HomeMy WebLinkAboutJune 4, 2007
Planning & Development Committee
Agenda
Monday, June 4, 2007
7:30 pm
Council Chambers
Chair: Councillor Mclean
PART" A"
PLANNING INFORMATION MEETING
INFORMATION REPORT NO. 03-07
PAGES
1 - 7
SUBJECT: Zoning Amendment Application A 02/07
Doumouras Properties Ltd.
1010 Brock Road
Part of Lot 19, Concession 1
(Part 1 & Part 2, 40R-3816)
City of Pickering
PART "B"
PLANNING & DEVELOPMENT REPORTS
1.
Director, Planning & Development, Report PO 13-07
Wilson/Maclnnis/557~151 Ontario Limited
Plan of Subdivision 40M-1446
8 - 16
557351 Ontario Limited
Plan of Subdivision 40M-1451
557351 Ontario Limited/Marshall Homes (Altona) Limited
Marshall Homes (Woodview) Limited
Plan of Subdivision 40M-1515
Final Assumption of Plans of Subdivision
1. That Report PD 13-07 of the Director, Planning & Development regarding
the Assumption of Plans 40M-1446, 40M-1451 and 40M-1515, be
received;
2. That the highways being Hoover Drive, Littleford Street and Rouge Valley
Drive within Plan 40M-1446 be assumed for public use;
3. That the highways being Rouge Valley Drive and Hoover Drive within Plan
40M-1451 be assumed for public use;
Planning & Development Committee
Agenda
Monday, June 4, 2007
7:30 pm
Council Chambers
Chair: Councillor McLean
4. That the highways being Hoover Drive, Howell Crescent and Richardson
Street within Plan 40M-1515 be assumed for public use;
5. That the services required by the Agreements relating to Plans 40M-1446,
40M-1451 and 40M-1515, which are constructed, installed or located on
lands dedicated to, or owned by the City, or on lands lying immediately
adjacent thereto, including lands that are subject to easements transferred
to the City, be accepted and assumed for maintenance, save and except
from Block 50, Plan 40M-1446 and Blocks 85 to 90,95,97,98,99 and the
remainder of Blocks 84 and 94, all within Plan 40M-1515;
6. That the Subdivision Agreements and any amendments thereto relating to
Plans 40M-1446, 40M-1451 and 40M-1515, save and except from Blocks
85 and 86, Plan 40M-1515, be released and removed from title;
7. That By-law 1416/82 (Places of Amusement) be amended to include the
roads being Hoover Drive, Littleford Street and Rouge Valley Drive within
Plan 40M-1446;
8. That By-law 1416/82 (Places of Amusement) be amended to include the
roads being Rouge Valley Drive and Hoover Drive within Plan 40M-1451;
9. That By-law 1416/82 (Places of Amusement) be amended to include the
roads being Hoover Drive, Howell Crescent and Richardson Street within
Plan 40M-1515; and
10. That Council enact a By-law to dedicate that part of Block 94, Plan 40M-
1515, designated as Part 8, Plan 40R-18609 as public highway.
2. Director, Planning & Development Report PD 17-07 17 - 54
Zoning By-law Amendment Application A 8/06
Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham
Part of Lot 24, Concession 1
(40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678,
Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1)
(1097,1099,1101, 1101A, & 1103 Kingston Road)
City of Pickerinq
Planning & Development Committee
Agenda
Monday, June 4,2007
7:30 pm
Council Chambers
Chair: Councillor McLean
1. That Report PD 17-07 of the Director, Planning & Development, regarding
Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional
Municipality of Durham Zoning By-law Amendment Application A 8/06 be
received;
2. That Zoning By-law Amendment Application A 8/06 submitted by Nerotal Ltd.,
Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of
Durham, on lands being Part of Lot 24, Concession 1 (40R-16455, Parts 1
& 5, 40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part
of Part 4 and Part 5 & 40R-22390, Part 1) (1097,1099, 1101, 1101A, &
1103 Kingston Road), City of Pickering, to amend the zoning to permit a
broader list of commercial uses, including a variety of retail, personal service
shop, office and restaurant uses on the subject properties, be approved
subject to the conditions outlined in Appendix I to Report PD 17-07; and
3. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 8/06, as set out in Appendix II to Report PD 17-07, be
forwarded to City Council for enactment.
3.
Director, Planning & Development, Report PD 18-07
Zoning By-law Amendment Application A 3/06
Brookdale Centre Inc.
Part of Lot 23 & 24, Concession 1
1105 and 1163 Kingston Road
City of Pickerinq
55 - 96
1. That Report PD 18-07 of the Director, Planning & Development, regarding
Brookdale Centre Inc. Zoning By-law Amendment Application A 3/06 be
received;
2. That Zoning By-law Amendment Application A 3/06 submitted by Brookdale
Centre Inc., on lands being Part of Lot 23 and 24, Concession 1 (1105 and
1163 Kingston Road), City of Pickering, to amend the zoning to permit a
broader list of permitted commercial uses including a variety of retail,
personal service shops, office and restaurant uses on the subject properties
be approved subject to the conditions outlined in Appendix II to Report PD
18-07;
3. That the zoning by-law to implement Zoning By-law Amendment
Application A 3/06, as set out in Appendix I to Report PD 18-07, be
forwarded to City Council for enactment; and
Planning & Development Committee
Agenda
Monday, June 4,2007
7:30 pm
Council Chambers
Chair: Councillor McLean
4. Further, that Pickering Council direct City staff to report, through the
recently initiated Official Plan Review, on the policy changes required to
reflect the changes to the Town Centre West Development Guidelines
including changes as shown on Attachment #3 to Report PD 18-07.
4.
Director, Planning & Development, Report PD 19-07
Zoning By-law Amendment Application A 5/06
1685279 Ontario Inc.
1741 Fairport Road
Lot 126, Plan 1051
(Part 1, 40R-23692)
City of Pickerinq
1. That Zoning By-law Amendment Application A 5/06 be approved to permit
the development of limited retail commercial uses on the subject property
including personal service, offices, restaurants, retail stores and financial
institution uses on lands being Lot 126, Plan 1051, Part 1, 40R-23692;
97 - 135
2. That Council give direction to staff to seek consent of all parties to have
the Ontario Municipal Board refuse to approve Draft Plan of Subdivision
S-P- 2005-01 ;
3. That By-law 6529/05 to permit nine single detached dwellings on the
subject lands be repealed; and
4. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 5/06, as set out in Appendix I to Report PD 19-07, be
forwarded to City Council for enactment.
5. Director, Planning & Development, Report PD 20-07 136 - 152
Sustainable Neighbourhood Plan Project Consultants Report
Working Draft of the Scorecard for Neighbourhood Sustainability Under Separate
Draft Sustainable Development Guidelines for Neighbourhoods Cover
Draft Sustainable Development Guidelines for Subdivisions / Sites /
Buildings
District Enerqy Pre-feasibility Report for Central Pickerinq
1. That Report PD 20-07 of the Director, Planning & Development, regarding
the Sustainable Neighbourhood Plan project, be received;
Planning & Development Committee
Agenda
Monday, June 4,2007
7:30 pm
Council Chambers
Chair: Councillor McLean
2. That the Consultants' Final Report on the Sustainable Neighbourhood
Plan project, prepared by Dillon Consulting Limited, Joseph Bogdan
& Associates and Halsall Associates Limited with FVB Energy Inc., dated
May 2007, be received; and
a) That the Draft Sustainable Development Guidelines contained as
Appendices A and B to the Consultants' Final Report be:
i. used as input to the development of the sustainability
performance measures and benchmarks required for Seaton;
II. used as input to the sustainability components of the Pickering
Official Plan Review; and
III. released to other organizations for input to their research on
sustainable development and the Leadership in Energy and
Environmental Design - Neighbourhood Developments
(LEED-ND) framework in Canada, including the Federation of
Canadian Municipalities, Canada Green Building Council, and
Canada Mortgage and Housing Corporation;
b) That staff be authorized to continue participating in the professional
and academic discussions regarding sustainability and LEED-ND;
and
c) That the District Energy Pre-feasibility Report for Central Pickering
contained as Appendix D to the Consultants' Final Report, dated
May 2007, be made available to all those interested, and used as
input to the Energy Management Plan required as part of the
Master Environmental Servicing Plan for Seaton; and
3. That Council receive for information the Working Draft of the Scorecard for
Neighbourhood Sustainability and request staff to report back with a Final
Draft and a User's Guide later this year;
4. That staff conduct a consultation workshop in the fall to obtain comments
from stakeholders on the Draft Scorecard and User's Guide;
5. That a copy of Report PD 20-07 of the Director, Planning & Development
and the Consultants' Final Report be forwarded to the Federation of
Canadian Municipalities, with appreciation for the funding assistance
provided for this project; and
6. Further, that a copy of Report PD 20-07 of the of the Director, Planning &
Development and the Consultants' Final Report, be forwarded to others
who assisted or expressed an interest in the City's work including the
Planning & Development Committee
Agenda
Monday, June 4, 2007
7:30 pm
Council Chambers
Chair: Councillor Mclean
Canada Green Building Council, Canada Mortgage and Housing
Corporation, Ministry of Municipal Affairs and Housing, Toronto and
Region Conservation Authority, Region of Durham, City of Toronto, Town
of East Gwillimbury, Town of Oakville, the Clean Air Partnership and the
Chelsea Foundation.
6.
Director, Planning & Development, Report PD 21-07
Zoning By-law Amendment Application A 1/07
811501 Ontario Limited
954 Dillingham Road
Part of Lot 19, Range 3, B.F.C.
(Part 1, 40R-3328)
City of Pickerinq
1. That Zoning By-law Amendment Application A 1/07 be approved to amend
the permitted uses for the subject property to permit a gymnastics facility,
on lands being Part of Lot 19, Range 3, B.F.C., Part 1, 40R-3328;
153-171
2. That a portion of the lands described as that part of Part of Lot 19, Range
3, B.F.C., Pickering, designated as Part 1, and Part 2, Plan RD-366 be
declared surplus to the needs of the Corporation for the purpose of sale;
3. That the CAD be authorized to negotiate the sale of the subject lands
exclusively with 811501 Ontario Limited, for incorporation into their
property at 954 Dillingham Road for the purpose of providing additional
area for vehicle parking;
4. That the CAD report back to Council detailing the exact location and
dimensions of the lands for sale, the negotiated terms and conditions, and
to seek authorization to effect the sale of the subject lands; and
5. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 1/07, as set out in Appendix I to Report PD 21-07, be
forwarded to City Council for enactment.
(II) OTHER BUSINESS
(III) ADJOURNMENT
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INFORMATION REPORT NO. 03-07
FOR PUBLIC INFORMATION MEETING OF
June 4, 2007
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning Amendment Application A 02/07
Doumouras Properties Ltd.
1010 Brock Road
Part of Lot 19, Concession 1
(Part 1 & Part 2, 40R-3816)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the property is located at the northwest corner of Brock Road and Bayly Street;
- a property location map is provided for reference (see Attachment #1);
- a one-storey building currently exists on the property, fronting both Brock
Road and Bayly Street;
- primarily mixed industrial commercial uses exist to the north and west, a
gasoline service station to the south, and a trucking / outdoor storage yard
exists to the east;
- the broader surrounding area is comprised of a mix of retail, personal service,
warehousing, trucking and manufacturing uses.
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to expand the permitted uses for the subject
property to include a convenience store, a financial institution, a sales outlet,
a personal service shop and professional offices;
- the applicant's submitted plan is provided for reference (see Attachment #2).
Information Report No. 03-07
Page 2
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3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaional Official Plan
- the Durham Region Official Plan designates the subject lands as Urban Areas
- Employment Area;
- establishes that designated Employment Areas shall be used for
manufacturing, assembly and processing of goods, service industries,
research and development facilities, warehousing, business parks;
- permits limited personal service uses, a limited number of uses for retailing of
goods and services, and limited office uses;
- the subject application will be assessed against the policies and the
provisions of the Durham Region Official Plan during the further processing of
the application;
3.2 Pickerina Official Plan
- the Pickering Official Plan designates the subject lands as Employment Area
- Mixed Employment within the Brock Industrial Neighbourhood;
- permissible uses within this designation include offices and limited retailing of
goods and services serving the area;
- the applicant's proposal will be assessed against the policies and the
provisions of the Pickering Official Plan during the further processing of the
application;
3.3 Zonina By-law 2511
- the subject lands are currently zoned "CA2 (S)" - Commercial Automotive
Specific Zone by By-law 2511, as amended by By-laws 1442/82, 1201/80,
and 928/78;
- the current permitted uses of this property include automobile service
stations, restaurants, vehicle repair shops, vehicle sales, and warehouses;
- a zoning by-law amendment is required to implement the applicant's
proposed uses on the property;
- the applicant has requested that the permitted uses for the subject property
be expanded to include limited retail, commercial and office uses.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no objections or concerns received to date;
4.2 Aaency Comments
- no comments received to date;
Information Report No. 03-07
Page 3
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4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· reviewing the application in terms of its level of sustainable development
components;
· reviewing the proposed development in terms of compatibility with, and
sensitivity to, surrounding lands;
. reviewing the adequacy and location of on-site parking to support the
proposed uses;
· reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
- the Planning & Development Department will conclude its position on the
application and its design after it has received and assessed comments from
the circulated departments, agencies and public.
5.0 PROCEDURAL INFORMATION
this application has bl3en deemed complete in accordance with the Planning Act,
- written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council and/or a Committee of Council;
if you wish to be notified of Council's decision regarding either the proposed
zoning by-law amendment application, you must request such in writing to the
City Clerk;
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 for this proposal any zoning by-law
amendment;
if a person or public body does not make oral submissions at the public
meeting or make written submissions to the City of Pickering before the
by-law is passed, such persons or publiC bodies are not entitled to appeal the
decision of Council to the Ontario Municipal Board, may not be entitled to be
added as a party to the hearing unless, in the opinion of the board, there are
reasonable grounds to do so.
Information Report No. 03-07
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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
- full scale copies of the Applicant's submitted plans are available for viewing at
the offices of the City of Pickering Planning & Development Department;
- the City of Pickering has not received any technical information I reports on
the proposed application;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3 Company Principal
- the owner of the subject property is Doumouras Properties Ltd., and the
Principal is Bill Doumouras, President;
- the authorized agent is Aristotle Christou of Polis Plan Municipal Planners Inc.
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Attachments
Copy: Director, Planning & Development
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APPENDIX NO. I TO
INFORMATION REPORT NO. 03-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT#..l.-ro C'~:;. Ul
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PROPERTY DESCRIPTION PART OF LOT 19, CONCESSION 1 (PART 1, 40R-21855)
OWNER DOUMOURAS PROPERTIES LTD. DATE MAR. 26, 2007 DRAWN BY IB
FILE No. A02/07 SCALE 1 :5000
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2005 MPAC and Its suppliers. All r1 hte Reserved. Not 0 plan of Survey.
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INFORMATION COMPILED FROM
APPLICANT'S SUBMITTED PLAN
A 02/07 -
DOUMOURAS PROPERTIES LTD.
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TO AMEND THE ZONING BY-LAW
FOR THE PURPOSE OF ADDING
COMMERCIAL USES TO THE
LIST OF PERMITTED USES
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT
DEPARTMENT, INFORMATION AND SUPPORT SERVICES SECTION, MARCH 26, 2007.
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REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 13-07
Date: June 4, 2007
From:
Neil Carroll
Director, Planning & Development
Subject:
Wilson / Macinnis /557351 Ontario Limited
Plan of Subdivision 40M-1446
557351 Ontario Limited
Plan of Subdivision 40M-1451
557351 Ontario Limited / Marshall Homes (Altona) Limited
Marshall Homes (Woodview) Limited
Plan of Subdivision 40M-1515
Final Assumption of Plans of Subdivision
Recommendation:
1 . That Report PD 13-07 of the Director, Planning & Development regarding the
Assumption of Plans 40M-1446, 40M-1451 and 40M-1515, be received;
2. That the highways being Hoover Drive, Littleford Street and Rouge Valley Drive
within Plan 40M-1446 be assumed for public use;
3. That the highways being Rouge Valley Drive and Hoover Drive within Plan
40M-1451 be assumed for public use;
4. That the highways being Hoover Drive, Howell Crescent and Richardson Street
within Plan 40M-1515 be assumed for public use;
5. That the services required by the Agreements relating to Plans 40M-1446,
40M-1451 and 40M-1515, which are constructed, installed or located on lands
dedicated to, or owned by the City, or on lands lying immediately adjacent
thereto, including lands that are subject to easements transferred to the City, be
accepted and assumed for maintenance, save and except from Block 50, Plan
40M-1446 and B)6cks 85 to 90, 95, 97, 98, 99 and the remainder of Blocks 84
and 94, all withIn Plan 40M-1515;
6. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1446, 40M-1451 and 40M-1515, save and except from Blocks 85 and 86,
Plan 40M-1515, be released and removed from title;
Report PD 13-07
June 4, 2007
Subject: Final Assumption of Plans of Subdivision
40M-1446, 40M-1451 and 40M-1515
Page 2
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7. That By-law 1416/82 (Places of Amusement) be amended to include the roads
being Hoover Drive, Littleford Street and Rouge Valley Drive within Plan
40M-1446;
8. That By-law 1416/82 (Places of Amusement) be amended to include the roads
being Rouge Valley Drive and Hoover Drive within Plan 40M-1451;
9. That By-law 1416/82 (Places of Amusement) be amended to include the roads
being Hoover Drive, Howell Crescent and Richardson Street within Plan
40M-1515; and
10. That Council enact a By-law to dedicate that part of Block 94, Plan 40M-1515,
designated as Part 8, Plan 40R-18609 as public highway.
Executive Summary: The City entered into Agreements with the above-noted
developers for the development of Plans 40M-1446, 40M-1451 and 40M-1515. As all
works and services within these plans have been completed to the satisfaction of City
staff, it is appropriate to assume the roads and services within these plans under the
jurisdiction of the City and release the developers from the provisions of the Subdivision
Agreements.
Financial Implications: There are no new financial implications to the City as a
result of this recommendation.
Sustainability Implications: The final assumption of these plans of subdivision is
an administrative process that legally concludes the City's acquisition of necessary
roads and other infrastructure. It does not directly impact the City's sustainability
initiatives.
Background: The City entered into Agreements with the above-noted developers
for the development of Plans 40M-1446, 40M-1451 and 40M-1515. As the developers
have now completed all works and services to the satisfaction of City staff, it is
appropriate to assume the roads and services within these Plans, save and except from
the following Blocks:
Plan 40M-1446
1 . Block 50
Will be assumed through Plan 40M-1712.
Report PO 13-07
June 4, 2007
Subject: Final Assumption of Plans of Subdivision
40M-1446, 40M-1451 and 40M-1515
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Plan 40M-1515
Page 3
1. Remainder of Block 84 Future development;
- north portion
2. Blocks 85 & 86 Future development;
3. Street Widening Blocks
87,88&89
4. Reserve Block 90
5. Remainder of Reserve
Block 94
6. Reserve Block 95
7. Reserve Blocks
97,98 & 99
In the Region's ownership;
Future road allowance;
Future road allowance;
Future road allowance; and
In the Region's ownership.
Further, it is also appropriate to release the developers from the provisions of their
respective Agreements with the City, as follows:
1. Plan 40M-1446
Subdivision Agreement dated April 21, 1986 and registered as Instrument No.
L T305634 and the amending Subdivision Agreement dated August 4, 1992 and
registered as Instrument No. L T621702;
2. Plan 40M-1451
Subdivision Agreement dated April 21, 1986 and registered as Instrument No.
LT305640;and
3. Plan 40M-1515
Subdivision Agreement dated May 19, 1987 and registered as Instrument No.
L T370567 and the amending Subdivision Agreement dated February 1, 1999
and registered as Instrument No. L T890318.
Accordingly, it is being recommended:
1. That the highways being Hoover Drive, Littleford Street and Rouge Valley Drive
within Plan 40M-1446 be assumed for public use;
2. That the highways being Rouge Valley Drive and Hoover Drive within Plan
40M-1451 be assumed for public use;
Report PD 13-07
June 4, 2007
Subject: Final Assumption of Plans of Subdivision
40M-1446, 40M-1451 and 40M-1515
Page 4
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3. That the highways being Hoover Drive, Howell Crescent and Richardson Street
within Plan 40M-1515 be assumed for public use;
4. That the services required by the Agreements relating to Plans 40M-1446,
40M-1451 and 40M-1515, which are constructed, installed or located on lands
dedicated to, or owned by the City, or on lands lying immediately adjacent
thereto, including lands that are subject to easements transferred to the City, be
accepted and assumed for maintenance, save and except from Block 50, Plan
40M-1446 and Blocks 85 to 90, 95, 97, 98, 99 and the remainder of Blocks 84
and 94, all within Plan 40M-1515;
5. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1446, 40M-1451 and 40M-1515, save and except from Blocks 85 and 86,
Plan 40M-1515, be released and removed from title;
6. That By-law 1416/82 (Places of Amusement) be amended to include the roads
being Hoover Drive, Littleford Street and Rouge Valley Drive within Plan
40M-1446;
7. That By-law 1416/82 (Places of Amusement) be amended to include the roads
being Rouge Valley Drive and Hoover Drive within Plan 40M-1451;
8. That By-law 1416/82 (Places of Amusement) be amended to include the roads
being Hoover Drive, Howell Crescent and Richardson Street within Plan
40M-1515; and
9. That Council enact a By-law to dedicate that part of Block 94, Plan 40M-1515,
designated as Part 8, Plan 40R-18609 as public highway.
Attachments:
1. Location Map - Plan 40M-1446
2. Location Map - Plan 40M-1451
3. Location Map - Plan 40M-1515
4. Draft By-law to dedicate that part of Block 94, Plan 40M-1515, designated as
Part 8, Plan 40R-18609 as public highway
Prepared By:
Approved / Endorsed By:
Nei~
Director, Planning & Development
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Denise By ,Supervisor
Property & Development Services
Report PD 13-07
June 4, 2007
Subject: Final Assumption of Plans of Subdivision
40M-1446, 40M-1451 and 40M-1515
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Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
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Recommendation approved:
Director, Operations & Emergency Services
Chief Administrative Officer
Director, Corporate Services & Treasurer
Director, Planning & Development
City Clerk
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THE CORPORATION OF THE CITY OF PICKERING
Being a By-law to dedicate that part of Block 94, Plan
40M-1515, Pickering, designated as Part 8, Plan
40R-18609 as public highway.
WHEREAS The Corporation of the City of Pickering is the owner of that part of Block 94, Plan
40M-1515, Pickering, designated as Part 8, Plan 40R-18609 and wishes to dedicate it as
public highway;
NOW THEREFORE, the Council of The Corporation of the City of Pickering HEREBY
ENACTS AS FOllOWS:
1. That part of Block 94, Plan 40M-1515, Pickering, designated as Part 8, Plan 40R-18609
is hereby dedicated as public highway (Richardson Street).
BY-lAW read a first, second and third time and finally passed this 18th day of June, 2007.
David Rya~.A
c~
Debi A. Bentley, City Clerk
Roadded.479
Citlf 0#
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 17-07
Date: June 4, 2007
('17
From: Neil Carroll
Director, Planning & Development
SUBJECT: Zoning By-law Amendment Application A 8/06
Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham
Part of Lot 24, Concession 1
(40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678,
Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1)
(1097,1099,1101, 1101A, & 1103 Kingston Road)
City of Pickering
Recommendation:
1. That Report PD 17-07 of the Director, Planning & Development, regarding
Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality
of Durham Zoning By-law Amendment Application A 8/06 be received;
2. That Zoning By-law Amendment Application A 8/06 submitted by Nerotal Ltd.,
Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham,
on lands being Part of Lot 24, Concession 1 (40R-16455, Parts 1 & 5,
40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part of Part 4
and Part 5 & 40R-22390, Part 1) (1097,1099, 1101, 1101A, & 1103 Kingston
Road), City of Pickering, to amend the zoning to permit a broader list of
commercial uses, including a variety of retail, personal service shop, office and
restaurant uses on the subject properties, be approved subject to the conditions
outlined in Appendix I to Report PD 17-07, and
3. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 8/06, as set out in Appendix II to Report PD 17..07, be forwarded to
City Council for enactment.
Executive Summary: The applicants propose to rezone the subject properties, that
currently support three commercial buildings and two vacant parcels, to permit a broader
list of commercial uses, including a variety of retail, personal service shops, office and
restaurant uses. The subject application is similar to the application on the properties to
the east being the Brookdale Centre Inc. lands that is subject to Report PD 18-07 for a
similar list of permitted uses. The owners wish to ensure that the subject properties
have a coordinated permitted uses and leasing opportunities.
Report PO 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham (A 8/06)
(\ 18
Page 2
The applicants have also requested through this rezoning application, that the road
pattern of the Town Centre West Development Guidelines (TCWDG) be revised to delete
Street 'A', as a public street through the centre of subject properties and permit this section of
road to function as a private main aisle (see Attachment #3).
