HomeMy WebLinkAboutPD 03-07
Citq a~
REPORT Te
i1-
EXECUTIVE COMMITTEE
Report Number: PO 03-07
Date: January 8, 2007 001
From:
Neil Carroll
Director, Planning & Development
Subject:
Pickering Official Plan Amendment Application OPA 05-003/P
Zoning By-law Amendment Application A 10/05
786 Indopak Inc.
875 Kingston Road
Part of Lot 27, Range 3, B.F.C.
(40R-8710, Parts 1, 2 & part of 3)
City of Pickering
Recommendation:
1. That Official Plan Amendment Application OPA 05-003/P, submitted by 786
Indopak Inc. for lands being Part of Lot 27, Range 3, B.F.C. (40R-8710, Parts 1, 2
& part of 3) to increase the maximum allowable density for the subject lands to
260 units per net hectare be approved as revised to establish a density range of
'over 80 units per hectare and up to and including 260 units per hectare', as set out
in Appendix I to Report PO 03-07;
2. That the draft by-law to adopt Amendment 16 to the Pickering Official Plan to
establish an allowable density range of over 80 units per hectare and up to and
including 260 units per hectare as a site specific exception, as set out in
Appendix I to Report PO 03-07 be forwarded to Council for enactment;
3. That Zoning By-law Amendment Application A 10/05, submitted by 786 Indopak
Inc. for lands being Part of Lot 27, Range 3, B.F.C. (40R-8710, part 1, 2 & part of
3) to permit a mix of commercial and residential uses within a mixed use building,
be approved; as set out in Appendix II to Report PO 03-07;
4. That the draft by-law to amend Zoning By-law 3036, as amended by By-law
2443/87, to permit a mix of commercial and residential uses within a mixed use
building, as set out in Appendix 11/ to Report PO 03-07 be forwarded to Council for
enactment; and
Report PO 03-07
00')
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Subject: 786 Indopak Inc. (OPA 05-003/P & A 10/05)
January 8, 2007
Page 2
5. Further, that Council authorizes the Chief Administrative Officer to review the
request made by 786 Indopak Inc. to purchase City-owned lands, identified as
"West Shore Boulevard (aka Fairport Road) between Kings Highway No.2 and
Kings Highway No. 401 being road allowance between Lots 26 and 27,
Concession Broken Front", to accommodate private access serving the proposed
development, and report back to Council on the general terms and conditions of
the disposal of these lands, if deemed appropriate.
Executive Summary: The applicant proposes an amendment to the City's Official
Plan and zoning by-law to permit the development of a ten storey mixed use building
containing approximately 3,465 square metres of gross leasable commercial floor space
and 198 apartment dwelling units. The building design incorporates two storey live-work
units on the north side, roof top terraces, an outdoor pool, and multi-level underground
parking. The open space lands contained on the subject property are to be conveyed to
the Toronto Region Conservation Authority (TRCA). The somewhat isolated nature of the
subject property provides some unique locational attributes that contribute to the
justification for the approval of a site specific Official Plan amendment to allow a density
greater than currently permitted.
The recommended provisions to be included in the implementing zoning by-law provide
for an appropriate density for an infill site that permits a mixed use development
containing apartment dwelling units and commercial uses, resulting in transit supportive
intensification next to a transit spine. The recommended conditions of development
require and encourage the incorporation of elements of sustainability in both the site
plan and building design. A minimum 1,500 square metres of commercial floor space is
recommended to be required in the project to ensure a mixed use development that
provides commercial services to the neighbourhood. The proposed development also
provides protection to the natural environment associated with the open space lands.
The recommended Official Plan amendment is specific to only the subject property and
permits a density range between 80 and 260 units per hectare. The maximum density
permitted under the current Official Plan policy is 140 units per hectare.
The proposal is considered compatible with surrounding land uses. It is recommended
that the implementing by-law contain an "(H)" holding provision to ensure that the City,
Region and other approval authorities interests are addressed through the execution of
appropriate agreements. The recommended implementing Official Plan amendment
and zoning by-law are appropriate as they implement the spirit and intent of the Official
Plan, are in accordance with existing and emerging Provincial policy, provide
commercial services to the neighbourhood, and constitute appropriate land use.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development. The disposal of City-owned land required for driveway access
to the site will provide revenue to the City (amount to be determined through land
appraisal).
Report PO 03-07
January 8, 2007
Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
Page 3
003
Sustainability Implications: The application proposes intensification in a
transportation corridor. The proposal is an infill project on vacant land that will utilize
existing infrastructure. The applicant has indicated a desire to achieve a Leadership in
Energy and Environmental Design (LEED) certification, with the specific objective to
achieve LEED Gold standard (see Attachment #18). Further, the applicant is also
pursuing certain green building design elements, including a green roof, solar collectors,
and energy saving glazing. The proposed mixed use building will provide some of the
commercial needs of both residents of the building and the immediate neighbourhood,
thus reducing automobile trips. Through the application process the open space lands
included in the subject site are to be conveyed to the TRCA consequently ensuring
long-term protection of these lands. On balance the application represents a
sustainable approach for the development of the subject lands.
Background:
1.0 Introduction
The property owner, 786 Indopak Inc. proposes to amend the Pickering Official
Plan and zoning by-law in order to permit a mix of commercial and residential
uses within a 10 storey building (see Attachment #1). The Official Plan
amendment is to allow, as an exemption, an increase in the maximum net
residential density on the subject property. The zoning amendment is to permit a
wide range of commercial uses on the property including retail, offices, and
personal services. The design of the building is for an underground parking
garage, commercial units on the lower floor and the residential apartment units
above the commercial units. The building design incorporates two storey
live-works units (commercial portion on the ground floor and the residential
portion on the second floor) that will front onto Kingston Road. The main
entrance to the building will be on the southern side of the building. The
preliminary building design incorporates a roof top terrace and a mid-level terrace
as well as a swimming pool. The profile of the building is 10 storeys from
Kingston Road and 12 storeys from Highway 401, due to site topography/grade
difference. The majority of parking will be provided underground in a multi-level
structure. The site also incorporates open space lands that are to be preserved.
The original plan (see Attachment #2) has been revised to address certain
technical matters. The recommendations of this report are based on the revised
plan (see Attachment #3).
Rep~t~p 03-07
Subject: 786 Indopak Inc. (OPA05/003 & A 10105)
January 8, 2007
Page 4
The following chart outlines the proposed development detail:
Details of the Applications
Original Plan
(Attachment #2)
1.406 ha
0.764 ha
0.642 ha
10 storeys
184
:260 units/ha
4,405 m2
317
Revised Plan
(Attachment #3)
1 .406 ha
0.764 (approx.)
0.642 ha
10 storeys
198
260 units/ha
3,465 m2
315
Gross site area
Net developable area
Open space area
Building height
Number of dwelling units
Net residential density
Commercial - gross floor space
Total parking provided
2.0 Comments Received
2.1 At the January 17, 2006 Information Meeting
Three area residents and one area business representative spoke in opposition
to the proposed development and raised concerns related to:
. building height and resultant shadows;
. insufficient parking on-site to accommodate all the uses;
. impact on wildlife;
. impact on schools;
. increased traffic in the area and the safety of children in the area;
. density 1 too many units;
. noise impacts on the future residents;
. building design in terms of' buildings aesthetic, sustainable elements,
integration of the commercial and residential components and impact on
neighbouring buildings;
. loitering;
. the feasibility of the live-work units;
. off-site impacts from OPG facilities and area gas stations.
(see text of Information Report, Attachment #4 and Meeting Minutes #5)
2.2 Written Public Submissions on the application
A representative of St. Paul's on the Hill Anglican Church (north side of
Kingston Road, west of Fairport Road) provided written comments on the
application (see Attachment #6). Their specific concerns include:
. the project should provide more than the maximum required parking for both
the residential and commercial uses as any overflow parking will be on the
church property which could result in operational, safety and liability issues;
. concern that the proposed building will reduce the visibility of the church from
Highway 401, therefore the proposed building would limit the current and
historical visibility and negatively effect advertising potential;
Report PD 03-07
January 8, 2007
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Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
Page 5
· if application approved, concern with resulting construction having an impact
on the foundation of the church building.
A representative of Fampa Holdings Ltd. (owner of lands to the north of the
subject land that have recently been developed for a FordNolvo automobile
dealership provided written comments on the application that questioned the
viability of the application and the need for additional technical information (see
Attachment #7).
2.3 Agencies
Region of Durham
Toronto & Region
Conservation
Authority
Ministry of
Transportation
(MTO)
- the proposal is permitted by the policies of the
Durham Region Official Plan;
- municipal water supply is available from the existing
utilities;
- the western driveway access directly onto Kingston Road
will be restricted to a right-in right-out only and the main
access will be the intersection of Fairport Road and
Kingston Road;
- the application has been screened in accordance with
Provincial Interests and Delegated Review and there
is no concern subject to the approval of an updated
noise study in accordance with Ministry of
Environment polices;
- the application is consistent with the Region of
Durham Community Strategic Plan;
- as the Official Plan amendment does not have
significant Regional or Provincial concerns, the
application is exempt from Regional approval (see
Attachment #8).
- a staked top-of-bank and limits of development have
been established;
- the open space portion of the property should be
zoned in an open space zone and conveyed to a
public authority;
- further information will be required at site plan
approval and TRCA permit application stage (see
Attachment #9).
- an updated traffic study (to address technical matters)
in accordance with MTO requirements and to the
satisfaction of MTO is required;
- a revised stormwater management and flooding
report are required to be approved by MTO prior to
any permit approval;
- all buildings must be setback a minimum of
14.0 metres from the Highway 401 property line;
January 8, 2007
R(f.ort PO 03-07
O"r.
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Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
Page 6
Ministry of
Transportation
(MTO) (cont'd)
Durham District
School Board
Durham Catholic
District School Board
Canadian National
Railway
fire routes, loading docks, driveways, or servicing
should be located outside of the 14.0 metre setback;
- parking within the 14.0 metre setback must be surplus
parking to the site requirements and indicated on a
site plan;
- permits are required prior to any construction being
undertaken or any signs being erected which would be
visible from the 401 Highway (see Attachment #10).
- no objection to the application (see Attachment #11).
- no objection, the site falls within the catchment area of
St. Marguerite Bourgeoys Catholic Elementary School
at 1765 Meadowview Avenue (see Attachment #12).
- an updated noise study (to address technical matters)
in accordance with Ministry of Environment polices
and to the satisfaction of CN is required;
- warning clauses are required in various agreements
(see Attachment #13).
- no objection to the application and technical issues
and requirements related to the proposed use of the
site can be addressed during the site plan process
(see Attachment #14).
No other agency that provided comment has objection to the applications.
Certain technical issues and requirements related to the proposed use of the site
can be addressed during the site plan/condominium process, should this
application be approved.
Veridian Corporation
2.4 City Departments
Pickering Fire
Services
Development Control
Municipal Property &
Engineering
- no objection to the proposed land use;
- technical design requirements will need to be
addressed at the site plan approval process (see
Attachment #15).
- an updated noise study in accordance with Ministry of
Environment requirements is required;
- technical design requirements will need to be
addressed at the site plan approval process (see
Attachment #16).
- an updated traffic study is required (see Attachment #17).
Report PO 03-07
January 8, 2007
007
Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
Page 7
3.0 Discussion
3.1 The Proposed Density/Number of Dwelling Units is Supportable and
Complies with the Intent of the Official Plan
The subject land is designated Mixed Use Area - Mixed Corridors Area in the
Pickering Official Plan. Permissible uses within Mixed Use Area - Mixed Corridors
Area includes, amongst others, a variety of residential uses including apartment
buildings, retailing of goods and services, offices and restaurants. Although the
Pickering Official Plan establishes a density range of over 30 and up to and
including 140 dwelling units per hectare for development within this designation
the applicant has requested to increase the density to 260 units per hectare.
