HomeMy WebLinkAboutPD 33-02
.. ~,
~ '
-2
REPORT TO COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: July 9,2002
REPORT NUMBER: PD 33-02
SUBJECT:
Regional Official Plan Amendment Application OPA 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A 25/01
First Simcha Shopping Centres Limited
(Metro East Trade Centre)
Part of Lot 18, Concession 1
City of Pickering
RECOMMENDATIONS:
That City Council recommends to the Region of Durham that Regional Official Plan
Amendment Application OP A 01-008/D, submitted by First Simcha Shopping Centres Limited,
on lands being Part of Lot 18, Concession 1, in the City of Pickering, to redesignate the
METC/W aI-Mart property and surrounding lands including Canadian Tire and the
Pickering Home & Leisure Cen1re from Regkmal Node 'a' to Living Area on Map A4 - Regional Stntctwe,
to permit specialty retailing uses, be APPROVED;
1.
2.
(a)
(b)
3.
(a)
(b)
That Pickering Official Plan Amendment Application OPA 01-005/P submitted
by First Simcha Shopping Centers Limited, on lands being Part of Lot 18,
Concession 1, in the City of Pickering, to redesignate the METC/Wal-Mart property and
SUITOlUlding lands including Canadian Tire and the Pickering Home & Leisure Cen1re fÌ"om
Regional Node 2 to Specialty Retailing Node on Schedule I - Land Use Structure,
and to also transfer existing site-specific policies relating to the METC site from
section 3.7 to section 3.6 ofthe Pickering Official Plan, as set out in Appendix I to
Report Number PD 33-02, be APPROVED;
That the draft by-law to adopt Amendment 9 to the Pickering Official Plan be
forwarded to City Council for approval, as set out in Appendix I to
Report Number PD 33-02, and subsequently, that Amendment 9 be
FORWARDED FOR APPROVAL by the City Clerk to the Region of Durham;
That Zoning By-law Amendment Application A 25/01, on lands being lands being
Part of Lot 18, Concession 1, in the City of Pickering, to permit the deletion of the
trade center as a permitted use, increase the maximum gross floor area for all uses,
decrease the minimum floor area for a large format food store, and other minor
changes on the METC/W aI-Mart property be APPROVED AS REVISED;
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 25/01, as set out in draft in Appendix IT to Report Number
PD 32-02 be FORWARDED TO CITY COUNCIL for enactment;
That staff be AUTHORIZED to make any necessary informational revisions to the
Village East Neighbourhood policies and the Regional Node 2 Development Guidelines
to further implement the Specialty Retailing Node designation in the
Pickering Official Plan; and
4.
5.
That a copy of Report Number PD 33-02 be forwarded to the Region of Durham and the
applicant for their information.
.. '
Report to Council PD 33-02
Date: July 9,2002
3
Subject: Regional Official Plan Amendment Application OP A 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A25101
Page 2
ORIGIN :
.
Regional Official Plan Amendment Application OP A 01-008/D submitted to the
Region of Durham and forwarded to Pickering for comments; and
Local Official Plan Amendment Application OP A 01-005/P and Zoning By-law Amendment
Application A 25101.
.
AUTHORITY:
The Planning Act, RS.O. 1990, chapterP.1
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTIVE SUMMARY:
In 1999, the Ontario Municipal Board approved the Regional Node 2 policies pertaining to the
development of large format retailing, including large format stores, ancillary retailing of goods
and services, and limited residential development at higher densities. Specific retail unit size
restrictions were also approved on the Metro East Trade Centre (METC) property.
First Simcha Shopping Centres Limited, the owners of the METC property, has proposed to
demolish the Trade Centre building and construct on this portion of the site a variety of large
format and specialty retail uses. Applications to amend both the Durham and Pickering Official
Plans were submitted. Specifically, the applicant proposes to replace the Regional Node
designation with a new designation, to delete the trade center function, to increase the maximum
gross leasable floor area to reflect existing and proposed retail uses, and to decrease the
minimum floor area for a large format food store on the METC site. The amendment
applications also affect the surrounding lands beyond the METC site including Canadian Tire
and the Home & Leisure Centre.
Staff has reviewed the applications and supporting documentation, the comments received from
the public and commenting agencies, and the Peer Review results of the Retail Market Study, and
concluded that the proposal is appropriate, is in the public interest and is consistent with good
planning principles. Further, to provide a "seamless" transition for the vendors of the
Pickering Markets to relocate to the new Invar site, staff requests that First Simcha to extend the
deadline for demolishing the METC building. This will ensure that vendors stay with the current
Markets, and do not seek alternative market operators.
Accordingly, staff recommends that Council approve Official Plan Amendment Application
OPA 01-005/P and Zoning By-law Amendment Application A 25101. It is also recommended
that the draft by-law to adopt Amendment 9 to the Pickering Official Plan and the draft amending
zoning by-law as set out in Appendix I and II to Report Number PD 33-02, respectively and be
forwarded to Council for approval. Further, staff similarly concludes that the Regional Official Plan
Amendment Application OPA 01-008/D warrants support and recommends that Council endorse
the approval ofthat Application by the Region of Durham.
4
..
Report to Council PD 33-02
Date: July 9, 2002
Page 3
Subject: Regional Official Plan Amendment Application OP A 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A25/01
BACKGROUND:
1.0
Introduction
The METC property including the Wal-Mart store is located at the north-east comer of
Brock Road and Pickering Parkway (see location map - Attachment #1). The applicant,
First Simcha Shopping Centres Limited, owners of the METC/Wal-Mart property, is
proposing to amend the Regional and Pickering Official Plans and zoning by-law as
shown below:
Lands
Mfected
Proposed Proposed
RegionalOPA Pickering OPA
Proposed Zoning
Change
METCIWal-
Mart
From Regional From Regional
Node 'a' to Node 2 to
Living Area Specialty Retailing
Node
. deleting the trade centre as a
permitted use,
. deleting the minimum floor area
for a trade center;
. deleting the total floor area for
all uses, excluding a trade
center;
. increasing the maximum total
floor area for all uses from
40,000 sq.m to 49,237 sq.m;
. decreasing the minimum floor
area for a food store from
6,000 sq.m. to 4,515 sq.m.
Other lands
including
Canadian
Tire I Home
& Leisure
Centre
From Regional From Regional No change.
Node 'a' to Node 2 to
Living Area Specialty Retailing
Node
The following documents have been submitted in support of the proposal and are
available for viewing at the offices of the City's Planning & Development Department:
Study
Prepared By
Date
October 2001
Planning Report
Armstrong Goldberg Hunter
Metro East Trade Centre
Traffic Study
iTRANS Consulting Inc.
October 2001
Retail Market Opportunity &
Impact Study
The Climans Group
December 2001
A revised conceptual site plan illustrating the proposed locations of buildings is provided
for reference (see Revised Concept Plan - Attachment #2). A site plan application,
S06/00 (R02), has been received and is being processed by staff.
... -
Report to Council PD 33-02
Date: July 9, 2002
5
Subject: Regional Official Plan Amendment Application OP A 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A25/01
Page 4
2.0
Public Information Meetin2
The Information Meeting was held on February 21, 2002 for the Official Plan and
Zoning By-law Amendment applications. Information Report No. 04-02, which
summarized the applicant's proposal and outlined the issues and comments identified
through circulation of the application to that date, was prepared and is provided for
reference (see Attachment #3).
At the Meeting, the applicant's Planning Consultant, Mr. Michael Goldberg, commented
on the Information Report and listed the studies undertaken. He further advised of the
elimination of the trade center building and the net overall floor area increase of
10,000 square metres for the METC site. As well, a number of vendors from the
Pickering Markets and residents expressed their concerns over the proposal to demolish
the trade center building. Minutes of the Meeting are included as Attachment #4 to this
Report.
3.0
Public and A2encv Comments
3.1
Public Comments
Since the preparation of the Information Report, three letters have been received from the
public regarding the development proposal:
Mr. J. Weiz and Mr. Z. Schmerler, owners of Brockington Plaza, indicated their
objection to the proposed applications (see Attachment #5);
Mr. Peter Walker, of Walker, Nott, Dragicevic Associates Limited, planning consultants
for 20 Vic Management Inc., property owners for the Pickering Town Centre shopping
centre, expressed concerns with the proposed applications and the process of
redeveloping the subj ect lands being made on an ad hoc basis with the cumulative effect
of creating a regional-scale commercial centre (see Attachment #6); and
Mr. Dan Mayer, of 1774 Listowel Crescent, expressed concerns with the proposal to
demolish the trade centre and question the need for more stores in Pickering
(see Attachment #7).
3.2
Agency Comments
The following agency comments were received after the preparation of the
Information Report, and are appended to this Report as Attachments #8 to #11:
Agency
Comments
Supervisor, Development Control
No objection;
required.
stormwater management report
Region of Durham
No objection; servicing conditions to be satisfied
through site plan approval process. The Region ofDurl:1am
has verbally advised that the need to widen Brock Road
to six lanes between Pickering Parkway and
Highway 401 is being examined through an on-going
Class Environmental Assessment Study. The results
of the Study will determine the timing and extent of
future widening works to Brock Road.
b
Report to Council PD 33-02
Date: July 9, 2002
Subject: Regional Official Plan Amendment Application OPA 01-008/D
Pickering Official Plan Amendment Application OP A 01-005/P
Zoning By-law Amendment Application A25101
Page 5
Toronto and Region Conservation No objections; development is permitted in the flood
Authority plain provided that flood-proofing measures are
incorporated and a permit under Ontario Regulation 158
is obtained.
Canada Post
No objections.
4.0
Discussion
4.1
Appropriateness of the Proposal
Previous planning approvals have shifted the focus of Regional Node 2 from primarily a
Trade Centre function with ancillary special purpose commercial uses to large format and
special purpose commercial uses. These new applications are a further refinement to the
approvals previously granted. The applicant is not proposing to change the restrictions
and limitations in the Official Plan and zoning by-law with the exception of deleting the
trade center use, increasing the maximum total gross leasable floor area permitted for all
uses, and reducing the minimum size of the large format food store. In this manner, the
form of retail development will continue to remain different than, and complementary to
the Downtown Core. Further, the City's consultants who peer-reviewed the applicant's
Retail Market Study concur that the subject property will foster region-serving
development at this location (see section 4.3 below).
Accordingly, staff is supportive of the proposal to remove the trade centre building and to
develop the site for large format and specialty retailing uses. As well, the existing
policies pertaining to ancillary retailing, such as banks and restaurants remain the same.
The buildings associated with ancillary retailing are required to locate close to the street
edge to help define the public right of way, strengthen the urban edge, and create a
comfortable area for pedestrian movement along Brock Road.
4.2
Loss of Trade Centre building and function
The trade center has not achieved its intended function of attracting a strong trade show
business. It is primarily used on weekends as the location of the Pickering Markets and
the occasional specialized short-term sale or trade show. The applicant has concluded
that a more efficient use of this portion of the property for other uses is appropriate and is
therefore proposing to demolish the trade center building. As a result, staff has received
numerous telephone calls from residents and affected vendors asking whether or not the
City is considering alternative locations for the Pickering Markets.
The City's Economic Development Office, through a screening process, has determined
that no existing buildings in Pickering are of sufficient size to accommodate the Markets;
however, vacant land capable of supporting a similar size building and associated parking
could be considered. Also, the applicant has agreed to cooperate in the process of
assisting with the relocation. More specifically, Charter Hall Management, the firm
contracted to manage the Markets, has been given permission by the applicant to
commence discussions with two groups that are interested in accommodating
the Markets. The two sites under consideration include a site in Pickering owned by
Invar Building Corporation located at the south-west comer of Bayly Street and
Squires Beach Road, and the "Verona" site in Ajax on the north-east comer of
Bayly Street and Monarch Avenue.
