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HomeMy WebLinkAboutOctober 3, 2011 Planning & Development Committee Agenda Monday, October 3, 2011 P I KERI Council Chambers 7:30 pm Chair: Councillor McLean Part "A" Pages Planning Information Meeting Information Report No. 18-11 1-8 Subject: Draft Plan of Subdivision Application SP-2011-02 Draft Plan of Condominium Application CP-2011-02 Zoning By-law Amendment Application A 12/11 Maddy Development Inc. 1290 & 1292 Old Orchard Avenue (Lot 8, and Part of Lots 7 & 9 Plan 432), City of Pickering Part "B" Planning & Development Reports 1. Director, Planning & Development, Report PD 30-11 9-66 Zoning Amendment Application -A 7/10 Pickering-Brock Centre Inc. 1755-1805 Pickering Parkway & 1842 Notion Road Concession 1, South Part Lot 17, 18, City of Pickering Recommendation 1. That Zoning Amendment Application A 7/10 submitted by Zelinka Priamo Ltd., on behalf of Pickering-Brock Centre Inc., to permit an expansion of the shopping centre on lands being Concession 1, South Part Lot 17, 18 be approved; 2. That a zoning by-law to implement Zoning Amendment Application A 7/10, be finalized in accordance with the provisions of Section 3.11 of Report PD 30- 11, and forwarded to City Council for enactment once the traffic impact study has been'finalized to the satisfaction of the City and the Region of Durham; and Accessible ~ For information related to accessibility requirements please contact p~~~ C G p RR t~ Linda Roberts P , V Phone: 905.420.4660 extension 2928 . TTY: 905.420.1739 Email: Irobe rts(cDcitvofpickerina.com Citq o0 Planning & Development Committee Agenda Monday, October 3, 2011 PI CKERI Council Chambers 7:30 pm Chair: Councillor McLean 3. Further, that an amendment to the Specialty Retailing Node Development Guidelines, as generally set out in Appendix I to Report PD 30-11, be endorsed and brought forward for Council adoption with the implementing zoning by-law. (II) Other Business (111) Adjournment City Information Report Report Number: 18-11 For Public Information Meeting of PICKERI Date: October 3, 2011 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA3 Subject: Draft Plan of Subdivision Application SP-2011-02 Draft Plan of Condominium Application CP-2011-02 Zoning By-law Amendment Application A 12/11 Maddy Development Inc. 1290 & 1292 Old Orchard Avenue (Lot 8, and Part of Lots 7 & 9 Plan 432) City of Pickering 1.0 Property Location and Description • the subject lands are located on the north side of Old Orchard Avenue, between Liverpool Road and Douglas Avenue (see Location Map - Attachment #1) • the subject lands consist of two large residential lots with a total area of approximately 0.66 hectares • the subject lands are currently occupied with one detached dwelling and accessory structure and a temporary sales trailer • a number of mature trees are situated on the lands • surrounding land uses are: north - detached dwellings fronting Haller Avenue south - detached dwellings across Old Orchard Avenue east - a detached dwelling fronting Old Orchard Avenue and a commercial property and detached dwellings fronting Liverpool Road west - detached dwellings fronting Old Orchard Avenue and Douglas Avenue 2.0 Applicant's Proposal • the applicant is proposing to develop the subject property with 16 lots having a minimum lot frontage of 11.0 metres, with four lots fronting Old Orchard Avenue and 12 lots fronting an internal private common element condominium road (see Attachments #2 & #3) • the private road has access from Old Orchard Avenue • all of the lots are proposed to be developed with two storey detached dwellings with two car garages • the proposal is similar to a traditional condominium development that received zoning approval in October 2004 and site plan approval in July 2007 but was not pursued Information Report No. 18-11 Page 2 J 2 • an application for draft plan of subdivision has been submitted in order to create a single block on a registered plan so that the individual lots can be created through part lot control • the application for approval of a draft plan of common element condominium is required for the private road and other common element features (e.g., visitor parking and community mail box) • the zoning by-law amendment application proposes performance standards that would reflect the proposed lots and dwelling siting • an associated site plan application has also been submitted 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject property as "Living Areas" • the predominant use of lands in this designation is to be housing, but limited retailing of goods and services in appropriate locations may also be permitted • the applicant's proposal appears to meet the intent of the Durham Regional Official Plan 3.2 Pickering Official Plan • the subject lands are designated "Urban Residential Area - Low Density Area" which permits residential uses, including detached dwelling units, at a density of up to and including 30 units per net hectare • the proposed development would provide a net site density of approximately 24 units per hectare • the subject property is within the Bay Ridges Neighbourhood of the Official Plan • Schedule II - Transportation Systems designates Old Orchard Avenue as a "Local Road" 3.3 Zoning By-law 2511 • the subject lands are currently zoned "MD-S-SD" by Zoning By-law 2511 which permits a maximum of 16 detached or semi-detached dwellings on the property • this zoning by-law was the result of a'Council approval in 2004 (By-law 6375/04) to permit a similar proposal • while the existing zoning permits the 16 proposed lots, the proposed development does not comply with some of the existing performance standards, particularly the minimum building setbacks from the east, west and south limits of the property, and therefore an amendment to the by-law is required Information Report No. 18-11 Page 3 4.0 Results of Circulation 4.1 Resident Comments • three residents have requested information but have not submitted any comments 4.2 Agency Comments • none received in response to the circulation to date 4.3 City Department Comments • none received in response to the circulation to date 4.4 Staff Comments • the following matters have been identified by staff for further review and consideration: • ensuring that the proposed development is compatible with and sensitive to the existing surrounding neighbourhood • reviewing the site plan to ensure appropriate site layout, building design and landscaping design, including appropriate lotting, building setbacks, tree preservation, and the provision of adequate visitor parking • ensuring the remaining lot to the east can be redeveloped in the future • consistency with the City's urban design objectives • proposed sustainable development components • compliance of submitted studies/plans with City standards 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 to a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law or approves the draft plan of subdivision or draft plan of condominium for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk Information Report No. 18-11 Page 4 6.0 Other Information 6.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing this report 6.2 Information Received • full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering Planning & Development Department: • Applicant's Submitted Plan • Planning Rationale and Sustainability Report • Phase 1 Environmental Site Assessment 6.3 Owner/Applicant Information • the owner of the subject lands is Maddy Development Inc. • Michael Delli Benedetti, a principal of Maddy Development Inc., is the applicant C~ Ross Pym, MCIP, PP Marg outers, MCIP, RPP Principal Planner - Development Review Manager, Development Review & Urban Design RP:Id Attachments Copy: Director, Planning & Development . `J Appendix No. I to Information Report No. 18-11 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#_1__.90 INFOIRMA'i ION REPO T# r~ T A9O n7l 11111 FUSCHI MARTINS STREET E LAN NGLICAN z CHURCH Q > w X n Of z V) o CO 0 z c o r PATMORE Z D rri DOUGLAS LANE Q Q PARK o T,Q ~<<~S Q c~T w J a_ Q z U BOULEVARD w HALLER AVENUE - z BALSDON = PROPFR J ~ppS PARK z O ~O n OLD ORCHARD AVENUE a_ e0 cn > G~ w ~ J ~G9'p0 Of < o MONICA COOK o LUNA CRT. C/) BROWNING AVE. ---31 - w w FOXGLOVE AVENUE ILONA PARK a = w w HOL Y 1 R o ROAD REDEEMER z° S z SEPARATE WATERP NT CHOOL STIR T DRIVE FRENCHMANS BAY OMMERCE STREET PARK COMMERCE STREET COMMERCE STREET City of Pickering Planning & Development Department PROPERTY DESCRIPTION Lot 6, Pt. Lot 7 & 9, Plan 432 07\ OWNER Maddy Development Inc. DATE Aug 31, 2011 DRAWN BY IB FILE No. SP-2011-02, CP-2011-02, A 12/11 SCALE 1:5,000 CHECKED BY RP N T.r.n.t EnbrpA.w I- nd it. pp11,- MI rlphts Ro.rv.d. Not a plan of .urvq. PN-3 2008 MPN: ontl IL .u 11 .n. MI rl ht R...rv.d. Not a Ian o1 Surv ATTACK, FNT#- .r.TO 1NFr ~ is-I1 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED SITE PLAN MADDY DEVELOPMENT INC. SP-2011-02 & CP-2011-02 & A 12/11 R E G I S E R E D P L A N M - 1 6 E IS TING RES IG EN I A L ROSS i A3~' z Q. V~ ° CI 1] 12 c 10 c e iYPEC LAJ ~ z U) - Lor I L7 VV T °TVPE ;U. r s 15.24 8 Ln 1S 4 Q EXISTING RESIG NTIAL - Flu Q x 11 A A PEA ' EY OPEY °0.75 OLD ORC ARD AV N U E N RpU[L SCALE COPIES OF 7HE APPLACWM SVBMA7E0 PLAN ARE AYALOI&E FOR M-WNG AT WE WY OF PA EAMAG PL4WAW d OEl42L%off OEPAR7AFENT. WS A94P WAS PRODUCED BY 7HE COY OF ACK& VC PEAAWNG d OEY£EOP.NENT DERWAAEK MOR.W77ON d SUPPORT SEW= SEPT 1, 7011. .70 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED CONDOMINIUM PLAN MADDY DEVELOPMENT INC. SP-2011-02 & CP-2011-02 & A 12/11 R E G I S E R E D P L A N M - 1 6 W LLJ N3'L - l PMTN PARTu PART I- PARTn PART- PMTS PART PART V G\S~~ELE co ELF' MN 7 COMMON ELEY EN TS PM1u ® o PARTu PMT. U C 0 Y Y 0 N E L E M E N T S 2 Q m ~ Q s PMT o EXIS INa RE S1 OE N T I AL PMT- Zr _t CD a3ti p o O PMTS PMTS PART 3 PMT. ' p ~~G\gZF'~~' 0 L D O R C H A R D A V E N U E 07\ N FURAL MALE COPES a, INE APPLICANTS SUMMED PLAN ARE AVALWC FOR WMW Ar THE CITY Of P,CKERIAG PLANMNC & OEMOPUDC DEPARTMENT TMS LAAP WAS PRODUCED BY INE CITY OP PACKER/NO PANMNO & OEYELOPMENT DfPARIMENT, AVP0RMAAYIN & SUPPORT SERV as,, SEPr 1, 2011. Cep Report To Planning & Development.Committee CKERIlyG Report Number: PD 30-11 Date: October 3, 2011 From: Neil Carroll Director, Planning & Development Subject: Zoning Amendment Application - A 7/10 Pickering-Brock Centre Inc. 1755-1805 Pickering Parkway & 1842 Notion Road Concession 1, South Part Lot 17, 18 City of Pickering Recommendation: 1. That Zoning Amendment Application A 7/10 submitted by Zelinka Priamo Ltd., on behalf of Pickering-Brock Centre Inc., to permit an expansion of the shopping centre on lands being Concession 1, South Part Lot 17, 18 be approved; 2. That a zoning by-law to implement Zoning Amendment Application A. 7/10, be finalized in accordance with the provisions of Section 3.11 of Report PD 30-11, and forwarded to City Council for enactment once the traffic impact study has been finalized to the satisfaction of the City and the Region of Durham; and 3. Further, that an amendment to the Specialty Retailing Node Development Guidelines, as generally set out in Appendix I to Report PD 30-11, be endorsed and brought forward for Council adoption with the implementing zoning by-law. Executive Summary: The applicant proposes to amend the zoning by-law to permit an expansion of the Shops at Pickering Ridge shopping centre, located immediately north of Highway 401, on the east side of Brock Road (see Location Map - Attachment #1). The lands, municipally known as 1755-1805 Pickering Parkway and 1842 Notion Road, have a combined area of approximately 13.1 hectares. The proposed zoning amendment would permit a 9,230 square metre expansion over the vacant portion of the site, increase the size and aggregate floor area for smaller retail stores, add a large format food store as a permitted use, increase the aggregate floor area for restaurants, and provide parking at a rate of 4.2 parking spaces per 100 square metres gross leasable floor area. The proposed expansion of the shopping centre conforms with the Specialty Retailing Node policies of the Official Plan and will not impact the planned function of Pickering's Downtown Core, Community Nodes, or the nearby Main Central Areas in other municipalities in the Region. It is recommended that the Specialty Retailing Node Development Guidelines be amended to remove the reference to the number of large format food stores and to incorporate specific guidelines for the site (South Precinct) as outlined in Appendix I. Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 2 f The application is recommended for approval. The implementing zoning by-law will establish performance standards to permit the proposed commercial development including a food store having a minimum floor area of 4,515 square metres gross leasable area, increases in smaller unit retail space and restaurant floor area, and a .parking requirement of 4.2 spaces per 100 square metres gross leasable floor area. The by-law will also contain an "(H)" Holding Provision for the portion of the site proposed to accommodate a stormwater pond. Removal of the holding provision will be subject to confirming the property requirements of a future Highway 401 overpass connecting Notion Road with Squires Beach Road. In order to'ensure that the proposed expansion can be accommodated by the local road network, it is recommended that the zoning amendment application be approved, but that the zoning by-law amendment only be brought forward to Council for enactment once the traffic impact study is completed to the satisfaction of the Region and the City. If required, an additional Holding provision would be included in the zoning by-law to phase development in accordance with the timing of planned improvements on Brock Road. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Sustainability Implications: Staffs review of the application against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. Due to the nature of the proposal (an expansion of an existing shopping centre), there are limited opportunities to achieve Level 1 through the rezoning process. The development proposal provides opportunities for efficient use of vacant land and existing infrastructure within the City's urban area, provides jobs and services within walking distance to an existing transit stop, improves the streetscape within the urban area, and improves pedestrian connections within an existing commercial development. Additional opportunities to achieve a Level 1 standard are available through the site plan approval process. 1.0 Background: The applicant proposes to amend the zoning by-law to permit a 9,230 square metre expansion of the Shops at Pickering Ridge shopping centre (formally Pickering Home and Leisure Centre), located immediately north of Highway 401, on the east side of Brock Road (see Location Map - Attachment #1). The lands, municipally known as 1755-1805 Pickering Parkway and 1842 Notion Road, have a combined area of approximately 13.1 hectares. Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 3 The existing 26,590 square metre shopping centre consists of four multiple-tenant commercial buildings with surface parking on 9.5 hectares. A private stormwater facility and associated vegetation are located within the 3.6 hectare vacant portion of the lands. The conceptual site plan (see Applicant's Submitted Concept Plan - Attachment #2) proposes an expanded shopping centre over the existing shopping centre and vacant lands, consisting of ten stand-alone, multiple-tenant buildings with a total gross floor area of 35,820 square metres with surface parking. The stormwater facility is proposed to be relocated to the eastern limit of the site. In addition to the three existing access driveways (two on Pickering Parkway and one on Brock Road), two new driveways are proposed on Pickering Parkway opposite Beechlawn Drive and Marshcourt Drive. The proposal includes: • expanding the maximum total floor area of the shopping centre by 9,230 square metres, for a total of 35,820 square metres • increasing the floor area for smaller stores by: decreasing the general minimum unit size for a retail store from 1,400 square metres to 929 square metres; and increasing the maximum aggregate floor area exception for retail stores of 100-929 square metres to 7,000 square metres from 4,850 square metres • the addition of a food store use having a minimum floor area of 4,515 square metres increasing the maximum aggregate floor area for all restaurants-Type A to 3,000 square metres from 2,000 square metres • parking provided at a rate of 4.2 parking spaces per 100 square metres gross leasable floor area 2.0 Comments Received: 2.1 At the January 4, 2011 Public Information Meeting (see text of Information Report & Meeting Minutes, Attachments #3 & #4) A representative of SmartCentres, Inc., speaking on behalf of the First Simcha Shopping Centre located to the north of the subject property, advised that written comments would be provided once the supporting studies had been reviewed. No other members of the public spoke in support or opposition to the application. 2.2 Written public submissions on the application Coco Paving Inc., owner of lands at 77 Orchard Park Road in the Town of Ajax, located in the industrial area to the northeast of the subject site across Notion Road, requested that Council consider the following issues during the processing of the application (see Attachment #5): • appropriate berming and/or landscape treatment to mitigate any potential impacts such as noise or dust Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 4 • incorporating appropriate setbacks along the eastern portion of the site • landscape enhancement and buffering of the stormwater pond proposed along the east side of the site • consideration of the possible Notion Road overpass End of Roll (2126113 Ontario Ltd.), a tenant in the existing shopping centre, requested that the landlord/developer be required to share the proposed plans and schedule with the tenants of the shopping centre (see Attachment #6). First Simcha Shopping Centres Limited, owner of the shopping centre directly to the north (1899 Brock Road) provided the following comments (see Attachment #7): • Traffic - consideration should be given to the requirement that Brock Road improvements be in place prior to any additional permissions granted to Pickering-Brock Centre. At a minimum, financial commitments should be secured to ensure the road improvements can proceed as required Parking - consideration should be given to the adequacy of the proposed parking ratio and the appropriateness for the proposed uses, particularly for restaurant and food store uses Market Analysis - initial concerns relate to an additional food store entry into the market by 2012, and the request for additional small store units as part of the centre and the extent of impact on the market • the zoning by-law should be structured with appropriate time triggers for development related to the road work improvements being in place, and the ability of the market place to accommodate this additional development 2.3 City Departments and Agency Comments Ministry of Transportation require a minimum 14.0 metre setback from the Highway 401 right-of-way to any new buildings/structures and any feature deemed essential to the operation and viability of the site • Ministry permits will be required prior to any grading or construction; traffic study to be submitted as part of permit process (see Attachment #8) Region of Durham . a Phase 1 ESA and Reliance Agreement letter are Planning Department required (see Attachment #9) Region of Durham . no objections to the application Works Department (see Attachment #9) Durham Region Transit & . relocation of the existing bus stop and provision of Transportation a transit shelter and a hard surface connection to the sidewalk adjacent to the road and along the south side of Pickering Parkway • require protection of lands needed.to accommodate the future grade separation over Highway 401 (see Attachment #9) Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A7/10) Page 5 Toronto and Region • long term location of the stormwater pond must be Conservation Authority determined, including consideration of any future (TRCA) land requirements of a future widening of Notion Road and the proposed Highway 401 overpass . TRCA is satisfied that the proposed oversized stormwater management facility could adequately provide for the storage and conveyance of flood waters on and off-site • need to secure an agreement between the City, TRCA and the owner for appropriate off-site natural feature enhancement and restoration (see Attachment #10) Town of Ajax . requested the most current regional flood model be used; and that Notion Road south of Pickering Parkway be improved (see Attachment #11) Development Control . examine the property impacts of the future Notion Road overpass on the alignment of Pickering Parkway; Notion Road would be required to be widened to accommodate the overpass detailed comments regarding engineering design and stormwater management will be provided during site plan review (see Attachment #12) Engineering Services . revise the Traffic Impact Study to address (Transportation) transportation effects due to the future Notion Road overpass, pedestrian traffic volume counts, and proposed daily truck trips (see Attachment #13) Engineering Services . prior to site plan approval, TRCA approval of the (Water Resources and recommended flood storage approach and Environment) resubmission of an updated stormwater management report is required (see Attachment #14) 3.0 Discussion: 3.1 The proposed commercial uses conform with the Official Plan The proposed expansion of the existing shopping centre is consistent with the "Mixed Use Areas'- Specialty Retailing Node" designation in the Pickering Official Plan. Permissible uses include, among others, special purpose commercial usessuch as large format retailers (including large format food stores and large format discount stores), theme and/or specialty retailers, and ancillary retailing of other goods and services including restaurants and limited offices. The Specialty Retailing Node designation provides for a range of commercial and residential uses at a maximum floor space index (FSI) of 2.5. The proposed Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 6 4 35,820 square metre expanded shopping centre would achieve an FSI of approximately 0.27. The policies also provide that the maximum leasable floor space for retailing of goods and services is to be determined by site-specific zoning. As required by the Official Plan, a retail impact study prepared by urbanMetrics Inc., confirmed that the proposed additional floor space, smaller retail unit sizes and additional food store use can be supported by the market place and will not adversely affect the planned function of Pickering's Downtown Core, Community Nodes, or the nearby Main Central Areas in other municipalities in the Region. A peer review prepared by Malone Given Parsons Ltd., agreed with the conclusions. 3.2 Proposed increase in total floor area, small unit retail space, and restaurant space, and an additional food store use is appropriate for this site The proposed development is appropriate for the site for the following reasons: • Additional floor area • the retail impact study indicated that the additional 9,230 square metres of shopping centre floor area on the expanded site can be supported based on forecast market growth . the study also indicated that the site has excellent potential for additional commercial uses based on its locational attributes, including proximity to Highway 401 • Additional smaller unit retail space and additional food store use • based on the forecast market growth in Pickering, and recognizing the expanded shopping centre would still be differentiated in terms of tenant mix and store sizes, the retail impact study concluded that the inclusion of a greater number of smaller retail stores and service units (i.e., 100-939 square metres), as well as a large format food store, would not undermine or compromise the viability of the Downtown Core or any other commercial nodes/centres in Pickering or elsewhere in Durham Region • the study also concluded that even with the addition of smaller tenants, the function of this shopping centre as a special purpose commercial centre in an open air format, with primarily large format home furnishing and apparel retailers, would not be altered; the study indicates that it is now very common in open air shopping centres such as this one, to include a greater percentage of smaller retail and service establishments, in addition to large format stores, without compromising the regional draw of the centre; the proposed increase in smaller retail units will allow for a certain amount of flexibility in leasing, but still ensure that the shopping centre remains differentiated from retail in the Downtown Core • the number of the smallest stores (100-300 square metres) will continue to be limited to a maximum of five in the zoning by-law Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7110) Page 7 ~J • the study also indicated that a large format food store is considered a normal and compatible use in large format retail centres and that the market can support an additional large format food store by 2012; the zoning by-law will define 4,515 square metres as the minimum size for a large format food store • Increase in Restaurant-Type A floor space • the requested increase in restaurant space to 3,000 square metres (8.4 percent of the total proposed floor area) represents a proportional increase of the current 2,000 square metre permission over the larger site (7.5 percent of existing floor area), and is considered appropriate • drive-through facilities associated with restaurants will be restricted to internal locations within the site, away from Pickering Parkway and Brock Road and residential areas, through zoning by-law and Development Guideline provisions Although the Specialty Retailing Node designation permits food stores, the Specialty Retailing Node Development Guidelines currently provide for one large format food store within the Specialty Retailing Node. The proposed food store is in addition to Sobeys and the food sales use within Walmart. Staff recommend amending the Guidelines to remove reference to the number of large format food stores. 