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PICKERING
INFORMATION REPORT NO. 04-02
FOR PUBLIC INFORMATION MEETING OF
February 21. 2002
IN ACCORDANCE WITH THE PUBLIC 31EET1NG REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Regional Official Plan Amendment Application OPA 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A 25.01
First Simcha Shopping Centres Limited
(Metro East Trade Centre)
Part of Lot 18. Concession 1
Cita of Pickering
1.0 PROPERTY LOCATION ANI) DESCRIPTION
the METC property including the Wal-Mart store is approximately 19.6 hectares in
area, and is located at the north-east corner of Brock Road and Pickering Parkway
(see location map — Attachment =1):
the METC building is used as a weekend flea market and occasionally for specialized
short -terns sales and trade shows:
uses surrounding the \1ETC property are: lo\\-meditmt density residential
development to the east: the Home & Leisure Centre and the new Canadian Tire store
on the south side of Pickering Parkway: medium density residential development on
the west side of Brock Road; and a service station and Brockington Plaza to the north.
2.0 APPLICANT'S PROPOSAL.
First Simcha Shopping Centres Limited, owners of the \1ETC/Wal-Mart property, is
proposing to amend the Pickering Official Plan and zoning bylaw by:
• redesignating the \1ETC Wal -\tart property and surrounding lands including
Canadian Tire and the Pickering 1fome & Leisure Centre from Regional Node 2
to Special Purpose Commercial:
• deleting the trade centre and high density residential uses that are currently
permissible on the METC Wal-Mart property and surrounding lands, from the
new Special Purpose Commercial designation;
• adding the new Special Purpose Commercial designation and related policies to
the Mixed Use Area section of the Pickering Official Plan;
• increasing the maximum aggregate gross leasable floor area from 31,000 square
metres to 49,000 square metres for the METC Wal -\tart property: and
• amending the zoning by-law for the METC Wal -\tart property to implement the
proposed changes to the Official Plan:
a copy of the conceptual site plan is provided for reference (see Concept Plan —
Attachment 3);
a copy of the proposed amendment to the Pickering Official Plan is included as
Appendix I;
3.0 BACKGROUND
in September, 1997. the Region of Durham approved the Pickering Official Plan,
which designated the trade centre and surroundime lands as Regional .Node 2; within
the Regional Node 2 policies, the Region deferred (Deferral -1) the approval of major
retailers. supermarkets, department stores. and residential uses as permissible uses;
0 5 2 Information Report No. 04-02 Page 2
in June, 1998, the Region resolved Deferral 4 by approving the following permissible
uses within the Node:
• trade centre and hotels;
• special purpose commercial uses such as: large format retailers (including large
format food stores and large format discount department stores); retail
warehouses; membership clubs; themes and/or speciality retailers; automotive
uses; and ancillary retailing of other goods and services including restaurants;
• limited offices;
• community, cultural and recreational uses; and
• limited residential development at higher densities as an integral part of an overall
development scheme;
this decision of the Region was appealed to the Ontario Municipal Board;
in June, 1999, the Ontario Municipal Board further modified and approved
Deferral 4 by approving the permissible uses approved by the Region and by adding
floorspace and units size restrictions, as well as a definition of "large format discount
department store".
