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City 00 Report To
Planning & Development Committee
PICKERING Report Number: PD 04-11
2 $ Date: February 7, 2011
From: Neil Carroll
Director, Planning & Development
Subject: Drive-Through Facilities Study
City of Pickering
File: D-1000-012
Recommendation:
1. That Report PD 04-11 of the Director, Planning & Development for the "Drive-Through
Facilities Study" be received;
2. That staff be directed to undertake a study to review the City's land use planning
policies, zoning regulations and design guidelines regarding drive-through facilities
and to recommend any necessary changes.
Executive Summary: This report recommends that staff be directed to.undertake a
review of the land use planning policies, zoning regulations and design guidelines as
they relate to drive-through facilities and if necessary, bring forward recommendations
for any necessary changes.
Issues associated with drive-through facilities include traffic generation/congestion,
urban design, noise, air and light pollution, pedestrian safety and facility operations.
The review is expected to take a year to complete and will establish appropriate
standards to mitigate the negative impacts of drive-through facilities.
Financial Implications: None at this time
Sustainability Implications: The proposed study will review land use policies and
zoning standards to enable appropriate development and growth management within
the City.
Report PD 04-11 February 7, 2011
Subject: Drive-Through Facilities Study Page 2
29
1.0 Discussion:
Drive-through facilities have become increasingly popular with the fast food
restaurant, financial institution, service station/convenience store and pharmacy
industries. While providing convenience and accessibility to the public,
drive-through facilities present concerns in the following areas:
• Traffic generation and congestion
• Urban design (built form and public realm)
• Noise, air and light pollution
• Pedestrian safety
• Facility operations (odours, hours of operation)
The City's land use planning policies and development regulations have not kept
up with the proliferation of drive-through facilities and do not effectively address
the location and development of drive-through facilities. The City's Official Plan
does not provide any specific policies related to drive-through facilities with the
exception of the recently approved Duffin Heights Neighbourhood Policies, which
do not permit drive-through facilities on lands designated Mixed Use Areas -
Mixed Corridor.
The City's zoning by-laws do not include a definition for "drive-through facility" or
identify these facilities as a separate permitted use. The by-laws are not
consistent in either permitting or excluding drive-through facilities associated with
various uses and are often silent on the matter. There is therefore the potential
for drive-through facilities to locate throughout the City on sites zoned to permit
restaurant, financial institution, service station and convenience store uses.
Staff have been relying on site plan approval to regulate drive-through facilities,
and have been applying the recommendations of a joint study undertaken by the
Region of Durham in 2000 to assess the technical aspects (queuing and parking
requirements) of restaurant drive-through proposals.
Staff have also been reviewing the recommendations of drive-through studies in
other municipalities within the GTA, and applying this information to the extent
possible during the review of site plans.
Several municipalities have reviewed or are considering reviewing their policy,
zoning and design provisions regulating and guiding the development of
drive-through facilities. In some cases, municipal official plan and zoning by-law
amendments proposing changes to the way drive-through facilities are regulated
have been appealed to the Ontario Municipal Board. The Board has upheld
regulatory controls used to mitigate adverse impacts such as distance separation
from residential uses and site size.
Report PD 04-11 February 7, 2011
Subject: Drive-Through Facilities Study Page 3
30 Staff is currently processing two applications which include drive-through facilities
and anticipate a third application. One of the applications is a proposed rezoning
amendment and site plan approval of a financial institution with an associated
drive-through at the southwest corner of Liverpool Road and Pickering Parkway
in the downtown. The public information meeting for this application is scheduled
for February 7, 2011. The second application is for site plan approval for a
two-storey office building; gas station, convenience store and drive-through at the
northwest corner of Kingston Road and Rosebank Road. Staff also anticipate an
application for site plan approval for a convenience store/restaurant with a
drive-through at the northeast corner of Liverpool Road and Pickering Parkway.
In order to deal with these applications as well as future applications, staff is
initiating a City-wide land use review of drive-through facilities to determine
where drive-through facilities are appropriate. The review will also establish
appropriate standards to mitigate the negative impacts of drive-through facilities.
1.1 Work Program (see Attachment #1)
The study is expected to take a year to,complete and will consist of the following
phases:
1.0 Research
2.0 Preparation of draft principles/findings
3.0 Stakeholder consultation
4.0 Report to Planning & Development Committee on draft principles/findings
and stakeholder consultation
5.0 Public Open House
6.0 Preparation of draft OPA, Zoning By-law. Amendments and Design
Guidelines
7.0 Statutory Public Meeting/Information report
8.0 Recommendation report to Planning & Development Committee including
final OPA, Zoning By-law Amendments and Design Guidelines
2.0 Conclusion:
It is recommended that Council direct the undertaking of a City-wide study to
review the land use and zoning standards as they relate to drive-through facilities
and if necessary, bring forward recommendations setting out proposed new land
use policy, zoning regulations and design guidelines.
Attachment:
1. Work Program
Report PD 04-11 February 7, 2011
Subject: Drive-Through Facilities Study Page 4
51
Prepared By: Approved/Endorsed By:
f
'ell
Deborah ylie MCIP, RPP Neil C P, RPP
Senior Planner - Policy Director, anning & Development
. W C)
Marg Wouters, MCIP, RPP
Manager, Development Review
& Urban Design
DW:ld
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering Cit Counc'
i :zr z~~l
Tony Prevedel, P.Eng..
Chief Administrative Officer
ATTACHMiENT -TO
REPORT # PD D y- lI
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