HomeMy WebLinkAboutPD 26-02
258
REPORT TO COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: May 29,2002
-
REPORT NUMBER: PD 26-02
SUBJECT:
City Intiated Zoning By-law Amendment Application A 02/02
O.P.B. Realty
(Pickering Town Centre)
Part of Lot 21 and 22, Concession 1
(1355 Kingston Road)
City of Pickering
RECOMMENDATION:
1.
That Zoning By-law Amendment Application A 02/02, initiated by the City of Pickering,
on lands being Part of Lot 21 and 22, Concession 1, City of Pickering, to amend the
existing zoning to permit the establishment of free standing office buildings in the south
sector of the subject lands, be APPROVED, subject to the conditions outlined in
Appendix I to Report No. 26-02, and;
2.
That the amending zoning by-law to implement Zoning By-law Amendment Application
A 02/02, as set out in draft in Appendix II to Report Number PD 26-02, be forwarded to
City Council for enactment.
-
ORIGIN:
Zoning By-law Amendment Application A 02/02 initiated by the City of Pickering.
AUTHORITY:
The Planning Act, RS.O. 1990, chapter P.13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed zoning. Rezoning of the
Pickering Town Centre lands to accommodate office uses will assist in encouraging development
and potentially generate future revenues to the City.
EXECUTNE SUMMARY:
-
City Council adopted the Pickering Downtown Core Deyelopment Guidelines on June 16, 1997,
identifying a vision for Pickering's Downtown and establishing appropriate urban design
guidelines to support the vision. The City of Pickering initiated Zoning By-law Amendment
Application A 02/02 to implement the Downtown Core Development Guidelines as they apply to
the Pickering Town Centre lands. A location map is included as Attachment #1 to this Report.
The Pickering Town Centre is the largest landowner in Downtown Pickering and consequently
has the largest land area available for proposed development in the Downtown Core.
Subject: Zoning By-law Amendment Application A 02/02
Date: May 29,2002
Page2 259
REPORT TO COUNCIL PD 26-02
Due to its strategic location within the Downtown Core it is important to encourage the
development ofthe lands, particularly along the Pickering Parkway street frontage, in order to set
the standard for future developments and to lead initiatives in the downtown. Although, the City
has not received a specific application for new development on the property, approval of this
application will provide zoning to accommodate and encourage future development.
-
A draft by-law is included as Appendix II to this Report which implements the recommendations
of the Downtown Core Development Guidelines respecting building locations, heights, and
office floor space targets. The draft by-law includes a parking space requirement formula for the
entire Pickering Town Centre ownership which takes into account fluctuations and sharing of
parking areas between commercial and office users at various times of the week. This parking
formula has been implemented successfully in other municipalities that have similar mixed-use
developments. It is recommended that Council approve Zoning By-law Amendment Application
A 02/02, and that the draft amending by-law set out in Appendix II to Report PD 26-02, be
forwarded to City Council for enactment.
BACKGROUND:
1.0
Information Meeting
A Public Information Meeting was held on March 21, 2002, to discuss the proposed
zoning amendment. Information Report No.1 0-02, which summarizes the proposal and
outlines the issues identified through circulation of the application, was prepared for the
meeting. The text of the Information Report is provided for reference (see Attachment
#2).
-
At the Public Information Meeting, Planning staff gave an explanation of the application.
Mr. Cechetto, 103, 1400 The Esplanade North, expressed concerns respecting parking,
traffic, the number of floors, footprint size, ground floor space and the unknown height of
the most easterly building. Ivy Lo, owner of the commercial plaza at
1340 Kingston Road, questioned matters of parking and land use. Mr. Mark Resnick, of
Walker Nott Dragecivic, representing the Pickering Town Centre was present to answer
questions regarding the application. Minutes of the meeting are included as
Attachment #3.
2.0
Additional Information
Since the preparation of Information Report No.1 0-02, the following comments have
been received:
Enbridge Consumers Gas, Durham District School Board, Bell Canada,
Veridian Connections and the Region of Durham Planning Department, have
advised that they have no objections with the proposed amendment.
Ministry of Transportation have advised that they have no objections with the
proposed amendment, however they indicated that Ministry permits are required prior to
construction.
-
Supervisor, Development Control provided no objection to the proposed amendment,
however it was expressed that during the site plan review process, issues respecting
stormwater management and servicing will need to be addressed (see Attachment #4).
Division Head, Municipal Property & Engineering provided no objection to the
proposed amendment, however it was requested that a traffic study and parking analysis.
be completed to address traffic impacts and site functioning. The comments also
indicated that the City's Development Charge By-law includes funds for a future traffic
signal at the intersection of Pickering Parkway and Glenanna Road (see Attachment #5).
REPORT TO COUNCIL PD 26-02
Date: May 29,2002
260
Subject: Zoning By-law Amendment Application A 02/02
Page 3
Mr. A. V. Chechetto, 1400 The Esplanade, expressed objection to the proposed zoning
by-law amendment citing concern with: the existence of too much office space not being
utilized in the Downtown Core, limited parking supply and snow storage
(see Attachment #6).
-
3.0
Discussion
3.1
Downtown Development Guidelines
City Council adopted Pickering Downtown Core Development Guidelines identifying a
vision for Pickering's Downtown and established appropriate urban design guidelines to
support the vision.
The guidelines resulted in a conceptual plan for Downtown Pickering based on the
following goals:
To create a downtown for Pickering that will be a major regional landmark and
destination point for workers, shoppers, and visitors;
To establish a strong civic and cultural focus for Pickering;
To support an increased intensity and mix of uses in the downtown and provide a
range of housing, employment, retail and entertainment opportunities; and
To support a coherent and identifiable public realm, and to provide a safe,
accessible, inviting and comfortable pedestrian environment.
-
The concept plan for the Downtown Core Development Guidelines is included with this
report as Attachment #7. The Guidelines contain polices respecting design objectives for
areas such as, but not limited to, streets and boulevards, built fonns,parks and open
space, gateway intersections and vehicular access, parking and servicing with the intent
to enhance the design and appeal of the downtown core. Zoning Amendment Application
A 02/02 is intended to implement the objectives of the Downtown Core Development
Guidelines as they apply to the lands located in the south sector of the Pickering Town
Centre.