Report to Council PD 33-02
Date: July 9, 2002
7
Subject: Regional Official Plan Amendment Application OPA 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A25101
Page 6
It is our understanding that Invar Building Corporation is willing to accommodate the
Markets on its site, subject to satisfactory arrangements being concluded. Further,
Invar has requested the City assist in ensuring that the deadline for demolishing the
METC is extended. Staff encourages the transition of the Markets from one site to
another to be "seamless", whereby the vendors could move to a new site immediately
after leaving the METC site. This will ensure that vendors stay with the current Markets,
and do not seek alternative market operators.
In this regard, the City has received Zoning By-law Amendment Application A 13/02
from Invar Development Corporation to permit the development of industrial and limited
commercial uses including an exhibition hall and banquet facilities. A public infonnation
meeting has been scheduled for August 22, 2002. Therefore, staff requests that
First Simcha extend the deadline for demolishing the METC building in order to
accommodate the movement of vendors to the Invar site.
4.3
Peer Review of Retail Market Study
The firm of Malone Given Parsons was retained by the City in consultation with the
Region of Durham to carry out a Peer Review of the applicant's Retail Market Study. As
well, the Town of Ajax was consulted to discuss the Peer Review process and issues of
particular interest to their municipality.
The Peer Review consultants recommend that the City accept the conclusions provided in
the Study that a commercial development of the proposed size, nature and tenant mix is
not expected to cause any significant or sustained sale transfers, or put at risk any existing
retail projects within the study area boundaries (see Conclusions from Peer Review
Report - Attachment #12). As well, the consultants concluded that the proposed
reduction of the minimum required floor area for a food store from 6,000 square metres to
4,515 square metres would exceed the size, role and function of a local serving,
neighbourhood or community center food store anchor. Sobers is the proposed tenant for
the food store on the METC site.
4.4
New Specialty Retailing Node Designation
The METC/Wal-Mart site including the surrounding lands are designated
Regional Node 2 by the Pickering Official Plan. This strategically located area to the
Highway 401/Brock Road interchange is intended to be a trade centre and specialty
retailing node serving a broad regional market. Other major retail uses may be
pennissible in a manner that is complementary to the Downtown Core.
With the proposal to delete the trade center -- a regionally-unique and specialized
use -- the lands no longer warrant the Regional Node 2 designation in the Official Plan.
As a replacement, staff is recommending a new Specialty Retailinf!: Node designation to
recognize the retailing function of the area for large format and ancillary retailing. As
well, to ensure that the area remains complementary to the Downtown Core and to other
retailing areas within the City, the existing polices relating to size and unit restrictions
will remain on the METC/Wal-Mart property.
The request by the applicant to delete the policy relating to higher density residential
development as part of an overall development scheme is not supported. Their proposed
policy deletion affects lands beyond just the METClWal-Mart property. The intent of this
policy was to provide the opportunity for landowners to develop limited residential uses
at higher densities in combination with commercial proposals in the Node. Providing this
healthy mix of commercial and residential development, especially in locations as
appropriate as this, is considered a critical part of creating a vibrant, sustainable City and
continues to be long-term goal of both the City and the Region of Durham.
8' '
Report to Council PD 33-02
Date: July 9, 2002
Subject: Regional Official Plan Amendment Application OP A 01-OO8/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A25/01
Page 7
Accordingly, staff recommends that the private-initiated Official Plan Amendment
Application OP A 05-001/P be approved as revised as setout in Amendment 9 to the
Pickering Official Plan (see Exhibit #1 to Appendix I to this Report). Further, staff
recommends that the 'by-law to adopt Amendment 9 to the Official Plan be forwarded to
Council for adoption, and subsequently, that Amendment 9 be forwarded to the
Region of Durham for approval (see Appendix I to Report Number PD 32-02).
4.5
Recommended Zoning by-law Amendment
The METC/Wal-Mart lands are zoned "TC/(H-2)SPC" - Trade Cen1relSpecial Purpose Commercial,
which permits trade centre, office, large format and special purpose commercial uses.
Staff supports the changes requested by the applicant to delete the provisions relating to
the trade center use. On this basis, the Zoning By-law Amendment Application A 25/01 is
recommended for approval, and a draft implementing zoning by-law is included as Appendix II
to this Report. This by-law is being forwarded to Council for approval concurrent with
the associated official plan amendment application. The zoning will not come into force
until the official plan amendments take effect.
4.6
Regional Official Plan Amendment
The applicant has submitted Official Plan Amendment Application OPA 01-008/D to the
Region of Durham proposing to redesignate the METC /Wal-Mart property and surrounding
lands from Regional Node 'a' to a Living Area designation in the Regional Official Plan to
permit the redevelopment of the site for various retail and service commercial uses. It is
recommended that Council support the approval of the Official Plan Amendment
Application OP A 01-008/D.
4.7
Other Matters
With Council's adoption of Amendment 9, minor informational revisions to the
Village East Neighbourhood policies and the Regional Node 2 Development Guidelines
will be required (an Official Plan amendment is not required). The revisions relate
primarily to explanatory text and name change. It is recommended that Council authorize
staff to make any necessary "housekeeping" changes to both documents.
5.0
Applicant's Comments
Appendices I and II of the Report were forwarded to the applicant for review and
comment. As of the signing of the Report, no comments have been received.
APPENDICES:
I By-law to adopt Amendment 9 to the Pickering Official Plan (Amendment included as
Exhibit #1 to By-law)
II Draft Amendment to Zoning By-law 3036
ATTACHMENTS:
Map
1. Location Map
2. Applicant's Revised Concept Plan
Report to Council PD 33-02
Date: July 9,2002
9
Subject: Regional Official Plan Amendment Application OPA 01-008/D
Pickering Official Plan Amendment Application OP A 01-005/P
Zoning By-law Amendment Application A25101
Page 8
Report and Meeting Minutes
3. Text of Information Report No. 04-02
4. Minutes of Public Information Meeting
Public Comments
5. J. Weiz and Z. Schmeder. (letter dated February 7,2002)
6. Peter Walker (letter dated February 28,2002)
7. Dan Mayer (letter dated March 25,2002)
Agency Comments
8. Comment letter from Supervisor, Development Control (letter dated February 7,2002)
9. Comment letter from Toronto and Region Conservation Authority (letter dated
February 7, 2002)
10. Comment letter from Canada Post (letter dated April 12, 2002)
11. Comment letter from Region of Durham (letter dated July 12, 2002)
Peer Review Comments
12. Conclusions of Malone Given Parsons Ltd. (Peer Review Report dated June 21,2002)
Prepared By:
Approved I Endorsed by:
!M-~
~~
- i Neil Carroll, MCIP, RPP
fJvDiIrxtor, Planning & Development
~
Grant McGregor, MCIP, RP
Principal Planner - Policy
Catherine L. Rose
Manager, Policy
GM:td
Attachments
Copy: Chief Administrative Officer
Division Head, Corporate Projects & Policy Division
Recommended for the consideration of Pickering
City Council
10
APPENDIX I TO
REPORT NUMBER PD 33-02
BY-LAW TO ADOPT OFFICIAL PLAN AMENDMENT 9
TO THE PICKERING OFFICIAL PLAN
"
i
11
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
:~'UF:T
:;. ~~ "", ,
'..'. )t 1.\#.'
Being a By-law to adopt Amendment 9 to the Official Plan for the City of Pickering.
(OPA 01-005/P)
WHEREAS pursuant to the Planning Act, RS.O. 1990, c.p. 13, subsections 17(22) and 21(1), the
Council of the Corporation of the City of Pickering may by by-law adopt amendments to the
Official Plan for the City of Pickering, and submit them to the Region of Durham for approval;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING
HEREBY ENACTS AS FOLLOWS:
I. That Amendment 9 to the Official Plan for the City of Pickering, attached hereto as
Exhibit "A", is hereby adopted;
2. That Amendment 9 to the Official Plan for the City of Pickering shall not come into
effect until the related Regional Official Plan Amendment (OPA 01-008/D) is approved
and has come into effect;
3. That the City Clerk is hereby authorized and directed to forward to the
Regional Municipality of Durham the documentation required by Procedure:
Area Municipal Official Plans and Amendments;
4. This By-law shall come into force and take effect on the day of the final passing hereof.
BY-LA W read a first, second and third time and finally passed this - day of
2002.
MAYOR
WAYNE AR THURS ~
~~
CLERK
BRUCEJ. TAYLOR
12:
Exhibit "A" to By-law
AMENDMENT 9
TO THE
CITY OF PICKERING OFFICIAL PLAN
AMEND MENT 9 TO THE PI CKERIN G 0 FFI CIAL PLAN
PURPOSE:
The purpose of this Amendment is to redesignate
"Regional Node 2" to "Specialty Retailing Node" in the
Pickering Official Plan.
LOCATION:
The Amendment affects an area extending along the east side of
Brock Road from Highway 401 in the south to the northern limit of
the Metro East Trade Centre property, as shown on Schedule' A'
of this Amendment. Specifically, the Amendment affects four
properties: the Pickering Home and Leisure Centre, a
Canadian Tire Store, a Wal-Mart Store and the recently reduced in
size Metro East Trade Centre building.
BASIS:
Previous planning approvals have shifted the focus of
Regional Node 2 from primarily a Trade Centre function with
ancillary special purpose commercial uses to large format and
special purpose commercial uses. As well, to ensure that the area
complemented the Downtown Core, specific retail unit sizes
restrictions were also approved.
The trade center has not achieved its intended function of attracting
a strong trade show business. A more efficient use of this portion
of the METC property for other uses is proposed by removing the
Trade Centre building, and in its place, construct the whole site
with a variety of large format retail uses. The proposal is
considered a further refinement to the approvals previously
granted. An applicant has proposed to relocate the Pickering
Markets to another site within Pickering. Therefore, retaining the
trade center function is not an essential land use at the METC site
and there are no other lands of sufficient size within Regional
Node 2 to accommodate this use.
As well, the Peer Review results of the Retail Market Study
indicate that the proposed commercial development is not expected
to cause any significant or sustained sale transfers, or put at risk
any existing retail projects within the study area boundaries. To
ensure that this Node continues to be distinct and complementary
to the Downtown Core, the specific retail unit sizes will be retained
on the METC property.
ACTUAL
AMENDMENT:
The Pickering Official Plan is hereby amended by:
1. Amending Schedule I - Land Use Structure by deleting the
"Regional Node 2" designation in its entirety and replacing it
with a "Specialty Retailing Node" designation, by adding a
"Specialty Retailing Node" and deleting the "Regional Node 2"
from the Land Use Structnre legend; as illustrated on Schedule
'A' attached to this Amendment;
2. Amending Table 2, by adding the words "Specialty Retailing
Node" in the Mixed Use Areas row under the Land Use
Subcategories column, and deleting the words "Regional
Node 2" in the Regional Nodes row under the Land Use
Subcategories column, so that Table 2 now reads as follows:
Appendix I to Report to Council PD 33-02
Amendment 9 to the Pickering Official Plan - Amendment for the Regional Node 2 lands
".....,..................,...............................................,........................................................................................................................................................................................................................,
. .
¡ ¡
¡ TABLE 2 ¡
, ,
i i
. .
