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HomeMy WebLinkAboutPLN 20-23Report to Planning & Development Committee Report Number: PLN 20-23 Date: June 5, 2023 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment Application A 03/16 Pickering Islamic Centre 2065 and 2071 Brock Road Recommendation: 1. That Zoning By-law Amendment Application A 03/16, submitted by Pickering Islamic Centre, to permit a place of worship and a private school, and to facilitate the construction of a three-storey addition, on the lands municipally known as 2065 and 2071 Brock Road be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 20-23, be finalized and forwarded to Council for enactment; and 2. That Council direct staff to prepare a non-exclusive licence agreement with the Pickering Islamic Centre to allow the use of the Brock Ridge Community Park parking areas for overflow parking, the terms of such license agreement to be negotiated and brought to Council for approval. Executive Summary: The subject lands comprise two separate properties located on the east side of Brock Road, north of Usman Road and south of Jade Street (see Location Map, Attachment #1). Pickering Islamic Centre has submitted an application for Zoning By-law Amendment to recognize the existing place of worship use, and to permit a private school use. The purpose of the application is to facilitate the construction of a three-storey, 3,162 square metre addition on the north side of the existing building. A two-level parking deck is also proposed at the site’s northeast corner (see Site Plan – Proposed Addition & Parking Deck, Attachment #3). The three-storey addition will be used to expand the private school that currently operates within the existing building. A total of 131 parking spaces are proposed to support the development. The timeline for constructing the addition and parking deck is currently undetermined. As such, in the interim, Pickering Islamic Centre is proposing to configure a new parking layout on the northerly parcel, and site three temporary classroom portables on the lands (see Site Plan – Proposed Portables & New Parking Layout, Attachment #7). A total of 117 parking spaces will be provided. In support of the proposed development, the applicant has submitted an updated Traffic Impact & Parking Study, prepared by Trans-Plan Transportation Inc., dated September 6, 2022. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 2 Pickering Islamic Centre To understand the existing traffic conditions, Trans-Plan conducted a survey on Friday, June 24, 2022, to record the number of vehicles that entered and exited the site throughout the day; the number of vehicles that dropped-off/picked-up students from school; and the number of vehicles that parked off-site and walked to the Centre. The study found that the peak auto trip generation for the site occurs during the mid-day peak hour, during Friday afternoon prayers. The total number of two-way trips generated by the site during the mid-day peak hour is 381. Based on the proposal to construct a three-storey addition to expand the private school operation, Trans-Plan expect that the peak auto trip generation for the site will occur during the evening peak hour, wherein prayers occur at 3:15 pm and school departure occurs at 3:30 pm. The total number of two-way trips expected to be generated by the site during the evening peak hour is 430. Trans-Plan have recommended signal timing improvements for the intersections of Brock Road and Major Oaks Road, and Brock Road and Finch Avenue, in order to accommodate the increased traffic. Brock Road is under the jurisdiction of the Region of Durham. The Region of Durham Works Department has reviewed the updated Traffic Impact Study and have advised that their comments have been adequately addressed. The Region has no further comments on the study. Additionally, the Region of Durham intends to widen Brock Road from four to six lanes, with the outer lanes operating as High Occupancy Vehicle (HOV) and bus rapid transit (BRT) lanes. The widening of Brock Road is expected to occur in 2026. The proposed parking supply of 117 spaces based on the interim configuration, and the proposed ultimate parking supply of 131 spaces with the future parking structure, is an oversupply of on-site parking to accommodate the daily parking demands of the place of worship and private school. However, during Friday afternoon prayers and special occasions, the on-site parking supply is insufficient. Trans-Plan has stated that it is unlikely that the subject lands can accommodate the parking demand within the limits of the property. To address the parking deficiency that occurs on-site during peak hours, Trans-Plan is proposing that additional parking be accommodated off-site at the Brock Ridge Community Park, Pickering Community Baptist Church, and on residential streets (including Usman Road, Saffron Drive, Sunflower Road, Jade Street, Magenta Road and Rayleen Crescent). The Pickering Islamic Centre has signed a letter of intent with Pickering Community Baptist Church to use their parking area. In addition, the Pickering Islamic Centre has requested to enter into a license agreement with the City to formalize the use of the Brock Ridge Community Park parking area. The City appreciates Pickering Islamic Centre exploring opportunities to secure off-site parking at the Pickering Community Baptist Church and the Brock Ridge Community Park. However, these off-site parking areas are non-exclusive, and the total supply of parking at the Baptist Church and Brock Ridge Community Park may not always be available for use by Pickering Islamic Centre. To alleviate this issue, staff are recommending that Pickering Islamic Centre secure lease arrangements with other neighbouring landowners in the immediate area to secure a more reliable parking supply, or alternatively, strongly consider increasing the supply of on-site parking by constructing a full two or three-storey parking deck on-site. In order to PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 3 Pickering Islamic Centre ensure Pickering Islamic Centre secures additional parking on or off-site, the implementing zoning by-law, attached as Appendix I to this report, includes an overflow parking requirement. The provision states that, in addition to the minimum parking requirements set out in the By-law, a minimum of 150 additional parking spaces must be provided on the subject lands, or may be provided on another lot where a legal easement or agreement exists. An application to amend the existing site plan agreement will be required to configure the new parking layout and install the temporary portables. When the Pickering Islamic Centre is ready to construct the addition and parking deck, an application for site plan approval will be required. Through the site plan approval process, detailed design issues will be dealt with, including matters such as, but not limited to: pedestrian circulation and connections; drainage and grading; and construction management. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background 1.1 Property Description The subject lands are located on the east side of Brock Road, north of Usman Road and south of Jade Street, municipally known as 2065 and 2071 Brock Road (see Location Map, Attachment #1). The subject lands comprise two parcels, and have a combined area of approximately 0.72 of a hectare with frontages along Brock Road, Usman Road and Jade Street. A two-storey, 1,723 square metre building, containing a place of worship, and having vehicular access onto Usman Road, occupies the southerly parcel (2065 Brock Road). The northerly parcel (2071 Brock Road) has vehicular access onto Brock Road and contains a court/play area. The northerly parcel also accommodates overflow parking. The surrounding land uses are as follows (see Air Photo Map, Attachment #2): North: To the north are townhouse dwellings. Further north, at the northeast corner of the intersection of Brock Road and Usman Road, is the Pickering Community Baptist Church. South: On the lands to the south, Brock Road Duffins Forest Inc. submitted applications for Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to facilitate a high-density residential development. The proposal includes a 20-storey building containing 328 residential units, 10 townhouse units and 34 back-to-back townhouse units. On April 26, 2023, Council refused these applications. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 4 Pickering Islamic Centre East: To the east, across Usman Road, is Usman Park and townhouse dwellings. West: To the west, across Brock Road, are detached dwellings. To the south of the detached dwellings is Brock Ridge Community Park. 1.2 Applicant’s Proposal 1.2.1 Proposed Addition and Parking Deck Pickering Islamic Centre has applied for a Zoning By-law Amendment to recognize the existing place of worship use, and to permit a private school use. The purpose of the application is to facilitate the construction of a three-storey, 3,162 square metre addition on the north side of the existing building. A two-level parking deck is also proposed at the site’s northeast corner (see Site Plan – Proposed Addition & Parking Deck, Attachment #3, and Elevations, Attachments #4, #5 and #6). The three-storey addition will be used to expand the private school that currently operates within the existing building. The school is designed to accommodate 250 students and 26 staff members across 21 classrooms. Additional space is proposed for a gymnasium, library, kitchen, staff room, and administrative offices. The existing place of worship will continue to accommodate a seating capacity of 249 people. A fenced children’s play area for kindergarten students is proposed at the northeast corner of the addition. The applicant has also indicated that 1,345 square metres of the parking area (shaded in green on the Site Plan, Attachment #3) will be closed off during school hours from Monday to Thursday to be used for outdoor amenity space for the students. A total of 131 parking spaces are proposed to support the development. A total of 91 parking spaces will be provided at grade and 40 spaces will be provided on the second level of the parking deck. A total of 10 bicycle parking spaces are proposed on the east side of the existing building. The proposed addition and parking structure will be subject to a future site plan approval application. 1.2.2 Proposed Portables and New Parking Layout The timeline for constructing the addition and parking deck is currently undetermined. As such, in the interim, Pickering Islamic Centre is proposing to configure a new parking layout on the northerly parcel, and site three temporary classroom portables in the existing court/play area (see Site Plan – Proposed Portables & New Parking Layout, Attachment #7). The private school that currently operates within the existing building accommodates 73 students and 10 staff members across 2 classrooms. With the addition of the 3 portables, a total of 5 classrooms will be provided. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 5 Pickering Islamic Centre A total of 117 parking spaces will be provided on the subject lands, including 58 new spaces on the northern parcel and 59 existing spaces on the southern parcel. An application to amend the existing site plan agreement will be required to configure the new parking layout and install the temporary portables. A pre-consultation meeting between Pickering Islamic Centre, City staff and external agencies was held in February 2023 to discuss the submission requirements for a site plan approval application. To date, an application for site plan approval has not been submitted. However, the applicant submitted building permit applications for the portables in March 2023. Building permits for the portables will not be issued until the applicant receives approval of this rezoning application, and applies for, and obtains, site plan approval. 2. Comments Received 2.1 October 2, 2017, Statutory Public Meeting and Written Comments A statutory public meeting was held on October 2, 2017. No area residents spoke at the meeting. Comments/questions raised by members of the Planning & Development Committee at the meeting related to: • potential conflicts with traffic and parking between the place of worship and the private school; • questions regarding the number and age of students that would be attending the private school; • the importance of providing proper signage on site to ensure good pedestrian and vehicle traffic flows; • ensuring the site has sufficient parking to accommodate the proposed uses; and • questioned the Region of Durham’s plans for constructing a centre median on Brock Road and requested staff to look into the timing of this to ensure safe exits from the property. 2.1.1 Letter from Kindwin (Brock) Development Corporation Before the public meeting, the City received a letter from Kindwin (Brock) Development Corporation, who is the developer of the subdivision surrounding the Pickering Islamic Centre. Kindwin’s letter makes reference to a 2003 Ontario Municipal Board (OMB) Decision and a Site Plan Agreement registered on title in 2003 for the Pickering Islamic Centre. The OMB Decision and Site Plan Agreement state that the Pickering Islamic Centre agrees to pay its share of the cost of the land and the construction of Usman Road, which was constructed by Kindwin. In addition, Pickering Islamic Centre agrees to pay its share of the cost of the stormwater management facilities, including storm sewer, that was constructed by Kindwin to service the Pickering Islamic Centre property and surrounding lands. Kindwin has provided calculations to quantify the amount of payment due by the Pickering Islamic Centre to Kindwin for the construction of these facilities. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 6 Pickering Islamic Centre 2.2 Agency Comments 2.2.1 Region of Durham • no concerns with the proposal; • the Regional Works Department has reviewed the updated Traffic Impact Study, prepared by Trans-Plan Transportation Inc., dated September 6, 2022, which has addressed the technical comments previously provided to the applicant, and the Region has no further comments on the study; • the applicant must submit a Stage 1 Archaeological Assessment for the Region’s review; • the applicant must submit a Site Screening Questionnaire for the Region’s review; • if any potential site contamination is found, the applicant must submit a Record of Site Condition for the Region’s review; • the applicant must implement any recommendations of the submitted noise study through a future site plan agreement, to the satisfaction of the Region; and • a 2.5 to 7.5 metre road widening along the entire frontage of Brock Road must be provided to the Region, free and clear of any encumbrances, through any future application for site plan approval. 2.3 Comments from City Departments 2.3.1 Engineering Services • the applicant may be required to enter into a Development Agreement with the City for all off-site works; • utility relocations will be the applicant’s responsibility and at their expense; and • the applicant will be required to pay their proportionate share of the construction of Usman Road, the construction of storm sewer services from Usman Road, the construction of the stormwater management pond, and any other costs related to the construction of roads and services from which this property benefits. 3. Planning Analysis 3.1 The proposal conforms to the Durham Regional Official Plan The Durham Regional Official Plan (DROP) designates the subject lands as “Living Areas” in the Urban System, with a “Regional Corridor” overlay along Brock Road. The Living Areas designation permits a range of uses, including residential, commercial, office, and cultural and community facilities (including schools, religious assemblies and daycare centres). The DROP states that cultural and community facilities should be directed to locations that are visible and accessible to residential uses, and preferably within walking distance, or in close proximity, to existing and future transit routes. The Pickering Islamic Centre is visible and accessible to a number of residential areas located on the west and east sides of Brock Road. In addition, the subject lands are within walking distance (no more than a 3-minute walk) of multiple bus stops along Brock Road. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 7 Pickering Islamic Centre The proposal to permit a private school and to recognize the existing place of worship on the subject lands conforms to the policies within the Durham Regional Official Plan. 3.2 The proposal conforms to the Pickering Official Plan The Pickering Official Plan designates the subject lands as “Urban Residential Areas – Medium Density Areas”. This designation primarily permits residential and community, cultural and recreational uses. The proposed private school and existing place of worship are permitted uses within the Urban Residential Areas designation. The proposal conforms to the Pickering Official Plan. 3.3 The proposal conforms to the urban design objectives of the Duffins Precinct Development Guidelines The Duffins Precinct Development Guidelines provide design direction to ensure a cohesive neighbourhood character. Design objectives within the guidelines include, but are not limited to: • community and cultural facilities creating focal points within the Precinct through building siting and architectural design; • building form adjacent to Brock Road that is sensitive to the potential impacts of the road, but does not turn its back on it; and • streetscape and architectural designs that are aesthetically pleasing, diverse, encourage social interaction within a neighbourhood, and support safe environments. The guidelines recommend that a three to five-storey building be located along the Brock Road frontage to provide a greater building massing along the street edge. In addition, the guidelines require the building to be sited at the corner of the intersection of Brock Road and Usman Road to establish a strong building presence along Brock Road and to frame entry points into the Precinct. The proposed three-storey addition will complement the massing of the existing building, and reinforce a strong street-edge along Brock Road. Through the site plan approval process, staff will continue to work with Pickering Islamic Centre to further enhance the building and site design. In addition, as part of the site plan approval process, the architectural drawings will be reviewed by the City’s Urban Design Review Consultant. 3.4 The recommendations in the applicant’s submitted Traffic Impact & Parking Study are deemed acceptable In support of the rezoning application, the applicant has submitted an updated Traffic Impact & Parking Study, prepared by Trans-Plan Transportation Inc., dated September 6, 2022. The study investigated the traffic conditions on the surrounding road network based on both the current operations of the site and the proposed addition. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 8 Pickering Islamic Centre 3.4.1 Traffic conditions based on the current operations of the site As noted above, the existing place of worship accommodates a seating capacity of 249 people. Prayers are held throughout the week and occur three times per day, typically around 2:00 pm, 3:15 pm and 4:30 pm (prayer times can change based on the time of year and daylight savings time). Friday afternoon prayers (held around 2:00 pm in the spring months) typically have the most attendees visiting the Centre, with approximately 600 patrons in attendance. Additionally, the existing private school accommodates 73 students and 10 staff members. The school is operational on weekdays between 8:00 am and 3:30 pm. Additional classes for students (such as Evening Qur'an School, and Girls and Boys Religious School) are held in the evening during the weekday, and on the weekend. Trans-Plan conducted a survey on Friday, June 24, 2022, to record the number of vehicles that entered and exited the site throughout the day; the number of patrons that entered the building; the number of vehicles that dropped-off/picked-up students from school; and the number of vehicles that parked off-site and patrons walked to the Centre. The following is a summary of the site’s existing peak auto trip generation: Peak Hour Number of Attendees Number of Inbound Trips Number of Outbound Trips Total Number of Trips Morning Peak Hour (8:00 am School Arrival) 73 students 31 34 65 Mid-Day Peak Hour (2:00 pm Prayers) 603 patrons* 316 65 381 Evening Peak Hour (3:15 pm Prayers & 3:30 pm School Departure) 422 patrons* 63 123 186 Evening Peak Hour (4:30 pm Prayers) 357 patrons* 67 131 198 *Includes those who parked off-site and walked to the Centre. 