3.3 A parking ratio of 4.2 spaces per 100 square metres gross leasable floor area (gifa) for the proposed shopping centre expansion is appropriate Although the City's typical parking requirement for multi-tenant commercial centres in recent years is 4.5 spaces per 100 square metres, the proposed parking ratio of 4.2 spaces per 100 square metres gifa is supported for the following reasons: • the proposed ratio represents an increase from the 3.7 spaces per 100 square metres gifa required for the existing shopping centre • a parking study submitted in support of the application, which examined existing and expected parking demand, provides justification for the 4.2 spaces per 100 square metres gifa ratio • additional parking spaces may be available on the subject site within the 14.0 metre building setback from Highway 401 required by the Ministry of Transportation • the ratio is also consistent with parking requirements in nearby municipalities and elsewhere (e.g., the Town of Whitby has recently adopted a ratio of 4.3 parking spaces per 100 square metres gifa for shopping centres between 3,000 and 37,159 square metres, and the Urban Land Institute recommends a parking ratio of 4.0 to 4.3 spaces per 100 square metres gifa for similar sized commercial malls) Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 8 Although restaurants generally generate higher parking demand than other commercial uses, the proposed ratio is considered sufficient to accommodate restaurant parking. The proposed maximum of 3,000 square metres restaurant glfa comprises approximately 8.4 percent of the proposed floor area for the total development. Typically, higher restaurant parking ratios are applied separately only where restaurant uses occupy a much higher percentage (in the order of 15-20 percent or more) of the total floor area. 3.4 Initial findings of Traffic Impact Study support proposed expansion but phasing may be appropriate The Traffic Impact Study (TIS) prepared in support of the application concludes that although the intersection of Pickering Parkway and Brock Road operates with some constraints under current conditions (in particular noticeable delays for westbound movements), planned improvements to Brock Road will markedly improve conditions. The planned improvements include the addition of a third southbound lane on Brock Road between Pickering Parkway and Kingston Road, signal timing modifications to reduce overall delay at the Brock Road and Pickering Parkway intersection, and the addition of a third northbound lane on Brock Road north of the 401 eastbound on-ramp. With these improvements in place, the study concludes that the area road network will to be able to accommodate the traffic generated by the shopping centre expansion although there will continue to be congestion at key locations during periods of peak demand. The TIS also concludes that, as a condition of approval of the proposed shopping centre expansion, the portions of Pickering Parkway between Beechlawn Drive and Marshcourt Drive should be re-striped, providing a two-way left-turn lane for left turn storage for vehicles turning into the commercial development and residential area. Region of Durham staff have indicated that subject to available funding, the Brock Road improvements are programmed to be completed prior to the planned build out of the proposed mall expansion in 2014. The Region has requested revisions to the TIS before providing final comment. It is therefore recommended that the draft zoning by-law be brought forward to Council for approval once the TIS is revised to the satisfaction of the Region and the City to ensure that phasing of the proposed expansion, in accordance with the timing of the planned improvements, is not required. If phasing is required, a Holding provision would be included in the zoning by-law linking permitted additional floor space to required road improvements. Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 9 3.5 Environmental matters have been addressed A portion of the lands are identified in the Pickering Official Plan as "Shorelines and Stream Corridors" and in the Region's Official Plan as "Key Natural Heritage and/or Hydrologic Feature". Specifically, the TRCA identified the presence of the Regional Storm Flood Plain associated with the Duffins Creek on portions of the subject lands, and the presence of mature vegetation. The TRCA is satisfied that the proposal for an over-sized stormwater management facility, to be located at the eastern limits of the property adjacent to Notion Road, could adequately provide for the storage and conveyance of flood waters. With respect to the mature vegetation on the subject lands, an environmental impact study concluded that the net effect of the proposed development will be the loss of low quality natural heritago features and functions, specifically a small area of woodland and wetland. Compensation in the form of off-site enhancement and restoration of a nearby natural area or feature, and naturalized planting for the proposed stormwater pond, to the satisfaction of the TRCA, will be addressed during site plan approval. A Phase 2 Environmental Site Assessment (ESA) concluded that additional investigative work is not warranted with respect to an historic gasoline pump and a possible storage tank identified in the northeast area of the site. A Record of Site Condition (RSC) has been filed with the Ministry of the Environment and is satisfactory to the Region of Durham. 3.6 Impacts of future Highway 401 overpass at Notion Road have been addressed A future Highway 401 overpass connecting Notion Road with Squires Beach Road is identified in Schedule II - Transportation System in the Official Plan. While design details for the overpass will be determined at a later date through an environmental assessment, the potential impacts on the subject site (e.g., .future road widening), have been identified in consultation with MTO, TRCA and the City. Staff is satisfied that the proposal protects for the future possible overpass. The proposed stormwater pond along the east limit of the property adjacent to Notion Road has been sited to ensure that development will not preclude future road widenings. TRCA has indicated that the grading changes associated with a future overpass at Notion Road may eliminate the need for a stormwater pond on the subject lands to accommodate Regional Storm storage volumes once the overpass is constructed. In order to protect for the future overpass and to ensure the stormwater pond remains on site, it is recommended that the lands for the proposed stormwater pond be zoned with an "(H)" Holding category, to be lifted once the property requirements for a future Notion Road overpass and the continued need for a stormwater pond at this location are confirmed. Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 10 3.7 Town of Ajax requested the improvement of Notion Road The Town of Ajax requested that the improvement of Notion Road from the intersection of Notion Road and Pickering Parkway south to the dead end be a condition of approval. The proposed development does not propose access to Notion Road and City staff does not support the improvement of Notion Road as a condition of approval of the application. The Notion Road Area Development Guidelines contain direction that Council consider the allocation of funds for the reconstruction of the northern portion (Kingston Road to Pickering Parkway) of Notion Road to fully curbed urban standards with sidewalks. The timing of these improvements to Notion Road will be addressed in the City's Roads Needs Study. 3.8 Specialty Retailing Node Development Guidelines to be amended to include guidelines for the subject lands (South Precinct) The Specialty Retailing Node Development Guidelines provide guidance for the review of development applications, including site plans, within the Node. The Guidelines provide general direction on design objectives, appropriate uses, and development standards for the Node as a whole, but also include more specific guidance, including a tertiary plan, for the First Simcha Shopping Centre north of Pickering Parkway (i.e., the North Precinct). In the absence of a site plan application for the Pickering-Brock Ridge lands, and in order to ensure that certain design objectives that cannot be detailed in a zoning by-law are achieved, guidelines specific to the subject site, including a tertiary plan, are proposed (see Appendix 1). The tertiary plan outlines build-to- zones along Pickering Parkway and major driveway aisles and identifies primary pedestrian connections to be provided to and within the site. The precinct guidelines also address view corridors, access points, and special design requirements. The concept plan attached to this report is generally consistent with the urban design objectives for the subject lands. Although the specific size and location of the buildings will be finalized as tenants are confirmed, the concept plan reflects the objectives of providing massing along Pickering Parkway and major driveway aisles, ensuring the backs of buildings are screened from major streets and driveway aisles, and providing a safe, legible pedestrian network through the site. It is recommended that the Specialty Retailing Node Development Guidelines be amended to incorporate development/design requirements specific to the site as generally set out in Appendix I. It is further recommended that Table 1 of the Guidelines be amended to remove the reference to the number of large format food stores provided for within the Specialty Retailing Node. The amendment to the Development Guidelines, as generally outlined in Appendix I, will be finalized and forwarded to Council for adoption with the implementing zoning by-law. Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A7/10) Page 11 -a 3.9 Site Plan matters will be addressed through the site plan review process -All site development matters will be addressed through the site plan review process, including specific building massing and orientation, elevations, parking, access, pedestrian network, landscaping, site servicing and any other City and agency requirements. 3.10 All comments have been addressed Comments received from the public have been addressed as follows: Coco Paving Inc., 77 Orchard Park Road, Ajax - the proposed relocation of the stormwater pond will provide appropriate buffering and setbacks addressing noise/dust impacts. Staff is satisfied that the proposal protects for a future Notion Road overpass over Highway 401. End of Roll (2126113 Ontario Ltd) - the applicant has informed tenants of the development plans and schedule in writing (see Attachment #15). The applicant will be responsible for keeping the tenants informed as the development progresses, as the City does not provide notice for site plan approval. First Simcha Shopping Centres Limited - the need for phasing of development to coincide with the proposed Brock Road improvements will be determined once the TIS is finalized; if required, the development could be phased through a holding provision in the zoning by-law; the proposed parking ratio of 4.2 spaces spaces per 100 square metres glfa is appropriate; the proposed increase in smaller unit retail space is supported by the retail impact study, which examined the Specialty Retailing Node as a whole, including the First Simcha Shopping Centre. Additional comments made at the January 4, 2011 Public Information Meeting have been addressed as follows: • concern that the proposed large grocery store will negatively impact other nearby food stores such as Sobeys and the food sales use in Walmart - the market analysis indicates that there is room in the market place to support additional food store space • a commitment to providing appropriate pedestrian connections should be secured as part of the zoning application process - the Specialty Retailing Node Development Guidelines are proposed to be amended incorporating requirements to provide appropriate pedestrian connections (see Appendix 1); pedestrian access/sidewalks will be identified in the site plan in accordance with the Development Guidelines and will be secured through the site plan agreement Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 12 3.11 Zoning by-law to be finalized and forwarded to Council once traffic impact study is finalized The proposal is to amend the current "MU-SRN-1" Mixed Use Specialty Retailing Node One zone on the existing shopping centre, and extend the zone over the vacant portion of the site to allow the proposed shopping centre expansion. The vacant portion of the lands are currently zoned for light industrial uses. In accordance with staff and agency requirements noted above, the zoning by-law amendment would establish the following provisions: a) Maximum aggregate floor area for all uses of 35,820 square metres b) Addition of one food store use having a minimum floor area of 4,515 square metres c) Deletion of `vehicle sales or rental establishment' use and associated provisions d) Minimum unit size for a retail store use of 929 square metres e) Maximum aggregate floor area of 7,000 square metres for retail stores between 100 square metres and 929 square metres, of which a maximum of five retail stores can have floor areas between 100 square metres and 300 square metres f) Maximum aggregate floor area for all restaurant-type A uses of 3,000 square metres g) Minimum 4.2 parking spaces per 100 square metres gross leasable floor area h) Minimum building setback: 14.0 metres from Highway 401 and Brock Road 4.5 metres from private property lines 3.0 metres from Pickering Parkway • 5.0 metres from a stormwater pond i) "(H)" Holding provision on the stormwater pond lands, to be lifted once the property requirements of the future Notion Road overpass, and the need for a future stormwater pond are determined j) Restriction of drive-through facilities within 40 metres of Brock Road., Pickering Parkway and residential zones As noted previously, in order to ensure that the proposed expansion can be accommodated by the local road network, it is recommended that the zoning amendment application be approved, but that the implementing zoning, containing the provisions outlined above, only be brought forward to Council for enactment once the traffic impact study is completed to the satisfaction of the Region of Durham and the City. If required, an additional Holding provision would be included in the zoning by-law to phase development in accordance with the timing of planned improvements on Brock Road. Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A 7/10) Page 13 4.0 Applicant's Comments: The applicant is aware of the recommendations of this report. Appendix: Appendix I: Draft Amendment to the Specialty Retailing Node Development Guidelines Attachments: 1. Location Map 2. Applicant's Submitted Concept Plan 3. Text of Information Report 4. Minutes from January 4, 2011 Statutory Public Meeting 5. Public Comments - Coco Paving Inc., dated December 30, 2010 6. Public Comments - 2126113 Ontario Ltd. (End of Roll), dated December 31, 2010 7. Public Comments - First Simcha Shopping Centres Limited, dated January 10, 2011 8. Agency Comments - Ministry of Transportation, dated September 22, 2010 9. Agency Comments - Durham Region Planning Department, dated October 14, 2010 and April 12, 2011 10. Agency Comments - TRCA, dated January 6, 2011 11. Agency Comments - Town of Ajax, dated November 2, 2010 12. Agency Comments - Development Control, dated November 2, 2010 13. Agency Comments - Engineering Services (Transportation), dated November 12, 2010 14. Agency Comments - Engineering Services (Water Resources and Environment), dated November 18, 2010 15. Letter from Bayfield Realty Advisors Inc., dated July 20, 2011 Report PD 30-11 October 3, 2011 Subject: Pickering-Brock Centre Inc. (A7/10) Page 14 Prepared By: Approved/Endorsed By: • f Deborah Wylie, IP, RPP Neil Carro i;( p RPP Senior Planner - Policy Director, Rg & Development ~l } Marg outers, MCIP, RPP Manager, Development Review & Urban Design DW:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickering C' ncil Tony Prevedel, P.Eng. Chief Administrative Officer Appendix I to Report PD 30-11 Draft Amendment to the Specialty Retailing Development Guidelines Draft Amendment to the Compendium Document to the Pickering Official Plan Draft Amendment to the Official Plan Compendium Document a Purpose: The purpose of this amendment is to amend the Specialty Retailing Node Development Guidelines to delete the reference to the number of large format food stores within the Node, and to add detailed design guidelines for lands south of Pickering Parkway (South Precinct). The amendment is related to Zoning Amendment Application A 7/10 by Pickering-Brock Centre Inc. to expand the Shops at Pickering Ridge shopping centre. Location: The subject lands are approximately 13.1 hectares in size, and include all of the lands within the Node south of Pickering Parkway, with the exception of the Canadian Tire property located at the southeast corner of Brock Road and Pickering Parkway. The lands are legally described as Part of Lots 17 and 18, Concession 1, and municipally known as 1755-1805 Pickering Parkway and 1842 Notion Road. Basis: The proposed South Precinct guidelines establish a comprehensive framework for guiding private development and investment within the precinct, while ensuring integration of new development with existing development. The framework provides direction and guidance for the overall design, pedestrian circulation and architectural and landscape treatment within the precinct. Amendment: The City of Pickering Official Plan Compendium Document is hereby amended by amending Section 11 Specialty Retailing Node Development Guidelines as follows: 1. Amending Table 1: Zoning Strategy for Permissible Uses in Specialty Retailing Node as follows: Deleting the second bullet point under the "Large format food stores" section which reads "one large format food store permitted within the Node". Amendment to the Pickering Compendium Document Page 2 2. Adding Section 11.6.2 South Precinct as follows: "11.6.2 South Precinct The South Precinct consists of all of the lands within the Specialty Retailing Node that are located south of Pickering Parkway, with the exception of the Canadian Tire property at the southeast corner of Brock Road and Pickering Parkway. The Canadian Tire lands may be added to this precinct, or as a separate precinct, at a future date through a further Council amendment. A tertiary plan has been prepared to provide guidance for the overall design and, architectural and landscape treatment within the precinct. Development and redevelopment proposals will have consideration for the following detailed design elements identified in this tertiary plan in addition to generic development standards outlined in Section 11.4 Development Standards. Vision The goal for the precinct is to create a cohesive retail centre, integrating new development with existing development, and providing for improved pedestrian connections and amenities throughout the centre and between precincts. Access/Entry Points The main access/entry points, as shown on the tertiary plan, reflect existing access points as well as proposed access points from Pickering Parkway. The proposed access points are aligned with public streets on the north side of Pickering Parkway (Beechcroft Drive and Marshcourt Drive). The functional aspects and precise locations of access/entry points are subject to the approval of the Region of Durham and the Ministry of Transportation for access from Brock Road, and the City of Pickering for access from Pickering Parkway. The access/entry points should feature an enhanced level of architectural detail, landscape quality, pedestrian and transit amenities and appropriate signage. Site and street furniture should be placed at strategic entry locations. Amendment to the Pickering Compendium Document Page 3 View Corridor Entry points (excluding service accesses) are potential view corridors, providing public views into the precinct. Where possible, view corridors should terminate in a view/focal point which can include buildings and/or appropriate features. Buildings and any portion of buildings that are visible from prominent access/entry points should be enhanced through architectural detailing, signage and pedestrian amenities. Loading areas, large refuse containers and other service facilities will not be permitted in view corridors. Primary Drive Aisles The primary drive aisles identified on the tertiary plan form the basis of a modified grid pattern within the precinct. In terms of design and function they are to be treated as `public streets' and include sidewalks / walkways and landscaping. Primary Pedestrian Walkways A network of primary pedestrian walkways will be provided, as shown in the tertiary plan, to facilitate and encourage safe pedestrian movement from public streets into the precinct, and between buildings within the precinct. The walkway network will allow for a safe environment for pedestrians and also create short walking distances between destinations. Storefront access sidewalks will be required to link to the parking areas allowing for possible patio use and pedestrian gathering. The surface treatment of storefront sidewalks should consist of varied textures of materials including concrete paving and/or decorative paving to provide safe and convenient access and paths of travel. Landscaping will be incorporated into pedestrian walkways where possible to define the walkways and buffer the pedestrians from vehicular traffic. Amendment to the Pickering Compendium Document Page 4 Storefront sidewalks should be a minimum of 1.8 metres wide. Access sidewalks linking to the parking areas should be a minimum of 2.0 metres wide. Pedestrian walkways which traverse vehicular areas should be delineated by line painting and a change in materials with decorative paving features wherever possible. Where permitted, queuing lanes for drive-through facilities will be located so as not to interfere with primary pedestrian walkways. Build-to-Zone Build-to-zones have been identified on the tertiary plan to illustrate the desirability of locating new buildings near major driving aisles and public roads. The intent is to frame the main entry points with built form that provides for an inviting pedestrian environment and provide focal points for the centre. Build-to-zones may be incorporated into implementing zoning by-laws. By-law provisions may require that, over time, a significant portion of the individual build-to-zone is occupied with a building face. If buildings are proposed outside of the build-to-zones, it must be demonstrated that their placement in the proposed locations will not prejudice opportunities for the construction of other buildings within build-to-zones. Built Form Built form should be diverse, varied in building envelope, incorporating changing roof lines and a variety of materials, and include architectural detailing to express corporate identity. Identity along Pickering Parkway will be achieved through architecture, particularly at main entry points. While individuality and variety are encouraged, unifying elements such as similar window treatments, varying planes of flat roofs, cornices, trellises, plinths and colour are essential to tie future developments with the existing development. Focal buildings at key points within the precinct should provide visual and urban design interest. Amendment to the Pickering Compendium Document Page 5 Storefront glazing along the building elevations and street front glazing are encouraged. Complementary architecture to the overall development should be incorporated where this glazing requirement cannot be achieved. Awnings, canopies and/or building overhangs should be provided in close proximity of entrances in order to provide shelter for pedestrians. To ensure consistency in material themes, a group of building materials should be established and used throughout developments in the precinct. Buildings adjacent to public roads and at entry points should have a building massing of a minimum of 2 storeys. Public/Private (Edge) Interface The boundary area of this precinct shall be designed to buffer and enhance the edge condition between the street and private properties. The buildings along the street edge should create a strong built form, reinforcing the primary street condition. Landscaping will complement the built form along Pickering Parkway and will be provided on a pedestrian and vehicular scale to screen the parking area on the site. Surface parking visible from Pickering Parkway will be screened by landscape treatment composed of a combination of hard and soft landscaping and will be incorporated wherever appropriate. The intensity of the landscape screening should become greater the closer to the major entrances or focal points along the street. The precinct is strategically located adjacent to the Highway 401 and Brock Road interchange. Innovative approaches to the design of rear elevations, rooflines and screening of rooftop mechanical units, flues, and vents are required to ensure upgraded views from Highway 401. Amendment to the Pickering Compendium Document Page 6 Parking The design of parking areas should relate to the retail frontages and be segmented into smaller row lengths that are book-ended by planted islands. Landscaping at internal parking islands should be used to soften the view of parked cars. Where parking islands are incorporated into the pedestrian walkway, a minimum 2.0 metre wide concrete walk should be provided where possible on the parking side of the planted boulevard. Parking islands and medians should incorporate soft and hard landscape treatment to create visually attractive areas. Where parking abuts the street, landscape features such as plants, trellises, low walls and berms should be incorporated to screen the parking and intercept car headlights. Special Design Requirements • Loading, service, and refuse areas should not be visible from Brock Road, Pickering Parkway, main access/entry points, view corridors, or principal parking areas • Loading and garbage areas should be screened with built form elements relating to the building and combined with landscaping where possible • Garbage enclosures should not be free-standing and should be located within buildings and constructed with a common material to the building facade • Lighting should be used throughout the site to enhance visibility, safety, pedestrian areas and to reinforce the architectural and landscape design • Any illumination for parking areas at the northern end of the precinct must be shielded such that the lighting does not intrude into the neighbouring residential area • Street furnishings should be strategically designed and placed to enhance the character and visual continuity of the development • All site furnishings including light poles and fixtures and bicycle racks should be co-ordinated and incorporate motifs characteristic of the development Amendment to the Pickering Compendium Document Page 7 • The streetscape should be designed to reinforce the urban condition and include pedestrian amenities such as sidewalks, furniture, landscaping, street trees, signage and easy access from the public sidewalk Notion Road Overpass Long term plans for Notion Road include a Highway 401 overpass, connecting Notion Road with Squires Beach Road. Development proposals in the precinct shall demonstrate that a future Notion Road overpass is not precluded by development approvals." 