3.2
Building Heights and Locations
The Conceptual Design Plan of the Pickering Downtown Core Development Guidelines
identifies the southwest and southeast comers of the subject lands as officelemployment
areas. The text of the Downtown Core Development Guidelines provides further
infonnation regarding the City's objectives respecting building massing, architectural
design, pedestrian movement, and road patterns within the Downtown Core.
3.2.1
Southwest comer of the Pickering Town Centre lands
-
The location and design of buildings in the southwest comer of the subject property is of
particular significance, as this area is identified in the Downtown Core Development
Guidelines as the preferred location for potential office tower development. Tower
building development in this location allows for higher densities to meet the office floor
space targets of the Pickering Downtown Core Development Guidelines and provides a
visible landmark for the downtown core. The draft by-law included as Appendix II to
this report requires a minimum building height of 8 storeys and a maximum building
height of 20 storeys in this area to provide for substantial building mass. In addition, the
draft by-law includes performance standards that require 70 percent of a building be
located in the proposed build to zone, to ensure that the street façade is well defined.
3.2.2 Southeast comer of the Pickering Town Centre lands
An identical approach has been applied to the establishment of the building locations in
the southeast comer of the subject property. The difference in the office\employment
area designation for this sector is that there is no specific policy requiring the
establishment of a tower element at this particular location.
REPORT TO COUNCIL PD 26-02
Date: May 29,2002
Page 4 2 61
Subject: Zoning By-law Amendment Application A 02102
The general provisions of the guidelines recommend that office development in this area
be developed as a base building with minimum building heights of 2 to 3 storeys and a
maximum of 6 to 7 storeys.
-
The draft by-law included as Appendix II includes perfonnance standards which require a
minimum building height of 3 storeys that will address development in this comer that is
compatible with recent office developments located to the east and a maximum building
height of 7 storeys to address compatibility with the existing residential development
located on the east side of Glenanna Road.
The Downtown Core Development Guidelines contain additional recommendations
respecting architectural design and quality of buildings, streets and boulevards, parks and
open space, gateway intersections, vehicular access, parking, and servicing which will be
addressed in detail through the site plan approval process, upon receipt of a development
proposal.
3.3
Parking Requirements
The current parking requirements for mixed use sites within the City of Pickering have
been predominately based on a specific number of required parking spaces per 100
square metres of gross leasable floor area. The current requirement for the subject lands
is 5 spaces per 100 square metres of gross leasable floor area. Through this application,
staff considered the introduction of a reduced parking requirement of 4 spaces per 100
square metres of gross leaseable floor area. To assist in the review of the application, the
owner of the subject lands (O.P.B. Realty) commissioned a parking supply study,
conducted by BA Group, Transportation Consultants.
-.
The parking study acknowledges that a "flat" site specific parking requirement does not
accommodate fluctuations in use of the parking areas) resulting in a large under utilized
parking area. In order to reduce this unutilized parking area, the study recommends a
method of "sharing" of parking areas between uses during different times of the day and
week. This approach recognizes the different characteristics of uses and the fluctuation
of parking demand by use. The main user of parking areas during the weekday
(ftom 9 am to 5 pm) would be the office users, while the commercial users tend to be the
main user during weeknights and weekends. Through examining these. fluctuations a
more reasonable and functional parking requirement was proposed.
-
The proposed "sharing" of parking is calculated by grouping the pennitted uses into
specific land use categories being "retail" and "office" uses. The parking requirements
for each of the two broader land use categories is calculated with the traditional flat
parking requirement of a specific number of parking spaces per 100 square metres of
gross floor area. The "shared" parking formula takes these two total parking
requirements and examines the percentage of use of each parking requirement at specific
times of the day and week. Calculations are conducted and the total number of required
spaces for all land uses is generated based on the "worst case" scenario. A sample chart
illustrating the proposed percentages of use and the parking space requirements is
attached as Attachment #8. Although the focus of this amendment is on future office
development, this parking calculation will take into account any future expansion of the
retail uses and any additional retail space would adjust the minimum required spaces
accordingly.
The proposed "shared" parking calculation method has been used successfully elsewhere
in the Greater Toronto Area (Mississauga and Oshawa). This method allows for the
efficient use of the land) and is a reasonable approach for development within a Town
Centre. The parking provision recommended for use at the Pickering Town Centre is
slightly higher than the requirement applied in the City of Oshawa. Theproposed
"shared" parking calculation chart format is supported by staff and is included in the
draft by-law. .
REPORT TO COUNCIL PD 26-02
Date: May 29,2002
2~')
,Of....
Subject: Zoning By-law Amendment Application A 02/02
Page 5
3.4
Traffic Assessment
.-
Through the review of this zoning by-law amendment the City identified the need to
assess future traffic conditions. The owner of the lands (O.P.B. Realty) commissioned a
traffic assessment study that was recently submitted to the City. The Planning &
Development Department has completed a preliminary review of the report which
indicated, based on future traffic conditions, the external boundary roads would operate
below capacity, having good levels of service.
The report provided additional recommendations\observations addressing matters such as
access points, possible turn lane additions, the need for traffic signals, traffic calming,
and the possible restriction oftraffic movements.
The report and findings will be reviewed further by the City's Operation & Emergency
Services and Planning & Development Departments over the next few weeks. The
completion of the review of the traffic assessment is not neces~ary prior to the forwarding
of this Zoning By-law Amendment to City Council, as many of the details and
recommendations are related to site design which will be dealt with through the site plan
approval process upon receipt of a development proposal.
3.5 Future Pedestrian Bridge
-
The Downtown Core Development Guidelines Conceptual Design Plan, identifies a
future pedestrian bridge traversing Highway 401 linking the Pickering Go Station with
the south sector of the Pickering Town Centre lands. to serve the existing mall and the
future office developments. The proposed zoning amendment to add office space
potential to the Pickering Town Centre lands, does not prejudice the construction of the
pedestrian bridge in the future. Office development on the subj ect lands will serve to
encourage construction of the pedestrian bridge.