The applicants do not propose any changes to the existing buildings or sites. The
recommended uses are compatible and appropriate for the subject lands and conform
to the Pickering Official Plan. The proposed zoning to permit a full range of retail, office
and personal services uses will create a more dynamic commercial environment that
will be more attractive to pedestrian traffic. The new uses will also promote opportunity
for a more intensive use of the land, which will result in better utilization of the land and
greater opportunity to achieve the floor space index goals of the Official Plan.
Street 'A', whether a public road or a private main traffic aisle, will function as part of the
overall transportation network to move traffic effectively through the Town Centre West
area.
It is recommended that this application be approved, and the draft by-law be forwarded
to City Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
approval of the zoning for the additional commercial uses on the subject properties.
Sustainability Implications: This development proposal is an infill project that
provides for commercial intensification, makes efficient use of existing buildings and
vacant lands, and takes advantage of existing infrastructure within the City's urban area.
The site is located on a designated transit spine. The proposal generally represents a
sustainable approach for the development of the subject lands.
Background:
1.0 Introduction
The applicants have submitted an application to amend the zoning by-law in order
to permit additional commercial uses, revise the uses currently permitted, and
remove the existing gross leasable floor area limitations and restrictions for the
subject properties (see Location Map, Attachment #1). The subject lands are
composed of five separate properties of which three contain existing buildings
(see Attachment #2 - air photo of property layout).
Report PO 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham (A 8/06)
Page 3
The requested uses include:
. assembly hall
· business office
· commercial-recreational establishment
. commercial club
· commercial school
. day nursery
· discount department store
. drug store
. dry cleaning depot
. duplicating shop
. financial institution
· furniture & major appliance store
· general merchandise store
t) 1 ~
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· grocery store
· home improvement centre with
accessory garden centre
· outdoor storage, display and sale of
retail and garden centre products
· personal service shops
· professional office
. place of amusemenVentertainment
. restaurant - Type A
. restaurant - Type F
. retail store
. service store
. video store
The applicants have also requested through this rezoning application, that the
road pattern of the TCWDG be revised to delete Street 'A', as a public street through
the centre of subject properties and permit this section of road to function as a private
main aisle (see Attachment #3 - Development Guidelines Proposed Road Network
and Attachment #4 - Development Guidelines Land Use Plan).
2.0 Comments Received
2.1 At the October 19, 2006 Public Information Meeting
No public comments were received at the Public Information meeting (see text of
Information Report and Meeting Minutes, Attachments #6 & #7).
2.2 Agency Comments
Toronto and Region
Conservation Authority
- TRCA advised the subject properties are not
located within TRCA regulated area, therefore
they have no objection to the application;
- TRCA does suggest that a comprehensive storm
water management strategy for the area be
completed (see Attachment #8);
Report PO 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
'\ /and The Regional Municipality of Durham (A 8/06)
l' /... II
Page 4
Region of Durham
- the proposal is permitted by the policies of the
Durham Region Official Plan;
municipal water supply and sanitary sewer
services are available to the subject property;
- transportation and access requirements will be
concluded during site plan approval process;
- the applications have been screened in
accordance with Provincial Interests and
Delegated Review (see Attachment #9);
No other agency that provided any comments has any objection to the subject
applications. Certain technical issues and requirements related to the proposed
use of the site can be addressed through the site plan process, if this application
is approved.
3.0 Discussion
3.1 Broad Range of Commercial Uses Compliments the Official Plan
The subject property 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
townhouses and apartment buildings, retailing of goods and services, offices and
restaurants. The Official Plan also establishes a commercial intensification limit
of 2.5 floorspace index (total building floorspace divided by total lot area). Mixed
Use Area - Mixed Corridors Area are also encouraged to develop in an
integrated manner for a wide variety of uses and purposes, and to intensify over
time up to the maximum density and floorspace indices.
The subject property is appropriately designated for the requested range of
commercial uses. Both the principles of the TCWDG and the Kingston Road
Corridor Urban Design Development Guidelines support expanded retail uses on
the subject lands. Both these guidelines promote the area as a pedestrian
friendly environment and intensified land use. The current zoning relies mostly
on uses related to automobile traffic that detracts from the area becoming more
pedestrian friendly. The proposed zoning amendment to allow for a full range of
commercial uses will create a more dynamic commercial environment and
encourage higher intensity of land use that is less automobile dependent.
All of the requested uses are supportable with the exception of a 'Restaurant
Type-F', (which is a drive thru restaurant) and a home improvement centre. The
vision of creating a pedestrian friendly environment does not include drive thru
restaurants or home improvement centres. The Market Justification Study for the
application concluded that all requested uses are appropriate and will not result
in any negative impact on Pickering's commercial structure.
Report PD 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham (A 8/06)
Page 5
'\ r~ oil'
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3.2 Industrial Uses Should Be Eliminated
Zoning on four of the five properties currently permits a light manufacturing use
and equipment supplier. This use is more reflective of former uses in the area
and should be eliminated as a permitted use given the areas change to a broad
commercial purpose. The land use conflicts between industrial and commercial
activities should be eliminated. Furthermore, the industrial use is not considered
as being a form of land use that evokes a pedestrian friendly environment, as it is
more automobile dependent. For the area to evolve, the industrial uses should
be eliminated as they would be counter productive to the land use vision for the
area.
3.3 Existing Commercial Floor Space Restriction No longer Required
The existing zoning by-laws for the subject properties contain a restriction on the
amount of floor space that can be utilized by some of the commercial uses. The
removal of the commercial limitations will provide a greater opportunity to
achieve the widest variety of uses and highest level of activity as set in the
strategic policies of the Official Plan. However, there is still a need for certain
retail restrictions to ensure this area will be supportive and complementary in
function to the downtown core area.
3.4 Removal of the Public Road Requirement Through the Subject lands is
supported subject to Appropriate Exchange of Right-of-Way Easements
The TCWDG establish overall development principles for the area and includes
an internal road network pattern. The internal road network planned for the Town
Centre West Neighbourhood is an integral component of this development area
and is necessary to adequately serve the needs of future businesses and
residents. The road network provides for vehicular and pedestrian internal
linkages between various access points around the perimeter of the Town Centre
West Neighbourhood (see Attachment #4 - Development Guidelines Land Use
Plan). The applicants request that the requirement for a public road extending east-
west through the subject lands be removed (part of Street A in the TCWDG) ( see
Attachment #3).
In reviewing the need for a public road through the TCWDG area (and the rezoning
application on the abutting property to the east, A03/06) it is being recommended
that a public road be required to connect Kingston Road, south from Walnut Lane, to
Liverpool Road (Attachment #5). The remainder of the 'road' network is
recommended to be provided through the use of private' aisles'. Consequently, it is
considered appropriate to eliminate the public road (Street A) through the subject
lands, but retain a private aisle at the same location to ensure proper traffic
circulation through out the area. MP&E supports the downgrading of this section of
Street A to a private aisle. The intersection of this aisle with Dixie Road would be
substandard if elevated to public road status. Assigning a more significant role to
this aisle is not recommended.
Report PO 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham (A 8/06)
C ~ ~~ :.~~.
Page 6
As part of the conditions of approval, it is recommended that the applicants enter
into new or amending site plan agreements that will release them of any
obligation for the conveyance of land for a municipal road. The agreement(s) will
require that an exchange of right-of-ways be provided for the general public use
of the traffic aisles to ensure proper traffic flows throughout the Town Centre
West area.
The Region of Durham's property located at 1103 Kingston Road is proposed for
a EMS site. One of the accesses to the EMS site is proposed on the future
private aisle located between the EMS property and the lands to the east owned
by Brookdale Centre Inc (see Attachments #3 & #4). The design of this aisle will
require careful consideration to accommodate the EMS facility access
requirements. This aisle may require special easements to be registered on title
to ensure functionality and permanency.
3.5 Revisions to the Town Centre West Development Guidelines are Required
The subject lands are within the TCWDG area. The TCWDG were adopted by
City Council in 1995, establishing a vision for the development of the area as a
vibrant mixed use area that would incorporate residential, commercial and office
uses. The TCWDG establishes certain overall principles for the areas
development and they include a mix of use, an internal road network pattern,
connections to the existing Town Centre Neighbourhood and adjacent
neighbourhoods, a variety of housing and office building types and a pedestrian
and open space network.
The TCWDG were a result of development pressures on the area in the mid
1990's. However since their adoption their has been little development interest in
the area. With Council's approval of the rezoning application for a Home Depot
store on the abutting lands, the intensity of development envisioned by the
TCWDG has been adjusted, especially in the short term. Development that
currently exists on the subject lands was introduced in accordance with the
TCWDG, however, the permitted uses of the subject lands should be expanded
to allow for a broader range of commercial opportunities.
The TCWDG should be reviewed and revised to incorporate Council's decisions
on this application. Staff's revised concept for the road/aisle pattern for the Town
Centre West area is shown in Attachment #5. These revisions should form part
of an overall review of TCWDG that consider land use, urban design, and
transportation/traffic (including right-of-way easements) in a comprehensive
manner. It is therefore recommended that revisions to the TCWDG be
considered through the Official Plan Review that has been initiated by Council.
Report PO 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham (A 8/06)
Page 7
(\ n ,.....
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4.0 Technical Matters
4.1 Amending or Future Site Plan Agreement will be Required
An amending site plan agreement between the City and the owners of the
subject lands will be required to ensure that all matters related to the requirement
for public roads and/or private traffic aisles and the related right-of-way
easements have been addressed.
When development is proposed for the vacant properties associated with this
application a site plan agreement will be required to address all matters of the
City, financial and otherwise and will also require the exchange of right-of-ways
to secure the provision of private traffic aisles.
4.2 Proposed Zoning By-law Amendment
The draft implementing zoning by-law recommends that the subject properties be
rezoned to permit the proposed broad range of commercial uses including retail,
office and personal services. The by-law will also delete the floor space
restrictions on some of the existing commercial uses and delete the industrial
uses as permitted uses"
5.0 Applicant's Comment~
The applicant has been advised of the recommendations of this report and has
indicated support for the recommendation.
APPENDICES:
APPENDIX I:
APPENDIX II:
Recommended Conditions of Approval for A 8/06
Draft Zoning By-law Amendment
Attachments:
1. Location Map
2. Air photo of property layout
3. Development Guidelines Proposed Road Network
4. Development Guidelines Land Use Plan
5. Staff Vision for Town Centre West Area
6. Text of Information Meeting Report
7. Minutes from October 19, 2006 Statutory Public Information Meeting
8. Agency Comments - TRCA
9. Agency Comments - Region of Durham Planning Department
Report PO 17-07
Date: June 4, 2007
Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
('. r, /and The Regional Municipality of Durham (A 8/06)
'- .._ l'
Page 8
Prepared By:
Approved I Endorsed By:
-4
8,RPP
Ing & Development
Ros1~IP~
Principal Planner - Development Review
RP:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
APPENDIX I TO
REPORT PO 17-07
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RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-L.AW AMENDMENT APPLICATION A 8/06
1. That the owners enter into site plan agreements or amending agreements with the
City to reflect the comments of the report of the Director, Planning & Development
Report PO 17-07. The site plan agreements shall ensure the fulfillment of the
City's requirements, financial and otherwise, which shall include, but not
necessarily be limited to:
(a) the registering of Hasements for the travelling public for access between
properties and to abutting properties;
(b) the establishment of traffic aisles in order to create an appropriate traffic flow
across and through the subject properties;
(c) the elimination of options to convey lands to the City for future internal
municipal roadways.
/"', r.,...."
\. ..' U
DRAFT BY-LAW
APPENDIX" TO
REPORT PO 17-07
ZONING BY-LAW AMENDMENT APPLICATION A 8/06
DRAFT
THE COHPORATION OF THE CITY OF PICKERING
.'\n-l
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BY-lAW NO.
Being a By-law to amend Zoning By-law 3036, as amended by
By-laws 2641/88 and 41321/95, to implement the Official Plan of the City
of Pickering, Region of Durham, on Part of lot 24, Concession 1, in
the City of Pickering. (A 8/06)
WHEREAS the Council of The Corporation of the City of Pickering passed
By-law 2641/88, amending By-law 3036, to permit the development of special purpose
commercial uses on the subject lands, being Part of lot 24, Concession 1, in the City of
Pickering;
AND WHEREAS the Council of The Corporation of the City of Pickering passed
By-law 3254/89, amending By-law 2641/88, to revise parking requirements and
permitted uses on a portion of the subject lands, being Part of lot 24, Concession 1, in
the City of Pickering;
AND WHEREAS the Council of The Corporation of the City of Pickering passed
By-law 4602/95, further amending By-law 2641/88, to permit the establishment of a
restaurant with eat-in, take-out and drive-through order and pick-up services on a
portion of the subject lands;
AND WHEREAS the Council of The Corporation of the City of Pickering passed
By-law 4621/95 to further amend By-law 3036, as amended by By-laws 2641/88,
3254/89 and 4602/95 to permit additional special purpose commercial uses, and a
consolidation of uses on the subject lands, being Part of lot 24, Concession 1, City of
Pickering;
AND WHEREAS the Council of The Corporation of The City of Pickering deems it
desirable to permit a variety of commercial uses on the subject lands, being Part of
lot 24, Concession 1, in The City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING 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 -
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2.
AREA RESTRICTED
The provisions of this By-law shall only apply to those lands on Part of 24,
Concession 1, City of Pickering, designated "MU-22" on Schedule I attached
hereto.
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) "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;
(3) "Body 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;
(4) "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;
(5) "Business Office~ shall mean a building or part of a building in which the
management or direction of a business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
(6) "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 neighlbourhood;
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DRAFT
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(7) "Commercial Recreation Establishment" shall mean a commercial
establishment in which indoor recreational facilities such as bowling alleys,
miniature golf courses, bingo facilities, gymnastics facilities, roller skating
rinks, squash courts, swimming pools and other similar indoor recreational
facilities are provided, and which may include an athletic or recreational
club;
(8) "Dav Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of The Day Nurseries Act, or any successor thereto, and for
the use as a facility for the daytime care of children;
(9) "Dry Cleaninq Dl3POt" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to any such processes;
(10) "Duplicatinq ShOlL shall mean a part of a building where such items as
letters, plans, pictures and documents are reproduced by Photostatting,
blueprinting or other similar methods;
(11) "Dwellinq" shall mean a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
(12) "Dwellinq Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary facilities;
(13) "Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
(14) "Floor Area - Hesidential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
(15) "Food Store" shall mean a building or part of a building in which food,
produce, and other items or merchandise of day-to-day household
necessity are stored, offered or kept for retail sale to the public;
(16) "Furniture or Maior Appliance Store" shall mean an establishment in which
furniture, major appliances or a combination thereof are stored, offered
and kept for wholesale or retail sale;
(17) "Gross Floor Area - Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the case
may be, other than a private garage, an attic, or a cellar;
(18)
(19)
(20)
(21 )
(22)
(23)
(24)
(25)
(26)
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"Gross Leasable Floor Area" shall mean the aggregate of the floor areas
of all storeys above or below established grade, designed for owner or
tenant occupancy or exclusive use only, but excluding storage areas
below established grade;
"Home Improvement Centre" shall mean a building or part of a building
used for the display and wholesale and retail sale of building materials,
hardware or accessories, including cabinets, electrical fixtures, carpets,
floor coverings, plumbing supplies, wallpaper, draperies, garden supplies,
lumber and swimming pool supplies;
"Laundromat" shall mean a self-serve clothes washing establishment
containing washing, drying, ironing, finishing or other incidental
equipment;
"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
"Lot Coveraqe" shall mean the percentage of lot area covered by all
buildings on the lot;
"Lot Frontaqe" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front lot
line;
"Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or dressmaking shop or a photographic
studio, but shall not include a body-rub parlour as defined in the
Municipal Act, RS.O. 1980, Chapter 302, as amended from time to time,
or any successor thereto;
"Place of Amusement/Entertainment" shall mean a building or part of a
building in which facilities are provided for amusement or entertainment
purposes, and which may include a billiard or pool room, a dance hall, a
music hall, or a theatre, but shall not include a games arcade or an adult
entertainment parlour as defined in the Municipal Act, R.S.O. 1990,
c.M.45, as amended from time to time, or any successor thereto;
- 5 -
,DRAFT
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(27) "Private Garaqe'~ shall mean an enclosed or partially enclosed structure
for the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise;
(28) "Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and whic:h may include a clinic, the offices of an architect, a
chartered accountant, an engineer, a lawyer or a physician, but shall not
include a body-rub parlour as defined in the Municipal Act, R. S. O. 1980,
Chapter 302, as amended from time to time, or any successor thereto;
(29) "Restaurant - Tvpe A" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both, but
shall not include an adult entertainment parlour as defined herein;
(30) "Restaurant - Tvpe F" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both on
and off the premises, and which may include a drive-through order and
pick-up service;
(31) "Retail Store" shall mean a building or part of a building in which goods;
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public;
(32) "Storey" shall mean that portion of a building other than a basement, cellar
or attic, included between the surface of any floor and the surface of the
floor, roof deck or ridge next above it;
(33) "Yard" shall mean an area of land which is appurtenant to and located on
the same lot as; a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings, structures,
or other uses as are specifically permitted thereon.
4. PROVISIONS ("MU-22'" Zone)
(1) Uses Permitted ("MU-22" Zone)
No person shall within the lands designated "MU-22" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or structure
for any purpose E!XCept the following:
(a) assembly hall;
(b) business office
(c) commercial-recreational establishment
(d) commercial club
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(f)
(g)
(h)
(i)
U)
(k)
(I)
(m)
(n)
(0)
(p)
(q)
(r)
(s)
(t)
(u)
- 6 -
commercial school
day nursery
discount department store
drug store
dry cleaning depot
duplicating shop
financial institution
furniture & major appliance store
food store
outdoor storage, display and sale of retail and garden centre products
personal service shops
professional office
place of amusement/entertainment
restaurant - Type A
retail store
service store!
residential apartments above the first floor of a building
(2) Zone Requirements ("MU-22 " Zone)
No person shall, within the lands designated "MU-22" on Schedule I
attached hereto, use any lot or erect, alter or use any building or structure
except in accordance with the following provisions:
(a) BUILDING RESTRICTIONS:
(i) Building Location and Setbacks:
A Buildings and structures shall comply with the minimum
setbacks illustrated on Schedule I attached hereto;
B A structure or building may occupy the build-to-zone
illustrated on Schedule I attached hereto;
C A minimum of 45% of the length of the build-to-zone
shall be occupied by a structure, or a minimum of 50%
of the length of the build-to-zone shall be occupied by a
building, both illustrated on Schedule I attached hereto;
(ii) Building Height:
A Minimum Building Height: 2 storeys or 6.5 metres
B Maximum Building Height: 4 storeys or 13.0 metres
C Minimum Arbour Structure Height: 4.5 metres entirely
or partially located within the Build-to-Zone
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(iii) Lot Coverage (minimum): 20 percent
(b) PARKING REQUIREMENTS:
(i) For the purpose of this clause "parking space" shall mean a
useable and accessible area of not less than 2.6 metres in
width and not less than 5.3 metres in length for the temporary
parking of a vehicle, but shall not include any portion of a
parking aisle or driveway;
(ii) Then:! shall be provided and maintained a minimum of
4.5 parking spaces per 100 square metres of gross leasable
floor area for all permitted uses listed in Section 4(1) of this
by-law;
(iii) Notwithstanding Clause 4. (2) (b) (ii) above the parking
provided for the gross leasable floor area in existence on each
propE~rty on the day of the passing of this by-law shall be
deemed to comply with of the by-law, however all new
buildings or new gross leasable floor area shall comply with
Clause 4 (2) (b) (ii) above;
(iv) Notwithstanding Clause 4.(2) (b) (ii) above, parking for a bingo
facility as a commercial recreational establishment on the
lands designated "MU-22" on Schedule 1 attached hereto
shall be provided and maintained on those lands at a minimum
of one parking space per 9 square metres of gross leasable
floor area or part thereof;
(v) Notwiithstanding Clause 4.(2) (b) (ii) above, a minimum
1.2 parking spaces per unit, and 0.3 spaces per unit for
visitolrs, shall be provided for any residential apartment unit.
(vi) Clauses 5.21.2a), 5.21.2b), 5.21.2c), 5.21.2d) and 5.21.2e) of
By-law 3036, as amended, shall not apply to lands designated
"MU-:22 on Schedule I attached hereto;
(vii) Notwithstanding clauses 5.21.2g) and 5.21.2k) of By-law 3036,
as amended, all entrances and exits to parking areas and all
parking areas shall be surfaced with brick, asphalt or concrete,
or any combination thereof.
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(c) OPEN STORAGE:
(i) All uses, other than parking, shall take place entirely within
enclosed buildings or structures with no outside storage or display.
(d) SPECIAL REGULATIONS:
(i) All entrances and exits to parking areas and all parking areas
shall be surfaced with brick, asphalt or concrete, or any
combination thereof;
(ii) At grade parking lots shall be permitted no closer than
3.0 metres from the limits of the "MU-22" Zone identified on
Schedule I attached hereto, or any road;
(iii) No drive-thru facilities are permitted on the lands designated
"MU-22." as illustrated on Schedule I of this by-law;
(iv) Notwithstanding Clause 4.(2) (d) (iii) above one Restaurant -
Type F is permitted within the "MU-22" Zone;
(v) Maximum floor area for a discount department store shall be
7 ,450 square metres;
(vi) Aggregate of retail stores less than 300 square metres shall not
exceed 4000 square metres;
(vii) Total 9ross floor area of retail stores shall not exceed
9,500 square metres.
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5.
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.
6. 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 .1~' of June, 2007.
David Ryan, ,.
Debi A. Bentley, City Clerk
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SCHEDULE I TO BY-LAW
PASSED THIS
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MAYOR - DAVID RYAN
CITY CL.ERK - DEBI A. BENTLEY
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PROPERTY DESCRIPTION N/A
OWNER VARIOUS
FILE No. A 08/06
SCALE 1:5000
CHECKED BY GR
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INFORMATION COMPILED FROM
TOWN CENTRE WEST DEVELOPMENT GUIDELINES
A 08/06 -
EMIX LTD. , NEROTAL ~NC., LAKERIDGE HEALTH, REGION OF DURHAM
3 BLOCK NUMDER
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STREET A
REQUEST THAT THIS PORTION
OF STREET A BE REMOVED
FROM THE TOWN CENTRE
WEST DEVELOPMENT
GUIDELINES
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, MAY 17, 2007.
'ATTACHMENT' . .,y. TO
~EPORT I PO 17-01"'}
STAFF VISION FOR
TOWN CENTRE WEST
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING,
PLANNING & OEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
MAY 18, 2007.
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INFORMATION REPORT NO. 11-06
FOR PUBLIC INFORMATION MEETING OF
October 19, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 08/06
Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Municipality of Durham
Part of Lot 24, Concession 1
(40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678,
Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1)
(1097,1099,110'1, 1101A, & 1103 Kingston Road)
City of Pickering
1.0 PROPERTY LOCATIO'" AND DESCRIPTION
- the five properties subject to this application total an approximate land area of
4.0 hectares in size;
- the subject properties are located at the southeast corner of Kingston Road
and Dixie Road (see Attachment #1 - Location Map);
residential uses are located to the north, across Kingston Road, Brookdale
Centre Inc. lands are located to the east (proposed Home Depot), mixed
industrial-commercial uses are located to the west, across Dixie Road, and
Highway 401 and residential uses are located to the south;
- the properties affectEld by this application are currently occupied by:
. Tucker's Marketplace Restaurant (1097 Kingston Road - Emix Ltd.);
. Two-Storey - Office/Retail Building (1099 Kingston Road - Emix Ltd.);
. Three-Storey -- Office/Retail Building (1101 Kingston Road - Nerotal Ltd.);
. Vacant Land - (11 01A Kingston Road - Lakeridge Properties Inc.);
. Vacant Land -, (1103 Kingston Road - Regional Municipality of Durham);
(see AttachmEmt #2 - Air Photo of Property Layout);
- all of the properties subject to this zoning amendment application currently
have special-commercial zoning which allows for a mix of retail-commercial,
office, and restaurant uses, and are subject to floor area limitations and
restrictions.
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Page 2
Infor~4q~ Report No. 11-06
2.0 AMENDMENT PROPOSAL
the applicant proposes to amend the existing zoning by-laws pertaining to the
subject properties to permit additional commercial uses, revise the uses
currently permitted, and remove the existing gross leasable floor area
limitations and restrictions;
requested uses to be added through zoning by-law amendment Application
A 08/06 are:
. assembly hall;
. commercial club;
. commercial school;
. day nursery;
. discount department store;
. drug store;
. dry cleaning depot;
. garden centre associated with a home improvement centre;
. general merchandise store;
. grocery store;
. outdoor stora!~e, display and sale of retail and garden centre products;
. personal service shops;
. restaurant - Type A;
. retail store;
. service store;
. video store;
this application is also requesting that uses currently permitted (refer to
Table A in Section 3.4) be revised to allow for a broader range of uses, which
will allow for better marketing/leasing flexibility, and that floor area restrictions
and limitations on commercial uses and business/professional office uses be
removed to aid in diversifying the properties from a land use perspective.