1"" ""'iAND"UsÏi"""'r""'" """""""""'c RITÏiRiA'¡;oïÙ> ET'EïWiÑÏNà"""""" .............. r"""""""'" """'LÄNi1"USÏi"""""""""""""j
! CATEGORY ¡ SUBCATEGORIES ¡ SUBCATEGORIES:
I" "Ö¡; ~ ñ"'šp~~ ~.........!... Th~"~~~~' ~ "~bilitÿ"ï~";¡ïh~ï~~d"h~~;~";~ri~iïY"""""" rï;;;f~~~;i'A;~;~ """"""""'" """""""""""1
i System ¡ without impairing significant ecological ¡ Active Recreational Areas i
¡ i functions or endangering- human life/propertY ¡Marina J\fl"a" i
, Lol:.1I.:\ OU~"
¡ Community Nodes
¡ Mixed Corridors
¡ Specialty Retailing Node
¡ Down/'m,.. nlll'
I II,' ill"'llIh'cI hll'lI- 0111111111' 1,IIIot - oilld ¡ R~gltJll.1l.:\oUL 1
¡ activities in the node i Rf'E!'ÏAnal "'lotir 2
. I II,' ill"'llth'cllIlI' or II-"~, °llt'.olliC'll,II ¡ Gcllcul LllljJluymellt
¡ requirements, and design/performance j Prestige Employment
¡ standards ofthe a,fl"a ¡ '\Hwd f'. III 1'10\ 11"'111
I 111,111 I II,' 111111111111111 ,IIItIIll,I"1I1I1II1 IIlIlIIh,'. III ¡ Lo\\ U~ll"U) .\1~.1" ¡
: Residential ¡ residential dwellings permissible in the area ¡ Medium Density Areas i
L~~.~.~.. ............................1........ """"""""""""" """""""'" ............ """" """"""""""""""'" """"""""""""""""""" ..........L.~.~.~~..~~.~.~~~..~~.~~.................... ......1
¡ Rural ¡ The relative size, mix of uses, and character of j Countty Residential i
! Settlements i the settlement ¡ Rural Clusters ¡
¡ ¡ ¡ Rural Hamll"t" i
I ,,'t'\\ 01\" I II,' °1' l011II1I1I~ 10 ,1I't OllllllOcl,Ih' olliclill" ...1 , l'ùl~llU.11 ~lulu-L,,~ .\1\...1" ¡
¡ and Major ¡ uses or activities in the area I Controlled Access Areas I
L..P..~~~~~~.~......................I......................................................................................................................................................L.....................................................................,.............1
¡Agricultural i not applicable ¡ no subcategories ¡
¡ Areas ¡ ¡ ¡
r-Š-~~t~ñ"""" """""""""I"""~~'ï'~ppli~~bï;"""""""""""""""""""""""""""""'"""""""""""""'" """"""""l"~~"~~b~~ï~g~ri~~""""""""""""""""'1
I Urban Study I I
¡Area i ¡ i
¡...................................................¡......................................................................................................................................................¿.....................................................................................,
¡ Potential ) not applicable ¡ no subcategories ¡
!....~T..?.~.~..~.~~.~..........I......................................................................................................................................................L.....................................................................................!
i Study Areas ¡ The location of the area, either urban or rural ¡ Urban Study Areas ¡
:...................................................1......................................................................................................................................................L..~~~~~..~~~Y...~~~.~...............................i
\11",11 I ..,'
IAreM
! Ht' ,!iolloll
¡ Nodes
. IlIIpIO~lIIt'lIl
I Areas
I II,' Ju,',lIi',II. ~t',11t- ,lIlIlu'I,lII\¡' II II III h','1 It'
I p<ople wved by the Mixed D,e Are,
3.
Amending Table 4 by adding the words
. "Specialty Retailing Node" to "Mixed Corridors" under the
"Pickering Plan Designation" row so that it now reads as
follows:
................................................................................................................................................................................,........................
i ¡
¡ TABLE 4 ¡
. .
I~~.~;=~~~~~~!;;~;~:~
r"""""."""""""""""""""""""""""""""""""""""""""""""'r"""'""""""""""""""""""""""""""""""""""""""""""""""1
I Community Central Areas I Community Nodes I
r"""""""""""""""""""""".""""""""""""""""""""""""""'r""'"""""""""""""""""""""""""""""""""""""".'."""""""'1
I Local Central Area J Local Nodes ¡
¡...................................,..............................................................t.................................................................................................¡
¡Section 8,2.2 (intensive mixed j Mixed Corridors ¡
¡ uses along arterial roads) ¡So It R t T N d i
1.................................................................................................../........:,~.~.~.:....=.......~...~.~...~.~~........~....:.......................I
Appendix I to Report to Council PD 33-02
15
Amendment 9 to the Pickering Official Plan - Amendment for the Regional Node 2 lands
4. Amending Table 7 by replacing the words "Regional Node 2"
with the words "Specialty Retailing Node" under the
Regional Nodes Subcategory; deleting the words "Trade Centre
and" from the Regional Node Subcategory column and deleting
the words "Trade centers and" from the Permissible Uses
column; and moving the entire "Specialty Retailing Node" row
from Table 7 to Table 5 between the Mixed Corridors and
Downtown Core rows so that Tables 5 and 7 now reads as
follows:
.""""""""""""""""""""""""""""""""""""""""""'"""""""""""""""""""""""""""""""""""""""""""""""""'"""""""""""""""""""""""""""""""""""""""""'"
. .
. .
. .
. .
. .
i TABLES i
. .
. .
. .
. .
. .
................................................................................"......................................,............................................,..............................................................."""""""""""""""""""'"
.. .
.. .
.. .
.. .
.. .
¡ Mixed Use Areas i Permissible Uses i
., .
.. .
., .
; Subcategory' ;
i t (Restrictions and limitations on the uses pennissible, arising from other i
!...... ...... ................. .............. ............... .....!................. ...........P.~~!.~.~.~..~.~.~.~.~..!'.~~~~..~~..~~..~~~~,~~~.~~..~~~~g..~y'~ ~~~,).................... ........!
! Local Nodes! Residential; !
¡ ¡ Retailing of goods and services generally serving the needs of the ¡
! ! surrounding neighbourhoods; ¡
! ¡ Offices and restaurants; !
I......... ,.................... ............... ................ ..I....~~.~.~ ~~~.:.~..~~~.~.~~.~..~~~..~~.~.~~.~~.~~~.~..~~.~~:..... ................... .......... ....................... ..................1
¡ Community ¡ All uses permissible in Local Nodes, at a larger scale and intensity, ¡
i Nodes ! and serving a broader area. I
¡---............................................................¡...................................................................................................................................................................................""""""""""""'j
¡ Mixed Corridors ¡ All uses permissible in Local Nodes and Community Nodes, at a ¡
! ! scale and intensity equivalent to Community Nodes; !
i i Special purpose commercial uses. I
¡---............................................................¡---............................................................................................................................................................................""""""""""""""'j
¡ Specialty i Hotels: ¡
! Retailing Node! !
! ! Special Purpose Commercial uses such as: large format retailers ¡
! ¡ (including large format food stores and large format discount !
¡ ¡ stores): retail warehouses; membership clubs: theme and lor ¡
! ! specialty retailers; automotive uses: and, ancillary retailing of other!
I I :::~:~~~=~~~~~~~~~,; I
¡ ¡ Limited residential development at higher densities as an integral ¡
I..................... """"""'" ...........................!.. .~~.~..~.~..~.~..~.~~~.~~~.. ~~~.~.~.~~~~~~..~.~~ ~~~:.......... .......... ................... ......... ........... ............................1
¡ Downtown Core: All uses permissible in Local Nodes and Community Nodes, at the ¡
¡ ! greatest scale and intensity in the City, serving City-wide and !
! ! regional levels; !
i i Special purpose commercial uses. i
;...............................................................¡................................................,...........................................................................................................................................................;
16
Appendix I to Report to Council PD 33-02
Amendment 9 to the Pickering Official Plan - Amendment for the Regional Node 2 lands
;""""""""""""""""""""""""""""""""""""""""""""""""""............................................................................................."""""""""""""""""""""""""""""""""""";
. .
. .
¡ T~æ7 1
. .
["""""""""""""""""""""""""""""""""""""""""1"""""""""""""""""'"..................................................................................................................................................]
i Regional Nodes i Permissible Uses i
!. S !. (Restrictions and limitations on the uses permissible, arising from :.
ubcategory
I... ..................... .. .............. .. ... ................. ................. ...1.. .. .. .... ~ .~~ ~.~. ~~ ~.~ ~ ~~.. ~.~. ~~.. ~ ~:. ~. :.I~ ..~~..~~. ~ ~.~.~ ~~..~: ..~. ~:~ ~ ~..~ ~ ~ ~.~.=~.: ~.......... j
I Regional Node 1 I Community, cultural and recreational uses; !
¡ Community, Cultural I Limited offices, and limited retailing of goods and services I
I and Recreational Node ¡ including restaurants; I
f..................................................................................I...~.~~.~~~.~~~~~.~.~~~~~:..............................................................................................................................)
I Regional Node 2 ¡ Trade eentres and hatels; I
¡ Trade Centre and ¡ Special Purpase Commereial uses such as: large fermat i
! Sf'eeialty Retailing ¡ retailers (iacluding large farmat faad stores aad large ¡
¡ Nede ~ format discouat stores); retail warehouses; membership !
i ¡ dubs; theme and/or specialty retailers; autamotive uses; ¡
¡ ! aad, aaeillary retailing af ather goods and services !
¡ ¡ including restaurants; I
¡ I Limited affices; I
I I Cammuaity, cultural and reereatiaaal uses; I
¡ ! Limited resideatial de-¡elopmeat at higher densities as an ¡
¡................... .............. """"""" """"""""'" .................!.. ..~~~~.~.~~ ..:.~.~..~.~..~~...~~:~.~~~..~.~~~~~~.:.~~.~~..~~~~.~~.:.. """"" ...................... .......1
5. Amending Table 6 by adding a new "Specialty Retailing Node"
row between the "Mixed Corridors" and "Downtown Core"
rows so that it now reads as follows:
,......................................................................................................................................................................................................................................."""""""""""""""""""""""""""""""""""""
. .
. .
. .
. .
¡ T~LE6 i
. .
. .
. .
. .
. . .
. .
..............................................................................................................................................................................................................................""""""""""""""""""""""""""""""""""""""""""
. .. . . .
'. . . .
" . . .
