HomeMy WebLinkAboutPD 43-02
REPORT TO THE
PLANNING COMMITEE
Report Number: PO 43-02
Date: September 27, 2002
From:
Neil Carroll
Director, Planning & Development
Subject:
Official Plan Amendment Application OPA 02-002/P
(City Initiated: Northeast Quadrant Review Implementation)
Amendment 10 to the Pickering Official Plan
Northeast Quadrant Development Guidelines
City of Pickering
Recommendations:
1.
(a) That Official Plan Amendment Application OPA 02-002/P, initiated by the City
of Pickering, be APPROVED, as outlined in Appendix I to Report Number
PO 43-02, to:
. redesignate the south-east corner of Whites Road and
Sheppard Avenue from Mixed Use Areas - Mixed Corridors to
Urban Residential Area - Medium Density;
. redesignate the properties along the south side of Sheppard Avenue,
east of the Amberlea Creek tributary, from Low Density Residential to
Medium Density Residential;
. redesignate the 'old' Dunbarton School property from Other Designations -
Urban Study Areas to Mixed Use Areas - Mixed Corridors;
. redesignate the properties lying east of the 'old' Dunbarton School
property, south of Sheppard Avenue and west of the main Amberlea
Creek tributary, from Urban Residential Area - Medium Density to Mixed
Use Areas - Mixed Corridors;
. redesignate the interior lands located north of Kingston Road and east
of Whites Road from Urban Residential Area - Medium Density to Mixed Use
Areas - Mixed Conidors; and
. delete policy 3.16 - Urban Study Areas: Old Dunbarton School polices; and
. revise policy 11.8 - Woodlands Neighbourhood Policies with new
polices addressing land use, transportation and environmental and
stormwater management matters;
(b) That the draft by-law to adopt Amendment 10 to the Pickering Official Plan be
FORWARDED to City Council for enactment, as set out in Appendix I to
Report Number PO 43-02;
Report to Planning Committee PO 43-02
Date: September 27, 2002
Subject: Northeast Quadrant Review Implementation (OPA 02-002/P)
Page 2
2.
(a) That the revised Northeast Quadrant Development Guidelines, as set out in
Appendix II to Report Number PO 43-02, be ADOPTED as the City's strategy
for detailed land use, urban design, transportation and stormwater in the
Northeast Quadrant; and
(b) That the 1990 Northeast Quadrant Development Guidelines in the Compendium
Document to the Pickering Official Plan be DELETED in their entirety.
Executive Summary:
The recommended changes to the Pickering Official Plan implement Council's
June 17,2002, endorsement of the Northeast Quadrant Review respecting land use,
urban design and the piping of Amberlea Creek. The area affected includes land
generally bounded by Kingston Road to the south, Whites Road to the west,
Sheppard Avenue to the north and the Amberlea Creek tributary to the east
(see Attachment 1 - Review Area Map).
Despite Council's endorsement for an internal public road and signalized access
opposite the Kingston Road I Highway 401 westbound on I off ramp, the Ministry of
Transportation has rejected the signalized access. Accordingly, the proposed official
plan amendment now requires the mutual exchange of easements for co-ordinated
internal access. Similar revisions to the Development Guidelines are recommended for
adoption. The recommended amendment provides flexibility in land use, requires high
quality "mainstreet" urban design, and addresses the piping of Amberlea Creek.
Financial Implications:
No direct cost to the City is anticipated as a result of the proposed Official Plan policies.
A separate Report to Council will be prepared respecting a stormwater management
facility for Amberlea Creek.
BACKGROUND:
1.0
History
On June 17, 2002, City Council endorsed the recommendations of the
"Northeast Quadrant Review", adopted in principle the revised "Northeast Quadrant
Development Guidelines" as the strategy for detailed land use, urban design,
transportation and stormwater in the Quadrant, and directed staff to hold a
Statutory Public Information meeting to discuss potential amendments to the
Pickering Official Plan required to implement the results of the Review.
Report to Planning Committee PD 43-02
Date: September 27, 2002
Subject: Northeast Quadrant Review Implementation (OPA 02-002/P)
Page 3
Also at the meeting, Council passed a resolution directing staff to make any
necessary changes to the proposed official plan amendment and development
guidelines to ensure that no specific details are included respecting setbacks or
other design encumbrances affecting the City-owned lands so that suitable
'transitional' design strategies may be determined at a future point and to also
ensure that Council's position is clearly stated as being in support of piping the
watercourse that crosses through the Northeast Quadrant Area. Copies of
Addendum to Report PD 23-02 are available from the Planning & Development
Department.
2.0
Comments Received
2.1
At the August 8, 2002 Statutory Public Information Meeting
- three residents spoke to the application (see text of Information Report and
Meeting Minutes, Attachments #2 and #3).
From Residents
- oppose low density change to medium density residential along
Sheppard Avenue;
- support policy prohibition relating to new gas stations and car washes;
- require road improvements to Sheppard Avenue to accommodate proposed
development;
2.2
Following the Public Meeting
From landowners
- request for a greater range of uses for the former Dunbarton School site
including gas bar and car wash (see Attachment #4);
From Agencies
Ministry of Transportation
- does not support access directly
across from the Highway 401 ramp
terminal (see Attachment #5);
Durham Planning Department
- conforms with Regional Official Plan;
- no provincial interests;
- municipal water supply and sanitary
sewer services available (see
Attachment #6);
Report to Planning Committee PD 43-02
Date: September 27, 2002
Subject: Northeast Quadrant Review Implementation (OPA 02-002/P)
Page 4
3.0
3.1
Toronto and Region
Conservation Authority
- supports piping of Amberlea Creek
within the context of a broader
Stormwater Management Strategy
(see Attachment #7);
Canadian National Railway
Properties Inc.
- requests noise analysis for any
proposed residential or other
sensitive land use development (see
Attachment #8).
DISCUSSION
No changes to Proposed Northeast Quadrant Land Uses Despite Request
for Gas Station and Car Wash Facilities on the 'old' Dunbarton School
Property
The recommended land uses within the Quadrant remain the same as previously
suggested during the public meeting, including the prohibition of gas stations/car
washes on the 'old' Dunbarton School property or elsewhere in the Quadrant.
They include:
.
redesignating the properties along the side south of Sheppard Avenue, east
of the Amberlea Creek tributary, from Low Density Residential to Medium
Density Residential with a maximum density restriction of 55 units per net
hectare;
redesignating the south-east corner of Whites Road and Sheppard Avenue
from Mixed Corridor to Medium Density Residential consistent with
Amendment 8, which redesignated that part of the Marion Hill property
adjacent to Sheppard Avenue to Medium Density Residential;
redesignating the narrow band of land within the interior of the Quadrant
from Medium Density Residential to Mixed Corridor, and
redesignating the 'old' Dunbarton School property plus the four properties to
the east, from Urban Study Areas and Medium Density Residential,
respectively to Mixed Corridor.
.
.
.
The Official Plan encourages infill, residential redevelopment and intensification
within the existing built up areas of the City. It is appropriate to promote more
intensive development of the existing urban area, particularly through residential
intensification, in underutilized areas of the City, and on lands adjacent to
Kingston Road, in a manner that is compatible with the existing context and
character of the area.
Report to Planning Committee PD 43-02
Date: September 27, 2002
Subject: Northeast Quadrant Review Implementation (OPA 02-002/P)
Page 5
3.2
Proposed Northeast Quadrant Policy Change to require Easements instead
of Internal Public Road and Signalized Access
The Ministry of Transportation has indicated that their standards and operational
requirements for ramp terminal access cannot be met by the proposed internal
east-west public road opposite of the Kingston Road / Highway 401 on / off ramp,
and therefore, cannot support the proposal.
In lieu of an internal public road, mutual exchange of easements would provide
suitable connections between properties. As well, easements become more
important in the event the Region installs a raised center median along this
section of Kingston Road, which would restrict access to right turns only.
The lack of an internal public road diminishes future redevelopment and long-
term intensification opportunities. Nevertheless, it is recommended that
easement agreements between properties be required and that the requirement
for an internal public road be deleted in both the recommended amendment and
the revised Guidelines.
3.3
Proposed Northeast Quadrant Policy Change to reflect Toronto and Region
Conservation Authority's Support for Piping the Amberlea Creek Tributary
The Toronto and Region Conservation Authority (TRCA) has confirmed their
support for piping the Amberlea Creek tributary in the context of a broader
stormwater management strategy.
Although the policy speaks to three options for the watercourse including
enclosure, relocation or retention as an open stream corridor, a change to the
proposed policy is recommended to reflect TRCA's revised position from
maintaining the tributary open through the Quadrant lands to enabling piping of
the tributary. Until piped, development proposals will be required to meet
TRCA's normal requirement for a 10-metre buffer between development and the
stream corridor.