3.4.2 Traffic conditions based on the proposed addition The proposed addition will be used to expand the private school only. As such, the place of worship will maintain a seating capacity of 249 people after the addition is complete. Considering this, Trans-Plan has stated that the trips generated from the place of worship are expected to be similar to the existing trip generation. The study notes that the number of students for the private school is expected to increase from 73 to about 250 in the next five to ten year horizon. To accommodate this growth, the number of school staff is expected to increase from 10 to about 26. The school is expected to generate approximately 223 trips during the weekday at school arrival time and 244 trips at school departure time. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 9 Pickering Islamic Centre The following is a summary of the expected peak auto trip generation, which includes both the place of worship and school uses: Peak Hour Number of Inbound Trips Number of Outbound Trips Total Number of Trips Morning Peak Hour (8:00 am School Arrival) 108 115 223 Mid-Day Peak Hour (2:00 pm Prayers) 316 65 381 Evening Peak Hour (3:15 pm Prayers & 3:30 pm School Departure) 185 245 430* Evening Peak Hour (4:30 pm Prayers) No information for the Evening Peak Hour (4:30 pm Prayers) was provided. *Includes trips associated with both the private school and the place of worship. 3.4.3 Recommended Signal Timing Improvements Trans-Plan completed a capacity and queuing analysis for intersections in the surrounding area, to determine if adjustments to signal timing were necessary to accommodate existing and future traffic volumes during peak hours. The following intersections were analyzed: • Brock Road and Dellbrook Avenue; • Brock Road and Major Oaks Road; • Brock Road Site Access; • Usman Road Site Access; • Brock Road and Usman Road (South); and • Brock Road and Finch Avenue. Under existing conditions, the intersections of Brock Road and Dellbrook Avenue, Brock Road and Usman Road (South), and the site accesses at Brock Road and Usman Road operate at acceptable levels during all weekday peak hours, with delays ranging between 13 and 20 seconds. Under future conditions, these intersections are expected to continue operating at similar levels during all weekday peak hours, with delays of up to 20 seconds. Vehicle queuing for these intersections is expected to be contained within the available lane lengths. The study concludes that no adjustments to signal timing are required for these intersections to accommodate existing and future traffic volumes during peak hours. Under existing conditions, the intersection of Brock Road and Major Oaks Road operates at acceptable levels during all weekday peak hours, with delays of up to 13 seconds. Under future conditions and with signal timing adjustments, the intersection is expected to continue operating at acceptable levels during all weekday peak hours, with delays of up to 20 seconds. Vehicle queuing is expected to be contained within the available lane PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 10 Pickering Islamic Centre lengths, except for the northbound left turn lane during the weekday evening peak hour. Additional queuing is available in the centre lane. The study recommends the following signal timing improvements for the intersection of Brock Road and Major Oaks Road: • during the weekday morning peak hour, provide an advanced green for the northbound left turn lane; and • during the weekday mid-day and evening peak hours, increase the green signal timing for east and westbound lanes. Under existing conditions, the intersection of Brock Road and Finch Avenue operates at acceptable levels during all weekday peak hours with delays of up to 17 seconds for north and southbound lanes. East and westbound lanes experience delays of up to 47 seconds. Under future conditions, this intersection is expected to be affected by traffic from the Pickering Islamic Centre and other surrounding properties as they are developed. Area-wide improvements will be required to accommodate future growth, including widening Brock Road to six lanes, which is planned for 2026. Over the shorter term, with signal timing adjustments, the intersection is expected to continue operating at acceptable levels during all weekday peak hours. Vehicle queuing is expected to be contained within the available lane lengths, except for the northbound left turn lane during the weekday evening peak hour. Additional queuing is available in the taper lane. The study recommends the following signal timing improvements for the intersection of Brock Road and Finch Avenue: • during the weekday morning peak hour, increase the green signal timing for north and southbound lanes; and • during the weekday evening peak hour, increase the green signal timing for east and westbound lanes and increase the advanced green signal timing for the northbound left turn lane. Brock Road is under the jurisdiction of the Region of Durham and is designated Type A arterial road under the Pickering Official Plan. Type A arterial roads are the highest order arterial road and are designed to carry large volumes of traffic at moderate to high speeds over relatively long distances. Additionally, Brock Road is a designated Transit Spine under the Pickering Official Plan, which shall provide a higher level of transit service. As noted above, the Region of Durham intends to widen Brock Road from four to six lanes, with the outer lanes operating as High Occupancy Vehicle (HOV) and bus rapid transit (BRT) lanes for high-frequency transit service. The Region has indicated that through any future site plan approval application, the applicant will be required to convey land to the Region for a road widening across the entire Brock Road frontage, ranging between 2.5 and 7.5 metres. The widening of Brock Road is expected to occur in 2026. The Region of Durham Works Department has advised that the technical comments previously provided to the applicant have been adequately addressed through the updated Traffic Impact Study. The Region has no further comments on the study. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 11 Pickering Islamic Centre 3.4.4 A pedestrian crossing will be provided at Brock Road and Usman Road (South) On February 22, 2021, City Council adopted Resolution #533/21, which requested: 1. That the Region of Durham consider the expedited approval, and installation, of full traffic and pedestrian signals at the intersection of Brock Road and Usman Road (South), in place of the existing left-in, right-in and right-out only access; 2. That the installation of signals be completed before the beginning of construction of the new development, to address construction traffic from having to drive through the existing neighbourhood; and 3. That a copy of this motion be sent to the Region of Durham Commissioner of Works and Chair of the Works Committee. Through a letter dated September 9, 2022, to the City Clerk, the Region of Durham Works Department provided a response to Council Resolution #533/21. The Region outlined that they assessed whether a full traffic control signal was warranted at the intersection based on criteria prescribed in the Ontario Traffic Manual (OTM Book 12). The Region conducted a review the Brock Road and Usman Road (South) intersection for a dedicated pedestrian signal. An 8-hour pedestrian count was conducted on Friday, April 8, 2022, during Ramadan prayer times, recording a total of 264 pedestrian crossings. Based on the number of pedestrian counts recorded, a controlled pedestrian crossing (mid-block of intersection pedestrian signal) is warranted according to criteria prescribed in the Ontario Traffic Manual (OTM Book 15). Based on the outcome of this study, and the feasibility of a controlled crossing at this location, the Region determined that a half-signal design was preferred to accommodate existing pedestrian crossings, while not adversely impacting traffic progression on Brock Road. The current turning movement restrictions would remain in place, and a pedestrian crossing would be installed on the south approach. Pedestrian push buttons would activate the traffic signal, and permit pedestrians to cross Brock Road simultaneously with the southbound left turn movement. All other traffic and pedestrian crossings would be prohibited during this phase. Outside of this phase, traffic would continue to operate as it does today. The Region has outlined they have allocated a budget in 2023, subject to Regional Council approval, to move forward with this construction and installation in 2024. 3.5 Parking for peak hours will be accommodated on and off-site Parking ratios for the site are proposed at 1 space per 4-person capacity for the place of worship; 1 space for each staff member of the private school; and 1 space per 10 students of the private school. These ratios are based on the minimum parking standards set out in Zoning By-law 3036, which governs these lands. Trans-Plan conducted a survey on Friday, June 24, 2022, to record the number of spaces occupied on-site throughout the day, including any spillover parking that occurred on adjacent streets or properties. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 12 Pickering Islamic Centre The peak demand for parking occurred during the mid-day peak hour (2:00 pm prayer), wherein 381 parking spaces were occupied. The following is a breakdown of the parking demand on and off-site during the mid-day peak hour: • 190 vehicles parked on-site, including within the parking area on the southerly parcel and the spillover parking area on the northerly parcel; • 160 vehicles parked on residential streets, including within the subdivision to the north and east surrounding the Centre, and along Rayleen Crescent on the west side of Brock Road; • 18 vehicles parked at the Brock Ridge Community Park parking lot, located on the west side of Brock Road; and • 13 vehicles parked at the Pickering Community Baptist Church parking lot, located at the northeast corner of the intersection of Usman Road and Major Oaks Road. 3.5.1 Parking calculations Based on the interim proposal to configure a new parking layout on the northerly parcel and install three temporary portables on site, the following parking calculation would apply: Required Spaces 1 space per 4 persons capacity 249 seating capacity 63 1 space for each staff member 10 staff members 10 1 space per 10 students 73 students 8 Total Required Spaces 81 spaces Total Number of Spaces Provided On-Site 117 spaces Parking Surplus 36 spaces Parking Demand During Peak Hours 381 spaces Parking Deficiency Based on Parking Demand 264 spaces Based on the proposed addition to expanding the private school operation, the following parking calculation would apply: Required Spaces 1 space per 4 persons capacity 249 seating capacity 63 1 space for each staff member 26 staff members 26 1 space per 10 students 250 students 25 Total Required Spaces 114 spaces Total Number of Spaces Provided On-Site 131 spaces Parking Surplus 17 spaces Parking Demand During Peak Hours 381 spaces Parking Deficiency Based on Parking Demand 250 spaces PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 13 Pickering Islamic Centre Trans-Plan has stated that it is unlikely that the subject lands can accommodate the parking demand within the limits of the property. To address the parking deficiency that occurs on-site during peak hours, Trans-Plan is proposing that additional parking be accommodated off-site. Off-site parking would occur during the peak time on Fridays and special occasions. The following is a list of off-site parking locations and the number of spaces available: Off-Site Parking Location Spaces Available Brock Ridge Community Park 101 Pickering Community Baptist Church 40 Usman Road (Permitted on the north side of Usman Road (North) and Usman Road (South), and on the west side of Usman Road, from Saffron Drive (North) to Saffron Drive (South)) 56 Saffron Drive (No restrictions) 69 Sunflower Road (No restrictions) 26 Jade Street (Permitted on the south side of the street, 10.0 metres east from Azure Mews) 11 Magenta Road (Permitted on the south side of the street) 5 Rayleen Crescent (Permitted 58.0 metres east from Beaton Way) 41 Total Off-Site Parking Spaces 349 3.5.2 Agreements are required to permit off-site parking As noted above, the supply of on-site parking is insufficient to accommodate the total parking demand during Friday prayers and special occasions. To address this matter, the Pickering Islamic Centre has signed a letter of intent with Pickering Community Baptist Church to use their parking area. In addition, the Pickering Islamic Centre has requested to enter into a licensing agreement with the City to formalize the use of the Brock Ridge Community Park parking area. The agreement between the City and the applicant will permit parking during Friday afternoon prayers and on special occasions, such as Ramadan and Eid. The agreement is non-exclusive, meaning that the parking lot will continue to be available to the public and any groups who have booked the sports fields. As such, the total 101 parking spaces at the Brock Ridge Community Park will not be available for the exclusive use of the Pickering Islamic Centre. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 14 Pickering Islamic Centre The agreement between the Pickering Community Baptist Church and the applicant will similarly permit parking during Friday afternoon prayers and on special occasions, such as Ramadan. A total of 40 parking spaces at the Church will be available for use. However, the Church has noted that special events throughout the year may fall on a Friday or during Ramadan, in which case parking will not be available. A letter of intent from the Pickering Community Baptist Church to the Pickering Islamic Centre can be found in Attachment #8 to this report. 3.5.3 By-law to require Pickering Islamic Centre to secure additional on or off-site parking The proposed parking supply of 117 spaces based on the interim configuration, and the proposed ultimate parking supply of 131 spaces with the future parking structure, is an oversupply of on-site parking to accommodate the daily parking demands of the place of worship and private school. However, during Friday afternoon prayers and special occasions, the on-site parking supply is insufficient, and off-site parking is primarily accommodated on nearby municipal roads including along Usman Road, Saffron Drive, Sunflower Road, Jade Street, Magenta Road and Rayleen Crescent. This has resulted in increased vehicular traffic within the surrounding neighbourhood, and illegal parking on municipal boulevards along Usman Road and Brock Road, and in close proximity to signalized intersections. The City appreciates Pickering Islamic Centre exploring opportunities to secure off-site parking at the Pickering Community Baptist Church and the Brock Ridge Community Park. However, these off-site parking areas are non-exclusive, and the total supply of parking at the Baptist Church and Brock Ridge Park may not always be available for use by Pickering Islamic Centre. Furthermore, the City has had discussions with the Baptist Church regarding future development plans for their site. Should the Baptist Church proceed with any plans to redevelop its property, its parking area may no longer be available to the Pickering Islamic Centre. This could result in increased on-street parking. To alleviate this issue, staff are recommending that Pickering Islamic Centre explore lease arrangements with other neighbouring landowners in the immediate area to secure a more reliable parking supply, or alternatively, strongly consider increasing the supply of on-site parking by constructing a full two or three-storey parking deck on-site. In order to ensure Pickering Islamic Centre secures additional parking on or off-site, the implementing zoning by-law, attached as Appendix I to this report, includes an overflow parking requirement. The provision states that, in addition to the minimum parking requirements set out in the By-law, a minimum of 150 additional parking spaces must be provided on the subject lands, or may be provided on another lot where a legal easement or agreement exists. Prior to issuing site plan approval for the interim proposal, to configure a new parking layout and install portables, and for the proposed addition, the Pickering Islamic Centre will need to demonstrate they have secured the 150 overflow parking spaces. PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 15 Pickering Islamic Centre 3.6 Transportation Demand Management Plan & Communication Plan As part of the submitted Traffic Impact Study, Trans-Plan has prepared a Transportation Demand Management (TDM) Plan for the Pickering Islamic Centre. Trans-Plan has stated that the purpose of the TDM Plan is to provide incentives and opportunities for individuals to choose travel modes other than single-occupant vehicles, in efforts to minimize congestion, reduce parking demand and reduce greenhouse gas emissions. The following TDM measures are recommended for Pickering Islamic Centre to implement: 1. Encourage patrons and staff of Pickering Islamic Centre to travel to the site by transit, and provide Durham Region Transit information packages containing route maps, schedules and other useful information. 2. Provide bicycle parking spaces on-site, in order to encourage cycling. As part of the addition, Pickering Islamic Centre is proposing to provide 10 bicycle parking spaces on-site. 3. Encourage patrons, staff and teachers of Pickering Islamic Centre to join programs such as Smart Commute Durham and seek opportunities to carpool, where practical. Smart Commute Durham provides customized programming for workplaces to improve their employees’ commutes, reduce parking challenges and increase travel options. It is recommended that Pickering Islamic Centre provide travel information packages to their employees that include information pertaining to Smart Commute Durham and other carpool options. Additionally, in an effort to mitigate illegal parking on residential streets and on municipal boulevards, the Pickering Islamic Centre advises patrons, through routine announcements during services and notices posted on bulletin boards, about where parking is permitted on-street and discouraging illegal jaywalking at the intersection of Brock Road and Usman Road (South). 3.7 Reimburse Kindwin Developments As noted in Section 2.1.1 of this report, the City received a letter from Kindwin (Brock) Development Corporation, who is the developer of the subdivision surrounding the Pickering Islamic Centre. As agreed to in a 2003 OMB hearing, the Pickering Islamic Centre (PIC) is required to pay for its share work undertaken by Kindwin to service the Pickering Islamic Centre property and surrounding lands. The costs include PIC’s proportional share of the value of the land for, and construction of, Usman Road, and PIC’s share of the cost of the stormwater management facilities, including storm sewers. Kindwin has provided the cost breakdown for the construction of these facilities. In response to the letter received by Kindwin (Brock) Development Corporation, Pickering Islamic Centre has advised that they are continuing to negotiate with Kindwin to resolve their outstanding financial obligations for works constructed by Kindwin. The City has facilitated meetings between Pickering Islamic Centre and Kindwin to assist in resolving this outstanding matter. The City will use its best efforts to ensure that Pickering Islamic Centre pays its proportionate share of the costs for external works constructed by Kindwin. The purpose of the rezoning application is to recognize the PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 16 Pickering Islamic Centre existing place of worship and permit a daycare use. The proposed addition and parking structure will be subject to site plan approval. Prior to the City issuing site plan approval for the future addition and the parking structure, Pickering Islamic Centre will need to provide satisfactory evidence that they have paid their proportionate cost share to Kindwin. 