3.6
Recommended Zoning Provisions
The draft amending by-law provides for the establishment of free standing office
buildings in conjunction with the existing commercial uses for the subject property, and
incorporates appropriate provisions, which implement the Downtown Core Development
Guidelines. Accordingly, staff recommend that Council approve Zoning By-law
Amendment Application A 02/02, subject to the conditions outlined in Appendix I arid as
set out in draft in Appendix II to Report PD 26-02. Further, staff recommend that the
draft by-law be forwarded to City Council for enactment.
4.0
Owner's Comments
Representatives of O.P.B. Realty are aware of the general contents this Report and the
draft by-law, and concur with the recommendations.
-
REPORT TO COUNCIL PD 26-02
Date: May 29, 2002
P 6 263
age.
Subject: Zoning By-law Amendment Application A 02/02
ATTACHMENTS:
-
1. Property Location Map
2. Infonnation Report
3. Minutes of the Public Infonnation Meeting
4. Supervisor, Development Control
5. Division Head, Municipal Property & Engineering
6. Resident Comment, Mr. A. V. Chechetto, 1400 The Esplanade
7. Downtown Core Development Guidelines Concept Plan .
8. Table for Calculating Parking Requirements for a Mixed Use Site
Approved/Endorsed by:
'.
~~.
Lynda D. Tay or, CIP, RPP
Manager, Development Review
-
TBljf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council
If
-
264
-
-
-
1.
APPENDIX I TO
REPORT NUMBER PD 26-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 02/02
That the implementing zoning by-law shall:
(a)
pennit business office and professional office uses within free standing office
buildings on the southwest and southeast portions of the subject lands.
(b)
provide minimum and maximum building heights for free standing office buildings in
compliance with the Pickering Downtown Core Development Guidelines.
(c)
provide zoning requirements respecting building locations through the use of build to
zones.
(d)
limit the aggregate floor space for office uses to a maximum of 34,000 square metres.
(e)
provide for a parking requirement fonnula to address the "shared parking" concept.
2Rr'"-
APPENDIX II TO . ." \)
REPORT TO COUNCIL PD 26-02
-
DRAFf ZONING BY-LAW
FOR
ZONING BY-LAW AMENDMENT APPLICATION A 02/02
-
-
THE CORPORATION OF THE CITY OF PICKERING
266
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement
the Official Plan of the City of Pickering District Planning Area, Region of Durham, in Part
of Lots 21 and 22, Concession 1, in the City of Pickering. (A 02/02)
-
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to add
free standing office uses to the existing commercial uses for the subject lands being Part of Lots
21 and 22, Concession 1, in the City of Pickering. .
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULES I AND II
Schedules I and II attached hereto with notations and references shown thereon are hereby
declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Part of Lots 21 and 22, Concession
1, in the City of Pickering, designated "MCA-l", "MCA-l/GS3", "MCA-l/CO-l ",
"MCA-l/CO-2" "MCA-2", "MCA-2/GS3", on Schedule I attached hereto.
-
3. GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected, moved or
structurally altered except in conformity with the provisions of this By-law.
4. DEFINITIONS
In this By-law,
(I) "Adult Entertainment Parlour" shall mean a building or part of a building in which is
provided, in pursuance of a trade, calling, business or occupation, services appealing to
or designed to appeal to or designated to appeal to erotic or sexual appetites or
inclinations;
(2) "Assembly Hall" shall mean a building or part of a building in which facilities are
provided for purposes such as civic, educational, political, religious or social meetings
and which may include an auditorium or a banquet hall;
-
(3) "Automotive Service Station - TyPe B" shall mean an establishment where vehicle
fuels, lubricants and accessories are offered for retail sale, and where facilities for the
repair and maintenance of vehicles may be provided on the premise but shall not
include an establishment engaged in repairing or painting vehicle bodies;
(4) "Bakery" shall mean a building or part of a building in which food products are baked,
prepared and offered for retail sale, or in which food products baked and prepared
elsewhere are offered for retail sale;
-
--
2
DRAFT
267
(5)
"Business Office" shall mean a building or part of a building in which the management or
direction of a business, a public or private agency, a brokerage or a labour or fraternal
organization is carried on and which may include a telegraph office, a data processing
establishment, a newspaper publishing office, the premises of a real estate or insurance
agent, Qr a radio or television broadcasting station and related studios or theatres, but shall
not include a retail store;
(6)
"Club" shall mean a building or part of building in which a not-for profit or non-
commercial organization carries out social, cultural, welfare, athletic or recreational
programs for the benefit of the community, but shall not include an adult entertainment
parlour as defined herein;
(7)
"Commercial Club" shall mean an athletic or recreational club operated for gain or profit
and having public or private membership, but shall not include an adult entertainment
parlour as defined herein;
(8)
"Commercial-Recreational Establishment" shall mean a commercial establishment in
which indoor recreational facilities such as bowling alleys, miniature golf courses, roller
skating rinks, squash courts, swimming pools and other similar indoor recreation facilities
are provided and operated for gain or profit, and which may include an arena or a stadium
but shall not include a place of amusement or entertainment as defined herein;
(9)
"Commercial School" shall mean a school which is operated for gain or profit and may
include the studio of a dancing teacher or music teacher, or an art school, a golf school or
any other such school operated for gain or profit but shall not include any other school
defined herein;
(10) "Day Nursery" shall mean lands and premises duly licensed pursuant to the provisions of
The Day Nurseries Act, or any successor thereto, and for the use as a facility for the
daytime care of children;
(11) "Dry Cleaning Depot" shall mean a building or part of a building used for the purpose of
receiving articles, goods, or fabrics to be subjected to dry cleaning and related processes
elsewhere, and of distributing articles, goods or fabrics which have been subjected to any
such processes;
(12) "Dry Cleaning Establishment - Non-venting" shall mean a building where a dry cleaning
plant, with a dry weight capacity of 60 pounds which does not vent gases or odours and is
operated separately or in association with dry-dyeing, cleaning, laundering, pressing or
incidental tailoring or repair of articles or goods of fabric is carried on, in which only non-
flammable fabrics are or can be used which do not omit noxious odours or fumes and in
which no noise or vibration causes a nuisance to neighbouring premises;
(13) "Financial fustitution" shall mean a building or part of a building in which money is
deposited, kept, lent or exchanged, and which includes a chartered bank or a branch
thereof;
(14) "Floor Area" shall mean the aggregate of the floor surface contained within the outside
walls of a storey; .
