HomeMy WebLinkAboutPD 32-042
ICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 32-04
Date: July 9, 2004
From:
Nell Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 6~03
IBI Group on behalf of 1334281 Ontario Limited
Northwest corner of Whites Road and Granite Court
(Part of Street Parcel of 40M-1334, now Part 1, 2, and 3 40R-18421 )
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 6/03, be APPROVED as set out in
the draft by-law attached as Appendix I to Report PD 32-04, to amend the existing
zoning on the subject property to permit a retail food store and a variety of office and
commercial uses, submitted by IBI Group on behalf of 1334281 Ontario Limited, on
lands being Part of Street Parcel of 40M-1334, now Part 1, 2, and 3 40R-18421,
City of Picketing.
That in accordance with Section 34(17) of the Planning Act and notwithstanding
that the rezoning proposed in the public meeting notice, public meeting report
and at the public meeting differs to some degree from that presented in the report
of the Director, Planning & Development, dated July 9, 2004, Report PD 32-04,
such differences are not substantial enough to require further notice and another
public meeting.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 6/03, as set out in Appendix I to Report PD 32-04 be FORWARDED
to City Council for enactment.
Executive Summary: The applicant requests a change to the zoning by-law to
permit a retail food store with an outdoor seasonal garden centre. The property is
located at the north-west corner of Whites Road and Granite Court (see Location Map,
Attachment #1). The applicant proposes a single tenant retail food store containing
approximately 2,800 square metres of floor space (see Applicant's Submitted Plan,
Attachment #2).
Report PD 32-04
Subject: Zoning By-law Amendment Application A 6/03
Date: July 9, 2004
Page 2
3
The Planning & Development Department has no objection to the application subject to
certain conditions, as the application is consistent with the intent of the Official Plan and
may be designed to be compatible with adjacent uses. The proposed by-law contains a
'(H)' - Holding Symbol that would not allow any development of the site to occur until
such time as the required improvements to the abutting roads have been initiated.
It is also being recommended that additional commercial and office uses be included in
the zoning by-law, in accordance with the Official Plan.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Background:
1.0 Introduction
IBI Group on behalf of the owners (1334281 Ontario Limited), have requested a
zoning change to permit a retail food store with an outdoor seasonal garden
centre. The current proposal is a significant revision from the original
development proposal which was an Official Plan amendment and an
amendment to the zoning by-law to permit two connected apartment buildings
containing a total of 145 dwelling units. The applicant has withdrawn their
application to amend the Official Plan and is now only pursuing their application
to amend the zoning by-law in order to permit a retail food store with an
associated seasonal outdoor garden centre. Since the revision to the application
was considered significant, a second formal public Information Meeting was held
on the revised application.
2.0 Comments Received
2.1 Comments on Original Proposal and Prior to Second Public Meeting
A significant number of public comments were expressed on the original
residential proposal. These comments expressed numerous concerns with traffic,
density, compatibility, building massing and appropriateness of the land use.
A working group of neighbourhood residents were formed and met with City staff
and the applicant. The first meeting dealt with the original proposal while the
second meeting dealt with the revised proposal. At the second meeting, concern
continued to be expressed about traffic, noise and appropriateness of the land use.
Report PD 32-04
Subject: Zoning By-law Amendment Application A 6~03
Date: July 9, 2004
Page 3
2.2
2,3
2.4
At the January 15, 2004 Information Meeting
Numerous residents appeared at the meeting to voice their opposition to the
proposed food store development and to raise concerns related to traffic, noise,
viability of a food store, wrong use for the property and compatibility with the
neighbourhood (see text of Information Report and Meeting Minutes,
Attachments #3 and ~A).
Written Public Submissions on the Revised Application
Area residents of the neighbourhood have expressed objection or concern with
the applications. The issues identified in the correspondence are:
· The existing traffic in the area is already at capacity and no more
development should occur until road improvements are completed.
· The subject property is a gateway to the neighbourhood and a more
prominent use/building should be on the subject property.
· The proposed development would not be compatible with the existing
neighbourhood.
Comments have also been received in support of the proposed use noting a
food retail store on the subject property would be beneficial (see Attachments
#5 to #10).
Agencies:
Region of Durham
Planning Department
Canadian National
Railway Properties
- conforms with Regional Official Plan;
-municipal water supply and sanitary sewer are
available;
- detailed comments on transportation will be provided
during the site plan review;
no Provincial interests identified
(see Attachment #11 );
any proposed alterations to the existing drainage
pattern affecting Railway properties must be approved
by CN;
the City should consider rail noise, vibration and safety
in the design of the development;
- the owner must install and maintain a 1.8 metre high
chain link fence along the mutual property line
(see Attachment #12);
No other agency that provided any comments has any objection to the subject
applications. Certain technical issues and requirements related to the proposed
use of the site can be addressed during the site plan process, if this application is
approved.
Report PD 32-04
Subject: Zoning By-law Amendment Application A 6/03
Date: July 9, 2004
Page 4
5
2.5
City Departments:
Development Control
3.0 Discussion
has provided detailed comments on the application
noting that certain technical matters will have to be
addressed during the detailed design if this
application is approved (see Attachment #13).
3.1
3.2
Proposed Food Retail Store is an Appropriate Land Use
The proposed food retail store use is considered an appropriate use as it
complies with the uses permitted by the Official Plan. The Pickering Official Plan
designates the subject lands as Mixed Use Area - Local Nodes. Permissible
uses within this designation include, amongst others, a variety of residential uses
including apartment buildings and the retailing of goods and services generally
serving the needs of the surrounding neighbourhoods. Mixed Use Areas are
intended to have the widest variety of uses and highest level of activities in the
City. The Pickering Official Plan establishes a maximum gross leasable floor
space for retailing of goods and services of up to and including 10,000 square
metres for development within a Mixed Use Areas - Local Nodes. The
designation of the subject property contemplates a certain level of activity and
intensity when developed.
The applications comply with the Official Plan and represent appropriate
development for the subject lands.
Commercial Development is Compatible with Existing Land Uses
When reviewing a development application it must be considered whether the
proposal constitutes appropriate land use and can be considered compatible, or
whether its degree of incompatibility can be appropriately mitigated. Matters to
consider for compatibility include: land use designation; policies and intent of the
Official Plan; urban design; and mitigation of any potential land use conflicts.
As noted, the subject property is appropriately designated for the proposed
development and is considered to meet the spirit and intent of the policies of the
Official Plan. The subject lands are located at a gateway to the West Shore
Neighbourhood between existing residential development and industrial
development. A commercial development provides for a logical transition
between these two land uses.
6
Report PD 32-04
Subject: Zoning By-law Amendment Application A 6/03
Date: July 9, 2004
Page 5
3.3
3.4
The issue of urban design is an important consideration that must be addressed.