'. . . .
i Mixed Use i Maximum and lYfinimum ¡ :Maximum Gross Leasable ¡ Maximum Floorspace ¡
~ Areas ¡ Net Residential Density ¡ Floorspace for the ! Index (total building ~
! Subcategory I <"' dwelling< pc> bed.,e) I 7.!u;::::~d I floo:~c~~~~ by I
["""""""""""""""""""""""'1""""""""""""""""""""""""""""""""""........................t.......................................................................................¡.........................................................................¡
¡ Local Nodes ¡ over 30 and up to and ¡ up to and including 10,000 i up to and including i
}...............................................{...~~~~~~.~.~..~~.....................................................f....................................................................................... ...:.:.~...~.~.~.................................................I
¡Community ¡over 80 and up to and ¡ up to and including 20,000 ¡ up to and including ¡
f...~~~.~~........ ...............~...~~~~~~.~.~.~ ..~.~~..................................................~.............. ............................. ............. ........... .......... ..........I....~.:.~...~.~.~....................... .............. ............1
¡ Mixed ¡ over 30 and up to and ¡ determined by site-specific i up to and including i
f...:~.~.~.~.~.~.~..... .........~...~~~~~ ~.~.~..~.~~....... ................ ...........................~...~~.~.~.~~.... """"""""""""""""'" """"" ...............i.. .:.:.~. ..~.~.~..................................................i
i Specialty i over 80 and up to and ¡ determined by site-specific i up to and including i
¡ Retailing ¡ including 180 ! zoning ¡ 2.5 FSI j
¡...~~~.~..........................~............................................................................................t....................................................................................... ........................................................................./
¡ Downtown ¡over 80 and up to and ¡ up to and including 300,000 i up to and including ¡
L.:~.~~..................... .........L~~~~~~.~.~~..~.~~....................................... ...... .....L........................................................... .......... .......... .....J... ~.:.~...~.~.~.. ..............................................J
Appendix I to Report to Council PD 33-02
17
Amendment 9 to the Pickering Official Plan - Amendment for the Regional Node 2 lands
6. Amending section 3.7 (b) by deleting the words "or
Regional Node 2", replacing the words "Regional Node 2" with
the words "the Specialty Retailing Node" in section 3.7(c);
replacing the number "7" with the number "5" in sections
3.7(c)(iii) and 3.7 (d); replacing the number "31,000" with the
number "49,000" in section 3.7(c)(iii); and moving subsections
(c) and (d) from section 3.7 to section 3.6 and realphabetizing
them as sections 3.6(g) and (h) so that section 3.6 now read as
follows:
"City Council,
(a) ...,
(b) ...,
(c) ...,
(d) ...,
(e) ...,
(f) ...,
.(g)
within the Specialty Retailing Node,
ill
prior to zoning for significant retail floor
space. shall require the submission of a retail
impact study justi{ying. to the City's
satisfaction. in consultation with the
Region of Durham. that the addition of such
floor space will not adversely affect the
planned function of the Downtown Core. the
ComnllUtÌty Nodes. and nearby Main CentralAreas in
other municipalities in the Region;
.(ill
for lands north of Pickering Parkway, shall
establish a minimum gross leasable floor area
of 500 square metres for any permitted
individual retail unit. except that up to an
aggregate of 1.400 square metres of gross
leasable floor area may be devoted for any
permitted individual retail unit of less than
500 square metres of gross leasable floor area,
but not less than 300 square metres of gross
leasable floor area;
(iii) for lands north of Pickering Parkway. shall
establish a maximum aggregate gross
leasable floor area of 49.000 square metres for
all special pur.pose commercial uses
permitted by Table 5;
(iv) shall not permit an enclosed shopping centre
or pedestrian mall;
.(y)
shall not permit occupancy of any type of food
store with a gross leasable floor area greater
than 700 square metres prior to June 11. 2003;
and
" ,
18
Appendix I to Report to Council PD 33-02
Amendment 9 to the Pickering Official Plan - Amendment for the Regional Node 2 lands
(g) for the purposes of Table 5. shall define "large
format discount stores" to include a discount
department store as defined by Statistics
Canada, such as but not limited to Zellers and
Wal-Mart. engaged in general merchandising
of a wide range of commodities and services
which may include but is not limited to
apparel. hardware and household goods,
garden supplies, automotive supplies, leisure.
pet and drug items and toys. but shall not
include a major department store as defined
by Statistics Canada. such as but not limited
to Eatons. Sears and The Bay."
IMPLEMENTATION:
The provisions set forth in the City of Pickering Official Plan, as
amended, regarding the implementation of the Plan shall apply in
regard to this Amendment.
INTERPRETATION:
The provisions set forth in the City of Pickering Official Plan, as
amended, regarding the interpretation of the Plan shall apply in
regard to this Amendment.
Cross-Reference:
(OPA 01-OO81D; OPA 01-OO51P; A 25/01)
First Simcba Sbopping Centres Limited
July 2002
, .
SCHEDULE IAI
1-
x
«
")
«
LL
0
'-------
z
5
0
f-
,I
EXTRACf FROM
SCHEDULE I TO TIlE
PICKERING
0 FFI CIAL PLAN
LAND USE STRUCTURE
-.-'
OPEN SPACE SYSTEM EMPLOYMENT AREAS
. NATURAL AREAS D GENERAL. EMPLOYMENT
. ACTIVE RECREATIONAL P'ZDJ PRESTIGE EMPLOYMENT
AREAS r:l'.lliI
MIXED USE AREAS ~ MIXED EMPLOYMENT OTHER DESIGNATIONS
. COMMUNITY NODES URBAN RESIDENTIAL AREAS. URBAN STUDY AREAS
. MIXED CORRIDORS LOW DENSITY AREAS mIl DEFERRALS
. SPECIALTY RETAILING ~ 1"":":"1
NODE ~ ~ MEDIUM DENSITY AREAS ~ APPEALS
. DOWNTOWN RE ~- - "'H
----- HIGH DENSITY AREAS
REGIONAL NODES ' ADD "SPECIAL TV RETAILING NODE"
. REGIONAL NODE 1 UNDER LAND USE STRUCTURE
. REGIONAL NODE 2
FREEWAYS AND MAJOR UTILITIES
iii POTENTIAL MULTI-USE AREAS
l1li CONTROLLED ACCESS AREAS
EDmON2
I 0fTY I
"" ,
ì~-I
- ......
;1 ~=- ":.'
SHEET 1 OF 3
DELETE "REGIONAL NODE 2. UNDER
LAND USE STRUCTURE
CITY 0' I'IOKE""'"
..LANNING .. ~NT DEl"AftTVENT
.... -........... <II' ...w..:'~Y¡".2::2_........ """'-
......--..----------,
APPENDIX II TO
REPORT NUMBER PD 33-02
AMENDING ZONING BY-LAW TO IMPLEMENT
ZONING BY-LAW AMENDMENT APPLICATION A25/01
19
THE CORPORA nON OF THE CITY OF PICKERING
BY-LAW NUMBER
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to
implement the Official Plan of the City of Pickering, Region of Durham,
Part of Lot 18, Concession 1, in the City of Pickering.
(OPA 01-008/D, OPA 01-005/P, A25/01)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to permit
the removal of the trade center use, decrease the minimum floor area for a large format food
store, and increase the maximum aggregate floor area for all uses on the subject lands;
AND WHEREAS an amendment to By-law 5511/99, is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING
HEREBY ENACTS AS FOLLOWS:
2.
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
1.
SCHEDULE I AMENDMENT
Schedule I with notations and references shown thereon is hereby amended by changing
the zone symbol from "TC/(H-2)SPC" to "(H-2)MU-SRN".
TEXT AMENDMENT
Section 2. of By-law 5511/99 is amended by changing the zone symbol from
"TC/(H-2)SPC" to "(H-2)MU-SRN";
Section 4. of By-law 5511199 is amended by deleting subsection (22);
Section 5. of By-law 5511/99 is amended by deleting all reference to the zone symbol
"TC/(H-2)SPC" and replacing it with "(H-2)MU-SRN";
Clause 5 (l)(xii) of By-law 5511/99 is amended by deleting trade centre as a permitted
use;
Subclause (2)(iii)(A) of By-law 5511199 is amended by replacing the number
"40,000 square metres" with "49,237 square metres";
Clause 5 (2)(iii) of By-law 5511199 is amended by deleting subclauses (B) and (E);
Subclause 5 (2)(iii)(G) of By-law 5511/99 is amended by replacing the number
"6,000 square metres" with "4,515 square metres";
Clause 5 (2)(iii) of By-law 5511199 is further amended by realphabetizing paragraphs (A)
to (G);
Subclause 5 (2)(v) of By-law 5511199 is amended by deleting paragraph (B);
Subclause 5(2)(v)(C) of By-law 5511199 is amended by deleting the word "other";
Subclause 5(2)(vi)(H) of By-law 5511/99 is amended by deleting the phrase "with the
exception of the trade center use";
Subclause 5 (2)(vi) of By-law 5511/99 is amended by deleting paragraphs (A), (B), and
(C);
Clause 5 (2) (vi) of By-law 511199 is hereby further amended by realphabetizing
paragraphs (A) to (K).
- 2 -
DRAFT
21
3.
BY-LAW 5511/99
By-law 5511/99, 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
and Sections 4. and 5. attached hereto. Definitions and subject matters not specifically
dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as
amended;
4.
EFFECTIVE DATE
This by-law shall take effect from the day of passing, subject to the approval and coming
into effect of Amendments to the Durham Regional Official Plan and Pickering
Official Plan respectively (resulting from the approval of Regional Official Plan
Amendment Application 01-008/D and Pickering Official Plan Amendment
Application 01-OO5/P respectively), or subject to the approval of the Ontario Municipal Board, if
required.
BY-LAW read a first, second and third time and finally passed this
,2002.
day of
,.
MA~
WAYNE ARTHURS
CLERK
BRUCEJ. TAYLOR
22
ATTACHMENTI~TO
REPORT I PO -
\
~ JID -------- .
. ~~ - I
~ Jm =L
.
~op..\) ~c-
lIJ -ë!8
> œ.
õ2
= 0 -
FINCH
AVENUE
>T
/
FINCH
~03J[0'
-ð ð
0:: -0:: 0::
0 -
0
0::
0::
0
()
AVENUE
.
-0
-..J
-5
-CI
0
«
0
0::
0::-
=-lIJ ~o_-
-~- ~ -1;;-
- == ;¡; ==°0- z ~
:_-~==:~-£. ~
Q= 0 -~= t ~
~ ~ 'Iffff¡- 2. ~
-In-
- -
..~ DRIVÍII[ 1TIJI[
JI[[]§9 ~ ~ == !!! =
J]]§~~~=&
O::~lIJ--O-
Π}3 =
.~
u@
0
0::
0
>-
I
.
.~
~
.@
C=
A-OÎ
.
.
---J
J
,
r
.
y
!i)
0
0::
L
,-
~
u
0
0::
In
--------------
--~-
0
«
0
0::
I
lIJ
::;¡
Z
lIJ a;
~ ~
u
L
QUARTZ ST.
J:
~
In
L
r-
0::
0
0
0::
0::
0
()
PLUMMER
STREET
,
en
lIJ
0::
5
0
en
] I
City of Pickering
>-
-0
I-
m-
STREET
I IJ \ í
Planning & Development Department
"-
I~.
Ci
STREET
0-'1 CJ
BAYLY
BAYLY
- LANDS SUBJECT TO OFFICIAL PLAN AMENDMENT OPA 01-005/P
III LANDS SUBJECT TO ZONING BY-LAW AMENDMENT A 25/01
l'
I DATE JULY 9, 2002
CT')
"-i
~
('J
0
C'L.-e
c\'.
.....
1-0
2Cl.
~"'"
:x: I-
ua:
<CC;:)
I- G..
~~
SITE STATISTICS
TOTAL SHE AREA:
PARCEL A
PARCEL AREA: BEFORE EXP.:
BUILDING :~~IRED :
~~~~:~g PRO'.10EO :
G AREA AFT. EXP.:
BUILOIN REQUIRED:
~~~~:~g PRO'.10ED :
PARCEL B
PARCEL A:~~A: :
BUILDING IRED :
PARKING ~~~OEO :
PARKING
- 48.34 ACRES
2106.025.8 Sf SM : 19.56 HA
. 195.650
(49 305.5 SM)
530.737 SF .
\465/1000 SF)
2.468 CARS 5'.18/1000 sF)
2.749 CARS
. ( 27 ACRES)
404.054 s~ (9847.4 SM)
106.000 S. '/1000 Sf)
530 CARS «~~/lOoo SF)
571 CARS.
(1356 ACRES)
590.598.5 '(11 501 SM)
123.803 SF. ;000 Sf)
681 CARS «~~g~1000 SF)
822 CARS.
(14782 SM)
153.803 SF. ;000 SF)
846 CARS «~'¡~~1oo0 SF)
841 CARS.
AREA AFT. EXP.:
TOTAL BUILDINgALCULATION:
FOR PARKING
G REQUIRED :
TOTAL PARKING PRO'.1DED :
TOTAL PARKIN
PARCEL F
PARCEL AREA: BEFORE EXP.:
BUILDING ::~IRED :
PARKING '.1DED :
PARKING P~~A AFTER EXP.:
BUILDING :RO'.1DED :
PARKING
(491 ACRES)
213.889 rr (4459.2 SM)
48.000 . 6Ò/1000 SF)
269 CARS «~'60/1000 Sf)
269 CARS '(5 388.2 S...)
5B,OOO SF(464/1O00 Sf)
269 CARS.
\l--=
......ERCIAl
G RESIDENTIAL/CO
EXISTIN
~
0 &i..
