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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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PROPERTY DESCRIPTION Concession 1, South Part of Lot 17, 18, 40R-20443, Parts 1, 3, 5-11
OWNER Pickering Brock Centre Inc. DATE Sept 9, 2010 DRAWN BY JB
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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
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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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,36-//
Ms Deborah Wylie -3= January 6, 2011
determined so that the pond footprint is established with long-term certainty.
3. The Ministry of the Environment's Stormwater Management Planning and Design
Manual recommends that the maximum side slopes for stormwater management ponds
should be 3:1. We note that the plans submitted indicate that, in some locations, the
.side slopes of the pond are 2:1. We request that the design be revised to provide for a
maximum 3:1 side slope.
4. Further to comment no. 3, the maximum length-to-width ratio of a pond is 3:1. We
request that the design be revised accordingly.
5. We request that the Owner provide a flood impact assessment to reconfirm and
demonstrate how the subject property will not adversely impact flood plain elevations on
adjacent properties. The assessment must summarize existing and proposed flood
conditions, include a detailed hydraulic assessment, as well as the cut/fill balance
calculations. The results of the cut/fill balance should be summarized in the report.
6. Should a holding provision be proposed for this zoning by-law amendment application,
we request that the amendment include provisions that require the release of the
holding-symbol to be contingent upon resolution of an agreement between the City of
Pickering, TRCA and the Owner for appropriate off site enhancement and restoration.
We trust that these comments are satisfactory. We request that the numbered comments
above be addressed before the proposed amendment is presented to Council for passage.
Please contact the undersigned if you have any questions or concerns.
Yours truly,
Chris Jones, MCIP, RPP
Senior-Planner
Planning and Development
Extension 5718
CJ/
cc: Harry Froussios, Zelinka Priamo Ltd. (via email only: zp@zpplan.com)
Steve Heuchert, TRCA (via email only: sheuchert@trca.on.ca)
FAHome\Public\oevelopment ServicesOurham Region\Pickehng\1842 Notion_1.wpd
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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.
Or1,i~t': l ir.~. t,~,(1, 7v0~J~1 (,Ltrq,~;i,ltr l
. 3v- II
Please note that a portion of this development maybe within the Regional Flood Plain. Please
verify with TRCA for regional flood limits. Landforms have been established in the Town of Ajax
and the City of Pickering in this area to help with the management of regional storm events.
Any negative disturbance in this sensitive flood management balance could create future private
and public property damage due to flooding during a regional event.
Overall, Town of Ajax Planning Staff have no significant objection to the proposed expansion of
the shopping centre. However, this expansion will inevitably result in increase traffic along
Notion Road and therefore the Town would like to see the condition of Notion Rd. improvement
from the intersection of Notion Rd. and Pickering Parkway south to the dead end. We have
attached pictures of the current road condition for your information.
Town of Ajax staff would like to thank you for the opportunity to review The Shops at Pickering
Ridge expansion proposal and we would appreciate being kept apprised of future developments
with this project, especially regarding Notion Rd.
Sincerely,
Edward Terry, Policy Planner
Town of Ajax, Planning and Development Services
T: 905.619.2529 x3234 I F: 905.686.0360
E: Edward.terry@townofajax.com
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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
r ' 13
O",11
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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
City Report To
_ Planning & Development Committee
PICKERI1yG. ReportNumber: PD.31-11
Date: November 7, 2011
From: Neil Carroll
Director, Planning & Development
Subject: Proposed Wireless Cell Tower Installation
Public Mobile
2305 Fairport Road
(Part of Lot 26, Concession 2)
City of Pickering
Recommendation:
1. That Public Mobile be advised that City Council has no objection to the proposed
-40 metre high cell tower installation at 2305 Fairport Road based on the design
and other details submitted with this request.
Executive Summary: On February 17, 2011, Public Mobile submitted a proposal to
construct a 40 metre high tri-pole cell tower at 2305 Fairport Road. Since the
submission of the initial proposal, Public Mobile completed their public consultation
process, in accordance with Industry Canada requirements. Public Mobile has advised
that no public comments were received and are requesting that City Council provide a
statement of concurrence in support of the installation.
City staff are supportive of the proposed installation. There are no communication
towers within the search area for potential co-location. The proposed tower and
equipment compound have been sited near existing hydro towers to minimize visual
impacts to the area. In view of the public consultation, conducted by the applicant, and
Council engagement associated with this proposal, the processing of this application
through this report is not considered contrary to Council's recent resolutions regarding
cell towers. It is recommended that Public Mobile be advised that City Council has no
objection to the proposed cell tower at 2305 Fairport Road, based on the design and
other details submitted with the request.
Financial Implications: No direct costs.to the City are anticipated as a result of the
proposed development..
Sustainability Implications: Enhancement to the wireless coverage at this location
will improve business and community communication capability.
Report PD 31-11 November 7, 2011
Subject: Proposed Wireless Cell Tower Installation Page 2
f"
1.0 Background:
On February 17, 2011 Public Mobile submitted a letter to the City Clerk outlining
its proposal to construct a cell tower on the lands municipally known as 2305
Fairport Road (see Location Map - Attachment #1).