The site specific Official Plan amendment to permit the requested increased
density is supportable due to the site attributes. As the subject site is isolated
from any conflicting residential land use the impact of the increased density on
the site will be diminished. The subject lands, being currently vacant, are
immediately surrounded by Highway 401 to the south and east, institutional uses
(places of religious assembly) and commercial uses (gas station and automobile
sales and service establishments). Beyond the institutional and commercial uses
are low density residential dwellings units. The subject site is not immediately
adjacent to an existing stable neighbourhood.
The subject property is located on a major arterial road that is recognized in the
new Durham Region Official Plan as a Regional corridor that encourages
intensification. The site is also located on a transit spine therefore providing
transit options for the future residents and commercial users.
The subject land is considered an appropriate location for intensification, a mixed
use/higher density development on a transit corridor is supported by the recently
approved Provincial Places to Grow Plan. The request for a maximum density of
260 units per hectare, which will result in a maximum of 198 dwelling units for
this property is considered appropriate.
The application is also proposing a housing option (apartment dwelling units) that
has not recently been developed in the neighbourhood. Further, the applicant
has indicated that the project will be developed utilizing "smart building design"
that will incorporate sustainable features and intends to have a high order of
LEED certification. The development intends to have a multi-function purpose
achieving an appropriate intensification for the site in accordance with the
principles of the Mixed Use Area - Mixed Corridors Area designation.
Report PO 03-07
flOo
Su"6jec? 786 Indopak Inc. (OPA05/003 & A 10/05)
January 8, 2007
Page 8
An amendment to the Official Plan is recommended that will enable a site
specific exception to the Mixed Use Area - Mixed Corridors Area that would
allow a maximum density of 260 units per hectare and a minimum density of
80 units per hectare. The minimum density is reflective of the minimum density
requirements for higher density designations such as Mixed Use Area - Specialty
Retailing Node and Mixed Use Area - Downtown Core. It is also recognized that
while the proposal before the City is for a maximum density of 260 units per
hectare, (based on the current net developable area of the site), the applicant is
required to obtain additional lands for driveway access from the City, being the
Fairport Road road allowance. Therefore the ultimate net developable area will
increase which will result in the actual density for the site to decrease. A copy of
the proposed Official Plan amendment is attached as Appendix I to this report.
3.2 Proposed Mixed Use Development is Compatible with Existing
Neighbourhood
It is anticipated that retail uses serving the day-to-day needs of the residents of
the apartment building and the neighbourhood will locate in the project. This
commercial component of the development will benefit the community as it will
provide a replacement of the commercial plaza that previously existed across the
street from the subject land and that have been recently developed for two
automobile sales and service establishments.
The proposed 10 storey building will frame the street and provide a focal point to
the area without overwhelming the area. The shadowing study shows the
impacts on the area will not be significant. The proposed mixed use building is
on the edge of the community separated by major roads, and proposes a form
and massing that is appropriate for a mixed use development at this location.
This development implements the intent of the Mixed Use Area - Mixed Corridors
Area designation which is to encourage development in an integrated manner for
a wide variety of uses and purposes.
3.3 Site Access and Traffic Movements on Kingston Road are Acceptable
Kingston Road, where it abuts the subject property, is designated as a Type B
Arterial Road in the Region of Durham and City of Pickering Official Plans. Type
B Arterial Roads are designed to carry moderate volumes of traffic at moderate
speeds. The turning movement characteristics of the KingstC?n Road access are
influenced by the high westbound volume in morning peak hour and high volume
eastbound in the evening peak hour. While these existing high traffic volumes
will cause some minor delays to residents from this development, the site access
will operate within acceptable standards.
Report PO 03-07
January 8, 2007
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Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
Page 9
The site is designed with an eastbound right-in and right-out only at the western
edge of the property. The main access point will be via a driveway that will align
with the existing intersection of Kingston Road and Fairport Road, which is a
signalized intersection. Municipal land for this driveway will need to be acquired
by the applicant. Intersection improvements will be required to facilitate the
egress/ingress to the site. The detail of these requirements will be concluded
with the Region of Durham as part of the site plan approval process.
The applicant has made a request to purchase the City-owned land. These lands
are vacant with no current use - not a traveled road area. A preliminary review
suggests that the lands appear to be surplus to the City's needs (this will be
reviewed and concluded on during the formal evaluation of the request to purchase).
3.4 Parking Ratio to be increased to provide appropriate residential, visitor and
commercial parking
The applicant is proposing approximately 1.0 space per dwelling unit. It is
recommended that a residential parking ratio (including visitor provision) of
1.25 spaces per unit be provided for the apartment units. These requirements
are considered appropriate considering the project's location on a transit spine
and the applicant's stated intent to market a transit oriented project. This parking
ratio is the same as applied to similar projects, such as the redevelopment of the
Bay Ridges Plaza and the Discovery Place apartment.
Resident parking for the apartment building will be provided underground, while
parking for the retail/commercial floor space will be both surface parking and in a
portion of the underground garage. The location for visitor parking will be
determined through the site plan process.
For the commercial component of the project, the applicant proposes a parking
ratio of 3 parking spaces per 100 square metres of floor space. While a
significant component of retail business may be through walk-to traffic, this
commercial floor space will also serve the broader community and wiH attract
considerable automobile traffic. Therefore it is recommended that a commercial
parking requirement of 4.5 spaces per 100 square metres of gross leasable floor
area be imposed. This requirement recognizes that there will be a degree of
shared parking in the mixed use component of the project, with residential visitor
parking and some commercial parking being shared on a regular basis. This
parking ratio is the same standard that Council applied to the redevelopment of
the Bay Ridges Plaza that was also a mixed use project.
If the staff recommended parking standards are applied to this project
(198 dwelling units and 3465 square metres of gross leasable floor area)
248 residential parking spaces and 156 commercial parking spaces will be
required for a total required parking on site of 404 spaces. The applicant is
currently proposing 315 parking spaces. Consequently to comply, the applicant's
plan will have to be revised through the site plan process to provide additional
parking or to reduce the number of dwelling units or commercial space.
Reporto~ 83-07
Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
January 8, 2007
Page 10
3.5 Sustainable Principles are being addressed
The City of Pickering is undertaking a number of initiatives to promote and
encourage sustainable development. Staff are evolving criteria to help measure
the level of sustainability of development proposals. Applications are now
reviewed with consideration given to environmental, social, and economic
sustainability.
Elements of sustainability include:
. high density development which is less land consumptive;
. located on a transit spine;
. protection of natural environment, enhancement of public open space;
. providing commercial/retail floor space to serve the neighbourhood;
. intensification/compact urban form;
. reduction of reliance on the automobile;
. employment opportunities;
. recycling encouraged;
. energy and resource efficiency;
. LEED and green technology building design.
The applicant's current site plan incorporates many of these elements, others will
be introduced and considered as the design progresses and the site plan is
finalized.
3.6 Site Plan Agreement will be required to address the Importance of Site
Design
A site plan agreement between the City and the owner of the lands will be
required to ensure that all matters of interest to the City are protected and the
design of the site achieves a high quality urban design. The site plan agreement
will also address building and site function for a mixed use concept for the
building. The recommended zoning by-law will affect the design of the building,
specifically the parking requirements on-site will require more parking or fewer
dwelling units or commercial floor space.
Matters to be addressed include, but are not limited to, ensuring the site can
accommodate recycling/3-stream refuse, noise attenuation, stormwater
management, sustainable building designs, cash-in-Iieu of park land requirement,
and the opportunity to include some accessible units for the physically
challenged. Matters related to the urbanization of the Kingston Road frontage,
including installation of a sidewalk will be addressed. This required agreement,
and several other development implementation matters, are incorporated into the
recommended conditions of approval for this application, and are found in
Appendix II to this Report.
Report PO 03-07
January 8, 2007
Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
Page 11
011
3.7 Zoning By-law Amendment Establishes Uses, Performance Standards and to
Include a "(H)" Holding Provision to address City and Agency requirements
The draft implementing zoning by-law recommends that the majority of the
subject property be rezoned to permit the proposed mixed use building
containing a maximum of 198 apartments dwelling units and commercial uses.
The by-law will permit live-work within the building, however they are not a
required prerequisite for the project.
The remaining portion, being the valley lands and the buffer area, are
recommended to be zoned open space. The draft zoning by-law contains
performance standards that would permit development in accordance with the
recommendations of this report. This includes, amongst others, a minimum
gross leasable commercial/retail floor space of 1,500 square metres, a maximum
building height of ten storeys, a minimum building height of six storeys, and a
minimum parking ratio of 1.25 spaces per apartment dwelling unit and a
minimum commercial parking ratio of 4.5 spaces per 100 square metres of gross
leasable floor area. The permitted uses would include apartment buildings as the
only form of residential units permitted and a variety of neighbourhood
commercial, retail, personal services and office uses. The draft zoning by-law
amendment is attached as Appendix III to this report.
The amending zoning by-law does not require that only surplus parking be
permitted within a 14 metre setback from Highway 401 as requested by MTO. A
restriction as requested by MTO would significantly limit the development area
and potential of the site. It is noted that the building is to be located outside the
requested 14 metre setback from Highway 401.
The amending zoning by-law incorporates an U(H)" holding provision that will
require the owner to satisfy certain conditions prior to the lifting of the holding
provision. These conditions will include entering into a site plan/development
agreement with the City to address matters listed in Appendix II to this report.
These matters include requirements of the City, Region, and Toronto Region
Conservation Authority. Some of the matters that will need to be finalized include
the land transfer with the City, road/intersection improvements required by the
Region of Durham, and the urbanization of the Kingston Road frontage.
All of the technical reports will need to be finalized to the satisfaction of the
approval authority prior to the lifting of the U(H)" holding provision including the
traffic, noise and stormwater management reports.
The lifting of the U(H)" holding provision will occur promptly after all the required
conditions have been met. The lifting process is within the control of Council and
there is no public notice required, nor can the public appeal the lifting of the (UH").
The City has used ("H") holding provisions in its zoning by-laws on several
occasions, where project complexity and associated development conditions of
both the City and agencies warrant a higher level of control.
Report PD 03-07
01M
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Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
January 8, 2007
Page 12
The utilization of the holding provision also allows the City the opportunity to
advance rezoning applications prior to the applicant satisfying all requirements of
other agencies. Utilization of the ("H") holding provision allows the zoning to
advance and become final, while ensuring that appropriate development
conditions are secured. The applicant receives certainty as to the new use rights
for the property while the City is ensured issues will be addressed prior to the
building permit.
4.0 Applicant's Comments
The applicant has been advised of the recommendations of this report. The
applicant does not agree with the recommended parking ratio for the commercial
or residential components.