3. Adding Figure D: South Precinct Tertiary Plan as shown on Schedule I to this Amendment. 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City Information Report Report Number: 01-11 P `K I For Public Information Meeting of Date: January 4, 2011 I In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA 3 Subject: Zoning By-law Amendment - A 7/10 Pickering - Brock Centre Inc. 1755-1805 Pickering Parkway & 1842 Notion Road (Concession 1 South Part Lot 17, 18 Now 40R-20443 Part 1, 3, 5, 6, 7, 8, 9, 10, 11) City of Pickering 1.0 Property Location and Description • the subject lands are located immediately north of Highway 401, on the east side of Brock Road (see Location Map - Attachment #1) • the site is irregular in shape and has a total area of 13.07 hectares; The Shops at Pickering Ridge (formally Pickering Home and Leisure Centre) occupy approximately 9.5 hectares of the site and the remaining 3.57 hectares are vacant • a private stormwater facility and associated vegetation are located within the vacant portion of the lands • access to the shopping centre is from Brock Road and Pickering Parkway • the surrounding land uses are: north - Canadian Tire store; Walmart store, detached dwellings and . vacant lands on the north side of Pickering Parkway south - Highway 401 west - apartment buildings and retirement home on the west side of Brock Road east - a cemetery on the east side of Notion Road in the Town of Ajax 2.0 Applicant's Proposal • the applicant is proposing to amend the zoning by-law to permit a 9,230 square metre expansion of the shopping centre consisting of both stand-alone and multiple tenant buildings (see Applicant's Submitted Plan - Attachment #2) • the proposal includes the demolition of one of the four existing retail commercial buildings and the addition of seven new buildings for a total of ten buildings and a total gross floor area of 35,820 square metres the stormwater pond is proposed to be relocated to the eastern limit of the subject site ATI Information Report No. 01-11 3d-I1 Page 2 • in addition to the three existing access driveways (two off Pickering Parkway and one off Brock Road), two new driveways are proposed off Pickering Parkway (one opposite Beechlawn Drive and the other opposite Marshcourt Drive) • a total of 1,508 parking spaces are proposed for the entire development which represents a parking standard of 4.2 spaces per 100 square metres gross floor leasable area (gfla). A minimum of 1,000 parking spaces are currently required on the site which represents a parking standard of 3.75 spaces per 100 square metres glfa. The City of Pickering's typical parking ratio is 4.5 spaces per 100 metres glfa • the proposal also includes: • the addition of a food store use having a minimum floor area of 4,515 square metres • increasing the maximum aggregate floor area to 7,000 square metres for retail stores between 100 square metres and 900 square metres in size • decreasing the minimum unit size for a retail store from 1,400 square metres to 929 square metres and • increasing the maximum aggregate floor area for all restaurants - Type A to 3,000 square metres 3.0 Official Plan and Zoning 3.1 Durham Regional Official Plan • the Regional Plan designates the subject property "Living Area" • the predominant use of lands designated in "Living Areas" is to be housing but limited retailing of goods and services in appropriate locations may also be permitted • the Plan also states that Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads • portions of the subject lands are identified as containing a "Key Natural Heritage and/or Hydrologic Feature" requiring that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions (the status of the key feature(s) requires confirmation) • the subject property abuts Pickering Parkway and Notion Road, which are both designated as Type C Arterial Roads, and Brock Road, which is designated as a Type A Arterial Road • Brock Road is also designated as a Transit Spine where adjacent development is to provide for complementary higher density uses and buildings oriented towards the street • the proposal appears to comply with the Durham Regional Official Plan Information Report No. 01-11 I---T~ Page 3 3.2 Pickering Official Plan • the City of Pickering Official Plan designates the subject lands as "Mixed Use Areas - Specialty Retailing Node" • permissible uses within the "Mixed Use Areas - Specialty Retailing Node" designation include, among others, special purpose commercial uses such as large format retailers (including large format food stores and large format discount stores), theme and/or specialty retailers, ancillary retailing of other goods and services including restaurants, and limited offices • a potential Underpass/Overpass is indicated on Schedule II - Transportation System connecting Notion Road with Squires Beach Road south of Highway 401 • the subject lands are within the Village East Neighbourhood of the Official Plan • Council has adopted the Specialty Retailing Node Development Guidelines for lands at the northeast corner of the Highway 401/Brock Road interchange which includes the subject lands as well as the First Simcha Shopping Centre lands located to the north • the proposal will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the application 3.3 Specialty Retailing Node Development Guidelines • the Specialty Retailing Development Guidelines adopted by City Council in 1999 establish guiding principles to assist Council in the review of development proposals and the preparation of zoning by-laws in this area • notable urban design objectives stated in the Guidelines include: • the creation of cohesive and unified development which fits the surrounding context through an appropriate mix of uses, massing, scale and architectural detailing • attention to the public realm through building placement and thetreatment of spaces between buildings • accommodation of both pedestrians and vehicle traffic, and • siting and designing building within development blocks that are capable of adapting overtime • through the rezoning and site plan approval process the proposal will be reviewed with regard to the principles contained within the Specialty Retailing Development Guidelines 3.4 Zoning By-law 3036 • the lands currently occupied by the shopping centre are zoned "MU-SRN-1 Mixed Use Specialty Retailing Node One in Zoning By-law 3036, as amended by By-law 6549/05, which permits a range of commercial and office uses • the vacant portion of the site is zoned "M1" - Storage & Light Industrial by By-law 3036 • the proposal is to amend the zoning by-law to extend the "MU-SRN-1" zone over the entire site to permit the expansion of.the shopping centre as described in Section 2.0 Information Report No. 01-11 - To Page 4 3G-iI 4.0 Results of Circulation 4.1 Resident Comments • none received to date 4.2 Agency Comments • the following agencies have no objection to the application subject to certain conditions (see Attachments #3, #4 & #5) • Region of Durham • Ministry of Transportation • Town of Ajax 4.3 City Department Comments • the following departments have no objections to the application subject to certain conditions (see Attachments #6 to #9) • Development Control • Engineering Services and Operations & Facilities • Engineering Services, Transportation Engineer • Engineering Services, Senior Water Resources & Environmental Engineer 4.4 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • the functional layout and internal pedestrian/vehicular circulation of the proposed development, including parking requirement and layout, ingress/egress, pedestrian accessibility, traffic generation and patterns, streetscape and landscaped areas and features • the compatibility of the proposed development with the existing adjacent residential area • consistency with the Specialty Retailing Node Development Guidelines • the future Notion Road overpass and how it may affect the proposed entrance opposite Marshcourt Drive; the proposed relocation of the stormwater management pond to the northeast corner of the subject site, the current alignments of Pickering Parkway and Notion Road, and the extent and limit of the widening of Notion Road • Toronto Region Conservation Authority approval of the stormwater management plan • a new Phase 1 Environmental Site Assessment is required for the entire subject lands • evaluation of the plan's sustainable development components . ij TO Page 5 Information Report No. 01-11 36 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 by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wish to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wish to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 6.0 Other Information 6.1 Appendix No. I • list of neighbourhood residents, community associations, agencies and City Departments that have commented on the application at the time of writing the report 6.2 Information Received • copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering Planning & Development Department: • Archaeological Assessment (Stages 1 & 2) prepared by Archaeologix Inc., dated July 2007 • Planning Justification Letter prepared by Zelinka Priamo Ltd., dated June 22, 2010 • Sustainability Development Report prepared by Zelinka Priamo Ltd., dated July 9, 2010 • Market Analysis prepared by urbanMetrics Inc., dated March 10, 2010 • Phase 1 Environmental Site Assessment - Pickering Annex, Final Report prepared by Jacques Whitford, dated January 24, 2006 • Environmental Report, 1842-1856 Notion Road prepared by Beacon Environmental, dated April 2008 • Stormwater Management Report prepared by Sernas Associates, dated October 2007 • Urban Design Brief prepared by Turner Fleischer & Ron Koudys, Landscape Architect, dated June 23, 2010 • Traffic Impact Study prepared by LEA Consulting Ltd., dated July 2010 Information Report No. 01-11. it Page 6 6.3 Company Principal Frank Guiliani is the contact at Pickering - Brock Centre Inc. Harry Froussios of Zelinka Priamo Ltd. is the authorized agent for Pickering - Brock Centre Inc. ORIGINAL SIGNED By PRIGINAL SIGNED BY Deborah Wylie, MCIP, RPP Marg Wouters, MCIP, RPP Senior Planner - Policy Manager, Development Review & Urban Design DW Ad Attachments Copy: Director, Planning & Development Appendix No. I to Information Report No. 01-11 Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) Region of Durham (2) Ministry of Transportation (3) Town of Ajax Commenting City Departments (1) Development Control (2) Engineering Services and Operations & Facilities (3) Engineering Services, Transportation Engineer (4) Engineering Services, Senior Water Resources & Environmental Engineer :r At' ..m.e... Crry oo J Planning & Development Committee Meeting Minutes Tuesday, January 4, 2011 7:30 pm - Council Chambers Chair: Councillor Ashe 1. Zoning By-law Amendment -A 7/10 Pickering-Brock Centre Inc. 1755-1805 Pickering Parkway & 1842 Notion Road (Concession 1 South Part Lot 17, 18 Now 40R-20443 Part 1 3 5 6 7 8 9 10, 11). City of Pickering A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to the above noted application. Deborah Wylie, Senior Planner - Policy, gave an overview of zoning amendment application A 7/10. Harry Froussios of Zelinka Priamo Ltd. appeared on behalf of the applicant in support of the application. He noted the rezoning of the vacant lands will enhance the existing shopping centre, allow it to remain more competitive and would provide for a more modern look. A question and answer period ensued. Avi Zucker, Smart Centres appeared before the Committee on behalf of First Simcha, 1899 Brock Road. She advised that they had recently received the completed reports and studies submitted in support of the application and were reviewing them, anticipating written comments to be provided to the City by January 10th No members of the public spoke in support or opposition to the application. A letter was received from Coco Paving Inc., located at 77 Orchard Park Road Ajax dated December 30, 2010, noting a number of issues it requested be taken into consideration during the processing of the application and also requesting notification of all future meetings and decisions of Council respecting this matter. A letter was received from 2126113 Ontario Ltd., operating as End of the Roll, within the shopping centre, dated December 31, 2010 expressing concerns with the impact of this application on their business and to request that their concerns be taken. into consideration before final approval is given on this application. 