing Proposed OPA's and
Zoning By-Law Amenqments.
Silwell Developments Limited
18 01 020 016 138 10 and 18 01 020 016 138 25.
We wish to provide you with the following comments and concerns regarding your March 12,
2001 correspondence adch'essed to Paul Mondell detailing the City's preliminary
recommendations for the proposed official plan amendments and zoning by-law amendments at
Notion Road.
Official Plan, Section 1. (1) and Zoning By-Law 3036, Section 3:
Re: proposed "Mixed Employment" Official Plan designation and Zoning "uses permitted".
It is our opinion that, although the types of' uses being proposed may ultimately be successful at
this location, the development of such uses are significantly dependant on what form of
development will ultimately evolve on gte lands East of Notion Road. Given the existing area
developments, together with a general lack of incentive for any near future redevelopments East
or West of Notion Road. Throughout your study process we have always maintained that a
majority of residential land uses should be proposed for this area and would ultimately result in
much quicker redevelopment, certainly for our site; and potentially for the entire study area.
Official Plan, Section 4, 11.11 (e)(i):
Although our land is located in a transitional location between the existing :residential and heavy
industrial ,,~
ATTAC;HMENT # /~' TO
REPORT ~' PD ~ o - ~ /
Official Plan, Section 4, 11.11 (e)(iii):
We have already payed for our share of the upgrading fo Notion Road through our residential
subdivision agreement and cannot support further costs associated to the Notion Road public
road right of way. Furthermore, our engineering management approval for our lands made
provisions for the stormwater associated to our vacant lands on Notion Road.
Official Plan, Section 4, 11.11 (g)(i):
Given that our land may not be developed as residential, these road connections will likely never
be required. In the event that the vacant lots are not required for traffic purposes, we intend to
submit building permit applications for single family homes.
Official Plan, Section 4, 11.11 (e)(ii - vii):
These issues seem somewhat detailed in nature and we suggest that they may be better dealt with
through the site plan approval process.
Official Plan, Section 4, 11.11 (e)(vii): ·
To permit views fi'om existing residential second story windows as recommended, implies that
the future development of our land would be restricted to approximately three metres in height.
Not only could this have the potential to make redevelopment of our land financially unviable,
many of the uses proposed for this site through your recommendations could not be limited to
such heights. This clause makes the 9 metre maximum height provision under "Zoning By-Law
3036: 3. of your recommendations somewhat redundant. We do not support this
recommendation.
"Zoning By-Law 3036": Section 3.
A proposed rear yard setback of 12 metres is excessive given that no loading or storage is
permitted at the'rear of the future buildings. This implies that.you require a 12 metre buffer/berm
between our intended uses and the existing residential uses which we do not support.
Noise abatement requirements should be subject to a future Noise Report at the time of the
development. (Reword clause: "...noise abatement if substantiated by noise report...")
Thank you for this opportunity to provide you with our comments.. We have requested, but have
yet to receive Ajax's recommendations, however, we assume they reflect earlier intentions as
presented in the past similar to Pickering's recommendations. Please contact myself or paul
Mondell of our office to further discuss these comments or any other, issues as they relate .to the
ongoing Study.
Yours very truly,
SILW~LL I~EVELOPMENTS
LIMITED
168
' ATTACHI~/IENT ~ /~ 1'0
REPO~'I' ~t PD ~ 0 - 0 /
MARTINDALE PLANNING SERVICES ,, URBAN PLANNING & DEVELOPMENT CONSUETANTS
March 17, 2000
Mr. Renfick Ashby
Planning & Development Department
Town of Ajax
65 Harwood Ave. S.
Ajax, Ont. L1S 2H9
Dear Mr. Ashby:
Re.'
Notion Road Land Use and Urban Design Study
Response to Land Use Options
We have recently been retained by Lafarge Canada Inc., a substantial land owner in the Notion
Road study area, to examine the various land use options presented at the February 29, 2000
Open House, and respond on their behalf'. In this regard, we would like to make the following
comments and recommendations for Council's consideration.
Background:
Lafarge Canada Inc. has become a firmly established presence in this heav3.~ industrial area, both
as a landowner and as a co-owner of Innocon Inc., which occupies the Essroc-owned lands north
of Orchard Road. The company owns a total of 3.57 hectares (8.82 acres) of land within the
study ilrea, as outlined on the attached suv~ey. Last year Lafarge paid approximately $137,000 in
property taxes.
This 8.82 ac. property, municipally known as 77 and 83 Orchard Rd., supports an asphalt plant,
which includes as components the crushing and sale of asphalt and concrete for sale off site; a
-contractor's yard; fuel storage; and accessory buildings. Asphalt and concrete recycling have
also been part of plant operations. This; plant has been owned and operated by Lafarge for
approximately 9 years; prior to that, Ontano Paving operated the plant for around 5 years. A
portion of the 77 Orchard Rd. property is currently leased to Aquablasl Corporation, which
operates a high pressure washing and vacu.mn cleaning business for industrial purposes.
To the north of orchard Rd., Innocon Inc. operates a.ready-mix concrete pliant on a 1.47 ha (3.6
ac.) property owned by Essroc Inc. Innocon, is jointly owned by Lafarge and Essroc. This
property supports a ready-mix cement piant that has existed on the site for 40-50 years and
employs approximately 30 workers year round. Innocon's access into the property is by way of
a mutual driveway, shared with the new o'~mers of the property to the south of the driveway (Ye
ATTACHMENT ,f /4 ,,TO
REPORT # PD ..~0 - 0 1
169
2
PROPOSED LAND USE OPTIONS
Option #1:
The Residential (Industrial Displacement)Option is considered totally impractical and
unworkable. For over 40 years, Notion Road has been a viable heavy industrial area, and the
demand for asphalt, ready-mix concrete and other construction materials provided by these
businesses, along with other heavy industrial uses, remains viable.
Option #2:
Insofar as Lafarge is concerned, the Status Quo option is strongly preferred, for the following
reasons:
it recognizes the existence of established, legal, conforming uses that contribute tax dollars
and employment opportunities to the Town of Ajax;
} it permits the existing operations to function and respond to marketplace demands;
it recognizes the substantial capital investment, the firm has made in these properties, and its
long term intention to remain in the community;
it enables-the company to continue to produce asphalt, which meets an important local and
regional need for construction projects.
Although this option is entitled "Status Quo", it is not really a "do nothing" scenario. Option 2
also calls for th& establishment of a 20 m buffer strip along Hwy. 401 and a "gateway" feature at
the intersection of Notion Rd. and Pickering Parkway; a pedestrian connection under Kingston
Road for trails along both sides of the creek; and a much-needed detention pond to treat storm
water nmoff from the area before it enters the creek. Lafarge believes that the implementation of
Option 2 represents a significant benefit to the local environment.
Certainly, my client is. well aware of the unattractive appearance of its Orchard Rd. property
from Hwy. 401, due to the presence of a large pile of asphalt and concrete beside the highway.
Since taking over the property from Ontario Paving, Lafarge has reduced the amount of material
at this location by about two-thirds, and continues to reduce its volume.
Insofar as Innocon is concerned, Option 2 proposes the establishment of a public road (in the
form of a cul-de-sac) extending east of Notion Rd. along the mutual driveway within the
company's property. Further investigations will have to be undertaken to determine what impact
this may have on on-going operations at the plant.
Although zoning is not explicitly mentioned in the land use altematives, Innocon would like to
170
'ATTACHMENT ~_//J TO
REPORI' ~ PD_ ,,~ - 0 [
Option #3:
This option, entitled "Evolution Towards ]?r. estige Industrial", appears to recognize the existence
of Lafarge's operations and the adjacent land uses, but would result in my client's use being
relegated to legal non-conforming use status.-' Consequently, any expansion, alteration or
modernization of the plants would require the company to submit either a minor variance
application to the Committee of Adjustment or a rezoning application to Council. Rezoning, as
you are aware, can be a cumbersome ~nd time-consuming process, with no guarantee of
approval. Even the minor variance process takes a minimum of three months, with no guarantee
of approval. Lafarge has invested too much capital in its operations to be subject to this kind of
uncertainty and have its ability to react to market forces compromised.
As with Option 2, Innocon reserves judge:ment on the proposed road (shown in this option as a
through ~oad connecting with Orchard Rd), which would require the acquisition, widening and
upgrading of the present mutual driveway.
Option #4:
Lafarge has the same fundamental concern over this option as number 3, i.e., it would allow the
continued existence of its operations, but make any substantial expansions or improvements
subject to the discretion of the Town. However, unlike Option 3, it proposes two residential
areas on the west side of Notion Rd., dircclly opposite existing heavy industrial uses. This is not
considered proper planning, as the two uses are clearly incompatible.
Innocon is not convinced that a community-size park of 19 acres (which is almost 4 times the
size of a typical neighbourhood park) is .an. appropriate use within a Heavy. Industrial area, even
if the Town is in a position to purchase the necessary acreage. Communi .ty parks generally have
a passive, open space component which would be out of character with surrounding land uses to
the north, west and south. Another iss'ae is that any pedestrian traffic using the park or the
proposed road accessing the Duffin's Creek could present a safety concern in view of the heavy
trucks in the area.
Summary:
Lafarge Canada Inc. isa substantial prol~:rty owner, taxpayer and employer in the Town of Ajax
and wishes to remain so. Its site has been used for heavy industrial purposes for a considerable
period of time and provides a service to the community. There are very limited areas available
for these kinds of uses in the Town, so re-location isnot considered a viable: option.
Lafarge has no wish to become a non-confbrming use, and any proposal to change the existing
Official Plan desimmtion and zoning_ m~on which
REPORT ~ PD ,.~o- o [
4
In conclusion, my client recommends that Option #2 (Shams Quo) be selected as the basis for
implementing the Notion Road Study, since it recognizes the longstanding nature of the area and
protects the :rights of the existing property owners.
Thank you for providing the opportunity to present our views. We look forward to working with
you as the study progresses.
Yours very l:ruly,
I~IARTINDALE PLANNING SERVICES
Urban Planning and Development Consultants
Principal
encl.
c.c. S. Gaunt, City of Pickering-
172.
ATTACHUEI~T ~ /~' TO
REPORT ~ PD,, ~ ~ ,~ /
/
/
CJ
! !tilllllll -
/
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.1
pN~! ,~. pi. H4 40R-T~2a
'1
*ATTACHMENT# /.~' TO
REPORT # PD ~'~-o / 1 ? 3
MARTINDALE PLANNING SERVICES · URBAN PLANNING & DEVELOPMENT CONSULTANTS
February 14, 2001
Mr. Renrick Ashby
Planner
Town of Ajax
65 Harwood Ave. S.
Ajax, Ont. L1 S 2H9
Dear Mr. Ashby:
Re: Notion Road Land Use and Urban Design Study
On behalf of Lafarge Canada Inc. and Innocon Inc., substantial property owners in the above-
noted study area, we would like to thank you for-providing us the opportunity to review the
preliminary dra_Q recommendations and implementation documents for the study. Following our
review, we have a number of concerns which are elaborated upon as follows.
(a) Description of Lafarge's Operations in Ajax
In order to place our comments in context, a few points from our previous submission on the
land use options generated by staff last spring would be in order.
Lafarge Canada Inc. has become a firmly-established presence in the Notion Road area, both as a'
landowner and as a co-owner of InnoCon Inc., which occupies the Essroc-owned lands north of.
Orchard Road. The company owns a total of 3.57 ha (8.82 ac.) of land on Orchard Rd. and
contributes approximately $137,000 to the Town of Ajax each year'in property taxes.
This 8.82 ac. property, municipally known as 77 and 831 Orchard Road, supports an asphalt plant,
which includes as components the crushing and sale of asphalt and concrete for sale off-site; a
contractor's yard; fuel ·storage; and accessory buildings. Asphalt and concrete recycling have
also been a major part of plant operations. This plant has been owned and operated by Lafarge
for approximately 9 years; prior to that, Ontario Paving operated the plant for around 5 years. A
1.47 ha (3.6 ac.) portion of the 77 Orchard Rd. property is currently leased 'to Aquablast
Corporation, which operates (away from the premises) a high pressure washing and vacuum
cleariing business for industrial purposes.
To the north of Orchard Rd., Innocon Inc. operates a ready-mix concrete plant on a 1.47 ha (3.6.
ac.) property owned by Essroc Inc. Innoeon is jointly owned by Lafarge and Essroc. This
property supports a ready-mix cement plant that has existed on the site for 40-50 years and
emolovs approximately 30 workers year round.
i FEB ZOO!
I DEVELOPMEHT APROYAL8
ATTACHMENT # / 7 TO
REPORT ~ PD,, ~ o o,~ {
(b) Proposed Official Plan Amendment
While the proposed redesignation of llhe Notion Road industrial area from "General
Employment" to "Prestige Employment" is not Lafarge's first preference, my clients could live
with it - provided it is clearly understood theft the process of replacing existing established uses
with the types of uses envisaged by the study is likely to be a very long, evolving process.
Unless the Town of Ajax is prepared to buy the Lafarge property and/or offer substantial
incentives for the company to relocate, there is no clear benefit to my client to give up the
superior locational advantages of its present site in order to re-establish somewhere else, which
would not likely be within Ajax in any eventt.
The policies outlined in section 2.5.3 (1) represent in our view a fair balanc~ between allowing
minor expansions to the existing.heavy indu:~trial operations, in recognition, of the contribution
made by these uses to the Town's economy, zmd providing for necessary aesthetic improvements
to the area through the site plan process for such expansions.
Section 2.5.3 (j) encourages the' acquisition o.F additional parkland in the area "directly related to
the Duffin's Creek corridor". We support lids goal as it applies to lands abutting the adjacent
valley, but do not support the Creation of parkland in the middle of the study area where it would
be surroUnded by ex~stin~ihd~al Uses, with inherent safety issues as a result, as was proposed
bY some of the earlier land usegptio .nsi
(c) Zoning Alternatives
(i) Alternative A:
As discussed with staff on a number of occasions, we do not support the'rezoning of the entire
study area from M3 to M1, which would rentier the Lafarge and Innocon/Essroc lands as legally
non-conforming. Such a rezoning would have the effect of requiting my clients to apply to the
Committee of Adjustment for a minor variance or Council for a by-law amendment any time a
building permit for expansion or alteration to 'the premises was required, even if the effect was to
upgrade the facility for health, environmental or safety reasons. As Council is aware, rezoning is
a time-consuming process, with no guarantee of approval. Lafarge has invested too much capital
in its operations to be subject to this kind of uncertainty and have its ability to react to market
forces compromised.
Should the existing zoning be changed to MI, we have no difficulty with the additional uses
proposed in the report beyondthose already l~rmitted in MI zones, nor with the list of uses to be
prohibited.
It is understood that the additional performance standards outlined in section 2(e) would apply to
ATTACHMENT # //7 'ro 1 7 5
REPORT # .PD ~0- 0 /
(ii) Alternative B:
The proposal to rezone the study area to MI with provision for existing uses to remain "as of
right and by exception" in' order to continue operating their present industrial uses is considered
to be appropriate and fair. It protects their property rights but ensures that if and when the
properties are sold and the uses discontinued, that any new uses must conform to the M1
provisions. This approach is seen as a proper balance between the interests of the established
owners such as Lafarge, who relied on existing Official Plan and zoning provisions when
purchasing their lands, and the interests of the residents to the east and west of the area
As in Alternative A, we have no difficulty with the proposed additional permitted uses for the
M1 zone; in addition, we would support the hst of prohibited land uses outlined in section (d)
under this alternative.
With respect to the list of existing industrial uses to be recognized under Alternative B, we
would request that the following existing uses be added for the properties located at 57 & 87
Notion Road and 83 & 109 Orchard Road: asphalt hatching, aggregate depot, and asphalt and
concrete recycling operations.
The proposed standards to be applied to the heavy industrial uses are problematic in terms of
Lafarge's existing Operations. For examPle, there are pre~e"ntly storage bins located within60 m
of the front lot line which may be co~idered outdOor storage, .and the proposed height limit of 8
m (26.2 ft.) for the outdoor storage of aggregates for recycling represents a major concern:' This
pile of concrete and asphalt is normally around 15 m (50 ft.) in height, depending on the time of
year and 16vel of construction activity in the area, but can vary substantially. Our preference
would therefore be an "average" height of 15 m, with the height not to exceed 25 m at any given
time.
The difficulty with an unrealistically low height limitation is that it would result in the pile being
spread out more and occupying a higher percentage of the site. In this regard, it should be
pointed out that a row of coniferous trees'was planted last fall between the pile and the adjacent
cemetery in order to provide a visual buffer for the cemetery. However, it would be very
difficult to provide the requested buffer between the pile and Hwy. 401 since there ,is little, if
any, space in which to plant trees in that location, and the topography in any event does not lend
itself to the establishment of a viable bUffer.
In addition, Innocon is considering an improvement to its truck washing facilities and would like
some clarification on how the proposed zoning provisions would affect that kind of facility.
(d) Urban Design Guidelines
Although the draft report recommends that the Notion Road 'Urban Design Guidelines be
176
ATTACHMIENT ~, / 7 .TO
provided the opportunity of reviewing the,, Guidelines prior to their adoption by Council, since
they will be impacted directly by same.
(e) Southeast corner of Kingston Road and Hwy. No. 2
We support the recommendatiOn that the Town of Ajax market this property, which has been an
eyesore at one of the more prominent "ga'teways" into the Town for many years. Surely when
Council is expecting private landowners like Lafarge to "clean up their act'" it is also incumbent
upon the Town of Ajax to do the same with i]~s property..
(0 Concept Plan
We understand from staffthat the "Concept Plan" referred to in recommendation no. 9 is actually
the Official Plan and zoning schedules rather than a separate plan. This should be clarified in the
final version of the documents to eliminate arty confusion.
(g) Conclusion
As indicated, previously, Lafarge can support the proposed Official Plan re-designation of the
lands to "Prestige EmPloyment" provided that its existing' deVel015ment 'rights are prot~¢~d 'in '
accordance with the provisions of Alternative B, Lc.' that notW~t~ding a zoning ~h~'~TM
M1, existing uses will be allOwed to' remain'~ndminor expansions will:be permittecka~.:ofright.
Similarly, the proposed 20 m buffer strip al°rig Hwy. 401 would be appropriat6; for a'fu~ user
of the property, but is impractical to achieve; uader present conditions.
We look forward to discussing these comments with staff prior to the statutory public meeting.
Should you require any clarification in this regard, please do not hesitate to call myself Or
Melanie Horton at Lafarge (905-738-7070).
Yours very truly,
MARTINDALE PLANNING SERVICES
Urban Planning and Development Consultatnts
Principal
C.C.
M. Horton, Lafarge
W. London_ Innoenn
ATTACHMENT
REPORT # PD
177
MAR- LYN LUMBER
SALES LIMITED
100 ORCHARD ROAD
AJAX, ONTARIO L15 6L1
TE L: (905) 686-4491
FAX: (905) 686-4492
WHOLESALE INDUSTRIAL LUMBER SALES
February 5, 2001.
Mr. Renrick Ashby,
Planner,
Town of Ajax,
65 Harwood Ave. South,
Ajax, Ontario
'L1S 2H9
FEB 6 - 2001
CITY OF PICKERING
PICKERING, ONTARIO
RECEIVED
FEB 0 6 200i
DEVEL61~t~D,~E~/~tl. MgN1.Cl/Y OF PICKERING
PLANNING AND
RE: Notion Road Land Use and Urban Design Stud.v
We have been carrying on daily business at our current location, as either tenant or
landowner, for the past etghteen years. We are of the opinion that the acceptance of either
Alternative "A" or Alternative "B" would seriously ~aet our daily operations in a
negative manner. We are also ofthe opinion that we would suffer a serious financial set-
back when we chose to sell our property under the new proposed zoning.
Would it be unreasonable to look to the Town to make-up the monetary
difference at the time of sale based on the future value of M3 zoning and business
operations?
Yours truly,
MAR-LY'N/~ALES
Wayne F~rd,
President.
LIMITED
Copy:
Town of Ajax Mayor and Members of Council
Leo DeLoyde, Director of Plma~g and Development Services
02atherine RosedSteoh~n Gaunt. City ofPickerinu Plannirm Deo~nt
178
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That Zoning By-law Amendment Application A 38/00, submitted by Mr. Ian
McCullough of Marshall Homes Corporation, on lands being Lot 44, Plan 820, City
of Pickering, to amend the zoning on the subject lands from "R3" - Residential
Detached Dwelling Zone to "R4-15" - Residential Detached Dwelling Zone, in order
to permit the property to be severed into two 15.0 metre lots, be APPROVED subject
to the conditions outlined in Appe:adix I to Planning RePort No. 16-01; and
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 38/00, as set out in draft in Appendix II to Report Number PD 16-01,
be forwarded to City Council for enactmem.
REPORT TO
COUNCIL
179
FROM:
Neil Can'oll
Director, Planning & Development
DATE: May 1, 2001
REPORT NUMBER: PD 16-01
SUBJECT:
Zoning By-law Amendment Application A 38/00
Chin-Chi Chao
Lot 44, Plan 820
(West side of Spruce Hill Road, north of Sheppard Avenue)
City of Pickering
RECOMMENDATION:
That Zoning By-law Amendment Application A 38/00, submitted by Mr. Ian McCullough
of Marshall Homes Corporation, on lands being Lot 44, Plan 820, City of Pickering, to
amend the zoning on the subject lands from "R3" - Residential Detached Dwelling Zone
to "R4-15" - Residential Detached Dwelling Zone, in order to permit the property to be
severed into two 15.0 metre lots, be APPROVED subject to the conditions outlined in
Appendix I to Planning Report No. 16-01; and
That the amending zoning by-law to implement Zoning By-law Amendment Application
A 38/00, as set out in draft in Appendix II to Report Number PD 16-01, be forwarded to
City Council for enactment.