3.8 Technical matters to be addressed through the site plan approval process As noted above, the timeline for constructing the addition and parking deck is currently undetermined. As such, in the interim, Pickering Islamic Centre is proposing to configure a new parking layout on the northerly parcel and site three temporary classroom portables on site. An application to revise the existing site plan approval is required to configure the new parking layout and install the portables. When the Pickering Islamic Centre is ready to construct the addition and parking deck, an application for site plan approval will be required. Through the site plan approval process, detailed design issues will be dealt with. These requirements will address matters such as, but not limited to: • architectural treatment; • landscaping and fencing; • lighting; • pedestrian circulation and connections; • drainage and grading; • site servicing; • construction management plan; and • waste management collection. 4. Zoning By-law to be finalized and forwarded to Council for enactment Pickering Islamic Centre is requesting to rezone the subject lands to permit a place of worship and private school and to facilitate the construction of a three-storey addition. Staff recommend that the implementing zoning by-law, containing the standards set out in Appendix I to this report, be finalized and brought before Council for enactment. 5. Applicant’s Comments Pickering Islamic Centre has been advised of, and concurs with, the recommendations of this report. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 03/16 PLN 20-23 June 5, 2023 Subject: Zoning By-law Amendment Application A 03/16 Page 17 Pickering Islamic Centre Attachments: 1. Location Map 2. Air Photo Map 3. Site Plan – Proposed Addition & Parking Deck 4. North & West Elevations 5. South & East Elevations 6. Parking Deck Elevations 7. Site Plan – Proposed Portables & New Parking Layout 8. Letter of Intent – Pickering Community Baptist Church Parking Lot Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO NS:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report PLN 20-23 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 03/16 The Corporation of the City of Pickering By-law No. XXXX/23 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 18, Concession 2, and Part 3, 40R-9710, City of Pickering (A 03/16) Whereas the Council of The Corporation of the City of Pickering received an application to rezone the subject lands being Part of Lot 18, Concession 2, and Part 3, 40R-9710 in the City of Pickering, to permit a place of worship and a private school, and to facilitate the construction of a three-storey addition; And whereas an amendment to Zoning By-law 3036, as amended by By-law 6578/05, 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 to this By-law 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 being Part of Lot 18, Concession 2, and Part 3, 40R-9710, in the City of Pickering, designated “PW -PS” on Schedule I to this By-law. 3. General Provisions No building, structure, 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, (1) “Building Height” means the vertical distance between the average grade as measured along the front wall, and in the case of a flat roof, the highest point of the roof surface or parapet wall, or in the case of a mansard roof the deck line, or in the case of a gabled, hip or gambrel roof, the mean height level between eaves and ridge. Ornamental fixtures such as a cupola or antenna shall not be included in calculating the height of a building. (2) “Build-to-Zone” means an area of a property within which all or part of one (1) or more buildings or structure is to be located. By-law No. XXXX/23 Page 2 (3) “Day Care Centre” means: (a) Indoor and outdoor premises where more than five (5) children are provided with temporary care and/or guidance for a continuous period but does not provide overnight accommodation and are licensed in accordance with the applicable Provincial Act; or (b) Indoor and outdoor premises in which care is offered or supplied on a regular schedule to adults for a portion of a day but does not provide overnight accommodation. (4) “Gross Floor Area” means the total area, expressed in square metres (m2) of each floor whether located above, at or below grade, measured between the exterior faces of the exterior walls of the building at each floor level but excluding any porch, veranda, cellar, mechanical room or penthouse, or areas dedicated to parking within the building. For the purposes of this definition, the walls of an inner court shall be deemed to be exterior walls. (5) “Lot” means a parcel of land fronting on a street, whether or not occupied by a building or structure. (6) “Lot Frontage” means the horizontal distance between the side lot lines of a lot measured along a line parallel to and 6.0 metre distant from the front lot line. (7) “Lot Line” means a line delineating any boundary of a lot. (8) “Lot Line, Flankage Side” means the side lot line, which separated a lot from the street adjacent to it. (9) “Lot Line, Front” means the lot line, which separates a lot from the street in front of it. Where more than one (1) lot line separates a lot from the street, the front lot line shall be the shorter lot line. Where a lot is a through lot, the lot line abutting the wider street right-of-way shall be the front lot line. In the case of a through lot, where both streets are of the same width, the City may designate either street line as the front lot line. (10) “Lot Line, Interior Side” means a side lot line, which is not adjacent to a street. (11) “Lot Line, Rear” means the lot line opposite to, and most distant from, the front lot line, but where the side lot lines intersect, as in the case of a triangular lot, the rear lot line shall be represented by the point of intersection. (12) “Lot Line, Side” means all lot lines, which join both a front lot line and a rear lot line. (13) “Office” means a building or part thereof, where administrative and clerical functions are carried out in the management of a business, profession, organization or public administration, but shall not include a medical office. By-law No. XXXX/23 Page 3 (14) “Outdoor Storage” means the occasional or continuous keeping of goods, inventory, materials or machinery or equipment outside, but does not include damaged, impounded or inoperative vehicles. (15) “Parking Structure” means a building or portion thereof, containing one (1) or more parking spaces. (16) “Place of Worship” means a facility the principal use of which is the practice of religion, but which may include accessory uses subordinate and incidental to the principal use such as classrooms for religious instruction, programs