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the METC property and surrounding
lands as Regional Node 'a'; Regional nodes are to be developed in a manner that will
attract compatible uses, provide necessary transportation facilities, and incorporate
high quality designs and visual standards;
Node 'a' is to be developed for specialized uses such as trade centres and ancillary
facilities such as a hotel and complementary uses, including select special purpose
commercial uses, industrial uses, offices, research and data processing centres, and
limited residential development at higher densities;
Brock Road is designated as a Type A Arterial Road and as a Transit Spine in the
Regional Official Plan;
an application to amend the Regional Official Plan to redesignate the METC property
and surrounding lands, from Regional Node 'a' to a Living Area designation, to
permit the redevelopment of the property for large format and special purpose
commercial uses has been submitted;
3.2 Pickering Official Plan
Schedule I of the Pickering Official Plan — Land Use Structure designates the METC
property and surrounding lands as Regional Node 2; it is intended as a trade centre
and specialty retailing node serving a broad regional market; major retail uses may
also be permitted in a manner that is complementary to the Downtown Core;
residential uses may also be permitted;
- Policy 3.7 (c) of the Official Plan specifies that prior to zoning for significant retail
floor space, a retail impact study is required justifying to the City's satisfaction, in
consultation with the Region of Durham, that the addition of such floor space will not
adversely affect the planned function of the Downtown Core, the Community Nodes,
or other Main Central Areas in other municipalities of the Region;
Brock Road is designated as a Type A Arterial Road and Transit Spine in the
Pickering Official Plan: such a designation indicates that the road is designed to
accommodate large volumes of traffic at moderate to high speeds over relatively long
distances, and that a higher level of transit service is expected to be offered along
Brock Road;
a portion of the property is also within the Flood Plan Special Policy Area of
Schedule T!! — Resource Management of the Official Plan, this designation permits
development provided appropriate flood protection measures are instituted;
Information Report No. 04-02
Page 3 053
the subject property is situated within the Village East Neighbourhood which includes
Council -adopted development guidelines for Regional Node 2; such guidelines are
intended to guide the development or redevelopment of lands within the Node;
Policy 11.2 of the Official Plan indicates that Council shall ensure that any
development proposal complies with the adopted guidelines;
the applicant has submitted an application to amend the Pickering Official Plan to
delete the trade center use and redevelop the \IETC property with large format and
special purpose commercial uses, containing a maximum aggregate gross leasable
floor area of 49,000 square metres (see Appendix 1);
3.3 Compendium Document
- as noted above, the subject lands tall within a Detailed Review Area for which
Council has adopted the Regional Node 2 -- Development Guidelines;
- • the Guidelines provide direction on community design objectives relating to building
location and orientation. fenestration. massing. aesthetics, and exterior amenities;
there are detailed design elements for all of the lands north of Pickering Parkway such
as view corridors. primary driving aisles. access points. build -to zones, boundary
area. special design requirements. and other detailed design interests:
- the applicant has indicated that the proposed redevelopment of the N1ETC lands will
be consistent with the Guidelines:
3.4 Zoning By-law
- Zoning By-law 3036. as amended by fay -law 5522'99, zones the subject lands
"TC/(H-2)SPC" — Trade Centre Special Purpose Commercial, which permits trade
centre, office, large format and special purpose commercial uses;
an amendment to the zoning by-la\y is required to implement the applicant's proposal
to delete the trade centre as a permitted use. increase the maximum aggregate floor
area for all uses from 40.000 square metres to 49.23' square metres; and reduce the
minimum floor area for a food store from 6.000 square metres to 4,515 square metres;
other minor changes including parking standards and relief from building locations
are requested.
4.0 RESULTS OF CIRCULATION
4,1 Resident Comments
- no written resident comments have been received to date: however, several telephone
calls have been received expressing concerns \with current operational/maintenance
matters with the \'IETC property.
4.2 Agency Comments
Durham District School Board — has no objections to the proposal (see Attachment #3);
Veridian Connections — advises that the applicant must obtain specific approval of the
new electrical service arrangement that will be required 1 see :Attachment 4);
4.3 Staff Comments
4.3.1 Proposed Regional Plan .Amendment
staff must review the purpose and intent of Regional Nodes in the Regional Official
Plan and make a recommendation to the Region as to whether the proposed
Living Area designation for Regional Node 'a' is appropriate to implement the
applicant's proposal;
preliminary review finds that although large format and special purpose commercial
uses are generally intended to serve specialized needs. the market area is not always
regional in nature:
1) 5 4 Information Report No. 04-02 Page 4
- in contrast, a Regional Living Area designation can permit, through a Special Purpose
Commercial designation in the local Official Plan, other specialized retailing
opportunities serving occasional needs and requiring larger parcels of land;
- depending on the final outcome of the regional and local plan changes; Pickering may