3.0 OFFICIAL PLAN AND ;ZONING
3.1 Durham Regional Offic:ial Plan
- the Durham Regional Official Plan identifies the subject lands as being
designated "Special Policy Area - A (Pickering)";
this designations goal is to maximize the areas highway exposure as a main
street and gateway to the Region and to intensify development in a manner
that will not adversely affect similar development within the Main Central
Areas of the City of Pickering;
- the subject application will be assessed against the policies and provisions of the
Durham Region Official Plan during the further processing of the application;
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Page 3
., 4-
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Information Report No. 11-06
3.2 Pickering Official Plan
the Pickering Official Plan designates the subject lands as "Mixed Use Areas
- Mixed Corridors Areas";
permissible uses within "Mixed Use Areas - Mixed Corridors Areas" include,
amongst others, a variety of uses including residential, retailing of goods and
services, offices and restaurants;
"Mixed Use Areas -, Mixed Corridors Areas" are intended to have the widest
variety of uses and the highest level of activities in the City when compared to
other designations;
the Pickering Official Plan establishes an intensification prerequisite in terms
of a minimum and maximum density range and a maximum floor space index
(FSI) for "Mixed Use Areas - Mixed Corridor Areas";
- the density requirement is over 30 and up to and including 140 dwelling units
per net hectare and the maximum FSI of 2.5;
- the proposed application has an overall FSI of 0.5, based on the developed
lands within this application;
- the FSI could fluctuate depending on future development of the lands owned
by the Lakeridge Properties Inc. and the Regional Municipality of Durham;
- the subject lands are within the Town Centre Neighbourhood of the Official Plan;
the Pickering Official Plan encourages the highest mix and intensity of uses
and activities in the City to be in this neighbourhood;
the subject lands are within a Detailed Review Area and the City has adopted
the Town Centre V\fest Development Guidelines which envelop the subject
lands (see Section 3..3);
Schedule II of the Piickering Official Plan - "Transportation System" designates
Highway 401 as a "Freeway", Kingston Road where it abuts two of the five
properties as a "Type B Arterial Road" and a "Transit Spine", and Dixie Road
south of Kingston Road as a "Local Road";
Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate to high speeds and have some access restrictions;
- A Transit Spine is where a higher level of transit service is to be encouraged;
Local Roads generally provide access to individual properties and carries
local traffic;
Schedule III of the Piickering Official Plan - "Resource Management" designates
a portion of 1101 Kingston Road as being "Shorelines and Stream Corridors";
Shorelines and Stream Corridors identify lands that may be prone to water
impacts, such as flooding, erosion and slope instability;
the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the application;
3.3 Town Centre West Development Guidelines
- the Town Centre VVest Development Guidelines were adopted by City of
Pickering Councilor! February 20, 1995;
- the Development Guidelines identify matters such as the land use mix and
arrangement, the scale and intensity of use, the transportation/internal roads
network, engineerin~~ matters and community design requirements;
the Development Guidelines also addresses building setbacks and build-to-lines,
building heights, vehicular circulation, access, and parking;
Information Report No. 11-06
6 ___,
17-Q1
Page 4
~'i 4tGe Development Guidelines establish certain overall principles for the areas
development and they include a mix of use, an internal road network pattern,
connections to the existing Town Centre Neighbourhood and adjacent
neighbourhoods, a variety of housing and office building types and a
pedestrian and open space network;
the internal road network planned for the Town Centre West Neighbourhood
is an integral component in this area and is necessary to adequately serve
the needs of future residents and businesses as they will provide internal
linkage between various access points around the perimeter of the
Town Centre West Neighbourhood (see Attachment #3 - Development
Guidelines Land Use Plan);
the applicant's proposal may require a modification to the Town Centre West
Development Guidelines as the applicant has requested that the road pattern
be revised to remove the east/west public street identified as "Road A" (see
Attachment #4 - Development Guidelines Proposed Road Network);
3.4 ZoninQ By-law 3036
the subject propertilss are currently zoned "SC-18", "SC-19", "SC-33", and
"SC-34" - Special Commercial Zone by By-law 3036, as amended by By-law
2641/88 and By-law 4621/95;
the table below outlines the uses which are currently permitted on the subject
properties:
Table A - Current Permitted Uses on Subiect Properties
1097
Kingston
Road
(SC-18)
1099
Kingston
Road
(SC-33)
..J
Business Office
Commercial-Recreationall
Establishment
Duplicating Shop
..J
..J
..J
..J
Financial Institution
Furniture & Major
Appliance Store
Home Improvement
Centre
Light Manufacturing &
Equipment Supplier
..J
Professional Office
..J
Place of
Am usementlE ntertai n mellt
..J
Restaurant - Type B
..J
..J
..J
Restaurant - Type F
1101
Kingston
Road
(SC-34)
..J
..J
..J
..J
..J
..J
..J
..J
..J
..J
1101A 1103
Kingston Kingston
Road Road
(SC-19) (SC-19)
..J ..J
..J
..J
..J
..J
..J
..J
..J
..J
..J
..J
..J
..J
Information Report No. 11-06
6
17-e7
Page 5
_ the applicant proposes to amend the existing zoning by-law on the subject
properties to permit additional commercial uses, broaden the uses currently
permitted to increase marketing/leasing flexibility, and remove the existing
gross leasable floor area limitations and restrictions in order that all properties
have the same permitted uses, development provisions, restrictions, and
limitations;
C47
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no resident comments have been received to date;
4.2 Agency Comments
no 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:
. review of the proposed uses to be introduced to the subject properties to
determine their appropriateness;
. review of the existing uses on the subject properties to examine their
purpose and function;
. review of the current floor areas of existing development and future
development and determine if floor area restrictions and/or limitations
should be applied to certain uses;
. submission of a Retail Market Study in order to review and assess the
impacts of this :z:oning amendment on the existing retail areas and to
ensure that proposed retail uses would not negatively impact Pickering's
downtown core;
. review of the current parking requirements of the zoning by-law and
determine if the established requirements are appropriate or if they should
be updated to provide a coherent parking standard over all of the
properties subject to this application;
. ensure the application can achieve a high level of sustainable
components;
. provide specific zoning provisions in the amending zoning by-law which
will foster and maintain the principles of the Town Centre West
Development Guidelines;
. review of the impacts of the Toronto and Region Conservation Authority
(TRCA) flood mapping of Pine Creek on the development potential of the
subject lands and the achievement of the broader development vision for
the Town Centre West area;
Information Report No. 11-06
: H.6 .
i7-(5'r"
Page 6
(~4;; review the application against the Council adopted Town Centre West
Development Guidelines to ensure that development respects the
fundamental elements and principles of the Town Centre West
Development Guidelines, specifically with respect to road patterns as the
internal road neltwork is an integral component of development in this
neighbourhood;
This Department will conclude its position on the application after it has received
and assessed comments from the circulated departments, agencies and the
public.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Pllanning & Development Department for a subsequent
meeting of Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 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
copies of a Plannin~l Analysis Report prepared by The Biglieri Group Ltd. is
available for viewing at the offices of the City of Pickering, Planning &
Development Department;
6
0-07
Page 7
Information Report No. 11-06
6.3 Property Principal
The owners/applicants of the properties subject to this application are Emix Ltd.,
Nerotal. Ltd., Lakeridge Properties Inc., and the Regional Municipality of Durham,
and the agent for this application is Tom Rees from the The Biglieri Group Ltd.
',' 4....
l' ;.1
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Geoff Romanowski
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
GXR:jf
Attachments
Copy: Director, Planning & Development
,"., r:
\.. ...J \J
G
I 7-0 7
APPENDIX NO. I TO
INFORMATION REPORT NO. 11-06
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date;
COMMENTING AGENCIES
(1) none received to date;
COMMENTING CITY DEPARTMENTS
(1) none received to date.
7
17-07
----.-T---...-.-.w.-.-~.-..-.--.--..-..-..-...... ....--..-.-
Item I Details & Discussion & Conclusion
Ref # . (summary of discussion)
"r.::'"
l J 1.
i -' --ZoningBy-lawAmemdrrlent Application A 0.8/0.6
Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc.,
and The Regional Munic;ipality of Durham
Part of Lot 24, Concession 1
(40R-16455, Parts 1 & 5:1 40R-12678, Parts 1 & 2, 40R-12678,
Parts 6 to 9, & 40R-12618, Part of Part 4 and Part 5 & 40R-22390, Part 1)
-J g~~::~t;k:r~~i ~01A.~1~O~ingston Road)
I
I
I 1. Planner Comments
i
II Geoff Romanowski, Planner II provided an overview of the property location,
applicant's proposal and City's Official Plan policies pertaining to this site, as outlined
\ in the Information Report # 11-06.
I 2. Applicant Comments
Thomas Rees of The Biglieri Group, the agent for the application overviewed the
application and noted the property owners wish to obtain a greater commercial and
office use rights for the properties without the existing floor space restrictions.
Thomas Reese noted that the property owners want to maintain their existing use
rights for the properties as well as obtain new use rights. The property owners have
requested that the existing east-west road in the Town Centre West Development
Guidelines be removed.
I 3. Comments from Members of the Public
I
I
I
I
L...".._.....
I No comments from memlJers of the public.
I
+- ---------
.L-__. ._u__
The meeting adjourned at 7:42 pm.
Page 2
CORP0228-2/02
9
1,-01
.,..r.....'.>>...C.... TORONTO AND REG/ONt';Y-
~~i;' onserva .Ion
c~~r The Living City
f- f:\.
Cl" h~'\H\nr\~c? r. rj.~',,:~:L();:-:!\liF.i'.
DF:\~"': fJ"P.fh!ll~}.J'
'Jctcoer 24, 2006
CFN 37747.08
XREF CFN 37736.05
t-)tt~m_N~tdL (fax 9054207(48)
Geoff Romanowski
Development Review
City of Pickering
Pickering Civic Cornpiex
;::)rle Tne Esplanade
Flickering, ON L 1 V 6K7
';ear ~v'!r. Romanowski
ZOlilf19 dy-Iaw AiT1undnHHlt No. A 08/06
1079,1099,1101, 1101Aand 1103 Kingston Road
City of Pickering
Emix Limited, Nerotal Limited, Lakeridge Properties Inc. and Region of Durham
Thank you for H18 opportunity to review the above referenced Zoning By-law Amendment application.
f~urH,er iO our letter of October 24,2006 in respect to 1105 Kingston Road, we offer the following
CeJlj'r i l-tt;:rl IS.
Flood P,ain Issues
,',s notea In our letter in respect to 1105 Kingston Road, all properties located west of 1105 Kingston
i~~03(i, south of Kingston Road, east of Dixie Road and north of Hwy 401 have been identified through
.,.....,v-l f1~r-j:'h;r n';:,rr;;"c; 2,10 being outside of the regional storm floodplain As such, the TRCA's
..,temst in the properties is limited to their inclusion within a comprehensive water management strategy
relatve to the Pickering Centre West area.
APf.JiicaiJle Regulations
r flU subject properties are not located within the TRCA's Regulated Area and, as such, an Ontario
':~eglJ!ation 166/06 permit is not required.
i"eClJIi Ill'leflOa lions
"I ii9f1! or Ule CiO()Ve, TF~CA staff Il<3Ve no objection to the approval of the Zoning By-law Amendment for
~ 079 to 1103 Kingston Road. We continue to recommend that a comprehensive water management
strategy tor the Pickenng Centre West area be completed. We would appreciate the opportunity to review
Jr;j development proposals on these sites in the context of the water management strategy, either through
Site r)ian circulation or direct circulation from the Region of Durham.
\:VA trust tnese cormnents are of assistance Please feel free to contact me if you have any questions.
~'r':C(-;rei~/.
,", -".,r', , .c,' '~ID 'PP -,.R'TD1'
_..~..." ..,., I ..........v' ........, '..,,,-,, r I . 1. j.,/I 1
fJianager, Develo::.HT....:!nt Planning and Regulation
l'i3'1',ing ane Dcveicprnent
~=\'t(:)r'cir~n ~r;-1 "l
.,G. Antnony Blgiien, The Biglien Group (fax 416.693.9133)
r~ay Davies, Region of Durham (fax 905.666,6208)
RODert Starr City of Pickering (fax 905.420.7(48)
C;'''C);"Jl::::\P:J8U:,LJEVELOP!v1EW SERVICr:::D: ;:"f-iM/ f:~E(;i()N\PI'KERrNG'1 07' . 1103 KINGSTON_1.DOC
5 Shol,;ham Drive, DO\\llsvipvv. Ontario M;N 154 (4H 661.(,60( HX 661-689B wwvdrca,on.ca
@
The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
P.O. BOX 623
WHITBY, ON L 1 N 6A3
(905) 668-7711
Fax: (905) 666-6208
E-mail: planning@
region.durham.on.ca
www.region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
"Service Excellence
for Oil! Communities"
9
1}"07
November 2, 2006
"5 ''''I
t.' .)
Ross Pym, Principal Planner
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L 1V 6K7
~sent via email to:
rpvm@citv. pickerino. on. ca
---------
Mr. Romanowski:
Re: Zonin~, Amendment Application A 08/06
Applicants: Emix Ltd., Nerotal Ltd., Lakeridge Properties Inc.
Location: 1097, 1099, 1101, 11 01A,. and 1103 Kingston Road
Southeast corner of Kingston Rd. and Dixie Rd.
Lot 24, Concession 1
Municipality: City of Pickering
This application has been reviewed and the following comments are offered.
The purpose of this application is to amend the zoning of the subject properties to
permit additional commercial uses, revise the uses currently permitted and remove
the existing gross leasable floor area limitations and restrictions.
Reaional Official Plan
The lands subject to this application are currently designated Special Policy Area 'A'
in the Durham Regional Official Plan. The policy of the plan is to maximize the
areas highway exposure as a mainstreet and gateway to the Region. Development
should be intensified in a manner that does not adversely affect similar development
within the Main Central Area.
Council adopt,ed Amendment 114 to the Durham Regional Official Plan
redesignates the subject property as a "Regional Corridor". "Regional Corridors" are
to be planned as mixed-use areas, which include commercial and service areas
with higher densities, supporting higher order transit services and featuring a high
degree of pedestrian oriented design, as detailed in area municipal plans.
Kingston Road (Regional Road 2) is designated as a "Type B" arterial road and is
further designated as a "Transit Spine" by Amendment 114. "Type B" arterial roads
are typically comprised of a 36 metre right-of-way. "Transit spines" should
compliment higher density and mixed uses. Transportation and access
requirements will be provided through subsequent site plan applications.
The proposal may be permitted by the Regional Official Plan and by Council
adopted Amendment 114.
Provincial Policies & Deleqated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities. As the subject properties are in the vicinity of Kingston
Road (Regional Highway 2) and Highway 401, a noise study is required if sensitive
land uses are permitted.
.. ~'
l. v'-:t
q
f7-o1
Page 2
Reaional Services
Municipal watl;;r supply and sanitary sewer services are available to the subject
property. Servicing requirements will be provided through subsequent site plan
applications.
If you have any questions or require further information, please do not hesitate to
contact me.
Qrn~fwV1
Dwayne Campbell, Planner
Current Planning
Cc (via email): Regional Works Department - Peter Castellan
CUlf c~
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 18-07
Date June 4, 2007
:~ r: ",-
\.. ;) d
From: Neil Carroll
Director, Planning & Development
SUBJECT: Zoning By-law Amendment Application A 3/06
Brookdale Centre Inc.
Part of Lot 23 & 24, Concession 1
1105 and 1163 Kingston Road
City of Pickering
Recommendation:
1. That Report PD 18-07 of the Director, Planning & Development, regarding
Brookdale Centre Inc. Zoning By-law Amendment Application A 3/06 be
received;
2. That Zoning By-law Amendment Application A 3/06 submitted by Brookdale Centre
Inc., on lands being Part of Lot 23 and 24, Concession 1 (1105 and 1163 Kingston
Road), City of Pickering, to amend the zoning to permit a broader list of permitted
commercial uses including a variety of retail, personal service shops, office and
restaurant uses on the subject properties be approved subject to the conditions
outlined in Appendix" to Report PD 18-07;
3. That the zoning by-law to implement Zoning By-law Amendment Application
A 3/06, as set out in Appendix I to Report PD 18-07, be forwarded to City Council
for enactment, and
4. Further, that Pickering Council direct City staff to report, through the recently
initiated Official Plan Review, on the policy changes required to reflect the
changes to the Town Centre West Development Guidelines including changes as
shown on Attachment #~I to Report PD 18-07.
Executive Summary: This report pertains to the second phase of Zoning By-law
Amendment Application A 3/0E>. The applicant proposes to redevelop the 7.5 hectare
property for a commercial project that includes a home improvement centre and a variety
of retail, personal service shop, office and restaurant uses. Council approved the home
improvement use, (Home Depot) as Phase 1 of its application consideration on
October 10, 2006. Consideration by Council of Phase 2 of the application was to await
conclusion on certain technical issues such as flood plain mapping and municipal road
location.
Report PO 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
" ~'
L'J\I
This second phase of the rezoning application deals with the broader list of requested
commercial uses including a variety of retail; personal service shops; office and restaurant
uses, and the location public roads within the area.
Page 2
Both single and multiple tenant buildings are proposed for the site with Home Depot the
dominant tenant. The lands currently support a commercial plaza located opposite
Walnut Lane on the south side of Kingston Road (Walnut Grove Plaza) and lands
previously occupied by TNT Transport and Schindler Elevator.
This second phase of the application can now proceed as the issue related to flooding
and stormwater on the site has been resolved to the satisfaction of the Toronto Region
Conservation Authority. The requested uses are appropriate for the site as they will
accommodate and encourage intensification of the property. Further, City polices and
guidelines support the expanded retail use on the subject lands. The recommended
uses are compatible, appropriate and conform to the Pickering Official Plan. The
performance standards of the amending zoning by-law require the siting of buildings at
the street frontage which will result in an urban design that promotes a pedestrian
friendly environment and an intl3nsified and mixed land use.
It is also recommended through consideration of this application that Council authorize
revisions to the Town Centre West Development Guidelines (TCWDG). Matters for
consideration include the elimination of municipal roads and establishment of required
traffic aisles; urban design requirements including building placement; minimum
three storey massing and minimum two functional floors; land uses and access points.
These revisions will be based on Council's decision respecting this application (and
rezoning application A 8/06 pertaining to lands situated to the west of the property
subject of this application). The review of the TCWDG is recommended as part of the
recently initiated Official Plan Review.
It is recommended that this application be approved, and the draft by-law be forwarded
to City Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
approval of zoning for the commercial plaza. The public road within the development
may be partially funded as devE310pment charge projects, two of which were approved in
the 2007 Capital Budget (07-2:121-001-05 Roads $211,200 and 07-2321-001-07 Roads
$120,000).
Sustainability Implications: This development proposal is an infill project that
provides for commercial intensification, makes efficient use of vacant lands, and takes
advantage of existing infrastructure within the City's urban area. The site is located on
a designated transit spine. The proposal generally represents a sustainable approach
for the development of the subject lands.
Report PD 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
Page 3
C5(
Background:
1.0 Introduction
Brookdale Centre Inc. submitted an application to amend the zoning by-law in
order to permit development of a commercial project on a 7.5 hectare property, with
a home improvement centre and a variety of retail; personal service shop; office and
restaurant uses (see Location Map, Attachment #1).
The submitted site plan indicates the development of both single and multiple
tenant buildings on thE~ site with one dominant building, being Home Depot,
(including a seasonal outdoor garden centre), that has already been approved by
City Council.
Other buildings proposed include a larger retail format building located in the
southern portion of the site, buildings that will flank the Kingston Road frontage
and contain limited second storey office space, and two small single-tenant retail
buildings centrally located on the site (see Attachment #2). The first phase of
this rezoning (for the Home Depot only) was the subject of Report PD 48-06 (see
Attachment #6) that Council considered and approved on October 10, 2006.
The uses requested through this phase of the application include: assembly hall;
business and professional offices; commercial clubs, schools and recreational
establishments; day nursery; discount department store; drug store; dry cleaning
depot; financial institution; general merchandise store; personal service shop;
restaurants; retail store; service store and video store. The applicant's conceptual
site plan proposes the creation of one new municipal (public) street, being the
road extending south from Kingston Road, across from the signalized Walnut Lane
intersection. All other roads are proposed as private aisles/laneways.
2.0 Comments Received
Since the original report on the application no new comments have been
received related to land use issues. Therefore, the background on comments,
both from the public and from agencies is contained in Attachment #6 being the
text of report PO 48-06 and the minutes of the public meeting and is not repeated
in this report.
3.0 Discussion
3.1 Review of the Impac:t on the Achievement of the Town Centre West
Development Guidelines due to the TRCA Flood Mapping has been
Investigated and Com:luded that the Intent of the Development Vision for
the area may be achieved
TRCA had initially advised that recent flood modeling of Pine Creek had
identified significant concern with development in the Town Centre West
Neighbourhood (see Attachment #4).
Report PD 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
Page 4
,,, r.::: ~'-'" --
\..':J'J
The impact of the flood line mapping required further investigation and this work
was undertaken with the assistance of Brookdale Centre Inc. consultants. The
result of this work was a reduction in the floodline contour and removal of the
subject property and some surrounding lands from the floodplain. This resulted
in staff's ability to better assess the technical possibility of a future road
connection from the subject property across Pine Creek to Liverpool Road and
the appropriate land uses for the area.
3.2 Revisions to the Town Centre West Development Guidelines are Required
The subject lands are within the TCWDG area. The TCWDG were adopted by
City Council in 1995 and establish a vision for the development of the area that
would include a mix of land uses, an internal road network pattern, connections
to the existing Town Centre Neighbourhood and adjacent neighbourhoods, and a
pedestrian and open space network.
Since the adoption of the TCWDG there has been little development interest in
the area. The approval of a Home Depot and the request for a variety of
commercial uses has altered the original intent of the TCWDG. While the
Home Depot element of the applicant's plan has been approved, the design of
the rest of the subject lands should maintain the spirit and intent of the TCWDG.
Therefore, the remainder of the site should be developed in a more urban fashion
with mixed use buildin!~s and increased attention to urban design in terms of
building placement and function. Staff's revised concept for the Town Centre
West area is shown in Attachment #3 that reflects this 'main street image' where
buildings front onto the new municipal street thereby creating an enhanced urban
profile.
The TCWDG should be reviewed and revised to incorporate Council's decisions
on this application (and rezoning application A8/06 for the abutting lands to the
west that is subject to R.eport PD 17-07). It is recommended that revisions to the
TCWDG be considered through the Official Plan Review that has been initiated
by Council.
It is staff's recommendation that development in this area should respect the
fundamental elements and principles of the TCWDG. While it is recognized that
general layout will be rE~vised to address current development realities, the core
principles of the Guidelines should continue to be incorporated in the revised
Guidelines. A Home Depot can be accommodated within the development
concept generated by staff. However, other elements of the applicant's proposal
will require revision, including building placement and massing (see
Attachment #3).
Report PO 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
Page 5
3.3 Public Road and Private Traffic Aisles should Function Seamlessly
The internal road network envisioned for the Town Centre West Neighbourhood
is an integral component of the development for this area and is necessary to
properly serve the needs of future residents and businesses. The road network
will provide internal linkages between various access points around the perimeter
of the Town Centre West Neighbourhood, accommodate the evolution of land
uses including the placement of buildings and the creation of a pedestrian
friendly environment.
Through the review of this application and the rezoning on the property to the
west (Nerotal, Emix et al) staff have concluded that there is need for only one
new municipal road. This new municipal road is as proposed on the applicant's
plan, extending south from Kingston Road at the existing signalized Walnut Lane
intersection and runnin~l in a southeast direction. It is anticipated that this new
municipal road will eventually cross Pine Creek and connect to Liverpool Road
(see Attachment #5).
The remainder of the internal road network of the Town Centre West area can be
accommodated on private traffic aisles. The new municipal road and the private
traffic aisles will establish the blocks in the Town Centre West area that will
provide a focus for building design and orientation, and pedestrian activity. This
blocking is an essential design requirement and establishes proper building sites
and view corridors for the future development of the area. One municipal road is
considered the most sustainable approach as public roads are more land
consumptive than private roads, and fewer public roads will be more financially
sustainable for the City in terms of long term maintenance.
Through this application the City should ensure the provision of this future
municipal road in order to accommodate evolution of the area. It is
recommended that the City require the construction of this road, within the limits
of the subject property, to full municipal standards as a condition of approval of
this application. Details respecting the securement of funds for these road works
and the timing of conveyance of the road to the City will be contained in an
appropriate agreement.
This new public road forms the backbone of future development of the Town
Centre West area as graphically shown on the concept plan for the Town Centre
West area (see Attachment #3).
3.4 Building Location mu:st be brought forward to the Street to create a Main
Street Design
The requested uses will provide a wide variety of commercial opportunities,
including retail, office and personal service uses to create a diversified area that
fosters a "main street'" function. To support the intent of the TCWDG the
buildings should have a strong relationship to the street both in location and
massing and be sited to frame the street.