This matter deals with massing and design of the buildings. While detailed
building designs have not been undertaken (which is normal for this stage of the
development process) the applicant has developed some preliminary elevations
and building perspectives. If this application is approved, it will be a requirement
that the buildings facing a public view be designed with a high order of urban
design.
The applicant is proposing a buffer strip surrounding the property and proposing
implementation of an edge management plan that will contribute to the
separation of the different land uses.
The proposed development is considered compatible with the surrounding land uses.
Additional Uses should be Permitted at this Time
When considering a rezoning application such as the subject one, it is considered
appropriate to permit additional uses that are contemplated by the Official Plan.
The Pickering Official Plan states that properties designated Mixed Use Area are
intended to have the widest variety of uses and highest levels of activities in the
City. The additional uses being recommended for this site will enhance the
marketability and viability of the property as envisaged by the Official Plan. Uses
that are being recommended include office (both professional and business), day
care facilities, financial institution, commercial-recreational establishment, dry
cleaning depot, personal service shop and retail.
No Development should be Allowed Until Road Improvements have been
completed
The major issue that has been identified for this application is the existing traffic
congestion on Whites Road and the related intersections in the vicinity of the
subject property. Additional traffic generators, as being proposed by the subject
application, should only be permitted if certain road improvements are initiated to
reduce the existing congestion and to accommodate the traffic generated by the
proposed use.
It is the City's understanding that improvements to Whites Road in the vicinity of
the subject property are forecast for 2006 by the Region of Durham. It is being
recommended that the zoning by-law amendment contain an '(H)' - Holding
Symbol that would not allow any development of the site to occur until such time
as the required improvements to the abutting roads have been initiated. The
zoning by-law would stipulate that the only permitted uses on the property would
be the existing permitted uses until the '(H)' - Holding Symbol is removed. The
'(H)' - Holding Symbol would only be removed when the required improvements
to Whites Road have been initiated.
Report PD 32-04
Subject: Zoning By-law Amendment Application A 6/03
Date: July 9, 2004
Page 6
7
3.5 Site Planning
3.6
4.0
A Site Plan Agreement is required prior to development occurring on the
property. The site plan will address such matters as building design, site access,
building location, landscaping, fencing, construction management, site grading
and site services. The site plan will need to be modified in order to comply with
proposed zoning standards and this may have an impact on the building. The
'(H)' - Holding Symbol in the implementing zoning by-law is also proposed to be
conditional on entering into a site plan agreement with the City.
The proposed seasonal outdoor storage related to the outdoor seasonal garden
centre will also be addressed in the site plan agreement.
Zoning By-law Performance Standards
The amending zoning by-law will provide a list of permitted uses on the subject
site as well as performance standards that must be met by any form of
development. The uses that are being recommended include the requested food
store with associated outdoor seasonal garden centre along with business offices,
professional offices, day care facility, financial institution, retail store and personal
service establishment.
The performance standards that are being recommended include setbacks from
property lines, parking setbacks from property lines, building height, and parking
requirements.
The proposed draft zoning by-law amendment is provided as Appendix I to this
report.
Applicant's Comments
The applicant has been advised of the recommendations of this report.
APPENDIX:
Appendix I: Draft By-law
8
Report PD 32-04
Subject: Zoning By-law Amendment Application A 6~03
Date: July 9, 2004
Page 7
Attachments:
1. Location Map
2. Revised Development Plan
3. Text of Information Report No. 01-04
4. Minutes from January 15, 2004 Statutory Public Information Meeting
5. Resident Comment- Bernie Ikeda
6. Resident Comment- Dawn Gomersall
7. Resident Comment- Lisa Smith
8. Resident Comment- Don Brooks
9. Resident Comment- Susan Sarrazin
10. Resident Comment - Scott Arbuckle on behalf of Sobeys Ontario
11. Agency Comments - Region of Durham Planning Department
12. Agency Comments - Canadian National Railway Properties
13. City Department Comment - Development Control
Prepared By:
Ross Pym, MCIP, RPP ~/'
Principal Planner- Development Review
Lynda Taylor, MCIP, RPP
Manager, Development Review
Approved / Endorsed By:
DN ~iel cCtoa~~&P~)evel0 p ment
RP:Id
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Cou .p~cil
omas J. Ouinn, Chief Adrr~nistrative Officer
APPENDIX I TO
REPORT NUMBER PD 32-04
9
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 6~03
10
THE CORPORATION OF THE CITY
BY-LAW NO. ~ERING
Being a By-law to amend Restricted Area Zoning By-law 2511, to
implement the Official Plan of the City of Pickering, Region of Durham,
Part of Lot 19, Range 3, City of Pickering. (A 06/03)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to
permit a food retail store and other commercial uses on the subject lands, Part of Street
Parcel of 40M-1334, now Part 1, 2, and 3 40R-18421, City of Pickering;
AND WHEREAS an amendment to By-law 2511 is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE I
Schedule I attached hereto with notations and references shown thereon is
hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands being Part of Street Parcel
of 40M-1334, now Part 1, 2, and 3 40R-18421, City of Pickering, designated "LCA-
11" on Schedule I attached hereto.
3. GENERALPROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected,
moved, or structurally altered except in conformity with the provisions of this
By-law.
DEFINITIONS
In this
(1)
By-law,
"Business Office" shall mean any building or part of a building in which
one or more persons are employed in the management, direction or
conducting of an agency, business, brokerage, labour or fraternal
organization but shall not include a retail store;
(2)
"Commemiat-Recreational Establishment" shall mean a commercial
establishment in which indoor recreational facilities are provided, and
which may include an athletic or recreational club, but shall not include
any uses permissible within a place of amusement or entertainment;
(3)
"Day Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of The Day Nurseries Act, or any successor thereto, and for
the use as a facility for the daytime care of children;
(4)
(5)
"Dry Cleaninq Depot" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to such processes;
"Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
-2-
"Food Retail Store" shall mean a building or part of a building in which
food, produce, and other items or merchandise of day-to-day household
necessity are stored, offered or kept for retail sale to the public;
"Gross Leasable Floor Area" shall mean the aggregate of all storeys
above or below established grade, designed for owner or tenant
occupancy or exclusive use only, but excluding storage areas below
established grade;
(8)
(a) "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;
(b) "Lot Coveraqe" shall mean the percentage of lot area covered by all
buildings on the lot;
(o) "Lot Frontaqe" 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;
(9)
(10)
(11)
(12)
"Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or dressmaking shop or a photographic
studio, but shall not include a body-rub parlour as defined in section
224(9)(b) of the Municipal Act, R.S.O. 1990, as amended from
time-to-time, or any successor thereto;
"Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and which may include a clinic, the offices of an architect, a
chartered accountant, an engineer, a lawyer or a physician, but shall not
include a body-rub padour as defined by the Municipal Act, R.S.O. 1990,
c.M. 45, as amended from time-to-time, or any successor thereto;
"Retail Store" shall mean a building or part of a.building in which goods,
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public;
(a) "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;
(b) "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;
"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;
"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;
(e)
(0
12
(g)
-3-
"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 nearest main building or structure on the lot;
"Flanka,qe Side Yard" shall mean a side yard immediately adjoining
a street or abutting on a reserve on the opposite side of which is a
street;
"Flanka.qe Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line
adjoining a street or abutting on a reserve on the opposite side of
which is a street, and the nearest wall of the nearest main building
or structure on the lot; and
0)
"Interior Side Yard" shall mean a side yard other than a flankage
side yard.