O~G~:
Zoning By-law Amendment Application A 38/00 submitted to the City of Pickering.
AUTHORITY:
The Planning Act, R.S.O. 1990, chapter P. 13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTIVE SUMMARY:
The subject lands are-located on west side of Spruce Hill Road and north of
Report to Council PD 16-01 Date: May 1, 2001
180
Subject: Zoning By-law Amendment Application A 38/00 Page 2
The Spruce Hill Road area features a wide variety of lot sizes, setbacks and building types, and
several dwellings have been established over the past few years on lots with frontages less than
18.0 metres. The applicant's proposal will remain consistent with this existing character through
the inclusion of appropriate zoning by-law standards, including minimum lot frontage and yard
requirements. Accordingly, it is recommended that Zoning By-law Amendment Application
A 38/00 be approved and that CounciLadsmI__l-he draft
182
Report to Council PD 16-01
Subject: Zoning By-law Amendment Application A 38/00
Date:
May 1, 2001
Page 4
Lots with 15.0 metre frontages can be introduced along Spruce Hill Road without negatively
impacting the neighbourhood character. The Draft Implementing By-law (see Appendix 11),
modifies the "R4" standards as established in Zoning By-law 3036, by reducing the
minimum required side yard widths from 1.5 metres to 1.2 metres, and establishing a
maximum dwelling height of 9.0 metres. The proposed minimum side yard widths of
1.2 metres have been successfully implemented through recent zoning by-law amendments
applicable to lots providing minimmn lot frontages of 15.0 metres within the Dunbarton
Neighbourhood, represent a minimal variation from the "R4" side yard width requirement of
1.5 metres, and appears to be in keeping with the character of the neighbourhood.
It is recommended that the owner prepare a Siting and Architectural Design Statement to
address such matters as, but not limiled to, the minimization of garage projections from the
front wall of dwellings and ensuring resultant development is in character with existing
surrounding development' and in keeping with the Dunbarton Neighbourhood Development
Guidelines.
It is recommended that Council adopt the draft implementing zoning by-law for
Zoning By-law Amendment Application A 38/00, attached as Appendix II to Report Number
PD 16-01. The proposal is compatible with the current lotting pattem and built form of the
area, and will not adversely affect neighbourhood character.
4.0 Applicant's Comments
The applicant has reviewed and conc~xrs with the recommendations outlined in this Report.
Report to Council PD 16-01
Subject: Zoning By-law Amendment Application A 38/00
Date: May 1, 2001
Page
ATTACHMENTS:
2.
3.
4.
5.
6.
7.
8.
Property Location Map
Applicant's Conceptual Site Plan
Information Report No. 09-01
Agency Comment - Durham District School Board
Minutes of March 22, 2001 Statutory Public Meeting
Resident Correspondence - Max and Elsa Hoermann, 821 Kate's Lane
Comment - City's Supervisor, Development Control
Comment - Canadian National Railway
Prepared By:
R v s
Planning Technician
Approved / Endorsed by:
N~I C~c~, RPP
Director, Pla-'lliiing & Development
Lynda4'aylor, MCIP, P~
Manager, Current Operations
t CD/pr
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council ~
,,2---..,. F/a2.
~m~s ~. Quin~/ChieFAdminis~/~
184
APPENDIX I TO
REPORT NUMBER PD 16-01
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 38/00
1.0
That the implementing zoning by-law:
change the zoning designation fi'om "R3" - Residential Detached Dwelling Zone to
"R4-15" - Residential Detached Dwelling Zone in Zoning By-law 3036, on the
subject lands to include, but not be limited to, the following performance standards
and requirements:
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
mimmum
mimmum
mimmum
minimum
lot frontage of 15.0 metres;
lot area of 460 square metres;
interior side yard width of 1.2 metres;
rear yard depth of 7.5 metres;
minimum front yard depth of 7.5 metres;
maximum lot coverage of 33%;
maximum dwelling height of 9.0 metres;
mimmum gross-floor area residential of 100 square metres.
2.0
That the following conditions be applied to any future Land Division Application:
a) That the owner satisfy the Director, Planning & Development respecting such
matters as, but not limited to:
i)
appropriate noise warning clauses being registered on title of the subject lands.
The recommended waming clause may contain the following: "Warning:
Canadian National Railway Company or its assigns or successors in interest
has or have a-right-of-way within 300 metres from the land the subject thereof.
There may be alterations to or expansions of the rail facilities on such right-of-
way in the future including the possibility that the railway or its assigns or
successors as aforesaid :may expand its operations, which expansion may
affect the living environment of the residents in the vicinity, notwithstanding
the inclusion of any noise and vibration attenuating measures in the design of
the development and individual dwelling(s). CNR will not be responsible for
any complaints or claims arising from the use of such facilities and/or
operations on, over or trader the aforesaid right-of-way".
ii)
that the proposed dwellings to be constructed on the subject lands be equipped
with forced air servicing, with the necessary fan and duct work to all rooms
sized to accommodate the installation of a central air conditioning system.
iii)
that the owner advise the City's Director, Planning & Development, in
writing, that the purchasers of the proposed lots have been advised of the
noises emanatim, from the Canadian National Railway
185
APPENDIX II TO
REPORT NUMBER PD 16-01
AMENDING ZONING BY-LAW TO IMPLEMENT
ZONING BY-LAW AMENDMENT APPLICATION A 38/00
186
THE CORPORATION OF THE CITY OF PICKERING
BY-LAWN().
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to
implement the Official Plan of the City of Picketing District Planning Area,
Region of Durham in Lot 44, Plan 820 in the City of Pickering.
(A 38/00)
WHEREAS the Council of The Corporation of the City of Picketing deems it desirable to permit
the development of two lots providing mini:mum lot ~ontages of 15.0 metres to support detached
dwellings, on lands being Lot 44, Plan 820, City of Picketing;
AND WHEREAS an amendment to By-law 3036 is therefore deemed necessary;
NOW THEREFORE THE COUNCIL ,DF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
SCHEDULE I
Schedule I attached hereto with notations
declared to be part of this By-law.
and references shown thereon is hereby
o
AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Lot 44, Plan 820 in the City of
Picketing, designated "R4-15" on Schedule I attached hereto.
o
GENERAL PROVISIONS
No building, land or part thereof slaall hereafter be used, occupied, erected, moved, or
structurally altered except in conforraity with the provisions of this By-law.
°
DEFINITIONS
In this By-law,
(1)
(a) "Dwelling" shall mean a building or part of a building containing one or more
dwelling units, but does not include a mobile home or trailer;
(b) "Dwelling Unit" shall mean one or more habitable rooms occupied or capable
of being occupied as a single, independent, and separate housekeeping trait
containing a separate kitchen and sanitary facilities;
(eh "13wolllna .Rin~lo nr .Rim~le Dwelllnc," ~hall moran a aln~le dwellinc~ aontainin~
(3)
(4)
(5)
CO)
Co)
DRAFT
"Gross Floor Area - Residential" shall mean the aggregate of the floor areas of
all storeys of a building or structure, or part thereof as the case may be, other
than a private garage, an attic, or a cellar;
"Lot" shall mean an area of land fronting on a street which is used or intended
to be used as the site of a building, or group of buildings, as the case may be,
together with any accessory buildings or structures, or a public park or open
space area, regardless of whether or not such lot constitutes the whole of a lot
or block on a registered plan of subdivision;
"Lot Coverage" shall mean the percentage of lot area covered by all buildings
on the lot;
(c) "LOt Frontage" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front lot line;
"Private Garage" shall mean an enclosed or partially enclosed structure for the
storage of one or more vehicles, in which structure no business or service is
conducted for profit or otherwise;
"Yard" shall mean an area of land which is appurtenant to and located on the
same lot as a building or structure and is open, uncovered, and unoccupied
above ground except for such accessory buildings, structures, or other uses as
are specifically permitted thereon;
Co)
"Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest main
building or structure on the lot;
(c)
"Front Yard Depth" shall mean the shortest horizontal dimension of a front
yard of a lot between the front lot line and the nearest wall of the nearest main
building or structure on the lot;
(d)
"Rear Yard" shall mean a yard extending across the full width of a lot between
the rear lot line of the lot, or where there is no rear lot line, the junction point
of the side lot lines, and the nearest wall of the nearest main building or
structure on the lot;
(e)
"Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard
of a lot between the rear lot line of the lot, or where there is no rear lot line,
the junction point of the side lot lines, and the nearest wall of the nearest main
building or structure on the lot;
(0
"Side Yard" shall mean a yard of a lot extending from the front yard to the rear
yard, and from the side lot line to the nearest wall of the nearest main building
or structure on the lot;
(g)
"Side Yard Width" shall mean the shortest horizontal dimension of a side yard
of a lot between the side lot line and the nearest wall of the neon'est main
building or structure on the lot;
188 -3-
(i) detached dwelling residential use;
(b) Zone Requirements ("R4-15" Zone)
No person shall within ~Ihe lands designated "R4-15" on Schedule I attached
hereto, use any lot or erect, alter, or use any building except in accordance
with the following provisions:
(i) LOT AREA (minimum): 460 square metres;
(ii) LOT FRONTAGE (minimum): 15.0 metres;
(iii) FRONT YARD DEPTH (minimum): 7.5 metres;
(iv) SIDE YARD WII)TH (minimum): 1.2 metres;
(v) REAR YARD I)EPTH (minimum): 7.5 metres;
(vi) LOT COVERAGE (maximum): 33 percent;
(vii) BUILDING HEIGHT (maximum): 9.0 metres;
(viii) DWELLING UNIT REQUIREMENTS: maximum one dwelling
unit per lot and minimum gross floor area residential of 100 square
metres.
6. BY-LAW 3036
By-law 3036, as amended, is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as it applies to the area set out in Schedule I
attached hereto. Definitions and subject matters not specifically dealt with in this By-law
shall be governed by relevant provi, sions of By-law 3036, as amended.
7. EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and finally passed this day of
,2001.
189
R4-15
SCHEDULE T TO BY-LAW
PASSED THIS
DAY OF
., ~001
190
ATTAOHIV~NT #
REPORTdPD t~-01
SHP'F~PARD
AVE~NUE~
A'rrACHMENT #
REPORT t PD 1 G - (') I
191
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 38~OO
CHIN-CHI CHAO
E ,.I O "= ~
~.~. ? .... r,.,,.,
~- !:~ _, .,._...,..... .....
PROPOSED LAND DIVISION INTO 2 EQUAL LOTS
O uJ
~ ''" CO ., , ,, .... . .....
192
ATTACHMENT ~ "~ TO
REPOR'I' # PD I ('q
KERING
INFORMATION REPORT NO. 09-01
FOR PUBLIC INFORMATION MEETING OF
March 22, 2001
IN ACCORDANCE WITH THI!, PUBLIC MEETING REQUIREMENTS
OF THE PLANNING .ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amertdment Application A 38/00
Chin-Chi and Terry Fung-Gee Chao
Lot .44, Plan 820
(1736 Spruce Hill Road)
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the west side of Spruce Hill Road, north of
Sheppard Avenue;
a property location map is proviqed for reference (see Attachment #1);
the subject property has approximately 30 metres of lot frontage and
1858 square metres (0.185 of a hectare) of lot area;
the subject property currently supports a two-storey detached dwelling;
the subject lands currently support mature vegetation along Spruce Hill Road and at
the rear. of the property;
the surrounding land uses include residential develoPment to the north, south, west
and east.
APPLICANT'S PROPOSAL
the applicant, Marshall Homes Corporation, prOposes to change the zoning on the
subject lands from the current "IL3" - Residential Third Density Zone, which requires
a minimum lot frontage of 18 metres and a minimum lot area of 550 square me,es to
"R4" - Residential Fourth Density Zone, which requires a minimum lot frontage of
15 metres and a minimum lot area of 460 square metres;
the .applicant proposes to sewer the existing property into two 15.0 metre lots, and
establish zoning which would l?ermit the development of two new detached homes
(one to replace the existing dwelling and one on the newly created lot);
the Applicant's Submitted Plan is proVided for reference (see Attachment #2);
the applicant has not yet applied to the Durham Land Division Committee for the
severance.
Information Report No. 09-01
A'I'I'ACHIJEI~IT ~ ~ TO
ItEPORT t PD t~-~t
Page 2
3.2
3.3
3.4
4.0
Pickering Official Plan
the Pickering Official Plan identifies the subject lands as being located within an
"Urban Residential-Low Density Area" within the Dunbarton Neighbourhood;
permissible uses within this designation include residential uses, home occupations,
limited retailing of goods and services, limited offices serving the area, community,
cultural and recreational uses, compatible employment uses, and compatible special
purpose commercial uses serving the area;
section 11.9 (a) of the Official Plan's Dunbarton Neighbourhood policies, states that
City Council shall, in the established residential areas between Spruce Hill Road and
Appleview Road, including Fairport Road and Dunbarton Road, encourage and where
possible require new development to be compatible with the character of existing
development;
Compendium Document to the Official Plan
the subject lands are subject to the Dunbarton Neighbourhood Development & Design
Guidelines, which are Council adopted policies intended to guide new development in
the area in a manner which is compatible with the existing neighbourhood;
the Dunbarton Neighbourhood Development & Design Guidelines require minimum
lot frontages of 15.0 metres on existing roads, maximum dwelling heights of
9.0 metres, the minimization of garage projections .from the front wall of dwellings to
ensure high quality residential streetscapes, and also encourage the preservation and
planting of trees;
Zoning By-law 3036
the subject property is currently zoned "R3" - Residential Third Density Zone, by
Zoning By-law 3036, as amended;
an amendment of the zoning by-law is required to allow the applicant's proposal to
proceed.
RESULTS OF CIRCULATION
193
4.1
Resident Comments
- no written resident comments have been received to,date;
4.2
4.3
Agency Comments (Attachment #3)
- No Objections or Concerns: - The Durham District School Board;
Staff Comments
in reviewing the application to-date, the following matters have been identified by
staff for further review and consideration:
· a comparison between the proposed lot frontage, and the range of existing lot
194
Information Report No. 09-01
REPOm' ~ PD
Page 3
5.0
6.0
6.1
6.2
PROCEDURAL INFORMATIC~N
written comments regarding 'Ihis 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 & DevelopmerLt 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 decision regarding this proposal; you must
request such in writing to the C:[ty Clerk.
..OTHER INFORMATION
Information Received
- copies of the applicant's submitted Plans are available for viewing at the offices of the
City of Pickering Planning & Development Department;
Aooendix No. 1
list of neighbourhood residents, community associations, agencies and. City
Departments that have comme:ated on the application at the time of writing this
report.
Planning Technician
RXD/pr
Copy: Director, Planning & Development:
. Lynda Tffylor, MCIP, I~P
Manager, Current Operations
THE
DURHAM
DISTRICT
SCHOOL
BOARD
400 Taunton Road East
Whitt:5,, Ontario
UR 2K6
'elephone: (905) 666-5500
Fax: (905) 666-6474
~ternational
iecipient
'arl Bertelsmann
rize
recognition of
)ntinued success,
:hieved throu§h the
.~velopment of a
hool system
;dicated to the
~provement of quality
~d offering optimal
;edom of organization
the individual
hools, thus enabling
~denLs to develop to
_~ir full potential.
March 4, 2001
ATTACHMENT # I.~ TO
REPORT#PD [~"01
195
;qAR .- 7 2001
CITy O~ PiCKERING
PLANNING AND
The Corporation of the
City of Pickering
Plalming Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1V 6K7
Attention: Mr. Ray Davies
Dear Mr. Davies,
Zoning By-law Amendment Application A38/00
Chin-Chi Chao
Lot 44, Plan 820
(1736 Spruce Hill Road - west of Fairport Road and north of Sheppard
Avenue).
City of Picketing
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine Nancekivell,
Planner
CN:em
I:\PROPLAN\DATA\PLNG~ZB L~A38-00
~7
196
ATTAC~
P, EPOKr ~ PD_ I ~ - ~-
Excerpts of Statutory Public Information Meeting Minutes
of
Thursday, March 22, 2001
STATUTORY PUBLIC INFORMATION MEETING MINUTES
A Statutory Public Information Meeting was iheld on Thursday, March 22, 2001 at
7:00 p.m. in the Council Chambers.
The Manager, Current Operations Division, provided an overview of the requirements of
the Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration thereat.
(i)
ZONING BY-LAW AMENDMENT APPLICATION A 38/00
CH/N-CHI AND TERRY FUNG-GEE CHAO
LOT 44, PLAN 820
(1736 SPRUCE HILL ROAD]!
Ray Davies, Planning Technicia:a, provided an explanation of the application, as
outlined in Information Report #09-01.
Craig Marshall, Marshall Homes, representing the applicant, was present to
answer any questions.
Mike Watson, 1732 Spruce Hill Road, had no objection to the application and was
pleased to hear that the present residence was to be demolished. He stated his
concern for the mature trees along the north property line, requesting their
preservation.
Ian McCullough, Marshall Homes, representing the applicant, stated that every
effort will be made to save the hedges and trees.
ATTACHMENT
REPORT f PD
TO
197
· i
RECEIVED
~,tAR 2 3 2001
CITy OF: p
DEPARTMENT
198
ATTACHMI~T ~ ~' TO
REPORT~PD i~-O~
ATTACHMENT d~_ -'7 TO
REPORT t PO !~" ~ I
199
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
March 16, 2001
To:
From:
Subject:
Ray Davies
Planning Technician
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A 38/00
Chin-Chi Chao
Lot 44, Plan 820
(1736 Spruce Hill Road - west of Fairport Road,
north of Sheppard Avenue)
City of Pickering
We have reviewed the above-noted application and provide the following comments:
1)
2)
Storm services have been provided for an additional lot fronting this property.
Costs related to this servicing will be identified with the land division application.
We have no specific concems with this proposal.
RS/pr
Robert Start
ATTACI.~EI~T d ~ _TO
REPORT#PD ~OI
200
MAR 28 '01
VZA FAX: 905-4:2,0-9685
04: 40PM ChiRP TOROMTO P. 1/l
' F ECEIVE
.-----'~'~-;,?~ ~,~ t CiTY OF PICKEPI?~!G
~-- ~s~a~,~,~ ~-''" ~~'~' [277 Front Stree~K S DIVISION
~~loronto, Ontario HSV 2X7
27 March 2001
Mr'. Bruce Taylor, City Clerk
.City of Picketing
One the Esplanade
Picketing, Ontario L1V 6K7
Your File: A 38/00
Our File: TZ-4500-P-02
Dear Mr. Taylor:
Proposed Zoning By-law An~endment
1736 Spruce Hill Road, Lot 44, Plan 820
West of Fairport Road and ,~orth of Sheppard Avenue
We have reviewed your letter dab~d 27 February 2001, regarding the above noted
application and have the following comments:
The Owner is required to insert the following warning clause in all development
agreements, offers to purchase, agreements of Purchase and Sale or Lease and
include in a Noise Impact Statement:
"Warning: Canadian National Railway Company or its assigns or successors
in interest has or have a right'-of-way within 300 metres from the land the
subject hereof. There may be alterations to or expansions of the rail facilities
on such right-of-way in the future including the possibility that: the railway or
its assigns or successors as aforesaid may expand its operations, which
expansion may affect the living environment of the residents in the vidnity,
notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s). CNR
will not be responsible for any complaints or claims arising from use of such
facilities and/or operations on~ over or under the aforesaid right-of-way."
The Owner is required to engage a consultant to undertake an analysis of noise and
vibration and provide abatement measures necessary to achieve the maximum level
201
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That Zoning By-law Amendment Application A 23/00, submitted by Mr. T. R. David
DeSouza, on lands being Lot 36, Plan 816, City of Pickering, to amend the zoning on
the subject lands to permit the establishment of four detached dwellings on lots
providing a minimum lot frontage of 8.2 metres, be APPROVED AS REVISED, to
permit the establishment of three detached dwellings providing minimum lot
frontages of 12.0 metres, subject to the conditions outlined in Appendix I to Report
Number PD 19-01.
202
PICKERING
REPORT TO
COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 1, 2001
REPORT NUMBER: PD 19-01
SUBJECT:
Zoning By-law Amendment Application A 23/00
T. R. David DeSouza
Lot 36, Plan 816
(Northwest comer of Old Forest Road and Rosebank Road)
City of Pickering
RECOMMENDATION:
That Zoning By-law Amendment Application A 23/00, submitted by Mr. T. R. David
DeSouza, on lands being Lot 36, Plan 816, City of Pickering, to amend the zoning on the
subject lands to permit the establishment of four detached dwellings on lots providing a
minimum lot frontage of 8.2 metres, be APPROVED AS REVISED, to permit the
establishment of three detached dwellings providing minimum lot frontages of 12.0
metres, subject to the conditions outlined in Appendix I to Report Number PD 19-01.
ORIGIN:
Zoning By-law Amendment Application A :>.3/00 submitted to the City of Pickering.
AUTHORITY:
The Planning Act, R.S.O. 1990, chapter P.13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTIVE SUMMARY:
Approval of this application will allow three detached dwellings to be,' constructed on lots
fronting Old Forest Road, providing a mini.mum lot frontage of 12 metres. The immediate area
surrounding the subject lands supports a rni:~ of land uses, and can be considered a transition area
laohxroon oetahlichorl laroor, lnt clewedc~nmemt tn the nnrthwe.qt and mixed use commercial and
RepOrt to Council PD 19-01
Subject: Zoning By-law Amendment Application A 23/00
Date: May 1, 2001
Page 2
203
BACKGROUND:
1.0 Information Meeting
A Public Information Meeting for this development proposal was held on August 10, 2000.