3.4
Proposed Northeast Quadrant Policy Change to Exempt Vehicle
Dealerships from the Requirement for Second Storey Functional
Floorspace
In recognition of Council's recent approval of the Pickering Holdings Inc. zoning
application, a clause has been added to the recommended Amendment and
Guidelines to exempt existing or future vehicle dealerships from the second
storey functional floorspace requirement. All new buildings relating to vehicle
dealerships must still achieve a minimum height of 6.5 metres.
This minor exception will not detract from the City's vision of the Quadrant achieving
a more intensive, mixed use environment characterized by pedestrian activity.
Report to Planning Committee PD 43-02
Date: September 27, 2002
Subject: Northeast Quadrant Review Implementation (OPA 02-002/P)
Page 6
4.0
Conclusion
With Council's adoption of Amendment 10 and the revised Development Guidelines,
a comprehensive framework for guiding private development and private
investment within the Quadrant, while ensuring a sensitive 'fit' to the existing
neighbourhood will be established. As well, the framework provides direction
and guidance to improving the built and natural environments and promoting a
more prominent pedestrian function to the Quadrant. These measures will assist
in transforming this section of Kingston Road into a more vibrant "mainstreet".
Appendices:
By-law to adopt Amendment 1 0 to the Pickering Official Plan (Amendment included
as Exhibit #1 to By-law)
II Revised Northeast Quadrant Development Guidelines
Attachments:
1. Location Map
2. Text of Information Report 22-02
3. Statutory Public Information Meeting Minutes
4. Comment from Ronald G. Richards, on behalf of North American Acquisition
Corporation
5. Comment from Ministry of Transportation
6. Comment from Region of Durham Planning Department
7. Comment letter from Toronto and Region Conservation Authority
8. Comment from Canadian National Railway Properties Inc.
Report to Planning Committee PD 43-02
Date: September 27,2002
Subject: Northeast Quadrant Review Implementation (OPA 02-002/P)
Page 7
Prepared By:
Grant McGregor, MCIP, PP
Principal Planner - Policy
Prepared By:
~~.
Catherine Rose
Manager, Policy
GM:pr
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council "
Th
Approved I Endorsed By:
"
APPENDIX I TO
REPORT NUMBER PO 43-02
BY-LAW TO ADOPT AMENDMENT 10
TO THE CITY OF PICKERING OFFICIAL PLAN
BY-LAW NO.
. RAFT
THE CORPORATION OF THE CITY OF PICKERING
Being a By-law to adopt Amendment 10 to the Official Plan for the City of Pickering
(OPA 02-002/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 WHEREAS pursuant to Section 17(10) of the Planning Act, the Minister of
Municipal Affairs and Housing has by order authorized Regional council to pass a
by-law to exempt proposed area municipal official plan amendments from its approval;
AND WHEREAS on February 23,2000 Regional Council passed By-law 11/2000 which
allows the Region to exempt proposed area municipal official plan amendments from its
approval;
AND WHERERAS the Region has advised that Amendment 10 to the City of Pickering
Official Plan is exempt from Regional approval;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. That Amendment 10 to the Official Plan for the City of Pickering is hereby
adopted;
2. That the City Clerk is hereby authorized and directed to forward to the Regional
Municipality of Durham the documentation required by Procedure: Area
Municipal Official Plans and Amendments;
3. This By-law shall come into force and take effect on the day of the final passing
hereof.
BY-LAW read a first, second and third time and finally passed this
2002.
day of
MAYOR
CLERK
BRUCE J. TAYLOR
Exhibit "A" to By-law
AMENDMENT 10
TO THE
CITY OF PICKERING OFFICIAL PLAN
Exhibit "A" to By-law
AMENDMENT 10
TO THE
CITY OF PICKERING OFFICIAL PLAN
AMENDMENT 10 TO THE PICKERING OFFICIAL PLAN
PURPOSE:
LOCATION:
BASIS:
The purpose of this amendment is to:
. redesignate the south-east corner of Whites Road and
Sheppard Avenue from Mixed Use Areas - Mixed Corridors
to Urban Residential Area - Medium Density;
. redesignate the properties along the south side of
Sheppard Avenue, east of the Amberlea Creek tributary,
from Urban Residential Area - Low Density Residential to
Urban Residential Area - Medium Density Residential;
. redesignate the 'old' Dunbarton School property from Other
Designations - Urban Study Areas to Mixed Use Areas -
Mixed Corridors;
. redesignate the properties lying east of the 'old'
Dunbarton School property, south of Sheppard Avenue
and west of the main Amberlea Creek tributary, from
Urban Residential Area - Medium Density to Mixed Use
Areas - Mixed Corridors;
. redesignate the interior lands located north of Kingston
Road and east of Whites Road from Urban Residential Area
- Medium Density to Mixed Use Areas - Mixed Corridors; and
. delete policy 3.16 - Urban Study Areas: Old Dunabarton School
polices; and
. revise policy 11.8 - Woodlands Neighbourhood Policies
with new polices addressing land use, transportation and
environmental and stormwater management matters;
The subject lands are approximately 12.9 hectares in size, and
are generally bounded by Kingston Road, Whites Road, and
Sheppard Avenue, Part of Lots 27 and 28, Range 3, B.F.C.
The Northeast Quadrant Review has resulted in a renewed
vision for the further growth and evolution of the Northeast
Quadrant.
The proposed Woodlands Neighbourhood Polices and
revised Northeast Ouadra'nt Guidelines establish a
comprehensive framework for guiding private development
and investment within the quadrant, while ensuring a
sensitive 'fit' to the existing neighbourhood context. As well,
the framework provides direction and guidance for the
reorganization of the built and natural environments that
promotes the transformation of this section of Kingston Road
into a more vibrant 'mainstreet'.
Appendix I to Report PO 43-02
Page 3
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
(c) despite Table 6* of Chapter Three, establish a
maximum residential density of 55 units per net hectare
for lands located on the north side of Kingston Road
that are designated Mixed Use Areas and abut lands
developed as low density development;
(d) accommodate future improvements to Sheppard Avenue and
Rosebank Road within the existing 20 metre road
allowance, except at intersections where additional road
allowance width may be need to provide vehicular
turning lanes;
(e) to provide direction for land use within the lands
covered by the Northeast Quadrant Development
Guidelines;
(i) further its objective of transforming Kingston
Road into a "mainstreet" for Pickering by
requiring the placement of buildings to provide a
strong and identifiable urban edge, the
construction of some multi-storey buildings, and
the provision of safe and convenient pedestrian
access; accordingly, for the lands designated
Mixed Use Areas - Mixed Corridor, City Council
shall require,
(A) buildings to be located close to the street
edge, with the minimum specified
percentage of their front walls required to be
located within build-to-zones to be established
in the implementing zoning by-laws for
each site;
(B) all buildings to be a minimum of two
storeys in height, and require maximum
building heights to be established in the
implementing zoning by-law considering
compatibility matters such as yard setbacks,
building orientation and massing, adequate
access to sunlight and privacy for existing
residential development;
(C) commercial development to provide second
storey functional floor space, with the
minimum percentage of their gross floor
area to be provided in second (or higher)
storeys to be established in the
implementing zoning by-laws for each
project;
(ii) require new development to establish buikli:ngs on
Whites Road and Sheppard Avenue close to the street
edge, with the front doors facing the street, with a
specified percentage of their front walls required to
be located within build-to-zones to be established
in the implementing zoning by-law for this site;
*
Table 6 is attached to this Amendment for information purposes only; it does
not constitute part of the Amendment.
Appendix I to Report PO 43-02
Page 4
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
(f)
(iii) restrict the height of the Sheppard Avenue
elevation of new dwellings fronting Sheppard
Avenue to a maximum of two storeys;
(iv) require a minimum of four functional storeys for
the Whites Road elevations of new dwellings
fronting Whites Road;
(v) recognize the existing low density development on
Sheppard Avenue, and to this end, require the
design of new residential or commercial
development to be compatible with existing
development with respect to such matters as
building heights, yard setbacks, building
orientation and massing, access to sunlight, and
privacy;
(vi) despite Table 10* of Chapter Three, establish a
maximum residential density of 55 units per net
hectare for lands located within the area governed
by the Northeast Quadrant Development Guidelines
that are designated Urban Residential - Medium
Density, in light of their location abutting lands
developed as low density development;
(vii) despite 11.8(e)(vi) above, and Table 10* of Chapter
Three, permit residential development below the
minimum residential density of 30 units per net
hectare for lands on the south side of Sheppard
Avenue;
(viii) despite sections 3.6(b)*, 3.9(b)* and 15.38*, and
Tables 5* and 9* of Chapter 3, prohibit the
development of any new gas bars, automobile
service stations, or car washes for lands designated
Mixed Used Area Mixed Corridors or
Urban Residential- Medium Density; and
(ix) despite section 11.8(e)(i)(C), the requirement for
second storey functional floor space is not
mandatory for existing or future vehicle dealerships
and on the Hayes Line Properties Inc. lands, being
Part of Lot 28, Range 3, Broke Front Concession, City of
Pickering;
to provide direction for transportation matters within
and around the lands covered by the Northeast Quadtant
Development Guidelines,
(i) support shared access points between properties
along Kingston Road, in consultation with the
Region of Durham;
(ii) promote the reduction of traffic speeds and
improvement of pedestrian safety along Sheppard
Avenue by implementing pavement markings and
other measures, and considering "traffic-calming"
techniques following the adoption of a City policy;
Tables 5,9 and 10 and sections 3.6(b), 3.9(b) and 15.38 are attached to this Amendment for
information purposes only; they do not constitute part of the Amendment.