5. PROVISIONS
(1) Uses Permitted ("LCA-11" Zone)
No person shall within the lands designated "MC-18" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or structure
for any purpose except the following:
(a) business office;
(b) commercial-recreational establishment;
(c) day care facility;
(d) dry cleaning depot;
(e) financial institution;
(f) food retail store;
(g) personal service shop;
(h) professional office;
(i) retail store;
(2) Zone Requirements "LCA-11" Zone)
No person shall within the lands designated "MC-18" on Schedule I
attached hereto, use any lot or erect, alter or use any building except in
accordance with the following provisions:
(a)
FRONT YARD DEPTH REQUIREMENTS
(minimum): 4.0 metres
(b)
INTERIOR SIDE YARD WIDTH REQUIREMENTS
(minimum): 1.0 metres
(c)
FLANKAGE SIDE YARD WIDTH REQUIREMENTS
(minimum): 4.0 metres
(d)
REAR YARD DEPTH REQUIREMENTS
(minimum): 1.0 metres
(e)
BUILDING SIZE
(maximum gross leasable floor area, all buildings on
the lands) 2,800 square metres
-4-
(f)
PARKING REQUIREMENTS (minimum):
A For the purpose of this clause "parking space" shall mean a
usable and accessible area of not less than 2.6 metres in
width and not less than 5.3 metres in length, for the
temporary parking of a vehicle, but shall not include any
portion of a parking aisle or driveway;
C
All parking areas and driving aisles ~hall be set back a
minimum of 3.0 metres from any road allowance;
For all uses, there shall be provided and maintained on the
lands a minimum of 5.5 parking spaces for every 100 square
metres of gross leasable floor area or part thereof;
D
Notwithstanding section 5.21.2 (g) of By-law 2511, all
parking areas shall be surfaced with brick, asphalt or
concrete, or any combination thereof;
13
(g) BUILDING HEIGHT
(maximum):
15 metres
(h) SPECIAL REGULATIONS:
(i)
Despite any provision of By-law 2511, as amended, an
outdoor garden centre having a maximum area of 400
square metres is permitted in association with a food store
from April 1st to June 30th of every calendar year, while
providing a minimum of 140 parking spaces on the subject
property.
(3) (a) Uses Permitted ("(H)" Holding Symbol)
Despite the provisions of Section (1) of this By-law, while the "(H)"
Holding Symbol is in place preceding the "LCA-11" Zone
designation as outlined on Schedule I attached hereto, no person
shall use any lands for any purpose other than those uses
permitted in Section 9.1 of By-law 2511, as amended.
(b) Removal of the "(H)" Holdin.q Symbol
Prior to an amendment to remove the "(H)" Holding Symbol
preceding the "LCA-11" Zone, on the area so zoned, the owner shall:
(i)
provide proof to the City of Pickering that the road works for
Whites Road and Granite Court that abut the subject
property, including road widening and reconstruction have
been initiated by the Region of Durham; and,
(ii)
BY-LAW 2511
enter into an appropriate agreement with the City and
receive site plan approval to address, such matters as, site
function (access/egress, traffic aisles, parking locations), site
improvements (landscaping, paved surfaces, road
improvements), and building placement.
By-law 2511 is hereby 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 provisions of By-law 2511.
-5-
EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
BY-LAW read a first, second and third time and finally passed this
,2004.
day of
David Ryan, Mayor
Bruce Taylor, Clerk
/
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(H) LCA-11
GRANITE COURT
/
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15
SCHEDULE T TO BY-LAW
PASSED THIS
DAY OF 2OO4
MAYOR
CLERK
16
ATTACHMENT # I TO
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PLAN 40M-1334, PT BAYLY STREET, RP 40R-18421, PARTS 1,2,3 i
OWNER 1334281 ONTARIO LTD. DATE APR. 23, 2003 DRAWN aY JB
FILE No. OPA 03-001P; A 006/03 SCALE 1:5000 CHECKED BY RP
FOR DEPARTMENT USE ONLY PN-2 PA-
INFORMATION COMPILED FROM APPLICANT'S SUBMIT-I'ED PLAN
133421 ONTARIO LTD.
A 006/03
17
PROPOSED RETAIL FOOD STORE
SINGLE STOREY - 30.167;8'~ sqft
LOADING
CURB
Granite Court
THIS MAP WAS P~ODUC£D BY THE- CITY OF PICK~RtNG
PLANNI~ & DE~E'£OPMENT D~PAt~TMENT,
18
ATTACHMENT# .~ TO
REPOR'I' # PD ~.-Oq
PICKERING
INFORMATION REPORT NO. 01-04
FOR PUBLIC INFORMATION MEETING OF
January 15, 2004
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 06/03(R)
IBI Group on behalf of 1334281 Ontario Limited
Northwest corner of Whites Road and Granite Court
(Part of Street Parcel of 40M-1334, now Part 1, 2, and 3 40R-18421 )
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the applicant has amended their application and have submitted a revised
development proposal for the subject lands;
- the subject lands are located on the west side of Whites Road, north of
Granite Court;
a property location map is provided for reference (see Attachment #1);
the subject site is triangular in shape, currently vacant; that was previously
owned by the Region of Durham as a potential extension of Bayly Street that
was deemed surplus by the Region and sold;
as the subject lands were previously reserved as a road right-of-way the site
is vacant and fiat with a similar elevation as Whites Road, although the
western edge of the property does fall away to the abutting rail line;
- the property has frontage on both Whites Road and Granite Court;
- Bayly Street terminates at Whites Road in a "T" intersection at the northern
portion of the subject lands;
- the subject site is a transitional piece of property in terms of surrounding land
use;
surrounding
north -
south -
east -
west -
land uses are;
Whites Road Highway 401 interchange;
on the opposite side of Granite Court are residential dwellings
constructed on reversed lots that front an internal street;
on the opposite side of Whites Road, is a commercial plaza with
a gas station and residential dwellings constructed on reserve
lots that front an internal street;
CN/GO rail line and industrial uses west of the rail line.