Information Report No. 21-00, which summarizes the applicant's proposal and outlines the
issues and comments identified to that date through circulation of the application, was prepared
for that meeting. The text of that Information Report is provided for reference
(see Attachment #4).
No written comments were received from surrounding landowners or agencies at the time of
writing of the Information Report.
At the Public Information Meeting, six area residents expressed concerns with the proposal.
Minutes of that Meeting detailing those comments made by residents and the applicant are
provided for reference (see Attachment #5).
2.0 Additional Information
Since the preparation of Information Report No. 21-00, the following comments have been
received. (Please note that these comments apply to the initial application):
The City's Fire Prevention Officer and the Durham District School Board expressed no
objections or concerns with this application (see Attachments #6 and #7 respectively, to this
Report).
Mr. Hore, of 1419 Old Forest Road, expressed objection to this application, noting the
proposal would set a precedent for decreased lot sizes within older neighbourhoods, which
provide a unique character that should be preserved (see Attachment #8).
Mr. And Mrs. Schaefer, of 1475 Old Forest Road, expressed concern with this proposal,
noting that it would be inappropriate to allow the creation of significantly smaller lots within a
primarily large lot, unique area in Pickering. They further noted that the character of the
neighbourhood would be compromised, and suggested the creation of two lots providing a
minimum lot fi-ontage of 15 metres was more appropriate (see Attachment #9).
Mr. And Mrs. Adams, of 1411 Rosebank Road expressed concern with this proposal, noting
that the proposed development would not be compatible with existing development within the
Woodlands Neighbourhood, would set a precedent for other smaller lot development in the area
and suggest that two dwellings on lots with minimum lot frontages of 15 metres would be more
appropriate development (see Attachment #10).
The Region of Durham Planning Department noted that the subject lands are designated
"Living Area" within the Durham Region Official Plan. Lands within this designation are to be
used predominantly for housing purposes. They note that the application appears to conform to
the policies of that Plan.
The Region further noted that the subject lands are in close oroximitv to Petticoat Creek. and
2O4
Report to Council PD 19-01
Subject: Zoning By-law Amendment Appli:ation A 23/00
Date: May 1, 2001
Page 3
3.0 Background
The subject lands are located on the northwest comer of Old Forest Road and Rosebank Road. A
property location map is provided for refi~rence (see Attachment #1). The existing lot currently
provides approximately 36 metres frontage on Old Forest Road, and approximately 37.7 metres
frontage on Rosebank Road.
The applicant's original application proposed four lots fronting onto Old Forest Road, providing
minimum lot frontages of approximately 8.2 metres (the proposed comer lot providing
approximately 11.2 metres of frontage). The Applicant's Submitted Site Plan is provided for
reference (see Attachment #2). The proposed lots would support four detached dwellings,
providing limited minimum side yard widths of 0.6 of a metre.
Planning & Development Staff, in revie~ving the application, suggested that two pairs of
semi-detached units (four units in total), each providing a minimum lot frontage of 7.5 metres
would be an appropriate alternative to the applicant's proposal. This option was considered to
achieve appropriate infill development by::
· encouraging the appearance of two larger dwelling units (similar in size to other
detached dwellings within the stmro'anding neighbourhood);
· establishing performance standards and setback requirements comparable to surrounding
existing development; and,
· establishing appropriate resultant lot sizes and dwellings that could be potentially
continued on other lots fronting Old Forest Road (specifically lots on the north and south
side of Old Forest Road, and east ot'East Woodlands Park).
Through circulation of the application, area residents clearly stated their preference for larger lots
supporting detached dwellings on the subject lands (the majority of which stated a preference for
minimum 15 metre lot frontages). The applicant, through consideration of these comments,
amended his application, proposing the establishment of three lots providing minimum lot
frontages of 12 metres (and supporting detached dwellings).
4.0 Discussion
4.1 Applicant's Revised Plan
The applicant's revised plan proposes three lots providing minimum lot frontage of 12 metres,
and minimum lot area of approximately 450 square metres. The Applicant's Revised Plan is
enclo3ed for reference (see Attachment #3). The new lots would front onto Old Forest Road, and
each support a detached dwelling. This revised development proposal is a reasonable alternative
that reflects appropriate infill development at this section of Old Forest Road.
4.2 Compatibility of Resultant Developrnent
The portion of Old Forest Road travelling east-west between East Woodlands Park and
Rosebank Road can be characterized as a transition zone from more intense activity centred
around Rosebank Road (including a commercial plaza and a veterinarian clinic) to the
Report to Council PD 19-01
Subject: Zoning By-law Amendment Application A 23/00
Date: May 1, 2001
Page 4
205
In order to ensure compatible development, it is recommended that the applicant complete a
detailed Siting and Architectural Design Statement establishing design objectives for new
housing development on these lands. This Statement will help ensure that compatible
development and appropriate design objectives are achieved. It is recommended that this
Statement be approved by the City's Director, Planning & Development prior to an
implementing zoning by-law being forwarded to Council for consideration (see Appendix I).
Treatment and design of Rosebank Road flankage elevation, the style and design of dwellings,
and minimizing garage projections are matters that must be addressed in the Statement.
4.3 Site-Specific Development Standards
It is recommended that a modified 'S3' zoning (Detached Dwelling - 12 metre minimum
frontage) be applied to the lands. While various zoning requirements in this category will be
typical of 'S3' standards applied elsewhere in the City (i.e. frontage, lot area, rear yard depth,
sideyard width, flankage sideyard width), it is recommended that some special standards be
applied in this circumstance to reflect neighbourhood character and encourage desirable design
objectives. These include:
· require minimum front yard depths of 7.5 metres;
· limit garage projection to no more than 1.2 metres beyond the main front wall of the
dwelling unit (containing the dwelling's main front entrance);
· encourage porches and other entry features within the front yard by allowing limited
projection of these structures into the required minimum 7.5 metre front yard; and,
· maintain minimum dwelling separation of at least 2.4 metres.
4.4 Technical Matters
Lot Creation
It is recommended that the owner obtain conditional approval to create the proposed lots from
the Region of Durham Land Division Committee prior to the future implementing zoning by-law
being forwarded to Council for consideration (see Appendix I). This will ensure that coordinated
development is achieved, and that conditions of zoning approval can be implemented through
that associated application process.
Through conditions of severance approval, it is recommended that the owner be required to enter
into an appropriate agreement with and to the satisfaction of the City, to address all matters
typical of residential development. ~
These matters would include, but are not limited to, the preparation of detailed lot grading and
drainage plans, a tree preservation and planting plan, appropriate site servicing plans, the
provision of required parkland dedication contributions and the provision of appropriate
performance and maintenance securities to guarantee certain required works.
Noise Impacts
t.: ......... .1~.-1 +1..~+ +1., ............ 1,~*,a ~,., ~,-,-,no*;r, al r,~nr~rt that tarnvlrla~ nn analv.qi.q of noise
205
Report to Council PD 19-01
Subject: Zoning By-law Amendment Application A 23/00
Date: May 1, 2001
Page 5
Archaeological Assessment
An archaeological assessment does not appear to be wan'anted on the subject lands prior to
redevelopment. Through literature provided by the Ministry of Citizen, Culture and Recreation,
guidance is provided when considering ;'small-scale planning act developments", such as land
severances and zoning by-law amendment applications.
Lands previously disturbed by development and human activities (the subject lands currently
support a detached dwelling consistently occupied), and development activity that will not lead
to impacts on surrounding undisturbed lands through soil grading and ground disturbances
(all surrounding lands support some fom~ of development already) do riot raise archaeological
concern requiring further review. Although the Region of Durham Planning Department,
through their comments, noted that art archaeological assessment may be required, it is
recommended that an archaeological assessment of the subject lands is not warranted.
5.0 Applicant's Comments
The applicant has reviewed and concurs w:[th the recommendations outlined in this Report.
Report to Council PD 19-01
Subject: Zoning By-law Amendment Application A 23/00
Date: May 1, 2001
Page 6
2O7
ATTACHMENT S:
1. Property Location Map
2. Applicant's Submitted Site Plan
3. Applicant's Revised Plan - Staff Recommended Plan
4. Information Report No. 21-00
5. Minutes of August 10, 2000 Statutory Public Meeting
6. Staff Comment - Fire Prevention Officer
7. Agency Comment - Durham District School Board
8. Resident Comment - A. Hore
9. Resident Comment - S. and J. Schaefer
10. Resident Comment - D. and E. Adams
11. Agency Comment - Region of Durham Planning Department
12. Agency Comment - Veridian Connections
Prepared By:
Planner 2
Approved / End~i
Neil Ca~ ~;~c)l/, RPP
Director, ~utr~ng & Development
Lynda Taylo~lcIP, ~
Manager, Current Operations
RST/LDT/jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Picketing
City Counci~.,t[~~ .,
T~'o~-. (~-, ~e Af dm~tj~
208
APPENDIX I TO
REPORT NUMBER PD 19-01
RECOMMENDED C~.)NDITIONS OF APPROVAL, FO.~
ZONING BY-LAW ^~MENDMENT APPLICATION A 23/00
That the implementing zoning b'.y-~[aw:
(a) permit three detached dwellings to be constructed on the subject lands.
(b) include, but not be limited to, tlhe following performance standards and requirements:
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
minimum lot frontages of 12 metres;
minimum lot areas of 350 square metres;
minimum 1.2 metre interior side yard widths;
minimum 2.7 metre flarkage side yard widths;
minimum rear yard depths of 7.5 metres;
minimum fi'ont yard del:ths of 7.5 metres;
a maximum garage projection of 1.2 metres beyond the main front wall of the
dwelling unit containing the main entrance to that dwelling unit;
allowing covered porches and other appropriate entry features to project up to
1.5 metres into the required front yards; and,
minimum 2.4 metre separation between dwelling units on adjacent lots.
That prior to any implementing zoning by-law being forwarded to Council for
consideration, the following conditions must be fulfilled to the satisfaction of the City's
Director, Planning & Development:
(a) That the owner complete a detailed Siting and Architectural Design Statement
establishing appropriate desigr: objectives for future residential development to
adhere to. Such Statement must provide information including, but not limited to:
i)
ii)
iii)
iv)
the treatment and design of the visible flankage wall abutting Rosebank Road;
the style and design of proposed dwellings to be constructed;
special design features unique to the project (including :methods to minimize
garage projection); and:,
details of any noise attenuation features, if applicable.
(b) That the owner obtains conditJlonal approval from the Region of Durham Land
Division Committee to create 'three residential lots providing minimum lot frontages
of 12 metres fronting onto Old. Forest Road. Conditions of land severance approwd,
in satisfying the City of Pickering, must include, but not be limited to, the owner
entering into an agreement with and to the satisfaction of the City to address typical
matters of residential development. Such agreement must include, but not be limited
to, the following requirements:
the preparation of detailed, lot grading and drainage plans;
the completion of a tree preservation and planting plan;
the completion of appropriate site servicing plans;
the nrovi.qion a{'r~anlr~tt rmrlrl~nA
ROUGEMOUNT DR~E
STEEPLE
ROAD
VALE ROAD
TOYNEVALE ROAD
210
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED SITE PLAN
A 23~00
T,, DE SOUZA
3.5'
8.25 8,25 I I. 25
8.25 Il. Z$
3~1S,~0
<
0
Z
W
OLD FORE;ST ROAD
18.72 19. OS
211
APPLICANT'S REVISED PLAN-STAFF RECOMMENDED PLAN
A 23/O0
T. DE SOUZA
37
35
R.C.P. 81 6
?L (I-) T'i'~ $ 16 "~'
I
I
1.2m 1 2m
OLD
FOREST
ROAD
158
I
I 159 I
I I
I I
160
2_12
FIEPOFI1 t PO_
o6.( o~ ~,~%
INFORMATION REPORT NO. 21-00
FOR PUBLIC ]iNFORMATION MEETING OF
August 10, 2000
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 23/00
T. R. David DeSouza
Lot 36, Plan 816
(Northwest comer of Old Forest Road and Rosebauk Road)
City of Pickering
1.0
2.0
3.0
3.1
PROPERTY LOCATION AND iDESCRIPTION
the subject property is located on the northwest comer of Old Forest Road and
Rosebank Road;
a property location map is provided for reference (see Attachment #1);
the subject property currently supports one detached residential dwelling;
residential land uses are located west and south of the subject property, a converted
residence supporting a veterinary clinic abuts the subject lands to the north, and a
commercial plaza is located east of the subject property across Rosebank Road.
APPLICANT'S PROPOSAl,
the applicant proposes to creal:e four residential building lots. on the subject lands,
each providing a minimum lot frontage of 8.2 metres onto Old Forest Road, and
minimum lot areas of approximately 309 square metres;
the applicant's proposed site plan is provided for reference (see Attachment #2);
the proposed building lots are intended to support detached resMential dwellings;
the applicant further propose,,; t:> amend various performance standards in the current
zoning by-law (including, but not limited to, minimum side yard and flankage side
yard widths and maximum lot coverage) to accommodate the proposed development.
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
- the subject lands fall within tke "Living Area" designation, where development is
intended to be predominantly for housing purposes;
Information Report No. 21-00
:*TTAmMEN'r~_ ~/ 11.0
REPORT # PD,, / 9- o
213
Page 2
- the Plan establishes a maximum density of up to, and including, 30 dwelling units per
net hectare for development within an "Urban Residential - Low Density Area";
- the proposed development would provide a net site density of 29.9 units per hectare,
that conforms to the density requirements of the Plan;
Woodlands Neighbourhood Policies encourage, and where possible require, new
development within established residential areas, including areas along
Rosebank Road and Old Forest Road, to be compatible with the character of existing
development;
an additional policy requires Council to accommodate future improvements to
Rosebank Road within the existing 20 metre road allowance, where additional road
allowance width may be needed to provide vehicular turning lanes;
- Rosebank Road is identified as a "Type C Arterial Road", designed to carry traffic at
slower speeds, and providing access mainly to properties;
- Old Forest Road is identified as a "Local Road", generally providing access to
individual properties, other local roads and collector roads, and designed to carry
local traffic.
3.3
4.0
4.1
4.2
4.3
Zoning By-law 3036
- the subject lands are currently zoned "R4" - Detached Dwelling Zone, by
Zoning By-law 3036, as amended by By-laws 2457/87 and 3429/90;
this zoning permits a detached dwelling on a lot providing a minimum lot frontage of
15 metres and a minimum lot area of 460 square metres;
an amendment to the Zoning By-law is required to establish new performance
standards applicable to the subject lands in order to allow the development of four
detached dwellings on smaller lots.
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to-date;
A~encv Comments
no agency comments have been received to-date;
Staff Comments
in reviewing the application to-date, the following matters have been identified by
Staff for further review and consideration;
ensuring that the resultant residential development is compatible with the
massing, size and character of surrounding existing dwellings;
ensuring that the resultant development provides an appropriate lotting pattern,
considering the size of the subject lands and surrounding existing lots;
reviewing existing vegetation on the subject lands and any potential preservation
214
Information Report No. 21-00
'ATThCHUEET # ~ TO
P~!PORT # PD / ~]- 0 /
Page 3
5.0
6.0
6.1
PROCEDURAL INFORMATION
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 Recommendation Report
prepared by the Planning & Development Department for a subsequent meeting of
Council or a Committee of Com~cil;
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 decision regarding thiis proposal, you must
request such in writing to the City Clerk.
OTHER INFORMATION
- the applicant, Mr. Bryan D,wiLes, advises that the owner.of the subject lands is
Mr. T. R. David DeSouza.
ORIGINAL SIGNED BY
Ron Taylor
Planner 1
Copy: Director, Planning & Development
ORIGINAL SIGNED BY
Lynda Taylor
Manager - Current Operations
RST/ab/pr
2.1.5
Excerpts of Statutory Public Information Meeting Minutes
of
Thursday, August 10, 2000
STATUTORY PUBLIC INFORMATION MEETING MINUTES
A Statutory Public Information Meeting was held on Thursday, August 10, 2000 at 7:05
p.m. in the Council Chambers.
(VII)
ZONING BY-LAW AMENDMENT APPLICATION A 23-00
T.R. DAVID DE SOUZA
LOT 36, PLAN 816
(NORTHWEST CORNER OF OLD FOREST RD. AND ROSEBANK RD.)
Lynda Taylor, Manager, Current Operations Division, provided an explanation of
the application, as outlined in Information Report #21-00.
Brian Davies, representing applicant, advised that they have reviewed the staff
report and are willing to address concerns of staff and residents.
Steve Schaefer, 1475 Old Forest Road, stated his objection to the rezoning. This
development would not be compatible with the area and the residents are in
opposition. They are in favour of development that would be consistent with
development presently taking place in the area.
Lech Okolotowicz, 1488 Rosebank Road; stated that the homes are too close
together and should not be developed. There are very few streets lef~ in the
Rosebank area for people to enjoy.
Diane Hunt, 1467 Rosebank Road, advised that the plan does not fit with the area,
and could set a precedent.
Paul White, 507 Cliffview Road, stated that this is not Toronto where they
attempt to get as many units squeezed into a lot as possible. This is not an
appropriate use of the land and the developer should come back with something
more desirable and compatible with the area.
John Smith, 1420 Rosebank Road, stated that he does not wish to see four homes
built on this property but would like to see redevelopment.
Leslie Hurley, 1480 Rosebank Road, advised that they moved here 17 years ago
for the open space. They can live with 50' lots but if this application is allowed
the area will deteriorate.
Steve Schaefer, 1475 Old Forest Road, advised that they would like to see
216
ATrACHMENT #, ~ ,TO
RFJ~ORT ~ PD 1 R - o I
Page 1 of 1
Taylor, Ron
From:
Sent:
To: Taylor, Ron
Subject: 200814
Heath, Rex
Monday, August 14, 2000 2:15 PM
Interdepartmental Memorandum
Fire Prevention
Date:
To:
Monday, August 14, 2000
Ron Taylor
Planning Department
From: Rex Heath
Fire Prevention Officer
Zoning By-law Amendment Application A 23/00
T.R. David DeSouza
Lot 36, Plan 816
(Northwest comer of Old Forest Road & Rosebank Road)
City of Pickering
:this department has reviewed the applicant's proposal, for the creation of four residential lots for
residential buildings and provides no objectionable comments.
Rex Heath,
Fire Prevention Officer
'ATrACHUENT f 7;
REPORT tf PD - o /
2]?
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
Whitby, Ontario
LIR 2K6
Telex' ~ne: (9051 666-5500
]-800-265-3968
- Fax: (905) 666-6439
August 14, 2,000
The Corporation of the
City of Picketing
Plannin~ Department
Picketing Civic Centre
One The Esplanade
Pickefing~ Ontario
L1V 6K7
AUG 1 6 2000
CITY OF PICKERING
PICKERING, ONTARIO
RECEIVED
AUG 1 6 2000
CiTY OF PICKERING
O~'W:LoM"T O~'~NT
Attention: Mr. RonTaylor
Dear Mr. Taylor,
RE: Zoning By-law Amendment Application A2~/00
T.R. David DeSouza
Lot 36, Plan 816
(Northwest corner of Old forest Road and Rosebank Road)
St~ff has reviewed the information on the above noted application ~md under the
mandate of the Durham District School Board, has no objections.
Christine Nancekive11,
Planner
CN:cm
i:~PROPLAN~ATA~PLNG~ZBLkA23'00
21_8
,'ATTACHI~ENT f ~' TO
~0~ I/,,) (-.( 6' Y.. t..,~,,o
CiTY OF PICKERING
PICKERING, ONTARIO
C'o,-c ,..,,~.',.c oF o ~..~ ,,,'-,%,,¢:::
~¢~t c4-vlo~ R ~ 3/o c
ATTACHMENT/ ~ TO
REPORT~PD l~-o I
905 4?4
9889
219
p.02/02
July lO, 2000
Steve and Jennifer Schaefer
1475 Old Forest Road
?ickering, Ontario
L!.V lng
Mt'. Tyler Barnett
City of Picketing
One the Esplanade
Picketing, Ontario
L1V 6K7
Ret Residential Re-Zoning
North-West comer of Old Forest Road and Rosebank Road
We are writing with respect to the proposed re-zoning of the existing residential lot on the
north-west comer of Old Forest Road and Rosebank Road to accommodate 4 lots with a
frontage of less than 30 ft.
We have lived on Old Forest Road for the past 6 years. Our decision to move to this
neighbourhood from our smali lot neighbourhood on Portland Court was partially based on
the character of the street, which is a re-developing "large lot" neighbourhood. As you are
aware, Old Forest Road, Rosebank Road and Highbush Trail are primarily made up of 50 and
100 foot frontage lots.
There have been many examples over the past few years of excellent redevelopment on
existing lots to replace the .original smaller frame homes with larger homes, At most, there
have been reductions in lot widths down to 50 foot wide lots.
We believe it is inappropriate to allow the creation of significantly smaller lots within a
primarily large lot, unique area within the Town. The character of the neJghbourhood would
be compromised with this higher density development.
If subdivision of the lot is required for the landowner to profitably dispose of the property,
we would suggest that creation of two 50 foot lots would be much more appropriate for this
neighbourhood.
We have discussed this situation with many members of our community and, although they
are not eager to participate in the public process, they agree with our concerns.
We hope you will assist us with our concerns and we look forward to your response.