APPENDICIES:
Appendix I: Draft By-law to adopt Amendment 16 to the Pickering Official Plan
Appendix II: Recommended Conditions of Approval for A 10/05
Appendix III: Draft Zoning By-law Amendment
Attachments:
1. Location Map
2. Original Development Plan
3. Revised Development Plan
4. Text of Information Meeting Report
5. Minutes from June 1, 2006 Statutory Public Information Meeting
6. Neighbour Comments
7. Neighbour Comments
8. Agency Comments - Region of Durham Planning Department
9. Agency Comments - TRCA
10. Agency Comments - MTO
11. Agency Comments - Durham District School Board
12. Agency Comments - Durham Catholic District School Board
13. Agency Comments - Canadian National Railway
14. Agency Comments - Veridian Corporation
15. City Department Comment - Pickering Fire Services
16. City Department Comment - Development Control
17. City Department Comment - Municipal Property & Engineering
18. Applicant's Sustainability proposal
Report PD 03-07
Subject: 786 Indopak Inc. (OPA05/003 & A 10/05)
January 8, 2007
Page 13
013
Prepared By:
Approved / Endorsed By:
Ross Pym, MCIP, RR
Principal Planner - Development Review
Lynda aylor, MCIP, R
Manager, Development Review
RP:jf
Attachments
Copy: Chief Administrative Officer
Recommended for
Pickering City Co
consideration of
;1
014
APPENDIX I TO
REPORT PO 03-07
Draft Bv-Iaw to Adopt
Amendment 16 to the Pickering Official Plan
THE CORPORATION OF THE CITY OF PICKERING
015
BY-lAW NO.
Being a By-law to adopt Amendment 16 to the Official Plan for the
City of Pickering. (OPA 05-003/P)
WHEREAS pursuant to the Planning Act, R.S.O. 1990, c.p. 13, Subsections 17(22) and
21 (1), the Council of The Corporation of the City of Pickering may by by-law adopt
amendments to the Official Plan for the City of Pickering;
AND WHEREAS pursuant to Section 17(10) of the Planning Act, the Minister of
Municipal Affairs and Housing has by order authorized Regional Council to pass a
by-law to exempt proposed area municipal official plan amendments from its approval;
AND WHEREAS on February 23,2000, Regional Council passed By-law 11/2000 which
allows the Region to exempt proposed area municipal official plan amendments from its
approval;
AND WHEREAS the Region has advised that Amendment 16 to the City of Pickering
Official Plan is exempt from Regional approval.
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING
HEREBY ENACTS AS FOllOWS:
1. That Amendment 16 to the Official Plan for the City of Pickering, attached hereto
as Exhibit "A", is hereby adopted;
2. That the City Clerk is hereby authorized and directed to forward to the
Regional Municipality of Durham the documentation required by Procedure:
Area Municipal Official Plans and Amendments;
3. That Amendment 16 to the Official Plan of the City of Pickering shall come into
force and take effect in accordance with the provisions of the Planning Act.
BY-lAW read a first, second and third time and finally passed this
,2007.
day of
David Ryan, Mayor
Debi A. Bentley, City Clerk
016
AMENDMENT 16
TO THE
Exhibit "A" to By-law
CITY OF PICKERING OFFICIAL PLAN
017
AMENDMENT 16 TO THE PICKERING OFFICIAL PLAN
PURPOSE:
The purpose of this amendment is to permit, as an
exception, a site specific increase in the density
range within the Mixed Use Areas - Mixed Corridor
designation.
LOCATION:
The subject lands are approximately 1.4 hectares in
area, and located on the south side of Kingston Road,
north of Highway 401, immediately west of the
terminus of Fairport Road. All of the lands fall within
Part of Lot 27, B.F.C. Range 3, being 40R-8710,
Parts 1, 2 & part of 3 and "West Shore Boulevard
(aka Fairport Road) between Kings Highway No. 2
and Kings Highway No. 401 being road allowance
between Lots 26 and 27, Concession Broken Front".
BASIS:
The Council of the City of Pickering is satisfied that
this Amendment to the Pickering Official Plan to
permit, as a site specific exception, an increase in the
density range for the subject lands is appropriate land
use, complies with the general intend to the Official
plan an is in align with Provincial policies.
ACTUAL
AMENDMENT:
The Pickering Official Plan is hereby amended by:
1. Revising policy 11.9 Dunbarton
Neighbourhood Policies, by deleting the
word "and" at the end of subsection (a);
deleting the period at the end of subsection
(b) and replacing it with a semi-colon and the
word "and", and adding a new subsection (c)
immediately after subsection (b) as follows:
(c) despite Table 6 of Chapter Three, establish a
minimum density range of over 80 units per net
hectare up to and including 260 units per net
hectare and for lands located on the south side
of Kingston Road, north of Highway 401,
immediately west of the terminus of Fairport
Road being Parts 1, 2 & part of 3, 40R-8710 and
"West Shore Boulevard (aka Fairport Road)
between Kings Highway No. 2 and Kings
Highway No. 401 being road allowance between
Lots 26 and 27, Concession Broken Front",.
018
IMPLEMENTATION:
INTERPRETA TION:
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.
APPENDIX II TO
REPORT PD 03-07
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 06/06 to be Included within
the Proposed Zoning By-law "(H)" Holding Requirements
019
020
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 06/06 to be Included within the
Proposed ZoninQ Bv-Iaw "(H)" HoldinQ Requirements
1. That the amending zoning by-law includes an "'(H)" Holding Provision that requires
matters to be addressed to the City's satisfaction prior to the lifting of the
"(H)" Holding Provision. Prior to the lifting of the "(H)" the owner shall execute and
register a site plan/development agreement, satisfy the Region of Durham,
financially and otherwise and satisfy the Toronto Region Conservation Authority,
financially and otherwise.
2. That the owner enter into an site plan/development agreement with the City to
reflect the comments of the report of the Director, Planning & Development Report
PO 03-07. The agreement shall ensure the fulfillment of the City's requirements,
financial and otherwise, which shall include, but not necessarily be limited to:
(a) the completion of the transfer of the required municipal road allowance for
the driveway access;
(b) providing any required easements;
(c) parkland cash-in-lieu contribution;
(d) noise attenuation;
(e) satisfaction of the City financially with respect to the Development Charges Act,
(f) construction management plan;
(g) stormwater drainage and management system;
(h) design of some units to meet accessibility requirements;
(i) design the development for 3-stream refuse handling;
G) the urbanization of the Kingston Road frontage;
(k) the inclusion of sustainable elements in the building and site design;
(I) that buildings and site design achieve LEED design standards.
3. That the site plan/development agreement include a clause that the owner shall
provide to the City of Pickering a clearance letter from the Region of Durham that
advises that all of the Regional matters, financial and otherwise, have been
addressed including road/intersection improvements.
4. That the site plan/development agreement include a clause that the owner sha'lI
provide to the City of Pickering a clearance letter from the Toronto Region
Conservation Authority that advises that all of TRCA matters have been
addressed.
DRAFT IMPLEMENTING ZONING BY-LAW
APPENDIX III TO
REPORT PD 03-07
ZONING BY-LAW AMENDMENT APPLICATION A 10/05
0'1-'1
(..1
022
BY-LAW NO.
THE CORPORATION OF THE CITY
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 in Part Lot 27, Range 3, Broken
Front Concession, Parts 1, 2, & part of 3, 40R-8710, and
"West Shore Boulevard (aka Fairport Road) between Kings
Highway No. 2 and Kings Highway No. 401 being road
allowance between Lots 26 and 27, Concession Broken Front",
in the City of Pickering. (A 10105)
WHEREAS the Council of The Corporation of the City of Pickering deems it
desirable to permit a mixed use development for an apartment, and commercial
uses on the subject lands, being Part Lot 27, Range 3, Broken Front
Concession, Parts 1, 2, & part of 3, 40R-8710, and "West Shore Boulevard
(aka Fairport Road) between Kings Highway NO.2 and Kings Highway No. 401
being road allowance between Lots 26 and 27, Concession Broken Front", in the
City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore
deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING ENACTS AS FOLLOWS:
1. SCHEDULES I and II
Schedules I and II attached hereto'with notations and references shown
thereon are hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall only apply to those lands being Part
Lot 27, Range 3, Broken Front Concession Parts 1, 2, & part of 3
40R-8710, "West Shore Boulevard (aka Fairport Road) between Kings
Highway NO.2 and Kings Highway No. 401 being road allowance between
Lots 26 and 27, Concession Broken Front", Pickering, designated
"RH/MU-6" and "OS-HL" on Schedule I attached hereto.
- 2 -
023
3. DEFINITIONS
In this By-law,
(1) "Adult Entertainment Parlour" shall mean a building or part of a
building in which is provided, in pursuance of a trade, calling,
business or occupation, services appealing to or designed to
appeal to erotic or sexual appetites or inclinations.
(2) "Art Gallery" shall mean a building or part of a building used for the
public or private exhibition of collections of painting and other works
of art devoted primarily to the recreation or education for the public,
whether or not the same are for sale.
(3) "Bakery" shall mean a building or part of a building in which food
products are baked, prepared and offered for retail sale, or in which
food products baked and prepared elsewhere are offered for retail
sale.
(4) "Bodv Rub Parlour" includes any premises or part thereof where a
body rub is performed, offered or solicited in pursuance of a trade,
calling, business or occupation, but does not include any premises
or part thereof where the body rubs performed are for the purpose
of medical or therapeutic treatment and are performed or offered by
persons otherwise duly qualified, licensed or registered so to do
under the laws of the Province of Ontario.
(5) "Build-to-zone" shall mean an area of land in which all or part of a
building elevation of one or more buildings is to be located.
(6) "Business Office" shall mean a building or part of a building in
which the management or direction of a business, a public or
private agency, a brokerage or a labour or fraternal organization is
carried on and which may include a telegraph office, a data
processing establishment, a newspaper publishing office, the
premises of a real estate or insurance agent, or a radio or television
broadcasting station and related studios or theatres, but shall not
include a retail store.
(7) "Convenience Store" shall mean a retail store in which food, drugs,
periodicals or similar items of day-to-day household necessities are
kept for retail sale primarily to residents of, or persons employed in,
the immediate neighbourhood.
028
- 7 -
(iii) No drive-thru facilities are permitted on the lands
designated "RH/MU-6" as illustrated on Schedule I of this
by-law;
(iv) Despite Section 4(2)(b)(i) of this By-law, outdoor patios
associated with a restaurant type "A" are permitted to
encroach beyond the building envelope as illustrated on
Schedule II of this by-law;
(v) Despite Section 4(2)(d)(ii) outdoor patios associated with
a restaurant type "A" will not be included within the
aggregate gross leasable floor area requirements of
subclause (ii) above;
(vi) For the purpose of establishing building height as per
Section 4(2)(a) build height shall be based on the grade
at the Kingston Road frontage;
(vii) Clauses 5.21.2(a), 5.21.2(b), 5.21.2(e), 5.21.2(f),
5.21.2(g), and 5.21.2(k) of By-law 3036, as amended,
shall not apply to lands designated IRH/MU-6" on
Schedule I attached hereto.
5. PROVISIONS ("OS-HL" Zone)
(1) Uses Permitted ("OS-HL" Zone)
No person shall within the lands designated "OS-HL" on Schedule I
attached hereto use any lot or erect, alter or use any building or
structure for any purpose except the following:
(a) preservation and conservation of the natural environment, soil
and wildlife;
(b) resource management;
(c) pedestrian trails & walkways.
(2) Zone Requirements ("QS-HL" Zone)
(a) No buildings or structures shall be permitted to be erected, nor
shall the placing or removal of fill be permitted, except where
buildings or structures are used only for purpose's of flood and
erosion control, resource management, or pedestrian trail and
walkway purposes;
- 8 -
029
6. PROVISIONS ("(H)" Zone)
(1) Uses Permitted Zone Requirements (U(H)" Zone)
Until such time as the U(H)" Holding Provision is lifted, the lands
shall not be used for any purpose other than any use permitted by
the Storage and Light Manufacturing Zone uM1-8" of Zoning
By-law 3036, as amended by By-law 2443/87.