2 L T f 1 y' J1 I.Coco Paving Inc. City of Pickering Pickering Civic Complex One The Esplanade Pickering, Ontario. L1V 6K7 December 30th, 2010 To: Debbie Shields, City Clerk Attention: Deborah Wylie, Senior Planner Re: Public Meeting, January 4th, 2011 File: Zoning By-law Amendment Application -A 7/10 We are writing with respect to the above noted application to permit the expansion of the Shops at Pickering Ridge. By way of this letter, we ask to be notified and sent copies of all future public meetings and/or decisions made by the City. Coco Paving Inc. is located at 77 Orchard Road, in the Town of Ajax which is just to the east of the proposed development. Coco Paving Inc. shares access to their site with San Pedro Developments Inc. off of Notion Road. We are located in an area where we have done business at this location for many years (previously Lafarge). We understand the January 4th meeting is for consideration of a Preliminary Report A 7/10, for the development of a 9,230 square metre expansion of the shopping centre. The proposal includes locating a stormwater pond to the eastern limit of the subject site. There are a number of issues we wish the City take into consideration during the processing of the application. Coco Paving Inc. 949 Wilson Ave. Toronto, ON M3K 1 G2 Main: (416) 633-9670 Fax: (416) 1 633-4959 K f Should the proposed uses be located in such close proximity to our existing operation, the development must take into consideration: 1) Appropriate berming and/or landscape treatment or other methods to satisfy the City and the MOE with regards to any potential impacts such as noise or dust, given our existing operation and the proximity of the proposed expansion; 2) Incorporating appropriate setbacks along the eastern portion of the site; 3) The stormwater pond along the east side of the site can be further enhanced with trees to increase buffering opportunities; 4) The proposed development must take into consideration the possible Notion Road overpass and any implications it may have. We look forward to working with staff to address our issues during the processing of this file. Should you require additional information or have any questions, please do not hesitate to contact Anthony Rossi at 416.633.9670 extension 1063 or by e-mail at arossiCcD-cocogroup.com. Sincerely, Jenny Coco CEO Coco Paving Inc. 949 Wilson Ave. Toronto, ON M3K IG2 Main: (416) 633-9670 Fax: (416) 2 633-4959 2126113 ONTARIO LTD. OP. AS: END OF THE ROLL 1805 / D3 PICKERING PARKWAY PICKERING, ON L1V 6K5 December 31, 2010 To, The City Of Pickering Planning & Development Department Pickering, ON Kind Attention: Ms. Deborah Wylie / Senior Planner Policy Dear Deborah, This has reference to the planning approval sought by Pickering Brock Centre Inc. / Pickering Design Center for the development and construction on the land that is available at their existing property at the East of Brock Road and South of Pickering Parkway. We truly appreciate your sharing with us their drawings, those are supposed to be part of their development plans. As you are aware that we are an existing tenant / stakeholder in the subject property operating from the retail outlet stated as "Retail D" adjacent and just North of STAPLES (132). It is thus a matter of strategic interest for us to also know in detail as to what these plans would be in detail, to ascertain the impact it would have on our business. From the drawing (of TURNER FLEISCHER ARCHITECTS INC.) 6037-A1-64 that has been submitted for this process: 1. There is a plan for a new construction proposed as RETAIL 'H' right South West to our location. 2. The existing Retail D (Part D2 where we exist) is being proposed to be cut and divided to multiple retail outlets. 3. There is proposal to build new parking lots for 173 vehicles and 262 vehicles right in North East and North of our existing location. These above refereed proposals if carried on, certainly impacts our exiting business; the severity of the impact could depend upon how these are planned and how the developer / landlord takes in to account the influence these would have on the exiting stakeholders and resolve them. The landlord has not shared any of these plans or their intended schedule with us. We therefore request you to kindly understand our situation and record our desire that it is obligatory for the landlord/ developer to satisfy all the stakeholders in black and white, particularly those who would be directly impacted before getting a final approval on these plans. There is need to ensure that we as small businesses sustain through these tough economic times that create direct and indirect employment to this Pickering community. Thanks very much, FOR END OF THE ROLL, HARANDER SOKHI First Simcha Shopping Centres Limited 700 Applewood Crescent, Sufte 100, Vaughan, Ontario L4K 5X3 Telephone (905) 760- 6200 Fax (905) 760-6201 January 10, 2011 The Corporation of the City of Pickering Pickering Civic Complex One The Esplanade Pickering, ON L1V 6K7 Attention: Debbie Shields City Clerk RE: Zoning Amendment Application-A 7/10 Pickering- Brock Centre Inc. Dear Ms. Shields: We are the owners of the shopping centre located at 1899 Brock Road. The centre is developed with a variety of retail uses including a Wal-Mart, Lowes, Sobeys and a range of retail and service commercial uses. We have become aware of the Zoning By-Law Amendment application (File A7/10) filed by the owners of the Pickering-Brock Centre located at 1755-1805 Pickering Parkway and 1842-1856 Notion Road. We requested copies of the supporting studies filed with the application. We appreciate City staff providing us with the requested materials. We further made representation at the statutory public meeting held on January 7, 2011. As we indicated at that meeting, we would undertake to review the material and provide comments to the municipality. Accordingly, the following provides our initial comments on the proposed zoning by-law amendment application. Traffic The traffic impact study ("TIS"/prepared by Lea Consulting) assumes Brock Road will be widened in the future background traffic conditions. The report states that the "Region of Durham is in Phase 5 of a Municipal Class Environmental Assessment for the widening of Brock Road from 5 to 7lanes. Given the operational constraints experienced at the intersection under the existing traffic conditions and that the planning work has been completed for the widening, it has been determined that it would be appropriate to include the widening as part of the future background traffic conditions." It is our understanding that the timing for these road improvements has not been confirmed. Given the current operating levels of the Brock Road/Pickering Parkway intersection and Brock Road where it exists as 5 lanes today and as outlined in the TIS; it is apparent that these improvements will need to be in place to accommodate the additional uses/expansion of the Pickering-Brock Centre. In our opinion, consideration should be given to the requirement of these road improvements being in place prior to any additional permissions granted to the Pickering-Brock Centre. At a minimum, financial commitments should be secured to ensure the road improvements can proceed as required. Further consideration should also be given to the adequacy of the proposed parking ratio and if the ratio is sufficient for the proposed uses (i.e. a food store and restaurants). It may be necessary to provide specific ratios based on uses to ensure there is an adequate parking supply. Market Analysis: We have received both the market analysis prepared by UrbanMetrics and the peer review conducted by Malone Given Parsons. We have some initial concerns related to an additional food store entry into this market by 2012 and the request for additional small store units as part of the centre and the extent of impact on the market. We require some additional time to complete our review of the market analysis to ensure any concerns can be addressed. A meeting with staff and/or the consultants may be necessary in this regard. In conclusion, there appear to be initial concerns with this proposal and it's timing of 2012, both in terms of the required road improvements and the market place. Should this proposal proceed; both staff and Council should structure a zoning by-law with appropriate time triggers for development related to the road work improvements being in place and the ability of the market place to accommodate this additional development. We will proceed to contact staff to discuss any further concerns we have. We appreciate time sensitivities and will endeavor to address this matter immediately. Thank you for the opportunity to provide,our comments on this proposed application. Should you have any questions, please do not hesitate to contact me. Regar sLhichi O a Senior Vice-President, Land Development 905.760.6200 x 7646 OR;vdp CC. Deborah Wylie, Senior Planner- Policy, City of Pickering Robert Blacklock, Calloway REIT 2 1. 0 Minlsuy of Transportation Ministdrs dos Transports r~I Central Region Region du Centre Corridor Management Section Section do gestion des couloirs rouliers / s 7N Floor. Bldg. D 7' etage, edifice D • 1201 Wilson Avenue 1201, avenue Wilson Ontario Downsvww, ON M3M 1J8 Downsvlew, ON M3M US Tel.: 416-235- T61.: 41&235- Fax.: 416-2351267 T616o.: 416.2354267 September 22, 2010 Deborah Wylie, Senior Planner Planning and Development Department City of Pickering Pickering Civic Complex One The Esplanade Pickering, Ontario UV 6K7 Re: Zoning By-law Amendment Application Pickering-Brock Centre 1755 & 1805 Pickering Parkway & 1842-1856 Notion Road Concession 1, Part Lot 17, 18 Highway 401, City of Pickering, Region of Durham Dear Ms. Wylie: The ministry has completed its review of the above Zoning By-law Amendment Application and offers the following Comments. The applicant should be made aware that Ministry building/land-use permits are required prior to any grading or construction taking place on these lands that are within the Ministry' Permit Control. This Ministry will require a minimum 14m setback from the Highway 401 right-of-way to any new buildings/structures above and below ground. Further, any feature deemed essential to the operation and viability of the site (including parking spaces required by municipal by-law, fire routes; driveway aisles, loading docks and access to loading docks, garbage access, underground structures, municipally assumed/private roads and/or servicing, stormwater management pond access roadway, etc.) must be setback a minimum of 14 metres from the Highway 401 right-of-way. The driveway aisle shown Immediately adjacent to the Highway 401 Right-of-Way in this proposal within the 14m setback, should be relocated outside the 14m setback if it is essential to the operation and viability of this development. Stormwater Manaement Facilities, such as the etormwater pond access, should also be located outside the 14m setback. Any parking shown within the 14m setback must be surplus to the site requirements and so noted on the Site Plan. In general, the applicant should be made aware that no direct access shall be permitted to Highway 401. All access shall be via the existing internal municipal streets. As part of the permit application process, prior to the issuance of any permits, the applicant will be required to submit a Traffic Impact Study indicating the existing and future projected traffic volumes and patterns as it impacts the Highway 401 and Brock Road Interchange, for this Ministry's review and approval. The applicant will also be required to submit full scale (1:500) site plans, site servicing and grading plans and detailed storm-water management plans and reports indicating the changes in drainage run-off caused by the developments, and the intended treatment of this calculated runoff as it impacts on the Highway 401 Right-of-way, for this Ministry's review and approval, Illumination Plans and details will also need to be reviewed and approved by this ministry. Ali Plans should dearly show the Highway 401 Right-of-Way and the 14m setback. The Ministry will provide more detailed comments when a formal site plan is submitted. Further information on our Building and Land Use Permit requirements is available from our office by contacting Mr. Ken Sherbanowski, Permits Officer (416-235-5560) at the above-captioned address. Sign permits may be required as well. Yours Truly, r Graham D. Routledge (416) 235-4256 Corridor Management Technician q 3o I October 14, 2010 E IV ED Deborah Wylie, Senior Planner - Policy Planning & Development Department 5 2010 City of Pickering ou • One The Esplanade OF pICKERING Pickering ON L1 V 6K7 CITY & DEVELOPMEMY DEPARTMENT Dear Ms. Wylie. The Regional Municipality Re: Zoning Amendment Application A07/10 of Durham Applicant: Pickering Brock Centre Inc. Planning Department Location: 1755 & 1805 Pickering Parkway, 1856 -1842 Notion Road 605 ROSSLAND ROAD E 4-" FLOOR South Part of Lot 17 &18, Concession 1 PO BOX 623 Municipality: City of Pickering WHITBY ON L1 N 6A3 CANADA 905-668-7711 The Regional Municipality of Durham (The Region) has reviewed the above Fax: 905-666-6208 noted application and offers the following comments for your consideration. Email: plan ning@durham. ca www.durham.ca The purpose of this application is to amend the zoning by-law on the subject lands to permit the expansion of an existing shopping centre with additional A.L. Georgieff, MCIP, RPP commercial uses. The expansion includes the reconfiguration of one