Information Report No. 01-04
/~TIACHMENT # _,~ TO
Page 2
2.0
2.1
APPLICANT'S PROPOSAL
the current proposal is a significant revision from the original development
proposal which was an Official Plan Amendment and an amendment to the
zoning by-law to permit two connected apartment building containing a total of
145 dwelling units;
- the applicant has withdrawn their application to amend the Official Plan and is
now only pursuing their application to amend the zoning by-law in order to
permit a retail food store with an associated seasonal outdoor garden centre;
- the applicant's submitted revised plan is provided for reference
(see Attachment #2);
the applicant proposes a single tenant food retail store;
the applicant has also requested that a seasonal garden centre, associated
with the food retail store be a permitted use;
the retail building is proposed to be sited in the south-west portion of the
property with the service area located along the Granite Court frontage and
the northern portion of the site used for surface parking;
the buildings front facade and main entrance will be on the north face of the
building;
- the building is proposed to be a single storey;
- the proposed ingress/egress to the site includes: a left out only located at the
northern portion of the site, opposite the Whites Road Bayly Street
intersection; mid-property right-in / right-out along Whites Road; and, a full
turning movement access on Granite Court;
- the site has been designed so that all commercial delivery vehicles will only
be able to enter and exit the site from Whites Road;
- the proposed vehicle access point off of Granite Court is for customers use
only;
Development Detail
The following is proposed development detail for the revised application:
Durham Region Official Plan
designation
Living Area
City of Pickering Official Plan
designation
Mixed Use Area - Local
Nodes
Zoning Existing - R3 (By-law2511)
Proposed - Appropriate to permit
proposed development
Uses Existing - Vacant land
Proposed - Food retail store with
associated seasonal garden
centre
Information Report No. 01-04
ATTACHMENT ~, ~ TO
REPOR3 # PD ~ 2_-~Z
Page 3
Site area
Building coverage
Gross floor area
Parking spaces provided
Frontage on Whites Road
Frontage On Granite Court
- 1.196 ha
- 23%
- 2,802 m2
- 166
- 119m
- 107 m
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reqional Official Plan
the Durham Regional Official Plan designates the subject lands as within a
Living Area;
the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes while also permitting limited office
and limited retailing of goods and services;
Community and Local Central Areas are also permitted in Living Areas
subject to appropriate provisions and designation in the City of Pickering
Official Plan;
Local Central Areas shall be planned and developed similar to, but generally
in a smaller scale than the Community Central Areas and shall serve the
day-to-day needs of the residents of the surrounding Living Areas;
the maximum gross leasable floorspace for retailing of goods and services in
Local Central areas shall be 10,000 square metres;
Whites Road is designated as a Type A Arterial Road and Bayly Street that
comes to a "T" intersection at the northern portion of the subject site is also
designated as a Type A Arterial Road in the Durham Regional Official Plan;
the applications appears to conform to the designation;
3.2 Pickerinq Official Plan
the Pickering Official Plan designates the subject lands as Mixed Use Area -
Local Nodes;
permissible uses within this designation include, amongst others, a variety of
residential uses including apartment buildings and the retailing of goods and
services generally serving the needs of the surrounding neighbourhoods;
- Mixed Use Areas are intended to have the widest variety of uses and highest
level of activities in the City;
- the Pickering Official Plan establishes a maximum gross leasable floorspace
for retailing of goods and services of up to and including 10,000 square
metres for development within an Mixed Use Areas - Local Nodes;
- the Pickering Official Plan establishes a maximum Floorspace Index (FSI),
being the total building floorspace divided by total lot area, of up to and
including 2.0 FSI for development within an Mixed Use Areas - Local Nodes;
- the subject application has a FSI of 0.2;
Information Report No. 01-04
ATTACHMENT# .~.~ ~
REF'ORI # PD -C)
Page 4
the subject property is within the West Shore Neighbourhood of the
Official Plan;
no development guidelines have been prepared for this neighbourhood;
- Schedule II of the Pickering Official Plan - Transportation Systems,
designates Whites Road where it abuts the subject lands, and Bayly Street
where it intersects with the subject land as a Type A Arterial Road and
Granite Court as a Collector Road;
- Type A Arterial Roads are the highest order of Arterial Roads and are
designed to carry large volumes of traffic at moderate to high speeds, have
some access restrictions and generally have a right-of-way width ranging
from 36 to 50 metres;
- Collector Roads provide access to individual properties and local roads are
designed to carry greater volumes of traffic than local roads, and generally
have a right-of-way width ranging from 20 to 22 metres;
- the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
3,3 Zoning By-law 3036, as amended
the subject lands are currently zoned "R3" by Zoning By-law 2511;
the existing zoning permits one detached dwelling on a lot having a minimum
lot frontage of 18 metres;
an amendment to the zoning by-law is required to implement the applicant's
proposal;
the applicant has requested an appropriate zone with appropriate
performance standards that would permit the proposed development.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- this application was subject to a public consultation process for the original
residential development and generated numerous public comments and
objections;
- the formal Statutory Public Meeting on the original proposal was held
May 15, 2003, (see text of Information Report No. 14-03 and Meeting Minutes,
Attachments #3 and #4);
- since the first Statutory Public Meeting the City struck and hosted a
neighbourhood working group to consider the proposed development;
- this neighbourhood working group has met twice with the applicant and
discussed the concerns of the neighbours;
- on December 3, 2003, the working group met so that the applicant could
introduce the revised development to the neighbours and listen to initial
comments from the neighbours;
22
Information Report No. 01-04
Page 5
4.2
4.3
5.0
- initial comments included concerns with traffic, access movements in and out
of the site, construction activity, on-site traffic movements, building
appearance, viability of the proposed use and lack of road improvements in
the area;
- no formal written resident comments have been received to date on the
revised application;
A.qency Comments
- no comments from any of the circulated agencies have been received to date
on the revised application;
Staff Comments
- in reviewing the revised application to date, the following matters have been
identified by staff for further review and consideration:
· ensuring that the proposed development is compatible with, and sensitive
to, surrounding lands;
· the impact the proposed use / site changes may have on the character of
the neighbourhood;
· impact on the streetscape of Whites Road;
· traffic generation, site access and on-site parking;
· building location, massing, height and materials;
· landscaping, fencing, and screening;
· timing of the development, if approved, in relation to improvements to the
abutting roads/intersections;
this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
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 the decision on the zoning
amendment, you must provide comments to the City before Council adopts
any by-law for this proposals;
- if you wish to be notified of Council's adoption of any zoning by-law
amendment, you must request such in writing to the City Clerk.
Information Report No. 01-04
I:?*!J-L:H!~';ENT # ..~ TO
Page 6
23
6.0
6.1
6.2
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;
the City of Pickering has received the following technical information / reports
on the proposed applications:
· Whites Road / Granite Court Transportation Impact Study, prepared by
IBI Group, dated October 9, 2003;
Company Principal
- Zoning By-law Amendment application has been submitted by IBI Group on
behalf of 1334281 Ontario Limited;
- the principle of 1334281 Ontario Limited is Steve Margie.