--=:::::::
KEY PLAN
SO-94
". _.._-_::~-~-
~f:~~~:~~='--
SITE PLAN .
. ",.. IMC~A SHOPPING
FIRS¿E~TRES LI~~T~ PARKWAY
ROCK ROAD AND PICK ONTARIO
B PICKERING
~I~-
::;" -,,=
"" . 99195
. . SO 94
"24
T ACHMOO # -.. '3
¡OAT' PD3ô- 02
Ciú¡ c#
INFORMATION REPORT NO. 04-02
FOR PUBLIC INFORMATION MEETING OF
February 21, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O.1990, chapter P.13
SUBJECT:
Regional Official Plan Amendment Application OP A 01-008/D
Pickering Official Plan Amendment Application OP A 0 1-005/P
Zoning By-law Amendment Application A 25101
First Simcha Shopping Centres Limited
(Metro East Trade Centre)
Part of Lot 18, Concession 1
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
the METC property including the Wal-Mart store is approximately 19.6 hectares in
area, and is located at the north-east comer of Brock Road and Pickering Parkway
(see location map - Attachment #1);
the METC building is used as a weekend flea market and occasionally for specialized
short-term sales and trade shows;
uses surrounding the METC property are: low-medium density residential
development to the east; the Home & Leisure Centre and the new Canadian Tire store
on the south side of Pickering Parkway; medium density residential development on
the west side of Brock Road; and a service station and Brockington Plaza to the north.
2.0
APPLICANT'S PROPOSAL
First Simcha Shopping Centres Limited, owners ofthe METC/Wal-Mart property, is
proposing to amend the Pickering Official Plan and zoning bylaw by:
. redesignating the METC/Wal-Mart property and surrounding lands including
Canadian Tire and the Pickering Home & Leisure Centre from Regional Node 2
to Special Purpose Commercial;
. deleting the trade centre and high density residential uses that are currently
permissible on the METC/Wal-Mart property and surrounding lands, from the
new Special Purpose Commercial designation;
. adding the new Special Purpose Commercial designation and related policies to
the Mixed Use Area section of the Pickering Official Plan;
. increasing the maximum aggregate gross leasable floor area from 31,000 square
metres to 49,000 square metres for the METC/Wal-Mart property; and
. amending the zoning by-law for the METC/Wal-Mart property to implement the
proposed changes to the Official Plan;
a copy of the conceptual site plan is provided for reference (see Concept Plan -
Attachment #2);
a copy of the proposed amendment to the Pickering Official Plan is included as
Appendix I;
.3.0
BACKGROUND
in September, 1997, the Region of Durham approved the Pickering Official Plan,
which designated the trade centre and surrounding lands as Regional Node 2; within
the Regional Node 2 policies, the Region deferred (Deferral 4) the approval of major
retailers, supermarkets, department stores, and residential uses as permissible uses;
~
Infonnation Report No. 04-02
t:Tlþ,,; ;ENT I ~ TO
REPO\i1 # PO ?) - 02. '_"d
Page 2
25
in June, 1998, the Region resolved Deferral 4 by approving the following permissible
uses within the Node:
. trade centre and hotels;
. special purpose commercial uses such as: large fonnat retailers (including large
format food stores and large format discount department stores); retail
warehouses; membership clubs; themes and/or speciality retailers; automotive
uses; and ancillary retailing of other goods and services including restaurants;
. limited offices;
. community, cultural and recreational uses; and
. limited residential development at higher densities as an integral part of an overall
development scheme;
this decision of the Region was appealed to the Ontario Municipal Board;
in June, 1999, the Ontario Municipal Board further modified and approved
Deferral 4 by approving the permissible uses approved by the Region and by adding
floorspace and units size restrictions, as well as a definition of "large format discount
department store".
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham Ree:ional Official Plan
the Durham Regional Official Plan designates the METC property and surrounding
lands as Regional Node 'a '; Regional nodes are to be developed in a manner that will
attract compatible uses, provide necessary transportation facilities, and incorporate
high quality designs and visual standards;
Node 'a' is to be developed for specialized uses such as trade centres and ancillary
facilities such as a hotel and complementary uses, including select special purpose
commercial uses, industrial uses, offices, research and data processing centres, and
limited residential development at higher densities;
Brock Road is designated as a Type A Arterial Road and as a Transit Spine in the
Regional Official Plan;
an application to amend the Regional Official Plan to redesignate the METC property
and surrounding lands, from Regional Node 'a' to a Living Area designation, to
permit the redevelopment of the property for large format and special purpose
commercial uses has been submitted;
3.2
Pickerine: Official Plan
Schedule I of the Pickering Official Plan - Land Use Structure designates the METC
property and surrounding lands as Regional Node 2; it is intended as a trade centre
and specialty retailing node serving a broad regional market; major retail uses may
also be permitted in a manner that is complementary to the Downtown Core;
residential uses may also be permitted;
Policy 3.7 (c) of the Official Plan specifies that prior to zoning for significant retail
floor space, a retail impact study is required justifying to the City's satisfaction, in
consultation with the Region of Durham, that the addition of such floor space will not
adversely affect the planned function of the Downtown Core, the Community Nodes,
or other Main Central Areas in other municipalities of the Region;
Brock Road is designated as a Type A Arterial Road and Transit Spine in the
Pickering Official Plan; such a designation indicates that the road is designed to
accommodate large volumes of traffic at moderate to high speeds over relatively long
distances, and that a higher level of transit service is expected to be offered along
Brock Road;
a portion of the property is also within the Flood Plan Special Policy Area of
Schedule III - Resource Management of the Official Plan, this designation permits
development provided appropriate flood protection measures are instituted;
ATTþ~>,;,.,¡'."'..r # ;:. TO
REPùt-\ 1"'1 )1) ?). - 02
Page 3
26'
Information Report No. 04-02
3.3
3.4
4.0
4.1
4.2
4.3
4.3.1
the subject property is situated within the Village East Neighbourhood which includes
Council-adopted development guidelines for Regional Node 2; such guidelines are
intended to guide the development or redevelopment oflands within the Node;
Policy 11.2 of the Official Plan indicates that Council shall ensure that any
development proposal complies with the adopted guidelines;
the applicant has submitted an application to amend the Pickering Official Plan to
delete the trade center use and redevelop the METC property with large format and
special purpose commercial uses, containing a maximum aggregate gross leasable
floor area of 49,000 square metres (see Appendix I);
Compendium Document
as noted above, the subject lands fall within a Detailed Review Area for which
Council has adopted the Regional Node 2 - Development Guidelines;
the Guidelines provide direction on community design objectives relating to building
location and orientation, fenestration, massing, aesthetics, and exterior amenities;
there are detailed design elements for all ofthe lands north of Pickering Parkway such
as view corridors, primary driving aisles, access points, build-to zones, boundary
area, special design requirements, and other detailed design interests;
the applicant has indicated that the proposed redevelopment of the METC lands will
be consistent with the Guidelines;
Zonin2 By-law
Zoning By-law 3036, as amended by By-law 5522/99, zones the subject lands
"TC/(H-2)SPC" - Trade Centrel Special Purpose Commercial, which permits trade
centre, office, large format and special purpose commercial uses;
an amendment to the zoning by-law is required to implement the applicant's proposal
to delete the trade centre as a permitted use, increase the maximum aggregate floor
area for all uses from 40,000 square metres to 49,237 square metres; and reduce the
minimum floor area for a food store from 6,000 square metres to 4,515 square metres;
other minor changes including parking standards and relief from building locations
are requested.
RESULTS OF CIRCULATION
Resident Comments
no written resident comments have been received to date; however, several telephone
calls have been received expressing concerns with current operationaVmaintenance
matters with the METC property.
A2encv Comments
Durham District School Board - has no objections to the proposal (see Attachment #3);
Veridian Connections - advises that the applicant must obtain specific approval of the
new electrical service arrangement that will be required (see Attachment #4);
Staff Comments
Proposed Regional Plan Amendment
staff must review the purpose and intent of Regional Nodes in the Regional Official
Plan and make a recommendation to the Region as to whether the proposed
Living Area designation for Regional Node 'a' is appropriate to implement the
applicant's proposal;
preliminary review finds that although large format and special purpose commercial
uses are generally intended to serve specialized needs, the market area is not always
regional in nature;
Information Report No. 04-02
ATTACHM!.í!T #;; TO
REPORT if PO '?) ,02
Page 4
2'"(
in contrast, a Regional Living Area designation can permit, through a Special Purpose
Commercial designation in the local Official Plan, other specialized retailing
opportunities serving occasional needs and requiring larger parcels of land;
depending on the final outcome of the regional and local plan changes; Pickering may
be recommending site specific provisions in the Regional Official Plan to address
development of the former Regional Node 2 lands in their entirety or specifically for
the METC lands;
4.3.2 Proposed Pickering Plan Amendment
staff is reviewing the required planning analysis submitted by the applicant that
provides the rationale for the proposed amendment; as well, several sub-issues have
been identified for review as follows;
(a) proposed deletion ofthe trade centre use
previous planning approvals had shifted focus of Regional Node 2 from
primarily Trade Centre function with ancillary special purpose commercial uses
to primarily large format and special purpose commercial uses;
the METC, even when operating at it original full size, failed to capture a strong
trade show business;
the current by-law requires retention ofthe METC floor area, but the trade centre
is primarily used on weekends for a flea market and the occasional specialized
short term sale or trade show;
elimination of the METC building will displace the flea market business;
the applicant's submitted planning analysis indicates that the METC is not
performing as intended, and concludes it is therefore appropriate to consider a
more efficient use ofthis portion ofthe property for other uses;
First Simcha is proposing to replace the METC floor area with new large format
retail uses;
although the METC may close in its present location, staff needs to assess
whether other opportunities can be provided elsewhere in the Node 2 lands that
could provide a similar function, prior to determing the appropriateness of
deleting the trade centre use;
(b) proposed increase in floor area for large format and special purpose commercial
uses
during the 1999 approvals for the METC lands, certain minimum unit and floor
area requirements were established;
the current proposal represents an increase of 18,792 square metres over the
amount of large format and special purpose commercial floor area permitted
under current the official plan and zoning floor area restrictions;
the applicant's submitted market study concludes that there is market support for
the proposed additional floor area and that it should be absorbed in the market in
a reasonable period of time without an undue risk of market impact on existing
and planned retail centres;
the City, in consultation with the Region, is retaining a consultant to peer review
the market study; with the exception of the minimum size for the food store use,
the proposal is not changing any ofthe other per unit minimum floor space sizes;
(c) proposed reduction in required minimum floor area of the large format food
store
previous planning approvals for the METC property concluded that the
minimum floor area for a large format food store should be 6,000 square metres;
the minimum floor area requirement for the food store was based on the market
study submitted with the 1998 applications, the peer review of that market study,
and analysis undertaken of the work by the Region of Durham relating to
Amendment 28 to the Regional Official Plan that dealt with retail warehousing;
~8
Infonnation Report No. 04-02
~ :.', .,1, þ,G!:m'.~E~ JT # ~~'-' -. '1 TO
'~')""."'~o -0
;;-1 vrl .' ¡J
Page 5
the applicant's market study submitted in conjunction with this current
application concludes that despite the reduced minimum floor area for the
proposed food store, the food store will surpass the draw of smaller and more