(2) Removal of the U(H)" Holdinq Symbol
The U(H)" Holding Symbol shall not be removed from any zone until
such time as a Site Plan Agreement and/or a Development
Agreement has been executed with the City of Pickering and
registered that provides for:
(a) Appropriate arrangements have been made to the satisfaction
of the City of Pickering that all the requirements for the
development of the mixed use have been complied with,
including but not limited to, environmental and engineering
requirements, building designs, easements, urbanization of
the boulevard, land transfers and all financial matters;
(b) Appropriate arrangements have been made to the satisfaction
of the Region of Durham for the provision of sanitary, water
and transportation services and environmental and
engineering requirements;
(c) Appropriate arrangements have been made to the satisfaction
of the Toronto Region Conservation Authority for the provision
of environmental, engineering and land conveyance
requirements.
7. 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 attached hereto. Definitions and subject
matters not specifically dealt with in this By-law shall be governed by
relevant provisions of by-law 3036, as amended.
030 -9-
8. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
BY-LAW read a first, second, and third time and finally passed this
2007.
day of
David Ryan,Mayor
Debi A. Bentley, City Clerk
SHEPPARD
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PROPERTY DESCRIPTION CON BF RANGE 3 PT LOT 27 NOW RP 40R871 0 PART 1,2 PT 3
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DATE DEC. 20, 2006
SCALE 1 :5000
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INFORMATION REPORT NO. 23-05
FOR PUBLIC INFORMATION MEETING OF
January 19, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Pickering Official Plan Amendment Application - OPA 05-003/P
Zoning By-law Amendment Application - A 10/05
786 Indopak Inc.
875 Kingston Road
Part of Lot 27, B.F.C. Range 3
(40R-8710, Part 1,2 & Part of Part 3)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 1.4 hectares in size, and located on the
south side of Kingston Road, north of Highway 401, immediately west of the
terminus of Fairport Road, (see Attachment #1 - Location Map);
- The Bayfair Baptist Church abuts the subject property to the west, St. Paul's on
the Hill Anglican Church to the north, across Kingston Road, and Highway 401
to the south and east.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to amend the Pickering Official Plan to permit an
increase in the maximum net residential density within the Mixed Use Areas -
Mixed Corridors designation from 140 to 260 unit per net hectare;
- a copy of the proposed amendment is attached as Appendix II;
- the applicant proposes to amend the zoning of the subject property to permit
a mix of commercial and residential uses within a 10-storey building
(see Attachment #2 - Applicant's Submitted Plan);
- approximately 19,745 square metres of residential floor area and
approximately 3,500 square metres of commercial floor area is proposed;
- approximately 0.64 hectares of the western portion of the property is a stream
corridor;
- the eastern portion of the property includes roof gardens on the proposed
building and landscaped buffer strips.
Information Report No. 23-05
If ...il...". Tn
O.::-?-Q7
Page 2
039
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham ReQional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being
designated "Special Policy Area A (Pickering)";
uses within this designation are to maximize the area's highway exposure as
a mainstreet and gateway to the Region;
- development shall be intensified in a manner that will not adversely affect
similar development within the Main Central Areas of the City of Pickering;
- the improvement of its visual impact from Highway 401 and Highway 2
(Kingston Road) shall be a major consideration in the development of this
area;
- the applicant's proposal appears to comply with this designation;
3.2 PickerinQ Official Plan
- the City of Pickering Official Plan identifies the subject lands as being dual
designated, with the western portion of the property being designated "Open
Space System - Natural Areas" and the eastern portion of the property being
designated "Mixed Use Areas - Mixed Corridors";
"Open Space System - Natural Areas" designation permits:
. conservation, environmental protection, restoration, education, passive
recreation and similar uses;
. agricultural uses outside of the valley and stream corridors, wetlands,
environmentally significant areas and areas of natural and scientific
interests;
. existing lawful residential dwellings;
. a new residential dwelling on a vacant lot;
"Mixed Use Areas - Mixed Corridors" designation permits:
. residential;
. retailing of goods and services generally serving the needs of the
surrounding neighbourhoods;
. offices and restaurants;
. community, cultural and recreational uses;
* all should be at a scale and intensity equivalent to Community Nodes
. special purpose commercial uses;
- the "Mixed Use Areas - Mixed Corridors" designation requires development
to comply with a residential density of over 30 units up to and including
140 units per net hectare and a floor space index of 2.5 FSI;
- the proposed mixed use 10-storey building is at a density of 260 units per net
hectare and a floor space index of 1.4 FSI;
Information Report No. 23-05
OliO
,c;'!v:r:J'.r: #__,:t.,..."".~""_,
PD","Q3~:,Q,::2..",.,
Page 3
Schedule II of the Pickering Official Plan - "Transportation Systems"
designates Kingston Road as a Type B - Arterial Road and Transit Spine;
Schedule III of the Pickering Official Plan - "Resource Management" identifies
the western portion of the property as being within a Shorelines and Stream
Corridors Area;
- the applicant's proposal does not comply with the "Mixed Use Areas - Mixed
Corridors" designation with regards to net residential density;
3.3 Dunbarton Neigbourhood
- the subject property is located within one of the detailed review areas within
the Dunbarton Neighbourhood;
- the subject property is also subject to the Kingston Road Corridor
Development Guidelines;
3.4 Kingston Road Corridor Development Guidelines - Whites Road Corridor
The Whites Road Corridor should:
. support a high volume of vehicular traffic but integrate pedestrian amenity
zones at strategic intersections and linkages;
· establish Whites Road as a local gateway to the residential communities to
the north and south, across Highway 401;
· enhance parking lot appearances by placing development at the street edge;
· allow for a mix of uses on either side of Kingston Road;
. locate buildings closer to the street;
· encourage low to mid rise buildings on the north side of the street with a
minimum building height of 2-storeys;
· encourage urbanization of Kingston Road to enhance the pedestrian
streetscape by removing ditches;
3.5 Zoning By-law 3036, as amended by By-law 2443/87
- the subject property is zoned "M1-8" - Storage & Light Manufacturing Zone
by By-law 3036, as amended by By-law 2443/87;
- the applicant is requesting to amend the "M1-8" zoning of the subject property
to permit a mix of commercial and residential uses within a 10-storey building;
this amendment applies to 875 Kingston Road.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no written resident comments have been received to date;
Information Report No. 23-05
If
c3 . 0 "7
Page 4
041
4.2 Aaency Comments
- no written agency comments have been received to date;
4.3 Staff Comments
The following list identifies matters and issues to date, which require further
review and examination by staff:
. the compatibility and the appropriateness of the proposed 10-storey building
along the Kingston Road corridor;
. the examination of:
. the preliminary site plan to ensure adequate site function;
. the building location on the subject property to ensure that the relationship
of the proposed building to Kingston Road is reasonable;
. the mix of uses being proposed for this development (list of uses to be
provided by applicant);
. the submitted Mixed Residential & Commercial Impact Study prepared by
Malone Given Parsons Ltd. to ensure that a proper planning rational has
been provided to support the required amendment to the Pickering Official
Plan;
. the submitted environmental, stormwater management and
residential/commercial impact studies to ensure that they adequately
support the development of these lands;
. the requested sun/shade analysis, view. corridor cross-sections/profile
(from north and south of the property), noise and vibration report,
geotechnical report, and traffic study once they are submitted;
. the significance of the stream corridor on the western portion of subject
lands and the requirement for TRCA approvals;
. the access to Kingston Road and the requirements for Region of Durham
approvals;
. the conveyance of municipal and regional lands for the purposes of an
easterly access from Kingston Road to the subject lands;
. the application to ensure that it is consistent with the polices of the 2005
Provincial Policy Statement;
This Department will conclude its position on the application after it has received
and assessed comments from the circulated departments, agencies and the
public.
Information Report No. 23-05
042
5.0 PROCEDURAL INFORMATION
{;TT :# LJ
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Page 5
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; and,
at this time, the Region has not yet determined whether this official plan
amendment application is exempt from Regional approval;
5.2 General
- 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 Councilor 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 an amendment to the
Pickering Official Plan and an amendment to the zoning by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of
writing report;
6.2 Information Received
The following information has been submitted by the applicant:
a Site Plan prepared by Array International Architects Inc.;
Elevation Plans prepared by Array International Architects Inc.;
a Phase I Environmental Site Assessment prepared by Terraprobe Limited;
an Environmental Report prepared by VE Collective Inc.;
- a Stormwater Management Report prepared by VE Collective Inc.;
a Mixed Residential & Commercial Impact Study prepared by Malone Given
Parsons Ltd.;
All of the above information is available for viewing at the offices of the City of
Pickering Planning & Development Department.
Information Report No. 23-05
If
() 3 ~ ('; "7
Page 6
043
6.3 Property Principal
The owner of the property is 786 Indopak Inc. (Zain Aga), the applicant is Array
International Architects Inc. and the agent for this application is Ned Allam of Array
International Architects Inc.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Geoff Romanowski
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development RevieW'
GXR:ld
Attachments
Copy: Director, Planning & Development
044
APPENDIX NO. I TO
INFORMATION REPORT NO. 23-05
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
tt
, O.3'QZ ....
045
APPENDIX NO. " TO
ADDENDUM TO INFORMATION REPORT NO. 23-05
PROPOSED AMENDMENT
TO THE
PICKERING OFFICIAL PLAN
046
if
~3 '07
PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
PROPOSED
PURPOSE:
The purpose of this amendment is to permit a site specific
increase in the maximum net residential density within the
Mixed Use Areas - Mixed Corridor designation.
LOCA TION:
The subject lands are approximately 1.4 hectares in area, and
located on the south side of Kingston Road, north of Highway
401, immediately west of the terminus of Fairport Road. All of
the lands fall within Part of Lot 27, B.F.C. Range 3, (40R-8710,
Part 1, 2 & Part of Lot 3).
PROPOSED
AMENDMENT:
The City of Pickering Official Plan is hereby amended by:
1. Revising policy 11.9 - Dunbarton Neighbourhood
Policies, by retaining the existing sections (a) and (b)
and adding a new subsection (c) as follows:
(c) despite Table 6 of Chapter Three, establish a
maximum residential density of 260 units per
net hectare for lands located on the south
side of Kingston Road, north of Highway 401,
immediately west of the terminus of Fairport
Road and abutting lands developed to the
west as a place of worship and designated
Mixed Use Areas.
IMPLEMENTATION:
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.
INTERPRETATION:
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.
5-
P3~ 07
Excerpts fromO 4 r-;
Minutes / Meeting Summary
Statutory Public Information Meeting
Council Chambers
Thursday, January 19, 2006
7:00 pm.
Cillf ,,~
Attendees:
Councillor Ashe - Chair
Councillor Dickerson
Councillor Johnson
Councillor McLean
Lynda Taylor, Manager, Development Review
Geoff Romanowski, Planner II
Rick Cefaratti, Planner 1/
Joyce Yeh, Planner I
Alison Haines, Recording Secretary
litem /
Qef#
Details & Discussion & Conclusion
(summary of discussion)
1. PICKERING OFFICIAL PLAN AMENDMENT APPLICATION
- OPA 05.003/P
ZONING BY-LAW AMENDMENT APPLICATION A 10/05
7861NDOPAK INC.
875 KINGSTON ROAD
PART OF LOT 27, B.F.C. RANGE 3
(40R-8710, PART 1, 2 & PART OF PART 3)
CITY OF PICKERING
1. Planner Comments
Geoff Romanowski, Planner 1/ provided an overview of the application and property.
He stated that to date comments have been received by Veridian, the Region of
Durham, CN Rail, St. Paul's on the Hill, Toronto Region Conservation Authority,
Ministry of Transportation and a number of residents and property owners in the area.
2. Applicant Comments
The applicant explained that the building would include two levels of parking on the
south side of the building, and a retail sector including an indoor mall. Residential
space would begin on the fourth floor. He explained that to date a traffic study and
draft analysis for acoustic study have been completed and both are favourable.