be recommending site specific provisions in the Regional Official Plan to address
development of the former Regional Node 2 lands in their entirety or specifically for
the METC lands;
4.3.2 Proposed Pickering Plan Amendment
- staff is reviewing the required planning analysis submitted by the applicant that
provides the rationale for the proposed amendment; as well, several sub -issues have
been identified for review as follows;
(a) proposed deletion of the trade centre use
previous planning approvals had shifted focus of Regional Node 2 from
primarily Trade Centre function with ancillary special purpose commercial uses
to primarily large format and special purpose commercial uses;
the METC, even when operating at it original full size, failed to capture a strong
trade show business;
the current by-law requires retention of the METC floor area, but the trade centre
is primarily used on weekends for a flea market and the occasional specialized
short term sale or trade show;
elimination of the METC building will displace the flea market business;
the applicant's submitted planning analysis indicates that the METC is not
performing as intended, and concludes it is therefore appropriate to consider a
more efficient use of this portion of the property for other uses;
First Simcha is proposing to replace the METC floor area with new large format
retail uses;
although the METC may close in its present location, staff needs to assess
whether other opportunities can be provided elsewhere in the Node 2 lands that
could provide a similar function, prior to determing the appropriateness of
deleting the trade centre use;
(b) proposed increase in floor area for large format and special purpose commercial
uses
(c)
during the 1999 approvals for the METC lands, certain minimum unit and floor
area requirements were established;
the current proposal represents an increase of 18,792 square metres over the
amount of large format and special purpose commercial floor area permitted
under current the official plan and zoning floor area restrictions;
the applicant's submitted market study concludes that there is market support for
the proposed additional floor area and that it should be absorbed in the market in
a reasonable period of time without an undue risk of market impact on existing
and planned retail centres;
the City, in consultation with the Region, is retaining a consultant to peer review
the market study; with the exception of the minimum size for the food store use,
the proposal is not changing any of the other per unit minimum floor space sizes;
proposed reduction in required minimum floor area of the large format food
store
previous planning approvals for the METC property concluded that the
minimum floor area for a large format food store should be 6,000 square metres;
the minimum floor area requirement for the food store was based on the market
study submitted with the 1998 applications, the peer review of that market study,
and analysis undertaken of the work by the Region of Durham relating to
Amendment 28 to the Regional Official Plan that dealt with retail warehousing;
Information Report No. 04-02 Page 5 O 55
the applicant's market study submitted in conjunction with this current
application concludes that despite the reduced minimum floor area for the
proposed food store. the food store \gill surpass the draw of smaller and more
common 'neighbourhood servicing' supermarkets that are found throughout
Pickering:
as indicated above. a peer review of the market study is being undertaken with
an emphasis on the review of food. grocery store component; results from the
peer review are anticipated in April:
further review by staff is required to determine whether a reduction of the
minimum floor area for a food store floor area maintains the purpose and intent
of large format and special purpose commercial area. or \Vhether it is appropriate
to allow an exception for the reduced floor area food store:
(d) proposed elimination of the opportunity for high density residential use
through the 199- approval for the Pickering Official Plan and subsequent
development application. Genua Canada Investment Inc.. received approval for
high density development as part 01'a co-ordinated development concept;
subsequently, in 1998. Gentili Canada sold the \IETC property to First Simcha
Shopping Centre Inc.:
through caretld design. high density residential can be coordinated with large
format and special purpose commercial uses: however preliminary review of the
submitted concept plan show no protection of land for such purposes:
nevertheless. other Iando\\ hers ma' choose to take advantage of this permission:
further. the special purpose designation under the Regional Official Plan des not
typically permit residential uses despite its "parent" Living Area designation:
the appropriateness of deleting the permission for residential use from the
Official Plan requires further review:
(e) proposed content and form of draft amendment
consideration must be given to the unique mix of uses requested, and how they
can be permitted if recommended for approval under the framework of both the
Regional and local official plans:
preliminary review indicates an inconsistency between the applicant's proposals
to amend the Regional Official Plaut to Living .-area while amending the
Pickering Official Plan to special purpose commercial under the Mixed Used
Areas section of the Pickering Official Plan:
the Mixed Use Areas designation in the Pickering Official Plan corresponds to
the Central Area framework of the Regional Official Plan;
accordingly, staff must determine whether it is appropriate to include the Special
Purpose Commercial designation in the Nlixed Use Area section of the Pickering
Official Plan as suggested by the applicant. or create a new section in the
Official Plan to address special purpose commercial. or possibly to incorporate it