ORIGINAL SIGNED BY
Ross Pym, MCIP, RPP
Principal Planner- Development Review
RP:Id
Attachments
ORIGINAL SIGNED BY
Lynda Taylor, MCIP, RPP
Manager, Development Review
Copy: Director, Planning & Development
2,[
ATIACHMEN1 #~ --~ TO
REPORI # PD ~1-~2. - d)5~
APPENDIX NO. I TO
INFORMATION REPORT NO. 01-04
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT #. ~TZ TO
REPOR'[ # PD ~2.-¢.~
Excerpts from
Statutory Public Information Meeting
Thursday, January 15, 2004
7:00 P.M.
25
The Principal Planner, Development Review, provided an overview of the requirements
of the Planning Act and the Ontario Municipal Board respecting this meeting and
matters under consideration there at.
(11)
ZONING BY-LAW AMENDMENT APPLICATION A 06/03
IBI GROUP ON BEHALF OF 1334281 ONTARIO LIMITED
NORTHWEST CORNER OF WHITES ROAD AND GRANITE COURT
(PART OF STREET PARCEL OF 40M-1334~ NOW PART 17 2 AND 3~ 40R-18421)
Ross Pym, Principal Planner, Development Review, provided an overview of
property location, applicant's proposal and City's official plan policies pertaining
to this site, as outlined in Information Report #01-04.
Jasmin Rauh-Munch, 532 Park Crescent, advised that she is a member of the
working group and found that the applicant did listen to the concerns of the
residents. She continues to feel that this corner is suitable to hold a
medical/office building and that any other development would cause further
traffic congestion. The access is limited out of the area and it is the
responsibility of the City, not the developer to rectify this situation by improving
Whites Road. She questioned why the residents did not know of the sale of
this property.
Craig Henry, 1240 Engel Court, stated that the northern part of Whites Road is
considerably different than the south. The south end of Whites Road is not as
wide, has no sidewalks and no ditches. He stated his concern with respect to
the placement of the building on the land, truck access for deliveries, garbage
disposal and the increase in traffic causing further congestion. He suggested
that the building be turned 90° in order that the truck access and garbage
disposal can face the railroad tracks.
Mary Murray, 1311 Gallant Crt., questioned why the Region could not buy back
the land and use it as a merge lane. She questioned the size of the proposed
building and the grocery store to be located there. She stated her concern with
respect to odors, lighting, noisy dumping and deliveries.
-1-
26
ATTACHMENT #--~T0
Excerpts from
Statutory Public Information Meeting
Thursday, January 15, 2004
7:00 P.M.
o
Don Brooks, 696 Atwood Cres., stated his concern with traffic, advising that the
traffic study has.a flaw as it assumes that the improvements on Whites Road
have been completed where in truth, the improvements have been delayed for
many years. He commented on the access only off Whites Road, stating that
some residents will attempt to exit from this location also. He suggested that if
Whites Road was widened and a median installed thiS would not be a
possibility. He advised that he would like to be a participant in the Working
Group.
Lisa Smith, 508 Creekview Circle, advised of her concern with respect to traffic,
construction, noise and the viability of a food store at this location.
Kevin Ashe, 417 Victor Crt., advised that he and Councillor Brenner also have
major concerns with respect to traffic flow. He advised that the status of the
improvements to Whites Road/Granite Court on the Regional Road priority list
is number four.
Heather Pugh, 797 Hillcrest Road, advised of the congestion on Whites Road
and the need for the bridges to be widened. She stated that this is a Iow end
food store and will become a local hangout. This is not the type of business for
this corner as Whites Road is the gateway to Pickering.
James Claggett, IBI Group, representing the applicant, advised that this site is
subject to a 30 metre setback and although townhouses were considered they
were not feasible due to this setback. He stated that this is a small grocer to
serve this area and that A & P undertook a study to assess the viability and
concluded that this is a viable location and are anticipating a 25 year lease.
Consideration was given to placing the delivery area facing the railroad tracks
but this positioning was not possible due to truck requirements and elevation of
land. He further stated that they would not have a problem with constructing
the median and further advised that the traffic study assumes the completion of
the improvements to Whites Road as they have proposed making the
improvements themselves. He also stating that consideration will be given to
placing the lighting to the back of the building so not to affect the residents. He
was not sure of hours of operation but would check and advise residents at
stakeholders meeting.
-2-
AT?ACHMENT #, '~ TO
REPORT # PD
Excerpts from
Statutory Public Information Meeting
Thursday, January 15, 2004
7:00 P.M.
2?
10.
11.
12.
13.
14.
15.
Michelle Fellows, 534 Eyer Drive, stated her concern with increased traffic
along Oklahoma Drive advising of the problems at Eyer and Oklahoma
presently. She requested consideration of four-way traffic lights at this
intersection.
Heather Pugh, 797 Hillcrest Road, stated that it ma.y not be feasible to place
townhouses near the railroad tracks but they could be placed along Whites
Road.
Brenda Rappos, 630 Creekview Circle, stated her concern with increased traffic
congestion.
Marion Lundrigan, 1311 Gallant Crt., feels that there are enough grocery stores
in the area and A & P will not survive if the area residents don't want them
there. She stated that this development will cause further traffic congestion.
Jasmin Rauh-Munch, 532 Park Crescent, stressed that a small medical
building/office development would be best for this site. She further stressed the
need to improve Whites Road and install lights on Oklahoma Drive and Eyer
Drive.
Ross Pym, Principal Planner, Development Review, advised that staff will be
reviewing all comments, will prepare a report for the Executive Committee to
consider and will notify residents when this meeting is to occur, in order that
they may make further comments.
ADJOURNMENT
The meeting adjourned at 8:00 p.m.
-3-
From: Bernie Ikeda [mailto:bikeda@sympatico.ca]
Sent: January 22, 2004 9:06 PM
To: Pym, Ross
Cc: Ashe, Kevin, Councillor; Brenner, Maurice, Councillor; Van Staveren, Saida
Subject: Zoning By-law Amendment Application A 06/03 (R)
Tmportance: High
Please see my comments which are attached.
Please inform me specifically how you will address the issues rather than as in the past state that my "comments have
been noted and will be taken into consideration during staff's review of the application".
Thank you.
As indicated in my previous email, my concern is safety of pedestrians and increase in traffic.
Whites Rd is the main access to the Town of Pickering. There are four traffic lights between Oklahoma and Kingston Road, each
within 100 metres apart. There is always traffic congestion during the rush hours.
The proposed Development will attract additional traffic. Food Basic customers who do not live in the area will drive to the
store to buy groceries because of sales or because of their preference for the store. There will be an increase in traffic at
times when there was very little, especially on the weekends. There will no doubt be an increase in traffic along
Oklahoma Drive.
Accessing and exiting the property will add to the congestion during the peak periods when vehicles are:
· Accessing the property from the west by making a left hand turn into the property along Granite Court
· Exiting the property to Granite Court intending to go east by making a left turn on to Granite Court
· Accessing into the property from Whites Road from the south by making a left hand turn into the property
· Exiting from the property to go north by making a left hand turn or to the south.