1.1 The Proposal
The proposed installation is a 40 metre high lattice tri-pole communication tower
and related ground cabinet. The tower is proposed to be located at the north
limit of the subject property against the existing hydro transmission corridor. The
base of the tower is approximately 2.4 metres wide. The ground cabinet, which
houses the radio equipment, occupies an area of 1.8 metres by 2.5 metres and is
located at the base of the tower. The tower and ground cabinet will be located in
a fenced compound measuring approximately 10.0 metres by 20.0 metres. The
compound is proposed to be set back. approximately 20.0 metres from Fairport
Road. Access is proposed from the existing driveway off Fairport Road (see
Applicant's Submitted Plan and Tower Elevation Plan- Attachments #2 and #3).
1.2 Property Description
The lands known as 2305 Fairport Road are designated as Open Space System
- Natural Areas in the Official Plan and zoned W- Rural Agriculture in By-law
3036 as amended by By-law 6578/05. The subject property is owned by
Verbancic Tree Supply and is currently vacant.
Surrounding land uses include agriculturakresidential uses to the north and west,
the Canadian Pacific Railway line and Cherrywood Hydro Transformer Station to
the south, and agricultural uses to the east. The applicant advises that the closest
residential property (2365 Fairport Road) is approximately 190 metres from the
proposed tower whereas our records indicate that the closest residential property
(2310 Fairport Road) is approximately 150 metres from the proposed tower.
2.0 Discussion:
2.1 Required Public Notification has been completed
Planning & Development staff are currently in the process of developing a
protocol respecting the installation of cell towers for City Council's consideration.
In the absence of a City protocol, applicants must follow. Industry Canada
requirements as outlined in the Client Procedures Circular (CPC) 2-0-03 Issue 4,
entitled "Radiocommunication and Broadcasting Antenna Systems".
The Industry. Canada requirements for public consultation require the proponent
to consult with the land use authority, and the public within a radius of three times
the tower height, measured from the tower base or the outside perimeter of the
supporting structure. For structures 30 metres or more in height, proponents are
required to place a notice in a local community newspaper circulating in the area.
Report PD 31-11 November 7, 2011
Subject: Proposed Wireless Cell Tower Installation Page 3
J
Based on the proposed 40 metre tower height, the proposed installation required
notification to three adjoining property owners within a 120 metre radius of the
base of the tower. The applicant provided written notification to the three
adjoining property owners and placed a notice of the proposed installation in the
April 20, 2011 edition of the News Advertiser. They have confirmed that no
public comments were received as a result of the notification process (see
Applicant's Site Selection and Public Consultation Report - Attachment #4).
2.2 Co-location opportunities have been examined
The installation and creation of separate, stand alone, radio communication towers
and broadcasting facilities is discouraged unless all other co-location options have
been explored and are considered unfeasible. Public Mobile has advised that there
are no existing cell towers within their search area and that Hydro One- is no longer
a willing host for cellular equipment on its towers. The applicant advises that the
proposed installation would be suitable for co-location with other carriers.
2.3 Council Resolutions
In May 2011, City Council passed Resolution 102/11 requesting Industry Canada
to cease consideration of communication towers in any residential area of
Pickering in order to establish criteria for all matters pertaining to land use for the
installation of these towers (see Council Resolutions - Attachment #5). This
resolution was a response to a number of cell tower installations that were
erected without municipal and\or public consultation, specifically a proposed
tower installation under 15.0 metres at 1820 Whites Road. The Whites Road
proposal precipitated an earlier Council Resolution in April 2011 requesting that
Industry Canada reverse approval of the tower and amend its policies to require
municipal consultation on all installations, regardless of height (see Council
Resolution 87/11 -Attachment #5).
The applicant has provided confirmation that this proposed installation has been
publicly circulated in accordance with Industry Canada requirements and the
proposal is now before Committee and Council for consideration.. In view of the
public consultation and Council engagement associated with this proposal, and
as this proposed installation is not within a residential area, the processing of this
application through this report is not considered contrary to Council's Resolutions.
2.4 Proposed Tower Location is Acceptable
Staff support the proposed location of this cell tower facility. The proposed tower
and equipment compound are proposed to be sited as close to the adjacent
hydro corridor as technically feasible. This location will minimize visual impact on
the area and the compound will be screened from public view by existing
vegetation. Public Mobile's consultant informed the City, at the September 6, 2011
Planning & Development Committee Meeting, that this proposed installation is
part of the network that would assist in the removal of the temporary cell tower
installation located at the Bushmill Plaza.
Report PD 31-11 November 7, 2011
Subject: Proposed Wireless Cell Tower Installation Page 4
Staff recommend that City Council approve the recommendation in this report as
the proposed installation has minimal visual impact on the surrounding area, is
set back an appropriate distance from Fairport Road, and is not located in
proximity to incompatible and\or sensitive land uses.