" r:-'
l' ~ .:1
Report PD 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
Page 6
", [. .-
'- 0 Yr, order to achieve a main street design, buildings should be brought forward to
the street with minimum set back from the front lot line. The buildings should
have a human scale, provide a minimum three-storey fac;ade and contain a
minimum of two functional floors. This form of building-street relationship will
result in a more sustainable design as it will be pedestrian friendly, more
animated due to sidewalk activity, and safer pedestrian movements as the
pedestrian corridors will be well defined and will not conflict or cross large
parking lots. The requirement for buildings to have a minimum of two functional
floors will add to the building floor area and increase the employment opportunity
of the area.
The public street should attempt to create a main street atmosphere that is tree
lined, has visible pedestrian activities and provides a separation of pedestrian
area from parking areas. This will then provide an interconnection of the
street/aisle for pedestrian movement to ensure short walking time from transit
stops to all buildings.
In order to achieve the vision for the area, surface parking should be located to
the rear or side of buildings, fac;ades facing a public street or public area should
incorporate glazing at grade, and blank fac;ades that face a public street or public
area should be prohibited.
It is recommended that all buildings on the site, with the exception of the
Home Depot building, have a maximum front yard depth of 3.0 metres to ensure
buildings are brought up close to the municipal street; a minimum height of
9 metres and a minimum of two functional floors for a minimum of 70 percent of
the building footprint. These performance standards support the vision for a
sustainable Town Centre West area.
The applicant's plan does not comply with the staff recommended performance
standards. The applicant's plan proposes a traditional large format retail design
that has a single storey building located at the rear of the site with the parking
located in front of the building. Further, buildings along Kingston Road and the
new entry road provide only very limited functional second floor space.
3.5 Enhanced Building Design & Sustainable Elements Required
The massing, building location and design of the buildings must contribute
positively to the existinu and future land use context. An attractive building that
incorporates significant sustainable elements must be achieved to make a
positive contribution to the surrounding area. It is encouraged that all buildings
and site design incorporate green building and LEED technologies and reflect
significant sustainable elements.
Report PO 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
Page 7
4.0 Technical Matters
CGi
4.1 Site Plan Agreement will be required to address Development
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. Matters to
be addressed include, but are not limited to, stormwater management, site
access, parking and loading areas, ensure the site can accommodate
recycling/3-stream refuse and sustainable building design. The agreement
should also secure the construction and conveyance of a new public road
through the site from the eastern limit of the property to the Kingston Road
frontage at Walnut Lane (see Attachment #2 - applicant's plan). 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.
4.2 The Proposed Zoning By-law to include a "(H)" Holding Provision to
address required agreements
The by-law attached to this report (see Appendix I) implements the
recommendations of this report to permit a variety of commercial, office and
personal services uses and restaurants. The amending by-law incorporates the
previous approved home improvement centre (Home Depot) and the associated
performance standards, For new development other than the Home Depot,
performance standards are being recommended that will create the main street
vision for the area.
The amending zoning by-law incorporates the previously approved "(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
agreement with the City in accordance with the conditions listed in Appendix II to
this report which will address the construction and conveyance of the public
internal road, and matters related to sustainable design (site and building
designed to be LEED certified for Home Depot).
This area is intended to complement the Pickering Downtown Core, and in
keeping with the function and the submitted market study, a maximum floor area
devoted to retail use has been established in the zoning by-law.
5.0 Applicant's Comments
The applicant has been advised of the recommendations of this report. The
applicant is not in agreement with the recommended performance standards and
requests that the requirement to bring buildings up to the street and for buildings
to have a minimum three storey height and two functional floors, be eliminated
from the by-law.
Report PD 18-07
Date: June 4, 2007
Subject: Brookdale Centre Inc. (A 3/06)
Page 8
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APPENDICES:
APPENDIX I:
APPENDIX II:
Draft Zoning By-law Amendment
Recommended Conditions of Approval for A 3/06
Attachments:
1. Location Map
2. Applicant's Conceptual Site Plan
3. Staff Vision for Town Centre West Area
4. Town Centre West Development Guidelines
5. Staff Vision for Town Centre West Development Guidelines (public road)
6. Report PO 48-06
Prepared By:
Approved I Endorsed By:
~~
Ross Pym, MCIP, ~
Principal Planner - Development Review
Neil Carroll, P
Director, Planning & Development
RP:jf
Attachments
Copy: Chief Administrative Offiicer
,.,
APPENDIX I TO
REPORT PD 18-07
RECOMMENDED CONDITIONS OF APPROVAL FOR
APPLICATION TO AMEND ZONING BY-LAW A 3106
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RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 3/06
1. That the amending zoning by-law include a U(H)" holding provision that
requires certain matters to be addressed to the City's satisfaction prior to
the lifting of the U(H)" holding provision. Prior to the lifting of the U(H)" the
owner shall execute and register a site plan agreement to the satisfaction of
the City of Pickering, satisfy the Region of Durham, financially and
otherwise and satisfy the Toronto and Region Conservation Authority,
financially and otherwise.
2. That the owner enter into a site plan agreement with the City to reflect the
comments of the report of the Director, Planning & Development Report
PO 18-07. The site plan agreement shall ensure the fulfillment of the City's
requirements, financial and otherwise, which shall include, but not
necessarily be limited to:
(a) the conveyance of land for public road extending southerly from
Walnut Lane to the east property line;
(b) the securing of funds for the construction of the internal road;
(c) providing any required easements;
(d) satisfaction of the City financially with respect to the Development
Charges Act;
(e) construction management plan;
(f) traffic management plan;
(g) stormwater drainage and management system;
(h) design the development for 3-stream refuse handling;
(i) the home improvement centre building to be LEED certified.
3. That the site pan agreement include 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.
4. That the site pan agreement include clause that the owner shall provide to
the City of Pickering a clearance letter from the Toronto and Region
Conservation Authority that advises that all of TRCA matters have been
addressed.
APPENDIX II TO
REPORT PO 18-07
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 3/06
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THE CORPORATION OF THE CITY OHH~~7
BY-LAW NO. V/'fRrJ
Being a By-law to amend Zoning By-law 3036, as amended by
By-law 6710/06, to implement the Official Plan of the City of Pickering,
Region of Durham, on Part of Lot 23 and 24, Concession 1, in the City
of Pickering. (A 3/06)
WHEREAS the Council of The Corporation of the City of Pickering passed
By-law 6710/06, amending By-law 3036, to permit home improvement centre on the
subject lands, being Part of Lot 23 and 24, Concession 1, in The City of Pickering;
AND WHEREAS the Council of The Corporation of The City of Pickering deems it
desirable to permit a variety of commercial uses on the subject lands, being Part of Lot 23
and 24, Concession 1, in The City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended by By-law 6710/06, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING ENACTS AS FOL.LOWS:
1. SCHEDULES I and"
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 on Part of Lot 23
and 24, Concession 1, City of Pickering, designated "MU-21" on Schedule I
attached hereto.
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;
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DRAFT
(2)
"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;
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(3) "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;
(4) "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;
(5) "Business Office" shall mean a building or part of a building in which the
management or direction of a business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
(6) "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;
(7) "Commercial Recreation Establishment" shall mean a commercial
establishment in which indoor recreational facilities such as bowling alleys,
miniature golf courses, bingo facilities, gymnastics facilities, roller skating
rinks, squash courts, swimming pools and other similar indoor recreational
facilities are provided, and which may include an athletic or recreational
club;
(8) "Dav Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of The Day Nurseries Act, or any successor thereto, and for
the use as a facility for the daytime care of children;
(9) "Dry CleaninQ DElPot" shall mean a building or part of a building used for
the purpose of rElceiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to any such processes;
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,DRAFT
C63
(10) "Duplicatinq Shop" shall mean a part of a building where such items as
letters, plans, pictures and documents are reproduced by Photostatting,
blueprinting or other similar methods;
(11) "Dwellinq" shall mean a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
(12) "Dwellinq Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary facilities;
(13) "Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
(14) "Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
(15) "Food Store" shall mean a building or part of a building in which food,
produce, and other items or merchandise of day-to-day household
necessity are stored, offered or kept for retail sale to the public;
(16) "Furniture or Maior Appliance Store" shall mean an establishment in which
furniture, major appliances or a combination thereof are stored, offered
and kept for wholesale or retail sale;
(17) "Gross Floor Area - Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the case
may be, other than a private garage, an attic, or a cellar;
(18) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas
of all storeys above or below established grade, designed for owner or
tenant occupancy or exclusive use only, but excluding storage areas
below established grade;
(19) "Home Improvement Centre" shall mean a building or part of a building
used for the display and wholesale and retail sale of building materials,
hardware or accessories, including cabinets, electrical fixtures, carpets,
floor coverings, plumbing supplies, wallpaper, draperies, garden supplies,
lumber and swimming pool supplies;
(20) "Laundromat" shall mean a self-serve clothes washing establishment
containing washing, drying, ironing, finishing or other incidental
equipment;
(21 )
(22)
(23)
(24)
(25)
(26)
(27)
(28)
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DRAFT
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"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
"Lot CoveraQe" shall mean the percentage of lot area covered by all
buildings on the lot;
"Lot FrontaQe" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front lot
line;
"Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or dressmaking shop or a photographic
studio, but shall not include a body-rub parlour as defined in the Municipal
Act, R.S.O. 1980, Chapter 302, as amended from time to time, or any
successor thereto;
"Place of Amusement/Entertainment" shall mean a building or part of a
building in which facilities are provided for amusement or entertainment
purposes, and which may include a billiard or pool room, a dance hall, a
music hall, or a theatre, but shall not include a games arcade or an adult
entertainment parlour as defined in the Municipal Act, R.S.O. 1990,
c.M.45, as amended from time to time, or any successor thereto;
"Private GaraQe" shall mean an enclosed or partially enclosed structure
for the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise;
"Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and which may include a clinic, the offices of an architect, a
chartered accountant, an engineer, a lawyer or a physician, but shall not
include a body-rub parlour as defined in the Municipal Act, R.S.O. 1980,
Chapter 302, as amended from time to time, or any successor thereto;
- 5 -
,DRAFT
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(29) "Restaurant - Type A" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both, but
shall not include an adult entertainment parlour as defined herein;
(30) "Restaurant - Type F" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both on
and off the premises, and which may include a drive-through order and
pick-up service;
(31) "Retail Store" shall mean a building or part of a building in which goods;
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public;
(32) "Storey" shall mean that portion of a building other than a basement, cellar
or attic, included between the surface of any floor and the surface of the
floor, roof deck or ridge next above it;
(33) "Yard" shall mean an area of land which is appurtenant to and located on
the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings, structures,
or other uses as are specifically permitted thereon.
4. PROVISIONS ("MU-21" Zone)
(1) Uses Permitted ("MU-21" Zone)
No person shall within the lands designated "MU-21" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or structure
for any purpose except the following:
(a) assembly hall;
(b) business office
(c) commercial-recreational establishment
(d) commercial club
(e) commercial school
(f) day nursery
(g) discount department store
(h) drug store
(i) dry cleaning depot
U) duplicating shop
(k) financial institution
(I) furniture & major appliance store
(m) garden centre accessory to a home improvement centre
(n) home improvement centre
- 6 -
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L' 1
(0) outdoor storage, display and sale of retail and garden centre
products
(p) personal service shops
(q) professional office
(r) place of amusement/entertainment
(s) restaurant - Type A
(t) retail store
(u) service store
(v) residential apartments, above the first floor of the building
(2) Zone Requirements ("MU-21 " Zone)
(a) Front Yard Depth
(Maximum):
(b) Flanking Side yard
width (Maximum):
(c) Building Location
and Setbacks:
(d) Building Height
(maximum):
Building Height
(minimum):
(e) Functional floor per
building (minimum):
(f) Second Floor
Coverage of First
Floor
(g) Parking
Requirements:
3.0 metres
5.0 metres
Buildings and structures shall be located
entirely within the building envelope
shown on Schedule II attached hereto
20.0 metres
9.0 metres
2
70 percent
(i) There shall be provided and
maintained a minimum of
4.5 parking spaces per
100 square metres of gross
leasable floor area for all
permitted uses listed in Section
4(1)(a) to 4(1)(u) inclusive of
this by-law;
(ii) For a residential apartment unit
there shall be provided
1.2 parking spaces per unit and
0.3 parking spaces per unit for
visitors;
- 7 -
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DRAFT
(i) Maximum floor area for a discount department store shall be
7,450 square metres;
(ii) Aggregate of retail stores less than 300 square metres shall not
exceed 4,000 square metres;
(iii) Total gross floor area of all retail stores (excluding a home
improvement centre) shall not exceed 9,500 square metres;
(iv) All entrances and exits to parking areas and all parking areas
shall be surfaced with brick, asphalt or concrete, or any
combination thereof;
(v) At grade parking lots shall be permitted no closer than
3.0 metres from the limits of the "MU-21" Zone identified on
Schedule I attached hereto, or any road;
(vi) No drive-thru facilities are permitted on the lands designated
"MU-21" as illustrated on Schedule I of this by-law;
(vii) Notwithstanding Subsection 4 (2) the following provisions shall
apply to a home improvement centre and any accessory use:
A Lot Area (minimum):
B Lot Frontage
(minimum):
C Building Location and
Setbacks:
D Building Height
(maximum):
E Gross leasable floor
area (maximum):
F Parking Requirements:
2.0 hectares
10.0 metres
Buildings and structures shall be
located entirely within the building
envelope shown on Schedule II
attached hereto
15.0 metres
12,000 square metres
There shall be provided and
maintained a minimum of
3.0 parking spaces per 100 square
metres of gross leasable floor
area for all permitted uses listed
in Section 4(1) of this by-law
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Maximum one home
improvement center shall be
permitted on the lands zoned
MU-21 or Schedule I attached
hereto
5. PROVISIONS ("H" Zone)
(1) Uses Permitted Zone Requirements ("H" Zone)
Until such time as the "H" Holding provision is lifted, the lands shall not be
used for any purpose other than any use permitted by the Mixed Use Zone
"MU-6" of Zoning By-law 3036 as amended by By-law 4895/97, and only
in the builds that existed on the date of the passing of this by-law.
(2) Removal of the "H" Holdinq Symbol
The "H" Holding Symbol shall not be removed from any zone until such
time as a Site Plan Agreement andlor 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
home improvement centre have been complied with, including but not
limited to, environmental and engineering requirements, site access
and signalization, sustainable site and building design, phasing of
construction, easements, conveyance of land for road purposes 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 and engineering requirements.
6. REPEAL OF BY-LAW
Upon this By-law coming into force and effect, the By-law 6710106 is hereby
repealed.
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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.
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 18th d~\ne, 2007.
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David Ryan, Mayor
Debi A. Bentley, City Clerk
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City of Pickering
PROPERTY DESCRIPTION PART OF LOTS 23 & 24, CONCESSION 1
OWNER BROOKDALE CENTRE INC
FILE No. A 003/06
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Q.1005o~/AnJe~:~s~~s 1~~'pp~~~s.a~lltl~r!~~~".Re~~...;~~;tI!lNo~,e~e~~ad,; ~rtS~r~I:.n of survey.
DATE MAY 8,2006
SCALE 1 :5000
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SUBMITTED PLAN ARE AVAILABLE FOR VIEWING AT
THE CITY OF PICKERING PLANNING'" DEVELOPMENT DEPARTMENT.
THIS IMP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING'" DevELOPMENT DEPARTMENT.
INFORMATION'" SUPPORT SERVICES.
JUNE 7. 2006.
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EXECUTIVE COMMITTEE
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Report Number: PD 48-06
Date October 10, 2006
From: Neil Carroll
Director, Planning & Development
SUBJECT: Zoning By-law Amendment Application A 3/06
Brookdale Centre Inc.
Part of Lot 23 & 24, Concession 1
1105 Kingston Road
City of Pickering
Recommendation:
1. That Report PD 48-06 of the Director, Planning & Development, regarding
Brookdale Centre Inc. be received;
2. (a) That Zoning By-law Amendment Application A 3/06 submitted by Brookdale Centre
Inc., on lands being Part of Lot 23 & 24, Concession 1, City of Pickering, to
amend the zoning to permit commercial development for a home improvement
centre and a variety of retail, personal service shop, office and restaurant uses, be
approved as revised, for a portion of the subject lands for a home improvement
centre only, with a U(H)" holding provision subject to the conditions outlined in
Appendix I to Report PD 48-06;
or
2. (b) That should Council desire to defer consideration of Zoning By-law Amendment
Application A 3/06 submitted by Brookdale Centre Inc., until such time as the
Toronto and Region Conservation Authority flood mapping issue is fully resolved
and staff have subsequently determined the necessary revisions to the Town
Centre West Development Guidelines and conducted a comprehensive review of
the applicant's total proposal, that Zoning By-law Amendment Application A 3/06 be
referred back to staff;
3. That, should Recommendation 2. (a) be adopted, that the amending zoning by-law,
to implement a portion of Zoning By-law Amendment Application A 3/06, for a
home improvement centre only, as set out in Appendix II to Report PO 48-06, be
forwarded to City Council for enactment; and
4. Further, that Council direct staff to undertake a review of the Town Centre West
Development Guidelines and report back to Council on the need for modification
to the Guidelines based upon the completion of the stormwater management
investigation for the area.
Report PO 48-06
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Date: October 10, 2006
Subject: 8rookdale Centre Inc. (A 3/06)
Page 2
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~x~~utive Summary: The applicant proposes to redevelop the 7.5 hectare
property for a commercial project that includas a home improvement centre and a variety
of retail, personal service shop, office and restaurant uses. 80th single and multiple
tenant buildings are proposed for the site, with Home Depot as the dominant tenant.
The lands currently support a vacant industrial building (previously occupied by TNT
Transport and Schindler Elevator), and a commercial plaza located opposite Walnut
Lane on the south side of Kingston Road (Walnut Grove Plaza). A zoning amendment
and changes to the Town Centre West Development Guidelines are required to
implement the proposal.
The Toronto and Region Conservation Authority (TRCA) has advised that recent flood
modeling of Pine Creek has identified significant concern with development in the
Town Centre West Neighbourhood. The entire subject property, as well as surrounding
properties in the Town Centre West area, are impacted by this mapping. The
implications of this concern on the development potential of lands in Town Centre West
could be significant and is currently being reviewed in detail by TRCA, the applicant,
and the City, and will take some time to complete. However, the applicant has advised
that Corporate Home Depot requires a decision on the rezoning of these lands by mid
October, or the project will be placed in jeopardy.
In view of the urgency expressed by Corporate Home Depot respecting its development
decision for this site, the City's Chief Administrative Officer requested that
Planning & Development bring forward a report for Council's consideration, to allow
Council to determine whether to proceed at this time with a site specific rezoning for
only the Home Depot component of the development proposal. Should zoning approval
be granted, Home Depot will still be required to satisfy TRCA with respect to
flood-proofing requirements.
The flood mapping matter identified by TRCA is of significant concern to staff, as it may
seriously impact the broader development vision for the Town Centre West
Neighbourhood. Until such time as this matter is resolved, the planning context within
which we are working is unknown, making it difficult to properly evaluate the proposal.
Prior to learning of TRCA's flood mapping concern, staff had concluded that a Home
Depot facility could be appropriately introduced into the Town Centre West
Neighbourhood provided the fundamental development/design principles of the
Town Centre West Guidelines were protected and maintained. This would require
changes to the applicant's proposal, to reflect more intensive mixed-use development
and to reorient the siting of some buildings. However, the Home Depot building was
supported generally in the area proposed by the applicant.
Should Council wish to proceed with the zoning of these lands at this time, it is
recommended that any approval be restricted to only the Home Depot component of the
development, and that an agreement be required through the use of a U(H)" holding
provision in the implementing by-law, to secure those elements of development that are
fundamental to the broader neighbourhood design vision (such as public roads,
signalization, site plan approval, and stormwater management/flood protection).
Report PO 48-06
_-6-__ TO Date: October 10, 2006
/ [.,,-<\....:1.
Subject: Brookdale Centre Inc. (A 3/06)
Page 3
C84
The U(H)" holding provision will also ensure that the City, Region of Durham and TRCA's
interests are addressed through the execution of appropriate agreements. The
remaining elements of the application will be considered through a further staff report,
following resolution of the TRCA flood mapping matter and consideration of any
required amendments to the Town Centre West Development Guidelines.
Financial Implications: No direct costs to the City are anticipated as a result of the
approval of zoning for the Home Depot development. However, costs may be incurred
by the City for further review/remediation of stormwater/flooding mapping matters as
they impact the Town Centre West Neighbourhood, depending on the results and
recommendations of the current investigation. Any costs to the City will be brought to
the attention of Council through further reports.
Background:
1.0 Introduction
Brookdale Centre Inc. submitted an application to amend the zoning by-law in
order to permit development of a commercial project on a 7.5 hectare property, with
a home improvement centre and a variety of retail, personal service shop, office and
restaurant uses (see Location Map, Attachment #1). The submitted site plan
indicates the development of both single and multiple tenant buildings on the site
with one dominant building that has a single user, being Home Depot. A
seasonal outdoor garden centre associated with the home improvement store is
also proposed. Other buildings include a larger retail format building (three
tenants) located in the southern portion of the site, two buildings that will flank the
Kingston Road frontage and contain some second storey office space, and two
small single-tenant retail buildings centrally located on the site (see Attachment
#2).
The requested uses include: assembly hall; business and professional offices;
commercial clubs, schools and recreational establishments; day nursery; discount
department store; drug store; dry cleaning depot; financial institution; general
merchandise store; home improvement centre; personal service shop; restaurants;
retail store; service store; video store and accessory seasonal garden centre having
outdoor storage. The applicant's conceptual site plan proposes the creation of
one new municipal (public) street, being the road extending south from
Kingston Road, across from the signalized Walnut Lane intersection. All other
roads are proposed as private aisles/laneways.
Report PO 48-06
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Date: October 10, 2006
Subject: Brookdale Centre Inc. (A 3/06)
Page 4
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2.0 Comments Received
2.1 At the June 15, 2006 Public Information Meeting
Three area residents and two area business representatives appeared at the
Public Information Meeting to voice their comments respecting the application.
The residents raised concerns related to: notification process; sustainable
development; restoration of Pine Creek; noise; traffic in the adjacent residential
neighbourhood; tree preservation; the need for more retail; and impact of the
proposal on the residential tax base and on property values. The business
representatives supported the application provided certain matters are taken into
consideration (see text of Information Report and Meeting Minutes, Attachments #6
and #7).
2.2 Written Public Submissions on the application
One written submission was received from an abutting business owner, providing
support to the application, but noting that some implementation matters remain
that must be considered as development details evolve (see Attachment #8).
2.3 Agency Comments
Toronto and Region
Conservation Authority
- TRCA provided preliminary comments advising the
subject property is within the TRCA Regulated area
and all applicable requirements and polices will
need to be satisfied;
_ that floodplain mapping indicates significant depth of
flooding on the subject property during a regional
storm event;
- TRCA notes that where development exists within
valley and stream corridors, higher levels of risk are
permitted;
- since there is an existing building on the property,
replacement buildings are permitted subject to the
new structure and parking having safe access and
being flood proofed;
- TRCA recommends a cooperative investigation into
the floodplain management issue for the subject
property and the surrounding properties that are
also impacted by the flooding; (see Attachment #9).
Report PO 48-06
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Date: October 10, 2006
Subject: Brookdale Centre Inc. (A 3/06)
Page 5
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Region of Durham
- the proposal is permitted by the policies of the
Durham Region Official Plan;
- municipal water supply and sanitary sewer services
are available to the subject property;
- transportation and access requirements will be
concluded during site plan approval process;
- the applications have been screened in accordance
with Provincial Interests and Delegated Review;
- the Region has no objection to the application and
encourages the use of a "H" - holding provision to
ensure all Regional requirements have been
satisfied (see Attachment #10).
- requires all building/structures and any accessory
activity be set back 14 metres form the Highway 401
property line (see Attachment #11 ).
No other agency that provided comment has objection to the application. Certain
technical issues and requirements related to the proposed use of the site can be
addressed during the site plan process, should this application be approved.
Ministry of
Transportation
3.0 Discussion
3.1 Revisions to the Town Centre West Development Guidelines are required
The subject lands are within the Town Centre West Development Guideline
(TCWDG) area. The TCWDG were adopted by City Council in 1995 and
establish a vision for the development of the area as a vibrant mixed use area
that incorporates residential, commercial and office uses. The TCWDG establish
principles for the development of the area, including a mix of uses, an internal
road network pattern, connections to the existing Town Centre Neighbourhood
and adjacent neighbourhoods, a variety of housing and office buildings, and a
pedestrian and open space network.
Since the adoption of the TCWDG there has been little development interest in
the area. The application by Brookdale Centre Inc. for a Home Depot and other
commercial facilities has increased development interest in the area. It appears
that Home Depot may act as a catalyst for the development of the area.
Recently, a rezoning application was submitted by Nerotal Ltd., Emix Ltd.,
Lakeridge Properties Inc., and the Region of Durham to amend the zoning of the
lands located immediately west of the subject property, to permit additional
commercial uses.