-
(15) "Floor Space fudex" shall mean the ratio of the aggregate of the floor areas of all buildings
and structures within a defined land area to the areaofthe defined land area.
(16) "Food Store" shall mean a building or part of a building in which food, produce and other
items or merchandise of day-to-day household necessity are stored, offered and kept for
retail sale to the public;
(17) "Games Arcade" shall mean any building, room or area in which are offered facilities for
the play of:
(a)
three or more games of chance;
3
268
(b)
three or more games of mixed chance and skill, or
(c)
a combination of three or more games of chance and games of mixed chance and
skill;
-
for the amusement of the public, which games are not contrary to the Criminal Code of
Canada, but does not include premises in which the only amusement facilities offered are
pool tables, billiard tables or bowling alleys;
(18) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas of all storeys
above or below established grade, designed for owner or tenant occupancy or exclusive
use only, but excluding storage areas below established grade;
(19) "Laundromat" shall mean a self-serve clothes washing establishment containing washing,
drying, ironing, finishing or other incidental equipment;
(20) "Lot" shall mean an area of land fronting on a street which is used or intended to be used
as the site of a building, or a group of buildings, as the case may be, together with any
accessory buildings or structures, or a public park or open space area, regardless of
whether or not such lot constitutes the whole of a lot or block on a registered plan of
subdivision;
(21) "Mechanical Car Wash" shall mean an establishment where facilities are provided for the
washing and cleaning of vehicles using production line methods employing mechanical
devices wholly enclosed within a building;
-
(22) "Personal Service Shop" shall mean an establishment in which a personal service is
performed and which may include a barber shop, a beauty salon, a shoe repair shop, a
tailor or dressmaking shop or a photographic studio, but shall not include a body-rub
parlour as defined in the Municipal Act, RS.O. 1980, Chapter 302, as amended from time
to time, or any successor thereto;
(23) "Place of Amusement or Entertainment" shall mean a building or part of a building in
which facilities are provided for amusement or entertainment purposes, and which may
include a billiard or pool room, a dance hall, a music hall, or a theatre, but shall not
include a room or an area used for any video lottery terminal use governed by the Gaming
Services Act, an adult entertainment parlour as defined herein, or a body-rub parlour as
defined in the Municipal Act, RS.O. 1980, Chapter 302, as amended from time to time, or
any successor thereto;
(24) "Professional Office" shall mean a building or part of a building in which medical, legal or
other professional service is performed or consultation given, and which may include a
clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a
physician, but shall not include a body-rub parlour as defined in the Municipal Act, RS.O.
1980, Chapter 302, as amended from time to time, or any successor thereto;
(25) "Restaurant-Type A" shall mean a building or part of a building where food is prepared
and offered or kept for retail sale to the public for immediate consumption on the premises
or off the premises, or both on and off the premises;
,,-..
(26) "Retail Store" shall mean a building or part of a building in which goods, wares,
merchandise, substances, articles or things are stored, kept and offered for retail sale to the
public;
(27) "Structure Height" shall mean the vertical distance between the established grade and the
highest point of the structure;
(28) "Vehicle Repair Shop" shall mean an establishment containing facilities for the repair and
maintenance of vehicles on the premises, in which vehicle accessories are sold and vehicle
maintenance and repair operations are performed in return for remuneration, but shall not
include a body shop or any establishment engaged in the retail sale of vehicle fuels;
4
269
(29) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a
building or structure and is open, uncovered and unoccupied above ground except for such
accessory buildings, structures, or other uses as are specifically permitted thereon;
5. PROVISIONS
-
(1)
(a)
Uses Permitted ("MCA-l", "MCA-2", "MCA~l/CO-l" and "MCA-l/CO-2" Zones)
No person shall within the lands designated "MCA-I'" "MCA-2", "MCA-I/CO-l"
and "MCA-l/CO-2" on Schedule I attached hereto use any lot or erect, alter or use
any building or structure for any purpose except the following:
-
(i) assembly hall
(ii) bakery
(iii) business office
(iv) club
(v) commercial club
(vi) commercial-recreational establishment
(vii) commercial school
(viii) day nursery
(ix) dry cleaning depot
(x) dry cleaning establishment - non-venting
(xi) financial institution
(xii) food store
(xiii) games arcade
(xiv) laundromat
(xv) personal service shop
(xvi) place of amusement or entertainment
(xvii) professional office
(xviii) restaurant - type A
(xix) retail store
(xx) vehicle repair shop
(b) Permitted Uses ("MCA-l/GS3" and "MCA-2/GS3" Zones)
No person shall within the lands designated "MCA..,l/GS3" and "MCA-2/GS3" on
Schedule I attached hereto use any lot or erect, alter or use any building or structure
except in accordance with the following provisions:
(i)
(ii)
(iii)
all uses permitted in Section 5(1)( a)
automobile service station - type B
mechanical car wash
(2)
(a)
Zone Requirements ("MCA-I", "MCA-l/GS3", "MCA-l/CO-l ", "MCA-l/CO-2",
"MCA-2" and "MCA-2/GS3" Zones)
No person shall within the lands designated "MCA-I", "MCA-l/GS3",
"MCA-l/CO-l", "MCA-l ICO-2", "MCA-2" and "MCA-2/GS3" on Schedule I
attached hereto use any lot or erect, alter or use any building or structure except in
accordance with the following provisions:
-
(i)
BUILDING LOCATIONS:
A No building or part of a building shall be erected outside of the building
envelope illustrated on Schedule II attached hereto;
B No building or part of building or buildings shall be erected, on the lands
designated "MCA-I/CO-l" on Schedule I attached hereto, unless a
minimum 70 % of the length of the building is located within the build to
zone;
270
-
-
(iv)
(v)
..-.