Attachments:
1. Location Map
2. Applicant's Submitted Plan - Site Layout
3. Applicant's Submitted Plan - Tower Elevation
4. Applicant's Site Selection and Public Consultation Report
5. Council Resolutions
Pre By: Approved/Endorsed By:
Tyler Bar Neil Carroll CIPP~ RPP
tanner - Site Planning Director, Pla'nni'ng & Development
114
Marg Wouters, MCIP, RPP
Manager, Development Review
& Urban Design
TB: Id
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering C" Council
01~11 2-4(2-011
Tony Prevedel, P.Eng.
Chief Administrative Officer
v. j.
THIRD CONCESSION
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FAIRPORT
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CANADA
NOTIFICATION
RADIUS
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PROPOSED
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SUBJECT PROPERTY
2310
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CHERRYWOOD.
TRANSFORMER
ETATI 0 N
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION Concession 2 Pt. Lot 26, RP 40R-20521 PART 1, 2, 5, 6
OWNER VERBANCIC TREE SUPPLY DATE Oct. 5, 2011 DRAWN BY JB
FILE No. Public Mobile Cell Tower SCALE 1:5,000 CHECKED BY TB N
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Teranet Enbrprl■e■ Ino. antl lt■ ■uPplien. All rlQhb Reserved. Not o plan of survey. PN-12
2005 MPAC and lte w lien. All n hte Reserved. Not a len of Surve .
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INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
PUBLIC MOBILE INSTALLATION
(2305 FAIRPORT ROAD)
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PIN 26371-0945(LT) I -
P I I PLAN 40R-0519 c.~
I I PIN 26371-0916(LT) U)
PIN 26371-0466(LT) O
Ti-kfiT a; *AN 40R--5255 C~
120.0 METRE NOTIFlCATION F2AaIlJS
PIN 26371-0500T,} FROM PROPOSED TRIPOLE
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PIN 26371---094I3(L~) E ; X0521
\ ~o~ I I ~n PART 1, Pt~,N 40R-2
PIN 2637"-0907(LT) I ( ~ t 0'349
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, OCT 18, 2011.
31
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
PUBLIC MOBILE INSTALLATION
(2305 FAIRPORT ROAD)
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, OCT 18, 2011.
J .
V ,
SITE SELECTION AND PUBLIC CONSULTATION
REPORT
for
NEW TELECOMMUNICATIONS FACILITY
(Agricultural Lands located south of Concession Road 3 and east of Whites Road and West of
Dixie Road: PT LT 26 CON 2)
Prepared for:
The City of Pickering
Prepared by:
Public Mobile
Thursday, October 06, 2011
.
TABLE OF CONTENTS
1. Introduction & Jurisdictional Context
2. Site Justification
3. Collocation on existing tower(s)
4. Common Design Guidelines and Public Mobile's Response
3. Location
4. Description of Antenna System
5. Health, Safety & the Environment
6. Public Circulation Package and Comments
List of Maps and Figures
Figure 1 - Evolution of a Cellular Network
Figure 2 - Evolution of a Cellular Network
Figure 3 - Evolution of a Cellular Network
Figure 4 - Changing Tower Profile over Time
Figure 5 - Minimum Separation of Antenna
Figure 6 - Co-location
Figure 7 - Co-location Arial View
Figure 8 - Tower Twist and Tilt
Figure 9 - Tower Loading
Figure 10 - Proposed Site Map
Figure 11 - Tower design and elevation according to site survey
Figure 12 - Newspaper Article: Original Template
Figure 13 - Newspaper Article: As Listed
Figure 14.1 - Public Circulation Brochure Side 1
Figure 14.2 - Public Circulation Brochure Side 2
Figure 15 - Circulation Map
Figure 16 - Circulation List
Map 1 - Location Map Showing Distance to Nearest Residential Dwelling
1. Introduction & Jurisdictional Context
In recognition of the Federal Government's exclusive jurisdiction and in an attempt to promote
balance, Industry Canada requires that proponents of telecommunication facilities consult with land use
authorities as part of their licensing process. The requirement to consult can be found in Industry
Canada's document, Client Procedure Circular CPC-2-0-03. According to the CPC, the purpose of
consultation is to ensure that land use authorities are aware of significant antenna structures and/or
installations proposed within their boundaries so antenna systems are deployed in a manner which
considers local surroundings. Consultation must respect the Federal Government's exclusive
jurisdiction and specifically does not give a municipality the right to veto the proposal. General
information relating to antenna systems in available on Industry Canada's Spectrum Management and
Telecommunications website http://strategis.ic.gc.ca/antenna
i
As a result of the Federal Government's exclusive jurisdiction, this proposed wireless facility
does not require permitting of any kind. Similarly, zoning by-laws and Site Plan approvals do not
apply to our facilities. Public Mobile attests that the radio antenna system described in this Site
Selection package is excluded from environmental assessment under the Canadian Environmental
Assessment Act.
i
Notwithstanding the Federal Government's exclusive jurisdiction, Public Mobile is committed
to consultation with the Local Land-use Authority. In this case, the City of Pickering does not have an
existing Telecommunications Antenna/ Tower and Related Structures procedure. This package is
intended to provide the necessary information. as required by this policy for the Local Land-use
Authority (City of Pickering) to review and provide a Letter of Recommendation.
i
7 -
2. Site Justification 1-11
A radio antenna and a tower are the two most important parts of a radiocommunication system.