Appendix I to Report PO 43-02
Page 5
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
(iii) require vehicular access, by means of easements
from Delta Boulevard to Whites Road, and from
Delta Boulevard easterly across the Mixed Corridor
lands located east of the 'old' Dunbarton School
site;
(iv) require pedestrian access, by means of easements
or public walkways, from Delta Boulevard through
the 'old' Dunbarton School site with connections to
Sheppard Avenue and Kingston Road, where
appropriate;
(g) to provide direction for environmental and stormwater
management matters respecting the Amberlea Creek
tributary that flows through lands covered by the
Northeast Quadrant Development Guidelines,
(i) support the principle of piping the Amberlea Creek
tributary that flows through the Northeast
Quadrant lands, and recognizing the interests of
landowners within the Northeast Quadrant on
whose lands Amberlea Creek tributary flows to pipe
that tributary, and the position of the Toronto and
Region Conservation Authority to work with the City
and landowners to implement a stormwater
management strategy, which will ultimately result
in the piping of the Amberlea Creek tributary
through the Northeast Quadrant lands;
(ii) require any developer of lands within the Northeast
Quadrant proposing to pipe or relocate the
Amberlea Creek tributary to;
(A) submit an environmental / stormwater
management report, to the satisfaction of the
City and the Toronto and Region
Conservation Authority, which must
demonstrate how the proposal is consistent
with the broader stormwater management
strategy resulting in a significant net
environmental benefit to the watershed;
(B) obtain appropriate approvals and permits
from public review agencies; and
(C) satisfy any required compensation under the
Fisheries Act; and
(iii) ensure that development proposals are undertaken
in a manner that does not adversely impact
downstream water quality and quantity through the
use of on-site controls and / or financial
contributions to a downstream stormwater facility
if necessary; and
(h) to provide additional direction on implementation
matters for lands covered by the Northeast Quadrant
Development Guidelines,
Appendix I to Report PO 43-02
Page 6
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
(i)
through the use of the holding provisions of the
Planning Act, require where necessary, proponents
to enter into agreements with the City, Region and
other agencies as appropriate, respecting various
development related matters including but not
limited to: entering into cost sharing agreements
between each other where mutual shared access is
necessary; providing or exchanging easements over
lands where necessary; payment of study costs; and
providing contributions to the cost of a
downstream stormwater management facility, if
necessary."
3. Delete in its entirety, section 3.16, Urban Study Area:
Old Dunbarton School policies, which policies identify
that City Council shall, following the results of an
appropriate land use, transportation and design
study, establish appropriate land use designations
and policies for the subject lands by amendment;
and, renumber remaining sections accordingly.
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.
Cruss Reference:
City-initiated: Northeast Quadrant Area
CPA 02-oo2lP
September27,2oo2
SCHEDULE IN
I-
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0:::
0
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0
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EXTRACf FROM
SCHEDULE I TO THE
PICKERING
OFFICIAL PLAN
LAND USE STRUCfURE
OPEN SPACE SYSTEM
NATURAL AREAS
EMPLOYMENT AREAS FREEWAYS AND MA.JOR UTILITIES
~ PRESTIGE EMPLOYMENT æ CONTROLLED ACCESS AREAS
EDmON 2
. ACTIVE RECREATIONAL
AREAS
. MARINA AREAS
CRY
'"
POaŒROHO
MIXED USE AREAS
III LOCAL NODES
. COMMUNnY NODES
. MIXED CORRIDORS
URBAN RESIDENTIAL AREAS OTHER DESIGNATIONS
LOW DENSnY AREAS . URBAN STUDY AREAS
~ MEDIUM DENSnY AREAS
-.-
SHEET 1 OF 3
CfTY OF PCO<EJONQ
"'-- .. ~ --
... - - -",..J-"'{.."='- ---
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Appendix I to Report PO 43-02
Page 7
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
Selected Policy Extracts from the Pickering Official Plan
Referred to in Amendment 10
Provided for Information Purposes Only - Not Part of Potential Amendment
Retailing of goods and services generally serving the needs of the
surrounding neighbourhoods;
Offices and restaurants;
Community, cultural and recreational uses.
..........................................................................................................................................................................................................,
All uses permissible in Local Nodes, at a larger scale and intensity,
and serving a broader area.
........................................................................................................"""""""""""""""""""""""""""""""""""""""""""""""""""1
All uses permissible in Local Nodes and Community Nodes, at a
scale and intensity equivalent to Community Nodes;
Special purpose commercial uses.
...................................................................................................................................................................................................................,
All uses permissible in Local Nodes and Community Nodes, at the ¡
greatest scale and intensity in the City, serving City-wide and regional ¡
::::~ pmpooe oomme<ciol o,e,. !
...........,...........................................................................................""""""""""""""""""""""""""""""""""""""""""""""""""""""'"..........;
3.6
City Council,
(a) ...;
(b) may zone lands designated Mixed Use Areas for one or more purposes as set out in
Table 5, and in so doing will apply appropriate performance standards, restrictions and
provisions, including those set out in Table 6;
Appendix I to Report PO 43-02
Page 8
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
Selected Policy Extracts from the Pickering Official Plan
Referred to in Amendment 10
Provided for Information Purposes Only - Not Part of Potential Amendment
. .
. .
. .
I up to and including 10,000 I up to and including I
..................................................................................!.......................................................................................t...=~.~..~~.~.................................................j
over 80 and up to and : up to and including 20,000 : up to and including ¡
.,.:~.~.~~:~..~~~...................................................I........................................."""""""""""""""""""""""f"'~:'~"~~'~"""""""""""...........................j
over 30 and up to and : determined by site-specific ¡ up to and including :
i~.~.~.~ ~~~~.. ~ ~~............................................... ....!... ~.~ ~~~................ ....... .............................. ...........f ...~:.~..~~.~ ............ "'m,,""""" ...................!
over 80 and up to and ! up to and including 300,000 ¡ up to and including:
........... ....:..n~.~.~.~~~~~~ .~~~........ n......... ................................1.... ................................................................ ...................L.~:.~..~~.~....... ................ ..........................!
Residential uses, home occupations, limited ¡
offices serving the area, and limited :
retailing of goods and services serving the i
area. i
Community, cultural and recreational uses;
Compatible employment uses, and
compatible special purpose commercial
uses serving the area.
Appendix I to Report PO 43-02
Page 9
Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant
Selected Policy Extracts from the Pickering Official Plan
Referred to in Amendment 10
Provided for Information Purposes Only - Not Part of Potential Amendment
3.9
City Council,
(a) ...;
(b) may zone lands designated Urban Residential Areas for one or more purposes as set out
in Table 9, and in so doing will apply appropriate performance standards, restrictions and
provisions, including those set out in Table 10;
:~;;~~~~;:<Ii-:;,;~T
..::~~~:~':~~::~~~::~~::~~::~~~'~i~:~~~~~~:~~~::::::.::::::.1
15.38
Within the urban area or within a rural hamlet, City Council may approve a site
specific zoning by-law with appropriate provisions and restrictions, to permit a retail
gasoline outlet in any land use designation except Open Space - Natural Areas,
provided,
(a)
the retail gasoline outlet maintains the goals, objectives and policies of this
Plan;
the retail gasoline outlet obtains access from an arterial road as identified on
Schedule II;
the retail gasoline outlet is not located adjacent to or opposite a school;
the number of retail gasoline outlets is limited to a maximum of two outlets
within 100 metres of any intersection; and
the retail gasoline outlet will not adversely affect the safe and convenient
movement of pedestrian and vehicular traffic.