5
DRAFT
C No building or part of building or buildings shall be erected, on the lands
designated "MCA-lICO-2" on Schedule I attached hereto, unless a
minimum 70 % of the length of the building is located within the build to
zone;
(i)
BUILDING HEIGHT:
A maximum:
23.0 metres;
B Despite A above, the minimum building height shall be 24 metres and 8
storeys and the maximum building height shall be 60 metres and 20
storeys on the lands designated "MCA-I/CO-l" on Schedule I attached
hereto;
C Despite A above, the minimum building height shall be 9 metres and
three storeys and the maximum building height shall be 21 metres and 7
storeys on the lands designated "MCA-I/CO-2" on Schedule I attached
hereto.
(iii)
FLOOR SPACE INDEX:
A For the purpose of calculating floor space index each area designated on
Schedule I attached hereto shall constitute a separate "defined land area".
B Maximum floor space index for each defined land area designated on
Schedule I attached hereto shall be 2.5.
C Despite the definition of Floor Space Index in Section 4(15) of this By-
law, the floor area of any floor of a parking structure, which is below
grade on all sides, shall not be included. in the calculation of floor space
index.
OUTDOOR SALES AND DISPLAY: despite the de[mition of Retail
Store in Section 4(26) of this By-law, an outdoor sales and display area of
not more than 650.0 square metfes may be established and maintained in
conjunction with and as accessory to any retail store having a gross leasable
floor area in excess of 7,400.0 square metres.
PARKING REQUIREMENTS:
In order to detennine the minimum number of parking spaces required to be
provided, the steps outlined in the following paragraphs apply:
A The minimum required number of parking spaces shall be determined by
grouping all uses into two use categories, as outlined in paragraph F, and
applying the following standards:
(I) Retail: 5.0 spaces per 100 square metres of gross leasable floor area
(II) Office: 3.5 spaces per 100 square metres of gross leasable floor area
This will yield two numbers, being the basic minimum number of parking
spaces for each of the two use categories.
B For each of the two categories, and for each of the time periods indicated
on each of the Tables 1 and 2, multiply the basic minimum number of
parking spaces (obtained in accordance with paragraph A above) by the
factor indicated in the cell of the table. This will yield the adjusted
minimum number of parking spaces by time period per use category.
C For each time period in Table 1 and 2, add the adjusted minimum number
of parking spaces for the two use categories. This yields six numbers
being the adjusted total number of parking spaces per time period.
6
DRAFT
271
D The highest of the six numbers obtained in accordance with paragraph C
above is the total adjusted minimum number of parking spaces for all
uses.
E
Table 1
-
Peak Period Factors (Average Weekday)
Office
Retail
Total
Morning
(7 am - 12 pm)
1.00
.50
Afternoon
(12 pm - 6 pm)
.95
.70
Evening
(6 pm - 12 am)
.15
.75
Land Use
Table 2
Peak Period Factors (Average Weekend)
Land Use Morning Afternoon
(7 am - 12 pm) (12 pm - 6 pm)
.15 .15
.75 1.00
Office
Retail
Total
Evening
(6 pm - 12 am)
.10
.50
F For the purposes of section 5.(2)(v), and for applying the figures in
Tables 1 and 2, use categories are determined in accordance with this
paragraph. The following uses are considered:
-
(1)
"Retail" uses: assembly hall, bakery, club, commercial club,
commercial-recreational establishment, commercial school, day
nursery, dry cleaning depot, dry cleaning establishment - non-
venting, financial institution, food store, game arcade,
laundromat, personal service shop, place of amusement or
entertainment, restaurant - type A, retail. store, and vehicle repair
shop.
(II)
The following uses are considered "Office" uses: business office
and professional office.
G Despite paragraphs A to F above, for automobile service station - type B
and mechanical car wash uses, there shall be provided and maintained on
the lot a minimum of 4.0 parking spaces per 100.0 square metres or part
thereof of gross leasable floor area;
H For any mechanical car wash on the lot, there shall be provided and
maintained at each vehicular entrance thereto a vehicular stacking area
consisting of an aisle with a minimum perpendicular width of 3.0 metres,
a minimum overall length of 60.0 metres, and a minimum centre-line
turning radius of 7.5 metres for the purpose of accommodating a
vehicular queue.
-
I
All parking areas shall be surfaced with brick, asphalt or concrete, or any
combination thereof;
J All parking areas shall be set back a minimum of 3.0 metres from any
road allowance and the lands which constitute this setback shall be used
for landscape purposes;
K Any parking structure or part thereof which is below grade on all sides
shall comply with the provisions of Section 5(2)(a)(v)J of this By-law;
7
DRAFT
272
L The maximum structure height for all parking structures shall be 10.0
metres;
M A shelter, not more than 3.5 metres in height and having a floor area less
than 6.5 square metres, may be erected in a parking area for the use of
parking lot attendants and must comply with the minimum yard setbacks
of Section 5(2)(a)(i) of this By-law.
-
(vi)
SPECIAL REGULATIONS:
A All business office and professional office uses in a building located
within the "MCA-I" zone shall not exceed 10 percent of the gross
leasable floor area of that building;
B No building, except when used as a mechanical car wash, parking
attendant's shelter, or a kiosk associated with an automobile service
station - type B, shall have a floor area ofless than 400.0 square metres.
C A vehicle repair shop may only be permitted in conjunction with and as
accessory to any retail store having a gross leasable floor area in excess
of7,400.0 square metres.
D (I)
Despite section 5(2)(a)(iv) a portion ofthe parking area generally
identified by the crosshatched area on Schedule I attached hereto,
may be used for a maximum 1000 square metre outdoor garden
centre from April 1 to June 30 of every calendar year for the years
2001,2002 and 2003 only.
-
(II) . Section 5.(2)(a)(v) shall not apply to an outdoor garden centre
located in the cross hatched area as identified on Schedule I
attached hereto.