existing Commissioner of Planning building and the addition of several new buildings, both in the existing developed portion of the lands and in the vacant portion. Regional Official Plan The subject lands are currently designated `Living Area' in the Durham Region Official Plan (ROP). The ROP states that Living Areas shall be used predominantly for housing purposes. The ROP also states that limited retailing of goods and services, in appropriate locations, may be permitted in Living Areas, and states that Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Portions of the subject lands are identified as containing a "Key Natural Heritage and/or Hydrologic Feature", as per Schedule B - Map B1d in the ROP. The ROP states that any proposal for development or site alteration shall demonstrate that there will be no negative effects on key natural heritage or hydrologic features or their functions. A Scoped Environmental Impact Study, prepared by Beacon Environmental and dated April 2008, was submitted with this application. The report concludes that the proposed development would result in the loss of small areas of woodland, marsh wetland and cultural meadow on the subject property. The report also states that mitigation measures have been identified that support the City of Pickering Design with Nature policies. It is suggested that the City of Pickering obtain comments from the Toronto and Region Conservation Authority regarding the study. "Service 6Wence -forWr Communities" ~Q 100% Post Consumer Page 2 The subject property abuts Pickering Parkway and Notion Road, which are both designated as Type 'C' Arterial Roads, and Brock Road, which is designated as a Type 'A' Arterial Road, in the ROP. Brock Road is also designated as a Transit Spine in the Durham ROP. Development adjacent to Transit Spines shall . provide for complementary higher density uses and buildings oriented towards the street. The proposed amendment is consistent with the Region's policies stated above. Provincial Policies & Delegated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. Potential Site Contamination A Phase I Environmental Site Assessment (ESA), dated January 24, 2006 and prepared by Jacques Whitford Inc., was submitted with this application, despite the fact that the Screening Questionnaire for Identifying Potentially Contaminated Sites did not identify any potential contaminants. The report concluded that there was no evidence of potential environmental contamination associated with the subject site. The scope of the above ESA, however, included only the developed portion of the subject lands with the civic address of 1755 & 1805 Pickering Parkway. It did not include the undeveloped portion of the subject site with the civic address of 1856 -1842 Notion Road. Further, the Archaeological Assessment detailed below identified that the undeveloped portion of the subject property contained industrial fill, including one industrial building foundation and some shed debris, as well as soil full of old tires. Due to the age of the above ESA, and the contradictory information provided by the Site Screening Questionnaire and the Archaeological Assessment report, the Region requires that a new Phase I ESA be completed for the entire subject lands covering the municipal addresses of 1755 & 1805 Pickering Parkway, and 1856 -1842 Notion Road. Also, in accordance with Regional procedures, a Reliance Agreement Letter and Certificate of Insurance are to be submitted with all Phase 1 ESAs and prior to the Region relying on the information. Archaeological Potential A Stage 1 and 2 Archaeological Assessment report, dated July 2007 and prepared by Archaeologix Inc., was submitted with this application. The scope of this report included the undeveloped portion of the subject lands, but not the developed portion. This report found no archaeological resources, and has been filed with the Ontario Ministry of Culture for their review and acceptance. Realonal Services Municipal water supply and sanitary sewer service are available to the subject property. The Regional Works Department has no objection to the above application. Page 3 Durham Region Transit & Transportation Durham Region Transit (DRT) operates two bus routes, the 108 and 122 services, on Pickering Parkway in the vicinity of the subject property. A bus stop is currently located on the south side of Pickering Parkway, where the proposed major access to the site will be located. As a result, DRT will relocate the bus stop approximately 20 metres to the west of the current location. The new bus stop should include a hard surface adjacent to the roadway, a transit shelter and a hard surface connection to the sidewalk along the south side of Pickering Parkway. When the current bus stop needs to be relocated, it is suggested that an on-site meeting be held between appropriate Pickering and DRT staff to finalize the new bus stop location. Please contact David Perkins at 905-668-4113 ext. 2571 should you have any questions or require additional information. Yours truly, Vannit a Chanthavong, MCIP, RPP Planner Current Planning cc: Regional Works Department - Pete Castellan Durham Region Transportation Planning - Amjad Gauhar Durham Region Transit - Martin Ward 9 3o- I I _ April 12, 2011 r - Deborah Wylie, Senior Planner - Policy RECEIVED Planning & Development Department City of Pickering APR 14 2011 The Regional One The Esplanade Municipality Pickering ON L1V 6K7 CITY OF PICKERING of Durham PLANNING DEPARTMENTPMENT Planning Department Dear Ms. Wylie: 605 ROSSLAND ROAD E Re: Possible Future Notion Road/Squires Beach Road overpass 4'-'FLOOR PO BOX 623 File: A07/10 WHITBY ON L1 N 6A3 Applicant: Pickering Brock Centre Inc. CANADA Location: 1755 & 1805 Pickering Parkway' 1856 - 1842 Notion 905-668-7711 Fax: 905-666-6208 Road Email: planning@tdurham.ca South Part of Lot 17 8:18, Concession 1 www.durham.ca Municipality: City of Pickering A.L. Georgieff, MCIP, RPP The Regional Municipality of Durham (The Region) has reviewed the above Commissioner of Planning noted possible future overpass and its implications on the above noted application and offers the following comments for your consideration. A bridge connecting Notion Road to the north and Squires Beach Road to the south over Highway 401 is designated as a Type C Arterial road in the Durham Region Official Plan. The connection was also illustrated for the Durham Region Transportation Master Plan, dated November 2005. Protection of lands to accommodate the future grade separation over Highway 401 needs to be reflected in a future site plan application for the subject property. Please contact David Perkins at 905-668-4113 ext. 2571 should you have any questions or require additional information. ..t Yours trul -~~(-Vannitha Chanthavong, MCIP, RPP Planner Current Planning "Service ExoWlence forour Comroetnifies" 100% Post Consumer A 30 1 l )C5hSM&FVY io "y-~ n for The Living City January 6, 2011 CFN 43477.05 X-REF CFN 37404.09 VIA MAIL AND EMAIL (deborahwylie@cityofpickering.coml X.-REF CFN 39878 B Ms. Deborah Wylie City of Pickering 1 The Esplanade Pickering ON L1 V 6K7 . Dear Ms. Wylie: Re: Zoning By-law Amendment Application A 7/10 On lands municipally known as 1755-1805 Pickering Parkway and 1842-1856 Notion Road (Pickering - Brock Centre Inc.) Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the appliCation. captioned above and wish to provide the following detailed comments: Purpose of the Application We understand that the purpose of the application is to amend Zoning By-law 3036, as amended to permit a proposed expansion of The Shops at Pickering Ridge. Previous TRCA Review and Approvals Initial consultations undertaken between the Owner and TRCA with respect to the proposed expansion of the existing retail uses began in the fall of 2006. During the initial consultation period, TRCA staff identified the presence of the Regional Storm Flood Plain associated with the Duffins Creek on portions of the subject lands and the presence of existing mature vegetation. To respond to these issues the Owner prepared and submitted for TRCA review i the following reports: • Flood Plain Management Letter Report, prepared by Sernas Associates, dated November 27, 2006; and, • -an Environmental Report, prepared by Beacon Environmental, dated April 2008. Flood Plain Management With respect to the Regional Storm Flood Plain, the letter report demonstrated to the satisfaction of TRCA, subject to detailed design, that the proposed development can safely provide flood plain storage necessary to contain the Regional Storm flood volumes that would- otherwise spill laterally over the lands and preclude development. Specifically, the proposed flood plain management solution responded to the unique flood plain characteristics on the site: the flood plain on the site was considered to be unusually wide,. the depths.of flooding were shallow and flooding was infrequent. The proposed solution demonstrated at a conceptual level that two key criteria could be met through detailed design: FAHome\Public\Development Services\Durham Region\Pickering\1842'Notion_1.wpd Member of Conservation Ontario 5 Shoreham Drive, Downsview, Ontario WN 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca , .3o l l Ms. Deborah Wylie -2- January 6, 2011 1. That there will be no upstream or downstream impacts to the control of flooding as a result of changes to flood storage and conveyance characteristics; and, 2. That the proposed amount of fill on the site within the flood plain will be offset by -a corresponding cut (or depression). Careful evaluation of the existing flood plain characteristics, the Flood Plan Management Letter Report and the conceptual development design, satisfied TRCA that the proposal for an oversized stormwater management facility to be located at the eastern limits of the subject lands could adequately provide for the storage and conveyance of flood waters and meet the tests of the Conservation Authorities Act for development. In 2007 the Owner made an application with TRCA pursuant to Ontario Regulation 166/06, to conduct initial grading and pre-loading of fill on to the subject lands in anticipation of development. On April 11, 2008 the TRCA Executive Committee approved the application. TRCA Permit No. C-08364 to permit the initial grading of the site and pre-loading of fill was issued shortly thereafter. Environmental Report The Environmental Report submitted to TRCA in 2008 discussed mitigation approaches to respond to the existing mature vegetation that was present on the subject lands. The report recommended that "off site enhancement or restoration opportunities be identified" in addition to post construction landcaping within the development footprint and a naturalization planting plan for the proposed stormwater management pond. The issue of appropriate off site enhancement and restoration is unresolved at this time. TRCA staff intend to request that appropriate off site enhancement and restoration of a nearby natural area or feature be made a requirement of a future Site Plan Development Agreement for the subject lands. Should a holding provision be proposed for this zoning by-law amendment application, we request that the release of the holding symbol be contingent upon resolution of this issue. Specific Comments For Amendment Application A 7/90 As noted above in the Flood Plain Management section, the principle of development on this site, as- it relates to the flood hazard, is premised upon an acceptable stormwater management .facility that can 'store' flood waters during the event of an extreme flood. The stormwater management pond configuration must be adequately designed and its footprint must be fixed to ensure that the flood plain management function is secured for the long-term. To this end, we offer the following specific comments: 1. We request that the amendment zone the stormwater management pond footprint within an 'Open Space' category, which would fix the size and location of the pond and preclude future development of the stormwater management pond footprint. ..2. The long-term location of the stormwater management pond must be determined at this time. Any future land requirements that might affect the siting of the pond with respect to widening of Notion Road and the proposed Highway 401 overpass must be FAHomeTublic0evelopment ServicesTurham Region~Pickering\1842 Notion_l.wpd /o ,36-// Ms Deborah Wylie -3= January 6, 2011 determined so that the pond footprint is established with long-term certainty. 3. The Ministry of the Environment's Stormwater Management Planning and Design Manual recommends that the maximum side slopes for stormwater management ponds should be 3:1. We note that the plans submitted indicate that, in some locations, the .side slopes of the pond are 2:1. We request that the design be revised to provide for a maximum 3:1 side slope. 4. Further to comment no. 3, the maximum length-to-width ratio of a pond is 3:1. We request that the design be revised accordingly. 5. We request that the Owner provide a flood impact assessment to reconfirm and demonstrate how the subject property will not adversely impact flood plain elevations on adjacent properties. The assessment must summarize existing and proposed flood conditions, include a detailed hydraulic assessment, as well as the cut/fill balance calculations. The results of the cut/fill balance should be summarized in the report. 