3. Comments from Members of the Public
Svlvia Spencer
Page 1
CORP0228-2/02
048
5
{l3 "(~)7
Excerpts from
Item /
Ref #
Details & Discussion & Conclusion
(summary of discussion)
771 Sheppard A venue
Sylvia Spencer has an objection to the height of the structure, but would not oppose a
3 storey commercial building, and believes that if a shadow study was to be
conducted, St. Paul's on the Hill daycare would likely fall in it. She is concerned with
steam from the Nuclear Power Plant, the potential for a gas explosion from the station
across the street, and questioned if the warnings from the Nuclear Power Plant would
be blocked from residents that live beyond this building. She further expressed
concern with the implications of a solar power building to City the budget, the amount
of parking for the retail establishments and the number of handicap spots. Sylvia is
concerned with the safety of children who reside in the building as trucks seem to use
this area 'of Highway 401 to gear down and further, the migratory path for birds may
be affected by the building.
Catherine Bare
1713 Sprucehill Road
Catherine Bare is concerned with how schools in the area will be able to
accommodate the new children in the community due to the fact a number of schools
were closed as the neighbourhood was considered to be aging.
Robert Jones
878 Sheppard Ave.
Robert Jones believes the building is too dense and is concerned with what will
happen to the wildlife that depend on the stream on the subject property. He further
expressed concern about the increase in traffic and the safety of children in the area,
the building's aesthetic appeal and how the building would affect the new dealership.
Mr. Jones advised that he would be in favour of a smaller building.
John Dawson, Solicitor for Owner of the Volvo Dealership
920 Kingston Road
Mr. Dawson advised that his client was trying to assess what the impact would be and
there appeared no justification to increase the density permitted on this lot. His client
is concerned about the increase in noise and that it did not appear to adhere to
guidelines and upgraded windows would be required. As the live-work style is not
customary in the area, he questioned what would happen if the plan failed.
Furthermore, the only access to the residential areas is through the commercial
section of the building.
Diane Marmena
1724 Sprucehill Road
Diane Marmena stated that the proposed plan was too large for what we require and
would not oppose a smaller commercial facility. She noted that herself along with
other neighbours were very concerned with loitering.
4. Applicants Response
Page 2
CORP0228-2/02
5 .
c." 3 - c 7 Excerpts frorro 4 (
Mr. Dawson advised that his client was trying to assess what the impact would be and ',f',
there appeared no justification to increase the density permitted on this lot. His client
is concerned about the increase in noise and that it did not appear to adhere to
guidelines and upgraded windows would be required. As the live-work style is not
customary in the area, he questioned what would happen if the plan failed.
Furthermore, the only access to the residential areas is through the commercial
section of the building.
Diane Marmena
1724 Spruce hill Road
Diane Marmena stated that the proposed plan was too large for what we require and
would not oppose a smaller commercial facility. She noted that herself along with
other neighbours were very concerned with loitering.
4. Applicants Response
The Applicant appreciates the residents concerns and stated the following. The
developer intends to have 50% of power consumption through solar resources.
The concept of the live-work building is to reduce the need to go elsewhere, thus
minimizing traffic impacts.
5. Planner Response
Geoff Romanowski advised that the proposed plan has been circulated to the Toronto
Region Conservation Authority (TRCA) and a site visit had been conducted to view
the undeveloped area. Geotechnical and additional information has been requested in
order for TRCA to give their approval. Additionally, staff will be generating a report for
Council and the community will have an opportunity to make submissions at that time.
6. Comments from the Chair
Councillor Ashe advised the public that Councillors would be happy to facilitate the
process for another meeting to discuss the issue with residents before proceeding to
more formal meetings of Committee and Council.
Page 3
CORP0228-2/02
050
"T1' h f'w r.r::.r.I'T # (:; TO
f.'.. r!'h)1 i,','lL,'\"'
Ii PD -':"'9 j . c) L _'._._
January 4th, 2006
St. Paul's on the Hill Anglican Church
882 Kingston Road
Pickering, Ontario
L 1V 6X5
Dear Mr. Romanowski,
Further to our telephone conversation on January 3rd, 2006, I am writing to you to express my concerns in
regard to the application for a Zoning Amendment -A 10105.
I am the senior pastor at St. Paul's on the Hill Anglican church. This proposed project is to be constructed
directly across from our facility. If it is not properly designed this project proposal could have a significant
negative impact on our church community and the day care facility which currently leases our building.
I would ask that the following points be raised and clarified before a permit is given to increase the
maximum net residential density for this project:
(1) That the project have significantly more than the minimum required parking spaces for both
the commercial and residential units. Our unsupervised parking lot is located across from
this proposed project. I am concerned that if the project does not create enough designated
parking spaces then it will result in a flood of illegal parking in our church's unsupervised
parking areas. This is of concern because of the limited parking we have for our own extensive
programmes, the presence of children at the St. Paul's daycare- who are picked up and dropped
off from this parking lot area, and our exposure to liability should residents, visitors to residents,
or clients of the retail shops illegally park in our private parking areas and then have an accident
on our property. I would also add that should people illegally park on our property there will be an
increased risk of traffic accidents as the people cross the busy Kingston Road to access this project.
(2) This proposed project will possibly limit our visibility to those who travel on the 401 travel corridor.
Many people do begin to attend our church because they have seen it while travelling on the 401. This
project would limit our current and historic (since 1934) visibility and negatively effect our advertising
potential.
(3) If permission is given for such a project to move ahead with resulting heavy construction and
excavation. What guarantees will be given that ground vibration from the excavation and construction
would not result in damage to the foundations of our buildings?
I thank you for your consideration and response in regard to these concerns.
Yours Sincerely,
The Reverend Canon Kim Beard
"7
{)3 - 07
FAMPA HOLDINGS LTD.
25 Sable Street
Toronto, Ontario
M6M 3K8
051
Telephone 416-787-6633 ext. 202
Fax 416-231-2068
December 7, 2005
SENT BY FAX AND COURIER
City of Pickering
Planning & Development Department
Pickering Civic Complex
One the Esplanade
Pickering, Ontario
L 1V 6K7
Attention: Mr. Neil Carroll, MCIP RPP
Director
RE: Pickering Official Plan Amendment OPA 05-003 P
Zoning By-law Amendment Application A 10/05
786 Indopak Inc.
875 Kingston Road
Dear Mr. Carroll:
We are responding herewith to the City of Pickering's Notice of Public
Meeting we received regarding the subject development application, scheduled for
Thursday December 15, 2005. We have obtained information regarding this
application from Mr. Geoff Romanowski, at your front counter, including receiving a
copy of the application's site plan. We have attempted to secure the project report
authored by Malone Given Parsons Ltd., through the project architect, without
success (see separate letter copied to Geoff Romanowski).
We have retained our own independent planning, traffic and noise consultants
to analyze this application on our behalf. Our review of this application is incomplete
without additional supporting documents. We understand the Planning Department
has requested the applicant to provide additional studies/reports in support of this
application such as a noise and vibration study, view corridors study, geotechnical
study, and sun/shade study. We would greatly appreciate receiving copies of these
additional studies, when available, so that we can complete our assessment of this
application.
In the meantime, we continue to have questions and/or concerns about this
application and its viability. We intend to closely monitor the further processing of
this application. To this end, we will be making a deputation at the public meeting on
December 15, 2005.
Sincerely
~tI I,;,k-f
Ia';;'w. RYCr~~p RPP
'''If' ....".... 1:"",___ U_I.J:___ I .......
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The Regional
Municipality
.of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
PO BOX 623
WHITBY ON L 1 N 6A3
CANADA
905-668-7711
Fax: 905-666-6208
E-mail: planning@
egion.durham.on.ca
www.region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
January 17, 2005
ATTACHMENT #_.q ._TO
REPORT # PD.-f:...i.:..<2..7_____
i~;
1~
Geoff Romanowski, Planner II
City of Pickering
Pickering, ON
L1V 6K7
Mr. Romanowski:
Re: Official Plan Amendment Application OPA 05-003/P and
Rezoning Application A10/05
Applicant: 786 Indopak Incorporated
Location: Part Lot 27, BFC, Range 3
875 Kingston Road
Municipality: Pickering
These applications have been reviewed and the following comments are offered.
rhe purpose of the Official Plan Amendment application is to permit an increase
in the maximum net residential density within the Mixed Corridor designation from
140 to 260 units per net hectare.
The purpose of the zoning application is to permit a mix of commercial and
residential uses within a 1 O-storey building.
Reaional Official Plan .
The lands subject to this application are designated "Special PolicyArea A" in the
Durham Regional Official Plan. . This area contains a mixture of residential, retail,
personal service and industrial uses. The policy of the Regional Plan is to
maximize the area's highway exposure as a mainstreet and gateway to the
Region. Development should be intensified in amanner that will not adversely
affect similai development within Main Central Areas of the City of Pickellng. The
visual appearance of the 'proposal from Highway 401 and Highway 2 should be a
major consideration of the development in this area. An increase in density and a
mix of uses would appear to be-appropriate in this area provided that
development is compatible with the surrounding land uses and appropriate
consideration is given to the proposed design.
Reaional Services
Municipal water supply is available to the subject property from an existing
400mrn watermain on Kingston Road. Connections will not be permitted to the
. existing 600 mm watermain. Please be advised that the 350mm watermain
shown on the Site Servicing Plan prepared by Virtual Engineering has been
abandoned.
@
100% Post Consumer
()
!.J
Page 2
cJj ~.D7
053
Sanitary sewer service is available from an existing 900mm sanitary sewer
located along the south limit of the subject property.
It appears that the proposed location of the storm sewer overlaps an existing
Regional easement. The Region does not permit private services to be located
on Regional easements and the Site Servicing Plan will need to be revised
accordingly.
Transportation and Access
Kingston Road is designated as a Type B Arterial Road in the Durham Regional
Official Plan. Accessto Kingston Road will be restricted to right-in/right-out
rnovement thiOugh the construction ofa centre-raised median. The inbound lane
should be aminimum of4.25 metres in width.
The south approach lanes of the intersection of FairportRoad and Kingston Road
should be designed with a three lane cross-section to provide for dual outbound
lanes. The total width must reflect a 4.25 metre inbound lane and have
consideration for opposing geometry with the north approach lanes.
Provincial Policies and Dele~ated Review Responsibilities
The applications have been screened in accordance with the terms of the
provincial plan review responsibilities. A Phase 1 Environmental Site
Assessment, prepared by Terraprobe Limited, indicates that no issues of potential
or obvious environmental concerns have been recognized and no additional
investigation is required.
As the subject site is adjacent to Highway 2 and Highway 401 a noise study will
be required to identify any potential impacts on the residential portion of the
proposal, including noise mitigation and warning clauses.
Community Strate~ic Plan (CSP)
The proposal meets a number of the strategic objectives outlined in the esp,
including implementing effective land use planning which supports effective
compact development. The proposed mix of residential and commercial uses
would enable an improved live-work relationship.
N:lpimldcllOPAIOPA 05-003 - Indopak.doc
054 Exemption Status
Page 3
The Official Plan Amendment application does not have significant Regional or
Provincial concerns. In accordance with Regional By-law 11-2000 the application
is exempt from Regional Approval.
Please advise the Commissioner of Planning of your Council's decision. If
Council adopts the amendment, please forward a record to this Departmentwithin .
15 days of the date of adoption. The record should include the following:
· two (2) copies of the adopted amendment;
· a copy of the adopting by-law; and
· a copy of.thestaff report and any relevant materials.
Please contact Dwayne Campbell, Planner in this Department, with any questions
or concerns.