The antenna is needed to send and receive signals for the radio station. The tower raises the antenna
above obstructions such as trees and buildings so that it can send and receive these signals clearly.
Each radio station Ind its antenna system (including the tower) provide radio coverage to a specific
geographic area, often called a cell. The antenna system must be carefully located to ensure that it
provides a good signal over the whole cell area, without interfering with other stations and can "carry"
a call as the user moves from cell to cell.
y_ Y
• n irexed niumber of calls
Figure 1
If the station is part of a radio telephone network, the number of stations needed also depends
on how many people are using the network. If the number of stations is too small, or the number of
users increases people may not be able to connect to the network, or the quality of service may
decrease.
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Figure 2
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31 11...
As the number of users exceed the capacity of the radio station to receive and send calls the
I
coverage area for the cell shrinks and the shrinkage between cells create coverage holes.
As demand increases for mobile phones and new telecommunication services, additional towers
are required to maintain or improve the quality of service to the public and restore contiguous wireless
service.
YJ5 .7~ µ -.s~ c t
T
•
Figure 3
In this case, Public Mobile's RF Engineering department has determined the need for a Personal
Communication Services (PCS) upgrade to adequately provide contiguous coverage and service to our
existing and future customer base in and around the highway 38 corridor and neighbouring
communities. Currently, our network is burdened by a combination of poor voice and data quality in
this very large area. In some cases, the coverage is so poor that a handset would be unable to place a
mobile call at all in the subject location and surrounding area. The result of this situation is on-going
customer complaints, high "dropped call" rates, and in extreme circumstances, the potential inability to
place a mobile call that may be absolutely critical in an emergency situation.
Based on Public Mobile's RF Engineering team, a location was chosen east of Fairport Road on
the property that is part of lot 26 concession 2. The location is on commercial lands owned and
occupied by a private landlord, Verbanic Tree Supply & Landscaping LTD.
31-11
ion on existing tower(s)
3. Collocation
Public Mobile strongly supports co-location on existing towers and structures. The use of
existing structures minimizes the number of new towers required in a given area and is generally a
more cost effective way of doing business. However tower infrastructure is a finite resource and over
time most towers reach their engineered maximum. This normally results when more than two carriers
occupy the same tower as illustrated below.
Alterations to Further alterations
original antennas m
to original antennas
I
o -I include: direction, c
azimuth, etc.
Implemented Futures
5
1 Alterations to original
I Addition of '2
r r 2nd Wireless Carrier
2nd Wireless v
antennas
i Carrier
a Additional Netwok
LL „ LL _7 Technologies/Equipment
,z
2001 2004 2009
Initial Single Carrier Tower Profile over
Tower a period of time
Figure 4
MINIMUM SEPARATION
Minimum 1 metre separation between antennas required. Towers are limited in terms of both allowable
;l r space and engineering capacity. Each antenna array
m„rt requires a separation of vertical space so they do not
! E create interference with each other (see figure 5).
Interference with other antennas occur when there is less than 1
metre separation. The signal quality is reduced.
Figure 5
1-1 I..
Generally a meter separation is standard, however, the closer the carrier frequency's are on the
radio spectrum the more vertical separation is required. Because Bell, TELUS and Rogers operate is
close proximity in the radio spectrum separation distances between antennas can be as much as 10
meters.
Each successive carrier who requests space on a tower receives a lower and lower location. The
impact on second and third tower co-locaters because the antennas are line-of-site is that the broadcast
radius also shrinks. The location that the carrier achieves on the collocated site results in an uneven
distribution of coverage. from a site effecting the location of the surrounding sites for each carrier. As
you can see in figures 6 and 7 below demonstrate this effect. The I" carrier is able to locate its next
tower further away from the collocated tower that either the 2°d or 3rd carrier.
+ 5 4'!a,r • r ~ ate" ~.,1„f''''~.~~r ; i
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Figure 6
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Figure 7
31-11
Engineering capacity is a second limiting factor on how much equipment can be placed on a
tower. The more equipment on a tower, the more wind and ice loading on the tower causes it to twist
and tilt. Tilting has a direct impact on service quality of the tower. Since the signal is broadcast by line
of sight the more it tilts the more the signal area changes causes some areas to move in and out of
coverage. Dropped calls and unpredictable coverage is the result.
TILTING OF TOWER Wind loadino causes towers to twist
WIND;
WIND'
7!
The more equipment on a tower, the more the tower tilts. The more equipment on a tower, the more the tower twists.
Tower Tilt causes the signals to be aimed away from the Twisting of towers causes the signals to be aimed away from
target coverage area. The signal quality is reduced, target coverage area. The signal quality is reduced.
