HomeMy WebLinkAboutInformation Report 01-11cial Information Report
ReportNumber: 01-11
DICKERING For Public In
Meeting of
Date: January 4, 2011
01
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA
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
Information Report No. 01-11
02
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
Page 3
03
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 the treatment
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
4.0
4.1
4.2
4.3
Results of Circulation
Resident Comments
• none received to date
Agency Comments
Page 4
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
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
Information Report No. 01-11
Page 5
05
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 Prianio 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 Page 6
U
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.
hi cJ Q U--CL,t4--'
Deborah Wylie, MCIP, RPP
Senior Planner - Policy
DW:ld
Attachments
Copy: Director, Planning & Development
��nn VOCAt-t-0-X0
Marg Wouters, MCIP, RPP
Manager, Development Review
& Urban Design
Appendix No. I to
Information Report No. 01-11
07
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
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City of Pickering
Planning & Development Department
PROPERTYDESCRIPTIONPart40R-20443,
OWNER Pickering Brock Centre Inc.
DATE Sept9,2010
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DURHAM
REGION
The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4' FLOOR
PO BOX 623
WHITBY ON L1N6A3
CANADA
905-668-7711
Fax: 905-666-6208
Email: planning'eldurham.ca
October 14, 2010
Deborah Wylie, Senior Planner- Policy
Planning & Development Department
City of Pickering
One The Esplanade
Pickering ON L1 V 6K7
Dear Ms. Wylie:
RECEIVED
OCT 1 5 2010
RJiNG
p"NNIOG & DEVELOPPMENT
DEPARTMENT
Re: Zoning Amendment Application A07/10
Applicant: Pickering Brock Centre Inc.
Location: 1755 & 1805 Pickering Parkway, 1856 —1842 Notion
Road
South Part of Lot 17 &18, Concession 1
Municipality: City of Pickering
The Regional Municipality of Durham (The Region) has reviewed the above
noted application and offers the following comments for your consideration.
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
"Service Excellence
for our Communities"
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 ROA 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 Bid 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.
Ioov. Post Consumer
ATTAO?'U 211
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.
Regional 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, if
NI 4
'?;9r 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
Ministry of Transportation
Central Region
Corridor Management Section
70 Floor. Bldg, D
1201 Wilson Avenue
Downsview, ON M3M /J8
Tel.: 416.235•
Fax.: 416-235-4267
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Minist6ro dos Transports
R6glon du Centre
section do station des couloirs routiam
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1201, avenue Wilson
Downsview, ON M3M Us
T61.: 416.235
T616c.: 416.2354267
Deborah Wylie, Senior Planner
Planning and Development Department
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1V 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:
Ontario
September 22, 2010
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 andlor servicing, stormwater management pond access roadway, etc.) must be
setback a minimum of 14 metres from the Highway 401 right -df -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 Mangement Facilities,, such as the stormwater 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. All Plans should Beady show the Highway 401
1 4 ATTR.C; AV`N I
IPdF01t;�r;fi7'�°d s'v�r �(i><.v,
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,
Graham D. Routledge
(416) 235-4256
Corridor Management Technician
INFUt;i49r5''Cidi=
November 2nd, 2010
City of Pickering
Planning & Development Department
One The Esplanade
Pickering, Ontario, Canada
L1 V 6K7
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.
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 cDtownofaiax.com
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PICKERING 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.
20
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.
Sustainability 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
No specific comments.
Site Servicing Plan by Sernas Associates, dated March 2009, Revised March 2010
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/Imc
November 2, 2010 Page 2
Zoning By-law Amendment Application A07/10
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a
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
ENGINEERING SERVICES DIVISION
MEMORANDUM
September 30, 2010
To: Richard Holborn, P. Eng.
Division Head, Engineering Services
From: Site Plan Review Committee
Engineering Services and Operations & Facilities
Subject: Application for Zoning By-law Amendment A07/10 — 15t Submission
Pickering — Brock Centre Inc.
1755-1805 Pickering Parkway
City of Pickering
The site plan review committee with representatives from both Engineering Services
and Operations & Facilities Divisions, have met to review the above noted request and
provide the following comments.
General Comments
1. There are no comments at this time for the zoning amendment.
SB:sb
Copy: Supervisor, Engineering & Capital Works
i
To: Deborah Wylie
Senior Planner - Policy
From: Dhaval Pandya, M.Eng.
Coordinator, Transportation Engineering
Copy: Division Head, Engineering Services
Supervisor, Engineering & Capital Works
MEMO
November 12, 2010
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
IFl i
(ii) Provide internal traffic circulation plan for the proposed development including
directional arrows and signs (if any) indicating traffic 2 3
(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-law Amendment Application A 07/10
To: Deborah Wylie
Senior Planner - Policy
From: Marilee Gadzovski
Senior Water Resources & Environmental Engineer
Copy: Division Head, Engineering Services
Manager, Development Control
Subject: Zoning By -Law Amendment Application A07/10
Pickering Brock Centre
1755 & 1805 Pickering Pkwy & 1842-1856 Notion Road
City of Pickering
File: 0-4030
MEMO
November 18, 2010
I have reviewed the submissions for the above -noted zoning by-law application and offer the
following comments:
Given the development will be displacing approximately 12,000 m3 of flood storage during
the Regional Storm, TRCA must approve the recommended approach to provide the
equivalent flood storage prior to site plan stage as this could affect the design of the
development. TRCA should also confirm if the SWM criteria is still valid for the site.
2. Please resubmit an updated stormwater management report at the site plan stage that
addresses the following items:
The site servicing design should include roof runoff to infiltration trenches and/or
pervious pipes with overflows to the storm sewer (per TRCA LID Manual).
As well, please ensure that the inlet of the stormwater pond is located as far from the
outlet as possible in order to avoid short-circuiting, please include forebay berming to
distinguish between the forebay and the main cell of the pond. The current design does
not satisfactorily meet the MOE criteria.
Please provide hydrogeological information and the geotechnical requirements for any
proposed pond liner in the SWM pond design and ensure that they are included in the
SWM report.
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