Report PD 48-06
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Date: October 10, 2006
Subject: Brookdale Centre Inc. (A 3/06)
Page 6
C 8 ilfowever, a 'big-box' retail centre is not reflective of the intensity or type of
development initially anticipated for this area of the City. The City has already
designated an area for 'big-box' development, being the First Pro Centre at
Brock Road and Pickering Parkway. While the Home Depot element of the
applicant's plan can be supported, it should only be introduced if it respects and
maintains the spirit and intent of the TCWDG. Further, the remainder of the site
should be developed in a more intensified fashion with mixed use buildings and
increased attention to urban design. The broader proposal by Brookdale Centre
will require revision if these development objectives are to be accomplished.
3.1.1 Road Network and Parcel Blocks must be established to accommodate future
development in the area
It is critical that development of this large land holding establish and secure the
block structure that will guide development of the broader neighbourhood. These
blocks will be created by the new internal municipal streets and private aisles,
and will establish a parcel structure that can accommodate the evolution of land
use over time, as envisioned by the TCWDG (see Attachment #3). The internal
road network planned for the Town Centre West Neighbourhood is an integral
component of the development vision for this area and is necessary to properly
serve the needs of future residents and businesses. The road network will
provide internal linkages between various access points around the perimeter of
the Town Centre West Neighbourhood, accommodate the evolution of land uses
in this area over time, and provide a focus for building design and pedestrian
activity.
The importance of pursuing a more intensified form of development in the
Town Centre West Neighbourhood was highlighted by City Council on June 6,
2005 through Resolution 91/05. This resolution identified the Town Centre West
Neighbourhood as a prime opportunity area for intensification and directed staff
to convey Council's interest for higher intensity land uses when dealing with
development interests in the area (see Attachment #12).
It is staff's recommendation that development must respect the fundamental
elements and principles of the TCWDG. While it is recognized that revisions to
the Guidelines will be necessary to address current development realities, the
core principles of the Guidelines continue to be supported. While a Home Depot
can be accommodated within the development concept generated by staff, (see
Attachment #4), other elements of the applicant's proposal will require revision.
These matters will be further discussed with the applicant and reported to
Council in a second phase report.
o
Report PO 48-06
/i? {17
Date: October 10, 2006
Subject: Brookdale Centre Inc. (A 3/06)
Page 7
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3.2 Review of the Impact on the Achievement of the Town Centre West
Development Guidelines due to the TRCA Flood Mapping needs to be
concluded
TRCA has advised that recent flood modeling of Pine Creek has identified
significant concern with development in the Town Centre West Neighbourhood
(see Attachment #5). If development potential is limited, the ability for the
fulfilment of the vision established in the TCWDG will be considerably impacted.
In the worse case scenario, the City will need to re-evaluate the entire
Town Centre West Neighbourhood development potential. In the best-case
scenario, remedial measures will be available to develop the neighbourhood
generally as initially envisaged, maintaining the intent and vision of the TCWDG.
The impacts of the floodline mapping require further investigation. If
development potential is significantly reduced, this will impact the road and
blocking pattern reflected in the Development Guidelines. The location of
buildings, driving aisles, public streets, parking lot layout and landscape features
may also require review.
TRCA advise that the existing property has certain redevelopment rights which
generally allow the owner to replace existing floor space with new floor space. A
Home Depot facility may be appropriately introduced into the Town Centre West
area provided the fundamental design principles are protected and maintained.
In order to permit the development of a Home Depot to proceed at this time an
agreement must be secured to protect the internal road pattern for the future
evolution of the area.
The review of the floodline mapping on the property is currently being explored
with the applicant, TRCA and the City working cooperatively together
investigating the modelling for the mapping and identifying the constraints and
opportunities for development.
Consideration of the Brookdale Centre Inc. application in its entirety is
considered premature until the extent of development opportunity has been
determined through the TRCA stormwater/flooding mapping exercise, and
recommendations for remedial works.
3.3 Applicant requires Council Decision to Secure Corporate Home Depot
Interest in the Site
The applicant has advised that Corporate Home Depot requires a City
commitment to this site by mid October, through zoning, prior to finalizing its
business plan for the Pickering site. In view of the urgency expressed by
Corporate Home Depot, the City's Chief Administrative Officer requested that
Planning & Development staff bring forward a report on this matter to provide
Council the opportunity' to decide whether it wishes to proceed with a site specific
rezoning for the Home Depot component of the development at this time or
whether it wishes to defer consideration of the application until such time as a
comprehensive stormwater management, flooding analysis for the entire Town
Centre West area is completed.
Report PO 48-06
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Date: October 10,2006
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Subject: Brookdale Centre Inc. (A 3/06)
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3.4 Protection for Public Roads is Required
Page 8
The applicant proposes to access the site by means of a private traffic aisle off
both Dixie Road and Kingston Road, and a proposed new public street located
on the south side of Kingston Road, at the existing signalized Walnut Lane
intersection. The application also provides for a traffic aisle along the western
property line, abutting the properties to the west.
It is recommended that land be conveyed to the City for two public roads
generally in accordance with the road pattern established in the Town Centre
West Development Guidelines and that funds be secured for construction of
these roads. The two roads include an east-west connection through the entire
site, extending east from Dixie Road, and a north-south road from Kingston
Road, at the signalized Walnut Lane intersection, southerly to the new east-west
road. The need for public roads is based on the assumption that the flooding
issues will be resolved and that the neighbourhood road pattern identified in the
TCWDG can be implemented. Should new development in this area be limited to
only the Home Depot building, then it is unlikely that City would pursue public
roads.
The applicant agrees with the requirement for the conveyance and construction
of a new north-south public road from Kingston Road, at the signalized
Walnut Lane intersection, to connect to an east-west aisle within the
development. However, they do not wish to provide the east-west aisle as a
public road.
The east-west connection road is an essential design requirement and
establishes proper blocking and view corridors for the future development of the
area. The applicant's conceptual site plan (see Attachment #2) identifies the
Home Depot main entry on the north face of the building, with a significant
parking area located to the north of the building. In order to provide unobstructed
parking for Home Depot, the site plan reflects a significant 'bend' or 'bow' in the
alignment of the east-west road. This alignment is not supported by staff and
works against the design and development principles of the TCWDG. Road
alignments should be established based on a design that best serves the broader
neighbourhood, and should not be significantly altered to satisfy the specific
development interest of one party. A straight easUwest road alignment,
extending east from Dixie Road (Bridgepoint Centre), supports the development
objectives of the TCWDG and supports a grid road pattern that best
accommodates the evolution of land uses over time. Further, Home Depot can
still be accommodated with a straight road alignment, through reorientation of the
building and/or the associated parking area. The applicant does not support a
straight easUwest road alignment through their property. This matter will need to
be addressed through the development agreement and site plan review process.
It is recommended that, as a first phase zoning, the majority of the site be zoned
for a Home Depot USH (home improvement centre) to allow maximum flexibility
for building reorientation, in order to accommodate an east-west public road.
Report PO 48-06
G
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Date: October 10, 2006
Subject: Brookdale Centre Inc. (A 3/06)
Page 9
3.5 Enhanced Building Design & Sustainable Elements Required
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The massing, building location and design of the buildings must contribute
positively to the existing and future land use context. While detailed building
designs have not been undertaken, the applicant has developed preliminary
elevations and building perspectives which exhibit an understanding of the need
for a building that exhibits a high level of design. An attractive building that
incorporates significant sustainable elements must be achieved to make a
positive contribution to the surrounding area. Staff notes that the Municipality of
Clarington recently approved a Home Depot development in its municipality that
will be LEED certified. It is recommended that this Home Depot building and site
also be LEED certified and reflect significant sustainable elements.
4.0 Technical Matters
4.1 Site Plan Agreement will be required to Address Development
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. Matters to
be addressed included, but not limited to, stormwater management, site access,
parking and loading areas, ensure the site can accommodate recycling/three-stream
refuse and sustainable building design. The agreement should also secure the
land and funding for construction of new public streets through the site from the
western limit of the property to the eastern limit of the property and north to
Walnut Lane. This required agre:ement, and several other development
implementation matters, are incorporated into the recommended conditions of
approval for this application and are found in Appendix I to this Report.
4.2 Traffic Study to be Revised
The traffic study submitted with the application was based on a comprehensive
development. If the Home Depot building proceeds on its own, the traffic study
must be up-dated to address those improvements, such as access and
signalization, that will be required for a Home Depot development to function
properly. A condition of the site plan agreement will require the owner to
undertake any necessary works to address the traffic requirements for a
Home Depot use on the site.
4.3 Further Processing of the Application is Required and the Proposed Zoning
By-law to include a "(H)" Holding Provision to address required
agreements
The by-law attached to this report (see Appendix II) implements the 'first phase'
of this development proposal, being the home improvement centre (Home Depot)
only. A zoning by-law for the remainder of the requested uses and associated
buildings will not be brought forward until the issues related to flooding of the
area has been concluded. It is at that time that staff will be able to conduct a
comprehensive analysis of any required changes to the proposal to bring it in line
with any recommended revisions to the TCWDG.
Report PO 48-06
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Date: October 10, 2006
Subject: Brookdale Centre Inc. (A 3/06)
Page 10
I"~; n ~
\. ..) 1. The amending zoning by-law incorporates a 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 agreement with
the City in accordance with the conditions listed in Appendix I to this report which
will address land conveyance and securing of funds for the internal roads, and
matters related to sustainable design (site and building designed to be LEED
certified). The holding provision also requires the flood proofing and stormwater
management needs of the entire area to be reviewed and that any associated
implications on the TCW Development Guidelines be addressed.
5.0 Applicant's Comments
The applicant has been advised of the recommendations of this report.
APPENDICES:
APPENDIX I:
APPENDIX II:
Recommended Conditions of Approval for A 3/06
Draft Zoning By-law Amendment
Attachments:
1. Location Map
2. Applicant's Conceptual Site Plan
3. TCW Development Guideline
4. Staff Vision for Town Centre West Area
5. TRCA Screening / Flooding Map
6. Text of Information Report
7. Minutes from June 15,2006 Statutory Public Information Meeting
8. Area Business Comment - Emix Ltd.
9. Agency Comments - TRCA
10. Agency Comments - Region of Durham Planning Department
11. Agency Comments - Ministry of Transportation
12. Pickering Council Resolution 91/05
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Date: October 10, 2006
Report PD 48-06
Subject: Brookdale Centre Inc. (A 3/06)
Page 11
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Prepared By:
Approved I Endorsed By:
~
Neil a rro II , . PP- .
Director, Planning & Development
Ross Pym, MCIP, RPP
Principal Planner - Development Review
RP:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering .~)ty Council 'e) .
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Minutes I Meeting Summary
Statutory Public Information Meeting
Council Chambers
/ Thursday, June 15, 2006
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COUNCILLORS:
Councillor Brenner - Chair
Councillor McLean
Councillor Dickerson
ALSO PRESENT:
Ross pym
Rick Cefaratti
Lynda Taylor
Franco Romano
:avid MaKay
- Principal Planner, Development Review
- Planner II
- Manager, Development Review
_ Action Planning Consultant, Agent for the Applicant
- MHBC Planning
- Home Depot & Brookdale Centre Inc.
Lynda Taylor, Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters under
consideration there at.
2. ZONING BY-LAW AMENDMENT APPLICATION A 03/06
BROOKDALECENTREINC
PART OF LOT 23 & 24, CONCESSION 1
1105 KINGSTON ROAD
CITY OF PICKERING
1. Planner Comments
Ross Pym, Principal Planner, Development Review, gave an overview of the property
location, applicant's proposal and City's Official Plan policies pertaining to this site, as
outlined in Information Report No. 09-06.
2. Applicants Comments
David MaKay, from MHBC Planning, representing Home Depot/Brookdale Centre
Inc., provided a PowerPoint presentation of the proposal. The proposed site includes
the existing Lick's Plaza and tenants would be able to relocate into the new re-
developed site. He explained that currently access aligns with Walnut Lane through a
public road system; however, the evolution of the site over the long term, would
i comply with The City's quidelines. He also stated that traffic, environmental, soil and
Page 4
CORP0228-2/02
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access concern over their lands to the Home Depot site, and the effect of the
proposed access on the EMS site is of concern. He noted that building F would
interfere with their property's sightlines. He concluded by stating that these issues
must be addressed prior to forwarding this proposal to Council.
:"'\, ;-:1
. "
Doug Howard
1775 Storrinqton Street
Mr. Howard had some questions regarding the notification process. He stated that the
traffic into the Glendale neighbourhood would be a major concern and objected to
Walnut Lane connecting into the plaza. He was particularly concerned with traffic
turning into Walnut Lane, especially when trucks would be turning into the site from
the east and to the south. He noted that this area had mature trees and asked if these
would remain. He questioned the need for more retail space, as there are already
several empty retail units in the area. Lastly, he asked when the final construction
phase would be completed.
Mr. D'Souza
1105 Dunbarton Road
Mr. D'Souza also questioned how residents are notified of any re-zoning application.
He reiterated the previous residents concerns with traffic congestion in the area. He
further wanted to know if residential taxes would be reduced as a result of the
increase in the commercial property taxes. Lastly, he questioned whether or not this
application would impact the re-sale value of the area homes.
4. Response from Applicant
David MaKay addressed several aspects of the resident's comments/concerns. First
there would be a review of the energy sustainability concepts and the public road
access issues that would address the safety concerns and access issues. With
respect to the building placement, the applicant was willing to work with the adjacent
landowners. He further stated that the traffic study recommended various
options/improvements to the area traffic flow, i.e. traffic signal timing, and that there
would be consultation with the City and the Region to review access flow options. He
also stated that landscaping would be addressed during the site plan review process
and that every effort would be made to retain existing trees wherever possible. He
explained that the construction schedule was yet to be determined, however, it is
expected that construction would begin in the fall of 2006. The Home Depot building
would be completed in approximately seven months. The remaining building schedule
would take another year for the completion of the other buildings. He also noted that
the City and TRCA would review stormwater management reports to minimize impact
on Pine Creek. Lastly he explained that Dixie Road would be used for truck traffic
access and that Home Depot would have night deliveries in order to avoid conflict
with customers during the day.
Page 6
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C ~diarket studies, are being finalized with no impact expected to the downtown core.
He further explained that The City would have additional tax revenues from this
proposal and an estimated 500 jobs wouldl be created. Lastly, he stated that
construction would begin in 2006 with an expected fall 2007 opening of the Home
Depot facility.
3. Comments from Members of the Public
Sylvia Spencer
771 She/Jard A ve. East
Ms. Spencer expressed concerns that no solar power was proposed. She wanted to
know if this proposal incorporated plans that would set aside funds toward the
restoration of Pine Creek. In addition, she is concerned with outdoor patio use, as
she feels this type of facility would create excessive noise. Another concern is with
the timing of Home Depot deliveries, and lastly how seriously did this proposal
compromise The City's Guidelines.
Christian Hepfer
Emix Ltd
Nerotal Ltd.
27 Dunloe Road
Toronto. ON
Mr. Hepfer is the owner of 1101 and 1099 Kingston Road. He noted his support of the
application, and provided written correspondence in this regard. He noted that the
proposed re-zoning and ensuing development would complement the existing use in
the area. He further advised that they would like to be closely involved, and noted the
following concerns;
. traffic flow in and out of site.
. public road infrastructure. (continue Liverpool Road as planned)
. building placement and the direction the buildings face.
. setback from the 401 in line with current buildings.
. truck access times and route.
In summary, he stated that currently the zoning of the properties was very restrictive
compared with the proposed zoning for the subject property and strongly encouraged
the re-zoning to apply to all lands south of Kingston Road and to the east and west of
Dixie Road.
Bob Oldman
555 Kinston Road W.
Aiax. ON
Mr. Oldman, is the representative for Lakeridge Properties, who are the owners of the
adjacent lands to the subject re-zoning application. He noted his clients' support for
development and revitalization of this area and furthermore that Lakeridge Properties
would co-apply for rezoninq of their properties. He did point out that there was an
Page 5
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5. Staff Response C D G
Ross Pym, Principal Planner, clarified the notification process. He stated that letters
are sent out to all residents within 120 metres of the site, advising of the proposed
application. In addition, three signs are posted on the site and the proposed
application is also posted on the City website. Lastly, he confirmed that further review
of TCW guidelines would be required in conjunction with traffic and other submitted
reports.
Page 7
CiUI 0#
REPORT TO
PLANNING & DEVELOPMENT COMMITTEE
Report Number: PO 19-07
Date: June 4, 2007
". (') ""
1.:: v i
, From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 5/06
1685279 Ontario Inc.
1741 Fairport Road
Lot 126, Plan 1051
(Part 1, 40R-23692)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 5/06 be approved to permit the
development of limited retail commercial uses on the subject property including
personal service, offices, restaurants, retail stores and financial institution uses
on lands being Lot 126, Plan 1051, Part 1, 40R-23692;
2. That Council give direction to staff to seek consent of all parties to have the
Ontario Municipal Board refuse to approve Draft Plan of Subdivision
S-P- 2005-01 ;
3. That By-law 6529/05 to permit nine single detached dwellings on the subject
lands be revoked; and
4. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 5/06, as set out in Appendix I to Report PO 19-07, be forwarded to
City Council for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law
to permit the establishment of retail stores, personal service shops, offices, restaurants
and financial institution uses on the subject property, located at the southern edge of
the Dunbarton Neighbourhood, fronting the east side of Fairport Road and immediately
north of the Canadian National Railine (CN).
The applicant initially proposed the development of a traditional strip plaza having two
separate single storey buildings, providing a total gross floor area of 1446 square
metres. However, through discussions with Planning & Development staff, the
applicant has agreed to a modified plan that provides a similar gross floor area within
one building, with a second floor component fronting Fairport Road (see Attachment
#4). The development is to reflect a residential character in its architecture. The
function, scale, intensity and compact urban design of the proposal are compatible with
the surrounding neighbourhood and the proposed uses comply with the provisions of
the City's Official Plan.
Report PD 19-07
Date: June 4, 2007
Subject: 1685279 Ontario Inc. (A 5/06)
Page 2
Issues pertaining to the ultimate site development and design will be addressed through
the implementing zoning by-law, appropriate agreements and the required site plan
approval process.
It is recommended that this application be approved in its modified form, and that the
draft by-law be forwarded to City Council for enactment.
C93
Financial Implications: The Municipal Property & Engineering Division recommend
that a "Steep Hill" sign with a solar powered flashing beacon be installed on the south
side of Sheppard Avenue, west of Fairport Road to improve safety at the intersection, at
a cost to the applicant of $2,500. Should additional costs (potentially $1,000) be
incurred for the sign, these costs will be covered through the Roads Current Budget
Account 2320 - 2409 (Highway aids, repairs and maintenance).
Sustainability Implications: This development proposal is an infill project that
makes efficient use of vacant lands, and takes advantage of existing infrastructure
within the City's urban area. The proposal will provide office and commercial space
within walking distance for residents of the immediate neighbourhood, thus reducing
automobile trips.
The applicant's proposal, by way of the recommended modifications by the
Planning & Development Department, generally represents a sustainable approach for
the development of the subject lands.
Background:
1.0 Comments Received
1.1 At the June 15, 2006 Public Information Meeting
Five area residents spoke in opposition to the proposed development at the
Public Information Meeting and voiced the following concerns:
proposed garbage and pick-up location;
potential outdoor patios with bands;
underutilized strip plazas currently exist within the City;
potential for increaslsd traffic congestion;
poor sight lines approaching the site northbound on Fairport due to the
C.N.R. overpass;
compatibility of proposal with existing residential development (see text of the
Information Report and minutes of the information Meeting Attachment # 6 &
#7).
Report PD 19-07
Date: June 4, 2007
Subject: 1685279 Ontario Inc. (A 5/06)
Page 3
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1.2 Written Public Submissions on the application
A letter was received on June 3, 2006, from Boyd and Nancy Penny, noting their
objection to the applicant's proposal for the following reasons:
- the increased vehicle traffic intersections of Sheppard Avenue and
Dunbarton Road at Fairport Road;
increase in traffic related noise;
adequacy of parking;
conflict between pedestrian traffic and vehicular traffic at crossing
Fairport Road (see Attachment # 8).
An electronic letter was received on June 15, 2006, from Wayne Gibson of
1748 Fairport Road, noting his objection to the applicant's proposal for the
following reasons:
the proposal for commercial uses would not be in character with the
Dunbarton Neighbourhood;
commercial uses would significantly increase vehicular traffic in the area (see
Attachment # 9).
1.3 City Department and Agency Comments
Region of Durham
Planning Department
- the Durham Regional Official Plan permits limited
office and retail uses in appropriate locations;
municipal water and sanitary services are
available to the subject property;
- the owner will be required to pay a sanitary
sewer frontage charge (see Attachment #11);
T cronto & Region
Conservation Authority
- no objections to the application;
- due to downstream erosion problems associated
with Amberlea Creek, the TRCA requests
circulation of associated Site Plan Applications in
order to ensure storm water quantity, quality and
erosion control are adequately addressed (see
Attachment #12);
CN Rail
- the owner must install and maintain at their own
expense, a 1.83 metre high chain link fence along
the mutual property line;
- any proposed alterations to the existing drainage
pattern affecting Railway property must receive
prior approval from the Railway and must be
substantiated with a drainage report to the
satisfaction of the Railway;
Report PO 19-07
Date: June 4, 2007
Page 4
Subject: 1685279 Ontario Inc. (A 5/06)
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CN Rail (Continued))
Municipal Property &
Engineering Division,
Transportation
Engineering
2.0 Discussion
2.1 History/Background
_ recommend a minimum building setback of
approximately 30 metres from the Railway
right-of-way (see Attachment #13);
- based on a review of a Traffic Study prepared by
Mark Engineering, the impact of traffic generated
by the proposed development would not be
significant on the surrounding road network;
- recommend that a Steep Hill Sign with a Solar
Powered Flashing Beacon be installed at the
applicant's expense on the south side of
Sheppard Avenue, west of Fairport Road to
improve safety at the intersection (see
Attachment #10) (see Location Map, Attachment
#1 for approximate location of proposed signage).
Draft Plan of Subdivision Application S-P-2005-01 was submitted in 2005 to
create one subdivision block on the subject lands to facilitate future residential
development and associated lot creation through the Part Lot Control provisions
of the Planning Act. The plan was draft approved October 5, 2005. However,
the Canadian National Railway (CN) appealed the City's draft approval of the
Plan to the Ontario Municipal Board (OMB). The OMB has not established a
hearing date as the property was sold and the current owners requested deferral
of a hearing until such time as this rezoning application for retail uses is
considered by Council.
Zoning By-law Amendment Application A 15/04 was submitted in November
2004 to permit the development of the subject lands for nine detached residential
units (see Attachment #5). By-law 6529/05 was approved by City Council, to
implement the residential proposal, on June 6, 2005.
Due to the significant objection of CN to residential use of the land, alternative
land uses were explored by the current owners, and the current
office/commercial application was submitted.
2.2 Use and Compatibility
2.2.1 The proposed uses comply with the Durham Regional Official Plan and
Pickerinq Official Plan desiqnation
The applicant's proposal conforms to the Region of Durham Official Plan which
designates the subject property 'Urban Area - Living Area'.
Report PD 19-07
Date: June 4, 2007
Subject: 1685279 Ontario Inc. (A 5/06)
Page 5
,/: j.....
J;. ',-, the subject property is designated Urban Area - Low Density Area in the
Pickering Official Plan. This designation permits offices and the retailing of goods
and services serving the local area. Approval of the zoning by-law amendment
would conform with the City's Official Plan.
2.2.2 Limited retail commercial uses are appropriate and compatible uses within the
Dunbarton Neiqhbourhood
The site area is sufficient to accommodate a limited commercial development
comprising of retail stores, offices, personal service shops, a financial institution
and restaurants, within a two storey building, along with associated parking.
The building form and location illustrated on the Staff Recommended Conceptual
Plan (see Attachment #4) will assist to buffer the adjacent residential properties to
the north from noise associated with the adjacent CN Rail line.
The proposed development will be compatible with the existing low density
residential neighbourhood. The implementing zoning by-law will restrict the
maximum height of any structure to 9.0 meters, which is the height allowed for
abutting residential buildings. The retail commercial uses will recover the loss of
retail floor space from the plaza that was demolished for the construction of the
Ford / Volvo dealerships. Commercial development of this property will provide for
local convenience needs.
2.3 The Site Plan Approval Process will address Site Development,
Functioning and Design and will be secured through an appropriate
agreement
The applicant's initial proposal was for two single storey buildings having a total
gross floor area of 1446 square meters, providing parking at a ratio of
four spaces per 93 square meters. The initial plan was presented at an
Information Meeting on June 15, 2006 (see Attachment #2).
To address resident and staff concerns, the applicant submitted a revised
conceptual site plan to the Planning & Development Department on
November 3, 2006. The revised conceptual plan proposed two single storey
commercial buildings providing a gross floor area of 1182 square metres (see
Attachment #3). This plan was not significantly different from the initial plan, and
was not supported by staff.