Figure 8
Twisting of towers also causes the signals to be aimed away from target coverage area. The
signal quality is further reduced. Towers that are loaded with antennas beyond the tensile strength of
the steel both twist and tilt. A tower that is appropriately loaded operated within its specified
parameters and twist and tilt is kept within operating norms. Overloading a tower can result in
unacceptable tower operations or in some very rare cases tower failure.
USULTs OF OVERLOADING A TOWER
TOWER LOADING
WINO
WIND
_ L
A tower is designed to support and withstand site specific
A tower is designed to support its equipment load and withstand loading. Exceeding the limits will compromise the tower's
wind and/or ice loading that is specific to the site. structural integrity.
Unfortunately do to the sparse development and low rise structures around the proposed site co-
location is not a viable option.
4. General Tower Design Guidelines and Public Mobile's Response
The following is a table outlining the City of Pickering design guidelines (general and for self
supporting towers) and Public Mobile's response to each in this particular case.
GENERAL PRINCIPLES PUBLIC MOBILE'S RESPONSE
Co location is the preferred option for Public Mobile strongly supports co-location on existing
accommodating new telecommunications towers and structures. The use of existing structures
facilities as is locating other towers adjacent minimizes the number of new towers required in a
to existing towers or hydro transmission given area and is generally a more cost effective way of
towers doing business. There are no co-location opportunities
within the search area of the proposed tower nor are
there existing towers, transmission or otherwise. It
should be noted that the proposed tower would be
suitable for future co-location with third parties.
Avoid locations that are sensitive to The tower is not in close proximity to any of these
residential areas, historic sites, features.
environmentally sensitive areas and hazard
lands
Avoiding areas of topographic prominence The proposed site location elevation is approximately
139 metres above sea level which corresponds with the
average geographic elevation of the area.
Care shall be taken in the placement, style There are no buildings immediately adjacent to the
and colour of antenna and equipment proposed site. Furthermore the site and design of the
shelters on or adjacent to existing buildings. proposed tower are proposed to be as noninvasive as
possible. Tower lighting and colour will be dependent
on Nav and Transport Canada location and height
approval.
Maintaining appropriate setbacks from road The proposed tower has been sited on existing rural
allowances. lands. The location was specifically chosen in order to
minimize the visual impact of the tower. There is no
existing or future residential development in the area.
The nearest existing residence is 192 away from the .
proposed tower location. see ma below).
3. Location
The proposed site will be located on Pt Lt 26, Con 2 Pickering
Full Legal Description:
PT LT 26, CON 2, PICKERING, PTS 1,2,5 & 6 ON 40R20521, PICKERING, REGIONAL MUNICIPALITY
OF DURHAM, S/T DI9135,S/T EASE OVER PTS 5 & 6, P L 408.20521 AS IN
DR14878, S/T EASE OVER PTS 1,2,5 & 6 ON 40R20521 AS IN DR14880, T/W ROW OVER
PTS 3 & 4 ON 40R20521 AS IN DR14879
Tower Centre Co-ordinates: 43 51' 19.8" N, 79 07' 13.6" W
An aerial photo of the proposed site is shown in Map 1.
The 40 m tripole and a 200.0 sq.m fenced compound and is not accessible to the general public.
{ Q
3 i71 l
Irv
to Resident ma'r' -
E-192 metres
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.li..i . .:,,J ~ JYf,.~ . ~ ..1 ~ ` !lw:t, A~~ ~ _ ~ _ ~..4r,~y~'r~~'`,• _ s . .w ~ . •~...a
Map 1 -Distance to nearest residence
4. Description of Antenna System
i
Height: 40 m
Type; Tripole
Simulated Images: Please refer to Figure 11 (below) for a photo showing a typical 40m tri-pole tower. .
The installation will respect good engineering practices including structural adequacy at all times.
ELEVATION PLAN
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Figure 11: Tower design and elevation according to site survey
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5. Health, Safety and the Environment
Industry Canada requires that all radio stations be operated within the guidelines established by Health
Canada's Radiation Protection Bureau in its obligation, Limits of Exposure to Radiofrequency Fields at
Frequencies from 10 kHz = 300GHz. This document is also known as Safety Code 6.
In this case, Public Mobile's RF Designer, Junaid Ahmed, attests that the radio antenna system
described in this submission package will be installed and operated on an ongoing basis so as to
comply with Health Canada's Safety Code 6, as may be amended from time to time, for the protection
of the general public.
Moreover the proposed site complies with the Federal guidelines for environmental assessment (EA)
exemption under regulation SOR/2007-108. A signed attestation to that effect has been attached below.
Canadian Environmental Assessment Attestation
Regulation SOR/2007-108 (the exclusion list regulations, 2007) provides in Section 20 that the
proposed construction of a radiocommunication antenna and its supporting structure are exempt from
the requirements of the Canadian Environmental Assessment Act provided it meets the circumstances
set out in Clause 20. That Clause reads as follows:
20. (1) The proposed construction, installation, operation, expansion or modification of a
radiocommunication antenna and its supporting structure
(a) if
(i) the antenna and supporting structure are either affixed to a building or located entirely within 15 m of
a building, or
(ii~ the antenna, its supporting structure, or any of its supporting lines has a footprint of no more than 25
m;
(b) if the project is not to be carried out within 30 m of a water body; and
I if the project does not involve the likely release of a polluting substance into a water body.