6. Should a holding provision be proposed for this zoning by-law amendment application, we request that the amendment include provisions that require the release of the holding-symbol to be contingent upon resolution of an agreement between the City of Pickering, TRCA and the Owner for appropriate off site enhancement and restoration. We trust that these comments are satisfactory. We request that the numbered comments above be addressed before the proposed amendment is presented to Council for passage. Please contact the undersigned if you have any questions or concerns. Yours truly, Chris Jones, MCIP, RPP Senior-Planner Planning and Development Extension 5718 CJ/ cc: Harry Froussios, Zelinka Priamo Ltd. (via email only: zp@zpplan.com) Steve Heuchert, TRCA (via email only: sheuchert@trca.on.ca) FAHome\Public\oevelopment ServicesOurham Region\Pickehng\1842 Notion_1.wpd /f ♦ v( Planning & TOWN OF AJAX Development Services 65 Harwood Avenue South By the Lake Tel. 905-683-4550 Fax. 905-683-0360 Ajax ON L1S 2H9 www.townofajax.com November 2nd, 2010 City of Pickering Planning & Development Department One The Esplanade Pickering, Ontario, Canada L 1 V 6I<7 Attention: Deborah Wylie RE: The Shops at Pickering Ridge (Proposed Expansion) Town staff have reviewed the application and supporting documentation for The Shops at Pickering Ridge expansion proposal. Our Engineering Department had the following comments: 1) The consulting engineer for the owner must ensure they are using the most current regional flood model for this area of Duffins Creek. The consultant must contact TRCA to verify. 2) The displacement of the regional flood plain as described in section 3.1 of the stormwater management report must reviewed and approved by the TRCA. 3) In section 2.2 and 4.2.3 of the SWM report the existing storm sewer was designed for the minor event only (based on Appendix B). The major event would be overland. 4) Section 4.2.3 of the SWM report should reference section 2.1, 3.1 and 4.1.1 for floodplain management. Quantity control is required for displacement of the regional storm volume. 5) Table 1.1 should be revised to include the regional event. 6) Please forward TRCA comments. Or1,i~t': l ir.~. t,~,(1, 7v0~J~1 (,Ltrq,~;i,ltr l . 3v- II Please note that a portion of this development maybe within the Regional Flood Plain. Please verify with TRCA for regional flood limits. Landforms have been established in the Town of Ajax and the City of Pickering in this area to help with the management of regional storm events. Any negative disturbance in this sensitive flood management balance could create future private and public property damage due to flooding during a regional event. Overall, Town of Ajax Planning Staff have no significant objection to the proposed expansion of the shopping centre. However, this expansion will inevitably result in increase traffic along Notion Road and therefore the Town would like to see the condition of Notion Rd. improvement from the intersection of Notion Rd. and Pickering Parkway south to the dead end. We have attached pictures of the current road condition for your information. Town of Ajax staff would like to thank you for the opportunity to review The Shops at Pickering Ridge expansion proposal and we would appreciate being kept apprised of future developments with this project, especially regarding Notion Rd. Sincerely, Edward Terry, Policy Planner Town of Ajax, Planning and Development Services T: 905.619.2529 x3234 I F: 905.686.0360 E: Edward.terry@townofajax.com ( 7(ri;f;ii f7 r,.:1; IvO. +171)1.1 (1 t, E~: irfi i~ li_!l!'NU1,_:'t V( . 7 w 1 ,N a ti. Q y 0 3 fir.. C Y, V n N a ` k co + ~ a } co AV °~?Y r n 1 fi 3 j~ - 4 t~ i a F 5 t. to 1, 'R }A! 1+ v 1 , t m tf: zs E t X x ti € ~ 4 5 _ a r t t~ f ~ ~ o ♦rfi 3& f City o~ I I I 1 PI KERI Memo To: Deborah Wylie November 2, 2010 Senior Planner - Policy From: Robert Starr Manager, Development Control Copy: Inspector, Development Control Subject: Zoning By-law Amendment Application A07/10 Pickering-Brock Centre 1755 & 1805 Pickering Parkway & 1842-1856 Notion Road (Concession 1 South Part Lot 17, 18 Now 40R-20443 Part 1, 3, 5-11) City of Pickering We have reviewed the latest submission for the above-mentioned application and our comments are as follows: Property Survey by Speight, Van Nostrand & Gibson Limited, dated May 29, 2005 1. No specific comments. Site Plan by Turner Fleischer dated April 15, 2010 1. No specific comments. Environmental Report, 1842-1856 Notion Road by Beacon Environmental dated April 2008 1. Ensure that notes as stated in Section 11.1 Monitoring are included on the engineering . plans provided for Site Plan Application. Final Phase 1 Environmental Site Assessment - Pickering Annex by Jacques Whitford, dated January 24, 2006 1. No specific comments. Traffic Impact Study by LEA Consulting Ltd., dated July 2010 1. Based on the recommendations presented in Section 7.0 Conclusions, a Line Painting Plan will be required at the Site Plan Submission stage. 2. This report should address the possible Notion Road overpass and how it may affect the entrance opposite Marshcourt Drive. is Traffic Impact Study cont'd. 3. The proposed overpass could potentially impact the location of the stormwater management pond. Notion Road will be required to be widened. 4. The overpass may have an impact on the current alignment of Pickering Parkway. The length of the overpass should be examined to determine the exact location of the north limit of the required works. Sustainab.ility Development Report by Zelinko Priamo Ltd., dated July 9, 2010 1. No specific comments. Site Grading Plan by Sernas Associates, dated March 2009, Revised March 2010 1. No specific comments. Site Servicing Plan by Sernas Associates, dated March 2009, Revised March 2010 1. A detail of the connection to the storm sewer on Pickering Parkway will be required at Site Plan Submission stage. Construction Management and Erosion/Sediment Control Plan by Sernas Associates, dated August 2007, Revised 09/12/2007 1. Although this plan was previously approved with the permit FB 01-2008, the overall Stormwater Management Pond footprint and proposed layout have changed considerably. Revise as required for the Site Plan Submission. 2. See Comment #1 under Environmental Report above. Drainage Area Plan by Sernas Associates, dated March 2009, Revised March 2010 1. No specific comments. Stormwater Management Report by Sernas Associates, dated October 2007 1. This report was originally submitted for the Fill Permit. Ensure that the new pond design conforms to this report. Please note that more detailed comments will be provided on the engineering plans during the Site Plan Approval process. RS/lmc November 2, 2010 Page 2 Zoning By-law Amendment Application A07/10 r ' 13 O",11 Call v ~s~1 :I Ry,yi~ I - PICKERE MEMO To: Deborah Wylie November 12, 2010 Senior Planner - Policy From: Dhaval Pandya, M.Eng. Coordinator, Transportation Engineering Copy: Division Head, Engineering Services Supervisor, Engineering & Capital Works Subject: Zoning By-law Amendment Application A 07/10 Pickering-Brock centre 1755 & 1805 Pickering Parkway & 1842-1856 Notion Road (Concession 1 South Part Lot 17, 18 Now 40R-20443 Part 1, 3, 5-11) City of Pickering Please be advised that the Transportation Engineering Staff has reviewed the Traffic Impact Study prepared by Lea Consulting Limited, dated July 2010. Our comments related to Transportation Engineering include the following:- • The Traffic Impact Study indicates that two full access driveways will be provided on Pickering Parkway; however there is no mention of dimensions for spacing of the access/driveway on the site plan. It needs to be labelled. • The Traffic Impact Study Report does not address transportation effects due to proposed Notion Road Overpass on both Notion Road and Pickering Parkway and its implications (if any) associated to the proposed development on the subject roads. This needs to be addressed in detail. • The Traffic Impact Study indicates that all outbound movements from the proposed development will be under stop control. It is suggested to plot the same information either on the site plan or on separate future/proposed lane configuration sheet. • The study report does not include information about Pedestrian Traffic Movement at all intersections. It is suggested to provide pedestrian traffic volume counts in the detailed analysis reports of each intersection. • The proposed site is a future commercial development (as per the Traffic Impact Study) therefore the proposed daily truck trips, their types, along with their planned accesses to the proposed site needs to be clearly addressed/summarized. • The following information is missing on the Site Plan which needs to be addressed accordingly:- (i) Existing and future lane configuration on Brock Road, Pickering Parkway, Notion Road and other minor intersections (ii) Provide internal traffic circulation plan for the proposed development including directional arrows and signs (if any) indicating traffic (iii) Provide truck turning paths along with turning radii, truck lengths and widths • Minor Issues: (i) Section 2.1(Page 3): Please correct the name of the road to Brock Road instead of Brock Street (ii) Section 2.3 & 6.1 (Page: 4 & 15): Please correct the survey days/dates according to its actual days/dates. Trusting that the above is satisfactory, should you have any questions please do not hesitate to contact me. November 12, 2010 Page 2 Zoning By-laws Amendment Application A 07/10 /y_... PI CKERIN MEMO To: Deborah Wylie November 18, 2010 Senior Planner - Policy From: Marilee Gadzovski Senior Water Resources & Environmental Engineer Copy: Division Head, Engineering Services Manager, Development Control Subject: Zoning By-Law Amendment Application A07/10 Pickering Brock Centre 1755 & 1805 Pickering Pkwy & 1842-1856 Notion Road City of Pickering File: 0-4030 1 have reviewed the submissions for the above-noted zoning by-law application and offer the following comments: 1. Given the development will be displacing approximately 12,000 m3 of flood storage during the Regional Storm, TRCA must approve the recommended approach to provide the equivalent flood storage prior to site plan stage as this could affect the design of the development. TRCA should also confirm if the SWM criteria is still valid for the site. 2. Please resubmit an updated stormwater management report at the site plan stage that addresses the following items: • The site servicing design should include roof runoff to infiltration trenches and/or pervious pipes with overflows to the storm sewer (per TRCA LID Manual). • As well, please ensure that the inlet of the stormwater pond is located as far from the outlet as possible in order to avoid short-circuiting, please include forebay berming to distinguish between the forebay and the main cell of the pond. The current design does not satisfactorily meet the MOE criteria. • Please provide hydrogeological information and the geotechnical requirements for any proposed pond liner in the SWM pond design and ensure that they are included in the SWM report. MG:mg d 2300 Yonge Street, Suite 904 B AY F I E L D Toronto, ON M4P 1 E4 Realty Advisors Inc. T 416.227.1552 F 416.545.0552 July 20, 2011 All Tenants The Shops at Pickering Ridge 1755 - 1805 Pickering Parkway Pickering, ON Dear Tenant Partner, RE: Expansion of Shopping Centre and Current Rezoning Application As most of you know, Bayfield Realty Advisors Inc., as general partner for the owners of the property, have been in discussions with the city to obtain a rezoning of the adjacent lands over the last year. The rezoning is attempting to bring the land parcel's zoning in line with the existing shopping centre, and the Smart Centre's development behind us. It is our hope that with the successful completion of the rezoning we can begin to market an expansion to our development that will make it a more attractive destination, and provide more choice to our current shoppers. The expansion will also represent a significant investment on behalf of the owners, and will include upgrades to the existing centre. I have enclosed a site plan that has been submitted to the city with our application. This site plan represents one option we are looking at, and could take a different form once we begin to sign up new tenants. However, it is important to review as it represents generally, the scope and type of space that we are planning to add. The plan will be finalized in the next stage of development, called site plan application, which will follow the successful completion of our rezoning. As current tenants, you will receive notices from the city as we move through the phases, giving you an opportunity to provide input into the process. Should you have any questions, please give us a call and we will do our best to answer them. We hope that with the success of this application, The Shops at Pickering Ridge will become a strong shopping destination in the city, and allow both our existing and new tenants to grow their businesses. We look forward to talking with you in the coming months, and in announcing the first tenants who will be taking up residence in the expanded property. Yours truly, Steven . Campbell Vice President Asset Management Bayfield Realty Advisors Inc.