(III) Despite the parking requirements of Section 5.(2)(v) the total
number of required parking spaces to be provided on-site may be
reduced by 45 spaces, while the outdoor storage associated with a
garden centre use exists within the parking area as generally
identified by the crosshatched area on Schedule I attached hereto.
E The aggregate of the gross leasable floor area of business office and
professional office uses shall not exceed 34,000 square metres within the
lands designated "MCA-l/CO-l" and "MCA-l/CO-2" as illustrated on
Schedule I attached hereto.
7. BY-LAW 3036
(1)
By-law 3036, as amended, is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as it applies to the area set out in Schedule I
attached hereto. Definitions and subject matters not specifically dealt with in this By-law
shall be governed by the relevant provisions of By-law 3036, as amended.
-
(2) Sections 5.21.2(a), 5.21.2(b), 5.21.2(d), 5.21.2(e), 5.21.2(f), 5.21.2(i), and 5:21.2(k) of By-law
3036, as amended, shall not apply to the lands designated "MCA-I", "MCA-l/GS3",
"MCA-lICO-l ", "MCA-l/CO-2", "MCA-2" and "MCA-2/GS3" on Schedule I attached
hereto.
(3) By-law 2920/88 which amended By-law 3036 is hereby revoked.
8
273
8. EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and fmany passed this _day of
-. , 2002.
W a~e Nfums, ~õø.t1
Bruce Taylor, Clerk
-.
-
274
-<:..o~
GC?
ý-\~
-
E
y.!<I'.
~...,Y>
fJ<"
fJò.
0 C\I
« E <C~
0 ~ f"\ I!I
¡y ~ ~ ~
M.CA-1
~
:"
3
;;0
0
»
0
49.0m 24.6m
32.8m
; MCA-2 E
3 GS "!
~ 3. g
-to.
~ 6m
166.6m
-
-'
0
0
0..
¡y
W
>
::J
MCA-1/CQ-1
~
'",
3
'ß
.0
3
l'
- DELINEATES ZONE BOUNDARY AND "DEFINED LAND AREA" BOUNDARY
~ GARDEN CENTRE AREA
SCHEDULE I TO BY-LAW
PASSED THIS
DAY OF '2002
-
MAYOR
CLERK
-
275
"..
'%
CA-1 /GS3-
".'\o~
Gt?
-{-\~
- +-9.0m
C\J
cd:
0 ()
« ~
0
cr
9.0m- -
M CA-1
;0
0
»
0
- ..-9.0m
MCA-2
",GS3
MCA-1/CO-1
-1
0
0
- 0..
cr
W
>
:J
d \j'J ~ --<
t-\\G"
l'
- BUILDING ENVELOPE
~ BUILD- TO-lONE
SCHEDULE II TO BY-LAW
PASSED THIS
DAY OF . 2002
-
MAYOR
f
~
CLERK
1'0
I -- ~ -- IIIIIIII I'll IIIIIIit IT
,_~ ~.~
--z .~--~ z~
0--
°'~
City of Pickerin9 Planning & Development Department
?
DATE FEB 8, 2002
-
ATTACHMENT 1;;< TO
REPORT # PO- - ø b ~ 0 :L 277
~ --.."--'
INFORMATION REPORT NO. 10-02
FOR PUBLIC INFORMATION MEETING OF
March 21, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
City Initiated Zoning By-law Amendment Application A 02/02
On lands owned by O.P.B. Realty (Pickering Centre) Inc.
Part of Lot 21 & 22, Concession 1
(Pickering Town Centre)
City of Pickering
SUBJECT:
1.0
PROPERTY LOCATION AND DESCRIPTION
-
2.0
3.0
3.1
-
3.2
the subject property is located on the west side of Glenanna Road between
Kingston Road and Pickering Parkway; (see Location Map - Attachment #1);
the subject property currently supports a mixed use shopping mall;
the surrounding land uses include residential uses to the east, office/commercial uses
to the north and east, and Highway 401 to the south.
APPLICANT'S PROPOSAL
the City of Pickering, in consultation with representatives of the Pickering Town
Centre, are proposing to amend the existing zoning to implement development
contained in the Pickering Downtown Core Development Guidelines, with the intent
to permit the establishment of free standing office buildings on the south side of the
Pickering Town Centre lands. (see Proposed Office/Employment Areas - Attachment
#2).
staff have conducted a preliminary review of the existing zoning by-law and have
prepared the attached chart to identify the proposed amendments to the existing
zoning by-law provisions that are intended to implement the recommendations of the
Pickering Downtown Core Development Guidelines; (see Proposed Zoning
Amendments For The South Side Of The Pickering Town Centre Lands - Attachment
#3).
OFFICIAL PLAN AND ZONING
Durham Ref!ional Official Plan
the Durham Regional Official Plan identifies the subject lands as being within a
"Main Central Area" within which the main concentration of activities, including an
array of community, office, service and shopping, recreational and residential uses
should be located;
the application appears to conform.
Pickerinf! Official Plan
the Pickering Official Plan identifies the subject lands as being located in a
"Mixed Use Area - Downtown Core" within the Town Centre Neighbourhood. This
designation permits, among other uses, the retailing of goods and services at the
greatest scale and intensity in the City serving City-wide and Regional levels;
the application appears to conform.
278
-
-.
-
3.4
4.0
4.1
4.2
Infonnation Report No. 10-02
ATTACHMENT # ~ TO
REPORT # PO ÇJ 10- 0 ~
Page 2
3.3
Compendium Document to the Official Plan
the subject property falls within the area of the Council Adopted "Pickering
Downtown Core-Development Guidelines". The guidelines are intend~d to guide the
development or redevelopment of sites within the designated areas;
the Pickering Downtown Core development guidelines resulted in the preparation of a
conceptual plan for Downtown Pickering, which was developed, based on the
following goals:
To create a downtown for Pickering that will be a major regional landmark and
destination point for workers, shoppers, and visitors;
To establish a strong civic and cultural focus for Pickering;
To support aÌlincreased intensity and mix of uses in the downtown and provide a
range of housing, employment, retail and entertainment opportunities; and
To support a coherent and identifiable public realm, and to provide a safe,
accessible, inviting and comfortable pedestrian environment.
the conceptual design plan, as it pertains to the subject property, identifies the
south-west and south-east comers of the subject lands as office 1 employment areas
intended to accommodate 46,450 square metres of office space primarily along
Pickering Parkway between Liverpool and Glenanna Roads.
the conceptual design plan also identifies a future pedestrian bridge that would
traverse Highway 401 from the Pickering Go Station to the south side of the
Pickering Town Centre lands to serve the existing mall and the future office
developments;
the Pickering Downtown Core Development Guidelines contain polices respecting
design objectives for areas such as, but not limited to, streets and boulevards, built
fonns, parks and open space, gateway intersections and vehicular access, parking and
servicing with the intent to e1Ù1ance the design and appeal of the downtown core.