(2) The proposed construction, installation, operation, expansion or modification of a
radiocommunication antenna and its supporting structure within 30 m of a water body if
(a) the antenna and its supporting structure are affixed to a building;
(b) the project results in an antenna with a height no more than the greater of 5 m and a height equal to
25% of the height of the building to which it is affixed; and
I the project does not involve the likely release of a polluting substance into a water body:
(3) The proposed construction, installation, operation, expansion or modification of a
radiocommunication antenna and its supporting structure that are affixed to a physical work other than a
building if the project
(a) results in an antenna with a height no more than the greater of 5 m and a height equal to 25% of the
height of the physical work to which it is affixed; and
(b) does not involve the likely release of a polluting substance into a water body.
Similarly, Regulation SOR/2007-108 provides an exemption for buildings from the requirements of the
Canadian Environmental Assessment Act provided it meets the circumstances set out in Clause 7. That
Clause reads as follows:
7. The proposed construction, installation, operation or modification of a building, other than a building to
be used exclusively for one or more of the purposes set out in subsection 6(2), if
(a) the construction or installation does not result in a building with a footprint greater than 100 mz or a
height greater than 5 m;
(b) the project is not to be carried out within 30 m of a water body; and
the project does not involve the likely release of a polluting substance into a water body.
I attest that the radiocommunication antenna, its supporting structure and associated building proposed
to be located at PT LT 26 CON 2 PICKERING. complies with the aforementioned exemptions.
Sincerely,
James Kennedy RPP, MCIP
6. Public Circulation Package and Comments
Project specific information was provided to the affected public under both the Industry Canada
consultation guidelines and the City of Pickering's guidance.
Multiple avenues of participation were used during this project. In addition to information brochures,
which were provided to individuals within the circulation radius of 3 times the tower height or 120
metres, a newspaper advertisement inviting comment was also taken out in the April 20/2011 edition of
the Pickering News Advertiser. As of May 21/ 2011, the deadline for public consultation, there has
been zero comments offered to the email or fax number provided from the public on this proposal.
For your reference please see the public circulation package (newspaper article, public. brochure,
circulation map and circulation list) included below.
3HI
PUBLIC NOTICE
PROPOSED PUBLIC MOBILE 40-METRE STEEL TRI-POLE TELECOMMUNICATIONS TOWER
SUBJECT: ANY PERSON may make a written submission to the individuals listed
below by Friday, May 20, 2011 with respect to this matter.
• Wireless steel tri-pole tower,
40 metres tall and will occupy PLEASE TAKE NOTICE as the approval of this site and its design is under
an area of 0.02 hectares. the exclusive jurisdiction of the Government of Canada through Industry
Canada, the City of Pickering has no jurisdiction in this matter other than as
Location: 370m south of the a commenting body to Industry Canada and the applicant.
Concession Rd. 3 Fairport
Rd. intersection in the City of ADDITIONAL INFORMATION relating to the proposed Tower and site is
Pickering. Site is located available for review between 8:30 am and 4:30 pm, Monday to Friday at the
approximately. City of Pickering municipal offices. Further information may also be
obtained through the following contacts:
• Part of Lot 26, Concession 2,
City of Pickering, Regional Public Mobile - on contract to: City of Pickering contact:
Municipality of Durham
FONTUR International Inc. Planning Department
• The facility will include 1 30 East Beaver Creek Road City of Pickering
lattice tri-pole tower and 1 Suite 104 One the Esplanade,
radio cabinet as well as Richmond Hill, ON 1-413 1J2 Pickering, ON L1V 6K7
fencing.around the base of
the tower. The tower will Fax: 866-234-7873 Tel: 905-420-4617
provide wireless and data Email: Email:
services. ONPCK0556.publicmobile.info@ plan&devl@cityofpickering.com
fonturintern ational.com
SITE LOCATION MAP
I THIRD CONCESS014 RW
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Figure 12 - Newspaper Article: Original Template
_ 301
E PUBLIC Nava
g MpOSE!) PUBLIC ®BiLE 4®-m
ETRE STEEL Tr 140LE TELECCM52-11NICAT90NS 70Wg
e S:
ANY PERSON may make a written submission to the individuals
a listed below by Friday, May "20, 2011 with respect to this matter.
el tri-p
ole
` tower, 40 metres tall and
will occupy an area of 0,02 is under PLEASE the JAKE PIOTICE as the approval of this site and its design
hectares. exclusive jurisdiction of the Government of Canada
through Industry Canada, the City of Pickering has no jurisdiction
• 'Location: 370m south m this matter other than as a commenting body to Industry Canada
of the Concession Rd. 3 and the applicant.