(b)
(c)
(d)
(e)
APPENDIX NO. II TO
PLANNING REPORT NO. PO 43-02
DEVELOPMENT GUIDELINES FOR
THE NORTHEAST QUADRANT
Woodlands Neighbourhood
Section F1
Nonheast Quadrant
DEVELOPMENT GUIDELINES
8RAE8URN
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Northeast Quadrant
Development Guidelines - Table of Contents
Sections
F1.1
General Description
F1.2
Introduction
F1.3 Development Framework
F1.4 Northeast Quadrant Objectives
F1.5 Urban Design Guidelines
F1.6 Transportation
F 1 .7 Stormwater
F1.8 Implementation
Figure 1
Adopted by City Council on
by Resolution #
Page
1
1
2
2
3
3
14
15
16
Northeast Quadrant
Development Guidelines
F1.1
Background
The Northeast Quadrant Development Guidelines apply to lands generally located
between Kingston Road and Sheppard Avenue, east of Whites Road, and for lands
located at the southwest corner of Dunfair Street and Whites Road. In addition,
through the review that led to these Guidelines, an area of land located at the
southwest quadrant of Kingston Road and Highway 401 on/off ramp was added (see
attached Figure 1 - Access Concept).
Previous Development Guidelines were formulated through a review of the land
use policies in the Highway No.2 - Whites Road Northeast Quadrant Study
initiated by Pickering in the late 1980's. In 1990, Pickering Council approved
Development Guidelines for the Northeast Quadrant. Those Guidelines
contemplated a high, intensity of mixed-use development, with substantial
underground parking; and an internal residential neighbourhood, focused around a
ri ng road with an i nteri or I i near park.
Due to market interest throughout the Quadrant and landowners requesting changes
to specific elements of the current Guidelines, the City initiated a review of the
Development Guidelines in 2001. As part of the Review, the City retained the
consulting services of Schollen & Company, TSH Associates, and Markson, Borooah
Hodgson Architects to assess the environment, transportation and land use/design
components.
As background to these development guidelines the following reports were
prepared for the City of Pickering: the Kingston Road - Whites Road Northeast
Quadrant Transportation Study, Phase 1 Final Report, dated September, 2001,
prepared by TSH Associates; the Kingston Road - Whites Road Northeast Quadrant
Transportation Study, Phase 2 Final Report, dated May, 2002, prepared by
TSH Associates; and the Amberlea Creek Northeast Quadrant - Assessment of Alternatives,
dated September, 2001, prepared by Schollen & Company Inc.
F1.2
Introduction
The Guidelines are laid out to first provide the City's overall objectives and then to
elaborate a set of guidelines, which implement these objectives. The objectives of
the City can be summarized as allowing these lands to evolve in an appropriate
manner, while striving to provide a safe, pleasant environment that displays a high
quality urban image and to integrate this new development sensitively into the
existing neighbourhood.
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 2
The Guidelines address: Commercial Development Proposals; Residential
Development Proposals; Transportation; Stormwater Management; and
Implementation matters. The Guidelines are the result of a collaborative effort
between all of the stakeholders and the Planning & Development Department, and
shall provide a framework to review all development proposals in this area.
F1.3
Development Framework
The Northeast Quadrant is an important focal point in the City of Pickering and acts
as a 'gateway' for the planned Seaton community. This intersection brings together
access to and from the 401, downtown Pickering to the east and the planned Seaton
community to the north. The visual character of this intersection should serve to
substantiate the role of a 'gateway' and shift the focus from the present highway
commercial developments presently positioned at the street corners.
It is recognized that the spatial and land use characteristics of the three main roads
bounding the study lands are quite different, and correspondingly urban design
concepts are proposed and elaborated for each in section F1.5.
F1.4
Northeast Quadrant Objectives
The development of lands affected by the Development Guidelines will strive to
achieve the urban design objectives of chapter 9 - "Community Design", Chapter
13 - "Detailed Design Considerations", and the Kingston Road Corridor Urban
Design Development Guidelines of the Official Plan. It is the intent of these
guidelines to both further those objectives and embellish the ones listed below:
1. To provide a quality urban image by
encouraging the placement of high quality
buildings located to define the street edge.
-------//-
2. To provide a quality urban image by
encouraging a hannonized and complemental)'
landscape treatment throughout the Northeast
Quadrant.
3. To provide a quality urban image by
encouraging a coordinated effort to improving.
the streetscape that includes pedestrian oriented furnishings and other
appropriate improvements.
Northeast Quadrant Development Guidelines (September 27,2002)
Page 3
AN ATTl(þ,CT1VE CORNeR
CnATEj' A 1'"000- I'OfI'lT
4. To provide a safe, pleasant, comfortable and
convenient environment supporting all
modes of travel including bicycle,
pedestrian and vehicular traffic.
5. To minimize views to large parking areas
by utilizing appropriate principles of site
planning and street edge treatment.
6. To ensure that new development is
compatible with existing development while
allowing appropriate evolution of this area.
7. To recognize the need for efficient vehicular movement through and within
this area including access to individual properties.
8. To recognize and support all efforts to address the stormwater management
issues facing this area and to work cooperatively with all agencies towards a
suitable resolution of issues.
F1.5 Urban Design Guidelines
The following guidelines have been developed to help meet the above stated
objectives.
F1.5.1
Commercial Development Proposals
In reviewing any commercial development proposals fronting Whites Road or
Kingston Road:
1.0
Building Placement:
. Buildings should be located close to the
street with no more than one row of
parking between the buildings and the
street.
. This will be implemented by the
establishment of provisions within the
zoning by-law creating a build-to-zone;
along Kingston Road 40% of its length
will contain the front walls of buildings
and 30% of the build-to-zone's length will contain the front walls of
buildings along Whites Road. Where the configuration of a property makes this
requirement onerous, special considerations can be made.
1[:
Northeast Quadrant Development Guidelines (September 27,2002)
Page 4
Building Appearance:
. Buildings shall be constructed
with heights greater than one
storey with building height
not less than 6.5 metres.
. A minimum amount of
functional second storey floor
space will be required for
each development in the
quadrant except for existing or
future vehicle dealerships, with a
ratio established in each
implementing zoning bylaw. COMMERC\ÀL
. Development will employ ROAI) FRONTAGE
innovative architectural designs'
utilizing high quality materials to humanize the street, mitigate the effects of
traffic, and present an attractive frontage along publ ic roads.
. No blank walls shall be exposed to public right-of-ways.
. Buildings that front the street should be constructed with street level
windows and entrances to buildings directly off of the public right-of-way.
. Covered entries in order to provide points of refuge to pedestrians and define
entry points shall be provided at all public entrances.
. A minimum of 50% glazing will be required on the
facades facing Kingston Road where possible.
. Pedestrian entry doors facing Kingston Road will be
required regardless of whether these are the main
entry points.
2.0
3.0
~////
.
Rooftop Equipment:
All mechanical equipment must be
adequately screened and all commercial
buildings should contain their rooftop
mechanical equipment either in small
rooftop elements or under roof profiles.
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 5
4.0
Parking:
Parking areas will be required to be
attractively buffered from publ ic rights-of-
way through the appropriate layout of
plant and landscape materials.
.
.
Parking areas shall be set back a
minimum of 3.0 metres from adjacent
residential development.
. The majority of parking shall be
provided at the rear of the site behind
the main buildings, and at the side.
. Landscape islands a minimum of
3.0 metres in width shall be required at
the ends of each parki ng row.
. Parking between building façade and
streetline is discouraged.
. Where appropriate, bicycle lock ups
shall be provided for employees and
patrons.
----- - ----
, ..
STREET
5.0
Road Boulevards:
. The Ki ngston Road and
Whites Road frontage's will
be urbanized and
landscaped appropriately as
part of any development
proposal. The City may
assist in implementation costs
for certain improvement
elements.
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 6
STRE T
-:-_~?-- -~:<-=-:::. 6.0
--
---...
7.0
8.0
--- ,
Loading & Services:
. All loading and service areas should be
located away from street frontages and
effectively screened.
Odour Control:
. For all restaurant uses, restaurant cooking
ventilation systems shall incorporate ecologizer,
water wash, ultraviolet or other equivalent odour
extraction mechanisms sufficient to ensure that
the resulting exhaust is substantially odour free
and will not effect surrounding residents.
Drive-Thru Facilities:
. Drive-thru facilities shall be located
such that the pick up window or
stacking spaces are not situated
between the front wall of a building
and Kingston Road or Whites Road.
. Drive-thru facilities should provide
a minimum of 8 automobile
stacking spaces before the order
board and a minimum of 4
automobile staking spaces between
the order board and the pick-up
window.
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9.0
Vehicular Access:
.
Driveways and parking areas located
between streetl i ne and the front of the
building are discouraged.
.
Pedestrian and vehicular conflict points
should be minimized and pedestrians
should be given priority at crossings by
treating the ground plane with textured
asphalt or pavers.
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 7
10.0 Conditions Abutting Creek:
----- ---
---:--: ~-:~~: :~
------ -- - ----
---
---
.---------------- _n
.