'!l~
(/ .
. Kai Yew, Manager
Current Planning
cc: Pete Castellan, Regional Works Department
786 Indopak Incorporated
N:IPIMldc\LOPA\OPA 05-003 - Indopak.doc
#IConse?vaiTon
for The Living City
November 9, 2006
': 9
'il '.....'~...''''.....,.,..._,.....,,' ...., .,.~.",.,,~~
1; Pi:; .,...{J 3.,.:,{'. 7"".
055
CFN 37168.01
BY FAX AND MAIL (fax. 905.420.7648)
1\tIr. Geoff Romanowski
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, ON L 1 V 6K7
De(3r Mr. Romanowski
Re: Official Plan Amendment OPA 05-003/P
Zoning By-law Amendment Application A 10/05
875 Kingston Road
City of Pickering
786 Indopak Inc.
Further to our letter of December 2005 and subsequent meetings with the applicant and Pickering staff,
we have received the following documents in support of the above referenced OPA and ZBA:
. Flooding Study Report, prepared by Virtual Engineers, dated September 6, 2006, received on
September 11,2006;
. Geotechnical Investigation and Slope Stability Assessment, prepared by TROW Associates,
dated September 26, 2006, received on September 28, 2006;
. Drawing No. SP-01, prepared by Virtual Engineers, revised September 7, 2006, received
September 11 , 2006.
We offer the following comments:
Flood Plain Issues
The Flooding Study Report is satisfactory for the purpose of the OpAand ZBA and the proposal does not
appear to have any impact on up or down stream flooding. We will require further engineering details at
the Site Plan and TRCA Permit application stage. However, we do note that considerable height of .
retaining walls will be required for the southern portion of the development. These retaining walls will be
up to 2 metres high. This should be addressed with the City's Planning / Urban Design staff relative to
long term maintenance and aesthetics.
Slope Stability Issues
The methodology and the recommendations of the Slope Stability Assessment are satisfactory. The
Assessment notes that there are several areas along the toe of the slope where erosion is occurring and
that erosion protection measures should be implemented in these areas prior to development.
Limits of Development
The top of bank as staked by TRCA staff in the field has not been ,illustrated on Drawing No. SP-01. The
staked top of bank should be illustrated on a Survey, prepared by an Ontario Land Surveyor, and
superimposed on Drawing SP-01. If the staked top of bank is not available with the Surveyor, then we
would be pleased to re-stake the top of bank upon request.
,., G,:,\!-lorn:\rublic\Dev~lopnlellt.Ser""ic~s\!)llrbanl~~gi()n\Pi~kerin!l\875 kingstol1_~..~oc.
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca
..s\
::~.J"
056
Geoff Romanowski
- 2 -
November 9.2006
Once the top of bank is illustrated on the Survey and drawing, then the development limits should be
adjusted in the area of steep slopes in the north-west portion of the site. The existing proposal includes
an entrance driveway within three (3) metres of what we believe to be the top of bank illustrated on
Drawing SP-01. The proposed entrance driveway should be shifted to a point 10 metres east of the top
of bank in order to avoid any potential impacts to the slope and to protect the natural heritage system
associated with the valley. This will require a minor revision to the design of the entrance driveway and
hard landscape area on the west side of the proposed building. An illustration on an excerpt from
Drawing No. SP-01 is enclosed for reference.
Recommendations
In light of the above, we have no objection to the approval of the OPA and the ZBA, subject to the
following:
. The staked top of bank should be illustrated on a Survey and, if necessary, confirmed in the field
by TRCA staff.
. The limits of development should be adjusted in the north-west portion of the site, as illustrated
on the enclosed excerpt from Drawing No. SP-01.
. The portion of the subject property west and south of the limits of development should be zoned
in an open space designation and conveyed to public ownership.
We trust this is satisfactory. Please feel free to contact me if you have any questions.
f(~r
Steven Heuchert, MCIP, RPP, MRTPI
Manager, Development Planning and Regulation
Planning and Development
Extension 5311
Enclosure
cc: Ned Allam, Array International Architects (fax. 416.733.8236)
R. Anthony Warner, Virtual Engineers (fax. 905.475.0142)
G:\Home\Public\Development Services\Durham Region\Pickering\875 kingston_2.doc
Minislry of
Transportatlnn
i'Illnl~tcre des
Trlln~l'ortS
/0
o3-C7
@
Ontario
05'7
Phone: (416) 235-4572
Fax: (416) 235-4267
E-mail: hugh.fyffe@mto.gov.on..ca
Corridor~anagernentSection
ih Floor, "Building Dl'
1201 Wilson Avenue
Downsview, Ontario
M3M US
November 17, 2005
:Mr. GeoffRomanowski, Planner II.
Corporat~~ Services Department
City of Pickering
One The :Esplanade
Pickeringl Ontari.o
LIV 6K7
Re; Zoning Amendment Application - A 1010S
pickering Official. Plan Amendment -QPA OS-003/P
875 Kingston Rd.
Part of Lot 27, C(lncession D.F.C. Range 3,
City of Pick.ering
Dear Mr. Romanowski:
The minis:try has completed its revicw of the above amendment application and official plan amendment. The
applications have been considered and reviewed in accordance with the requirements of our controllt;:d access
highway policies and criteria and the: Public Transportation and Highway Improvement Act.
This Ministry will require that any n.ew buildings/structures, above and below ground, be setback a
minimum of 14m (46 feet) from the Highway 401 property line. Further, any arrangement, traffic and
otherwise, or amenity essential tc the viability of the proposal su.ch as fire routes, loadin.g docks, driveways,
municipally assumed/private roads mdJor servicing, ctc should be located outside the 14m. setback. Further any
parking located within the 'setback' must be surplus to site requirements and so indicated on a site plan.
The own.er shou.1d be made awan: that ministry permits are required prior to any construction being
undertaken. Ministry permits are also required for all signs visible to the highway. Further information on
our permit requi.rements is available from our office by contacting Mr. Ken Sherbanowski, Permits Officer,
at 416-235-5560). As part of OUI' permit review process, we will require the su.bmission of a Storrnwater
ManageJllent Report and a Lighting Plan for our review and approval. .
Hug ,,' . fe
Corrridor Management Technician
cc.
03/14/2006 13:23
416-235-4267
CORRIDOR MANAGEMENT
PAGE 1212/1213
058
::,lEP'O n'fi/
~
Ontario
Mini~try of
Trqn.~l'lIrtation
Ministere des
Trl\nspnrtll
Phone: (416) 235~4572
Fax: (416) 235~4267
E-mail: hllgh-fyffe@mto.gov.on.ca
Conidor~anagernentSection
7th Floor, "Building D,l
1201 Wilson Avenue
Downsview, Ontario
M3M 118
March lA, 2006
MI. GeoffRomanowski, Planner n
Corporatl~ Services Department
City of Pickering
One The Esplanade
Pickering, Ontario
L 1 V 6K7
Re~ Traffic Impact Study and Drainage Report
Zoning Amendmlmt Application - A 10/05
Pickering Official Plan Amendment -OP A. 05-003/P
87S Kingston Rd.
Part of Lot 27, Concession B.F.C. Range 3,
City of Pickering
Dear Mr.. Romanowski:
The miniHtry has completed its review of the Traffic Impact Study and Drainage Report submitted in support of the
above appHcation and our commentH follow.
Drainag~:
1. The SWM report doe~. not address water quantity control based. on industry standards within
Ontario, The report must use either the modified rational method or a computer model to
determine on-site stonge requirements to mitigate impacts of development, .if required.
2. The consultant should increase the post development runoff coefficients used to calculate runoff
during storms exceeding the 10 year event as outlined in the MTO Drai.nage Management
Manual (Chart 1.07).
3. Manning's equation has been used to determine the control on the site. Manning's equation
assum.es open channel flow conditions. The stonn sewer that will restrict flow from the site will
be operation under pmssure flow conditions. As such the consultant may not make use of
Manning's equation to determine on-site controls.
4. The outlet to the creek has been lined with rip rap. The thickness ofrip rap is specified to be
0,15 m, the diam.eter of ri.p rap has not been specified. Th.e consultant should undertake veloci.ty
# 1(" TO
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calculations to ensure that the size of rip-rap specified will remain in. place during the 100 year
even t.
Tlraffic
Study Period
. MTO requires that the study show analysis for the construction year plus the five and ten year
horizons.
. Growth rates must be specific to each project. Stating iliat a "typical" value has been used is simply
n()t good enough. To establish annual growth rates for a project, historical volumes must be
compared for a period of a,t least 3 - 5 years.
Background DataJResearch
. Show all collected data and calculations in the ,report. (ie. signal timing reports, traffic volumes,
irltersection movement COllntSI historical volumes)
. Why were MTO volumes not included in this report?
Site/Accl~ss Layout & Plan.
. How far are the proposed. site accesses from the 401 WB ramp terminal?
. Show a scaled or measured site plan to show distance between the site and. major intersections.
. A. right turn lane is in the :report.. Where is warrant for this? Is it included in. the report findi.ngs?
Res Anillysis
. When MTO freeway ramps are involved, queuing must be analysed. What is the queuing situation
at this interchange? Will the added ramp traffic extend the queue back to mainline 401?
The ramp(s) in question needs to be better id.entified.
Permit
Further to letters from thj$ tninistry dated. November 17, 2005 and November 01, 2005, a Site .Plan must be
submitted for m.inistry review and approval. Further information on. Ollr pennit requirements is available
from. out' office by contacting Mr. Ken. Sherbanowski, Permits Officer, at 416-235-5560).
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Corm.dor Management Technician
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Facilities Services
400 Taunton Road East
Whitby, Ontario
L1 R 2K6
Telephone: (905) 666-5500
1-800-265-3968
Fax: (905) 666-6439
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The Corporation of the
City of Pickering
Planning Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
LI V 6K7
CITY OF' f'ICKEBING
lP!.ANNING & DEVELOPMENT
OEP!',RTMENT
Attention: Mr. GeoffRomanowski
Dear Mr. Romanowski
RE: Zoning By-law Amendment Application
786 Indopak Inc..
40R-8710, Parts 1,2 & Part of Part 3
875 Kingston Road
((South-west corner of Kingston Road and Fairport Road)
City of Pickerin~
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
"'"
CA.b~~
Christine Nancekivell,
Planner
I:\PROPLAN\DA T A \PLNG\ZBL\A I 0-05
I~
03 -
06!
The Durham Catholic District School Board
September 8, 2006
Ii e C IE I'll iii;':; "UJ
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City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, ON L 1 V 6K7
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CiTY OF PfCKf'ti1ji'\?r::
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Dear Mr. Geoff Romanowski
RE: PICKERING OFFICIAL PLAN AMENDMENT OPA 05-003/P
ZONING AMENDMENT ApPLICATION A10/05
786 Indopak Inc.
875 Kingston Road
Part of Lot 27, BFC Range 3
City of Pickering
Staff at the Durham Catholic District School Board have reviewed the above mentioned
application and have no objection.
The subject lands affected by this application fall within the catchment area of
St. Marguerite Bourgeoys Catholic Elementary School, located at 1765 Meadowview
Avenue in Pickering.
Should you have any questions or concerns, please call me.
Best regards,
4~JJ6
Anne Dobos
Assistant Planner
ad
652 Rossland Road West, Oshawa, Ontario L 1 J 8M7
Tel 905576-6150 Toll Free 1 877 482-0722
Patricia A. Manson B.A., M. Ed.. Director of Education I Secretary I Treasurer
062
Romanowski, Geoff
From:
Sent:
To:
Subject:
Geoff.Woods@cn.ca
April 10, 2006 2:03 PM
Romanowski, Geoff
Noise Impact Report [Proposed Zoning By-law and Official Plan Amendment, File
Nos. A 10/05 and OPA 05-003/P, 875 Kingston Road]
Geoff, our previous comments on the above noted application, attached below for
reference, are still valid.