Fairport Rd: intersection in
the City of Pickering. Site ADDITIONAL INFORMATION relating to the proposed Tower
is located approximately, and site is available for review between 8:30 am and 4:30 pm,
Monday to Friday at the City of Pickering municipal offices. Further
• Part' of Lot 26, Concession information may also be obtained through the following contacts:
2, City of Pickering;''
Regional Municipality of Public Mobile - on contract to. City of Pickering contact:
Durham
FONTUR International Inc. Planning Department
• The facility will include 1 30 East Beaver Creek Road City of Pickering
lattice tri-pole tower and Suite 104 One the Esplanade,
1 radio cabinet as, well"as Richmond Hill, ON L48 1J2 Pickering; ON L1 V 6K7
fencing around the, base of Fax; 866-234-7873
the touter. The tower will Email: Tel: 905-420-4617 ,
provide wireless and data, ONPCK0556.publicmobile.info~ Email: plan&devlCcityofpickering.com'l
services. , fonturinternationa].cot
:SITE LOCATION M,AP
T14 RD GdNC 5fJN ROAD'
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Figure 13 - Newspaper Article: As Listed
3i-lj
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Health and safely ore paramount to Publ c fvt Public fdebile is committed to public consultation -
bile. Health Cantle has established elect
You are inv ted to provide ccmmerfs tc Public lAc- •r.<
. Cod 6. t exposure e s a e op known os Safety ;bile abcvr'his proposal by mail. ale is oricmdl or I' C
j Cede 6. to ensure the sole operation, o? wireless'; fax Ir ors rte ensure ycu-r commeris are cortsid # l
artenro Irstclictions Public Mobile ensure ; ered you must respond by close of business Frdoy ! i s 4'v.
that all of its facilities operate well below the May <0..<t;T 1 to: ! '~*G: MOBILE'"
o!Icwoble limits measurod, taking info cccovni j
I---........._
all pre-exisfir sources anal combired effects of i -
g I FONTUR interrotionnl
additional carrier co-locafionv it fact, this site j 30 East Beaver Creek Rcad.Suite 104_
wig be thousands of times below the allowable ! Richmcro Hill, ON L46 1 J2 -
limits. - Fax:866-234-7?73 p~, gym g g g ~+p A
Email: C4.iS q Na' i 14ui R8t
Public Mobile citests fhoi the radio crfersrc I 1 OrrPCt;0556s=uoFCmcbres,fai; rarrurioternaiiorotcorr
system described m this notification package. !
. wig be constructed in compliance with the No- l7F ;;^r'iL., 1' :,L:r7C :.CN y±.-~-
tional Bvilcing Cede c? Canada .which includes j
atlcppl-iccbieCSARcdo Cemmunicators
'Regulofiors. - (ATTENTION: Tower Issue- Port of Lot 26Cor.2,Picker
irg, ON-ONPCK0556 - For a 40trt telecommunications
Regulatory and consultative procedures for tel- j
ecommur:icaiiors crferccs car. be 'ound in i Toronto District O11ce I s o'd98F
Industry Conedc's CPC 2-0-03 Issue 4. - Rocm 909, 9th. Floor
i 55 St. Clair Averve East
Public Mobile attests that the radio ortennc ! I Tcronlo.ON h14T 1142 i
j system described in this notificafior. packs e I 1 Telephone: 4.16.973.8!-] 5 ,
e Loaded cat:
1 wig comply with Trorspcrt Corolla / PIP.V Coro- ~ ~ Fax 416 v54.3553 I
do aeronautical safety requirements. Public Emoil pt < r__n I r
Mobile has mace all necesscryappliccticrs to ' North oT Trgnsiormer Station at i
Trorsport Canada and NAV Canada cncivrill - Y~ J I( d I < t `h c . gni ;t I
undertake ld provide these requirementsviner _ - - - FQSTf.70rt P.OCid Qn+:; tynn ,°r'1L7C-y. hi'S
iheycre made available. - (~.rIV r6•, WIC- 'e?.?Ii1C',. Ontario
1 Tyler Barrett, Senior Picr-ner i a
Theproposedfecilitywouldincludeonelocked.~ CevelopmentReview
alarmed and electronically monitored mechan- 1 City of Pickering
i- i One The Esplanade
(cal equip Went shelter. Fencing would be ir-
stalled around the base of the tower end Pickering, ON Ll V 6K7 - Public Mobile site Code
Tel 9 5 4 0-4660 exi 042
eauipmenishelters endwould include pre j jEmail a,•rr? -yc, r~-,-tm I ONPCKa556.
locked gote access point '
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i
j + Y • it JI Y t.fl•rt i
I i
jGeneralinformationfrcmIndustryCanada: j
- j hitp:/lsfrotegis.io,ge.co/ortenno
! _
I _ ~ HeaRh Corcda's Safety Cone b: I i.
http://vrvw_ic.go.: o/epic/site/smf-gsf.nsf/en/
i
i i sf05?90e.html
I I I
Figure 14.1 - Public Circulation Brochure, side 1
B
.