Zonine By-law 3036
the subject property is zoned "MCA-l" - Main Central Area by By-law 3036 as
amended by By-law 2920/88. This zoning permits a wide variety of commercial uses
with limited office uses;
the establishment of free standing office buildings requires an amendment to the
zoning by-law;
RESULTS OF CIRCULATION
Resident Comments
Kim Dovovan, President of Picore Holdings Limited, owner of the adjacent office
development located at Liverpool Road and Pickering Parkway, has expressed his
support for the proposed zoning amendments and requested that the anticipated traffic
volumes and access on Pickering Parkway be reviewed (see Attachment #4).
Aeency Comments
Ministry of Transportation has expressed no objection, in principle, to the
establishment of office uses;
Veridian Connections has expressed no objections to the proposed zonIng
amendment.
Infonnation Report No. 10-02
ATTACHMENT ,~ . TO
REPORT # PO :2 6,.. 0 ;;l
Page 3
279
4.3
Staff Comments
through review of the application, staff have identified the following items as issues
that must be considered prior to the forwarding of a recommendation report to
City Council. The issues are as follows:
-
. traffic impacts
. parking requirements/supply
. building setbacks and height
. floor space limitations for office uses
. exploring the implications of the proposed zoning change on future
development on-site and to guide the development of additional future
buildings on-site, and to ensure that the future zoning provisions will
not prejudice the implementation of the pedestrian and vehicular
connections outlined in the Downtown Core Development Guidelines.
representatives from the Pickering Town Centre have committed to the preparation
and submission of a traffic report in support of the proposed zoning amendments
prior to the preparation of a Recommendation Report being forwarded to
City Council.
5.0
PROCEDURALINFO~TION
-
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 Recommendation Report
prepared by the Planning & Development Department for a subsequent meeting of
Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must provide
comments to the City before Council adopts any by-law for this proposal;
if you wish to be notified of Council's decision regarding this proposal, you must
request such in writing to the City Clerk.
6.0
OTHERINFO~ATION
6.1
Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing report;
6.2
Information Received
full scale copies of the Applicant's submitted plan are available for viewing at the
offices of the City of Pickering Planning & Development Department;
6.3
Company Principal
-
the representative for the owner is Mr. Allan Arsenault, Manager of the Pickering
Town Centre. .
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Tyler Barnett
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
TB/j f
Attachments
Copy: Director, Planning & Development Department
2'(,) ',)',
"Ö~
-
-.
-
ATTACHMENT 11- ;< TO
REPORT # PO.-. ~ '" - () ;J-,",-"",~
APPENDIX I TO
INFORMATION REPORT NO. 10-02
COMMENTING RESIDENTS AND LANDOWNERS
(1)
Kim Donovan, Picore Holdings Limited, 1305 - 1315 Pickering Parkway
COMMENTING AGENCIES
(1)
(2)
Veridian Connections
Ministry of Transportation
COMMENTING CITY DEPARTMENTS
(1)
Planning & Development
-
-
-
Excerpts from , S(:'
Statutory Public Information Meeting MinfttêJ.
Pursuant to the Planning Act
Thursday, March 21, 2002
7:00 P.M.
Chair: Councillor Johnson
ATTACHMENT #_3 TO
REPORT # PO qJ b - D ;L,
The Manager, Policy, provided an overview of the requirements of the Planning Act and the Ontario
Municipal Board respecting this meeting and matters under consideration there at.
(I)
CITY INITIATED ZONING BY-LAW AMENDMENT APPLICATION A 02/02
ON LANDS OWNED BY O.P.B. REALTY (PICKERING CENTRE) INc.
PART OF LOT 21 & 22, CONCESSION 1
(PICKERING TOWN CENTRE)
1.
Tyler Barnett, Planner II, provided an explanation of the application, as outlined in Infonnation
Report #10-02.
2.
Mr. Cechetto, 103, 1400 The Esplanade North, questioned the number of floors, footprint size
and ground floor space. He expressed concern with unknown height of the most easterly
building and parking and traffic. He advised that he submitted a letter to the Clerk on March 20,
2002. '
3.
. . .
Councillor Jolmson explained that the larger tower will be situated to the west of the site and the
shorter tower to the east.
4.
Tyler Barnett, Planner II, advised Mr. Cechetto that his letter was received and will be reviewed
during processing of the application. He further advised that a traffic study has been requested
from O.P.B. Realty, owner of Pickering Town Centre.
5.
Ivy Lo, owner of the Kingston Road Plaza, questioned how parking will be addressed, what will
the uses be, and is a bank considered an office. .
6.
Tyler Barnett, Planner II, advised that Planning staff are recommending the site be pre-zoned to
encourage site development, parking may be above groUnd, garage or combination of both. He
further advised that office use will be added to CUlTent pennitted commercial uses and that the
site culTently permits financial use.
282
ATTACHMENT # . If TO
REPORT # PO d. b .~. D ;¡
-
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
March 5, 2002
To:
Tyler Barnett
Planner n
From:
Robert Starr
Supervisor, Development Control
-
Subject:
City Initiated Zoning By-law Amendment Application
on lands owned by OPB Realty (Pickering Centre) Inc.
Part of Lots 21 and 22, Concession 1
(pickering Town Centre) .
City of Pickering
..-
We have reviewed the above-:noted applications and provide the following comments.