We have reviewed the Noise Impact Report of Virtual Engineers - VE Collective
Inc. The Report did not assess rail noise. We do not agree with the
consultant's conclusion that because of the distance and intervening uses there
will be no noise impacts. The distances from the property to the rail
corridors referenced in the Report do not seem correct - the Kingston
Subdivision to the south would appear to be about 90-100 m from the subject
property and the York Subdivision to the north would appear to be about 175 m
from the subject property. Both rail lines carry significant train traffic.
Rail noise must be assessed. The consultant should contact our consultant UMA
Engineering directly to obtain train traffic data. The contact is Dan Jagos,
fax - 905-238-0038, tel. 905-238-0007, email dan.jagos@uma.aecom.com.
Regards,
##########################################
Geoff Woods, BES, MCIP, RPP
Manager, Community Planning and Development
CN Real Estate and Business Development
1 Administration Road
Concord ON 14K 1B9
Tel.: 905-760-5007, Fax: 905-760-5010
Email: geoff.woods@cn.ca
##########################################
----- Forwarded by Geoff Woods/WOODS01/0N/CNR/CA on 2006/04/10 13:46 -----
Geoff Woods
To:
gromanowski@city.pickering.on.ca
2005/12/15 16: 18
Woods/WOODS01/0N/CNR/CA)
cc:
(bce: Geoff
Subject: Proposed Zoning By-law and
Official Plan Amendment, File Nos. A 10/05 and OPA
05-003/P, 875 Kingston Road
Geoff, we have the following comments:
1.
The following warning clause shall be included in
Agreement, Condominium Declaration, and inserted in
Purchase and Sale or Lease for each dwelling unit:
the Condominium
all Agreements of
1
7\,,/1
063
"Warning: Canadian National Railway Company or its assigns or
successors in interest has or have a right-of-way within 300 metres from
the land the subject hereof. There may be alterations to or expansions
of the rail facilities on such right-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid
may expand its operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the design
of the development and individual dwelling(s). CN will not be
responsible for any complaints or claims arising from use of such
facilities and/or operations on, over or under the aforesaid
right-of-way."
2. The Owner is required to engage a consultant to undertake an analysis of
noise and to recommend abatement measures necessary to achieve the maximum
level limits set by the Ministry of Environment and Canadian National
Railway to the satisfaction of City and CN. Ultimately, all of the
recommended mitigation measures will be secured by a registered agreement
on title.
We request notice of any meetings or approvals regarding the subject property.
Regards,
**************************************************
Geoff Woods, BES, MCIP, RPP
Development Review Coordinator
CN Railway Properties
1 Administration Road
Concord ON L4K 1B9
Tel.: 905-760-5007, Fax: 905-760-5010
**************************************************
2
064
~.
VERI DIAN
CONNECTIONS
7
DEVELOPMENT APPLICATION REVIEW
r PROJECT NAME:
~ ADDRESS/PLAN:
! MUNICfPALITY;
786 Imlopak 1m:.
~
II
J
A7S Kjllg~t(ln Road
Pickl::ri.ng
REF NO.:
A 10/0.5
SUBMISSION DATE:
Ocrokr 28, 2005
1. Elr;ctric Servicr; is available on the IOlld :lllowanee(~) tOllching lhi~ propcrry.
SCLVieing will be from Kingotoll Row.!.
2. AIl extension of thr; Corporl\uno'S plant may \lr; required on the road allowance in order 10 ~e1:vicc this projr;ct.
'!'his may either be overhe;i4, IllldergroUIld. or a combin:Hion.
In residential dcvelopmc:nts all such expansions ~ue llnckrgcoulld.
J. 'rht~ appliclmt must provide a<;commodlltion 011 site fOI I:he Corpomtiorl'~ transformer(s).
· outdoor padmollM in a Sm X Gm dellr lu'ca
4. TIle applicant IMY need to supply IInd install a cornplr;tc 44kV sub~lati()n.
5. A sc.parate room(s) with olll~idt: access is required to aecolllmoJ.~lte th~~ Corporariop'. meters.
fl. Individual metcring f()I e~\<;h unit is re'jlured.
7. The Applicant ll\lly need to provide ~l ~:cmcn:tc cncased f,lldbl undcrgrolllld dun system from a ~ul'ply point
On Kingston RO:ld to a trll.J\~fcmm:r loearion(s) on the property.
8. The Applicant mll~t pay the costS 1.0 ~upply :l11d illSt:\llul1derground selvice cllblr.~ along the i'oute of 7. abow:.
9. The following ~t;il1dard .fi~ed fee costs will apply:
Service C(lnnCCnon Fee $130.00 pef lUUt.
10. Hxi.ting Corporiulo[\ plant on Kingston Road may have to be teph{ccd/ rdocatcd at the Applicant's cost to
accommodate tht: proposed lugh v()lt~lge l1nd~~rgrol\nd supply.
'11. The Applic;mt m\lst make direct IIpplkation to the Corporation to l.lbtain specific approvall)f rlle ekctrical
service ~lnangc:ments :ll1d rehued work for this pi'oject. !\n clel:tricrd ~:cms\lltantor electricill1\ is st.rongly
recommclldcd to co-ordinllte ~crvic~~ details. The af'pliC~lflt is c:antioned that tenders, cOntnLct~, or work initiated
pri~)r to obtahung specific approval will be subjecl I'CI co.',lOge.
12. A Multi-Tenant .t\greernent. must. he: cntered into and ItHIY be Ieg:i~t,ere<.i on title as p:\f.t of the servicillg
:requirements. Legal cost" for this will be chllrged to the Applicant.
/1/-
u3~()7
065
13. All work from th~ public nlad allowrmcc to t.he: ot~lvice cnt.rance ,(no the merering arrange:ments must comply
wirh tbe Corporatioll's rcquireme:nrs and spccificatiolls.
14. Prior rtl cllergi:i:ing any new ,c.lvice, r1'lt~ Applicant shall apply to the Corporation's Customer Cuc Dep:utrncnt to
01'eo an energy aCCOlUlt.
An energy deposit must be posted and maultained on aCCOLLnr at all times - amql.l.Ilt w be detetmined.
15. Prior to obtaining a bLuJding permit, the l\pp]ic~nt shall, by agreemem, t:onfirm ,tcct:ptance of the: tCl'ms and
conditions of pr.oviding dectrical iit:l"Vicc.
Hi. \'Vbere cnlncs or matcrhl h~lnd1ing e9wpmcnt or workers must work in proximity to existing ov(,~rhead wire"
wirh the capability of C()nt:~t:t or corning withir} the limits of approach, the dcvc!oper/buikkr shalll'ay 1111 costs
fur the ternponuy relot.;:~tion, burhl, or protection of the Wites, or other action deemecl m:ccssary by Vcridiall ro
provide for worker oafety and rhe ~ccurity (If thc eleCf:nc;alsysrem.
17. Lal1dsc"ping, 5pecific~\lIy trees and shrubs, should bc relocaLl:q a,~y from tl,e Corporation's transfonner and
poleline to avoid jrlte:rfen~ce with ~:qllip1l1eUl: :iCC;CSS and ful:l.lrc: growth. Lopsided appearance of trees fr(lm
rrimming may result.
tH. Will Ih)t attend schec.ll.llcd City ofPi(:kcri.ng DAR'r Meeting for thi~ Developrht:l1t.
19. Veridian Connections has no objection reI the proposet.! ucvclopmelH. Plcilsc fonvarJ a copy of firs' sl.lbmissiotl
civil de:sign so th~\1 Veridian Connections ll111Y prr;:pllrc an eleclriq~l \ksigll and an 0 ffer to ServlL:i:. I,~lcctrical
dr:~wlngs ,ue ret.{uircd (3/ G) m(lnths prior tel electrical servicing date.
20. All of rhe above ccmdirions of service: ,uc subject 1.0 Ontario Energy 8~lard (OED) t'Ll]e:s. regulations lind/Of
approval.
21. Other:
· Early contacr. with Vcrie:li3n [echoical r.cpreselHaliv~: is criticill to ,\voiding sCIVicin~ del:~dk
· Supply voltage lInd transformt;:f size to be confinm:d upon snbrhit.tlll of dcm\\lld load detail by tlus
Appl.ic~~nI'.
Techrlit:~l J(cpl'esentative: Kcn G~dlen
Telephone: 905-427-9870 Ext. 32Ci2
It
PP!df
1::\I/l'rnw..dl\l)cvcIlJllmI:IH :'l'llllI:jltlOU Ih:vil:IJI\PkkL:nl!}~\2lJfI)\ -/l'lei IlUlllpi1~ hll:. . tt751.Jl\~:;lllllItWIII.IIIH:
Page 20[2
Vc;'idian Conncctions Developlnent App).iclltion Revkw
Form #EC0002
Rev. Date - July 21, 2005
O~liC Meeting Notice
Page 1
:::?E,PUH"T tv
Notice of a Public Meetina to be held
Thursday, December 15,2005 at 7:00 p.m.
Pickering Civic Complex - Council Chambers
One the Esplanade, Pickering, L 1V 6K7
for the following Planning Applications
File Type & Number Pickering Official Plan Amendment - OPA 05-003/P
Zoning Amendment Application - A 10/05
Owner I Applicant 786 Indopak Inc.
Property Location Part of Lot 27, B.F.C. Range 3
875 Kingston Road
City of Pickering
Proposal To amend the Pickering Official Plan to permit for an
increase in the maximum net residential density within the
Mixed Corridor Designation from 140 to 260 unit per net
hectare and to amend the zoning of the subject property to
permit a mix of commercial and residential uses within a 10
- storey building
Reports Submitted with . Phase 1 Environmental Site Assessment for Part 1,
the Application 2 and Part of Part 3 Plan 40R-8710, prepared by
Terraprobe Limited;
. Environmental Report for 875 Kingston Road,
prepared by Virtual Engineers;
. Storm water Management Report for 875 Kingston
Road, prepared by Virtual Engineers;
. Proposed Mixed Residential 7 Commercial Project
Report: for 875 Kingston Road, prepared by Malone
Given Parsons Limited
Written Information Information Report available from the office of the City Clerk
Available on or after December 9, 2005 and at the information
Meeting
Last Date for Comment December 22, 2005
Planning Contact Geoff Rowmanowski, Planner 11
Tel: 905-420-4617
Pickering Official Plan This property is dual designated. The west portion of the
Designation property is designated "Open Space System - Natural
Areas" and the east portion of the property is designated
Zoning By-law 3036/00,
as amended by By-law
2443/87
Planning Act
Requirements
Date of this Notice .
Fire Department
comments
Dated: November 23,
2005
~~J{eatfi
Pire Prevention Officer
CPicRgring Pire Services
06'-,
"Mixed Use Areas - Mixed Corridors". This property is
within the Dunbarton Neighbourhood.
The property is zoned "M1-8" - Storage & Light
Manufacturing Zone.
If you wish to reserve the option to appeal a decision of the
City of Pickering, you must provide oral comments at the
public meeting, or written comments to the City before
Council adopts an amendment to the Pickering Official Plan
and an amendment to the zoning by-law.
November 11, 2005
Pickering Fire Services provides the following comments.
We have no objections to the applicants' proposal to amend
the Pickering Official Plan for their noted purposes.
We reserve the opportunity to make further comments at
any site plan review.