cc! krt
In recognition of the Federcl Government's exclu• ! A raaic antenna end tower ore the two most im- Public Mobile is propcsirg a. GOm fri-pcle tower to
1 sive jurisoicticn end in on attempt io prcmcte boi- ! portent parts of a radio communication system- improve upon the overall poor coverage in year
once. Industry Canada requires-.thot propcnenfs of j The antenna is needed to send and receive sig• creo.
lelecommur.icctioc facilities consult with lend use net. for the redic siation.Thetowerraisestheor-
authorities as pert of their licersing process- The - ferro above obstructions such as frees and build- j Below is or, image of a tower Similar to the one pro-
rec6remeni to consult can be found in Industry irgs so .'hot it con send end receve these signals
Ccnoda s document, Client Proceoure Circular I daddy. Each radix station and its antenna system I o
,CPC) -03. The purpose of ccrsulfation, as out- fircluding the lower) provide radio coverage to a
lined in CPC 2-M, is to ensure that lard use au- 1 Specific geographic area, alien called a cell. The
thorities are curare of Significant onferno structures antenna system must be carefully located to en- I
ondor installations proprzeo within their bounce- sure that it provides a good signal over the whole ( ~,r
ries and hat onte nno systems are deployed in c cell area. without interfering with other stations. In
manner which considers loco) surroundrgs. crecs where there are monycells, the antennas
- do not need to be very high. Where the cells ore
Consul c on must respect the Federal Gcverr. i larger, the antennas must be higher above the St s s
meri's exclusive;urisdicficn and specifically does I ground level in order to provide good radio cover, en t
not give a muricipcliiy the right to veto the pro- ` i age for the whole area.
iA
posal. As is result, this proposed wireless facility ~fi ,qr
does r.ot require permitting of env kind. Similarly, i ; In this case. Public Mobile has determined the
zcrirg by,4ows and site plcnopprovols do rof cp- need for new cnterncs in the area in order to cc r t
ply to these facilities. ! equately provide contiguous coverage and ser•~
j - i vice tc our future customer base along the hydro: r : f "
lIoty ifhsfacd'rg the Federal Governm enf s excl.:- corridcr just south of the Concession Road 3 and
save;wudiclicn. Public Mobile is ccmm6tted to car.- Fairport Food intersection. Public ficbBe chose ihis
suttotior.wiih the keel leno use cuthority (The City 'site In order to avoid problematic situations for ourl
cf P'ickering).The citydees not have a ccuncil- 1 ' future customers such as poor voice and data -
adopted protocol or policy related to this proposal. cualify. dropped calls, or even the mobil, IaI k + 9
This public notification has been designed to pre- place a mobile call in the subject area. f
,
vide all the necessary information as requned by
Industry Concdo to these properties that all within. r 1.
the notification radius.
'Nil, it bo 10 -C, i 'A ?
I The proposed site of the fewer is 370m south or th !
Mipti 4
j Concession Read 3 and Fairport Road intersection cdNctZIO AW
` t 14.
1 between the CN raihvayfrocks and the. hydro corn
darer, the property legally known as Pori c Lct_6 I ~T= 1 + + ~;Iy■ If t.,
! Concession 2. a nts.'§ '1- ~f
1 t
k 4 TO
~ I
Public Mobile si.ror.gIYsuparts cc-Iecolien an exist-1
p
! irrg lowers end si:uciures. The use or evsiirg s5uc s x - t
gg n..o nra.o I ` rK'"L' rf r' Qttf diHt"+~`"
lures minimizes the number of new towers recuired' - - "
(in o giver, orec oral is generally c more acct often
rive way c= doing business. Unfortunately it this j v Public tvtcb:le attests that the radio antenna system
case. there were no exisfrg structures it the orec ~ 1 ~ descnbedin this notification package will comply
withth anodanEnvironmentalAsessmenfAct,
mw aucr
1 to be considered.
II os this acififyis excluded from assessment.
Figure 14.2 - Public Circulation Brochure, side 2
Y? i . TO
PIN 26371-0945(LT) I - - - - - _
i PLAN 4OR-20519 rn
to
l i PIN 26371-0916(LT)
lil
z
I II PIN 26371-0466(LT) 0
J''r BART g ALAN 40R-5285 0120.0 METRE NOTmCAWN RADIUS
PIN 26371-0500(L'I> I (i \ FROM PROPOSED TRIPOLE
i I I i \\f
N614.'
t> , >s
>
PIN 26371-0946(L~
\ m ~i I Il~g PART 1, PL/(N 40R-20521 ,i
I I PIN 226-M-0907(LT)
I I I ~~?a5a"E
Ll
LN 26~?`.~g91~'S? R P~~-W P~
p p P~~F~G
.GPNP~\p,N
Figure 15- Circulation Map
Notification
Radius
Hydro One Corridor
483 Bay Street
263710500 North Tower, 15th Floor
Reception
Toronto, Ontario MSG 2P5
Hydro One Corridor
483 Bay Street
263710466 North Tower, 15th Floor
Reception
Toronto, Ontario M5G 2P5
263710948 2310 Fairport Road, L1X 2114
Figure 16 - Circulation List
I