Report PD 19-07
Subject: 1685279 Ontario Inc. (A 5/06)
Date: June 4, 2007
Page 6
To facilitate further discussion in an attempt to achieve a mutually acceptable
development concept that was sensitive and compatible with the residential area,
staff prepared an alternative conceptual plan in April 2007 which proposed one
building with a partial second functional floor of approximately 500 square
metres, and adequate area for parking and efficient site function (see
Attachment #4). This concept eliminated the "strip plaza" design that did not
have any connection to the community and replaced it with a building mass that
addresses the street and provides opportunity for residential characteristics of
design to be incorporated into the building.
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This conceptual plan was reviewed and discussed with the applicant. The
property owner supports this revised concept and wishes to proceed with zoning
to implement this proposal. The applicant will be required to submit more
detailed site plan drawings that reflect the revised recommended conceptual plan
through the Site Plan Approval Process. The site plan shall also address overall
site design and function including the provision of pedestrian connections,
appropriate landscaping/buffering, garbage collection, and appropriate fire
routing. In order to provide a built form that is compatible with the surrounding
neighbourhood, it is recommended that the design of the future two storey
building incorporate residential design elements such as sloping roofs.
Sheppard Avenue and Fairport Road Intersection Improvements
Based on the review of a Traffic Study prepared by Mark Engineering, the
Municipal Property & Engineering Division has determined that the traffic
generated by the proposed development will not significantly impact the
surrounding road network. However, the Fairport Road/Sheppard Avenue
intersection has been identified as a high accident location and increased traffic
on Fairport Road will only aggravate the situation during inclement weather
conditions.
MP&E recommend that a Steep Hill sign (Wa-21) with a flashing beacon be
installed for eastbound vehicles along Sheppard Avenue to improve safety at the
intersection. It is also recommended that, as per City of Pickering Sustainability
Policy, a solar panel be used to power the flashing beacon. Cost sharing for
these two items can be addressed in the Site Plan agreement. It is
recommended that the applicant contribute $2,500 toward the cost of the
installation, and that any additional cost (potentially up to $1,000) be covered by
the City.
2.4 Amending Zoning By-law should be enacted
It is recommended that the draft implementing zoning by-law attached to this
report be enacted by City Council (see Appendix II). The By-law would permit
the following use on the property:
Report PD 19-07
Subject: 1685279 Ontario Inc. (A 5/06)
Date: June 4, 2007
Page 7
...~, ,-- bakery (with odour control)
..:.., ',I ...J business office
- commercial school
- day nursery
- dry cleaning depot
- financial institution
- fitness centre
laundromat
personal service shop
professional office
restaurant (with odour control)
retail store
- veterinary clinic and pet grooming facility
It is recommended that drive thru facilities be prohibited in association with any
permitted use. The recommended conditions of approval for the implementing
Zoning By-law and the required Site Plan Agreement are described in Appendix I
to this Report. The requirement for odour control will be addressed in the site
plan review process.
3.0 Applicant's Comments:
The applicant is aware of the contents of this Report and supports the staff
recommendation.
APPENDICIES:
Appendix I: Recommended Conditions of Approval
Appendix II: Draft Text and Schedule Amending By-law
Attachments:
1. Location Map
2. Applicant's Original Concept Plan
3. Applicant's Second Revised Plan
4. Staff Recommended Conceptual Site Plan
5. Residential Development Potential (as per By-law 6529/05)
6. Text of Information Report
7, Minutes from Statutory Public Meeting
8. Resident Comment - Boyd and Nancy Penny
9. Resident Comment - Lundy and Wayne Gibson
10. Comments from Municipal Property & Engineering
11. Agency Comment - Region of Durham
12. Agency Comment - TRCA
13. Agency Comment - CN Rail
Report PO 19-07
Subject: 1685279 Ontario Inc. (A 5/06)
Date: June 4, 2007
Page 8
Prepared By:
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Approved / Endorsed By:
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Rick efaratti q
Planner II
Neil Carr
Director,
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ItA --V C.l ~f"...
Lynda T ylor, MCIP, RP
Manager, Development Review
RC:jf
Attachment
Copy: Chief Administrative Officer
Recommended for
Pickering City Cou
consideration of
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APPENDIX I TO
REPORT PD 19-07
RECOMMEND CONDITIONS OF APPROVAL FOR IMPLEMENTING ZONING
BY-LAW AND SITE PLAN AGREEMENT
RECOMMEND CONDITIONS OF APPROVAL FOR IMPLEMENTING ZONING
BY-LAW AND SITE PLAN AGREEMENT
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1. That the implementing zoning by-law:
a) permit retail commercial, personal service, restaurant, business and
professional office as permitted uses on the property;
b) prohibit drive-thru facilities associated with any permitted use;
c) require a minimum of 50 % of the ground floor area of the building to be
provided in second storey leasable floor space;
d) require a maximum gross floor area of 1, 500 square metres
e) restrict restaurants to a maximum of 2, and restrict the aggregate gross
leasable floor area of all restaurants to a maximum of 260 square metres;
f) limit development on site to a maximum of 1 building
g) require parking to be provided at a rate of 5.0 spaces per 100 square
metres of gross leasable floor area.
2. That the Site Plan Agreement include the following requirements:
a) installation of a Steep Hill sign (Wa-21) with a flashing beacon for
eastbound vehicles along Sheppard Avenue to improve safety at its
intersection with Fairport Road;
b) installation of odour suppression equipment for any bakery or restaurant
use on the property;
c) that the building design reflect residential characteristics, such as a sloped
roof
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APPENDIX II TO
REPORT PD 19-07
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 5/06
THE CORPORATION OF THE CITY OF PICKERING
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BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, to
implement the Official Plan of the City of Pickering, Region of Durham, on
lot 126, Plan 1051, (Part 1, 40R-23692), in the City of Pickering. (A 5/06)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of retail commercial uses including, business offices, financial
institutions, personal service shops, professional offices, and restaurants in lot 126,
Plan 1051, (Part 1, 40R-23692), in the City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOllOWS:
1. SCHEDULE I
Schedule I attached to this By-law with notations and references shown thereon
are hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in lot 126, Plan 1051,
(Part 1, 40R-23692), in the City of Pickering, designated "C-20" on Schedule I
attached hereto.
3. GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected, moved
or structurally altered except in conformity with the provisions of this By-law.
4. DEFINITIONS
In this By-law,
(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) "Bakerv" 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;
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(7)
(8)
(9)
(10)
(11 )
(12)
- 2 -
.I1RAFT
"Business Office" shall mean a building or part of a building in which the
management or direction of 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;
(4)
"Commercial School" shall mean a school which is operated for gain or
profit and may include the studio of a dancing teacher or music teacher,
or an art school, a golf school or any other such school operated for gain
or profit, but shall not include any other school defined herein;
(5)
"Dav Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of the Day Nurseries Act, or any successor thereto, for use
as a facility for the daytime care of children;
(6)
"Drive-thru" shall mean a building or part of a building devoted to a drive-
through order and pick-up service;
"Dry Cleaninq Depot" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to any such processes;
"Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
"Fitness Club" shall mean a building or part of a building in which facilities
are provided for recreational athletic activities including but not limited to
body-building and exercise classes, and shall include a sauna;
"Functional Floor Level" shall mean an enclosed building storey containing
an area of at least 50% of the building's ground floor area, and having a
ceiling height suitable to permit the intended use;
"Gross Leasable Floor Area" shall mean the aggregate of the floor areas
of all storeys above or below established grade designed for owner or
tenant occupancy or exclusive use only, but excluding storage areas
below established grade;
"Laundromat" shall mean a self-serve clothes washing establishment
containing washing, drying, ironing, finishing or other incidental
equipment;
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(13) "Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or a dressmaking shop or a
photographic studio, but shall not include a body-rub parlour as defined in
section 224 (9)(b) of the Municipal Act, R.S.O. 1990, Chapter MA5, as
amended from time-to-time, or any successor thereto;
(14) "Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and which may include a clinic, the offices of an architect, a
chartered accountant, an engineer, a lawyer or a physician, but shall not
include a body-rub parlour as defined in section 224 (9)(b) of the
Municipal Act, R.S.O. 1990, chapter MA5, as amended from time-to-time,
or any successor thereto;
(15) "Restaurant - Type A" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both, but
shall not include an adult entertainment parlour or drive-thru component
as defined herein;
(16) "Retail Store" shall mean a building or part of a building in which goods,
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public.
(17) "Veterinary Clinic" shall mean a building or part of a building in which
medical service is performed service or consultation is given for domestic
pets, may include accessory sales of associated products, accessory
services such as grooming, emergency overnight accommodation, but
shall not include long-term boarding on the premises.
5. PROVISIONS
(1) Uses Permitted ("C-20" Zone)
No person shall, within the lands zoned "C-20" on Schedule I attached to
this By-law, use any lot or erect, alter or use any building or structure for
any purpose except the following:
(a) bakery
(b) business office
(c) commercial school
(d) day nursery
(e) dry cleaning depot
(f) financial institution
(g) fitness club
(h) laundromat
(i) personal service shop
- 4 -
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0) professional office
(k) restaurant - type A
(I) retail store
(m) veterinary clinic
(2) Zone Requirements ("C-20" Zone)
No person shall within the lands designated "C-20" on Schedule I
attached hereto use any lot or erect, alter or use any building except in
accordance with the following provisions:
(a) BUILDING RESTRICTIONS
(i) The maximum combined gross leasable floor area for all uses on
the lands zoned "C-20" on Schedule I attached to this By-law
shall be 1500 square metres;
(ii) The maximum combined gross leasable floor area for all uses on
the first floor of any building on the lands zoned "C-20" on
Schedule I attached to this By-law shall be
1 000 square metres;
(iii) There shall be a maximum of one building on the lands zoned
"C-20" on Schedule I attached to this By-law;
(iv) Building Height:
maximum 9 metres
(v) Functional Floors:
a. 50% of the ground floor area of the building to be provided
in second floor leasable space
b. the front wall of the second storey shall comply with the
front yard depth provision of this by-law
(vi) Front Yard Depth:
minimum 7.5 metres
maximum 8.0 metres
(vii) North Side Yard Width: minimum 1.8 metres
(viii) South Side Yard Width: minimum 10 metres
(b) PARKING REQUIREMENTS
(i) A minimum of 5 parking spaces shall be provided and
maintained on the lot for every 100 square metres of gross
leasable floor area or part thereof;
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(ii) Despite Clauses 5.21.2g) and 5.21.2k) of By-law 3036, as
amended, all entrance and exits to parking areas and all parking
areas shall be surfaced with brick, asphalt, or concrete, or any
combination thereof.
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(c) SPECIAL REGULATIONS
(i) A maximum of 2 restaurants shall be permitted - the aggregate
of the gross leasable area of all restaurants shall not exceed 260
square metres;
(ii) No outdoor patio shall be permitted;
(iii) No drive-thru associated with any use shall be permitted;
(iv) All garbage enclosures shall be fully enclosed and roofed.
6. BY-LAW
(1) By-law 6529/05 is hereby repealed.
(2) 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.
7. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act, if required.
BY-LAW read a first, second, and third time and finally passed th....~\ day of
June,200? ~
David Ryan, Mayor
Oebi A. Bentley, City Clerk
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PROPERTY DESCRIPTION LOT 126 PLAN 1051, NOW RP 40R23692
OWNER 1685279 ONTARIO INC.
FILE No. A005/06
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RESIDENTIAL DEVELOPMENT POTENTIAL
(BY-LAW 6529/05)
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SITE PLAN
1741 Fai~port Road,
9 Single Detached Residential
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INFORMATION REPORT NO. 08-06
FOR PUBLIC INFORMATION MEETING OF
June 15, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning Amendment Application A 05/06
1685279 Ontario Inc.
1741 Fairport Road
(Lot 126, Plan 1051 Now RP 40R-23692 Part 1)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is located at the southern edge of the Dunbarton
Neighbourhood, fronting on the east side of Fairport Road, immediately north
of eN Rail, approximately 200 metres from the new Ford and Volvo of
Durham automobile dealerships on Kingston Road (see Attachment #1 -
Location Map);
- existing detached dwellings are located to the north, east and west of the
subject property;
the property has an approximate area of 0.5 of a hectare (1.2 acres), is
currently vacant and is generally rectangular in shape.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to amend the existing zoning of the subject property to
permit the development of two buildings for retail commercial uses, having an
approximate total gross floor area of 1446 square metres (15,100 square feet)
and, providing parking at a rate of 4.0 spaces per 93 square metres of gross
floor area (1000 square feet) or 70 parking spaces (see Attachment #2 -
Applicant's Submitted Plan);
Information Report No. 08-06
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- the applicant has requested that the amending zoning by-law permit the
following proposed uses on the property:
. bakery
. business office and professional office
. commercial school
. day nursery
. dry cleaning establishment
. financial institution
. fitness centre
3,0 BACKGROUND INFORMATION
. library
. personal service shop
. restaurant without drive-thru
. retail store including a
pharmacy
. veterinary clinic and grooming
facility
. accessory uses to the primary
use
. laundromat
Pickering City Council approved Zoning Amendment Application A 15/04 and
passed By-Law 6529/05 on June 6, 2005, in association with Draft Plan of
Subdivision S-P-2005-01 to permit nine detached dwelling lots on the subject
lands;
- the lots proposed in the Draft Plan of Subdivision would be developed in
accordance with the provisions of a (H)S3-12 Detached Dwelling Zone;
the Draft Plan of Subdivision was submitted by the previous owner,
R&D Investments Inc., and was subsequently appealed by CN Rail, the
abutting property owner to the south;
- the applicant has advised that, in the event that the current zoning
amendment application proposing retail commercial uses on the subject lands
is approved by City Council, the Draft Plan of Subdivision application would
be withdrawn.
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Regional Official Plan
- designates the subject property as Urban Areas - Living Area, which permits
development primarily for housing purposes;
permits limited office development and limited retailing of goods and services
to serve the day-to-day needs of surrounding area residents;
- the subject application will be assessed against the policies and provisions of
the Durham Region Official Plan during the processing of the application;
Information Report No. 08-06
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4.2 Pickering Official Plan
- designates the subject property as Urban Residential Areas - Low Density
Areas within the Dunbarton Neighbourhood;
recognizes that Urban Areas are intended primarily for housing and related
uses and activities;
requires that City Council, through the establishment of performance
standards, restrictions and provisions for this area, also consider the
protection and enhancement in character of the established neighbourhood;
permits residential uses, home occupations, limited offices serving the area,
and limited retailing of goods and services serving the area;
- the property is subject to the Dunbarton Neighbourhood Development &
Design Guidelines;
- the site is located within one of three Detailed Review Areas identified within
the Dunbarton Neighbourhood Boundary;
requires the submission of a vibration impact study, prepared to the
satisfaction of the City in consultation with relevant agencies, for all
development located within 75 metres of a railway right-of-way, and requires
appropriate measures to mitigate any adverse effects from the vibration
identified in such a study;
may require the submission of a retail impact study for retail commercial
development outside the Downtown Core;
- the subject application will be further assessed against the policies and
provisions of the Pickering Official Plan during the processing of the
application;
4.3 Dunbarton Neighbourhood Development & Design Guidelines
requires development to occur in a manner that is appealing, orderly, and
consistent with the character of the neighbourhood;
requires that new development proposals comply with the Dunbarton
Neighbourhood Development and Design Guidelines;
only permits detached dwellings on existing roads;
in the event that City Council approves the applicant's proposal, an
amendment to the Dunbarton Neighbourhood Development & Design
Guidelines is required to allow the development of retail and commercial uses
on existing roads;
4.4 Zoning By-law 3036
- the subject property is zoned "R3" - Detached Dwelling Residential Zone,
which permits detached dwellings only;
- a Zoning By-law Amendment is required to permit the establishment of retail
commercial uses on the property including offices, personal service shops
and retail stores;
Information Report No. 08-06
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5.0 RESUL lS OF CIRCULA liON
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5.1 Resident Comments
residents' comments received to date outlined the following concerns:
(see Attachment #3);
. the increase in overall vehicular traffic volume in the neighbourhood from
the applicant's proposal;
. the potential decrease in the enjoyment of residential properties due to the
increase in noise from the anticipated additional traffic generated of the
proposed retail commercial development;
. the adequacy of parking shown on the applicant's submitted plan;
. pedestrian traffic safety;
5.2 Agency Comments
Veridian Connections
- no objections;
5.3 Staff Comments
in the event that the subject application is approved, Pickering Fire Services
reserve the right to provide comments through the site plan approval process
(see Attachment #4);
- given the context of the subject site, staff is concerned with the overall scale
of the current proposal and considers the applicant's submitted plan to
represent over-development of the property;
based on a preliminary review of the application, the following matters have
been identified by staff for further investigation:
. the compatibility of the current proposal to surrounding existing residential
development;
. the absence of pedestrian connections on the applicant's submitted plan;
. the visual impact the proposed use / site changes may have on the
existing streetscape, the character of the neighbourhood and on adjacent
properties;
. traffic generation, adequacy of parking, landscaping and overall site
design and function;
. the sightlines for motorists entering / exiting on Fairport Road due to the
existence of the eN Rail overpass located to the south of the subject
property;
- staff have encouraged the applicant to scale down the proposal.
(.,
Information Report No. 08-06
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6.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of 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 any by-law for this proposal;
- if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
7.0 OTHER INFORMATION
7.1 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;
7.2 Information Received
- full scale copies of the Applicant's Submitted Plan and a Planning Justification
Report prepared by Action Planning Consultants dated March 31, 2006, are
available for viewing at the offices of the City of Pickering Planning &
Development Department;
7.3 Property Principal
- the registered owner of the subject property is 1685279 Ontario Inc.; the
principal is Davis Quayson;
- the authorized agent is Franco Romano of Action Planning Consultants.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Rick Cefaratti
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
RC:ld
J:\REPORTS\INFOR\2006\08-06 - rc A 05-06.doc
Attachments
Copy: Director, Planning & Development
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APPENDIX NO. I TO
INFORMATION REPORT NO. 08-06
COMMENTING RESIDENTS AND LANDOWNERS
(1) Boyd & Nancy Penny, 1062 Dunbarton Road
COMMENTING AGENCIES
(1) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) Fire Services
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Minutes I Meeting Summary
Statutory Public Information Meeting
Council Chambers
Thursday, June 15, 2006
7:00 pm.
COUNCillORS:
Councillor Brenner - Chair
Councillor McLean
Councillor Dickerson
ALSO PRESENT:
Ross Pym
Rick Cefaratti
Lynda Taylor
Franco Romano
David MaKay
- Principal Planner, Development Review
- Planner II
- Manager, Development Review
- Action Planning Consultant, Agent for the Applicant
- MHBC Planning
- Home Depot & Brookdale Centre Inc.
Lynda Taylor, Manager, Development Review, provided an overview of the requirements of the
Planning Act and the Ontario Municipal Board respecting this meeting and matters under
consideration there at.
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
1. ZONING BY-lAW AMENDMENT APPLICATION A 05/06
1685279 ONTARIO INC.
1741 FAIRPORT ROAD
(lOT 126, PLAN 1051 NOW RP 40r-23692 PART 1)
CITY OF PICKERING
1. Planner Comments
Rick Cefaratti, Planner II gave an overview of the property location, applicant's
proposal and the City's Official Plan policies pertaining to this site, as outlined in
Information Report No. 08-06.
2. Applicants Comment
The Applicant's representative, Franco Romano, explained that the proposal is for two
commercial use buildings. Previously, the applicant received approval "in principle"
for nine detached residential homes. He further explained that the residential
Page 1
CORP0228-2/02
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
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proposal might not go forward as CN Rail has appealed the application and the
applicant cannot meet certain safety specifications specified by CN Rail. He also
noted that CN Rail supports the conceptual retail proposal set out in this application.
I The proposed buildings are designed to integrate with the existing residential
I landscape and will include offices, personal service shops and retail stores. The
. applicant encouraged the residents to view the design and provide feedback.
3. Comments from Members of the Public
Sylvia Spencer
771 Sheppard A ve. East
Ms. Spencer stated her objections to this proposal as follows:
. Proposed buildings are too high.
. No Fire Gates proposed.
. More garbage will be generated.
. No solar energy design in the proposal.
. Wants no outdoor patios or live music.
. No noise abatement proposed.
. Too many strip malls already in the area- businesses will not survive (i.e.
Dunbarton Plaza)
Lome Moore
1014 Dunbarton Road
Mr. Moore also had concerns with the height of the proposed buildings. He stated that
this neighbourhood consisted of single family dwellings and the commercial proposal
was not compatible. Additional traffic was also an issue for him and he did not
support access to Dunbarton Road. He stated that traffic was already poor and
difficult to manoeuvre in this area and this proposal would increase the traffic
congestion.
Gail Chow
1811 Fairport Rd.
Ms. Chow supports the idea of quality retail stores, just not in this area. She noted the
ongoing concerns with Fairport Road/ Dunbarton Road traffic congestion and to add
another high density building would only increase the traffic congestion. She further
stated that if eN Rail was concerned with the safety of the children within the previous
draft plan proposal, then why would they approve/support the application for a day
care use within the retail plaza proposal.
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CORP0228-2/02
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
7
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8c6tt Currie
1738 Aooleview Road
Mr. Currie shared the concerns with the previous speakers and noted that CN Rail
need to clarify their comments relating to the concerns of "life risks". He further stated
that this commercial proposal was not compatible with the residential character of the
area. He was also concerned with poor access and sightlines to the site. Lastly, he
noted that the application had a reference to a 'hotel application', which was definitely
not compatible with the area. Mr. Currie would prefer that the lands remain zoned for
residential uses.
Chris Karkas
905 Dunbarton Road
Mr. Karkas advised that he had height restriction concerns. In addition, he stated that
a commercial building generated much more garbage than a residential area and
putting the two side by side would only create problems.
4. Response from Applicant
The Applicant's representative, Franco Romano, addressed the residents concerns
by stating that the applicant was willing to discuss the fence height and materials at
the site plan stage. He further stated that his client was considering a slanted/peaked
roof design to reflect the residential landscape. He also stated that there are no plans
for outdoor patios in the proposal. He confirmed that the proposed building is only
one storey, with the actual height being dependant on the final design. He further
stated that there would be only one driveway in front of the site, similar to the
residential proposal and similar to residential units in the area, which would facilitate
one car at a time onto Fairport Road. The applicant stated that CN Rail prefers the
commercial proposal to the residential and further discussions/meetings with CN Rail
will take place to discuss the range of uses. He also stated that the waste location on
site can be reviewed to relocate it away from the existing residential, at any rate it will
be enclosed. Lastly, he stated that vibration and marketing studies are not typically
done for this type of commercial project adjacent to residential providing
neighbourhood functions, not affecting downtown uses. Mr. Romano advised that CN
Rail requires a minimal separation distance of 30m to residential buildings; this
requirement affects two thirds of the site and therefore virtually eliminates the
potential for residential development on this site.
5. Staff Response
Rick Cefaratti summarized the questions and concerns by clarifying that the proposed
commercial building was a one storey building. In addition he explained that Staff was
waiting for CN Rail's written comments for this application.
Page 3
CORP0228-2/02
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1062 Dunbarton Rd
Pickering On L 1 V 1 G8
June 3, 2006
Mr. Rick Cefaratti
Planner II
City Of Pickering
One The Esplanade
Pickering ON LIV 6K7
Dear Mr. Cefaratti,
Re: Zoning By-Law Amendment App -A 05/06
Weare residents of the neighbourhood and are adamantly opposed to the proposed
zoning by-law amendment A05/06.
The CNR rail line is a "natural" and logical dividing line between commercial and
residential interests. Encroachment into residential neighbourhood is inappropriate.
To permit the rezoning and allow commercial enterprises reflects negatively on the
reputation of the City. A rezoning decision borders on "deceitful" and misrepresentative
to the families who just recently purchased new home immediately to the east of the
property in question.
Traffic on Fairport and Dunbarton is already excessive. Additional traffic noise decreases
enjoyment of residential property, increases 'noise" and increases safety concerns.
The intersections of both Old Sheppard Rd, where it meets Fairport, and Dunbarton
where it meets Fairport are becoming increasingly dangerous due to increased vehicle
traffic. At rush hours it is difficult to enter Fairport from either Dunbarton or Old
Sheppard. Individuals are forced to nudge into oncoming traffic or accelerate dangerously
across the path of on-coming traffic. This is becoming increasingly dangerous, as more
and more people use Old Sheppard as an alternate route to Kingston Rd (to avoid three
sets oftraffic lights).
The intersection of Old Sheppard and Fairport will become more dangerous as the full
impact of the additional traffic resulting from the new car dealership which also enters
onto Fairport immediately across from Old Sheppard increases, with the full opening and
operation of the car dealerships.
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The proposed retail commercial site will eventually have a retail walk-by pedestrian
clientele. If not initially then eventually. The worse example would be a retail variety
store. Due to its location virtually all pedestrian traffic would have to cross either
Dunbarton or Fairport roads to access it. Current traffic levels require considerable
caution. Increased traffic augments this problem, especially if it eventually becomes a
commercial enterprise attracting children.