Steve and Jennifer Schaefer
cc. Mr. D. Ryan, Councillor, Town of Picketing
l~tir W Arthur,q. Mavor. Town of Picketing
220
ATTACHMENT f, i 0 .TO
REPORT ,~ PD / q -." o I
+416-218-2786
NESTLE CDR IS DEPT
Denis & Ellen Adams
143L1 Rosebank Road
Pickerlng, Ontario
L1V 1P3
Telephone: 905-839-7810
FACSIMILE TRANSMITTAL SHEET
FROM:
Ron Taylor, Denis &:Ellen A~.ms
Planning & Devel~prnent Depam~nt
651 P01 RUG 17 '00 07:
RECEIVED
CJ.)MPANY; DA'I E:
City of Picketing 08/~7/00
FAX NUMBER:
905-420-9685
TOTAL NO. OF PAGES INCLUDING COVER:
2
PHONE NUMBER: SENDER'S REFERENCE IWOMBEI~
905-420-4617, ext. 1!09!
RE~ YOUR REFERENC~ NU~E~
Application A 23/(]0
URGENT [] FOR K~:VIEW [] PLEASE COMMENT {-! PLEASE REPLY I~] PLEASE RECYCLE
NOTES/COMM~$:
RE:
Zoniri; By-law Amen~dment Application A 23/O0
T.R. Eavid DeSouza
Lot 3{~ Plan 816
(Norl:h~est corner of Old Forest Road and Rosebank Road)
(;lb/ol; Plckering
we were unable Io attend the me~."Ung that was held on Thursday, August 10 In
the Council Chanlbers and would lik~ ~o submit these comments to be taken into
consideration bet)re any decision i's made on Application A 2.3/00.
1. The area thai: this property Is located in has been deemed a special policy
area for a Ion!l time now. As such, this area is to be protected from
development l~at does not cor~pllment the existing nelghbourhood. To
quote from tha documentation received in the mall "Woodlands
Nelghbourh(~d Polldes are established, requiring Council to encourage, and
where possibi; require, new development within established residenUal areas,
including alori; Rosebank Road and Old Forest Road, to be compatible
with the chiiracter of exl~dng development."
2. The existing heighbourhood consists of single family homes on Io~ that have
a mlnimum frontage of 50 feet.
ATTACHMENT #__ / 0 ~_TO
REPORT#PD /~-0
221.
+41~-='1'3-;'7R6~' =, = , _ _ NESTLE CDA IS DEF'T 651 P02 AUG
17 '00
07: Z-
3. The applicara: Is proposing to create four residential dwellings on a lot that is
100 feet wlcle. That means that each home will have a 25 foot frontage.
This is unao!gptable - this is 50% of what is presently required by the
existing by-hw! The subject lands are zoned R4 which permits a detached
dwelling on ,~ lot provldlng a minimum frontage of 50 feet.
4. Passing this application would open the door for the rest of the owners on
that stretch ,,~,f Old Forest to do the same. A number of the homes on that
stretch of OIII Forest Road are rental units and this is all that those owners
would need ~o see happen. As soon as one of the owners is provided with
this by-law amendment there is no way that the others could be denied the
same by-lav~.amendment. You would be setting a precedent that will create
a mini town house subdivislon In an area of single family detached homes.
5. I understancll from others who were able to attend the meeting that Mr.
DeSou~ feells that this type of development will improve the neighbourhood.
We beg to dltferl We feel that allowing two homes to be built on this
property is s~fficient and should turn Mr. DeSouza a tidy profit.
6. We understa~ld that he feels that no one would like to live next door to the
Rosebank At,mai Hospital - we disagree entirely! We do not live next door
but we do IM.' directly across the street and the Dm. Shaw and their staff are
excellent nei, t~hl~urs and they take exceptional care of their property.
7. As much as We would like to see the homes on that stretch of Old Forest
Road cleane~l up we do not want to see it at the expense of the entire
neighbourhol~fl
Bottom line - plqase do not allow this by-law amendment. Building two homes
on this lot is sufljdent for our nelghbourhood and will meet the existing by-laws
and the existing Woodlands Nelghbourhood Policy.
Please ensure th~Jt we are noUfled of any subsequent meetings on this
application.
Regards,
222
ATTACHMENT# // TO
REPOF,~ # PD / ~' - O. I
The Regional
Municipality
of Durham
Planning
Department
Box 623
1615 Dundas St. E.
4th Floor Lang Towe~
West Building
Whitby, Ontario
Canada L1N 6A3
Tel: (905) 728-7731
Fax: (905) 436-6612
-. Georgieff, Mcm, RPP
L;ommissioner
of Planning
August 4, 2000
Ron Taylor, Planner
City of Pickering Planning Department
Pickering Civic Complex
One The Esplanade
Pickering, ON L1V 6K7
Dear Mr. Taylor:
Re~
Zoning By-law Amendment ApplicatiOn A23/00
Applicant:" T.R. David DeSouza
Location:. Northwest corner of Old Forest Road and Rosebank Road
Part of Lot 31, Broken Front Concession
Municipality: City. of. Pickerin~l
In response, to your request, we wish to provide the following comments witl'i
respect to Region of Durham Official Plan'conformity, the proposed method of
servicing and delegated provincial plan review responsibilities. 'The applicant
is proposing to develop four residential lots with reduced lot frontages and lot
areas. As of today's date; the applicant has not submitted an application for
consent to the Region of Durham.
The subject lands are designated as '"Living Area" within the Region of Durham
Official Plan. Lands within this designation are to be used predominantly for
housing, purposes. Therefore the proposed use appears to conform to the
policies of the Region of Durham Official Plan.
Municipal water'and sanitaqf sewer service are available fro.m Old Forest .Road.
Region of Durham Works Department requirements will be covered by the
appropriate conditions on the subsequent Land Division appliCation(s).
The application has been screened in terms of the delegated provincial
responsibilities transferred to date. We note that Petticoat Creek is in the
vicinity of the site,.therefore the City and the Conservation Authority should be
satisfied that the proposed development will not impact the .creek. Further, due
to the presence of water within 300 metres of the site, there is a potential for the
presence of archaeological remains. The applicant should be advised .that an
archaeological assessment may be required. It must be prepared in
accordance with the MinistrY of Culture, Citizenship and ReCreation's
"Archaeological Assessment Guidelines" and submitted to the MinistrY {or
review.
,.. 2
10(~/o Posit Consumer
ATTACHMENT~ / / TO
REPORT#PD /?-0/
223
.(2)
The application proposes a sensitive land uSe in proximity to Highway No. 2,
Highway No. 401 and the CNR track. Both highways Have the potential for
noise impacts from Vehicular traffic. An acoustical, report-is suggested to
provide an analysis of noise impacts.and to suggest possible abatement
measures, if necessary.
If. you have any questions or require additional information, please call'me.
Yours truly,
· ?
Cherie. Mills, MCIP, RPP
Pianner
Current .Operations Branch
.cc V. Goad, Region of Durham Works Department
N:.\PIM\CAM~ONING\PICKERING~3-00
ATTACHMEI'iT # /~ TO
FEPORT ,¢ PD / ? ' 0 [
VERIDIAN 'CONNECTIONS
DEVELOPMENT .APPLICATION REVIEW
T. tL David DeSouza
N/W comer of Old Fore,It Road and Rosebank Road
. PROJECT NAME:
I ADDRESS/PLAN:
I MUNICIPALITY:
I REF. NO.: A23/00
Pickexing
SUBMISSION DATE:
july 20, 2000
Electric Service is available on the road allo~,~ce(s) touching this property.
An extension of the Corporation's plant is required on the road allowance in order to service this project.
· Owner's cost - Amount to be detcmfined.
All such extensions are normally underg-rotmcL
The Applicant must make direct application to the Corporation to obtain specific approval of the electrical
service arrangements and related work for this iproject.
Technical Represex~tative - Fred Raininger
Telephone 42%9870 Ext. 3255
PP/df
F:\Word Documm~\V=ic~m\Dh~bu6on De~elopmem\De~elapmem Apldiea6on Re~,\pie. kerins\21~J0\T' IL David DeSou~ · Old Por~ Road and Rmchank Road.doc
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That Zoning By-law Amendment Application A 37/00, submitted by M. & S.
DeRocchis, on lands being Part of Lot 18, Plan 228, Parts 1 & 2, Plan 40R-17139,
City of Pickering, to amend the zoning of the lands from "R3" to "R4" - Residential
Detached Dwelling - Fourth Density Zone, in order to permit the property to be
severed into two 15.0-metre lots, be APPROVED subject to the conditions outlined in
Appendix I to Report Number PD 15-01; and
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 37/00, as set out in draft in Appendix II to Report Number PD 15-01,
be forwarded to City Council for enactment.
226
228
Report to Council PD 15-01
Subject: Zoning By-law Amendment Application A 37/00
Date: April 30, 2001
Page 3
3.2 Appropriateness of the Application
3.3
3.4
Applications for the redevelopment of existing 30-metre frontage lots on Rougemount
Drive have been submitted and approved by Council over the past several years. The
introduction of'lots with 15.0-me,~e frontages has occurred along the street without
negatively impacting the streetscape or neighbourhood character.
Through the review of previous zo:aing by-law applications on Rougemount Drive staff
had determined that the likelihood of the City receiving additional applications to rezone
properties from "R3" to "R4" was quite limited. Of the approximately 56 properties that
front the north/south potion of Rougemount Drive, 14 lots feature frontages of at least 30
metres. It was further noted that on. a majority of those 14 lots, the existing homes were
of a size, condition, and siting that make it unlikely that severance would be pursued. It
is estimated that perhaps 2 or 3 of the lots hold potential for future rezoning and
severance applications (see Attachment #9 - Existing Lot Frontages).
Traffic Concerns
Planning & Development staff have consulted with staff in the Municipal Property and
Engineering Division regarding the traffic concerns that were expressed at the Public
Information Meeting. The Municip.al Property and Engineering Division advise that the
division of the subject property will not have any noticeable effect on the safe and
efficient movement of traffic on Rougemount Drive. They do not support the request to
delay approval of this zoning by-law amendment application until the "Safer Streets
Traffic Management Strategf' is ccmpleted as the broad scope of the strategy will not
provide direction to a specific lot severance situation.
Existing Vegetation
Staff from the Planning & Development Department have conducted site visits to
examine the health and species of existing vegetation on-site. The subject property
currently has a number of mature cedar trees that form a strong vegetative canopy around
the perimeter of the property, particularly along north lot line and Rougemount Drive
frontage. It is reasonable to assunte that a majority of the trees along the frontage of the
property will be removed to accomodate the construction of two new dwellings and
associated driveways. However, it is important that effort be given to maintain as many
of the trees as reasonable, given tlhe: construction activity that will occur with two new
dwelling units. Appendix I to RepmX Number 15-01 contains a specific condition which
requires the future land division application for these lands to require the submission of a
construction management plan as a condition of approval. This Plan will identify tree
preservation measures which musll be undertaken during the construction of the future
dwellines.
Report to Council PD 15-01
Subject: Zoning By-law Amendment Application A 37/00
Date:
April 30, 2001
Page 4
229
4.0
It is recommended that Council adopt the draft implementing by-law for Zoning By-law
Amendment Application A 37/00, attached as Appendix II to Report Number PD 15-01.
The proposal is compatible with the area's current lotting pattern, built form, and
neighbourhood character.
Applicant's Comments
The applicant has reviewed the contents of this Report and draft by-law, and concurs with
the contents.
ATTACHMENTS:
1. Property Location Map
2. Applicant's Submitted Plan
3. Information Report
4. Minutes of Public Information Meeting
5. Region of Durham
6. Veridian Connections
7. Durham District School Board
8. Resident Correspondence- Mrs. K. Lauder 1414 Rougemount Drive
9. Existing Lot Frontages
Prepared B :
Approved / Endorsed By:
Director, Pl~mihg & Development
Lynda Ta~lor, MCIP RPI~'
Manager, Current Operations
TB/jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
I City Council ~
230
APPENDIX I TO
REPORT NUMBER PD 15-01
RECCOMENDED CONDIT_IONS OF APPROVAL FOR ZONING BY-LAW
AMENDMENT APPLICATION A 37/00
(a)
(b)
That the implementing by-law zoning by-law:
(i)
shall amend By-law '~
,.912/88 by changing the zoning on the subject property
from "RY' - Third Density Residential Zone to "R4" - Fourth Density
Residential Zone.
That the future associated lartd severance application:
(i)
require the submission of a construction management plan which shall
include, but not limited to, information and strategies regarding tree
preservation, driveway locations, and storage of materials during the
construction phase. The', construction management plan must contain specific
details respecting the preservation of the existing trees located along the north
property line.
APPENDIX II TO
REPORT NUMBER PD 15-01
DRAFT BY-LAW
ZONING BY-LAw AMENDMENT APPLICATION A 37/00
232
THE CORPORATI_Q_N OF THE CITY OF PICKERjN___G_G
D£AFI
BY-L: _~_W NO.
Being a By-law to amend Res~[cted Area (Zoning) By-law 3036... as amended, to
implement the Official Plan of the City of Picketing District Planning Area,
Region of Durham in Part of Lot 18, Plan 228 (Parts 1 & 2, Plan 40R-17139),
City ofPickering. (A 37/00)
WHEREAS the Council of the Corporation of the City of Picketing deems it desirable to change
the zoning of the lands from "R3" to "R4" - Residential Detached Dwelling - Fourth Density
Zone, on the subject lands, being Part of'Lot 18, Plan 228 (Parts 1 & 2, Plan 40R-17139), City of
Picketing;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary;
NOW THEREFORE THE COUNCII, OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE "I" AMENDMENT
Schedule "I" to By-law 2912/88 is ihereby amended by changing the, current "R3" zoning
designation to "R4" - Residential Detached Dwelling - Fourth Density Zone designation on
the lands being Part of Lot 18, Plan 228, further described as Parts 1 & 2, Plan 40R-17139.
Accordingly, Schedule 'T' to By-law 2912/88 is replaced with Schedule "I" attached hereto.
2. BY-LAW 2912/88
By-law 2912/88 is hereby further amended only to the extent necessary to give effect to the
provisions of this By-law as set out irt Section 1 above, and as set out in Schedule I attached
hereto. Definitions and subject matter not specifically dealt with in this By-law shall be
governed by the relevant provisions orE;y-law 3036, as amended.
EFFECTIVE DATE
This By-law shall take effect from the clay of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
BY-LAW read a first, second and third time and finally passed this day of ,2001.
233
R4
PARTS 2 AND 5,
40R-17139
SCHEDULE T TO BY-LAW
PASSED THIS
DAY OF 2001
ATTA;HMENT ~_~ TO
C,N.R.
HOWELL
SHFPPARD
~3ATE
ROAD
ATTACHMENT/~ ~,~_._~TO
~...:..,~-~ PD i~-OI
235
INFORMATION COMPILED FROM APPLICANT'S SUBMI'Fi'ED PLAN
A 37/OO
S. DEROCCHIS
77.73m
AREA - 1184.6m2
PARTS 1 AND 2,
4OR- 17139
AREA - 1184.6m2
77.75m
0
C
FT~
236
~TTACHMENT '~--Z~ f(
INFORMATION REPORT NO. 01-01
FOR PUBLIC INFORMATION MEETING OF
February 15, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 37/00
M. & S. DeRocchis
Part of Lot 18, Plan 228
Parts 1 & 2, Plan 40R-17139
(1410 Rougemount [)rive)
City of Picketing
1.0
2.0
3.0
3.1
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the west side of Rougemount Drive, north of
Rouge Hill Court and is 0.236 of a hectare in size and provides a 30-metre lot
fronting on the west side of Rougemount Drive (see location map - Attachment #1);
one detached home exists on the subject property;
the subject property is surrounded by residential development.
APPLICANT'S PROPOSAL
the applicant proposes to sever the existing property into two 15-metre lots, and
establish zoning which would permit the development of two new detached homes
(one to replace the existing house which will be demolished and one on the newly
created lot), (see Applicant's Submitted Plan - Attachment #2);
the applicant has requested to establish the "R4" Detached Dwelling Residential Zone
category in By-law 3036 as amended by By-laws 2912/88 and 3707/91 to the subject
property. These provisions include front yard depth of 15.0 metres, dwelling height
restriction of 9.0 metres, accessory structure provisions and a garage projection
restriction of 2.0 metres;
at the time this report was prepazred the applicant had not submitted an application to
the Durham Land Division Committee to initiate the severance process.
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
the Durham Regional Official Plan designates the subject lands as "Living Area";
the applicant's proposal complies with this designation;
Information Report No. 01-01
3.3
4.0
4.1
- Zoning By-law 3036 identifies the subject lands as 'R3' - Residential Third Density
Zone, which requires a minimum lot frontage of 18 metres;
- an amendment to the by-law is required to allow the applicant's proposal to proceed.
RESULTS OF CIRCULATION
Resident Comments
- no written resident comments have been received to date;
4.2
4.3
5.0
6.0
6.1
6.2
Agency Comments
- no written agency comments have been received to date;
Staff Comments
in evaluating the merits of this application, staff's review will include the following:
- a comparison between the proposed lot frontage, and the range of existing lot
frontages in the neighbourhood;
- an assessment of the compatibility of the proposed development with the existing
built form;
- a determination of the impacts of the proposed development on the identity and
character of the neighbourhood.
PROCEDURAL INFORMATION
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 decision regarding this proposal, you must
request such in writing to the City Clerk.
OTHER INFORMATION
Appendix I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing report;
Information Received
full scale copies of the Applicant's submitted plan are available for viewing at the
238
APPENDIX I TO
INFORMATION REPORT NO. 01-01
COMMENTING RESIDENTS AND LAJNDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT # /'~
REPOR'I' # PD /,~" 0 /
TO
239
Excerpts from Statutory Public Information Meeting Minutes
of
Thursday, February 15, 2001
STATUTORY PUBLIC INFORMATION MEETING MINUTES
The Manager, Current Operations Division, provided an overview of the requirements of
the Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration thereat.
0)
ZONING BY-LAW AMENDMENT APPLICATION A 37-00
M. & S. DEROCCHIS
PART OF LOT 18, PLAN 228
PARTS 1 & 2, PLAN 40r-17139
(1410 ROUGEMOUNT DRIVE)
Tyler Barnett, Planner 1, provided an explanation of the application, as outlined in
Information Report #01-01.
Todd Trudell, Info Plan, representing the applicant, was present to answer any
questions.
Simon Hunter, 1436 Rougemount Drive, .representing 24 residents of
Rougemount Drive, stated that he has no objection to this application, but feels it
premature to consider splitting properties along Rougemount Drive until a full
traffic calming report has been completed. Traffic and pedestrian safety are a
great concern and letters of concern have been forararded to the City by Fire,
Police and school bus drivers. Residents would like to see the north end of
Rougemount Dr. closed, sidewalks installed and humps removed.
24O
ATTA~;HMENT #___~' TO
REPORI ,t, PD / ~- 0 I
The Regional
Municipality
of Durham
' Planning
Department
Box 6~.
1615 Dundas St. E.
4th Floor Lang Tower
West Building
Whitby, On'tado
Canada L1N 6A3
February 22, 2001
Tyler Barnett, Planner
PI anning Department
Pickering Civic Complex
Qne The Esplanade
Pickering, ON L1V 6K7
Dear Mr. Barnett:
Re.:
Zoning ,Amendment ApplicatiOn A 37/00
Applicant:. M. & S DeRocchis
Location: Part Lct 18, Plan 228
Municipality: City of Pickering
CITY OF PICKERINC;
PLANNING AND
DEVELOPMENT DEPARTME" ~
Tel: (905) 728-7731
'-~x: (905) 436-6612
... L. Georgleff, ac,,,
Commissioner
of Planning
We have 'reviewed.this appllication and the following comments are offered With
respect 'to compliance with the Du rh am Regional Official Plan, the proposed
· method of servicing and delegated provincial plan review, responsibilities. The
purpose of'the application'.is to permit a red uced frontage for the creation of two
(2) residential lots by. the cOn.sent process.
The subject property is designated "Living Area" in' the Durham Regional Official
Plan. Lands Within 'tlhis designation shall be used predomina'Iely for housing
purposes and shall be develoged to incbrporate the Widest possible variety:of
housing types, sizesand tenure. The propoSed amendment is in-conformity with
the Durham Regional Official Plan.
The .Regional Works 'Department notes that municipal water and sanitary sewer
services are available to th~, proposed lots. Regional servicing requirements,'
financial and otherwise, are tc be satiSfied as a. condition'of Land Division.
This application has been' screened in accOrdance With the terms of the
provincial plan review .responsibilitie.s and. no provincial in'terests would appear to
be affected,
'If you have any questions or require additional 'information, p~ease call m e.
Vn~ mrq t'rm iht
FED-t~-£UU!
ATTACHMENT
IIUI] U3'Hr' [11 ',/EI~IlYIFIPI
OUU UiO
u~tu
241
I , U-"' I U,J
VERIDIAN, CONNECTIONS
DEVELOPMENT APPLICATION KEVI -W
PROJECT NAME:
M~ & S. De Rocchis
ADDRESS/PLAN:
. West ~4de of Rougemount Drive, not'& of Kingston Road
Part of Lot 18, Plm 228, Parts 1 & Z Phn 40K-17139
Pickcdng
A 3700 SUBMISSION DATE: Jan. 24/01
Electric Sen4ce is available on the mad allowance touching this property.
Servicing will be from an existing ovethemd pole llnc on the west side of Rougemount Drive.
Individual metefiwg for each unit is requi~ed.
Applicant must provide a dieect buffed underground duct system f'mm a supply point on the west side of
Kougcmount Drive to a Vexidi~ C0v, nectiou approved metetbase
The Applicpa~t must pay the Corporation's costs to supply and inst~l] underground service cables along the
route of 3. above.