If development precedes the anticipated
piping of the Amberlea Creek tributary,
no buildings or structures shall be
permitted within 10 metres of the stream
corridor. If possible, this area adjacent to
the creek should be landscaped in a
manner that is sensitive to the natural
processes of the stream, unless the stream
is piped or currently channelized.
11.0 Pedestrian Environment:
. Clearly articulated pedestrian access
from the public right-of-way to the entry
of all buildings will be provided.
. Where possible a minimum landscape
strip of 3.0 metres will be required
along building frontages to allow for
comfortable pedestrian circulation and
adequate landscaping and site furnishings
to be integrated into these areas.
. In large parking areas, landscaped
pedestrian walkways shall be provided
from the parki ng area to the mai n entry.
13.0 Storage:
. Garbage and recycling enclosures for commercial development will be fully
enclosed in roofed structures and located towards the rear of the properties.
.
. i
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~^"RYAG,€ a\c.LO\U't(E A"T~€ÁR
. Garbage and recycling enclosures will be
required to be constructed of materials
matching or complementary to that of the
buildings.
. Garbage and recycling storage can also be
handled interior to the building itself.
. No outdoor storage shall be permitted.
Northeast Quadrant Development Guidelines (September 27,2002)
Page 8
14.0
Landscaping:
. All areas not required for building,
storage, servicing, or parking shall
be landscaped.
. Front yard landscape areas should
be maximized by minimizing access
points and reducing the amount of
paved area at the front of buildings.
. A continuous landscape connection
between the building front and the
street boulevard is preferred.
. Berms are not considered appropriate
along the frontage of a commercial
property.
. As the percentage of front yard landscaping decreases
quality of landscaping throughout the site shall increase.
the intensity and
15.0
Buffers:
. Adequate and attractive buffering between
commercial and residential development
shall be required; landscape elements
including fencing may be utilized
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16.0 Site Furniture:
. Bicycle lock-up areas and trash receptacles will be integrated into
development sites in convenient locations and shown on site plans.
mmttO
.
Attractive exterior seating
areas or courtyards that
include benches,
bicycle lock-ups and
garbage receptacles, and
that are safely removed
from vehicular routes,
will be encouraged.
¡ !J#.W<I<-II\.w.'::I.
Northeast Quadrant Development Guidelines (September 27,2002)
Page 9
17.0 Signage:
. Site plan applications should identify sign details including location and size.
~~)
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tt
. Fascia signs should be designed
to be integral with the buildin'gs
façade.
. Signage for second storey businesses
should be located on a sign
directory near the main entry.
. Ground signs are preferred over
pole or pylon signs.
.
Lighting:
Lighting design should complement the
design of the development.
Exterior lighting shall not spill over onto
adjacent properties or streets.
Lighting shall be downcast to avoid
excessive light pollution.
Lighting and light standards in public
areas including parking lots should relate
to the pedestrian and be limited to a
height of 6.0 metres.
18.0
.
.
.
19.0 Tree Preservation:
. Established trees that provide significant buffering or aesthetic contributions
to the neighbourhood should be considered for preservation and protected
during construction. Tree. preservation details will be required, to be
submitted for the City's review.
20.0 'Former' Dunbarton School Site and lands to East
. Any buildings located in the northern portion of the sites shall include a
treatment of the north facing façade that presents a building face to
Sheppard Avenue that reflects a residential character.
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 10
F1.4.2
Residential Development Proposals
In reviewing residential development proposals:
For the proposed residential development, at the south-east corner of
Whites Road and Sheppard Avenue, buildings shall be located close to the
street, with parking provided at the rear.
1.
New residential development shall be integrated into the area in a manner
that is both respectful of the character of the existing neighborhood and
serves as an interface between this area and the surrounding lands.
2.
AN ATTRACTIVE CQltHa
C'R~TEf A 'f"OCAL POINT
3.
The south-east corner of
Sheppard Avenue and
Whites Road shall act as a
transition area between the
higher buildings on Whites Road
and the lower buildings on
Sheppard Avenue. This corner
should be treated as an
important focal point, and
i ncl ude landscape and
hardscape treatment to create
an identifiable amenity area,
preferably including pedestrian
connections into the site.
4.
New residential development along Sheppard Avenue shall include no more than
four units that are attached before providing a break between building masses.
5.
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The height of residential units along
Sheppard Avenue shall be restricted to
two storeys on the front elevation
facing Sheppard Avenue, and shall
include facades that are mostly brick
on all sides facing the public right of
way.
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Northeast Quadrant Development Guidelines (September 27 2002)
Page 11
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6.
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7.
Architectural detailing and stepping the
footprint of the front and rear facades
shall be uti I ¡zed to avoid the appearance
of long flat walls.
New residential development along
Whites Road shall be a minimum four
functional storeys on the side of the
building facing Whites Road, and of
mostly brick facades on all sides facing
the public right-of-way.
UNÞULATINú 'FOOT~'NT
c.1<:t~-re~ 't\IE"R~T
8.
A new sidewalk shall be constructed along the south side of Sheppard
Avenue.
9.
A vegetative buffer and a generous
sideyard width will be required along
the eastern property line separating any
proposed residential development at the
south-east corner of Whites Road and
Sheppard Avenue from the existing
neighbourhood. In addition, appropriate
"transitional" design strategies will be
explored between any development on
property owned by the City in 2002 and the
existing low-density development to the east
and north.
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Northeast Quadrant Development Guidelines (September 27,2002)
Page 12
15.
10.
Attractive and appropriate landscaping will be required both on the
perimeters of the development facing the streets and interior to the site.
11.
A publicly-accessible pedestrian link,
which runs north south from the end of
Delta Blvd connecting to the sidewalk
on the south side of Sheppard Avenue,
which includes up-graded landscape
treatment and a minimum 2.0 metre
wide sidewalk, shall be included as an
easement for pedestrian access granted
to the City.
Allowance for comfortable and convenient
pedestrian movement from areas north
and west of this location to destinations
to the south shall be integrated into the site layout.
12.
If development precedes the anticipated piping of the Amberlea Creek
tributary, no buildings or structures shall be permitted within 10 metres of
the stream corridor. If possible, this area adjacent to the creek should be
landscaped in a manner that is sensitive to the natural processes of the
stream, unless the stream is piped.
13.
14.
Any building mounted utility boxes
including telephone and hydro shall be
enclosed within or behind a screening
device, which generally matches the
materials used in the building façade
construction.
Any free standing utility boxes including
hydro, telephone, etc. shall be enclosed
within screening devices designed to match
or complement the buildings.
STAIRS c.A\T
IJ-.l17LÀc.~
All stairs, which are required on building
facades, shall be cast in place and not pre-
cast units.
16.
The grade of the site along the Whites Road
frontage shall be raised so that any proposed
dwelling's front entry is at or above the
grade of the sidewalk on Whites Road.
17.
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 13
18.
Garbage and recyclable material shall be
handled internally within each dwelling unit
(including its garage), and not within separate
buildings or centralized areas.
19.
Lighting design should complement the design
of the development, shall not spill over into
adjacent properties or streets, and shall be
downcast to avoid excessive light pollution.
'. ,.
.' .
For residential development along
Whites Road and Sheppard Avenue,
the front entrance will face the public
streets.
20.
F1.6
Transportation
The three primary roads surrounding the Quadrant are Kingston Road, Whites Road
and Sheppard Avenue. All are arterial roads that perform an important traffic
function in the City. As lands are developed along these roads, this function must
be maintained. Accordingly, the number and spacing of new access points to
Kingston Road, Whites Road and Sheppard Avenue will be carefully reviewed by
City and/or Regional staff. However, no through-road is permitted to connect
Delta Boulevard to Sheppard Avenue or the Highway 401 westbound on/off ramp
to Sheppard Avenue.
It is anticipated that Kingston Road and Whites Road will be widened to six lanes
plus auxiliary turn lanes in the future, and upgraded to standard urban cross-sections
with curbs, gutters and sidewalks. Further, the City acknowledges and advises
landowners and developers that remaining access locations along Kingston Road
and Whites Road are under the sole jurisdiction of the Region of Durham, and
access permissions may change over time from full access to restricted access as
traffic and safety conditions warrant.
A single access onto Sheppard Avenue from the new residential development,
located at the south-east corner of Whites Road and Sheppard Avenue, is supported.
Despite the access restrictions to Sheppard Avenue shown on Figure 1,
Access Concept, for any new residential development proposals located along
Northeast Quadrant Development Guidelines (September 27, 2002)
Page 14
Sheppard Avenue east of the residential development proposed at the south-east
corner of Whites Road and Sheppard Avenue, the City will consider permitting
selected additional accesses.
The City will support all opportunities for shared access from abutting private
property to public streets as well as coordinated internal access, between private
properties, and will require the granting of easements in favour of neighbouring
landowners and/or the City if deemed necessary.