1) A Stonnwater Management Report will be required to address both quantity and
quality issues for this site, mainly due to downstream concerns with the Krosno
watercourse.
2) Buildings proposed in the south east comer of the site may require relocation of
the trunk stonn sewer which is presently located within the parking area and
extends from Pickering Parkway north to Glenanna 1 north Esplanade. There is
also a sanitary sewer in this same location.
3) The proposed 0 metre building set back ITom Pickering Parkway should be
conditional on the entire building including footing, foundation, excavation and
perimeter drainage etc. maintaining that required 0 metre distance. .
-
~
Robert Starr
RS/jf
Attachment
Copy:
Coordinator, Development Approvals
ATTACHMENT II 5 TO
REPORT # PO :;;l. 6 -o~-;.l.
28~3
-
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DMSION
MEMORANDUM
~-
To:
Tyler Barnett
Planner IT
RECEJVED~
APR '4 2002
CITY OF PICKERING ¡
0'""'" PlANNING AND
- ,",VI:LOPMENTDEPARTMENT
April 2, 2002
From:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
Subject:
City Initiated Zoning By-law Amendment Application A 02/02
On lands oWned by O.P.B. Realty (Pickering Centre) Inc.
Part of Lots 21 and 22, Concession 1
(pickering Town Centre)
City of Pickering
-
The Municipal Property & Engineering Division is in receipt of the above noted
application to amend the zoning on the subject lands
1) This Division is requësting a traffic study be performed to determine impacts on
Pickering Parkway at Gleñanna Road and how they can be mitigated.
2) Consideration should be given to closing the western most entrance of the
property, to concentrate ingress and egress to the south end of the site.
3) The Development Charges By-law includes funds for a full traffic signal at the
intersection of Pickering Parkway/Glenanna Road in 2008.
4) Parking considerations must include: location for snow storage, overflow parking
during peak: seasons, as well as on-site storm water managment.
"~
5) Consideration for location of potential terminus of pedestrian bridge over 401
must be given.
Please advise how these comments will be incorporated into the application.
Copy: Director, Operations & Emergency Services
RH:ds
I: \S ITEP LAN\A 02-02 . d ocApr -02
28(1
f
ATTACHMENT#_.. G __,TO
íŒPORT # PD-~.~;1
, '~W'.'.."""'"
-
,- "'--,._----,._--,.,..._--------". '
--.,..", .-1_.__._---_.._~------ .---
. RECEIVED ../~ /¡'¿'------
CITY OF PICKERING /' /~.. /7'- ð .2..- '
. /}j .£1 ~ A MAR 1 9 ?1J1J1. ?J ¡' / . ~
/~~ . . RECelV .~/Ï'UéZC:/y"'£r.:rcr
~., ~ MAR 2 0 2002 { ,LI Ý6 V ~
~ CITY OF PIOKERiNG '
~ . 0 PLANNINa AND
- ,EVELOPMENT DEPARtMENT
() ~Y.~ ~ /:..L./r-o~ "
~~~-~~ ,';;16;2-ó':¿,
~~~~~~ ~~~,
- d,~~~~ -h-~~
,~,' ~/~~?7~~,~~~~'
U ~/~~~~¿L,~~,
~ ~ ~~ ~ .z.xI /~¿ ?4f.r
- ~~~'??/~r~~
~J£::~~ nJ-~ ~/~?
~~ Y1......; / ~~~. <9-0-> ~ /~
~#~.A?~f~ 4--7.
JJ:'--L- ~-<f~ /~ /'~ ~,,4(~
-f/14Jl~/~' 'd- . cJ.:J.¿'
~~~~p/~~~~'
~r .6, / .
- '~~~,',,' "7/~~~~C
.q.L;.¿p/~~..r-~4.Ázú~, " ,
dllÙ ¿¿/ ~ e:I~ ~~ ~ r
~~~~ ", ' ?
4J~~~;;=~
~~~Le--d~~
~V~~~~ß~.
PtCKfRt NcJ DOIA I
CONCEPTUAL DESIGN F'LAN Y v'Nr OWN
RËTAfL
LeGeND
.. OFFiCËlEMF'l%ëNT
MIXED U$€lMAiN STREET - RËSIDl;Nl1Al
~ CIVIC
CORE:
,
~'
~~/1I}f~
þ
c
6Ï7SJ;f7lCW
HIGHWAy 401
fRb
;J;:"1
55);!
;;:S!
, ;s
"'"
¡Sf!!
~
.¡:
~R
~
0
1 f17in 2 f17in Õ I17ln .
5 MINUTE WI'\u¡: 4 f17ln 5 f17În
.......r::-...~
~~,~
/
.;::!
f '-J
l
l\;:J
.0
'-'1
que
I" n
ATTACHMENT # (3 TO
REPORT # PO .:2 b - 0 ')..
Table for Calculating Parking Requirements for a Mixed Use Site
-
Total Parking Time Period
Required by
Land Use Weekday (Monday to Friday) Weekend (Saturday/Sunday)
Morning Mternoon Evening Morning Afternoon Evening
Retail 4124 2060 2890 3095 3095 4124 2060
Uses (%) (50%) (70%) (75%) (75%) (100%) (50%)
Office 1190 1190 1130 1130 180 180 120
Uses (%) (100%) (95%) (95%) (15%) (15%) (10%)
Total 5134 3250 4020 3275 3275 4304 2180
The total parking required by land use is determined by applying the following parking
requirements:
-
Retail Use:
5.0 spaces\IOO m2 of Gross Leasable Floor Area (existing G.LF.A. of 82,465 m2)
Office Use: 3.5 spaces\IOO m2 of Gross Leasable Floor Area (proposed G.LF.A. of 34,000 m2)
(%) = Percentage of the required spaces anticipated to be used at specified time period
The numbers in the chart assume that the entire office development of 34,000 square metres has
been constructed in conjunction with the existing floor space of the Pickering Town Centre.
Based on this chart the minimum number of parking spaces required for the Pickering Town
Centre would be 4304 spaces which represents the "worst case" scenario under the shared parking
formula. .
-