Estimated range of costs - To be dctcmained. '
The follox,&~g standard fixed fee costs vfill apply (~l! figures are approximate):
Service Connection Fee $130.00 per unit
Existing Corporation plant on the west side of Rougemount Drive may have to be replaced/relocated at the
.Applicant's cost to accommodate the proposed undergtotmd secondary services.
The Applicant must make direct application to the Corporation to obtain specific approval o£ the electrical
ser0ice arrangements and ~e]ated x~ork for 'this project. An electricsJ consultant or electrician is strongly .
recommended to co-ordinate service deters, The applicant is cautioned that tendcrs, contracts, or work
· initiated prior t° obt~fioing specific ~pp~oval xvill be subject to change.
All work ~om thc public zoad allowance to the sexvlcc entrance and the mete~fing agangements must comply
u,,ith the Corporation's z'eqttitements and specifications.
Prior to en~gJ~ag any new service, the Applicant ~sll apply to thc Corporation's Customez Care Departmcmt
to open an energy account.
.tm energy depotfit e~fimated must be posted ~md m~fintained on account at all times - Amount to be
dete-~ined.
242
Page 2.
V~2~tDIAN CONNECTIONS .
DEVELOPMENT AP'PLICATION I~..VIEW
11.
12.
W~aczc cra~es ot material handlh~§ cquipment oz work;rs must work in proximi~ to exi5ti~ ovezhead wircs,
u4rh the capabili~ of contact or cominE v4rhi~, the limits ai' approach, thc dcvclopet/build¢, shall psy all costs
t:or ~e !empoza~ ~clocsrial~, burla]~ or pzotecllon of ~e wires, o, oth~ sclion d~rneci necessazy by ~'cridian to
pzovidc foz worker safety snd the sccugty of tl~e electzical s?s~em,
14mdscaping, ~cdficall¥ txees should be teloc41ted away from thc COrporation's pole3ine to avoid interference
with crtuipment acco.ss and fiituxe §~owt~. (Lopsided ap?eaxance of txccs t¥om trimming may
Tcchdc.! R~:e.~entative _ Ken G-allm
Teicphone 427-9870 Ext 3262
Rev, Date: November 1, 1999
ATT^0H,MENT// '7 TO
REPOR'I ~ Pi) /'_5"-O /
243
THE
DURHAM
)ISTRICT
SCHOOL
BOARD
Facilities Services
D Taunton Road East
· Vhitby, Ontario
L1R 2K6
'~one: (905) 666-5500
1-800-265-3968
Fax: 1905) 666-64.39
January 30, 2001
RECEIVED
JAN 3 1 2001
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
JAN 3 1 7_001
CITY OF PICKERING
PICKERING, ONTARIO
The Corporation of the
City of Picketing
Planning Department
Picketing Civic Centre
One The Esplanade
Picketing, Ontario
L1V 6K7
Att~tion: Mr. Tyler l}amea
Dear Mr. Barnett
Zoning By-law Amendment Application A37/00
M. & S. DeRocchis
Part of Lot 18, Plan 228
Parts 1 & 2, Plan 40R-17139
(West Side of Rougemount Drive, North of Kingston Rd)
City of Pickering
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine Nancekivell,
Hanner
CN:em
IflPROPLAN'~ATA~PLN G~ZBL~37-00
244
February 13, 2001
ATT,~ CF!ME'NT #~ TO
c:r-';:':]iR'f ~ PO_ 1..¢'-0 /
Mr. Tyler Barnett
Planner I.
City of Picketing
Planning and Developm~t Department
Re: Zo.ning By-Mw Amendment Application g3~l/00
Dear Mr. Barnett:
I am writing to express my concern if the Amendment Application A 37/00 is approved by council
on February 1 $, 2001. I reside at 14'14 Rougomomlt Drive which is the property immediately to the'
north ofth~ property subject to this amendment. Vie have lived at th/s address since October 1990
and have great concern over several issues with. the request to amend By-laws 2912/88 and 3707/91
to reduce the frontage from 18 metres to 15 metr,~s so the property can be subdivided. I would
request that the application for amendment to the By-laws 2912/88 and 3707/9 ! be denied.
Rougemount Drive is a unique area in the City of Pi~.kering which isa combination of old and new
homes on large lots with very old trees lining the street. The area r~rnains unique because the homes
are well maintained and the area has pride in its ~m~iqueness as an old established neighbourhood.
Several applications have been presented to e°uneil over the last few years to reduce the frontage
from the required 18 metres to 15 metres and some of have been approved. I have confidence that
our wishes to maintain the current standard of 18 metres will be upheld as it is clearly in the best
interest of the current long time residents on Rougemount Drive and to the City of Picketing, The
City of Piekering would benefit by maintaining,, .t'he uniqueness of the area'and upholding the
minimum standards set previously to protect tl'ris area as an older.well established part of.the
Picketing community.
The property subject to this amendment subdivided on the west portion of the lot which fronts on
to Fiddlers Court a few years ago into two 15 metrL, lots. The property.was then cleared of most of
the trees for development with only a few spruce trees left standing thereforo changing the entire
look of the prOPerty and negatively affecting the environment. The property" fronting on
Rougemount Drive is currently populated with a largo grouping of evergreen trees and the property
line between our properties is divided by a row of cedar trees that require protection.
It' the decision is 'to approve this application it would be my wish ·that as many'of these trees as
possible are protected and preserved and not elea~. cut to accommodate the construction phase of
building two homes on this property. It would dis0 be my concern that the c, onfi~aration of the
houses take into account the neighb0urs on either ,~ide and maximize our right to quJiet enjoyment
of our properties maintaining maximin privacy and reasonable hours of work during the construction
phase. ' ..
ATTACHMENT
REPORT # PD
245
I hope that you will bring forward my concerns at the meeting scheduled February 15, 2001.
Karen M. Lauder
1414 Rougemolmt Drive
Picketing Ontario L1V 1NI
246
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RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That Zoning By-law Amendment Application A 27/00, submitted by Mr. Herb
Goldsmith, the owner of Edukids Child Learning Centres Ltd., on lands being Part of
Lot 33, Range 3, B.F.C., City of Picketing, to amend the zoning on the subject lands
to permit the establishmem of a day nursery within the existing two-storey building
with an associated outdoor children's activity area, be APPROVED, subject to the
conditions outlined in Appendix I to Report Number PD 13-01.
That the amending zoning by-law to implemem Zoning By-law Amendmem
Application A 27/00, as set out in draft in Appendix II to Report No. 13-01, be
forwarded to Council for enactment.
REPORT TO
COUNCIL
FROM:
Nell Carroll
Director, Planning & Development
DATE: April 17, 2001
REPORT iNUMBER: PD 13-01
SUBJECT:
Zoning By-law Amendment Application A 27/00
A. Reale Realty Limited
(now Edukids Child Learning Centres Ltd.)
Part of Lot 33, Range 3, B.F.C.
(Northwest comer of Kingston Road and Altona Road)
City of Picketing
RECOMMENDATION:
That Zoning By-law Amendment Application A 27/00, submitted by
Mr. Herb Goldsmith, the owner of Edukids Child Learning Centres Ltd., on lands being
Part of Lot 33, Range 3, B.F.C., ,City of Picketing, to amend the zoning on the subject
lands to permit the establishment of a day nursery within the existing two-storey building
with an associated outdoor children's activity area, be APPROVED, subject to the
conditions outlined in Appendix I ilo Report Number PD 13-01.
That the amending zoning by-law to implement Zoning By-law Amendment Application
A 27/00, as set out in draft in Appendix II to Report No. 13-01, be forwarded to Council
for enactment.
ORIGIN:
Zoning By-law Amendment Application A 27/00 submitted to the City of Picketing.
AUTHORITY:
The Planning Act, R.S.O. 1990, chapter P.13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTWE SUMMARY:
Report to Council PD 13-01
Subject: Zoning By-law Amendment Application A 27/00
Date: April 17, 2001
Page 2
249
The City has encouraged past and present owners of the site to fully redevelop the property to
better achieve the urban design objectives set out in the Official Plan. The zoning by-law for the
property was recently passed by Council and is structured to accommodate full redevelopment in
the future. The proposed day nursery use could continue to be accommodated in a fully
redeveloped project on the property, should the owner pursue this approach. Major design and
site improvements would be required if the property was fullY redeveloped.
BACKGROUND:
1.0 Information Meeting
A Public Information Meeting for this development proposal was held on September 21, 2000.
Information Report No. 27-00, which summarizes the applicant's proposal and outlines the
issues and comments identified to that date through circulation of the application, was prepared
for that meeting. The text of that Information Report is provided for reference (see
Attachment #3).
No written comments were received from surrounding landowners or agencies at the time of
writing of the Information Report.
At the Public Information Meeting, Ms. Geraldine Goudie, Mr. Herb Wank, and
Mr. Herbert Reeve expressed concerns respecting traffic congestion in the area. Minutes of that
Meeting detailing those comments made by residents, the applicant and City Staff are provided
for reference (see Attachment #4).
2.0 Additional Information
Since the preparation of Information Report No. 27-00' the following comments have been
received:
The City's Fire Prevention Officer, the Durham District School Board, and the Toronto
and Region Conservation Authority all expressed no objections or concerns with this
application (see Attachments #5 to #7 respectively, to this Report).
Mr. Tom Letros, President of Victory Kingsgate Limited, (the former owner of the subject
lands and developer of the surrounding townhouse condominium project abutting the subject
lands to the west and north) expressed concern with their current commitments with the City to
provide improvements to the Altona Road and Kingston Road frontages (including sidewalk and
landscaping works) directly in front of the subject lands (see Attachment #8).
The townhouse project was considered Phase 1 of development on the original landholding
owned by Victory Kingsgate Limited, and development on the subject lands would constitute
Phase 2 of development. Victory Kingsgate Limited rezoned all of their original landholdings
(including the subject lands) to allow redevelopment, and were appropriately required through
that process to guarantee, through a development agreement and letter of credit, the installation
of a sidewalk and landscaping along the Altona Road and Kingston Road frontages.
25O
Report to Council PD 13-01
Subject: Zoning By-law Amendment Application A 27/00
Date: April 17, 2001
Page 3
The Region of Durham Planning Department noted that the subject lands are designated
"Living Area" within the Durham Region Official Plan. Community facilities such as daycare
centres are encouraged to locate within urban areas and are permitted within Living Areas,
preferably in appropriate locations that are visible and accessible and in proximity to existing and
future transit routes. They further noted that an acoustical report is rec, ommended to provide
analysis of noise impacts and to suggest possible abatement measures, if necessary
(see Attachment #9).
The Region of Durham Works Department noted that the construction of a northbound left
turn lane on Altona Road may be required through the future redevelopment of the subject lands
but is not necessary as a condition of approval for the proposed establishment of a daycare
facility within the existing building. They request that the City establish an "H" - Holding
Symbol in any future implementing zoning by-law that requires, prior to the lifting of that "H" -
Holding Symbol, the owner to satisfy the Region of Durham and the City of Pickering respecting
road improvements within Altona Road required to provide access to any' new development on
the subject lands. This recommended condition is supported by City Staff (see ApPendix I).
They further noted that the existing access provided onto Kingston Road must be removed, and
the applicant will be responsible for the cost of the curb replacement and boulevard restoration
(see Attachment #10). This requiremen! will be resolved through the associated site plan
approval process (see Appendix I).
3.0 Discussion
3.1 Permitted Uses
The subject lands are currently zoned "MI3-11" - Mixed Use Zone, by Zoning By-law 3036, as
amended by By-laws 5374/98 and 5530/99. This zoning permits restaurants - type E, business
and professional offices and retail stores to be established on the subject lands. Although the
zoning by-law encourages permitted uses to be established within a new building located in an
established build-to-zone abutting Kingstrm Road and Altona Road, th{:., zoning by-law also
deems the existing two-storey building on the subject property to comply with the requirements
of the zoning by-law, and allows currently permitted uses to be establishe, d within it, provided
that building is not altered externally or exp~mded.
It is recommended that the future implementing zoning by-law also permit a day nursery use to
be established on the subject lands, either within the existing two-storey building or within a new
building constructed on the subject lands at a future date (see Appendix I).
The proposed day nursery use would be appropriate, as:
· the subject lands are conveniently-located to serve both local residents and commuting
patrons (Kingston Road is a recogni::ed transit spine and many commuters travel on both
Altona Road and Kingston Road);
· the proposed use would be compatible with, and sensitive to, the i:mmediately-abutting
residential uses (operating only during typical business hours on weekdays);
the orooosed u.qe wmfirl
Report to Council PD 13-01
Subject: Zoning By-law Amendment Application A 27/00
Date: April 17, 2001
251
Page 4
3.2 Parking Requirements
It is recommended that a minimum of 5.5 parking spaces per 93 square metres of activity room
area be required by the By-law for any day nursery use that may be part of a future fully
redeveloped site (see Appendix I). This standard should ensure an adequate supply of parking, is
a similar standard applied to other day nursery uses established along Kingston Road, and is the
same standard required for the majority of mixed uses currently permitted on the subject lands
(retail stores, business offices and/or professional offices).
It is further recommended that a minimum of 15 parking spaces be provided to serve a day
nursery use located within the existing two-storey, 550-square-metre building on the subject
lands (see Appendix I).
This interim-parking standard will provide a minimal amount of dedicated parking spaces for
staff use (approximately 10 parking spaces and one handicap parking space for all patrons), and
provide a minimal amount of dedicated drop-off and pick-up parking spaces for temporary
parking of patrons (4 parking spaces). The applicant has provided the City with a breakdown of
parking demands typical to their other day nursery locations, and have satisfied Staff that the 15
parking spaces will appropriately serve the proposed day nursery use within the existing
building.
3.3 Technical Amendment
The current zoning by-law requires all uses, other than parking, to take place entirely within
enclosed buildings or structures with no outdoor storage or display. In order to accommodate the
recommended day nursery use, it is recommended that this requirement be altered slightly to
exempt outdoor play areas (see Appendix I). All other uses and activities, however, would
continue to be required to take place within enclosed buildings or structures, and outdoor storage
and display will continue to be restricted.
3.4 Site Plan Matters
The owner has obtained Conceptual Site Plan Approval from the City, providing appropriate
information to ensure that the proposed use can function and be appropriately accommodated
within the general design and layout of the existing property. Only minor site upgrades are
encouraged to accommodate the proposed use within the existing building. It is anticipated that
major design considerations and property improvements would occur through the review and
construction of a new replacement building envisioned and encouraged through the current
zoning by-law.
Through consideration of the previous zoning by-law amendment application that permitted the
abutting townhouse development and zoned the subject lands in a "Mixed Use" zone category, a
noise control study was completed that recommended minimum noise attenuation measures to be
implemented to control sound levels within the proposed outdoor residential activity areas. It is
recommended that the same noise barrier requirement be established on the subject lands to
control sound levels within the proposed children's outdoor activity area. A minimum
2.0-metre-high sound barrier is recommended along the south boundary line of the proposed
children's outdoor activity area to maintain acceptable outdoor noise levels. This barrier will be
Report to Council PD 13-01
Subject: Zoning By-law Amendment Al:,plication A 27/00
Date: April 17, 2001
Page 5
· providing appropriate safety barriers and landscaped areas around the proposed parking
area, where appropriate.
4.0 ..Applicant's Comments
The applicant has reviewed and concurs with the recommendations outlined in this Report.
ATTACHMENTS:
2.
3.
4.
5.
6.
7.
8.
9.
10.
Property Location Map
Applicant's Conceptual Site Plan
Information Report No. 27-00
Minutes of September 21, 2000 Statutory Public Meeting
Staff Comment - Fire Prevention Officer
Agency Comment - Durham District School Board
Agency Comment - Toromo and Region Conservation Authority
Comment - Mr. Tom Letros, President, Victory Kingsgate Limited
Agency Comment - Region of Durham Planning Department
Agency Comment -Region of Durham Works Department
Prepared By:
pRl°LTe~Y21°r. )
Approved / Endorsed by:
Directo~ng & l)evelopment
yn a T/a~ylor, MClP,pttp..
Manager, Current O~erations
RST/LDT/jf
Attachments
CopY: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council~.-~ · ," ..
I
APPENDIX I TO
REPORT NUMBER PD 13-01
253
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 27/00
That the implementing zoning by-law:
(a) permit day nurseries to be established on the subject lands, either within the existing
two-Storey building or within a new building constructed on the subject lands at a
future date.
(b) require a minimum of 5.5 parking spaces per 93 square metres of activity room area
to serve any day nursery use located within a future, newly-constructed building, and
require a minimum of 15 parking spaces to serve a day nursery use located within the
existing two-storey, 550 square metre building on the subject lands.
(c) require all uses, other than parking and outdoor play areas, to take place entirely
within enclosed buildings or structures with no outdoor storage or display.
(d) establish an "(H)" - Holding Symbol on the subject lands that would be required to
be removed prior to a new building being constructed on the subject lands. The
lifting of the "(H)"- Holding Symbol would be conditional upon the owner satisfying
both the Region of Durham and the City of Picketing respecting road improvements
within Altona Road required to provide appropriate access to any new development
on the subject lands, including the potential provision of a northbound left turn lane
within Altona Road to the subject lands.
That the owner satisfy the City's Director, Planning & Development through the
associated site plan approval process, respecting matters including, but not limited to:
(a) the provision of a minimum 2.0-metre-high sound barrier along the south boundary
line of the proposed children's outdoor activity area to maintain acceptable outdoor
noise levels.
(b) the provision of one vehicular access (shared with the existing townhouse
development abutting the subject lands) fi.om Altona Road.
(c) the elimination of the existing access onto Kingston Road, and payment to the Region
of Durham for associated required curb and boulevard restoration works to be
implemented by the Region.
(d) the paving of the proposed parking area, and the identification of specific, dedicated
drop-off and pick-up parking spaces.
(e) the provison of appropriate safety barriers and landscaped areas around the proposed
parking area, where appropriate.
254
APPENDIX II TO
REPORT NUMBER PD 13-01
AMENDING ZONING BY-LAW TO IMPLEMENT
ZONING BY-LAW AMENDMENT APPLICATION A 27/00
255
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by
By-laws 5374/98 and 5530/99, to implement the Official Plan of the City of
Picketing District Planning Area, Region of Durham in Part of Lot 33, Range 3,
B.F.C., in the City ofPickering. (A 27/00)
WHEREAS the Council of the Corporation of the City of Picketing passed By-law 5374/98, as
amended by By-law 5530/99, amending Zoning By-law 3036, to permit the development of
townhouse units, the retention of an existing building for commercial purposes on the subject
lands in the short term and the redevelopment of the commercial block for various commercial
purposes in the long term;
AND WHEREAS the Council of the Corporation of the City of Picketing now deems it desirable
to permit the establishment of a day nursery use either within the existing building or within a
new building constructed on the subject lands in the furore;
AND WHEREAS a further amendment to By-law 5374/98, as amended by By-law 5530/99,
amending Zoning By-law 3036 is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Part of Lot 33,
Range 3, B.F.C., City of Picketing, designated "(H) MU-II" on Schedule I attached
hereto.
2. TEXT AMENDMENTS
(1)
(2)
Section 4. of amending By-law 5374/98 is hereby amended by renumbeting
Subsections (1) to (14) and by adding thereto the following Subsection:
(5) "Day Nurse _ry" shall mean lands and premises duly licensed pursuant to the
provisions of the Day Nurseries Act, or any successor thereto, for use as a
facility for the daytime care of children;
Subsection 5.(2)(a) of amending By-law 5374/98 is hereby amended by .adding
thereto the following clause:
(v) day nursery
Subsection 5.(2)(b)(ii) of amending By-law 5374/98 is hereby amended by
256
(4)
(5)
(6)
(7)
-2-
Subsection 5.(2)(b)(iii)A of a'nending By-law 5374/98 is hereby revoked and the
following is substituted thereto:
A All uses, other than p~rrking and outdoor play areas, shall take place entirely
within enclosed buildings or structures with no outdoor storage or display;
Subsection 5.(2)(b)(iii)B of amending By-law 5374/98 is hereby amended by
adding thereto "or Day iNurserf' following "Restaurant - Type E", where
permitted uses are listed;
Subsection 5.(2)(b)(iii)B(llD of amending By-law 5374/98 is; hereby revoked and
the following is substituted thereto:
(m)
Parking shall be provided and maintained at a ratio of 5.5 parking spaces
per 93 square metres of gross leasable floor area for a Professional Office,
a Business Office and a Retail Store, at a ratio of 8.0 parking spaces per
93 square metres ot' gross leasable floor area for a Restaurant - Type E,
and a minimum of 15 parking spaces shall be provided and maintained for
any Day Nursery use.
Subsection (3) of amending By-law 5374/98, as previously revoked by
By-law 5530/99, is hereby re-established, containing the following clauses:
(3) (a) Uses Permitted ("(Hi)" Holding Symbol)
Despite the provisions of Section 5.(2)(a) and Subsections 5.(2)(b)(i), (ii) and
(iii) of this By-law, while; the "(H)" - Holding Symbol is in place preceding
the "MU-11" Zone desi[gnation as outlined on Schedule I attached hereto, no
person shall use any lands, for any purpose other than thos, e uses permitted and
those requirements outline, d in Section 5.(2)(b)(iii)B of this By-law.
(b) Removal of the "(Hi[" Holding Symbol
Prior to an amendment to remove the "(H)" Holding Symbol preceding the
"MU-11" Zone designation, on all or part of the area so zoned, the owner shall
satisfy the Region of Durham and the City of Picketing respecting road
improvements within Altona Road required to provide appropriate access to
any new development on the subject lands, including the provision of a
northbound left mining lane within Altona Road to the subject lands.