Also, there is bound to be accidents as drivers proceeding along Granite Court from the west will not see vehicles leaving
the premises wo intend to make a left turn from the premises onto Granite Court because of the rise in the road as the
vehicle approach the bridge. The same is for drivers making a left onto Granite Court.
The distance from Whites Road to the foot of the bridge on Granite Court is short.
Safety is an issue for students walking to school and for local residents walking in the area. During the day there is the
concern for students in the area who walk to Dunbarton High School and St. Mary's High School. There are students who
walk to Dunbarton High School from the Rosebank area. Elementary students in the area walk to Fairport Beach P.S.
and Frenchman's Bay P.S.. French emersion students are bussed to Frenchman's Bay School using the Whites Road
and Oklahoma Drive route.
From May to September, children and teenagers attend many of the outdoor recreational facilities in the area to
participate in baseball and soccer games. These facilities include Dunsmore Park, Lookout Point Park, Fairport Beach
P.S., Frenchman's Bay P.S., Dunbarton H.S., and St Mary Catholic H.S.. Participants range in age fmo 5 to 19 years of
age. They walk, cycle or drive or are driven by their parents. Also, participants and their parents who live in the area are
going to either these facilities or other facilities outside the affected area to attend games.
No approval for the amendment should be given until Whites Road is expanded and safety and traffic issues are resolved
and it is known that the residential area will not be disrupted by the proposed Development.
Pym, Ross
ATTACHMENT#, ~ TO
REPORT # PD
Page 1 of 1
29
From:
Sent:
To:
Subject:
Dawn Gomersall [gumby@look.ca]
December 27, 2003 9:43 AM
Pym, Ross
Zoning By-Law Amendment Application A06/03 (R)
Importance: High
Dear Mr. Pym,
Once again, I am writing to express my concern and objection to the proposed by-law amendment as stated in the
subject line above. The traffic on Whites Road is already too heavy and was never designed for the current
volume. I believe it will be very dangerous having a constant traffic flow of shoppers right at an on/off ramp to and
from the 401. The zoning should be industrial for small businesses that have specific hours (for example, 7:00
am - 5:00 pm) to match peak traffic flow. I for one would seriously contemplate moving from this area should this
type of business (with constant traffic flow) be approved.
Sincerely,
E. Dawn Gomersall
797 Oliva Street
Pickering ON L1W 2V9
05/01/2004
3O
Pym, Ross
AT?AOI-II'~,qENT ~ ~7 TO --
Page 1 of 1
From: Taylor, Bruce
Sent: January 6, 2004 3:11 PM
To: Pym, Ross
Subject: FW: Zoning By-law Amendment Application A06/03 (R)
For your info.
..... Original IVlessage .....
From: smith2441 [mailto:smith2441@rogers,com]
Sent: January 6, 2004 3:08 PM
To-' Taylor, Bruce
Subject: Zoning By-law Amendment Application A06/03 (R)
Dear Mr. Taylor,
I am writing to you again (see attached below) to express my continued concern over the proposed zoning
amendment. I attended the meeting in May, and at that time I heard that transportation studies had been done by
the City of Pickering which concluded that the current infrastructure doesn't support existing traffic!! This has
only re-enforced my discomfort with the proposed amendment application. Any type of retail outlet is only going
to increase the amount of traffic and congestion in this area. I am strongly opposed to this amendment
application. I hope that you will consider my views when reviewing this proposal.
Yours truly,
Lisa Smith
..... Original Message .....
From: smith2441
To: clerks@city.pickering.on.ca
Sent: Monday, May 05, 2003 6:12 PM
Subject: Att: Bruce Taylor
RE: Planning Application North West Corner of Whites and Granite ePA 03-001 P, Zoning Amendment A06/03
Dear Mr. Taylor,
I am writing to you to express my deep concern over this proposed zoning amendment. I am strongly against this
proposed amendment. The proposed changes are significantly different than what the property was originally
zoned for, and as a resident of the area I do not want to see apartment buildings being built here. I feel that the
construction of any apartment buildings will decrease the value of the surrounding property as well as increase
the amount of traffic and congestion in this area. This area is already unable to handle the existing traffic coming
off of the 401 - the proposed zoning amendment would only make a bad situation worse. I hope that you will
consider my views when reviewing this proposed amendment.'
Yours truly,
Lisa Smith
508 Creekview Circle
Picketing, Ontario
L1W 2Z6
06/01/2004
Pym, Ross
ATTACHMENT#,,
REPORI # PD
Page 1 of 1
From:
Sent:
To:
Cc:
Don Brooks [brooks.don@rogers.corn]
January 13, 2004 10:31 PM
Pym, Ross
Brenner, Maurice, Councillor; Ashe, Kevin, Councillor
Subject: Zoning By-Law Amending Application A 06/03 (R)-Whites Rd/Grante Court
I have read the Transportation Impact Study for the above mentioned site, and believe that the report's optimistic
conclusions are not valid.
The report states that under existing conditions, the roadways and intersections in the area are already operating
at or near capacity. The report acknowledges the Region's planned improvements to the Whites Road and the
Whites Rd/Granite Court/Oklahoma Drive intersection. In fact, the report states that "the planned
improvements....will help to alleviate many of the existing capacity concerns at the study intersections and permit
better access to the subject development.".
These improvements have been on the Region's agenda for at least 10 years, and keep getting deferred,
especially with the extension of the 407 and the new 401 interchanges. Presently, they are not projected for
many Years.
While noting that the improvements are required just to deal with the existing capacity concerns, the report
assumes that these improvements are completed in the computer analysis of the area traffic. All of the results of
this analysis are based on the assumption that the Region will complete and pay for these works in the near
future. The analysis does not compare apples to apples. The report compares a condition today, with an
improved roadway in future. It incorporates additional load by the site development, but assumes that someone
else pays for the improvements necessary to carry that load.
Given that the Region may not complete the proposed roadworks in the forseeable future, the Traffic Impact
Study should be rejected and re-done, based on the existing conditions only. With additional load, it will likely
show an overcapacity situation.
Otherwise, if the study is to be accepted, the developer must financially guarantee that the improvements planned
by the Region are completed prior to the opening of his site businesses.
Don Brooks
696 Atwood Cres.
Pickering On
L1W 3W4
brooks.don@ro_gers.com
14/01/2004
32
Pym, Ross
/rFrAcI-IMEN? #,.~_ F_¥~
REPORT ~' PD~
Page 1 of 1
From: Don Brooks [brooks.don@rogers.com]
Sent: January 11,2004 3:50 PM
To: Pym, Ross
Subject: Zoning By-law Apl # A 06/03 (R)
Property: Northwest corner of Whites Road and Granite Court. Part of Street Parcel 40M-1334, now parts 1,2
and 3 Plan 40R-18421
After reading the Notice of a Public Meeting, and the Information Report, I would make the following comments:
· The proposed right in-right out access on Whites Road must be constructed with a centre median in the
middle of Whites Road to prevent illegal use of the entry. The design currently reflects the sensitivity of the
traffic flow on Whites Rd., but it needs to be properly enforced. Only a median will do so.