During the site plan review process we will be forwarding
the technical information on our modern Arial truck so that
the engineering company responsible for the structural
design of the parking garage roof deck and fire route can
calculate applicable loading for fire fighting equipment.
068
/0
3-07
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
May 4,2006
To:
Geoff Romanowski
Planner 1/
From: .
Robert Starr
Supervisor, Development Control
Subject:
Zoning By-law Amendment Application A10/05 - 786 Indopak Inc.
875 Kingston Rd.
Part of Lot 27, 8.F.C. Range 3
(40R-8710, Part 1,2 & Part of Part 3)
City of Pickering
Stormwater Management Report by VE Collective Inc.
Phase 1 Environmental Site Assessment & Geotechnical Report by Terraprobe
Limited
- Traffic Impact Study by Mark Engineering
Noise Assessment Report including the revised report indicating Calculations,
Conclusions and Recommendations.
We have reviewed the above noted reports in support of the application and provide the
following comments:
General Comments
1. The City of Pickering's Fill & Topsoil By-law prohibits soil disturbance, removal or
importation to the site unless a permit has been issued. No on-site works prior to
Site Plan Approval is permitted without a permit. A copy of the By-law and Permit
Application is attached and should be forwarded to the applicant.
2. All off-site works may require the applicant/owner to enter into a Development
Agreement with the City.
Stormwater Management Report
1. Section 3 of the report references rainfall intensity taken from the Town of Halton
Hills standard drawing. Rainfall intensity is to be based on City of Pickering
Standards.
Geoff Romanowski
A10/05 - 7861ndopak Inc.
875 Kingston Road.
/b
CJ3-
May 4, 2006
069
Page 2
2. The catchment areas are to be delineated on a drawing. The description
provided in Table 2 does not suffice.
3. Section 4.2 references an outlet pipeline from Control Manhole 4 to the
Stormceptor, which has been designed to control post development flow to pre-
development flow. The sizing calculations are to be included with the next
submission. As well, storage calculations are to be provided for anyon-site
storage.
4. Storm sewers are to be designed using the City of Pickering Standard P-500
storm sewer design sheet. The information provided in Table 4 does not suffice.
5. Stormceptor sizing calculations are to be included with the next submission.
6. Referring to the Site Servicing and Grading Plan attached to the report, the west
entrance and driveway slopes directly to the underground parking entrance. As
well, the grade to the south of the entrance is also higher. Should CB 4 become
blocked, all runoff would flow down into the parking garage. Revise grading to
direct drainage away from the entrance.
7. The proposed sidewalk fronting the site along Kingston Rd. should be moved in
towards the property line and a high point created in the entrances. It is
anticipated that the Kingston Road frontage will be urbanized with removal of the
existing ditch. This must be addressed in future submissions. As well, the
sloping west of the west entrance will need to be addressed.
8. The Site Servicing and Grading Plan indicates a silt fence as per City of Brampton
Standards. The silt fence is to be as per City of Pickering Standard drawing P-
823. A copy of the City of Pickering Design Standards is available for purchase
from Development Control should the consultant require a set.
9. Erosion control must be addressed for this site. Cash-in-Lieu may be required for
downstream erosion control. A calculation for the applicant's share will be
provided at a later date, if deemed a suitable solution.
10. Please ensure that the limits of development are the flood line or staked top of
bank.
11. Green Roof designs must be provided and run-off coefficients certified by an
engineer.
Phase 1 Environmental Site Assessment & Geotechnical Report
1. No specific comments.
o ~j ~eoff Romanowski
A 10105 - 786 Indopak Inc.
875 Kingston Road.
May 4, 2006
Page 3
Noise Assessment Report
1. No specific comments
. Traffic Impact Study
1. All references to the Town of Pickering are to be revised to the City of Pickering.
2. Section 1 - Introduction references Eastbound 401 ramps. The direction of traffic
flow for these ramps is Westbound.
3. Section 2.2 - Existing Intersections, references the Eastbound 401 ramps. These
are westbound ramps.
Should there be any questions or concerns regarding the above comments please
contact the undersigned or Paal Helgesen at 905.420.4617.
~. ----
~.
............. .
--.
Robert Starr
RS:ph
Attachment
l:\Oevelopment\ Zoning By-law Amendment Application Al0/OS - 766 lndopak lnc
Copy: Coordinator, Devel0pment Approvals
/7 ON',
!1-'
0:3'-(..') '7 ..
071
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
To:
Richard W. Holborn
Division Head, Municipal Property & Engineering
FlfECIEHVi:O
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MUIV/CIP/J.l. p~pf.~/C !(ERt Ne
TY & ENGINEERING
March 17, 2006
From:
Shahid Matloob
Coordinator, Traffic Engineering
Subject:
Traffic Impact Study for 786 Indopak Inc.
- Pickering Official Plan Amendment Application - OPA 05-003/P
- Zoning By-law Amendment Application - A 10/05
- 875 Kingston Road
Please be advised that, I have reviewed the Traffic Impact Study for 786 Indopak Inc.
wit~ respect to the proposed mixed use development at 875 Kingston Road. Following
are my comments:
· Provide raw traffic count data.
· Peak hour timings for which analysis has been conducted are not mentioned in
the report.
· Details are missing as to the calibration of 2005 background traffic analysis to
accurately reflect existing field conditions.
· 2011 afternoon peak background analysis for Kingston Road and Highway 401
Ramps intersection shows two thru lanes shared with right turns in eastbound
approach as compare to two thru lanes and a separate right turn lane for
morning peak analysis.
· Provide details as to the warrants and length of the proposed right turn lane on
Kingston Road and Highway 401 Ramps intersection eastbound direction.
· Existing signal timings should be used in the 2011 background traffic analysis.
· An HCS analysis for the 2011 total traffic should be carried out with the existing
signal timings for comparison purposes.
· The final analysis should include proposed geometric improvements and the
signal timing modifications to mitigate the effect of proposed development.
· Provide revised full HCS analysis output.
Subject: Traffic Impact Study for 786 Indopak Inc.
March 17, 2006
072
Page 2
· The study should include either an aerial photograph or an existing condition
layout of the study area. The existing condition layout of the area should include
all driveways and intersecting streets that connect to a boundary street
illustrated in sufficient detail to serve the purpose of illustrating traffic function.
As a minimum, existing condition layout shall include all lane widths, traffic
islands, medians, sidewalks, curbs, and a general description of the existing
pavement conditions.
Above mentioned information is required for the City staff to evaluate the overall impact
on boundary. facilities and the surrounding street network due to the proposed
development.
If you have any questions regarding the above, please do not hesitate to contact me.
c::::::;:::::::~
-=~--Y"y\.
Shahid Matloob
S M/oPA_o5_oo3_P _875_Kingsto"_Road.doc
Copy: Supervisor, Municipal & Capital Works
/"~
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OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
April 3, 2006
To:
Geoff Romanowski
Planner 1/
From:
Richard W. Holborn, P. Eng.
Division Head
Subject:
Traffic Impact Study for 786 Indopak Inc.
- Pickering Official Plan Amendment Application - OPA 05-003/P
- Zoning By-law Amendment Application - A 10105
- File: 0-4030
Please find enclosed a memorandum from Shahid Matloob, Coordinator,
Transportation Engineering regarding this Division's comments with respect to the
Traffic Impact Study for 786 Indopak Inc. prepared by Virtual Consulting Engineers
dated January 18, 2006.
If you have any questions regarding the comments or require any further clarification,
do not hesitate to contact Mr. Matloob.
RH;ds
Enclosure
Copy: Director, Operations & Emergency Service
J:\SfTE PLANS\O-4030. Zoning Amendment (A)\A-10-05.DOC
Aug. 23 2006 10:50PM P1
074
ATTACHMENT # i $? TO
R"":~)('Rl #' PD' /) 2- /'"l -;
\::.1"" v ',' _~~_._~._,,_...
~)" ARRAY INTERNATIONAL ARCHITECTS
-. ARCHITECTS, PLANNtRS & DEVELOPMENT CONSULTANTS
1131A leslie ScreeI', Suite 230, Toronto, Ontario Canada M3C 318
. . .............., .. Tel: (416)733-3583 Fax; (416)733-8236 www.arraygroup.com
August 2211d, 2006
INC.
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade,
Pickering, Ontario
11 V 6K7
Att: Mr. GeoffRomanowski, Planner II
Fa..,,; (905) 420-7648
Re: 875 Kingston Rd. and Fairport Rd., Pickering, On.
Dear Mr. Romanowski:
As requested in our meetings with the City ofPickedng planning and zoning staff, and as per your tetter
dated July 24th. 2006, attached is a copy ofthe 2 page Leed Project's check list.
This is intended as a guide at this stage our target is to achieve a Leed Gold however this will be an on
going process throughout the design development and working drawings stage. We will also be relying a
lot on our consuttants_
Some of the main sllstainability features of the project include tbe fonowing:
. Energy conservation measures by using energy saving fixtures and including motion detection
switching for stair wells and infrequent use areas, electronic ballasts with low energy
fluorescents... .etc.
. Solar collecton; for power generation with connections to the hydro grid. Meetings were held with
Mr. Michael Angemeer, President ofVeridian together with Mr. Axel Starck, P. Eng. V.P. Mr.
George Armstrong Manager of regula to I)' affairs & Key projects in this regard and showed interest
in participation in the project. The proposed system was presented by Solera Sustainable Energies
Co.
. Storm water management methods to reduce impact on the municipal systems including
interlocking turf stone at driveways and under ground storage systems for possible use fOT
irrigation of green landscaping features
. Green roofs and terraces to maximize rain water absoJPtion and provide landscaped attJ:actions and
community interactive space.
· Eel>- systems and breathing walls for interior and exterior appr-.lcations. These are attractive natum!
features that include vegetation, water as well as aquatic plant~ marine life and organisms that
thrive in a symbiotic manner while contributing to fiesh air generation and dealing with indoor
pollutants. This is also a source offresh air generation for fresh air supply to the Air handling
systems reducing the need for outside unheated or non air.conditioned air. This results in energy
savings as well as a h~althier indoor environment.
· Water and energy sayer appliances and washroom fixtures
· Use of' Azore Lite' low-e glass especially at south and west exposures, reducing energy demand
due to reduction of radiant heat gain while marinating clear vision and reduced glare resulting from
reflective glass.
......l~,_,.__
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Rug. 23 2006 10:50PM P2
O.7.r'"
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. Good design and urban planning practices including mixed use principals and live work functions
and other sustainable approaches to minimize the impact of density in relation to 1ntffic in the
neighbourhood as a whole. By adopting a mixed use development approach in which live/work
facilities can be accommodated in the form of home businesses along the Kingston Road side as
well as designated independent office and business facilities in the main level as well as the 2nd
floor level commercial and office spaces. The type of commercial uses will be to some extent
guided and orchestrated to meet the needs of the immediate residents as well as those residing in
the sUlTOunding area. In addition recreational spaces will be accommodated in the form of the
fitness centre as well as the roof top recreational and garden space. The end result would be a
reduction in the need to commute and especially eliminate the need to drive for basis conveniences
or needs.
. Promoting public transit since a bus stop is available at the North East comer of the development.
In addition a shuttle to Pickering Town Centre and to the Go Transit station that is less than a 10
minute drive will go a long way towards reducing dependability on automobile travel and resulting
traffic congestion especially at rush hours.
. These are some of the high lights of the sustainable approaches that are adopted. Many other
features are being considered and will be further evaluated during the project's design
development, engineering and working drawings stages.
The prime principal in our mind is to achieve a successful project that will provide value to the community.
Yours truly,
,../'v- , GJ ~~
~
Ned Allam, OAA, MRAIC
Principal
Array International Architects Inc.