common 'neighbourhood servicing' supermarkets that are found throughout
Pickering;
as indicated above, a peer review of the market study is being undertaken with
an emphasis on the review of food/grocery store component; results from the
peer review are anticipated in April;
further review by staff is required to detennine whether a reduction of the
minimum floor area for a food store floor area maintains the purpose and intent
of large format and special purpose commercial area, or whether it is appropriate
to allow an exception for the reduced floor area food store;
(d) proposed elimination of the opportunity for high density residential use
through the 1997 approval for the Pickering Official Plan and subsequent
development application, Gentra Canada Investment Inc., received approval for
high density development as part of a co-ordinated development concept;
subsequently, in 1998, Gentra Canada sold the METC property to First Simcha
Shopping Centre Inc.;
through careful design, high density residential can be coordinated with large
format and special purpose commercial uses; however preliminary review of the
submitted concept plan show no protection of land for such purposes;
nevertheless, other landowners may choose to take advantage ofthis permission;
further, the special purpose designation under the Regional Official Plan des not
typically pennit residential uses despite its "parent" Living Area designation;
the appropriateness of deleting the pennission for residential use from the
Official Plan requires further review;
( e) proposed content and form of draft amendment
consideration must be given to the unique mix of uses requested, and how they
can be pennitted if recommended for approval under the framework of both the
Regional and local official plans;
preliminary review indicates an inconsistency between the applicant's proposals
to amend the Regional Official Plan to Living Area while amending the
Pickering Official Plan to special purpose commercial under the Mixed Used
Areas section of the Pickering Official Plan;
the Mixed Use Areas designation in the Pickering Official Plan corresponds to
the Central Area framework ofthe Regional Official Plan;
accordingly, staff must determine whether it is appropriate to include the Special
Purpose Commercial designation in the Mixed Use Area section of the Pickering
Official Plan as suggested by the applicant, or create a new section in the
Official Plan to address special purpose commercial, or possibly to incorporate it
under the residential section ofthe Plan;
depending on the approach, technical revisions will be required to the form of
the amendment to implement the new designation;
4.3.3 Regional Node 2 Development Guidelines
the METC property and surrounding lands are currently governed by the Regional
Node 2 Development Guidelines;
site plan approval was granted for earlier construction of the Wal-Mart store and
partial demolition of trade centre building on the basis of a "comprehensive
design/concept plan"; this design/concept plan complied with the Development
Guidelines;
the applicant has submitted a preliminary site plan for the entire property, as proposed
to be redeveloped by the current application (see Attachment #2);
InfOlmation Report No. 04-02
Þ. TT¡\U1MENT fI_"~.----TO
~;tPúRT I PD~.. - . -
Page 6
29
- preliminary review suggests several key structural elements of the design/concept plan
(including traffic aisles, pedestrian connections, and landscaped areas) are no longer
being complied with; therefore additional review of these discrepancies is required to
ascertain whether additonal zoning or new guidelines are required to address concerns,
or whether these matters can be dealt with at the site plan approval stage;
- further, if the broader area is redesignated as requested from Regional Node 2 to a new
designation, staff will have to process technical amendments to change the name of the
Guidelines and references thereto;
4.3.4 Zoning
based on the final recommended land use provisions, further review of the requested
zoning changes will be undertaken;
staff will also need to detennine whether any conditions of approvals are required
prior to forwarding the implementing zoning bylaw;
in addition, the need for any additional zoning provisions to be added to control
development of these lands will be assessed;
4.3.5
Regional Official Plan Review (Commercial Policy Review)
the Region of Durham is currently undertaking a review of the commercial policies of
its official Plan;
Regional staff is in the process of retaining a retail consultant to assist in this review;
the City will consider any available results from the commercial review in completing
our review of this proposal;
4.3.6 Transportation ITraffic Impacts
the applicant has submitted a traffic study describing the changes in traffic anticipated
by the proposed redevelopment, impacts on level of service of existing intersections,
and recommended improvements are proposed;
the study concludes that the proposed development can be supported by the current
transportation network, with the recommended modifications to the road network;
City and Regional staff are reviewing the traffic study;
as part of the site plan review process, the City will be requesting an "on-site system
control analysis";
current areas of concern include the internal intersection to Wal-Mart just north ofthe
Pickering Parkway signal opposite Canadian Tire, and deletion of any main aisles or
pedestrian connections in previously approved site plans;
4.3.7 Technical Matters
a stormwater management report addressing on site management controls during and
post construction will be required at the site plan stage;
the stonnwater report will also have to address the need for any special grading to
address flood plain issues;
revised site plan approval will be required;
5.0
PROCEDURAL INFORMATION
5.1
Official Plan Amendment Approval Authority
the Region of Durham may exempt certain local official plan amendments from
Regional approval if such applications are detennined to be locally significant, and do
not exhibit matters of Regional and / or Provincial interest;
since this proposal also requires a Regional Official Plan Amendment, the local
official plan amendment is NOT exempt ITom Regional approval;
3"0
Information Report No. 04-02
ATTACHMENl fL. B- .. .30
HEPORT # PD.-...~.33.-02__.u
Page 7
5.2
General
written comments regarding this proposal should be directed to the Planning &
Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report prepared
by the Planning & Development Department for a subsequent meeting of Councilor a
Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must provide
comments to the City before Council adopts any official plan amendment or zoning
by-law for this proposal;
if you wish to be notified of the decision of the Region of Durham with respect to the
proposed amendment to the official plan, you must make a written request to the
Commissioner of Planning, Region of Durham Planning Department
if you wish to be notified of the adoption of an official plan amendment or the passing
of a zoning by-law, you must make a written request to the City Clerk.
6.0
OTHER INFORMATION
6.1
Appendix I
copy of the proposed Pickering Official Plan Amendment;
6.2
Appendix II
those whose comment on the proposal were received at time of writing are listed;
6.3
Information Received
the City of Pickering has received the following technical information/reports on the
proposed applications:
.
a "Planning Report" dated October 2001, prepared by Armstrong Goldberg
Hunter;
a "Metro East Trade Centre Traffic Study" dated October 2001, prepared by
iTRANS Consulting Inc.
a "Retail Market Opportunity & Impact Study" dated December 2001, prepared
by the Climans Group Inc.; and
full-scale copies ofthe applicant's submitted site plan;
.
.
.
all of the above information is available for viewing at the City of Pickering Planning
& Development Department;
the applicant has withdrawn their original request to delete policy 3.7(v) of the
Official Plan restricting the occupancy of the food store on the property prior to
June 11,2003.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Grant McGregor, MCIP, RPP
Principal Planner - Policy
Catherine Rose
Manager, Policy
GMlCLRlsm
Attachments
Copy: Director, Planning & Development
9.
31
Statutory Public Information Meeting Minutes
ATTACHMENTD~~ TO
REPORT fI PD- 02
Thursday, February 21, 2002
7:00 P.M.
Chair: Councillor Holland
(III)
REGIONAL OFFICIAL PLAN AMENDMENT APPLICATION OPA 01-008/D
PICKERING OFFICIAL PLAN AMENDMENT APPLICATION OPA 0l-005/P
ZONING BY-LAW AMENDMENT APPLICATION A 25/01
FIRST SIMCHA SHOPPING CENTRES LIMITED
(METRO EAST TRADE CENTRE)
PART OF LOT 18. CONCESSION 1
1.
Grant McGregor, Principal Planner, Policy, provided an explanation of the
application, as outlined in Information Report #04-02.
2.
Michael Goldberg, Planning Consultant, representing the applicant, advised that a
market impact study has been provided as well as a planning analysis and
transportation analysis. He further advised that in 1999 uses were proposed and
approved and these are the same uses that are being proposed with this
application. Elimination of the trade center and better efficiency of the area is
what is proposed with a net overall increase of 100,000 sq. ft. Unit size
restrictions were placed on this property in the 1999 By-law and no changes will
be made. Refinement of the previous approvals is what is anticipated.
3.
Nina Kontrara, stated her concern for the heritage of Pickering, advising that
small businesses should not be displaced for large box businesses.
4.
Mark Resnick, representing the Pickering Town Centre, advised of his
representation ofthe Pickering Town Centre.
Leslie Blackmore, 640 Simcoe St., Oshawa, advised that she is a vendor at the
Flea Market which is held in the Metro East Trade Centre and has patrons from
all over not just Pickering. She questioned if visitors to the flea market have been
asked how they feel about this application. She also inquired whether or not
vendors will have first rights to leasing if the new facilities.
5.
6.
Chad Baptiste, advised of his presence and representation of Canadian Tire.
7.
A vendor at the Flea Market stated that the market is profitable enough and there
is no need to demolish it. He suggested that new proposal include maintaining the
Metro East Trade Centre.
8.
Paul Feldman, 965 Mountcastle Cres., vendor, advised that the market runs at
high capacity. More specialty stores are not needed when they are available
within a short distance.
Grant Morris, 289 Starview Crt, suggested that Council take a position to ensure a
location for vendors.
10.
Ron Halliday, 427 Taunton Road, advised of his presence and representation of
Cougs Development.
11.
A resident of Scarborough stated that the flea market has a personnel touch and
vendors provide personnel service.
12.
Jack Weisz, co-owner of Brock Plaza, stated his objection to the application. He
advised that tenants are struggling to make ends meet and this application will
destroy them as well as the City core.
13.
John Liska, 700 Amaretto Ave., stated his opposition to the proposal, advising
that people from far and wide know of the market.
32
Statutory Public Information Meeting Minutes
Thursday, February 21, 2002
AiTACHMENT #_m~TO 7:00 P.M.
;EPORT # PO . æ - 02._-
Chair: Councillor Holland
13.
John Liska, 700 Amaretto Ave., stated his opposition to the proposal, advising
that people from far and wide know of the market.
14.
Andy Payne, vendor, advised that it is the Council's responsibility to know the
thousands of people who will be affected by this application.
15.
Sylvain Trepanier, 1218 Monica Cook Place, stated that staff have not considered
revenue generated by this market. He questioned if direct impact has been
investigated by the City. He stated that if this application is to go forward, he
hoped that the applicant would work with the vendors to ensure they have a
location or give them first lease opportunity.
16.
Michael Goldberg, Planning Consultant, representing the applicant, stated that
they have the utmost sensitivity and regard for those affected by this application.
He stated that the METC is privately owned and the tenants are on a month to
month basis. He further stated that they would take the previous comments into
consideration.
33
RECEIVED
CITY OF PICKERING
BROCKINGTON PLAZA INC. FEB - B 2002
17 Portsmith Road, Willowdale, Ont., M2L 2W7
phone (416) 445-8913 fax (416) 445-0940 CLERK'S DIVISION
:¡
.,: j~__Q.__TO
'D~:O>6,_. ._-
February 7, 2002
City Clerk
City of Pickering
One the Esplanade
Pickering, ON L1 V 6K7
Re:
First Simcha Shopping Centers limited Application
Regional Official Plan. Amendment Application OPA 01:..008/D
Pickering Official Plan amendment Application OPA 01-005/P
Zoning By-law Amendment Application A 25/01
We are the owners of the strip plaza at 1725 Kingston Road, Pickering, ant. adjacent to
the subject property of the applicant.
We are hereby expressing our objection to the above noted amendments and we wish
to be on the record for us to be notified of any meetings or decisions concerning this
application.
Could you please send any notifications to the attention of:
J. Weisz
Brockington Plaza Inc.
3625 Dufferin Street
Suite 120
Toronto, Ont. £\ßK IN4
Z. Schmerler
Brockington Plaza Ine.
