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
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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
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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
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♦ 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.
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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
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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
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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.