Without knowing the specific tenants, parking could also become a problem. A good
example of inadequate parking facilities is the medical clinic on the northeast comer of
Whites Road and Old Sheppard. Clients of the Clinic are required to park on both sides
of the street and extremely close to the intersection/traffic lights. This is both dangerous
and an irritation, to say the least, to the residents of Old Sheppard. It is conceivable and
probably quite likely that street parking will increase, regardless of number of planned
parking spaces. Similarly, this will be both dangerous and a nuisance to our neighbours.
In summary, we believe approval of the rezoning application would be detrimental to the
Dunbarton neighbourhood and its residents.
Please accept this as our request to be notified of any updates with respect to this
application.
Yours sincerely,
Boyd & Nancy Penny
Page 1 of2
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Cefaratti, Rick
From: Wayne Gibson [wgibsonhs@yahoo.ca]
Sent: Monday, June 12, 2006 8:44 PM
To: Mayor Web Email; Brenner, Maurice, Councillor; Ashe, Kevin, Councillor
Subject: Meeting June 15/06 re application of 1685279 Ontario Inc.
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Mayor Ryan, Mr. Brenner and Mr. Ashe:
We are unable to attend Thursday's meeting as we are away on business however we would like you to
take into consideration our objection to the request by 1685279 Ontario Inc. to amend the existing
zoning on the property at 1741 Fairport Road to permit the development of 2 buildings for retail
commercial uses. Our reasons are as follows:
_ the property is currently zoned residential and commercial development of the property would not be
within the current Dunbarton Neighbourhood and its characteristics.
_ commercial uses would significantly increase traffic on Fairport Road particularly the south end of
Fairport which already sees much increased traffic and is already having a very difficult time managing
it. The residents of the area are highly affected by the increase of traffic and safety for all residents is a
very significant consideration.
_ granting such an amendment would create a very dangerous precedent for all other areas of Pickering
where there is vacant land in a residential area and would open the doors to further other development
not within keeping of the current zoning.
_ such a commercial development in this area would become self contained and not a part of the
community and would not enhance the residential area and indeed I believe would be difficult to police
and maintain a safe enviroment.
Gentlemen we on Fairport Road are continually faced by developers who do not wish to develop within
the current guidelines, developers who are fully aware of the zoning and criteria for the area at the time
of the purchase of the property but feel that they can develop as they wish and not as an enhancement of
the community and certainly now within the current zoning. We on Fairport Road are not opposed to
development, to the contrary we have worked with developers to come to an understanding and a plan to
the satisfaction of all. The development of the homes on Fairport have become part of our community
and indeed our neighbours.
I know that each of you have a clear understanding of the challenges faced by the residents of Fairport
Road and I believe you know that the development proposed would not be a benefit to our community.
I respectfully request that you oppose the current application and represent the views of the Fairport
Road community at the meeting.
I look forward to receipt of your response and view on the current application.
Sincerely
Ludy and Wayne Gibson
1748 Fairport Road
Pickering, Ontario L 1 V 1 S8
Phone: 905-839-4187
email: wgibsonhs@yahoo.ca
6/15/2006
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OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
March 29, 2007
To:
Richard W. Holborn
Division Head, Municipal Property & Engineering
From:
Shahid Matloob
Coordinator, Transportation Engineering
Subject:
Traffic Impact Review, 1741 Fairport Road, Proposed Retail Development
File: 0-2400
Please be advised that, I have reviewed the Traffic Impact Study prepared by Mark
Engineering for 1741 Fairport Road proposed retail development.
Although the study shows that the impact of traffic generated by the proposed
deVE oment would not be significant on the surrounding road network, the intersection
of Fa:/"port RGad and Sheppard Avenue is a high accident location.
The majority of the collisions happened on the eastbound approach of the intersection,
which is controlled by a Stop sign and has a significant downgrade. Increased traffic on
Fairport Road may result in longer queues at Sheppard Avenue and further aggravate
the situation during inclement weather conditions.
Therefore, staff recommend that a Steep Hill sign (Wa-21) along with flashing beacon
should be installed for the eastbound vehicles to improve safety at the intersection.
Staff further recommend that as per City of Pickering Sustaninability Policy a solar panel
should be used to energize the flashing beacon.
If you have any questions regarding the above, please do not hesitate to contact me.
S M/ Relail_Development_ 1 741_Fairpon Road_Revisions.doc
Copy: Supervisor, Municipal & Capital Works
Rick Cefaratti, Planner II, Planning & Development
Coordinator, Traffic Operations
The Regional
Municipality
of Durllam
Planning Deportmenl
6D5 ROSSLAND ROAD E
4'" FLOOR
PO BOX 623
WHITBY. ON L 1 N 6A3
(905) 668-7711
Fax: (905) 666-6208
[.mail: planning@
Iegio! I.du rha rn. onca
www.reqiorl.durllarn.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
.SlJn'i~c Excellence
Communities
June 28, 2006
II
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Rick Cefaratti, Planner II
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L 1V 6K7
SENT VIA EMAIL TO:
rcefaratti@city.pickering.on.ca
Mr. Cefaratti:
Re: Zoning Amendment Application A 05/06
Applicant: 1685279 Ontario Limited
Location: 1741 Fairport Road
Municipality: City of Pickering
This application has been reviewed and the following comments are offered.
The purpose of this application is to amend the zoning of the subject property to permit
the development of two buildings for retail commercial uses including offices, personal
service shops and retail stores.
Reaional Official Plan
The lands subject to this application are designated "Living Area" in the Durham
Regional Official Plan. Limited office development and limited retailing of goods and
services, in appropriate locations, as components of mixed use developments may be
permitted within Living Areas provided that the functions and characteristics of Central
Areas are not adversely affected.
Provincial Policies & Deleaated Review Responsibilities
This application has been screened in accordance with the terms of the provincial plan
review responsibilities. There are no matters of provincial interest applicable to this
application.
Reaional Services
Municipal water supply and sanitary sewer services are available to the subject property
from existing utilities on Fairport Road. Any unused service connections are to be
disconnected or plugged at the owner's expense. The owner will be required to pay a
sanitary sewer frontage charge.
If you have any questions or require further information, please do not hesitate to
contact me.
,
,
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l/JI"!- f; ~' , /" l ~ /
Y~f/'ilj./L./ \
Dwayne Campbell, Planner
Current Planning
cc: Peter Castellan, Regional Works Department
onservaoon
~3Yor The Living City
June 8, 2006
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REceIVED
CFN 37347.05
XREF CFN 37328
8Y FAX AND MAIL (fax. 905.420.7648)
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CITY OF PI
PlANNING & DE~~l~~~t~
DEPARTMENT
Rick Cefaratti
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, ON L 1V 6K7
Re: Zoning By-Law Amendment No. A 05/06
1741 Fairport Road
City of Pickering
1685279 Ontario Inc.
Thank you for the opportunity to review Drawing A-1 01, Site Plan, prepared by Arsenault
Architect Inc., dated April 2, 2006, received on May 11, 2006 submitted in support of the above
noted Zoning By-law Amendment application. TRCA offers the following comments.
Background
It is our understanding that the application is to amend the existing zoning to permit the
cevelopment of two buildings for retail commercial uses. The property is currently zoned "R3"
Detached Dwelling and subject to Draft Plan of Subdivision S-P-2005-01 under appeal to the
OMF3. The subject property is located on the east side of Fairport Road, north of Sheppard
iwenue in the City of Pickering. No development is proposed as part of this application.
Site-specific Comments
The property is outside of the TRCA's Regulated Area under Ontario Regulation 166/6 and there
are no natural features on or adjacent to the site that may be impacted by the proposed
development. However, due to the downstream erosion problems associated with Amberlea
Creek, the TRCA would like to be circulated any associated Site Plan applications in order to
ensure stormwater quantity, quality and erosion control are adequately addressed for this site.
Please note for future reference that the stormwater management criteria for this site are:
Quantity Control = 2 -100 year post to pre-control; Quality Control = Level 1 ; and Erosion Control
= 25 mm held for 24-48 hours. Please note that the Site Plan provided mayor may not be able
to accommodate these criteria.
TRCA Application Fees
We ~nderstand that the property may have been sold by R & D Investments to 1685279 Ontario
inc., however we require confirmation as to ownership. By copy of this letter, the applicant and
R & 0 Investments are advised that there remains an outstanding application fee of $2,500
owing to the Toronto and Region Conservation Authority by R & D Investments for review of the
Subdivision application. We will be pursuing payment of this fee through all means necessary.
';r1<:; appropriate landowner should therefore forward payment to this office at their earliest
convenience. Please note that comments regarding any associated planning applications for
this site will not be provided until the outstanding fee is paid in full. For further clarification,
please contact me directly.
F:\HOME\PUBLlC\OEVELOPMENT SERVICES\OURHAM REGION\PICKERING\1720 FAIRPORT_2'oOC
5 5horeham Drive, Downsview, Ontario M3N 154 (4161 661-6600 FAX 661-6898 www.trca.on.ca
m.'.OO'"'".
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Rick Sefaratti
- 2 -
June 8, 2006
Recommendation
In light of the above, TRCA staff have no objections to the Zoning By-law Amendment
application subject to payment of all outstanding TRCA application fees. Please circulate any
associated development applications to the TRCA for review and comment.
We trust this is satisfactory. Please feel free to contact me if you have any questions.
~e~. If u-cLr
k::: H'euchert, MCIP, RPP, MRTPI
Sei,ior Piailner
Planning and Development
Extension 5311
cc: Franco Romano, Action Planning Consultants (905.822.0556)
1685279 Ontario Inc. (fax. 416.482.8053)
R & 0 Investments Ltd., 227 Bridgeland Avenue, Toronto, ON M6A 1Y7
Julius DeRyter, PMG Planning (fax. 416.787.0004)
Page 1 of 1
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Cefaratti, Rick
From: Geoff.Woods@cn.ca
Sent: Thursday, June 29, 2006 5:03 PM
To: Cefaratti, Rick
Subject: Proposed Zoning By-law Amendment, File No. A 05/06, 1741 Fairport Road
Rick,
CN has reviewed the above noted application and has the following comments:
1. The Owner must install and maintain at his own expense, a chain link fence of minimum 1.83 metre height
along the mutual property line.
2. Any proposed alterations to the existing drainage pattern affecting Railway property must receive prior
concurrence from the Railway and be substantiated by a drainage report to the satisfaction of the Railway.
In addition, rail noise, vibration and safety should be considered in the design of the development, to the
satisfaction of the municipality. Specifically, CN recommends appropriate building setbacks from the railway right-
of-way, as close to 30 m as is practicable.
We request notice of Council's decision.
Regards,
##########################################
Geoft Woods, BES, MCIP, RPP
Manager, Community Planning and Development
CN Business Development & Real Estate
1 Administration Road
Concord ON L4K 1 B9
Tel.: 905-760-5007, Fax: 905-760-5010
Email: geoff.woods@cn.ca
#########################tf1:fftftltftftftft########
6/30/2006
Citlf o~
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PO 20-07
Date: June 4, 2007
"1')"'1
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From:
Neil Carroll
Director, Planning & Development
Subject:
Sustainable Neighbourhood Plan Project
- Working Draft of the Scorecard for Neighbourhood Sustainability
- Draft Sustainable Development Guidelines for Neighbourhoods
- Draft Sustainable Development Guidelines for Subdivisions / Sites /
Buildings
- District Energy Pre-feasibility Report for Central Pickering
- File: D-11 00-028
Recommendation:
1. That Report PD 20-07 of the Director, Planning & Development, regarding the
Sustainable Neighbourhood Plan project, be received;
2. That the Consultants' Final Report on the Sustainable Neighbourhood Plan
project, [distributed under separate cover and available on the City's website at
cityofpickering.com], prepared by Dillon Consulting Limited, Joseph Bogdan
& Associates and Halsall Associates Limited with FVB Energy Inc., dated
May 2007, be received by Council and that:
a. the Draft Sustainable Development Guidelines contained as Appendices A
and B to the Consultants' Final Report be:
i. used as input to the development of the sustainability performance
measures and benchmarks required for Seaton;
ii. used as input to the sustainability components of the Pickering Official
Plan Review; and
iii. released to other organizations for input to their research on sustainable
development and the Leadership in Energy and Environmental Design -
Neighbourhood Developments (LEED-ND) framework in Canada,
including the Federation of Canadian Municipalities, Canada Green
Building Council, and Canada Mortgage and Housing Corporation;
b. staff be authorized to continue participating in the professional and academic
discussions regarding sustainability and LEED-ND; and
c. the District Energy Pre-feasibility Report for Central Pickering contained as
Appendix D to the Consultants' Final Report, dated May 2007, be made
available to all those interested, and used as input to the Energy
Management Plan required as part of the Master Environmental Servicing
Plan for Seaton; and
Report PO 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 2
.. n ,.,
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3. That Council receive for information the Working Draft of the Scorecard for
Neighbourhood Sustainability and request staff to report back with a Final Draft
and a User's Guide later this year;
4. That staff conduct a consultation workshop in the fall to obtain comments from
stakeholders on the Draft Scorecard and User's Guide;
5. That a copy of Report PO 20-07 of the Director, Planning & Development and
the Consultants' Final Report be forwarded to the Federation of Canadian
Municipalities, with appreciation for the funding assistance provided for this
project; and
6. Further, that a copy of Report PO 20-07 of the of the Director, Planning &
Development and the Consultants' Final Report, be forwarded to others who
assisted or expressed an interest in the City's work including the Canada Green
Building Council, Canada Mortgage and Housing Corporation, Ministry of
Municipal Affairs and Housing, Toronto and Region Conservation Authority,
Region of Durham, City of Toronto, Town of East Gwillimbury, Town of Oakville,
the Clean Air Partnership and the Chelsea Foundation.
Executive Summary: Four important pieces of work have been completed through
this last stage of the Sustainable Neighbourhood Plan project:
1. Working Draft of the Scorecard for Neighbourhood Sustainability;
2. Draft Sustainable Development Guidelines for Neighbourhood Plans;
3. Draft Sustainable Development Guidelines for Subdivisions / Sites / Buildings; and
4. District Energy Pre-feasibility Assessment for Central Pickering.
The Draft Sustainable Development Guidelines, completed by Dillon Consulting
Limited, Joseph Bogdan Associates and Halsall Associates Limited provide an
important contribution to the development of a Leadership in Energy and Environmental
Design - Neighbourhood Developments (LEED-ND) based certification system for new
neighbourhoods in the Ontario context (adapted from the draft American version). The
Draft Guidelines are provided as Appendices A and B to the Consultants' Final Report,
dated May 2007. The Consultants' Final Report is being distributed under separate
cover and is available on the City's website at sustainablepickering.com.
The Draft Guidelines are based on significant research and have produced a valuable
source of targets for sustainable development in Pickering. Accordingly, it is
recommended that the Draft Sustainable Development Guidelines be used as input to
the two key City projects: the performance measures and benchmarks required for
Seaton; and the Pickering Official Plan Review.
It is also recommended that the Draft Guidelines be made available to those
organizations researching sustainability and LEED-ND, and that staff be authorized to
continue discussion with these agencies as part of the City's sustainable journey.
Report PD 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 3
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A Best Practices Review, which helped inform the Draft Guidelines, is contained as
Appendix C to the Consultant's Final Report. This Appendix was previously released
with Dillon's Interim Report on the Sustainable Neighbourhood Plan project
(June 2006).
The LEED-ND system is structured to apply to new development, and is not easily
adaptable to existing development. Consequently, staff identified the need to develop a
system or "scorecard" to evaluate the sustainability levels of existing neighbourhoods.
Although work is still underway on the specific measures to be used, a Working Draft of
the Scorecard for Neighbourhood Sustainability is provided as Appendix I to
Report PD 20-07. A Final Draft Scorecard and User's Guide will be brought back to
Council later this year and will also be the subject of further consultation with
stakeholders.
Lastly, an investigation of district energy was undertaken for Central Pickering. The
results are summarized in the report entitled District Energy Pre-feasibility Report for
Central Pickering, dated January 2007, and found as Appendix D to the Consultants'
Final Report on the Sustainable Neighbourhood Plan, dated May 2007. The
investigation concluded that a Seaton-wide district energy system was not likely
feasible. However, higher density and mixed-use areas may support a district energy
system.
Financial Implications: With receipt of the work from Dillon et ai, the City will be able
to request the remaining contribution from the Federation of Canadian Municipalities
(FCM) Green Municipal Enabling Fund (GMEF), which covered 50% of the study cost.
The remaining contribution is $61,250.
Selected consulting assistance is anticipated for the consultation/workshop sessions,
completing the Draft Scorecard and User's Guide, professional writing and editorial
assistance in preparing articles promoting and explaining the City's work, and for staff
training. The approved 2007 Planning & Development budget has two line items
related to the Sustainable Neighbourhood Plan project: a line item for "Prof/Tech
Assistance for Implementing the Sustainable Development Guidelines" in the amount of
$25,000 as well as "Prof/Tech Assistance with Sustainability/LEED expertise for general
department support" in the amount of $25,000 (Consultative and Professional Account
2611.2392.0000).
Sustainability Implications: The sustainable neighbourhood plan project is directly
related to the Sustainable Pickering objective of "responsible development". The draft
sustainable development guidelines, which address different scales of development
(neighbourhoods and subdivisions / sites / buildings), is a new resource for further
evaluation of a LEED-ND based certification system, as well as potential targets for new
development in Pickering (both South Pickering infill and redevelopment, and Seaton).
The District Energy Pre-feasibility Study for Central Pickering provides background
information for subsequent implementation plans (such as an integrated energy
management plan as part of the master environmental servicing plan for Seaton).
Report PD 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 4
$ I)"
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The Neighbourhood Scorecard and User's Guide under development will be a new
resource to allow evaluation of the level of sustainability in existing neighbourhoods and
monitor changes over time.
Background:
1.0 Pickering is on a sustainable journey.
Several City initiatives came together in the last two years resulting in the
initiation of a City-wide sustainability program called Sustainable Pickering. The
City recognizes sustainability as a journey, not a one time effort.
In 2005, under Council's Benchmarking for Sustainability Committee, a local
perspective on sustainability was established, based on integrating the three
lenses representing ecological, social and economic views. Through community
consultation, the City then developed a conceptual framework for Sustainable
Pickering with five objectives:
1. Healthy environment;
2. Healthy society;
3. Healthy economy;
4. Responsible development;
5. Responsible consumption.
The Sustainable Neighbourhood Plan project is directly related to the fourth
objective - responsible development.
2.0 The purpose of the Sustainable Neighbourhood Plan (SNP) project
changed since its inception from demonstrating why sustainable
development should be done, to what sustainable neighbourhood
development is.
The SNP project has evolved over the last 2-3 years. Originally, the project was
to prepare a neighbourhood plan for the first phase of development under the
City's Growth Management Study (2003). When the Provincial Seaton planning
process took over, the SNP project was refocused on demonstrating why
sustainable development should be done. At this point, the City applied for and
received a grant under the Federation of Canadian Municipalities Green
Municipal Enabling Fund (2005). However, as work progressed and consultation
was undertaken in early 2006, the mindset of the broader community had
changed so substantially that there was no longer a need to convince
stakeholders YW.Lsustainable development should be done, but rather, there
was a need to show stakeholders what constitutes sustainable development.
Report PD 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 5
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Furthermore, with Pickering Council's continuing leadership in the area of
sustainable development, policies were included in the Provincial Central
Pickering Development Plan (May 2006) requiring the preparation of
performance measures and benchmarks for sustainability, that are to be
incorporated in the neighbourhood plans for Seaton. The neighbourhood
planning process is anticipated to commence in 2007.
3.0 The City of Pickering Sustainable Development Guidelines are the first
draft of a certification system for new neighbourhoods, adapted for the
Ontario context, from the draft American Leadership in Energy and
Environmental Design - Neighbourhood Developments (LEED-ND) rating
system.
In September 2005, the US Green Building Council released the draft
Leadership in Energy and Environmental Design Neighbourhood
Developments (LEED-ND) rating system. This system was identified as a
potential model for Pickering's sustainable development guidelines.
The LEED-ND certification system is based on achieving required design
elements, and a number of optional design elements for which points are
assigned. Point ranges are assigned different certification levels: certified;
silver; gold; and platinum. LEED certification systems have been used in the US
and Canada, particularly for the construction of individual buildings. The
Canadian Green Building Council is also looking at developing a LEED-ND
system for Canada, but to-date, nothing is available.
Dillon et al prepared two guidelines to reflect the different scales of development.
Guideline #1 addresses the neighbourhood scale of development, and identifies
required elements of sustainable design to be met plus optional elements that
provide points. A rating system is also identified. Guideline #2 addresses the
subdivision I rezoning I site I building scale. Similarly, it identifies required and
optional elements, and the point system.
The Guidelines are provided as Appendices A and B to the Consultants' Final
Report [distributed under separate cover, and also available on the City's
website at sustainablepickering.com].
4.0 Some significant challenges were identified in working with a LEED-ND
based certification system.
In reviewing the draft Guidelines, staff identified a number of concerns with
continuing forward with a LEED-ND based system that were not evident at the
outset. Staff's observations on the advantages and disadvantages of the system
are summarized below.
Report PO 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 6
.. 'it.:'
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4.1 Advantages
. "LEED" has some brand-name recognition.
. LEED certification for buildings has some degree of familiarity in both the US
and Canadian market.
. LEED-ND is a voluntary certification system.
. A certification system provides market differentiation and promotion for both
the development industry and municipalities.
. A national rating system provides comparison across the country.
4.2 Disadvantages
· LEED-ND in the US is not well tested (it is just now in a pilot phase).
· Unless mandated by policy or resolution of Council, certification is voluntary.
· Certification process takes time, effort and some expense.
· Certification is a one-time process that applies only to new development (i.e.,
it cannot be used for existing neighbourhoods, or to assess changes).
· The sophisticated planning and development system in Ontario, and in
particular in the Greater Toronto Area (GTA) results in many of the "optional"
elements in the draft US framework becoming "required" elements in the GTA
context.
· A significant number of required elements duplicate existing policy
documents, and thus may result in only a moderate improvement in the
quality of neighbourhood development over current requirements.
· With the significant number of required elements (39 of 50 in Guideline #1,
and 47 of 90 in Guideline #2), there are fewer optional items (and thereby
less flexibility) from which to achieve points.
· The system is inflexible since failure to achieve one of the many required
items means that certification cannot proceed.
The disadvantages of the LEED-ND based certification system only became
evident in reviewing the Draft Guidelines. Staff has some concerns that adopting
a LEED-ND based certification system may not be the best course of action for
the City. However, a number of other agencies are researching sustainability
and LEED-ND, and the Draft Guidelines would provide valuable input to their
initiatives. By making the Draft Guidelines available to these organizations, and
authorizing staff to continue discussions with them, there will be opportunities for
continuing exchange of ideas.
For Pickering, the identification of draft sustainable development targets and the
fundamental research upon which they are based, can be extracted from the
Draft Guidelines. The information will provide valuable input to two City
initiatives: the Seaton neighbourhood planning process; and Pickering Official
Plan Review. For Seaton, sustainability performance measures and benchmarks
are required. For the Official Plan Review, the sustainability components of the
Plan need strengthening.
Report PO 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 7
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5.0 A "Neighbourhood Sustainability Scorecard" and "User's Guide" for
existing neighbourhoods are also under development as a complement to
the draft sustainable development guidelines.
Staff is also working on a Scorecard for Neighbourhood Sustainability that would
address sustainability levels in existinQ neighbourhoods, whereas the Draft
Sustainable Development Guidelines address Qreenfield neighbourhoods. Much
of Pickering's new development will occur as redevelopment and infill in existing
neighbourhoods. Thus, the ability to evaluate the sustainability level within an
existing neighbourhood, and track changes in sustainability levels over time, is
essential.
A Working Draft of the Scorecard is attached as Appendix 1. Staff has identified
six attributes of neighbourhood development that contribute to its level of
sustainability. The attributes are:
. Complete & Connected;
. Land-Efficient & Transit-Friendly;
. Safe & Comfortable;
. Adaptable & Resilient;
. Energy-& Resource - Efficient; and
. Green & Healthy.
Staff has identified the key characteristics that influence each of the main
attributes. The intent is that a score be calculated for each of the main
attributes, which can then be tallied to give a "neighbourhood sustainability
score". Although the Scorecard draws in part on the Draft Guidelines, the
specific approach to measuring the characteristics and assigning the score is still
under development as a User's Guide. Staff will report back to Council with a
draft later this year.
6.0 District Energy was also investigated for its opportunity to contribute to a
more sustainable Seaton.
Another part of the SNP project was an investigation of district energy for
Seaton. A District Energy Pre-feasibility Report for Central Pickering was
prepared by FVB Energy Inc. and is contained as Appendix D to the Consultants'
Final Report. The Report concluded there were some opportunities for district
energy, in selected neighbourhoods with proportionately greater amounts of
higher density residential and mixed uses.
The Employment Areas were reviewed for district energy opportunities. The
Report assumed a development build-out similar to the Whites Road / Granite
Court Business Park in South Pickering. On this basis, the report concludes that
the business case for district energy to serve the Employment Areas is
somewhat limited.