under the residential section of the Plan:
depending on the approach. technical revisions will be required to the form of
the amendment to implement the new designation:
4.3.3 Regional Node 2 Development Guidelines
the METC property and sunfounding lands are currently governed by the Regional
Node 2 Development Guidelines:
site plan approval was granted for earlier construction of the Wal-Mart store and
partial demolition of trade centre building on the basis of 0 'comprehensive
design/concept plan": this design concept plan complied with the Development
Guidelines;
the applicant has submitted a preliminary site plan for the entire property, as proposed
to be redeveloped by the current application (see Attachment -2):
Information Report No. 04-02
Page 6
preliminary review suggests several key structural elements of the design/concept plan
(including traffic aisles, pedestrian connections, and landscaped areas) are no longer
being complied with; therefore additional review of these discrepancies is required to
ascertain whether additonal zoning or new guidelines are required to address concems,
or whether these matters can be dealt with at the site plan approval stage;
- further, if the broader area is redesignated as requested from Regional Node 2 to a new
designation, staff will have to process technical amendments to change the name of the
Guidelines and references thereto;
4.3.4 Zoning
- based on the final recommended land use provisions, further review of the requested
zoning changes will be undertaken;
staff will also need to determine whether any conditions of approvals are required
prior to forwarding the implementing zoning bylaw;
in addition, the need for any additional zoning provisions to be added to control
development of these lands will be assessed;
4.3.5 Regional Official Plan Review (Commercial Policy Review)
the Region of Durham is currently undertaking a review of the commercial policies of
its official Plan;
- Regional staff is in the process of retaining a retail consultant to assist in this review;
the City will consider any available results from the commercial review in completing
our review of this proposal;
4.3.6 Transportation /Traffic Impacts
- the applicant has submitted a traffic study describing the changes in traffic anticipated
by the proposed redevelopment, impacts on level of service of existing intersections,
and recommended improvements are proposed;
- the study concludes that the proposed development can be supported by the current
transportation network, with the recommended modifications to the road network;
City and Regional staff are reviewing the traffic study;
- as part of the site plan review process, the City will be requesting an "on-site system
control analysis";
current areas of concern include the internal intersection to Wal-Mart just north of the
Pickering Parkway signal opposite Canadian Tire, and deletion of any main aisles or
pedestrian connections in previously approved site plans;
4.3.7 Technical Matters
- a stormwater management report addressing on site management controls during and
post construction will be required at the site plan stage;
- the stormwater report will also have to address the need for any special grading to
address flood plain issues;
revised site plan approval will be required;
5.0 PROCEDURAL INFORMATION
5.1 Official Plan Amendment Approval Authority
- the Region of Durham may exempt certain local official plan amendments from
Regional approval if such applications are determined to be locally significant, and do
not exhibit matters of Regional and / or Provincial interest;
- since this proposal also requires a Regional Official Plan Amendment, the local
official plan amendment is NOT exempt from Regional approval;
Information Report No. 04-02 Page 7 () 5 7
5.2 General
written comments regarding this proposal should he directed to the Planning &
Development Department:
oral comments may be made at the Public Infonnation \leeting:
all comments received will he 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;
if you wish to reserve the option to appeal Council's decision. you must provide
comments to the City before Council adopts any official plan amendment or zoning
by-law for this proposal;
- it' you wish to be notified of the decision of the Region of Durham with respect to the
proposed amendment to the official plan. you must make a written request to the
Commissioner of Planning, Region of Durham Planning Department
- if you wish to be notified of the adoption ()Ian official plan amendment or the passing
of a zoning by-law. you must make a written request to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix 1
- copy of the proposed Pickering Official Plan Amendment:
6.2 Appendix II
- those whose comment on the proposal were received at time of writing are listed;
6.3 Information Received
- the City of Pickering has received the following technical information/reports on the
proposed applications:
• a "Planning Report- dated October 2001. prepared by Armstrong Goldberg
Hunter;
• a "Metro East Trade Centre Traffic Study" dated October 2001, prepared by
1TRANS Consulting Inc.
a "Retail Market Opportunity & Impact Stud- dated December 2001, prepared
by the Climans Group Inc.; and
• full-scale copies of the applicant's submitted site plan:
all of the above information is available for viewing at the City of Pickering Planning
& Development Department;
- the applicant has withdrawn their original request to delete policy 3.7(v) of the
Official Plan restricting the occupancy of the food store on the property prior to
June 11, 2003.
Grant McGregor, MCIP, RPP
Principal Planner — Policy
G\1 CLR'sm
Attachments
Copy: Director, Planning & Development
LA
Catherine Rose
Manager. Policy
058
APPENDIX I TO
INFORMATION REPORT NO. 0
THE CORPORATION OF THE CITY OF PICKERING
OFFICIAL PLAN AMENDMENT NO.