17 Port smith Road
Willowdale, Onto M2L 2W7
Yours truly
BROCKINGTON PLA.ZA INc.
~
34
~'
~ 'rOGL ~rl æ rë;.G rr:; D ~ /7 æ ~
t/I~K . . !:,.) Lt; ,.D II:; ïýj LÇ;
""¡(e.H\NG
crrY ;1N~~'O:;~íMEtr rV¡AR 5 200Z ...J
CE'JEI.OP~J,¡;N1 0 ..:;,I
CITY OF PICKERING
PICKERING. ONTARIO
Anr.GHMENT #~~~ (}.TO
f(?ORT # PD- -2_" .
February 28, 2002
By Fax and Mail
City of. Pickering
Planning Department
1 The Esplanade
Pickering, Ontario
L 1V 6K7
Attention:
Mr. Grant McGregor, MCIP, RPP
Dear Mr. McGregor:
Re:
Official Plan Amendment Application
by First Simcha Shopping Centres Limited
Metro East Trade Centre site, City of Pickering
Official Plan Amendment Application File No.: OPA 01-0051 P
Zoning By-law Amendment Application File No.: A 251 01.
Our File: 98.519
We are the planning consultants for 20 Vic Management Inc., property managers
for lands in the Town of Pickering known as Pickering Town Centre Shopping
Centre.
We are submitting this letter on behalf of our client to express concern with the
applications by First Simcha Shopping Centres Limited to re-designate the Metro
East Trade Centre site from "Regional Node 2" to "Special Purpose Commercial",
together with proposed amendments to related policies within the Pickering Official
Plan. We are similarly concerned with the related Zoning By-law Amendment
application.
The applications currently before the Region and the City, if approved, would in
practice allow an additional 200,000 sq. ft. of retail commercial space, with minimal
restrictions as to permitted uses. Our client's are concerned with the process of
redevelopment of the subject site, which, it would appear, is being made on an ad
hoc basis but with the cumulative effect of creating a regional-scale commercial
centre.
Our client's are further concerned by the planning process in that the planning
controls on the site were the subject of a fairly recent Ontario Municipal Board
hearing, with the Board's order only having been issued in June of 1999, following
a settlement to which our client was a party. Our client had hoped that the Board
approved settlement agreement would be respected.
Our client's property, the Pickering Town Centre, presently serves a planned
regional commercial function within a Main Central Area designation under the
Regional Official Plan, and this function may be adversely impacted by the
proposed scale of redevelopment of the METC site. Section 9.2.3 of the Regional
Official Plan states '~ny Development of additional floor space for the retailing of
goods and services in Central Areas shall not be permitted if the viability of any
existing Central Area is likely to experience an undue economic decline." The
Walker, Nott, Dragicevic
Associates Limited
Planning
Urban Design
Environmental Assessment
./
,,/ /
/// /' /
./ / / /.
/// /'/ // //. /'
,,/,/ /,/ // //,' .,-;:::;
//'/ ,/' // Aø
/-://" /" ,/' ø~
:.~:::ç;;::¿~~~~
///::-"/ f8.~ ~
/ ./ ///' /--/. ø~,
,~., / /~ ;:;::;:;
<~<;/ ~
/~~~ ~~:;;;; :/ ~/
,/~//
'.r
172 St. George Street
Toronto, Ontario
M5R 2M7
TEL 416 / 968-3511
FAX 416 / 960-0172
e-mail: admin@wndplan.com
web: WVvW.wndplan.com
Peter R. Walker, FCIP, RPP
Wendy No«. MCIP, RPP
Robert A. Draglcevlc, MCIP. RPP
Principals
Jason C. Wu, MRAIC, OM
Associale Principal
Martha Coffey
Controller
AT' ¡'¡'¡"'.i!+i .!.. ~ 0 TO
REf"(:¡'~T":~ 'Pi! '3'6- 02
Mr. Grant McGregor
City of Pickering, Planning Department
February 28, 2002
Page 2
METC site is not currently within a Central Area designation, yet its proposed scale
lends itself to such a category of designation, with the accompanying necessary
rationale as to why it should be permitted.
The applicant is proposing a "Living Area" designation in the Regional Official Plan.
This designation would permit "special purpose commercial" uses (with the
exception of super markets which the applicant has indicated is part of the
proposal), provided the local Official Plan includes appropriate provisions and
designations. We question the appropriateness of this proposed designation, and
suggest that a Central Area designation is more appropriate given the proposed
scale of the redevelopment.
Similarly, the Pickering Official Plan states that "within Regional Node 2, prior to
zoning for significant retail floor space, shall require the submission of a retail
impact study justifying, to the City's satisfaction in consultation with the Region of
Durham, that the addition of such floor space will not adversely affect the planned
function of the Downtown Core, the Community Nodes, and the nearby Main
Central Areas in other municipalities in the Region." The Pickering Town Centre is
within the Mixed Use Area - Downtown Core designation, and the attempt by the
proponent to redesignate their lands as Special Purpose Commercial does not
relieve them of their existing obligation to justify that their proposal will not adversely
affect the planned function of the Pickering Town Centre.
We understand that the Region and City have initiated a peer review of the market
impact study which was submitted by the applicant in support of the applications.
We look forward to the results of that peer review.
Are clients are continuing their review of this matter and reserve the right to make
further submissions as considered necessary.
Please contact me should you have any questions or require any additional
information.
Yours very truly,
WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED
Plannin7esi9n . Environmental Assessment
Peter Walker, FCIP, RPP
President and Senior Principal
cc:
Mr. Robert Yamamoto, 20 Vic Management Inc.
35
//
//' /'
... ./,,<::,.~~~::.:/::///.~
,.</ /~/ // . /.//~'..ø;
./ .' " /' ,/ /;.;;;:;
/---:::/./, /.', ,/./ ~/.;'%~~
,/ ,////' ,/,/,/~;%/~
"/.//, ,. ,',,"/ ",'~"','%::% ~,-://.~%;:;
/../ ,/'../ ,/ /// "~":;://>-:/'
... /,"',"'" /' ",/../.,:%%/,::%~:;..-; ,;;:;'
./ ," .. ... ,'/ .. .-;.'/' / r;/5/,
... ./ ./ ./,/ "';./"'-/..;;:--;/ h;:::
::>;:, ,~~r;;;:,:y"',%?%,~~~
...- /" /,/// ./-;;--;//~
.. /:,.../ ,,/</.";;:':~/ -::;:..-
./ ./ ..~ø/;//
./ '/." ,/;;;'/./r/
, ,'" :';:;/
"'<;:::
1\'1 t D j ¡; ¡)(,'ll')';
t-o"\1\ ~. ,.J L { J L
])A 1'4 rvdi \J E~
17 7 4- I Lt;, f-o wU1 (øeo
A~V\ÆC\
Í-LV ~3.
0 6' 'ATTACHMENT#~TO
oJ REPORT # PO -
RECEIVED
(,1rrv OF PICt'(ERING
PLANNING & DEVELOPMENT
~(' N\{'- Nc..~~Of', DEPARTMENT
A ~ ~ lìJlA\I' U\tt 5 C\.Á)\ c\ ~.~ ,~ ~ ~
'f~~ C-\c,~lU'« cÀ ~ Pl~ ~~~ ~ ~ ~
C6(}~f\eà o-~t)~ ~ ~~~, ~ <;\ ~t~, ,W\V' OJf\à, , ~
~ c\aE7--\~~ lX>cuk:\ ~V\ ~ ~ Q>.L~lÃAj b\.LVð~ ~
~ '
j a.."^ 0.. Q. é) ~ ~ c~- ~ J\~ I j h~ ~
~~ ~ M~~I J¡; (:)e/IAAR.~ f¿ °f€ÄA Q.V) ~~~
~ ""'~ """1 (~, ~, dl\J~~ \ <A, ~, ~ o..\\aJ,'~
_-tk ~~cð ~ OJ\Ac\ ~ ~ f~~ ~o
If-VJ\A ~ $~.
~ ~à be, ~ Vv.A hDfP~ "þ o-eJL -ck ~(),JJrJ-
i r!P I .eecþ\t.2. ~ tD Pi ~ I [6 ~ M~w-" p~ a1l ð U€..J/"
¡' LOV!~CN1/ Ù¡~~, ß~~ð~Q.A ðokLL1, Q~ ~, Ù~
Id-~ (~ ~ Olb ~~l~ .
'~ \.¡b~~ '^" -rCUJII~, do,\!,t"-"",, d,' c¡r Ç>t~ .!.M.- ~ ~ ~
R. ~~ I M t)~ ( q C\A ßt-~lClÄ-Q ~n ~ fë, ~ MÇL-t~
~. o-üe.-..+e'MJ bu.!1>eb ¡f~cbd ~ ~er~r-k W:ho ~. .f-c...,-tL
P,cl.~ Mt:tA.J I ~ ,-tk l'1l4chJ wcv> Ut;s.ed fka- +éW/S!- Jðn<1~
~cl'" Pr ~~ u.9 cMl& be- ((!) s:. f-
j)" we- NJed M~ $1-0 fU:J tM R~ ,'Ç d 1'J~1l- ~ 6 c>
~..t(k-I~~. ~ ~. .li-IP~.-.~.'ð.g-- ~.])....,.~:;",~... '~'-~. ...:A~
\lw~\t~)::lr-I , LOL eRo 1'Ic1-~ tMcv-e..E1 ~~~
.?îr~~= ~ ~Z ~:-~Þd~ ~ ~<Wedqr ....
] ~ ~ Ifi dø.d J- .tAJLtl /C)~ ~ lci-tk fet~
LVJ1 ló&e tel- °3~ -
~ Mèj ~ ~~~ :b~~iei~~¿~Jf~~C~LM~
: ~~ aA . .' ;.,,/~' .. .ø;p~
vV ..¿¡;/VL /~
--.".-.
ATTACHM.EN1 # ~ TO
REPORT tI PO <:2j . 02
37
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
March 8, 2002
To:
Grant McGregor
Principal Planner - Policy
From:
Robert Starr
Supervisor, Development Control
Subject:
Regional Official Plan Amendment Application OP A 01-008/D
Pickering Official Plan Amendment Application OPA 01-005/P
Zoning By-law Amendment Application A 25101
First Simcha Shopping Centres Limited
(Metro East Trade Centre)
Part of Lot 18, Concession 1
City of Pickering
We have reviewed the above-noted application and provide the following comments:
1)
The internal traffic, flows at the main signalized entrance on Pickering Parkway
should be reviewed, and restricted access to the main entrance from the Wal-Mart
parking area be implemented.
2)
The proposed units north of the existing Wal-Mart store appear to be located
where the present stormwater management, (quantity control area) is situated. A
stormwater management report will need to be provided and an acceptable storage
system proposed before acceptance of the application can be considered.
Relocation of the existing storm sewer will also need to be addressed and quality
controls reviewed.
3)
The houses on Banbury Court will be affected by the proposed buildings, traffic
aisle and parking. The proposed grade of the site needs to be established and then
items such as noise, lighting, proposed screening and safety, etc. need to be
addressed.
~
Robert Starr
RSlsm
mgmVrstarr/memosi A25.0 l.doc
Copy: Development Approvals Co-ordinator
~
38
ATTACHMENTI~O
REPORT II PO . -
onservatTon
TORONTO AND REGION
MarCh,5., 2002
RECEIVEC- 1
MAR 1 3 2002 ~
CITY OF PICtŒRING ì
PLANNING AND '
DEVEL~~~!.;'.~\t:~~~NT )
CFN
Mr. Grant McGregor
Planning Department
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1V 6K7
1J)1r; (ri) n Vl'
m !~;; 1 ~ 1002 ~JJ
CITY OF P¡CKEFUNG
PiGIŒHING\. ONTAFHO
Dear Mr. McGregor:
Re:
Regional Official Plan Amehdment Application OPA 01-008/0
Pickering Official Plan Amendment Application OPA 01-005/P .