F 1.7 Stormwater
The Amberlea Creek Northeast Quadrant - Assessment of Alternatives study,
prepared by Schollen & Company Inc., identifies an option for a storm sewer
extension of the existing system south of Sheppard Avenue to the Highway 401
westbound on/off ramp. The City supports the piping of the existing tributary of
Amberlea Creek, which traverses the Northeast Quadrant, as an integral component
of a stormwater management system that includes a storm sewer system and a
stormwater management pond. The stormwater facility is required to control both
quality and quantity stormwater. A substantial net benefit to the downstream
environment must be demonstrated in order to warrant consideration of piping the
tributary.
lands located on the south side of Kingston Road, east of the Bayfair Baptist Church
are the preferred location for a stormwater management facility. Detailed siting,
engineering and grading plans are required to assess the feasibility of, and design
options for, a stormwater management pond (reference may be made to the
Assessment of Alternatives study for additional stormwater management details
available to date).
If the storm wate r management facility is approved, the City will be requiring
proponents of development applications within the Northeast Quadrant and lands
currently draining into the reach of the Amberlea Creek tributary to pay a
proportionate share for the detailed design work and costs of piping the creek, in
addition to a share of the total cost of implementation of the proposed
Amberlea Creek stormwater management pond.
In the event that approvals are not granted for the stormwater pond, or development
proceeds ahead of construction of the pond, developers will be required to install
quality and quantity control devices and to enter into agreements with the City to
cost-share future stormwater works. Further, in the event approvals from the
Toronto Region Conservation Authority, Ministry of Natural Resources, and the
Department of Fisheries are not granted to pipe the creek, the landowners shall be
required to maintain the Creek with appropriate setbacks.
Northeast Quadrant Development Guidelines (September 27,2002)
Page 15
F 1.8 Implementation
Council and City staff shall implement the appropriate components of the
Northeast Quadrant Development Guidelines in the review of all land use
applications in the Quadrant and through zoning by-law performance standards.
Accordingly, to ensure that proponents have considered this Guideline in the
preparation of any major land use application and to assist the City's review, a
statement of how the proposal will achieve the intent of the Northeast Quadrant
Development Guidelines will be required to be submitted to the City, prior to the
City's consideration of an application for site plan approval.
All building permit applications will also be reviewed in the context of these
development guidelines including any corresponding Siting and Architectural
Design Statements.
Developers or property owners will be required to contribute to the costs of
completing the Review of the Northeast Quadrant Guidelines including the
transportation, environmental/stormwater and urban design components. Costs will
be adjusted annually based on the Southam Construction Index.
~
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S Existing Traffic Signal
Wide Median (:t:3m)/ - No Access
Pedestrian Refuge J L Right Turns Only
+ t Possible Gated Access --, Left Turns I All Moves Access
- Proposed Raised Median u_- Possible Future Median
+---+ Possible Vehicular Access (Subject to disaetion d Durham Region.
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Access Concept'
September, 2002
~
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ATTACHMENT i_I TO
REPORT # PO '-13 -0 .~
City of Pickering
:...~ NORTHEAST QUADRANT REVIEW AREA
.....
l'
DATE SEPT. 16,2002
ATTACHMENT #;;2 TO
REPORT if PO '13 - 0 ;).
INFORMATION REPORT NO. 22-02
FOR PUBLIC INFORMATION MEETING OF
August 8, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Pickering Official Plan Amendment OPA 02-002/P
City Initiated: Northeast Quadrant Review
Part of Lots 27 & 28, Range 3, B.F.C.
(Lands generally bounded by Kingston Road, Whites
Sheppard Avenue)
City of Pickering
Road and
1.0
LOCATION AND DESCRIPTION
- the proposed amendment would apply to lands generally bounded by
Kingston Road, Whites Road, and Sheppard Avenue, but would also affect
lands on the south side of Kingston Road, and on the west side of
Whites Road as identified on the Location Map provided as Attachment #1 ;
- the Amberlea Creek tributary, which traverses the Northeast Quadrant, flows
in a southerly direction under Kingston Road, through the lands east of the
Boyer car dealership, under the Highway 401 onloff ramp, and south of
Bayfair Baptist Church; from there it connects to the main branch of
Amberlea Creek which then flows into Frenchman's Bay;
- existing land uses in and around the Northeast Quadrant Area include: a
service station, two detached dwellings and school on the west side of
Whites Road; a gas bar, apartment buildings and detached dwellings on the
east side of Whites Road; detached dwellings fronting the north and south
sides of Sheppard Avenue; retail uses and restaurants on the north side of
Kingston Road; and a retail shopping plaza and car dealership on the south
side of Kingston Road;
- the size of the Northeast Quadrant Area is approximately 12.9 hectares.
Information Report No. 22-02
ATTACHMENT # c:l TO
RE;iQRT /I PO f: ::3 . 0 ò)..
Page 2
2.0
BACKGROUND
in June 2001, the City of Pickering, with the consulting assistance of
TSH Associates, Schollen & Company Inc., and Markson Borooah Hodgson
Architects Ltd., initiated a review of the 1990 Northeast Quadrant
Development Guidelines;
- over the course of the Review, numerous public meetings were held with both
residents and landowners to discuss the process, transportation and
environmental findings, revised land use concepts and urban design
objectives, and potential amendments to the Pickering Official Plan that
implement the recommendations of the Review;
City Council, at its meeting on June 17, 2002, received Adendum to Report
Number PD 23-02, and passed a resoluton:
. receiving as background information the "Kingston Road - Whites Road
Northeast Quadrant Transportation Study, Phase 1 and 2 Reports";
. receiving as background information the "Amberlea Creek Northeast
Quadrant - Assessment of Alternatives" report;
. endorsing the recommendations of the "Northeast Quadrant Review";
. adopting in principle, the revised "Northeast Quadrant Development
Guidelines" as the City's strategy for detailed land use, urban design,
transportation and stormwater, and that the Guidelines be finalized in light
of the final official plan amendment;
. directing City Staff to hold a "Statutory Public Information" meeting to
discuss potential amendments to the Pickering Official Plan required
to implement the results of the Review, [modified by Council adding
new clauses pertaining to the Wood/Carroll property];
. requiring proponents of major development applications within the
Northeast Quadrant to contribute their proportionate share of the
Northeast Quadrant review cost prior to zoning bylaws being adopted for
their lands; and
. recommending that the Ministry of Transportation approve an intersection
design at the Kingston Road/Highway westbound on/off ramp intersection;
in addition, Council passed a resolution directing staff to make any necessary
changes to the proposed official plan amendment (and development
guidelines):
. ensuring no specific details are included respecting setbacks or other
design encumbrances affecting the City-owned lands so that suitable
'transitional' design strategies may be determined at a future point; and
. ensuring Council's position is clearly stated as being in support of piping
the watercourse that crosses through the Northeast Quadrant Area.
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Page 3
Information Report No. 22-02
3.0
OFFICIAL PLANS
3.1
3.2
Durham Reaional Official Plan
- the lands north of Kingston Road are designated as Living Area and the
remainder of the area south of Kingston Road is designated as
Special Policy Area A on Map A4 of the Regional Official Plan.
lands designated Living Areas shall be used to a wide array of housing types,
certain home occupations and convenience stores, and limited office and
limited retailing of goods and services, in appropriate locations, as
components of mixed-used developments;
lands designated Special Policy Area A may be used for a mixture of
residential, retail, personal service and industrial uses; in addition, the
Regional Plan promotes the maximization of the area's highway exposure as
a main street and gateway; development shall be intensified in a manner that
will not adversely affect similar development within the Main Central Areas of
Pickering.
Kingston Road is classified as a Type B Arterial Road and Regional Transit
Spine, Whites Road is a Type A Arterial Road and Regional Transit Spine,
and Sheppard Avenue is a Type C Arterial Road on Map 82 - Transportation
System of the Regional Official Plan;
Pickerina Official Plan
- the Pickering Official Plan designates lands along Kingston Road and
Whites Road as Mixed Corridors on Schedule I - Land Use Structure;
- the lands located between the Mixed Corridors and Urban Residential Area -
Low Density Areas in the interior of the Quadrant are designated as
Urban Residential Area - Medium Density Areas; the lands fronting
Sheppard Avenue east of the Dunbarton School property are designated as
Urban Residential Area Medium Density Areas; the vacant
Dunbarton School property is designated as an Urban Study Area on
Schedule I of the Pickering Official Plan and is subject to the Urban Study
Areas: Old Dunbarton School policies;
lands designated Mixed Corridors may be for residential uses, retailing,
offices, restaurants, community, cultural, recreational uses and special
purpose commercial uses within this designation; the permissible density for
residential development is a range of over 30 and up to and including
140 units per net hectare, except where the lands abut existing low density
development, where the maximum density shall be limited to 55 units per net
hectare;
lands designated Urban Residential Area - Low Density Areas are permitted a
maximum residential density of up to and including 30 units per net hectare;
Information Report No. 22-02
I.;'n t~CHf'J;Eí',n # (;2. ro
REPUR1 # PD '13 -02.