3. SCHEDULE I
Schedule I to By-law 5374/98, as amended by By-law 5530/99, amending Zoning By-law
3036, is hereby revoked and Schedul: ! attached hereto and forming part of this By-law is
substituted thereto.
4. BY-LAW
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and finally passed this
,2001.
day of
Wayne Arthurs, Mayor
Brace Taylor, Clerk
258
TOP OF BANK AS DEFINED BY
T.R.C.A. MAP SHEET No. M.T.R. 6-2
MD-H4 ~
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/
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OS-HL-1
(H)MU-11
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BUILD--TO-ZONE
MAXIMtJM BUILDING ENVELOPE
SCHEDULE .'r TO BY-LAW
PASSED THIS
DAY OF 2001
5,574/98
AMENDED BY BY-LAW
55.50/99 AND aY-LAw
ATTACHMENT
259
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260
ATTACF,,MENT #_.;2. . TO
APPLICANT'S CONCEPTUAL SITE PLAN
A 27100
A. REALE REALTY LTD. (NOW ErflJKIDS CHILD LEARNING CENTRES LTD.)
327
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'UNIT 15
UNIT 16 ~
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LOT B 13
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All parking
,areas and driv
aisles
recommended
to be paved
Recommended
sound barrier
location
ATTACHMENT #, -~
REPORT # PD i,~-O I
,TO
INFORMATION REPORT NO. 27-00
FOR PUBLIC INFORMATION MEETING OF
September 21, 2000
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
261
SUBJECT:
Zoning By-law Amendment Application A 27/00
A. Reale Realty Limited
Part of Lot 33, Range 3, B.F.C.
(Northwest comer of Kingston Road and Altona Road)
City of Picketing
1.0
2.0
3.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the northwest comer of Kingston Road and Altona
Road;
a property location map is provided for reference (see Attachment #1);
the subject property is approximately 0.2 of a hectare in size, and currently supports a
two-storey building, approximately 550 square metres in size;
the existing building is currently vacant;
recently-constructed condominium townhouses are located west and north of the
subject property, a commercial plaza is located to the east across Altona Road, and
detached dwellings are located to the south across Kingston Road;
the subject property currently provides access onto both Kingston Road and
Altona Road (the Altona Road access is a shared access situation with the abutting
condominium townhouse development, while the existing Kingston Road entrance
appears to be no longer used);
a reduced site plan showing the existing property is provided for reference
(see Attachment #2).
APPLICANT'S PROPOSAL
tl~e applicant proposes to establish a day nursery (day care facility) within the existing
two-storey building located on the subject property;
no building expansion is proposed by the applicant at this time to accommodate the
proposed day nursery use;
an associated outdoor playground area is proposed to the west and north of the
existing building.
OFFICIAL PLAN AND ZONING
3.1 Durham Reeional Official Plan
262
Information Report No. 27-00
ATTACHMENT# .-~ TO
REPORt# PD_ I ~ - o
Page 2
3.2
3.3
the achievement of compact urban form, including intensive residential, office,
retail, service and mixed uses along arterial roads and in conjunction with present
and potential transit facilities; and,
the use of good urban design principles including, but not limited to, the
consolidation of special purpose commercial uses into nodes, with particular
emphasis on common interaal traffic circulation and restricted access to arterial
roads by means of service or collector roads, wherever possible.
Pickering Official Plan
designates the subject property "Mixed Use Area - Mixed Corridor" within the
Rougemount Neighbourhood;
permissible uses within this designation include residential, the retailing of goods and
services, offices, restaurants, community, cultural and recreational uses, and special
purpose commercial uses;
this designation encourages uses to serve a broader area at a community scale and
intensity;
when establishing performance standards, restrictions and provisions for Mixed Use
Areas, City Council shall have particular regard to encouraging development in an
integrated manner for a wide variety of uses and purposes, and encourage
intensification over time, up to the maximum floor space indices outlined in the Plan;
Council shall ensure that Mixed Use Areas are designed and developed consistent
with the community design provisions of the Official Plan (Chapters Nine and
Thirteen), and any development guidelines that may be: established in the
Rougemount Neighbourhood;
- the subject property falls within a "Detailed Review Area" that identifies areas within
a specific neighbourhood as priotities for the preparation of detailed land use,
transportation, design or other' development guidelines;
- in undertaking a review, City Council may, among other things, examine the specific
land use mix and arrangement, the scale and intensity of use, the transportation
network, community design requirements, and any other matters Council deems
necessary;
- both Altona Road and Kingston Road are identified as a "Type-B Arterial Road",
designed to carry moderate volumes of traffic at moderate speeds with some access
restrictions;
- Kingston Road is further identi:Sed as a "transit spine", where a higher level of transit
service is encouraged within the City's Urban Area.
Kingston Road Corridor Urban Design and Development Guidelines
- the subject property falls within the "western gateway" into the City and Region of
Durham as identified in the abo ye-noted Development Guidelines;
- objectives within this gateway area include:
signifying entrances into Picketing that symbolize community pride, quality of
life and respect for the nm:tn'al environment;
Information Report No. 27-00
ATTACHMENT#
REPORT # PD
TO
Page 3
263
3.4 Zoning By-law
4.0
4.1
4.2
4.3
- the subject property is currently zoned "MU-11" - Mixed Use Zone, by Zoning
By-law 3036, as amended by By-laws 5374/98 and 5530/99;
this zoning permits restaurants - type E, business and professional offices and retail
stores to be established on the subject lands;
the zoning by-law encourages permitted uses to be established within a new building
located in an established build-to-zone abutting Kingston Road and Altona Road, in
order to encourage a strong building presence at this visible comer;
- the zoning by-law deems the existing two-storey building on the subject property to
comply with the requirements of the Zoning By-law, and allows currently permitted
uses to be established within it, provided that building is not altered externally or
expanded;
an amendment to the Zoning By-law is required to allow a day nursery use to be
established within the existing two-storey building on the subject property.
RESULTS OF CIRCULATION
Resident Comments
- no resident commen.ts have been received to-date;
Agency Comments
- no agency comments have been received to-date;
Staff Comments
in reviewing the application to-date, the following matters have been identified by
staff for further review and consideration:
· ensuring that the proposed development can adequately contribute to the design
elements encouraged through the Kingston Road Corridor Urban Design and
Development Guidelines, particularly encouraging the creation of gateway
features appropriate for the Altona Road and Kingston Road intersection;
· ensuring that the proposed use is compatible with surrounding existing land uses;
· the appropriateness of locating the proposed day care facility on the subject lands,
considering surrounding traffic volumes and proximity to Highway 401
(particularly noise implications);
· reviewing the access to the subject lands directly from Kingston Road;
· determining the appropriateness of the existing building remaining on the subject
lands for a day nursery or the encouragement of redevelopment on the subject
lands;
· site plan matters, including, but not limited to, parking, vehicle and pedestrian
access, landscaped areas and features, fenestration, proposed drop-off and pick-up
areas, site lighting, building improvements, outdoor amenity areas, architectural
features and site grading.
5.0 PROCEDURAL INFORMATION
264
Information Report No. 27-00
ATTACHMENT ~, ~ .TO
REPORT # PD ( ~- c) i Page 4
if you wish to reserve the c,ption 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 decision regarding 'this proposal, you must
request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Company Principal
- the applicant, Mr. Herb Goldsmith, advises that the principal of A. Reale Realty
Limited is Mr. Anthony Reale.
Ron Taylor
Planner 1
Lynda Taylor
Manager, Current Operations
Copy: Director, Planning &Developrnent
ATTACHMENT ~.__~ TO
q.&;.,;-!T ~, PD_/.~ -{2 1
265
STATUTORY PUBLIC INFORMATION MEETING MINUTES
A Statutory Public Information Meeting was held on Thursday, September 21 2000 at
7:00 p.m. in the Council Chambers. '
PRESENT:
L. Taylor
D. Keams
- Manager, Current Operations Division
- Committee Coordinator
The Manager, Current Operations Division, provided an overview of the requirements of
the Planning Act and the Ontario Municipal Board respecting this meeting and matters
under consideration thereat.
ZONING BY-LAW AMENDMENT APPLICATION A 27-00
A. REALE REALTY LTD.
PART OF LOT 33, RANGE 3, B.F.C.
(NORTH-WEST CORNER OF KINGSTON AND ALTONA ROADS)
Lynda Taylor, Manager, Current Operations Division, provided an explanation of
the application, as outlined in Information Report #27-00.
Herb Goldsmith, Applicant, advised that he was present to answer any questions.
Geraldine Goudie, Rougemount Drive, stated her concern with the added
congestion due to the dropping off and picking up of children from this
establishment. She advised that the construction of a pipeline down Whites Road
will cause more traffic to use Altona Road. A number of accidents already occur
along Altona during the winter months. She noted that only 15 parking spots
were proposed and questioned that if these spots are for staff or for parents and if
for parents, where will staff park.
Herb Wank, stated his concern with the planning process.
Herbert Reeve_ renre~qentJnt~ th~ Ano~l~r.~ 1~o,, t~ ..... A 1~-~ D~..1 -.-.-~J L2_
266
ATTACHMENT
REPORT ¢' PD._
Lynda Taylor, Manager, Current Operations Division, advised that there is only
one access to the residential area. and the day care facility. The traffic issue will
be reviewed by City staff. When concerns are reviewed, a meeting will be
arranged with Ms. Goudie and Mr. Goldsmith.
(II)
ADJOURNMENT,.
Thc meeting adjourned at 7:28 p,m.
Dated
Clerk
ATTACHMENT #,, ,~ TO
REPOR'~ # PO, / :~ -(~ !
Page 1 of 1
Taylor, Ron
From: Heath, Rex
Sent: Tuesday, September 12, 2000 12:27 PM
To: Taylor, Ron
Subject: 200912
Interdepartmental Memorandum
Fire Prevention
Date:
To:
Tuesday, September 12, 2000
Ron Taylor
Planning Department
From:
Rex Heath
Fire Prevention Officer
Zoning By-law Amendment Application A 27/00
A. Reale Realty Limited
Part of Lot 33, range 3, B.F.C.
1320 Altona Road
(Northwest Comer of Kingston Road and Altona Road)
City of Picketing
This department has reviewed the applicants proposal to establish a day nursery (day care facility)
within the existing two storey building and provides no objectionable comments.
We understand that the building will be subject to the requirements of the Ontario Building & Fire
Codes, as such the applicant will have to go through the building permit process.
If you have any further inquires regarding this property, kindly contact the undersigned.
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
Whitby, Ontario
L1R 2K6
l elep, ,une: (905)666-5500
1-800-265-3968
Fax: t905) 666-6439
September 6, 2000
A'rT,~,CHMENT ~ ~ TO
R?()~'[ ~ PD 1 .:3 -o I
CITY OF PICKERINi
PICKERING, ONTARIO
The Corporation of the
City of Pickering
Planning Department
Pickedng Civic Centre
One The Esplanade
Plckerin~, Ontario
LIV 6K?
Attention: Mr. Ron Taylor'
Dear Mr. Taylor,
Zoning By-law A~nendment Application A27/00
A. Rcale Realty Limited
Part of Lot 33, R~mge 3, B.F.C.
(Northwest comer of Kingston Road and Altona Road)
City of Pickering
Staff has reviewed the inibrmation on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine NancekiveU,
Planner
CN;em
I:~PROPLAN~ATA~PLNG~ZBL~74}0
i~,. ATTACHMENT# 7 TO
REPORT # PO /9' Q /
HE TORONTO AND REGION OONSERVATION AUTHORI~
Shoreham Ddve, Downsview, Ontario M3N 1S4 (416) 661-66~ F~ 661-6898 h~p://~.trca.on.ca
September 25, 2000
Mr. Ron Taylor
Planning and Development Department
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, ON LlV6K7
269
X-REF: CFN 29580
Dear Mr. Taylor:
RE:
Zoning By-law Amendment Application A 27/00
North-west corner of Kingston Road and Altona Road
Part of Lot 33, Range 3, B.F.C.
City of Pickering
(A. Reale Realty Limited)
We acknowledge receipt of the above noted circulation and offer the following comments.
It is our understanding that the purpose of this application is to allow a day nursery use within the existing
two-storey building on the subject property. We note that no building expansion is proposed. An
associated outdoor playground area is proposed to the west and north of the existing building as shown
on the circulated site plan. Authority staff has reviewed this application and we have no objections to the
approval of this application. However, we provide the following for information purposes. The applicant
should be advised of the following.
We note that the subject property is traversed by the Fill Regulation Line associated with the adjacent
Rouge River valley Corridor. In accordance with Ontario Regulation a permit is required from the
Authority prior to any of the following works taking place:
place or dump fill of permit fill to be placed or dumped in the areas described in the schedules
(Fill Regulation Line) whether such fill is already located in or upon such area, or brought to or on
such area from some other place or places.
In addition, the Authority's "Valley and Stream Corridor Management Program" policies guide our review
of planning applications and deveioprnent proposals. These policies do not permit new development
within the portion of properties affected by valley and stream corridors.
We note that the portion of the site covered by the Fill Regulation Line is not in a natural condition and is
traversed by an existing driveway. No building expansion is proposed. Further, we are satisfied that the
.proposed playground is located outside the Fill Regulation Line. On this basis, we have no objections.
We trust this is satisfactory. However, should you have any questions please.do not hesitate to contact
the undersigned or Gaspare Ritacca at extension 5324.
Yours truly,
Plans Analyst
Development Services Section
Ext. 5306
GR/fa
270
ATTACHM[NT # ~ TO
REPORI~ PD t~-OJ
September 29, 2000
Telefax 905-420-7648
and mail
City of Pickering
Pickering Civic Complex
One The Esplanade
Picketing, Ontario
L1V 6K7
VICTORY
OCT 1 0 2000
CITY OF PJCKERff
PiCKERING, ONTARIO
Attention:
Mr. Ron Taylor
Planner 1
Planning and Development Department
Dear Mr. Taylor
Re:
Zoning By-law Amendment App!Lication A27/00
A. Reale Realty Limited
Part of Lot 33, Range 3 B.F.C.
(North-west comer of Kingston Road and Altona Road)
We are the owner/developer ofth~ "Kingsgate" townhouse project on the lands abutting
the north and west limits of the property subject to the above - referenced rezoning application.
We have, some concerns with this application. They were briefly reviewed with you on
September 21, 2000 by our company's representative, Mr. Michael Gray. The purpose of this
letter is to advise you more specifically of our concerns and to address a suggested resolution of
them.
ATTACHMENT #. ~ TO
REPORT# PD I~-01
271
As part of the City's conditions of approval of Site Plan Application no. S 12/98, we were
required to enter into a "Development Agreement" relating to a number of matters including
those pertaining to the originally-proposed Phase 2 lands (now Rezoning Application A27/00).
This Development Agreement is dated January 5, 1999 and is the subject of the City's file no.
V9901. As it relates tO the Phase 2 lands, paragraph 4 of this Development Agreement essentially
requires the installation of a sidewalk and landscape works within the road allowances for
Kingston Road and Altona Road (on which the Phase 2 lands have frontage) and the provision of
a letter of credit in the amount of $35,000.00 as a guarantee for the installation of these works
and the maintenance of them for a one year period. Consequently, we provided the City with
letter of credit no. 929-146 issued by Banca Commerciale !taliana Of Canada dated the 22nd day
of June 1999 in the required amount of $35,000.00. It is still held by thc City.
Under the current circumstances, it appears there would be no requirement for the
applicant of Rezoning Application A27/00 to be responsible for the sidewalk and landscape
works and maintenance guarantee in the context of their application as those matters have
already been dealt with by the Development Agreement for our Kingsgate project. This is an
inequitable situation. We are of the opinion that the costs of the sidewalk and landscape works
and maintenance guarantee for both the frontage lengths of Kingston Road and Altona Road for
Rezoning Application A27/00 should be properly attributed to it. Such would likely be the case if
there was no Development Agreement for the Kingsgate project.
Accordingly, we hereby request the following:
that the City impose a condition of approval of Rezoning Application A27/00 and any
subsequent Site Plan Approval Application for those lands that the applicant be
responsible for the installation and/or the costs of same for the sidewalk and, landscape
works and maintenance guarantee for the lengths of Kingston Road and Altona Road
on which those lands have frontage; and,
upon the completion of arrangements for item 1 above, the City release all outstanding
securities relating to the Development Agreement for the Kingsgate project (file
V9901).
We would be pleased to review this matter in further detail if you so wish.
272
ATTACHMENT #_ ~ TO
R;:PORT # PD _/3 .- O ~ .
The Regional
Municipality
of Durham
Planning
Department
Box 623
1615 Dundas St. E.
4th Floor Lang Tower
West Building
Whitby, Ontario
Canada L1N 6A3
i (905) 728-7731
· _,x: (905) 436-6612
A. L. Georgleff, ~acm, RPP
Commissioner
of Planning
October 18, 2000
Ron Taylor, Planner
'City of Pickering Planning Department
Pickering Civic Complex
One The Esplanade
Pickering, ON L1V 6K7
Dear Mr. Taylor:
RECEIVED
OCT 2 3 2000
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
Re:
Zoning By'law Arnendment Application A27/00
Applicant: A. Reale Realty Limited
Location: Northwest corner of Kingston Road and Altona Road.
Par: of Lot 33, Range 3, Broken Front Concession
Municipality: ' City of Pickerin~l
in response to your request, we wish to provide the following comments with respect
to Regional Official Plan conformity, the proposed method of servicing/access and
delegated provincial plan review. The purpose of the amendment is to amend the
City's zoning by-law to permit a day nursery (daycare facility) within an existing
building. No new buildings are proposed.
The subject lands are designated as "Living Area" within the Region of'Durham
Official Plan. Lands within ::his designation are to be used predominantly for housing
purposes. The policies of the Plan also encourage community facilities such as day-
care centres to locate within Urban areas and are permitted in'the Living Area
designation. These uses are encouraged to locate in appropriate locations that are
Visible and accessible to residents of the Region, preferably in proximity to existing
and future transit routes.
Both Kingston Road and Altona Road' are Type "B" arterial roads deSigned to
accommodate moderate vclumes of traffic, Kingston Road is also a regional transit
spine.. The policies of the Plan note that in consideration of development
applications adjacent to arterial roads and transit spines that regard shall be had for
the designation of complernentary activities and uses in terms of the density and
intensity.
Comments from the Region of Durham Works Department will follow upon receipt.
The application has been screened in accordance with the terms of the provincial
plan review responsibilities transferred to date. The proposed use of the subject-
/~'TACHMENT #, / 0 TO
~'F,-JR'[ ¢~ PD I,:~-0 I
273
I N T E R
OFF I C
~o:
From:
Date:
Re:
E
MEMO
Cherie Mills - Current Operations Branch
Greg Gummer - Development Approvals
February 26, 2001
Zoning By-Law Amendment Application A 27/00
A. Reale Realty Limited
1320 Altona Road
City of Picketing
Our File: RZ-025-00-P
The Regional Works Department has further reviewed the transportation requirements with
respect the above noted rezoning application and wish to provide the folloWing revised
comments.
The Regional requirement for the construction of left turn lane will be subject to the future
redevelopment of the commercial site and not with the establishment of a day care facility
within the existing building.
As discussed with City of Picketing Planning staff, the Region requests that the
implementing rezoning by-law for the site includes the following provision as a condition of
lifting of the "H". "Upon any future redevelopment of the site, the applicant will be
responsible for road improvements required to provide access to the site, which may include
a left turn lane from Altona Road."
Under site plan control the Region will require the existing access to Kingston Road to be
removed. The applicant will be responsible for the cost of the curb replacement and boulevard
restoration on Kingston Road with the work to be completed by the Region.
274
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That Zoning By-law Amendmem Application A 32/00, submitted by Mr. Dennis
Pitino, on lands being Part of Lot 12, Plan 282, City of Pickering, to change the
existing zoning of the lands from "R4" - Residential Detached Dwelling Fourth
Density Zone to "S3" - Residential Detached Dwelling Zone, in order to permit the
property to be severed into a total of 3 lots with minimum 12.0 metre lot frontage and
minimum 350 square metre lot area, be APPROVED, subject to the conditions
identified in Appendix I to Report Number PD 18-01.
That the amending zoning by-haw to implement Zoning By-law Amendmem
Application A 32/00, as set out in Appendix II to Report Number PD 18-01, be
forwarded to City Council for enact:mem.
REPORT TO
COUNCIL
275
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 1,2001
REPORT NUMBER: PD 18-01
SUBJECT:
Zoning By-law Amendment Application A 32/00
William John Russell
Part of Lot 12, Plan 282
(1855 Woodview Avenue)
City of Picketing
RECOMMENDATION:
That Zoning By-law Amendment Application A 32/00, submitted by Mr. Dennis Pitino,
on lands being Part of Lot 12, Plan 282, City of Pickering, to change the existing zoning
of the lands ~om "R4" - Residential Detached Dwelling Fourth Density Zone to
"S3" - Residential Detached Dwelling Zone, in order to permit the property to be severed
into a total of 3 lots with minimum 12.0 metre lot frontage and minimum
350 square metre lot area, be APPROVED, subject to the conditions identified in
Appendix I to Report Number PD 18-01.
That the amending zoning by-law to implement Zoning By-Law Amendment Application
A 32/00, as set out in Appendix 1I to Report Number PD 18-01, be forwarded to
City Council for enactment.
ORIGIN:
Zoning By-Law Amendment Application A 32/00 submitted to the City of Pickering.