Report PD 20-07
June 4, 2007
Subject: Sustainable Neighbourhood Plan Project
Page 8
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It is recommended that the District Energy Pre-feasibility Report be made
available to all those interested, and as input to the Energy Management Plan
required as part of the Master Environmental Servicing Plan for Seaton.
Appendix:
Appendix I: Working Draft of the Scorecard for Neighbourhood Sustainability
Prepared By:
~~
Catherine Rose, MCI~ P
Manager, Policy
Approved I Endorsed By:
Tom Melymuk, CIP, PP
Director, Office of Sustainability
PP
ng & Development
CR:jf
Attachments
Copy: Chief Administrative Officer
Director, Corporate Services & Treasurer
Director, Operations & Emergency Services
Recommended for the consideration of
Pickering Ci / 0
.f
APPENDIX I TO
REPORT PO 20-07
WORKING DRAFT OF THE SCORECARD FOR
NEIGHBOURHOOD SUST AINABILlTY
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Working Draft of the
Scorecard for Neighbourhood Sustainability
City of Pickering Planning & Development Department
May 2007
Working Draft of the
Scorecard for Neighbourhood Sustainability
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Attribute 1: Complete & Connected
What we mean by Complete & Connected
. The neighbourhood offers a choice of housing types suitable for all types of
households and all ages of residents.
. The neighbourhood contains homes, shops, and workplaces.
. Residents have many choices for getting around (walking, cycling, transit, private car)
and many choices of routes.
Characteristics to consider in evaluating Complete & Connected
. Is there variety in the housing types and tenures (such as housing for seniors,
affordable housing, rental housing, condos, live-work options)?
. Is there a variety of workplaces within the neighbourhood?
. Are the blocks fairly short, so that you have a choice of routes to any given
destination?
. Can most residents walk from their homes to shops and services such as banks,
hairdressers, recreation facilities, schools, and workplaces?
. Is there transit, trails, bike paths and bike lanes within a convenient distance of
residents' homes and local businesses?
. Are parks and greenspaces easily accessible from the neighbourhood?
Attribute Score
Using a scale of 0 to 10, where "0" means "the neighbourhood has none of these
characteristics" and "10" means "the neighbourhood has all of these characteristics,"
insert a score for the attribute Complete & Connected:
Score:
City of Pickering
May 2007
Page 1
~ 11':'
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Working Draft
Scorecard for Neighbourhood Sustainability
Attribute 2: Land-Efficient & Transit-Friendly
What we mean by Land-Efficient & Transit-Friendly
. Shops, services, and other land uses are clustered together, and close to where
many people live and work, so walking to them is easy and transit can serve the
neighbourhood conveniently.
. The neighbourhood contains plenty of jobs and/or residents compared to the
amount of land the neighbourhood occupies.
Characteristics to consider in evaluating Land-Efficient & Transit-Friendly
. Are there more than 50 jobs and residents per hectare in the neighbourhood?
(Planning staff can help provide this information).
. Are there more than 30 dwelling units per hectare in the neighbourhood?
(Planning staff can help provide this information).
. Are non-residential uses clustered together or located along main roads?
. Are there shops in a variety of sizes in the neighbourhood?
. Does the neighbourhood have transit service? Does it run fairly frequently?
. Are there bus-only rights-of-ways on the main roads?
. Do most people in the neighbourhood live within a short walk of a transit stop?
Attribute Score
Using a scale of 0 to 10, where "0" means "the neighbourhood has none of these
characteristics" and "10" means "the neighbourhood has all of these characteristics,"
insert a score for the attribute Land-Efficient & Transit-Friendly:
Score:
City of Pickering
May 2007
Page 2
Working Draft
Scorecard for Neighbourhood Sustainability
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Attribute 3: Safe & Comfortable
What we mean by Safe & Comfortable
. People want to walk in the neighbourhood because the area feels safe, there are
interesting things to look at, there are other people around at all times, there are
public benches to rest on, and walkways are sheltered from rain, wind, or sun.
. Development is designed on a scale that does not overpower pedestrians and in a
way that allows for people to see and be seen, which contributes to safety.
Characteristics to consider in evaluating Safe & Comfortable
. Are there sidewalks on the street?
. Do the buildings that you see as you walk make you feel enclosed and sheltered?
. Are there other pedestrians on the street, and do you have a sense of other people
around when you walk?
. Does traffic move at a pace that makes you feel safe?
. Are there laneways for garages, so that people don't have to park in front of the
houses?
. Are public areas well-lit during the evenings?
. Are parks and open spaces clearly visible from public streets?
. Are there open fences or hedges that you can see through (rather than solid walls)
to separate properties or different land uses?
. Are there lots of windows facing the street, so people inside the buildings can watch
the passing pedestrians and traffic?
Attribute Score
Using a scale of 0 to 10, where "0" means "the neighbourhood has none of these
characteristics" and "10" means "the neighbourhood has all of these characteristics,"
insert a score for the attribute Safe & Comfortable:
Score:
City of Pickering
May 2007
Page 3
.... 4 -,
.L .-1
Working Draft
Scorecard for Neighbourhood Sustainability
Attribute 4: Adaptable & Resilient
What we mean by Adaptable & Resilient
. The neighbourhood is likely to age gracefully over time, adding new uses,
residents, and workers while keeping the best of its heritage.
Characteristics to consider in evaluating Adaptable & Resilient
. Are there properties available on main roads that could accommodate new shops
and services?
. Do the uses at the main intersections create places that attract pedestrians and
many users?
. Does the layout of the neighbourhood include land that could accommodate
buildings of varying sizes?
. Does the neighbourhood contain buildings of different ages?
. Are there heritage buildings or properties in the area?
. Do plans for the neighbourhood allow for the addition of new buildings and
services?
Attribute Score
Using a scale of 0 to 10, where "0" means "the neighbourhood has none of these
characteristics" and "10" means "the neighbourhood has all of these characteristics,"
insert a score for the attribute Adaptable & Resilient:
Score:
City of Pickering
May 2007
Page 4
Working Draft
Scorecard for Neighbourhood Sustainability
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Attribute 5: Energy- & Resource-Efficient
What we mean by Energy- & Resource-Efficient
. The neighbourhood is designed to help residents and workers minimize the use of
water and non-renewable energy sources every day.
. Buildings are designed so that they don't need as much air-conditioning in summer
or heating in winter, and are built with sustainable materials.
. A reduced use of energy from non-renewable sources means reduced greenhouse
gas emissions.
Characteristics to consider in evaluating Energy- & Resource-Efficient
. Are many driveways, walkways, and open areas designed without hard surfaces,
so rainwater soaks in instead of running off into storm sewers?
. Are most of the plants in parks and gardens the kind that need little watering?
. Are the hard surfaces in the area light-coloured, to deflect away the sun's heat in
the summertime and reduce the need for air-conditioning?
. Are any of the buildings made with recycled materials such as recycled certified
wood or recycled plastic or glass?
. Is there a district energy system in the neighbourhood, or plans for one?
. Are there any LEED-certified buildings in the neighbourhood? Are there any other
"green buildings" (buildings specially designed to use less energy and water and
generate fewer greenhouse gas emissions) in the neighbourhood?
. Are there any buildings with green roofs or roof-top gardens?
. Do any buildings have solar panels or wind turbines on the roof?
Attribute Score
Using a scale of 0 to 10, where "0" means "the neighbourhood has none of these
characteristics" and "10" means "the neighbourhood has all of these characteristics,"
insert a score for the attribute Energy- & Resource-Efficient:
Score:
City of Pickering
May 2007
Page 5
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,: ;~4
Working Draft
Scorecard for Neighbourhood Sustainability
Attribute 6: Green & Healthy
What we mean by Green & Healthy
. The neighbourhood contains protected natural features and green areas.
. The neighbourhood is designed to maintain good water quality in neighbouring rivers
and streams,
. The neighbourhood protects the health of humans, animals, and plants.
Characteristics to consider in evaluating Green & Healthy
. Are there parks and trails that allow residents and visitors to the neighbourhood to
walk and bike in green areas?
. Are the natural areas in good condition (plants are thriving, birds and animals live
there)?
. Are important natural features (such as a stream, a special landform, or a shoreline)
protected from destruction or pollution?
. Are measures in place to protect water quality, such as stormwater management
ponds?
. Is the air quality good in the neighbourhood (for example, there are few or no places
where people tend to idle cars)?
Attribute Score
Using a scale of 0 to 10, where "0" means "the neighbourhood has none of these
characteristics" and "10" means "the neighbourhood has all of these characteristics,"
insert a score for the attribute Green & Healthy:
Score:
City of Pickering
May 2007
Page 6
Working Draft
Scorecard for Neighbourhood Sustainability
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Neighbourhood Score
Insert total score for Neighbourhood by tallying scores from each attribute
Neighbourhood Score:
/60
City of Pickering
May 2007
Page 7
Ciiq o~
REPORT TO
PLANNING & DEVELOPMENT COMMITTEE
Report Number: PD 21-07
Date: June 4, 2007
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From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 1/07
811501 Ontario Limited
954 Dillingham Road
Part of Lot 19, Range 3, B.F.C.
(Part 1, 40R-3328)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 1/07 be approved to amend the
permitted uses for the subject property to permit a gymnastics facility, on lands
being Part of Lot 19, Range 3, B.F.C., Part 1, 40R-3328;
2, That a portion of the lands described as that part of Part of Lot 19, Range 3,
B.F.C., Pickering, designated as Part 1, and Part 2, Plan RD-366 be declared
surplus to the needs of the Corporation for the purpose of sale;
3. That the CAO be authorized to negotiate the sale of the subject lands exclusively
with 811501 Ontario Limited, for incorporation into their property at 954
Dillingham Road for the purpose of providing additional area for vehicle parking;
4. That the CAO report back to Council detailing the exact location and dimensions
of the lands for sale, the negotiated terms and conditions, and to seek
authorization to effect the sale of the subject lands, and
5. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 1/07, as set out in Appendix I to Report PD 21-07, be forwarded to
City Council for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law
to add recreational use, including a gymnastics facility, as a permitted use on the lands,
located on the west side of Dillingham Road in the Brock Industrial Neighbourhood. It is
the applicant's intention to convert the existing one storey industrial building or
redevelop the site to accommodate a gymnastics facility, known as the "Pickering
Athletic Centre", with ancillary offices, viewing mezzanines and gymnasiums. The
proposed facility will be approximately 1950 square metres in size. The recommended
uses are compatible and appropriate for the subject lands and conform to the Pickering
Official Plan.
Report PO 21-07
Date: June 4, 2007
Subject: 811501 Ontario Limited (A 1/07)
Page 2
The parking provisions of applicant's initial conceptual plan submitted with the
application were considered inadequate. Through consultation with City Staff, the
applicant now proposes to acquire surplus lands from the southerly abutting City
property (Don Beer Arena), and incorporate these lands into the site for parking
purposes. This action increases the number of parking spaces from 49 to 87 spaces,
and addresses the increased parking demands associated with major events such as
gymnastics competitions or tournaments. Issues pertaining to the ultimate site
development and design will be addressed through the implementing zoning by-law,
appropriate agreements and the required site plan approval process.
It is recommended that this application be approved, that the draft by-law be forwarded
to City Council for enactment, and that a Resolution be passed allowing the CAO to
pursue the sale of the sodded portion of City-owned lands immediately along the
northern boundary of the Don Beer Arena property at 940 Dillingham Road to
811501 Ontario Limited.
Financial Implications: The City will obtain a financial benefit from the sale of a
portion of the lands associated with the Don Beer Arena to the owner of the property
subject of this application. The sale price for the land is unknown at this time.
Sustainability Implications: This development proposal provides for the potential
adaptive reuse of an existing building, and takes advantage of existing infrastructure
within the City's urban area. The applicant has indicated a desire to achieve a
Leadership in Energy and Environmental Design (LEED) certification. The applicant's
revised proposal generally represents a sustainable approach for the development of
the subject lands.
Background:
1.0 Comments Received
1.1 At the April 2, 2006 Public Information Meeting
No public comments were received at the Public Information meeting (see text of
Information Report and Meeting Minutes, Attachments #4 & #5).
1.2 City Department and Agency Comments
Region of Durham
Planning Department
No matters of provincial interest are applicable to
this application;
Municipal water supply and sanitary sewer
services are available to the subject property;
Specific uses, such as a gymnastics facility may
be defined in the city's zoning by-law.
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1. 0 '-t
Report PO 21-07
Date: June 4, 2007
Subject: 811501 Ontario Limited (A 1/07)
Page 3
.o! r.:'~
.L iJ3 other agency that provided any comments has any objection to the subject
applications.
2.0 Discussion
2.1 Use and Compatibility
2.1.1 The proposed qymnastics facility complies with the Durham Reqional Official
Plan and Pickerinq Official Plan desiqnation
The applicant's proposal conforms to the Region of Durham Official Plan which
designates the subject property 'Employment Area'.
The subject property is designated Employment Area - General Employment in
the Pickering Official Plan. This designation includes light manufacturing,
assembly and processing of goods, warehousing, offices, community, cultural and
recreational uses. Approval of the zoning by-law amendment to permit a
gymnastics facility would conform with the City's Official Plan.
2.1.2 A qymnastics facility is an appropriate and compatible use within the Brock
Industrial Neiqhbourhood
Indoor recreational facilities, including gymnastics facilities, are space intensive
uses that are compatible within the industrial area. These uses tend to operate
outside of regular business hours of the surrounding industrial neighbourhood,
therefore it is not anticipated that the vehicular traffic generated by a gymnastics
facility would adversely impact the existing road network in the area.
A gymnastics facility falls under the City's 'commercial recreational
establishment' use definition. This definition also permits, amongst other uses, a
bowling alley, roller rink, miniature golf, squash courts and indoor recreational
facilities. Some of these uses generate a high demand for parking spaces. Due
to the parking constraints associated with this property, it is recommended that the
zoning be approved for a gymnastics facility only.
2.2 Additional Parking is required for the Gymnastic Use and may be
accommodated by purchasing land from the southerly abutting property
(Don Beer Arena - City Owned)
The applicant's initial proposal illustrating 49 parking spaces, was included in
Information Report prepared for the April 2, 2007 Public information Meeting
(see Attachment #4).
Report PO 21-07
Date: June 4, 2007
Subject: 811501 Ontario Limited (A 1/07)
Page 4
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Following the Public Information Meeting, the applicant consulted with City staff
to address staff's concern regarding available parking and submitted a revised
conceptual site plan. The applicant's revised conceptual plan illustrates
additional parking on lands to the south, that are currently under the ownership
of the City of Pickering and that form part of the Don Beer Arena site (see
Attachment #3). If the surplus City lands are sold and incorporated into the site,
a total of 87 vehicle parking spaces could be provided. This level of parking is
considered adequate for a gymnastics facility. The applicant's concept also
illustrates appropriate pedestrian connections and the provision of sufficient area
available for landscaping buffers.
The applicant will be required to submit more detailed site plan drawings that
reflect this conceptual plan through the Site Plan Approval Process. The plan
must also address overall site design and function, including the provision of
pedestrian connections, appropriate landscaping/buffering, garbage collection,
and appropriate fire routing.
2.2.1 Sodded lands on the north side of Don Beer Arena should be declared surplus to
the needs of the City
A sodded strip of land approximately six metres wide currently separates the
subject property from the north driveway of the Don Beer Arena site. Based on
preliminary comments from the Municipal Property & Engineering Division, the
sale of the above-mentioned sodded strip of land to 811501 Ontario Limited is
acceptable. They advise that this land has no operational value to the arena
function.
It is recommended that this portion of the Don Beer Arena lands be designated
surplus to the needs of the Corporation for the purpose of sale to 811501
Ontario Limited for the provision of additional parking.
2.3 Text Amendments to Zoning By-law 2511 should be enacted
It is recommended that the zone requirements for the proposed development be
regulated by way of text amendments to the "M2" Industrial Zone, By-law 2511,
to include a gymnastics facility as a permitted use, and requiring parking to be
provided at a rate of 4.0 spaces per 100 square metres for such use. In order to
comply with this parking requirement the owner will need to acquire surplus City
lands or significantly reduce the floor area of the proposed facility. Surplus City
lands do not need to be re-zoned from their current M2-lndustrial zoning to
permit use for parking purposes.
The recommended conditions of approval for the implementing Zoning By-law
are described in Appendix I to this Report.
Report PD 21-07
Date: June 4, 2007
Subject: 811501 Ontario Limited (A 1/07)
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Page 5
3.0 Applicant's Comments:
The applicant is aware of the content in this Report.
APPENDICIES:
Appendix I: Recommended Conditions of Approval
Appendix II: Draft Text and Schedule Amendments to By-law 2511
Attachments:
1. Location Map
2. Applicant's Initial Concept Plan
3. Applicant's Revised Concept Plan
4. Text of Information Report
5. Minutes from Statutory Public Meeting
Prepared By:
Approved / Endorsed By:
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g & Development
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Rick Cefaratti
Planner II
RC:jf
J:\REPORTS\PLAN\2007\PO XX-07 - RC - 954 Dillingham Rd . 811501 Ontario Limited,doc
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
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APPENDIX 1 TO
REPORT PD 21-07
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Recommend Conditions of Approval for Implementing Zoning By-law
Zoning By-law Amendment Application A 01/07
1. That the implementing zoning by-law:
a) add a gymnastics facility as a permitted use on the property;
b) require parking to be provided at a rate of 4.0 spaces per 100 square
metres of gross leasable floor area.
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APPENDIX II TO
REPORT PO 21-07
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 01/07
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
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Being a By-law to amend Restricted Area (Zoning) By-law 2511, to
implement the Official Plan of the City of Pickering, Region of Durham, on
Part of Lot 19, Range 3, Broken Front Concession, (Part 1, 40R-3328), in
the City of Pickering. (A 1/07)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit a gymnastics facility in Part of Lot 19, Range 3, Broken Front Concession,
(Part 1, 40R-3328), in the City of Pickering;
AND WHEREAS an amendment to By-law 2511, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. TEXT AMENDMENT
Section 17 - Industrial Zone - "M2" is hereby amended by adding the following
after subsection 17.4.4:
17.4.5 - Part of Lot 19, Range 3, Broken Front Concession, designated as
Part 1, 40R-3328
(1 ) Provisions
In addition to the provisions of Section 17.1 hereof, the lands designated
"M2" on Schedule "I" to By-law may be used for the purpose
of a Gymnastics Facility, in accordance with Section 17.2 provided that
the following requirements are met:
(a) the parking ratio shall be, 4.0 spaces per 100 square metres of gross
leaseable floor area, or portion thereof.
2. BY-LAW 2511
By-law 2511, 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 2511, as amended.
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3. EFFECTIVE DATE
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This By-law shall come into force in accordance with the provisions of the
Planning Act, if required.
~~~:t~o~ead a first, second, and third time and finally passnftA~taY of
Debi A. Bentley, City Clerk
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SCHEDULE I TO BY-LAW
PASSED THIS
DAY OF 2007
MAYOR - DAVID RYAN
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PROPERTY DESCRIPTION PART LOT 19, RANGE 3 l'
OWNER 811501 ONTARIO LTD. DATE MAR. 6, 2007 DRAWN BY 18
FILE No. A01/07 I SCALE 1 :5000 CHECKED BY RC
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INFORMATION REPORT NO. 02-07
FOR PUBLIC INFORMATION MEETING OF
April 2, 2007
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 01/07
811501 Ontario Ltd.
954 Dillingham Road
Part of Lot 19, Range 3, B.F.C.
(Part 1, 40R-3328)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the west side of Dillingham Road,
immediately north of Don Beer Arena;
- a property location map is provided for reference (see Attachment #1);
- a one storey industrial building currently exists on the subject property;
- the subject property is surrounded by an automotive repair garage to the
North, Don Beer Arena to the South, a vehicle collision repair facility to the
East, and a Hydro Corridor to the West.
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to add commercial recreational uses, including a
gymnastics facility, to the list of permitted uses for the subject property;
- the applicant's submitted plan is provided for reference (see Attachment #2);
- a conversion of the existing building is proposed including exterior and interior
alterations to accommodate commercial - recreational uses with ancillary
offices;
- approximately 48 parking spaces are proposed to be provided on-site.
Information Report No. 02-07
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Page 2
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3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaienal Official Plan
- the Durham Regional Official Plan designates the subject lands as Urban
Areas - Employment Area;
- the Durham Regional Official Plan permits community, cultural and
recreational facilities in any designation except agricultural areas;
encourages diverse, people oriented Urban Areas that meet the various
needs of present and future residents of the Region, creates a sense of
community and promotes social interaction;
- the subject application will be assessed against the policies and provisions of
the Durham Region Official Plan during the further processing of the
applications;
3.2 Pickerina Official Plan
- the Pickering Official Plan designates the subject lands as Employment Area
- General Employment within the Brock Industrial Neighbourhood;
permissible uses within this designation include, community, cultural and
recreational uses that are more appropriately located in the Employment
Area;
recognizes the important role that such facilities play in meeting the evolving
needs of the community;
supports and encourages the provision of cultural, athletic and recreational
programs by the private sector;
encourages indoor athletic and recreational facilities close to the Downtown
Core;
- the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
3.3 Zenina By-law 2511
- the subject lands are currently zoned "M 1" Storage and Light Manufacturing
by Zoning By-law 2511;
- the current permitted uses for this property permits indoor storage, light
manufacturing or assembly of manufactured products, business and
professional offices and various non-commercial recreational uses;
an amendment to the zoning by-law is required to implement the applicant's
proposal to add a commercial-recreational establishment to the permitted
uses on the property;
- the applicant has requested an appropriate zone that would permit a
gymnastics facility on the subject property.
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Information Report No. 02-07
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Page 3
4.0 RESUL lS OF CIRCULA liON
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4.1 Resident Comments
no resident comments have been received to date on the application;
4.2 Aaency Comments
none received to date;
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
. reviewing the application in terms of its level of sustainable development
components;
. reviewing the proposed development in terms of compatibility with, and
sensitivity to, surrounding lands;
. reviewing the building location, accessibility, massing and materials, and
opportunities for landscaping;
. reviewing the driveway/internal road pattern to ensure proper vehicle flow
through the proposed development and in relation to abutting properties
and the location of visitor parking;
. reviewing the adequacy of on-site parking and the availability of off-site
parking on adjacent properties, if required;
. reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
- the Planning & Development Department will conclude its position on the
application and its design after it has received and assessed comments from
the circulated departments, agencies and public.
5.0 PROCEDURAL INFORMA liON
this application has been deemed complete in accordance with the Planning Act,
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council and/or a Committee of Council;
if you wish to be notified of Council's decision regarding either the proposed
zoning by-law amendment application, you must request such in writing to the
City Clerk;
'f
Information Report No. 02-07
~;)/"'( "7
Page 4
1. G_:; 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 for this proposal any zoning by-law
amendment;
- if a person or public body does not make oral submissions at the public
meeting or make written submissions to the City of Pickering before the
by-law is passed, such persons or public bodies are not entitled to appeal the
decision of Council to the Ontario Municipal Board, may not be entitled to be
added as a party to the hearing unless, in the opinion of the board, there are
reasonable grounds to do so.
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
the report;
6.2 Information Received
- full scale copies of the Applicant's submitted plans are available for viewing at
the offices of the City of Pickering Planning & Development Department;
- the City of Pickering has not received any technical information / reports on
the proposed application;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3 Company Principal
Dennis Large, of Dalar Contracting Limited, on behalf of 811501 Ontario Limited,
has submitted the Zoning By-law Amendment application.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Rick Cefaratti
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
RC:ld
J:\REPORTS\INFOR\2007\X.X-07 - rc A 01-07,doc
Attachments
Copy: Director, Planning & Development
f
I ,~.. 7
APPENDIX NO. I TO
INFORMATION REPORT NO. 02-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
::J
~ 7 J.
,,I', ':"' :';1. S' -,"/'>
!>lr'.I'I""'-~!~, V
!. ~ -PC..,~~ / -:.() ~L.__. Excerpts from the
Planning & Development Committee
Meeting Minutes
Monday, April 2, 2007
7:30 pm - Council Chambers
Chair: Councillor Pickles
(II) PART 'A' - PLANNING INFORMATION MEETING
1. Information Report No. 02-07
Zoning By-law Amendment Application A 01/07
811501 Ontario Ltd.
954 Dillingham Road
Part of Lot 19, Range 3, B.F.C. (Part 1, 40R-3328)
City of Pickerinq
A public information meeting was helld under the Planning Act, for the purpose
of informing the public with respect to an application submitted by 811501
Ontario Ltd. for property municipally k:nown as 954 Dillingham Road.
Lynda Taylor, Manager, Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. She also noted
that if a person or public body does not make oral or written submissions to the
City before a by-law is passed that person or public body are not entitled to
appeal the decision of City Council to the Ontario Municipal Board, and may not
be entitled to be added as a party to the hearing unless, in the opinion of the
Board, there are reasonable grounds to do so.
No members of the public were in attendance at the public information meeting
in support or opposition to application A 01/07.
1