Page 4
- Whites Road is designated as a Type A Arterial and a Transit Spine;
Kingston Road is a Type B Arterial and a Transit Spine; and
Sheppard Avenue is a Type C Arterial on Schedule II - the
Transportation System; however, section 11.8 of the Plan, the
Woodlands Neighbourhood Policies, indicates that any future improvements
to Sheppard Avenue shall be accommodated within the existing 20 metre
road allowance;
section 4.18 of the Pickering Official Plan indicates that Council recognizes
the Ministry of Transportation jurisdiction over provincial highways and
responsibility for standards, design criteria (including intersection/interchange
spacing and locations) and widening requirements respecting those
highways; the provincial Public Transportation Act provides the Ontario
Ministry of Transportation with the authority to approve any new access
opposite the Highway 401 on/off ramp.
4.0
CITY PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
4.1
General Overview
- the City of Pickering proposes to amend the Pickering Official Plan in order to
implement the results of the Northeast Quadrant Detailed Review;
- the proposed amendment, provided as Appendix I, includes the following
policy and Schedule revisions to the Official Plan:
. revise certain lands on Schedule I - Land Use Structure as follows:
. the south-east corner of Whites Road and Sheppard Avenue from
Mixed Use Areas - Mixed Corridors to Urban Residential Area -
Medium Density;
. the 'old' Dunbarton School property from Other Designations - Urban Study
Areas to Mixed Use Areas - Mixed Corridors;
the properties lying east of the 'old' Dunbarton School property, south
of Sheppard Avenue and west of the main Amberlea Creek tributary,
from Urban Residential Area - Medium Density to Mixed Use Areas - Mixed
Corridors; and
the interior lands located north and east of Whites Road and Kingston
Road from Urban Residential Area - Medium Density to Mixed Use Areas -
Mixed Corridors;
. revising Schedule II - Transportation System, to change the road
classification of Delta Boulevard from local to Existing Collector, and to
add a Future Collector Road, opposite the Highway 401 westbound on/off
ramp to connect with Delta Boulevard; and
. revising policy 11.8 - Woodlands Neighbourhood Policies with new
polices to:
locate buildings closer to the street;
ATTACHMH,lT # ~ fa
REPORT # PO .y 3- 0 ::2..
Information Report No. 22-02
Page 5
5.0
.
require all buildings to be a minimum of two storeys in height;
restrict new dwellings fronting Sheppard Avenue to a maximum of two
storeys;
require new development to be compatible to existing low density
development on Sheppard Avenue;
prohibit the development of new gas bars, automobile service stations
or car washes;
secure a signalized intersection for a future collector road opposite
Highway 401 westbound on/off ramp;
promote traffic speed reduction and improved pedestrian safety along
Sheppard Avenue;
require easements across lands located south of Kingston Road and
west of Highway 401 westbound on/off ramp;
support the piping of the Amberlea Creek tributary;
ensure that development proposals are undertaken in a manner that
do not adversely impact downstream water quality and quantity
through of us of on-site controls.
.
RESULTS OF CIRCULATION
5.1
Resident Comments
- Vivian VandenHazel, 1575 Fairport Road, commented that in order to
provide a buffer between the single family house located on the south side of
Sheppard Avenue, east of Amberlea Creek and the proposed townhouse
development, this property not be rezoned. She also commented on the
following: the Amberlea Creek tributary should not be piped, drive-thru's
should be eliminated to reduce pollution and noise; traffic and parking
problems should be improved in the Quadrant prior to development occurring,
and as much vegetation and open water courses should be maintained as
possible (see Attachment #2);
Lorelie Jones, on behalf of Hayes-Line Properties Inc., (778-790 Kingston
Road; Wood, Carroll et al lands), requested revisions to Council's
modifications that were intended to recognize the Ontario Municipal Board's
decision on the public road issue, as it affects the Hayes-Line properties (see
Attachment #3);
- Alex Artuchov, on behalf of Pickering Holdings and Michael Boyer
Enterprises, is very concerned with the proposed policy requiring a mutual
exchange of easements for access purposes, between the two properties
(verbal);
Information Report No. 22-02
f;L;-'Jdi Ii I-'U
;¿.
'-13 . o::l --,_.".
Page 6
5.2
Aaency Comments
5.3
6.0
6.1
6.2
none received to date;
Staff Comments
- staff has reviewed the amendment considering Council's direction at the
June 17, 2002 meeting; the two concerns raised by Council, (ensuring the
policy does not contain design encumbrances on the City-owned lands, but
ensuring the policy does clearly state Council's position in support of piping
the watercourse), are reflected in the proposed policy;
although resident concerns raised to date appear similar to those raised
during the Review, staff will give further consideration to comments of both
residents and agencies in making final recommendations to Council.
PROCEDURAL INFORMATION
Official Plan Amendment Approval Authority
- the Region of Durham may exempt certain local official plan amendments
from Regional approval if such applications are determined to be locally
significant, and do not exhibit matters of Regional and/or Provincial interest;
- at this time, the Region has not yet determined whether this official plan
amendment application is exempt from Regional Approval;
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 the decision on this Amendment,
you must provide comments to the City before Council adopts any by-law for
this proposal;
if you wish to be notified of Council's adoption of any official plan amendment,
you must request such in writing to the City Clerk;
- 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.
Information Report No. 22-02
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Page 7
7.0
OTHER INFORMATION
7.1
Appendix I
copy of the City-initiated proposed Pickering Official Plan Amendment;
7.2
Backaround Information
- copies of the following documents are available for viewing at the office of the
City of Pickering Planning & Development Department:
. Kingston Road - Whites Road Northeast Quadrant Transportation Study, Phase 1
Report;
. Kingston Road - Whites Road Northeast Quadrant Transportation Study, Phase 2
Report;
. Amberlea Creek Northeast Quadrant - Assessment of Alternatives
Report; and
. Revised Northeast Quadrant Development Guidelines;
. Report to Council Number PD 23-02; and
. Addendum Report to Council Number PD 23-02;
7.3
Development Applications
- a number of development applications have been submitted to develop lands
in the Northeast Quadrant Area;
- the applications consistent with the provisions of the proposed amendment
are continuing to be processed.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Grant McGregor, MCIP, RPP
Principal Planner - Policy
Catherine L. Rose
Manager, Policy
GMltd
Attachments
Copy: Director, Planning & Development
Excerpts from Statutory Public Information
Meeting
Pursuant to the Planning Act
ATTACHMENT#~3TO Wednesday, August 8,2002
REPORT # PO - Lj 3_":....cL"k.: 7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of the Planning
Act and the Ontario Municipal Board respecting this meeting and matters under consideration
there at.
(I)
OFFICIAL PLAN AMENDMENT APPLICTION OPA 02-002/P
CITY INITIATED: NORTHEAST QUADRANT REVIEW
1.
Grant McGregor, Principal Planner - Policy, provided an explanation of the application,
as outlined in Information Report #22-02.
2.
Sylvia Spencer, 771 Sheppard Ave. E., advised that the map does not accurately reflect
her property, as she owns the front 17 feet of land as well. Referencing the map
(Schedule A to the Report) she requested that the area dimensions be provided so that
the impact of the proposal may be better evaluated. Ms. Spencer stated that she and
her husband are opposed to the low-density change to medium density, and also
commented on the grade differences between her property and the abutting property.
Ms. . Spencer questioned the depth of the low density boundary on her property,
commented on whether it would be possible to build twelve townhouses with driveways
on her property, and whether basement apartments could also be constructed in each
unit. Further comments will be submitted by their lawyer.
3.
John Ibbitson, 787 Sheppard Ave., enquired if the mixed corridor designation allows for
a gas station. Grant McGregor responded advising that normally mixed corridor zoning
would permit a gas station, but in this particular area staff will be recommending to
Council that neither a gas station nor car wash be permitted. Mr. Ibbitson requested
staff to advise him if/when the applicant withdraws their application for a gas bar.
4
Irene MacNamera, 752 Sheppard Ave., opposes access to Sheppard Ave. and enquired
if access was being considered. Sylvia Spencer stated her understanding of the
proposed access and internal roadways. Grant McGregor confirmed that access to
Sheppard Avenue, access to Whites Road, and a third gated access for residents to
Delta Blvd. would be permitted. He further advised that maintenance of the gate will be
considered during the Site Plan review process. Ms. MacNamera further commented
respecting traffic on Sheppard Avenue. With the existing problems with traffic from the
high school and the medical center and the anticipated increase in traffic with the
proposed development, she recommends that improvements be made to Sheppard
Ave. to accommodate these issues. Grant confirmed that diagrams of the proposed
development are available for public viewing in the Planning & Development office.