AUTHORITY:
The Planning Act, R.S.O. 1990, chapter P. 13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTIVE SUMMARY:
276
Report to Council PD 18-01
Subject: Zoning By-law Amendment Application ,A 32/00
Date: May 1, 2001
Page 2
The Oakbum Street area, in the vicinit2~ of the subject property, features many lots with both
15.0 metre and 12.0 metre frontages (see Attachment//2 - Applicant's Submitted Plan). Lots
with 12.0 metre frontages exist directly to the south of the subject property and just to the north
of the subject property. The applicant's proposed development will be consistent with the
existing character of the street through rite inclusion of appropriate zoning by-law standards and
the requirement for an architectural design statement. These tools will ihelp ensure that matters
such as maximum building heights, minimum yard requirements and building locations are kept
consistent with other 12.0 metre frontage lots in the area.
It is recommended that the application be approved, subject to conditions.
BACKGROUND:
1.0 Information Meeting
A Public Information Meeting was held on February 15, 2001, to discuss the applicant's
proposal. Information Report No. 04-01, which summarizes the applicant's proposal and
outlines the issues identified through circulation of the application, was prepared for the
meeting. The text of the Information Report is provided for reference as Attachment #3.
The applicant, Mr. Dennis Pitino, was present at the meeting, however did not comment on
the application. Mr. Ray Rossa of 1838 Woodview Avenue spoke in opposition to the
proposal. Concerns were expressed regarding setting a precedent that would allow for future
applications requesting further reductions in lot frontages within the area. Minutes of the
meeting are included as Attachment #4.
2.0 Additional Information
Since the preparation of Information Report No. 04-01, the following agency comments
have been received:
Resident Comments - A letter was received from Cecilia & George Brownsell of 1610
Oakbum Street in objection to the proposed zoning amendment. The objections are based
on concerns respecting the municipal address numbering of the new homes, a decrease in
property values, and the proposed reduction in lot frontages (see Attacinnent #5).
The City's Supervisor, Development Control - Outlined the need fbr additional servicing
(storm, sanitary, water), resolution or' grading issues, and a development agreement (see
Attachment #6).
Veridian Connections - No objectiort to rezoning; however, concems were expressed with
respect to the fact that the proposed 2; lots are not electrically serviced ('see Attachment #7).
The Region of Durham Planning Department - Advised that the proposed amendment to
the zoning by-law conforms to the Regional Official Plan and has no objections to the
Report to Council PD 18-01
Subject: Zoning By-law Amendment Application A 32/00
Date: May 1, 2001
Page 3
277
3.0 Discussion
The application was initially submitted for 1855 Woodview Avenue (Part of Lot 12,
Plan 282). The subject lands are currently zoned "R4", which requires a minimum lot
frontage of 15.0 metres and a minimum lot area of 460 square metres. The subject property
was initially a 'through-lot' with frontage on both Woodview Avenue and Oakbum Street.
However, the property has since been severed (LD 297/00) into 2 lots with one fronting
Woodview Avenue (Part of Lot 12, Plan 282), and the other fronting Oakbum Street (Part of
Lot 12, Plan 282, Parts 2, 3 & 4, Plan 40R-20286).
The applicant has applied to amend the zoning by-law on the portion of the property fronting
Oakbum Street, in order to sever the 37.78-metre-frontage to permit the development of a
total of 3 lots with minimum frontage of 12.0 metres and minimum lot area of 350 square
metres (see Attachment #2 - Applicant's Submitted Plan). The applicant has applied to the
Durham Region Land Division Committee to create the three lots fronting Oakbum Street,
but these applications (LD 298/00 and LD 299/00) have been tabled by the Committee
pending the outcome of this rezoning application.
3.1 Neighbourhood Character
Frontages and areas of the lots in the vicinity immediately surrounding the subject property
are characterized by both 12.0 metre and 15.0 metre frontages. Lots on the east side of
Oakbum Street from Pine Grove Avenue to Westcreek Drive are zoned "S 1" with minimum
15.0 metre lot frontage and minimum area of 450 square metres (see Attachment #2).
Lot frontages on the west side of Oakbum Street are slightly more diverse in comparison to
the east side. The lot immediately to the north of the subject property is zoned 'R4' with a
minimum 15.0 metre lot frontage and minimum area of 460 square metres, while the
remaining six lots to the north are zoned 'S3' with minimum lot frontages of 12.0 metres
and areas of 350 square metres. The two lots immediately to the south of the subject
property are similarly zoned 'S3' with the next five lots south of these zoned 'R4' (see
Attachment #2).
The applicant's proposal conforms to the existing 12.0 metre frontage lots within the
immediate area. The applicant's submitted plan reflects proposed lot frontages of
12.5 metres.
The ~proposed change in zoaing would not have a significant impact on the identity and
character of the neighbourhood. The applicant has requested that the subject lands be zoned
'S3'- Residential Detached Dwelling Zone, which is identical to the zoning already in place
for the 12.0 metre lots existing on the street. The character of the street will be maintained
by incorporating identical setback, height, and coverage requirements in the By-law,
consistent with those in the existing "S3" zone to the north of the subject property.
Any proposed residential development should also be compatible with the existing built
form on the street. It is recommended that the owner / applicant prepare an architectural
Report to Council PD 18-01
Subject: Zoning By-law Amendment Application A 32/00
Date: May 1, 2001
Page 4
3.2 Development Control Concerns
The proposal will require that one additional set of servicing connections be provided
(storm, sanitary and water) as only two sets of services were originally provided on the
street. A rear catch basin is also re.qc[ired which will need to be placed on easements within
the proposed new lots. This proposal should be subject to a development agreement that
addresses such items as, but not limited to, additional services, easements, road restoration,
boulevard tree planting, driveway apron paving, lot grading / sodding and the necessary
securities to ensure that these items ~re completed. These matters will be secured through
the conditions of land severance irrtposed by the City on applications LD 298/00 and
LD 299/00. The owner / applicant wii[l be required to enter into an appropriate development
agreement with the City, to address all outstanding concerns.
3.3 Municipal Address Numbering
Staff received comments from Cecilia and George Brownsell residing at 1610 Oakburn
Street expressing concern over any potential municipal address changes along the street that
may be required to accommodate this development. As a result of previous applications
along their street, the Brownsells haw~ had their municipal address changed, causing them
significant inconvenience and difficulties. While it is true that only two municipal street
numbers are available for the three proposed lots, staff will ensure that any special address
arrangements do not impact on existing homes to the north and south, but rather impact only
the new homes created by this application.
4.0 Avplicant's Comments
The agent concurs with the recommendations outlined in this report.
Report to Council PD 18-01
Subject: Zoning By-law Amendment Application A 32/00
Date:
May 1, 2001
Page 5
279
ATTACHMENTS:
2.
3.
4.
5.
6.
7.
8.
Property Location Map
Applicant's Submitted Plan
Information Report
Minutes of the Public Information Meeting
Resident Comments - 1610 Oakburn Street
Supervisor, Development Control
Veridian Connections
The Region of Durham Planning Department
Preps, ed By: ~
( JOhn A~dreevski
g Technician
Approved / Endorsed By:
DNaX}cCtV' 7~) evelopment
Ly~d~-~D. X-f-~tylor, MC~
Manager, Current Operations
JXA/pr
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council
,l~o~a~ J. Q~, Chief Adm~~
28O
APPENDIX I TO
REPORT NUMBER PD 18-01
RECOMMENDED CONDITIONS FOR
ZONING BY-LAW ~MENDMENT APPLICATION A 32/00
1.0
2.0
3.0
That prior to the issuance of a~ay building permits, the owner/applicant prepare 'an
architectural design statement to the satisfaction of the Di[rector, Planning &
Development, addressing such matters as, but not limited to, building location, housing
style and type.
That the following condition be included in comments to the Land Division Committee
regarding applications LD 298/00 and LD 299/00.
That the owner/applicant enter into an appropriate development agreement to the
satisfaction of the City to add, tess matters to include, but not necessarily limited to,
servicing, easements, road restoration, boulevard tree planting, driveway apron
paving, lot grading / sodding, as~d required securities to ensm,e completion of the
project.
That any municipal address changes resulting from the potential creation of three new
lots, be imposed on and accommodated by the new lots and not impact the existing homes
to the north or south of the subject property.
A~PENDIX H TO
REPORT NUMBER PD 18-00
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 32/00
282
THE CORPORATI~)N OF THE CITY OF PICKERING
Being a By-law to amend Rest]Scted Area (Zoning) By-law 303{5;, as amended, to
implement the Official Plan of the City of Picketing District Planning Area,
Region of Durham in Part of Lot 12, Plan 282 (Parts 2, 3, 4, Plm~ 40R-20286), in
the City of Picketing. (A 32/00)
WHEREAS the Council of The Corporation of the City of Picketing deems it desirable to rezone
the subject lands, being Part of Lot 12, Plan 282 (Parts 2, 3, 4, Plan 40R-20286), in the City of
Picketing, to rezone the subject lands from "R4" - (Residential Fourth Density Zone) to
"SY' (Residential Detached Dwelling Zor[e);
AND WHEREAS an amendment to By-.law 3036, as amended, is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE AMENDMENT
Schedule "I" to By-Law 4605/95; is hereby amended by adding thereto those lands being
Part of Lot 12, Plan 282, further described as Parts 2, 3, & 4, Plan 40R-20286, and
including the said lands in the "S.3'" (Residential Detached Dwelling Zone) zone category.
Accordingly, Schedule "I" to By-Law 4605/95 is replaced with Schedule 'T' attached
hereto.
2. BY-LAW 4605/95
By-law 4605/95 is hereby further amended only to the extent nece, ssary to give effect to
the provisions of this By-law as se~ out in Section 1 above, and as set out in Schedule I
attached hereto. Definitions and subject matter not specifically dealt with in this By-law
shall be governed by the relevant provisions of By-law 3036, as amended.
3. EFFECTIVE DATE
This By-law shall take effect from. the day of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
BY-LAW read a first, second and third time and finally passed this day of
,2001.
Wayne Arthurs,
PART OF LOT 12
PLAN 282
PART OF LOT 12
PLAN 282
S3
PART OF LOT 12
PLAN 282
283
PART OF LOT 12
PLAN 282
S3
PARTS 2, J AND 4,
40R-20286
N
SCHEDULE T TO BY-LAW 4605/95
PASSED THIS
DAY OF 2001
AS AMENDED BY
BY- LAW
284
ATTA£:HMENT d_ I
REP, OaT # PO I ~ "' ~ I
oC)~\O0~
THICKET
WATERFORD
ATTACHUEET # '/~ TO
REPORT~ PO I~ -<2 t
285
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 32/OO
W. RUSSELL
286
' ATTACIIII~ITI~ ~'~',~" TO
FU~PCXiT d~ FO I~-C~I
INFORMATION REPORT NO. 04-01
FOR PUBLIC INFORMATION MEETING OF
February 15, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, 1LS.O. 1990, chapter P. 13
SUBJECT:
Zoning By-Law Amertdment Application A 32/00
William John Russell
Part of Lot 12, Plan 282
(1855 Woodview Avenue)
City of Picketing
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
- the subject property is located in-between Woodview Avenue and Oakburn Street,
just south of Pine Grove Avenue (see location map - Attachment #1);
- the property' fi'onts onto both Woodview Avenue and Oak:bm Street and is
4010 square metres in size (approximately 0.4 hectares);
- there is an existing detached dweli[ing presently on site fronting Woodview Avenue;
- the surrounding land uses include residential homes to the north, south, west and east.
APPLICANT'S PROPOSAl.
the applicant, Dennis Pitino, proposes to change the zoning on the subject lands from
the current "R4" - Residential Detached Dwelling Fourth Density Zone, which
requires a minimum 15-metre lot frontage and a minimum 460 square metre lot area;
- the proposed zoning changes would only apply to the portion of the lands that front
onto Oakbum Street (see Applicant's Plan- Attachment #2);
- the applicant proposes to sever the rezoned portion of the property fronting on
Oakburn Street into 3 separate lots;
- the requested "S3" - Residential Detached Dwelling 'Zone, would' permit the
establishment of 3 new lots with :minimum lot frontages of 12-mtetres and minimum
lot areas of 350 square metres;
the applicant has applied to the Durham Land Division Conmfittee for severance,
application numbers LD 297/00} LD 298/00 and LD-299/00;
- application LD 297/00 has been approved and has severed the portion of the subject
property which fronts on Oakbum Street;
- applications LD 298/00 and LD 299/00 to further sever the portion of the property
frontin~ on Oakbum Street into ~ lnt.q hav,~
information Report No. 04-01
ATTACHMENT f ~
REPORTdPD Icz,'OI
TO'
Page2
3.2
3~3
3.4
287
Piekering Official Plan-
Schedule I of the Pickering Officia! Plan - "Land Use Structure", designates the
subject lands as "Urban Residential Area - Low Density" which permits residential
development up to and including 30 units per hectare;
the applicant's proposal complies with this designation;
Compendium Document tO the Official Plan
- The subject property is located within the Highbush Neighbourhood;
there are no applicable development guidelines which relate t° the subject site;
Zoning By-law_
- Zoning By-Law 3036 identifies the subject lands as "R4" - Residential Detached
Dwelling Fourth Density Zone;
- the '~R4" zoning requires a minimum lot frontage of 15 metres and a minimum lot
area of 460 square metres;
- an amendment to the by-law is required to allow the applicant's proposal to proceed.
4.0
4.1
4.2
RESULTS OF CIRCULATION
Resident Comments
- no written resident comments have been received to date;
Agency Comments
- the Durham District School Board has no objections to the proposed Zoning By-Law
Amendment (see Attachment #3);
- no other written comments have been received to date;
4.3
Staff Comments
in evaluating the application to-date, staff's review will include the fell'owing:
· a comparison between the proposed lot frontage and lot area, and the range of
existinglot frontages and lot areas in the vicinity;
· a determination 6f the impacts of the proposed change in zoning on the identity
and character of the neighbourhood;
· an assessment of the compatibility of the potential, residential development on the
subject site to that 0fthe existing built form on the street.
5.0
PROCEDURAL INFORMATION
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
'~?.~ ~onnation Report.No. 04-01
288
Page 3
6.0
6.1
6.2
_OTHER INFORMATION
· Aopendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the application at the time of'writing report;
~Information Received
full scale copies of the Applicant's submitted plan are available for viewing at the
offices of the City ofPickering Pl~aing & Development Department.
Technician
JA/pr
Copy: Director, Planning & Development
Lynda Taylor, MC~fRpp ,
Manager, Current Operations
ATTACHIVIENT ~ ''~ 'TO
REPORT ~ PD [ co ~Oi ,
289
APPENDIX I TO
INFORMATION REPORT NO. 04-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to' date
COMMENTING AGENCIES
(1) The Durham District School Board
COMMENTING CITY DEPARTMENTS
(1) none received to date
290
Excerpts from Statulo:ry Public Information Meeting Minutes
of
Thtrrsday, February 15, 2001
_STATUTORY PUBLIC !i~,FORMATiON MEETING MJNUTES
The Manager, Current Operations Division, provided an overview of ~!he requirements of
the Planning Act and the Ontario Municipal Board respecting this meeting and
matters under consideration thereat.
(III)
ZONING BY-LAW AMENDMENT APPLICATION A 32..00
WILLIAM JOHN RUSSELL
PART OF LOT 12, PLAN 282
..(1855 WOODVIEW AVENUE)
John Andreevski, Planning Technician, provided an explanation of the
application, as outlined in Inforraation Report//04-01.
Ray Rossa, 1838 Woodview Ave., stated that the approval of this application
could provide a precedent for applications requesting further reductions.
293
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
ADDRESS/PLAN:
I-MUNICIPALITYi '
I REF. NOa A 32/00
William Jolm Russdl
1855 Woodvicw Avenue - West side of Oakbum Street, south of Pineg~ove Avenue
(Part of Lot 1~, Plan 282)
Picketing
SUBMISSION DATE; Jan -uary 24, 2001
1. Othe~
Thc three (.3) proposed lots on Oakbum Stxeet have not been cloche'ally sen, iced, The cost to service is
$3,500/service. This fixed fee does not inclmte extending the service to the meter base on private property
or $130/service connection fee. Please allow eight (8) weeks £o~ boulevaxd servicing.
Technical Representative - Fred Rainingct
Telephone 42%9870 Ext, 3255
PP/dt
294
'ATTACHMEI~r # ~
REPOR'r# PD j C~ _ (~ I
TO
The Regional
Municipality
of Durham
Planning
Department
Box 623
1615 Dundas St. E.
4th Floor Lang Tower
West Building
Whitby, Ontario
Canada L1N 6A3
Tel: (905) 728-7731
February 22, 2001
John Andreevski
Planning Department
Pickering Civic Complex
One The. Esplanade
Pickering, ON L1V 6K7
Dear Mr. Andreevski:
Re:
Zoning Amendment Application A 32/00
Cros§ Ref.: LD 297/00, LD 298/00, and LD 299/00
Applicant: William ,John Russell
LOcation: Part Lot 12, Plan 282
Municipality: City of Pickering
FI-_~ z 6 ZU01
PL/:' N Hf,%'G ,; ix;D
D,=~EVE!.OPMENT DEPARTMENT
Fax: (905) 436-6612
A. L. Georgieff, ~cm, RP~
Commissioner
of Planning
We have reviewed this application and'the following comments are offered with
respect to compliance with the Durham Regional Official Plan, the proposed
method of servicing and delegated provincial plan review responsibilities. The
purpose of the application is to permit a reduced frontage for the creation of three
(3) residential lots by the consent process.
The subject property is designated "Living Area" in the Durharn Regional Official
Plan. Lands' within this.designation shall, be used predominately for housing
purposes and shall be developed to incorporate the widest possible variety of
housing types, sizes and tenure. The proposed amendment is in conformity with
the Durham Regional Official Plan.
The Regional Works Department notes that municipal water and sanitary sewer
services are aVailable to the proposed lots': Regional servicing requirements,
financial and otherwise, are to 3e satisfied as a condition of Land Division.
This application has' been screened in accordance with the terms of the
provincial plan review responsibilities and no provincial interests would appear to
be affected.
If you have any questions or require additional 'information, please call me.
ATTACHMENT#,,,--~ TO
REPORT # PD..... I c~ ,- O i
291
02-15-2001- 12: 09PH FP..OH HPCL. £_905)2E~E,-3045 TO
~ROWNSELL,Cl :CILIA (HP-,.Canada,exl)
, plan
.Cc: i BROWNSELL.CECILIA (HP-Canada,exl); george
$?bje~: Zoning By-Law Amendment Application A 32/00
.,
.,
~e wish to put forwa 71 the following comments and our objection to the re-zoning of "Part of Lot 12, Plan 282" 1855
Woodv~w A¥enue. I
~r cor~ments and o~ actions are as follows:
P'I a~ed the land fi' ~m our property north to Pinegrove Street.
~t Thisilandl was zon ,d for 15 Metre lots
3.1 In gt~od faith, havi~
g checked that the land to the north of our property, and the land south of our property (as cohfirmed
i~lyour letter Of Jan 2,/01 ) was zoned "R4"- Residential Detached Dwelling Zone. which requires a minimum 15 m(~tre lot
ff~ntage,' and a 460 s( Jare metre :lot area, we proceeded with our purchase.
4,.i Our ~]ood faith wa.' shattered a couple of years later when our builder applied to the Town of Picketing to rezonelthe
lahd heiOwned to the ~orth of our properly. In Spite of our objections, the Town allowed the rezoning to allow our bdilder to
~.b~ild h~ses next to ; with a lot frontage of 12 metres and a minimum lot area of 350 metres.
$.1 We r~ow sat on Oa~burn Street with 15 Metre lots up and down the east Side of the street, an
hi ' ' . . . d mostly 15 Metre a nd
, gher I,ets or~ the west side of the street, but d~rectly beside us we had 12 metre lots.
6~.;At th!s time, we ha(~ great difficulty with the Town, as not only was the land rezoned, but due to the rezoning, our strel~t
~had td be changed flom 1594 t° 1610 This caused us much time effort, inc v ' .
~ · - , . on enlence, financially etc. We.had1
~ea~eg~lj°~tlSltr~eot e~d(~r~ioOL~eh~nUcSoenav~d_ .c_h~ange our addre, ss .on e.v.e,rythiR, g from cheques to every single person/corn[ any
. ., ~u v~n~ence, no one unaerstooa it [you naven't moved but your address is changed, are
yo~u sur~?). We even ~nded up with an unpaid bill in collections and a bad credit rating (this was due to an approxin late
$;1100,. E~ton~ Credit Cai id charge that we forgot we had made and had omitted ~o change our address with Eatons).
7 ;Our good ne~ghbo~
ie :- any further mail re,
y~prs. We stili come a
~i~o here we are ag~
el~phan!" sitting on a
Oakburn Street was tt
a~l the ~treetappear<
a~ea and no 12 metre
:
9.; ~We d~ not believe
qeite dis~once~ing to
'a~pare~tly has incre~
p~pe~i~s all surround;
similar hpuse, on the s
p~pedies of ~:imilar si~
Tb~conclude, we ve~l
ar~ be'n~ singled out_ ~
irs' who live at 1594 Oakburn put nasty messages across any mail that went to their house fo~ us
;eived by us for you will be thrown out. The consequences of the .address change went on fo~
;ross people/companies who have our address as 1594 Oakburn.
in faced with another rezoning south of us. Is it realh/the City's intent to make us a "white
5 metre lot with 12 metre lots all around us. The mare reason we bought on the west side of
9 custom built houses on 15 metre and larger frontages. Our builder had his zoning for 15 metre
d to us to have excellent potential. We even took the time to look at Planning Dept's map of t(~e
ors were apparent - every property was 15 metre or higher.