DRAFT
Purpose: The purpose of the Amendment to the City of Pickering
Official Plan is as follows:
Location:
Basis:
To redesignate the lands outlined on Schedule 'A' of
this Amendment from "Regional Node 2" to "Special
Purpose Commercial";
2. To amend the maximum aggregate gross leasable
floor area for all permitted Special Purpose
Commercial uses from 31,000 square metres to
49,237 square metres;
3. Deleting the trade centre and residential uses as
permissible uses in the Special Purpose Commercial
area; and
4. By adding a Special Purpose Commercial designation
and related policies to the "Mixed Use Areas" section of
the Pickering Official Plan.
The Amendment Area includes three (3) sites extending
along the east side of Brock Road from Highway 401 in the
south to the northern limit of the Metro East Trade Centre
property, as shown on Schedule 'A' of this Amendment. The
Amendment Area is currently occupied with the Pickering
Home and Leisure Centre, a Canadian Tire Store, a Wal-
Mart Store and the recently reduced Metro East Trade
Centre building.
Approvals were granted to the Metro East Trade Centre site
in 1999 to permit a variety of retail and service commercial
uses, including Special Purpose Commercial uses. Various
aggregate and corimmercial unit floor space restrictions were
also approved.
The current owner of the Metro East Trade Centre site
wishes to remove the Trade Centre building and function,
and in its place, construct the whole site with a variety of
retail and service commercial uses at a density common for
DRAFT
Page 2
x)59
this form of land use. Absent the Trade Centre function,
there remains little if any planning justification for the
Regional Node designation in either the Region of Durham
or the City of Pickering Official Plans.
Therefore the owner of the Metro East Trade Centre site has
applied to both the Region and the City to amend their
respective Official Plans by removing the Regional Node
designation for this area and applying the Special Purpose
Commercial designation and policies to better reflect the
existing and proposed use for the Amendment Area.
The Amendment: Schedule Amendments
1. Schedule '1' is amended by deleting the "Regional Node
2" designation in it entirety and replacing it with a
"Special Purpose Commercial" designation, as shown
in Schedule 'A' of this Amendment, attached hereto.
Text Amendments
The "Regional Node" paragraphs preceding Section 3.7
are amended as follows:
2.1 With the exception of the first sentence, the first
paragraph is deleted in its entirety.
2.2 The third paragraph is deleted in its entirety.
3. Section 3.7 (b) is amended by deleting the words "or
Regional Node 2" after the words "Regional Node 1".
4. Delete Section 3.7 (c) and (d) in their entirety.
5. Delete in its entirety from Table 7, the Regional Node
Subcategory "Regional Node 2" and its related
Permissible Uses.
6. Add the following sentence to the end of the second
paragraph in the "Mixed Use Areas" Section:
"A Special Purpose Commercial" Area, in accordance
with Section 10.3.2 (c) of the Durham Region Official
Plan is provided to provide for retail uses, which are
complementary to the Downtown Core,"
('60
DR/AFT
Page 3
7. Table 4 is amended by adding the following to the
"Regional Plan Categorization" column:
"Section 10.3.2 (c) relating to Special Purpose
Commercial uses"
8. Table 4 is amended by adding the following to the
right of Amendment 7 referred to above, under the
"Pickering Plan Designation" column:
"Special Purpose Commercial areas"
9. In the paragraph following Table 4, delete the word
"and" after the words "Mixed Corridors," and add the
words "and Special Purpose Commercial Area" after
the words "Downtown Core".