Zoning By-law Amendment Application A 25/01
First Simcha Shopping Centres Limited
(Metro East Trade Centre)
Part of Lot 18, Concession 1
City of Pickering.
Authority staff have had an opportunity to review the above noted applications and now offer
the following comments.
The subject property is located partially within a Fill Regulation area and partially within the
Regional Storm Flood Plain of Duffins Creek. Enclosed please find a part print of the Authority's
Flood Plain and Fill Regulation Line map, Sheet Nos. 5 and 6 of Duffins Creek on which we
have plotted in red the subject property, in blue the Regional Flood Plain, and in green the
Authority's Fill Regulation Line. In accordance with Ontario Regulation 158 (the Authority's Fill,
Construction and Alteration to Waterways Regulation), a permit is required from the Toronto
and Region Conservation Authority (TRCA) prior to any of the following works taking place:
(A)
construct any building or structure or permit any building or structure to be constructed
in or on a pond or swamp or in any area susceptible to flooding during a Regional
Storm;
(B)
place or dump fill or permit fill to be placed or dumped in the areas described in the
schedules whether such fill is already located in or upon such area, or brought to or on
such area from some other place or places.
Please be advised that the northeast portion of the subject property that is located within the
Regional Storm Flood Plain, has been recognized as a Special Policy Area (SPA). The SPA
concept recognizes that, for a community which has historically existed in the flood plain, strict
adherence to province-wide policies prohibiting development in the flood plain would result in
social and economic hardships. Therefore, in accordance with the Authority's Valley and
Stream Corridor Management Program and the SPA criteria, development is permitted in the
F: \P RS\NO RA259\P U BlIC\M ETC. WPD
w.°".,o...
. \
, ,
.,-,'
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
ATTACHMENT # q TO
REPORT # PO ?8- 02
- 2-
39
March 5, 2002
flood plain provided that flood proofing measures are incorporated and a permit under Ontario
Regulation 158 is obtained.
Based upon the above, we would have no objections to the approval of these applications as
submitted.
We trust this is satisfactory. However, should you have any questions, please do not hesitate to
contact the undersigned.
Yours truly,
~L.~~
Nora Jamieson
Acting Plans Analyst
Development Services Section
Ext. 5259
Encl.
NJI
cc:
Region of Durham, Planning Dept. (w/encl.)
Armstrong Goldberg Hunter, 9251 Yonge St., Richmond Hill (w/encl.)
F :\P RS\N ORA259\PU BLlC\M ETC. WP 0
DELIVERY PLANNING
. .
40 1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON MtP 5At
CAN A D A };, ~ 0 ~'""~""'~, ~"._"- ~ ~ ~~~~~;~~~~~
POST CANADA
April 12,2002
ArrAGHME,NT #~~S'ßo~JO
Ç'::'~ORT # PD "2-
,...f' - . "-
RECEIVED
APR 1 5 2002
Grant McGregor
Planning and Development Department
City of Pickering
I The Esplanade
Pickering On Ll V 6K7
CITY OF PICKERING
PLANNING AND
QI~OPMENTDEPÅRTMENT
Dear Mr. McGregor,
RE:
Regional Official Plan Amendment Application OPA Ol-O08/D
Pickering Official Plan Amendment Application OP A 0 1-005/P
Zoning By-law Amendment Application A 25/01
First Simcha Shopping Centres Limited
(Metro East Trade Centre)
Part of Lot 18, Concession 1
City of Pickering
[j)~~~DW/~ ~
J))APR 1 5 2002 ..J
..=,)
CITY OF PICKERING
PICKERING. ONTARIO
One of the mail delivery service options available for retail centres is centralized mailboxes
supplied, installed and maintained by the developer/owner.
Please ask developer/owner to call me to discuss mail delivery options.
Sincerely,
,7'
t
;(À~~
Debbie Greenwood
Deliver Planner
416-285-5385
41
N T E
R
ATTACHMENT #~TO
REPORT # PO -
M3MO
0 F Fie E
To:
Tom Cadman - Current Operations Branch
Greg Gummer - Development Approvals
From:
Date:
Re:
July 12, 2002
New Application to Amend the Durham Regional Official Plan
Applicant: First Simcha Shopping Centres Limited
Lot: 18 Concession: 1
City of Pickering
Our File: OrA 2001-08
Upon further review the Regional Works Department wish to offer the following revised
comments for the above noted OP A application.
Municipal Water Supply and Sanitary Sewer Service
Municipal water supply is presently available to the site through the existing Zone 1 -
300 mm watermain on Pickering Parkway. Sanitary sewer service is available from the
existing 200 mm sanitary sewer on Bainbridge Drive, the existing 250 mm sanitary sewer
at the southeast comer of Kingston Road and Brock Road and the existing 250 mm
sanitary sewer on Pickering Parkway. Due to down stream sanitary sewer constraints in
the existing sanitary sewer system east of Brock Road the maximum allowable floor
space permitted to discharge to the 250 mm sanitary sewer on Pickering Parkway will be
40,000 sq. metres.
Transportation
Brock Road I Kingston Road Intersection
The iTrans Traffic Study for the subject development recommends that an additional
north bound left turn lane will be required for the south approach to the intersection of
Brock Road and Kingston Road and, that corresponding changes to the traffic signal
cycle length would be required. .
This recommendation would require significant geometric design changes to the
existing intersection including the acquisition of additional property. The geometric
requirements may also impact adjacent intersections and land use. Dual left turn lanes
would also require a substantial increase to the traffic signal timing cycle length to
provide protected signal phasing and timing plans, which can not be accommodated in
the existing network. In addition, the impact to the existing network traffic operations
including the ability to accommodate pedestrian movements at the intersection would be
compromised.
C:IDOCUME-1 IGMCGRE-1\LOCALS-1\ TEMP\200 1-D8AREVISEDJUL Y 12 .DOC
. .
ATTACHMENT 11 w tJ.- TO
.,,",),"R"fif' PO '28 - 02
.\1:.¡ ul. - . . -
An acceptable alternative to providing dual left turn lane would be to implement a
higher order of adaptive signal control and integration with planned intelligent
transportation applications on Brock Road, to better manage anticipated site generated
traffic flow. Therefore, the Region will require a contribution of $185,000 as the
applicants share towards the total cost to install the adaptive signal control system.
42
Brock Road
The anticipated additional entry volumes for the intersection of Pickering Parkway and
Brock Road may require intersection improvements to improve the southbound left turn
vehicle flow. The Region will be monitoring the intersection and provide requirements
for possible road improvements at the site plan stage.
Conclusion
At the site plan stage the applicant will be required to enter into a site servicing
agreement with the Region of Durham to cover the contribution for the signal control
system, for the construction of any required road improvements, site servicing and
covering all provisions financial and other wise as indicated above.
Therefore, the Regional Works Department has no obj ections to the further processing
of the submitted Regional OP A subject to the above conditions.
vie trust the abòve is sufficient for your purpose.
Greg Gummer
cc.
Steve Mayhew
10CU ME -1 IGMCGRE-1 ILOCALS-1 \ TEMP12001-OBAREVISEOJU L Y 12 .DOC
"¡ ,.
'2 '"
",: I
?23~ ,02,---,
43
,\ ¡ T jH
Cìty of Pìckering Peer Revìew
Climans Group First Simcha Market Study
5.0 Conclusions
1.0
First Simcha, a member of the First Pro Shopping Centres group owns a 19.6
hectare(48.37 acre) property at Brock Street and Kingston Road, a short
distance north of Highway 401, in the City of Pickering.
The subject lands have been the subject of extensive market impact study and
approvals consideration in past years and are cUlTently designated and zoned to
pennit 40,000 square metres (430,571 square feet) of commercial development.
The commercial centre development proposed by First Simcha differs somewhat
from the development allowed by the CUlTent designation and zoning and the land
owner has made application to the City of Pickering for the Official Plan
Amendments and zoning changes required to proceed with their proposed
development.
2.0
First Simcha has submitted consultants' reports and materials in support of their
application, including a market opportunity & impact study conducted for them
by Climans Group Ltd in December, 2001.
The City's staff engaged Jeryl Jaque, a Senior Associate at MaIone Given
Parsons Ltd , a consulting firm specializing in market, development impact and
land use planning matters, to 'carry out a Peer Review of the Climans Group
market impact study.
3.0
The Climans Group are a consulting firm known to have experience in market
research and analysis and to have conducted market studies in Durham Region
on past occasions.
The Peer Review found that the method employed by the Climans Group in
conducting their study is based on an appropriate approach and procedures of
the type generally employed by Ontario market analysts.
We can confmn that their analysis approach is suitable for assessing potential
impacts on the planned function of the Downtown Core, Community Nodes, and
Main Central areas in abutting municipalities.
MALONE GIVEN PARSONS LTD.
10
'44
;,TTACHMHJT#~12 TO
~;i:PORT # PD. 5~ - 02
City of Pickering Peer Review
Clirnans Group First Simcha Market Study
5.0 Conclusions
4.0
The Peer Review consultants agreed with the Clirnans Group report assessment
that the site has the physical attributes and accessibility necessary for a
commercial centre of the nature proposed.
We agree that the subject property is "suitable for the proposed type and mix. of
retail development, which. will include a large fonnat food store, a home
improvement store a mix. of non-department store DSTM retailers" and will
"foster region-serving retail developmenf' at this location in Pickering.
5.0
Scrutiny of the Climans Group December, 200 I report indicated that the research
and analyses were generally sound. Some minor corrections and some revisions
were suggested and some clarifications and supplementary materials were
requested.
The Climans Group made colTections, and provided explanatory discussion and
written materials. The Climans Group made some, although not all, of the
revisions suggested.
The Peer Review consultants reviewed the response infonnationand the revised
calculations. Where revisions were not undertaken analysis categories were
examined to detennine that the study's results and conclusions regarding market
support and impact would not require amendment if changes were made.
6.0
The results of this Peer Review, therefore leads us to recommend that the City of
Pickering accept the following conclusions arising out of the Climans Group
Market Opportunity & Impact study & supplementary submissions.
A commercial centre development of the size, nature and tenant mix. proposed
can be supported on this site at this location in tþis market now at acceptable
levels of sales perfonnance for each category of store.
The limited level of sales transfer that may occur following development of the
project is not expected to cause any significant or sustained sales transfers, or put
at risk any existing retail projects within the study area.
MALONE GIVEN PARSONS LTD.
11
.~
P. ~'..1N.~HMENT ~O
~:,!:: ,¡FiT fI PO . .
45
City of Pickering Peer Review
Climans Group First Simcha Market Study
5.0 Conclusions
7.0
A review of the market studies conducted over the last decade addressing
commercial centre development at this site location indicated that The Climans
Group study results are generally consistent with the results other finns have
obtained.
'The Peer Review consultants' own evaluations, made over the course of this
assignment, also corrobomte the Climans Group study findings.
8.0
With respect to the issue oflowering the minimmn size requirement in the Zoning
Bylaw for a site food store the Peer Review consultants reached the conclusion
that this would be appropriate and that the City of Pickering can do so without
adverse effects.
The proposed Sobeys large fonnat food store with its provision for expansion
will, in our view, comply with the original intention of the minimmn size constraint
'The store proposed is this food store chaln's largest store module and will
function as a region or sub-regional serving facility as part of the proposed
commercial centre rather than a neighbourhood or community food store.
MALONE GIVEN PARSONS LTD.
12