· The re-design and development of the roadway from Okalahoma to Bayly has been on the Region's list of
Works projects for many years, but keeps getting delayed. Before a high traffic use such as a grocery
store is approved for the site, it is imperative that the roadway be improved as contemplated in the
Region's agenda. It would be appropriate for the developer to pay for these improvements prior to
completion of the site.
· It is important that the building design and street profile be complimentary to the Whites Road viewplane.
The current design presents the rear shipping, and garbage disposal to the residents in the subdivision to
the south. Care should be taken by way of fences etc. to minimize the visual impact on the
neighbourhood.
By making these comments to the City prior to the adoption of the amending zoning by-law, I wish to preserve by
right to appeal any such decision.
Don Brooks
696 Atwood Cres
Pickering, Ontario
L1W 3W4
12/01/2004
ATTACHMENT #.., ~ TO
REPORT # PD ...'.R2.-O~
From:
Sent:
To:
Cc:
Subject:
Sarrazin, Susan [susan.sarrazin@citigroup.com]
January 19, 2004 4:35 PM
Pyro, Ross
Sarrazin, Susan
File #A 06/03 (R)
Importance: High
January 19, 2004
33
The Corporation of the City of Pickering
PLANNING & DEVELOPMENT
One The Esplanade
Pickering, Ontario, Canada
L1V 6K7
FILE #A 06/03 ®
Attn: MR. ROSS PYM
Thank you for returning my call of Friday, Jan 16 '04.
It is with regret that I was unable to attend the public meeting held on Thursday, Jan 15 '04 at
7:00pm at the Pickering Civic Complex regarding this application (#A 06/03 ®).
I am writing to you to express our strong desire that this application for a food retailer at the
designated location (NW corner Whites Road & Granite Court) be granted.
My family & I are new citizens (June 2002) in the city of Picketing and have limited access to
nearby amenities. This new food retail location would be extremely beneficial to us and make our
lives much easier.
Please consider this letter our plea to have this application granted. We look forward to a new
store opening.
Thank you,
MR. & MRS. S. SARRAZIN & FAMILY
685 LAYTON COURT
PICKERING, ON
L1W 3W5
* Would you kindly arrange to send us all future information regarding this file to the address
provided above or alternatively, to my email address: susan.sarrazin~citi,qroup corn
PLANNERS
CONSULTING
ENGINEERS &
LANDSCAPE
ARCHITECTS
Principals:
· .~1 Puopolo, MA, MCIP, RPP,
OALA, President
John'Ariens, BES, MClP, RPP
Ed Gazendam, M. Eng., P. Eng.
Sergio Manchia, BA, MCIP, RPP
John Perks, BASc., MBA, R Eng.
David Sisco, BA, MCIP, RPP
April 20, 2004
File No.: TP0147
Mr. Ross Pym, MClP, RPP
Principal Planner - Development Review
City of Pickering
Planning & Development Departm~r~ ~' O ~ ~ V ~' ~~ (~ ~ ~ V ~-~
One The Esplanade
Pickering, Ontario APR 2 8 2804 APR
LIV 6K7
CITY OF PiCKERING tT¥ OF
Dear Mr. Pym; PLANNING & DEVELOPMENT {~ pti3t<B~lN~3,
DEPARTMENT
RE: Zoning Bylaw Amendment Application A 06/03
IBI Group on behalf of 1334281 Ontario Limited
Northwest Corner of Whites Road and Granite Court
Further to our discussions regarding the above-noted proposed commercial
development we wish to formally provide the following on behalf of our client,
Sobeys Ontario.
As we discussed, Sobeys operates, under one of its brand banners, a food store
located north of this proposed development. It has been Sobeys experience that
vehicular traffic in the vicinity of Highway 401 and Whites Road, in immediate
proximity to this proposed development has increased at an exponential rate
over the last several years and now results in significant congestion along
Whites Road. As a result, Sobeys does not feel it prudent or in the interest of
good planning to approve further traffic-generating development such as is
proposed for the subject site in the absence of road improvements which, we
understand, are scheduled for commencement by the Region in 2006.
We understand that there are some efforts by the proponent to advance this
construction timetable and that the proponent's traffic study is predicated upon
these improvements occurring.
[] Kitchener
379 Queen ,St. $.
Kitchener, Ontario N2G 1
~*~s.: (519) 745-9455
.c (519) 745-7647
email: kitchener@peil.net
[] Hamilton
360 James St. N.
Suite 200, East V(/inct
Hamilton, Ontario i-SL 1H5
Toll Free: 1-888-719-2793
Bus.: (905/ 546-1010
Fax: (905) 546-1011
email: hamilton@peil.net
[] Brantford
Bus.: (519) 759-8788
Fax: (519) 759-8796
~ Greater Toronto Area
52 Village Centre Place, Suite 200
Mississauga, Ontario L4Z 1V9
Toll Free: 1-877-822-3798
Bus.: (905) 890-3550
Fax: (905) 890-7081
email: GTA®peil. net
As a result, Sobeys would respectfully request that roadway improvements
concurrent or in advance of the development of the subject site be made a
condition of approval of the zoning bylaw amendment and that same be made a
condition of the site plan agreement pursuant to Section 41(7) of the Planning
Act.
Thank you for your consideration of our clients concerns. Should you have any
questions regarding the foregoing or require additional information, please do
not hesitate to contact the undersigned.
CC,
YOurs truly, ^
PLANNING &,'E~ .Gh~EEF~NG
INITIA:~Iv~'~''/I
Scott Arbuc~l'e
Associate,
Manager, GTA Office
Ms. J. Shpigel, Development Manager, Sobeys Ontario
(via fax 905. 671.5130)
The Regional
Municipality
of Durham
Planning Department
t615 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-728-7731
Fax: 905-436-6612
mail: planning@
,egion.durham.on,ca
www. region.durham.on,ca
A.L. Georgieff,. MCIP, RPP
Commissioner of Planning
"Service Excellence
for.e~ Communities"
May 12, 2004
Ross Pym, Principal Planner
Planning & Development Department
One the Esplanade
Pickering, Ontario
L1V 6K7
E C E E D
MAT ~ / 200~,.
CiTY OF PtCKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Pym:
Re:
Zoning Amendment Application A 06/03
Applicant: IBI Group on behalf of 1334281 Ontario Limited
Location: Part of Lot 29, Broken Front Concession
Municipality: City of Pickering
We have reviewed this application and the following comments are offered
with respectto the Durham Regional Official Plan, the proposed method of
servicing, and the delegated provincial plan review responsibilities.