10. Add the following as Section 3.6 (g), after Section 3.6
(f):
"(g)
within the Special Purpose Commercial
area,
(1)
prior to zoning for significant retail
floor space, shall require the
submission of a retail impact
study justifying, to the City's
satisfaction, in consultation with
the Region of Durham, that the
addition of such floor space will
not adversely affect the planned
function of the Downtown Core,
the Community Nodes, and
nearby Main Central Areas in
other municipalities in the
Region;
(ii) for lands north of Pickering
Parkway, shall establish a
minimum gross leasable floor
area of 500 square metres for
any permitted individual retail
unit, except that up to an
aggregate of 1,400 square
metres of gross leasable floor
Page 4
061
DRAFT
area may be devoted for any
permitted individual retail unit of
less than 500 square metres of
gross leasable floor area, but not
less than 300 square metres of
gross leasable floor area;
(iii) for lands north of Pickering
Parkway, shall establish a
maximum aggregate gross
leasable floor area of 49,000
square metres for Special
Purpose Commercial uses
permitted by Table 5;
(iv) shall not permit an enclosed
shopping centre of pedestrian
mall;
(v) shall not permit occupancy of any
type of food store with a gross
leasable floor area greater than
700 square metres prior to June
11, 2003: and
(d) for the purposes of Table 5, shall define
"large format discount stores" to include a
discount department store as defined by
Statistics Canada. such as but not
limited to Zellers and Wal-Mart,
engaged in general merchandising of a
wide range of commodities and services
which may include but is not limited to
apparel, hardware and household
goods, garden supplies, automotive
supplies, leisure, pet and drugs items
and toys, but shall not include a major
department store as defined by
Statistics Canada, such as but not
limited to Eatons, Sears and The Bay."
11. Table 5 is amended by adding after the
Downtown Core column, the following:
"Special Purpose hotels;
Commercial
062
Implementation:
Interpretation:
Page 5
DRAFT
Special Purpose Commercial
uses such as: large format
retailers (including large format
discount stores); food stores;
retail warehouses; membership
clubs; theme and/or specialty
retailers; automotive uses; and,
ancillary retailing of other goods
and services including
restaurants;
Limited offices;
Community, cultural and
recreational uses."
The provisions set forth in the City of Pickering Official Plan,
as amended, regarding the implementation of the Plan shall
apply in regard to this Amendment.
The provisions set forth in the City of Pickering Official Plan,
as amended, regarding the interpretation of the Plan shall
apply in regard to this Amendment.
DR F -1 -
From
-T -
From "Regional Node 2"
to "Special Purpose
Commercial"
BE
SPECIAL
MERCIAL PURPOSE
11Fl:li1.441 '1
LAND I'SE tii'Ril11 DNB
F=1
SCHEDULE 'A' TO AMENDMENT NO. _
TO THE PICKERING OFFICIAL PLAN
AMENOMENt RASA
(163
()64
APPENDIX II TO
INFORMATION REPORT NO. 04-02
COMMENTING RESIDENTS AND LANDOWNERS
(1) None received to date
COMMENTING AGENCIES
(1) The Durham District School Board
(2) Veridan Connections
COMMENTING CITY DEPARTMENTS
(1) Planning & Development
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DATE FEB. 12, 2002
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Facilities Services
4r1r` Ta_intc') Road East
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epi ooe: !9051 b66-5500
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ATTACHMENT# 3 TO
INFORMATION REPORT# (i'i - ()
February 5. 2002
The Corporation of the City of Pickering
Planning Department
Pickering Civic Complex
One The Esplanade •
Pickering. Ontario
LIV 6K7
Attn. Mr. Grant McGregor
Dear Mr. McGregor.
RE:
Regional Official Plan Amendment Application OPA 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Applications A 25/01
First Simcha Shopping Centres Limited
Part of Lot 18, Concessions 1
(Metro East Trade Centre)
City of Pickering
Staff have reviewed the inlbrmation on the above noted and. under the mandate of
the Durham District School Board. have no objections.
Yours truly.
Christine Nancekivell,
Planner •
I. ;PL G OP VROPA 0-0(81) Piekcnng
t)f
FEB -07-2002 THU 03:13 PM VERIDIAN
FAX NO, 905 519 0210 P. 03/03
ATTACHMENT# TO
INFORMATION REPORT# 4 --a
VERI:,[:►IAN CONNECTIONS
DEVELaPMENT APPLICATION REVIEW
PROJECT NAME; First Simi ha Shopping Centres Ltd.
ADDRESS/PLAN: Metro Eaa. Trade Centre — Part of Lot 18, Concession 1
MUNICIPALITY:
•ICMINIMs
Pickering .
oaar
REF. NO.: Zoning By-LawArne,rilment SUBMISSION DATE: January 30, 2002
Application A 25/01
Other:
Veridian Connections has no c i:tcems with the zoning amendment of this property.
The applicant must make cI root application to the corporation to obtain specific approval of the new
electrical service arrangetnel ea that will be required as a result of this zoning amendment.
Technical Representative: Don Barnett
Telephone 427-9870 Ext. 3253