~at !he City purposely means to devalue our property, but this is certainly wh~, ii ~,-,,-,~ ~u~,
9ce~ve a re-assessment notification for propertv taxes where the est~m~*~,~' ~'-~;~'~,
ed. $3.0~000. We, of course, have been valued w~th similar properties in the ~r~ I~r¢, *h',-~
~ oy .lz metre I.ots.?) I am sure for property taxation purpos'es,'we are navin~'t~ ~n~'~'a~e
~.me s,ze property out the other properties have the enormous advanta~ ~f ~'eing surrou~;~
/
nuch object to the rezonin9 of the above mentioned land and feel very strongly that in essen& we
292
FU PORI' P FO !g
PLANNING &DEV. ELOPMENT DEPARTMENT
MEMORANDUM
February 9, 2001
To:
From:
Subject:
John Andreevski
Planning Technician
Robert Starr
Supervisor, Developmenl! Control
Zoning By-law Amendment Application A 32/00
William John Russell
Part of Lot 12, Plan 282
1855 Woodview Avenue
(West side of Oakbum, south of Pinegrove Avenue)
City of Picketing
We have reviewed the above-noted applmation and provide the following comments.
1)
This proposal for three lots fi:onting Oakbum Street will require additional
servicing (storm, sanitary and water) to be provided as only two sets of services
were originally provided.
Through the review of a preliminary lot grading plan for this proposal, it was
determined that a rear yard catch basin will be required, which will need to be
placed on easements within the proposed lots.
This proposal should be subject to a development agreement to address such items
as the additional services, easements, road restoration, boulevard tree planting,
driveway apron paving, lot grading/sodding and securities to ensure completion
295
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That Council consider the request of the Pickering Rod and Gun Club to establish a
shooting range and associated club trailer facility on lands north of Taunton Road,
between Sideline 22 and Brock Road.
That should Council support the request of the Pickering Rod and Gun Club, that the
following resolution be passed by Council:
That the Ontario Realty Corporation be advised that the City of Pickering sanctions
the use of Provincially owned lands located in Concession 4, Part Lots 21-23,
comprising approximately 10 hectares on the north side of Taunton Road, west of
Brock Road and east of Sideline 22, consisting of wetlands and an abandoned sandpit,
for a shooting range and associated clubhouse trailer for the Picketing Rod and Gun
Club, subject to the following conditions:
a) that the use of the lands be only for the Pickering Rod and Gun Club.
b) that the use of the lands be restricted to a shooting range and a portable trailer to
support the Club activities, for a time period ending December 2003, with yearly
extensions beyond 2003 granted only with sanction from Picketing Council.
c) that vehicular access to the site be approved by the City and/or the Region of
Durharn.
d) that the Picketing Rod & Gun Club provide the City with a general site plan
indicating site access, and facility details.
e) that the hours of operation of the shooting range be restricted to 11:00 a.m. to
6:00 p.rr~ daily, with hours extended to 8:00 p.m. during the months of May to
Anmmt inclusive.
REPORT TO
COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 7, 2001
REPORT NUMBER: PD 14-01
SUBJECT:
Pickering Rod and Gun Clab
Request to Re-establish Facility in Pickering
Provincial Lands, Part Lots 21/22/23, Concession 4
City of Pickering
RECOMMENDATION:
That Council consider the request of the Picketing Rod and Gun Club to establish a
shooting range and associated club trailer facility on lands north of Taunton Road,
between Sideline 22 and Brock Road.
That should Council support the request of the Pickering Rod and Gun Club, that the
following resolution be passed by Council.
That the Ontario Realty Corporation be advised that the City of Pickering sanctions the
use of Provincially owned lands located in Concession 4, Part Lots 21-23, comprising
approximately 10 hectares on the north side of Taunton Road, we, st of Brock Road and
east of Sideline 22, consisting of wetlands and an abandoned sandp,:it, for a shooting range
and associated clubhouse trailer for the Pickering Rod and GtLn Club, subject to the
following conditions:
a) that the use of the lands be only for the Pickering Rod and Gun Club.
b)
that the use of the lands be restricted to a shooting range and a portable trailer to
support the Club activities, for a time period ending December 2003, with yearly
extensions beyond 2003 ~;:ranted only with sanction from Pickering Council.
c) that vehicular access to tihe site be approved by the City and / or the Region of
Durham.
d) that the Pickering Rod & Gun Club provide the City width a general site plan
indicating site access, and facility details.
e)
that the hours of operation of the shooting range be restricted to 11:00 a.m. to
6:00 p.m. daily, with hours extended to 8:00 p.m. during the months of May to
August inclusive.
f) that the Pickering Rod & Gun Club secure all other required certifications and
Report to Council PD 14-01
Subject: Pickering Rod and Gun Club
Date:
May 7, 2001
Page 2
297
ORIGIN:
Request of the Pickering Rod and Gun Club to City Councillor Pickles dated February 3, 2001,
and Councillor Pickles request that the matter be brought forward for Council's consideration.
AUTHORITY:
N/A
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTIVE SUMMARY:
N/A
BACKGROUND:
The Pickering Rod and Gun Club (PRGC) have approached the City, through City Councillor
Pickles, to gain support in its initiative to secure a new base for its Club activities. The PRGC
claim a 42 year historical existence in Pickering, and recently lost is Club facilities on the south
side of Highway 7, west of Brougham, due to the construction of Highway 407.
PRGC have identified a preferred site to re-establish its Club activities, on Provincially owned
lands, located on the north side of Taunton Road, west of Brock Road, in the vicinity of Sideline
22. These lands comprise an area of approximately 10 hectares and consist of wetlands and an
abandoned sand pit (see location map, Attachment 1). The lands are located outside the area
where the discharge of firearms is prohibited by Pickering By-law 247/75. An outline of the
PRGC's proposed activities is provided in a letter from Nigel de Paulsen, Secretary, Pickering
Rod & Gun Club, dated February 3, 2001, (see Attachment 2). The Club proposes that the
shooting range be open from 11:00 a.m. to 6:00 p.m. daily to members of the PRGC, with hours
extended to 8:00 p.m. during summer months. A portable building is proposed to be located on
the site, not visible from any public roads, and trap houses are proposed to be erected. Access to
the site is proposed to be from either Taunton Road or Sideline 22.
The property management for these Provincial lands, Del Management Solutions, have advised
that it will consider the PRGC's request to negotiate a lease of these lands subject to conditions,
one of which requires the Club to obtain rezoning of the premises from the City of Pickering (see
letter dated January 9, 2001, from Del Management Solutions, see Attachment 3). The lands are
currently zoned 'A'-Agricultural and 'Q'-Quarry by Zoning By-law 3037, and are designated
'Seaton Urban Study Area / Natural Area' by the Pickering Official Plan. The lands are also
~,~ ,,T~*h~,, ~ l~,-o~r O0 hectare r~arcel, l~rol~osed to be severed by the Ontario Realty
298
Report to Council PD 14-01
Subject: Pickering Rod and Gun Club
Date:
May 7, 2001
Page 3
A three year time period would proviqe the PRGC with a measure of certainty to justify limited
site investment, while providing sufficient time to secure a more permanent site elsewhere. The
use of these lands for the purposes proposed by PRGC should not prejudice the future
development of the area and should no'I cause any undue disruption to the surrounding lands.
The previous activities of the PRGC at its past location were conducted in a responsible fashion.
ATTACHMENTS:
Location Map.
PRGC's Proposed Activities.
Letter from Del Management Solu~tions dated January 9, 2001.
Prepared By:
Approved / Endorsed. By:
Direct~~& Development
Bruce Taylor
City Clerk
NC/BT/kb
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council
/~ho~as J. Qt~i~n, C~er A-'~d~i's~aiiv~O~icer
Location Map
299
WHITEVALE
3O0
3rd February, 2001
Mr. D. Pickles,
Local Councilor, Ward 3
Picketing, Ontario.
Secretary, Picketing Rod & Gun C:ilub
878 Danvin Drive
Pickedng, Ont L~X 21'7
RECEII.VED
1 4 2001
CITY' OF PICKERJNG
PLANNING AND
SUBJECT: Land use proposal- Part Lots 21, 22, 23; Concession 4 (Picl~ring)
Dear Mc Pickles,
.The purpose of this letter is to help understand the intentions of the Pickering Rod & Gun Club (PRGC)
~n regards to the land use and activiti~ ~L~SOciated with the above-mentioned property. Specifically,
PRGC is interested in the unusable land parcels (unfit for farming), consisting of wot lands and the
abandoned sandpiL
This. property has been vacant for many years. It's location and physical characteristics fully support the
environmental requirements and would bo geographically suited to our needs.
PROPOSED ACTIVTrlES:
· Work closely with the Toronto Conservation Authority to restore and improve the local wild life
habitat
· Promote Clay target shooting, using shotguns and light target shot loads.
· Provide Firearms safety instruction training.
· Promote Rifle shooting activities - dependent upon approval by the Chief Fire. arms Officer.
· Conduct monthly club meelings and Fund Raising sessions to assist local community groups.
· Conduct 2 "Turkey" (paper targe{s) shooting events annually
· On non-shooting days:
· Provide information and instruction on wild life conservation to local interest groups, e.g.,
construction of nesting boxes for birds; education on native vegetation and edible wild plants;
use of maps and compass; identification of wild birds (Children's "Green Wing" days), etc.
· Promote family social activities such as; "Corn Roasts", Fish Fry Festivals & C,:anine training.
Or ON:
· The shooting range would be open f~m 11:00AM to 06:00PM daily to members of the PRGC.
Dudng the summer months the hours will be extended to 08:00PM.
· The facilities will be open to the public on weekends for shooting activities from May to December.
The range will be strictly supervised when the public is present.
STRU :
· Portable building structure consisting of a wheeled trailer whose dimensions m~sure 16 feet by 32
feet
· Hydro line feed from SideLine 22 or Taunt:)n Road.
· Improve the present access road (north ~!Taunton road)
· Page2
REPORTP PD -
February 2, 2001
· 2 Trap houses whose dimensions measure 8.5 feet by 7.5 feel Each Trap'house will be buried at
5.0 feet below grade, with 2.5 feet above grade.
· Erect a 20-foot wide double chain link fence on the north side of the exisUng culvert to control
access to the desired property. As well as idenUficafion of dub details.
o Erect professionally painted warning signs that will be posted at a distance of at least 800 feet of
the shooting area. · present shooting range safety specifications as
· Erect the required -backstops" that comply Nth the
outlined by the Ontario - Chief Firearms Officer.
Over the club's 42-year historical existence in Picketing, PRGC has deafly demonstrated its
responsibility and commitment to the community by remaining infraction free. PRGC is also aclNeiy
involved in the community, supporting numerous environmental and social programs (confirmed with
Toronto Conservation authority;, Ducks Unlimited - Picketing and Frenchman's Bay Waer shed
project).
you have our full commitment that all condiUons and considerations stipulated for the environment and
surrounding community will not be compromised.
In the event that the ~no discharge" of firearms boundary is extended beyond the 4u~ Concession, the
Picketing Rod & Gun Club is requesting an exemp{Jon from the enforcement of the revised by-law.
Yours~ly,
Ni~l~ Paulsen
S~r/etary, Picketing Rod & Gun Club
· cc Veto Ma~n, Dir~or- Picketing R~ & Gun Club.
Affachme~
301
DEL
Janua~ 9,2001
REPORT ~ PO_J,./- o f
IDel Management
Solutions Inc,
310, Highway #7, Green River
R.R. #1, Locust Hill, Ontario
L0H 1J0
3'bJephone: (905) 472-7300
· Facsimile: (905) 294-5886 '
Picketing Rod & Gun Club
878 Darwin Drive
Pickering, Ontario
L1X2P7
ATTENTION: NIGEL PAULSEN
Dear Sir:
RE: REQUEST FOR LEASE ON ORC LAND
Further to your letter addressed to Janet F!cker MPP, dated July 17, 2000, forwarded to DEL
Management Solutions for response on January 2, 2001. Please be advised that the Ontado
Realty Corporation is prepared to reconsic er your request to negotiate a
located at Concession 4, Part Lots 21 - 2~:, based on the following: lease for the property
1. The Pickering Rod and Gun Club will at its own expense obtain the re-zoning of the said
premises and obtain official approval and certification.
2. If the Municipality agrees with the rezoning, The Pickering Rod and Gun Club will at its
own expense conduct a Phase 1, environmental investigation as required by ORC rules
for change of land use, (Class E.A.).
Once the above has been completed and submitted to DEL Management SohJtions for review,
you will be contacted with the recommenclations.
Should you have any further questions, please do not hesitate to contact the undersigned at (905)
472-7300 Ext. 227.
Sincerely,
DEL MANAGEMENT SOLUTIONS INC.
~'eZniR~erty Manager
/Ir
C: Becky Barnett, Ontario Realty Corporation
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE
MOVED BY
SECONDED BY
That the Region of Durham Planning Department be advised that the October 2,
2000 resolution of Pickering Council (Resolution #126), establishing a July 1, 2001
commencement date for the delegation of the approval authority for draft plans of
subdivision, condominium and part lot control exemption by-laws, is REVISED to
reflect a January 2, 2002 commencement date.
304
PICKERING
REPORT TO
COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 1,2001
REPORT NUMBER: PD 17-01
SUBJECT:
Delegation of Appr°val Authority for
Draft Plans of SubdMsion, Condominium and
Part Lot Control Exemption By-laws
City of Picketing
RECOMMENDATION:
That the Region of Durhmn Planning Department be advised that the October 2,
2000 resolution of Pickermg Council (Resolution #126), establishing a July 1,
2001 commencement date fi)r the delegation of the approval authority for draft
plans of subdivision, condominium and part lot control exemption by-laws, is
REVISED to reflect a Januap./2, 2002 commencement date.
O~G~:
Subdivision Delegation Working Group on behalf of the Durham Planning System
Review Team.
Council Resolution of October 2, 2000 (#126/00) recommending that: the Region delegate
approval authority respecting draft plans of subdivision and condominium and part lot
control by-law exemption by-laws ti'om the Region of Durham to the City of Pickering.
AUTHORITY:
The Planning Act, R.S.O. 1990, chapter 13
FINANCIAL IMPLICATIONS:
Revision to the delegation commence~nent date has no financial implications for the City.
EXECUTIVE SUMMARY:
N/A
Report to Council PD 17-01 Date: May 1, 2001
Subject: Delegation of Approval Authority for Draft Plans of Subdivision,
Condominium and Part Lot Control Exemption By-laws Page 2
control exemption by-laws to the City of Picketing commencing July 1, 2001, in
accordance with the Memorandum of Understanding/Agreement.
Staff have commenced the establishment and updating of local procedures to
address the acceptance of delegation authority. However, due to priorities and
workload, necessary procedure development and Staff training have not progressed
sufficiently to accommodate the transition by July 1, 2001. Further, acquisition of
AMANDA, a permit and application tracking system, which is an important support
element of delegation, haS yet to be considered by City Council in the 2001 Budget.
Consequently, in order to enable an efficient procedural process to be established
prior to delegation, it is recommended that the City delay acceptance of the
delegation authority until January 2002.
The recommended delay in receiving delegated authority will not impact the
processing of development applications or affect the City's ability to deal with the
applications. The status quo will remain. All applications will continue to be
submitted to the Region of Durham and forwarded to the City for local input. City
Staff will continue to forward reports and recommendations to Picketing Executive
Committee and Council in accordance with the current reporting process. Council's
recommendations will be forwarded to the Region as local input into the review and
decision making process.
It was initially anticipated that The Municipality of Clarington and the City of
Picketing would accept delegation from the Region on July 1, 2001. It is our
understanding that Clarington is also delaying acceptance of delegation authority.
ATTACHMENT:
1. City Council Resolution #126/00
Prepared By:
Lynda Taylor, MCIP, RPP
Manager, Current Operations
LDT/jf
Attachment
Approved / Endorsed by:
t
306
ATTACHMENT
RIEPORT # PD__f_..7_...~.~_,
DATE:
TO:
FROM:
INTER-DEPARTMENTAL MEMORANDUM
CLERK'S DIVISION
October 3rd, 2006
Nell Carroll, 'Dkector, Planning & Development
Bruce Taylor, City Clerk
Please be advised that the Council of the City of Picketing passed Resolution #126/00,
Item//4 at the Council Meeting of October 2nd, 2000, as follows:
That City Council endorse the recommendations of the Planning System
Review. Team and Subdivision Delegation Working Group to delegate
approval authority for draft plans of subdivision, Condominiums and part lot
comrol exemption by-lmvs, Eom the Region of Durham to the City of
Pickering.
That the Director; Plamfing & Development be authorized to sign the
Memorandum of Underst'.mding/Agreemem between the Region of Durham
and the City of Pickering setting out the roles for review and the process to
implement the draft plan of subdivision, condominium and part lot control
exemption'by-law approvaJ[ delegation process.
That the Region of Dar. ham and Province be requested to delegate the
approval authority for draft plans of subdivision, condominiums and part lot
control exemption by-laws to the City of Picketing commencing July 1, 2001;
in accordance with the Memorandum of Understanding/Agreement.
That City Council authorize the Director, Planning & Developmem or
designate, the admini.qtrative responsibilities currently delegated to the
Regional Commissioner of Planning including authorization to sign final
plans of subdivision and condominium.
o
That the City of Pickerh~g Tariff of Fees By-law Number 5355/98 be
amended, as of July 1, 2001. to include a fee of $1,000 for the release of a plan
of subdivision or condominium for registration.
That the Region of Durt~.n, Planning Department be forwarded a copy of
Council's recommendation.
Bruce Taylor, City Clerk
307
RECOMMENDATION OF THE EXECUTIVE COMMITTEE
DATE,
MOVED BY
SECONDED BY
That Report CS 14-01 of the Director, Corporate Services & Treasurer concerning an
Extension of 2000 Financial Information Retum/Mtmicipal Performance Measuremem
Program Filing Deadline, be received by Council for information.
3O8
iREPORT
TO COUNCIL
FROM:
Gillis A. Paterson
Director, Corporate Services & Treasurer
DATE: May 8, 2001
REPORT NUMBER: CS 14-01
SUBJECT:
Extension of 2000 Financial Information Return/Municipal Performance
Measurement Program Filing Deadline
RECOMMENDATION:
It is recommended that Report CS
received by Council for information.
14-01
of the Director, Corporate Services & Treasurer be
O~G~:
Director, Corporate Services & Treasurer
AUTHORITY:
Municipal Act, R.S.O. 1990, as amended
FINANCIAL IMPLICATIONS:
Not applicable
EXECUTWE SUMMARY:
Not applicable
BACKGROUND:
Report to Council CS 14-01 Date: May 8, 2000
Subject: Extension of 2000 Financial Information Return/Municipal Performance Page 2
Measurement Program Filing Deadline
the recommendation of the Public Sector Accounting and Auditing Board of the Canadian
Institute of Chartered Accountants whereby new financial reporting standards, mainly
involving unfunded liabilities, have to be implemented for the 2000 Financial Statements;
and,
the implementation of the Provincially imposed Municipal Performance Measurement
Program in the Financial Information Return which also incorporates the changes under
Item 1 above~
While the former item was less problematic for Picketing, primarily due to the nature of the
City's functions. The Performance Measurement component is more of a problem, primarily as a
result of the absence of definitions and clarification from the Province which affected all
municipalities in Ontario. We were concerned enough regarding our ability to meet with April
30 deadline that on April 12, 2001 I wrote the Ministry of Municipal Affairs, copy attached,
advising them of our situation. I was also aware that a number of other municipalities in Ontario
were in a similar situation.
On April 20, 2001 the Assistant Deputy Minister of Municipal Affairs wrote all municipal
Treasurers and Auditors in Ontario advising that the deadline was being extended to June 30,
2001, copy attached. He also indicated that the previously announced deadline of June 30, 2001
for reporting Performance Measurements to the public was being delayed, with details to follow.
Of particular concern will be the footnotes to accompany the Performance Measurement
Reporting - both in magnitude and complexity. All of the foregoing problems have previously
been discussed with senior staff of the Ministry.
Staff will continue to work on the reporting requirements and will provide the results and any
updates to this information as it becomes available.
ATTACHMENTS:
1. Letter to Ministry of Municipal Affairs and Housing dated April 12, 2001
2. Letter from Ministry of Municipal Affairs and Housing dated April. 20, 2001
Prepared / Approved / Endorsed By:
Gillis A. Paterson,
Director, Corporate Services & Treasurer
GP:v~
' 'I'CKERING-
ATTACHMENT #_LTO REPOP, T # CS I ~-ol
Pickering Civic
One The E
Pickerin&
D/r~ Access (905)
dtyofpicke~
COFd:'OKATE SERVICES DEPART/vIF2qT
Department (905) 420-4634
~acsirnile (905) 420-5313
corpserv@city, pickering, on.ca
April 12, 2001
Ms. Nancy Bardecld, Director
Municipal Finance Branch
Ministry of Municipal Affairs and Housing
777 Bay Street, 13t~ Floor
Toronto, Ontario ..
,M5G 2E5
Dear Ms. Bardecld:
This is to advise that the Financial Sta. tements and the Financial Information Return for the
Year. Ended December 31, 2000 for the CiPy of Pickering are currently anticipated to be
filed by May 31, 2001. While we have raet the April 30 deadline in the past years.we find
that this year will be delayed due to a combination of competing demands upon stafftime.
Please do not hesitate to contact me sho~:dd you wish to.discuss any aspect of this matter.
Yours truly,
G.A. Paterson,
Director, Corporate Services & Treasurer
GAP/vw
COpy: T.J. Quinn, Chief Administrative Officer