for community social benefit, assembly areas, kitchens, offices and a residence for the faith group leader. Other than a day care centre which shall be permitted, a place of worship shall not include a private school or residential or commercial uses. (17) “School, Private” means a place of instruction (excepting a commercial school or private career college) offering curriculum equivalent to those customarily offered in an elementary school or secondary school, and may include a day care centre. (18) “Yard” means any open, uncovered, unoccupied space appurtenant to a building. (19) “Yard, Flankage Side” means a side yard adjacent to a street. (20) “Yard, Front” means a yard extending across the full width of the lot between the front lot line and the nearest wall of any main building on the lot for which the yard is required. (21) “Yard, Interior Side” means a side yard not adjacent to a street. (22) “Yard, Rear” means a yard extending across the full width of the lot between the rear lot line and the nearest wall of any main building on the lot for which the yard is required. (23) “Yard, Side” means a yard extending from the front yard to the rear yard between the side lot line and the nearest wall of any building or structure on the lot for which the yard is required. 5. Permitted Uses and Zone Regulations (“PW-PS” Zone) (1) Permitted Uses (“PW -PS Zone) No person shall, within the lands zoned “PW-PS” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure for any purpose except for the following: a) Place of Worship b) Private School By-law No. XXXX/23 Page 4 (2) Zone Regulations (“PW-PS” Zone) No person shall, within the lands zoned “PW-PS” on Schedule I to this By-law, use any lot or erect, alter, or use any building or structure except in accordance with the following provisions: a) Lot Frontage i) minimum – 60.0 metres b) Lot Area i) minimum – 0.6 of a hectare c) Building Setbacks i) no building or part of a building or structure shall be erected outside of the building envelope, as shown on Schedule II to this By-law; and ii) no building or part of a building or structure shall be erected within the building envelope, unless a minimum of 20 percent of the length of the build-to-zone, as shown on Schedule II to this By-law, contains a building or part of a building d) Gross Floor Area (GFA) i) maximum – 7,000 square metres e) Landscaped Area i) minimum – 20 percent of the lot f) Special Provisions i) the lands zoned “PW-PS”, as shown on Schedule I to this By-law, shall be deemed to be one lot and the provisions of this By-law shall apply to the whole of the lot (3) Vehicular Parking Regulations a) Minimum Parking Requirements Place of Worship i) 1 space per 4 persons capacity Private School i) 1 space for each staff member; and ii) 1 space per 10 students b) Overflow Parking Requirement In addition to the minimum parking requirements in Section (3) a) above, a minimum of 150 parking spaces shall be provided on the lands, as shown on Schedule I to this By-law, or may be provided on another lot, where a legal easement or agreement exists. c) Surface Parking Spaces All surface parking shall be setback a minimum of 3.0 metres from all lot lines. By-law No. XXXX/23 Page 5 (4) Outdoor Storage a) No outdoor storage is permitted on the lot. (5) Garbage Facilities a) All garage facilities shall be contained within a fully enclosed structure attached or integrated into a building. 6. By-law 3036 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 to this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036. 7. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2023. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk PW-PS Br o c k R o a d Usman Road R a y l e e n C r e s c e n t Jade Street A z u r e M e w s Saffron Drive Clerk Mayor Schedule I to By-LawPassed ThisDay of i N XXXX/23XXrd XXXX 2023 97.9m 38 . 6 m 36 . 8 m 72 . 7 m 93.0m 5.0m Usman Road Br o c k R o a d Jade Street A z u r e M e w s Saffron Drive i N Clerk Mayor Schedule II to By-LawPassed ThisDay of XXXX/23 XXXXXX 2023 Building Envelope Build-to-Zone 3.0m 3.0m 10.5m 3. 5 m 12.0m 10.0m 3.0m Attachment #1 to Report PLN 20-23 U s m a n R o ad Major Oaks Road Shay Drive Az u r e M e w s Sa f f r o n D r i v e Jade Street Be a t o n W a y Br o c k R o a d Mcbrady Crescent Su n f l o w e r R o a d Rayleen Cres cent BrockridgeCommunityPark City DevelopmentDepartment Location MapFile:Applicant:Municipal Address: A 03/16 Date: Apr. 17, 2023 ¯ Pickering Islamic Centre2065 & 2071 Brock Road L:\PLANNING\01-MapFiles\A\2016\A 03-16 Pickering Islamic Centre\A03_16_LocationMap.mxd 1:2,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. 2065 2071 Brock Ridge Community Park Pickering Community Baptist Church E SubjectLands Attachment #2 to Report PLN 20-23 U s m a n R o ad Major Oaks Road Shay Drive Az u r e M e w s Sa f f r o n D r i v e Magenta Road Jade Street Be a t o n W a y Br o c k R o a d Mcbrady Crescent Su n f l o w e r R o a d Rayleen Cres cent Air Photo MapFile:Applicant:Municipal Address: A 03/16 Date: Apr. 17, 2023 ¯ Pickering Islamic Centre2065 & 2071 Brock Road L:\PLANNING\01-MapFiles\A\2016\A 03-16 Pickering Islamic Centre\A03_16_AirPhoto.mxd 1:2,500 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.; © His Majesty the King in Right of Canada, Department ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment E SubjectLands Pickering Community Baptist Church Brock Ridge Community Park 2065 2071 Attachment #3 to Report PLN 20-23 L:\Planning\01-MapFiles\A\2016 April 17, 2023DATE: Applicant: Municipal Address: File No: Site Plan - Proposed Addition & Parking Deck FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/16 2065 & 2071 Brock Road Pickering Islamic Centre N Attachment #4 to Report PLN 20-23 North & West Elevations City Development Department April 17, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 03/16 Pickering Islamic CentreApplicant: Municipal Address: DATE: File No: 2065 & 2071 Brock Road L:\Planning\01-MapFiles\A\2016 Attachment #5 to Report PLN 20-23 City Development Department April 17, 2023FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 03/16 Pickering Islamic CentreApplicant: Municipal Address: DATE: File No: 2065 & 2071 Brock Road L:\Planning\01-MapFiles\A\2016 South & East Elevations Attachment #6 to Report PLN 20-23 L:\Planning\01-MapFiles\A\2016 April 18, 2023DATE: Applicant: Municipal Address: File No: Parking Deck Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/16 2065 & 2071 Brock Road Pickering Islamic Centre Attachment #7 to Report PLN 20-23 L:\Planning\01-MapFiles\A\2016 April 17, 2023DATE: Applicant: Municipal Address: File No: Site Plan - Proposed Portables & New Parking Layout FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 03/16 2065 & 2071 Brock Road Pickering Islamic Centre N Attachment #8 to Report PLN 20-23