The application proposes to permit a retail food store with an associated
seasonal outdoor garden centre. The proposed' food store is .approximately
2,800 square metres.
'Durham Reqional Official Plan
The subject lands are designated "Living Area" in the Durham Regional
Official .Plan. Limited retailing of goods and services, in appropriate
locations, as components of mixed-use developments is permitted within
this designat on.
Local Central Areas are to be planned and developed similar to, but
generally smaller in scale, than Community Central Areas and are to serve
the day-to-day needs of residents of the o ........ ,4;,,,-, ~ I,,;,.,,., A,,~o Th,-,
maximum gross leasable floors pace .for Local Central Areas is 10,000
square metres.
Section 9.3.8 of the Regional Plan indicates that prior to the passing of a
zoning by-law, the Council of the area municipality shall require.the
preparation of a retail impact study to justify additional floorspace for the
retailing.of goods and services. Floorspace additions of less than 2,500
square metres may be excluded from this requirement by the Council of the
area municipality.
Municipal Servicinq
Water supply and sanitary sewer service are available to the subject site.
35
100% Post Consumer
36
/~TTACHiVENT #~T0
REPORT ~' PD._~,~,O_.~ ....
Page 2
Transportation
Transportation comments will be provided through the related site plan
application.
Provincial Plan Review Responsibilities
The application has been screened i.n accordance with the provincial plan
review responsibilities. No provincial interests appear to be affected by this
proposal.
If you have any questions or require additional information, please call me.
Yours trUly,
Ra~Daviesl Planner
Current Operations Branch
cc. Pete Castellan, Durham Region Works Department
R:\rc~on~n g',picke ring a06-03,doc
1-15;14;29 ;ONRP TORONTO
ATTACHIVI~T #~TO
REPORT # PD,--.i~a.~ ....
I~ilw~y Proi~rti#
CITY OF PICKERING
~LANN NG & DEVELOPMEN'r
DEP,~RTMENT
VIA FAX: 905-420.96B5
is January 2004 ,:/
Mr.Bruce Ta~l~ Clerk
City 0fJatd~erlng
OneThe Esplanade
Plckaring ON L1V tiK7
Your File:
Our File:
;416 217 8774 # 1/ I
Pl'Opri~ f~rmviaims 3 '7
Geoff Woods
C. aerdennateur- Rhblen du
Cnnadlen ~1
277, ~ F~ o~
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CITY OF P~CKERING
Dear Mr. Taylor:
Re: Propoqad Zening By-law Amendment
Northwest corner of Whites Road and Granite Court
We have reviewed the CKT's letter received 22 December 2003, regarding the above
noted application, and have the following comments:
Any proposed alterations to the existing drainage pattern affecting Railway
property must receive prior concurrence from the Railway and be substantiated by
a drainage report to the satisfaction of the Railway.
2. The Applicant/Owner must install and maintain at his own expense, a chain link
fence of minimum 1.83 metre height along the mutual property line.
In addition, rail noise, vibration and safety should be considered in the design of the
development, to the satisfaction of the City.
We request notice of Council's decision.
Should you have any further questions, please do not hesitate to contact the
undersigned at (416) 217-6961.
Yours truly,
Geoff Woods, B.E.S.
Development Review Coordinator
38
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
December 11, 2003
To:
From:
Subject:
Ross Pym
Principal Planner - Development Review
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A 06/03
IBI Group on behalf of 1334281 Ontario Limited
Former Part Street Parcel 40M-1334,
Now Part 1,2 & 3 Plan 40R-18421
Whites Road/Granite Court
City of Pickering
We have reviewed the above noted application and provide the following
comments.
General Comments
1. Please provide a Storm Water Management report that addresses Quality
and Quantity controls.
Please provide a Servicing Plan for Storm Water identifying all required
external works. A Development Agreement may be required with the City
depending on anticipated works.
3. Please provide a report addressing site soil conditions and details on any
off-site construction.
Please provide a Site Grading Plan. Please note that the City and or other
agencies will not permit pre-grading on the site without approvals as
required.
The City has recently passed a Fill/Topsoil By-law that addresses this
issue. A copy is provided which should be forwarded to the Applicant.
ATTACHMENT# /3 TO
ROSS Pym - Principal Planner REPDRT# PD -c~2--O/-,/
Development Review
Zoning By-Law Amendment Application A06/03
December 11, 2003
Page 2
39
General Comments cont.
5. A development Agreement with the City will be required for all off-site
works.
Please provide an Erosion and Sediment Control Plan that addresses
maintenance and inspection- during and after construction (P.Eng.). See
attached copy.
7. Please provide a Construction Management Plan that addresses all
phases of construction and development of the site. See attached copy.
8. Regional approval is required for all works on Whites Road
Site Plan
The proposed building location appears to be encroaching on CN Rail
lands. A letter of permission from the railway may be required to build
close to the property.
2. Indicate location of Handicap access to the building.
3. Provide details of how the safetY fence and concrete curd will be provided
right on the property line without adversely affecting the adjacent property.
A sidewalk is required along Whites Road fronting the site and designed to
connect with the existing sidewalk on Whites Road North of the Bayly St.
intersection. As well, a connection with the sidewalk at the Granite Court
intersection will also be required. This will be the applicant's responsibility.
Urbanization of the West side of Whites Road fronting this site is also
recommended and should be a condition of re-zoning.
5. The City will require a 3.0m road widening on Granite Court from the
proposed daylight triangle west for approximately 80m metres.
6. A taper and turn lane will be required on Granite Court for the entrance off
Granite Court to the site.
The existing sidewalk on Granite Court is temporary. A permanent
sidewalk will be required from Whites Road to the bridge west of the site.
Partial removal and/or relocation of the guide rail will need to be
addressed. This project is identified as a development charge project and
the City will fund a portion. An agreement with the City will identify cost
sharing details.
Ross Pym - Principal Planner ~t:~,uR'f # pD~,~ O~Q~ .........
Development Review
Zoning By-Law Amendment Application A06/03
December 11, 2003
Page 3
Site Plan cont.
8. Indicate location of existing utilities on Whites Road and Granite Court.
Coordinate any relocation with the appropriate utility.
It appears that cars exiting from the Left Out Only exit could conceivably
go straight through to Bayly St. Provisions to prevent this from happening
should be addressed.
10.AIl Landscaping features shown on the Site Plan should be removed and
provided for on a separate Landscape Plan complete with a Plant List.
11. Landscaping as shown may interfere with the future sidewalk on Whites
Road.
Transportation Impact Study
1. No specific comments.
ORIGINAL SIGI~ED BY
RS:ph
Attachment
I:/Slte Plan Reviews/Food Basics -Whiles Rd & Granite Court
Copy:
Coordinator, Development Approvals
Technician, Development Approvals
Robert Starr
Supervisor, Development Control