_. - -. ---
- ---- . - - - - - - .
AHACHr;;ENT #
REPOR1 11 PO
'f TO
II _:J - () "2
R.G. RICHARDS AND ASSOCIA rES
1727 Sunningdale Bend
M/ssissauga, Ontario
UiJ 1G1
Tel: 90$.823-7897
Fax: 905-823-8837
E-mail: rgrlcha@ Ibm.net
August 16, 2002
Delivered by fax and mail
Mr. Grant McGregor
Principal Planner
Town of Pickering
Pickering Planning Department
One The Esplanade
Pickering, Ontario
L 1V 6K7
RECEl\l.ED
AUG 1 6 2002
CITY OF PICKERING
PLANNING AND
DEVELOPMENTO&PAATMINT
Dear Mr. McGregor:
Re: Official Plan Amendment Application OPA 02-002/P and
816 Kingston Road, Pickering
North American Acquisition Corporation
We act for North American Acquisition Corporation the beneficial owners of 816
Kingston Road, the former Dunbarton School Board site.
As you are well aware we have been seeking through our own OPA and ZBA
applications a commercial designation and zoning to allow for the development of our
site in an appropriate and economically viable manner.
/
Over the last year or more we have worked with you, your colleagues and other
landowners in an effort to reach an acceptable agreement on how our lands may be
developed. We have also presented our views on numerous occasions to Planning
Committee and Council. We have been consistent in setting out the areas of concern
and disagreement with the proposed CPA. In general we have said that the range of
permitted uses is not broad enough and the urban design guidelines are onerous.
While we acknowledge that much has been done to address the potential of our site, the
policies proposed do not permit a reasonable or viable development opportunity. There
are site-specific issues that require, in our view, special consideration. The issue of
access, for example, remains unresolved and will influence the development potential
and layout.
Under the circumstances therefore, we must disagree with the CPA as proposed and
urge you and Council to reconsider the policies as they pertain to 816 Kingston Road.
ATTACHMENT #- If TO
r:[)üRi # PO If 3 - D :l
Please ensure we are provided notice of the adoption of this CPA as it is our intention to
appeal and seek consolidation of the matter with our appeals of our own applications
now before the aMB. .
Yours very truly,
~
Ce. North American Acquisition Corporation
2
SEP. -13' 02(FRI) 12:04
CORRIDOR MANAGEMENT
TEL:4162354267
P. 002
ATTACHrJ:ENT #
r;-::'JP1 /I PD
5 TO
i./ ~ . () ~._-".--"
@ Ontario
Mini5Ery of
Transportation
Mlnistère des
Transports
Tel: (416) 235-5095
F~:(416)23S-42ô7
Central Region
1201 Wilson Avenue
Builcling D, 7th Floor
DoWDSview, Ontario
M3M 118
RECEIVED
SEP 1 3 2002
September 12, 2002
CITY OF PICKERING
PLANNING AND
DEveLOÞMENT DePARTMeNT
City of Pickering
Planning & Development Department
Pickering Civic Complex
One Th.ë Esplanade
Pickering, Ontario
LIV 6K7
Attention: Grant McGregor
Dear Sir-.
RE: Kingston Road - Whites Road Northeast Quadrant Transportation Study
Proposed Access Opposite I(Ingston RoadlHigbway 401 Westbound OnlOffRamp
City of Pickering
Further to the meeting of September 1O, 2002, we offer the following comments:
After lengthy review of this proposal for access directly across from the Highway 401 ramp tcmrinBl, we have
concluded that our sr.andardsand operatiorud requirements for Tamp terminal access cannot be met. Since it is the
rcsponsibility of tbis ministry to ensure the operational integrity of the provincial highway system and to maintain
me ~afety of the travelling pub lie, we regret to infotlTl you that we cannot pemrit this proposal. We appreciate your
CIropcration and assistance in our review of this proposal and look forward to working with you on future projects.
If you have any questions, please contact me at 416-235-5095.
Yours Iruly,
ee. Michael DeMichele, MTO
Charlie Petro, MTO
Ken Sherbanowski, MTO
Steve Gaunt, City of Pickering
Richard HolborD, City QfPickering
Catherine Rose, City of Pickering
Gene Chartier, Durham Region
Steve Mayhew, Durham Region
-rll~
Tom Rewitt, P.Eng
Manager,
Camelor Management Office
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'RECEIVED
SEP 1 3 2002
September 10, 2002
The Regional
Municipality
of Durham'
Grant McGregor, Principal Planner
Planning and Development Department
. City of Pickering
One the Esplanade
Pickering ON L 1 V 6K7
, CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
Planning
Department
1615 DUNDAS ST. E. Dear Mr. McGregor:
4TH FLOOR, LANG TOWER '
WEST BUILDING' Re'
P.O. BOX 623 .
WHITBY. ON L 1N 6A3
(905) 72.8-7731
FAX: (905) 436-6612
www.region.durham.on.ca
Region's Review of an Application to Amend the Pickering
Official Plan - OP A - 02-002lP'
Applicant:.' City Initiateq ,
Location: Northeast Quadrant (lands generally bounded by
. Kingston Ftoad, Whites Road and Sheppard Avenue)
Municipality: City of Pickering' . ' , ' '.
The Region has reviewed this application and the following comments are
offered with respect to 'compliance with the Durham Regional Official Plan,
the proposed method of servicing and delegated provincial plan review
responsibilities.
. A.L. Georgieff,MCIP, RPP
. Commissioner of Planning
The purpose ofthisapplication is to amend the City of Pickering Official.
Plan by revising the land use designations and policies, the transportation
system, and the development guidelines for the Northeast Quadrant. The
intent of the qmendnient is to achieve a cohesive identity for the. area, to '
guide development on'privateproperty, and to provide a framewörk for
reviewing developmEmíapplications. ' '
The proposal intends that the Pickering Offic!al Plan be amended by
redesignating certain .Iands on Schedule I ~ Land Use Structure, revising
Schedule /I - Transportation System, ~nd revising Policy 11.8 -
Woodlands Nei~hbourhood Policies with new policies.' .
. Durham Regional Official Plan
The lands within the Northeast Quadrant are designated "Living Area" and
"Special Policy Areq A" i!1 the Durham Regional Official Plan, Living Areas
are to be developed predominantly for housing purposes and should
incorporate t~e widest possible variaty of housing types, sizes and tenure
to provï'de living accommodations that address various socio-economic
factors. Certain home occupations and convenience stores, and limited
"SER VICBEJf,eELLENCE
fo1' ourC()'J1MUNITY"
, -
*
100% Post Consumer.
, .
, .
,
if 3 ~(j;;" .
Page 2
, office and retailing of goods and services, in appròpriate locations, as
components of mixed-use developments are also permitted within this
design~tion. .
lands within Special Policy Area A are to be used for a mixture of
residential, retail, personal service and industrial uses. The Durham
Regional Official Plan promotes 'the maximization of the area's highway
exposure, as a main street and.a gateway; Dev,?lopmentis to be '
intensified ina.manner that will not adversely affect similar development
within the MainCentral,Areas of PickE:Hing. The improvement of its visual
impaot,from Highway 2 is a major consideration in the development of this
area. . 0 0 0
'Municipàl Water Supply and Sanitary Sewer Service
Municipalwater,supply and sanitary sewer services are available to the'
~ubject area. Uporideveiopment ofthe area, looping of the watermain will
be required along the proposed, road between Delta Boulevard arid 0 0
Kingston Road. There will also be requirements to ~xtend the sanitary
sewers to provide internal service. 0 00 ' ,0' ,
, Transportatio,n
0 ,
Regional transportation comments are currently beingexamineçt These'
,comments will bß forwarded to you upon receipt.' ,
~rovii1cial Plan Review Responsibilities
'This application has been screened in accordance with the terms of the
provincial plan review responsibilities. A tributary of the Àmberlea Creek
traverses the subject lands. Any proposeddeveiopment should '
demonstrate that the ecqlogicalfunctions of thecreekar~ not adversely
,affected. Proper stormwater management teêhniques and, ~rosioh and
sedimentation control measures must be employed in order to avoid any
n~gative i~pactsthat could result,in downstream areas. , The subject'
lands have also been .identified as 'having a high archaeological potential,
due to the proximity of the Amberlea Creek. ' An archaeological
assessm~nt will be required for any future development proposal.
The subject lands are Ibcated in proximity to Whites Road, which is
designated a Type-A arterial 'road in the Durham Regional OfficiaJ Plan.
:.
ATTACHMENT 11.(0 TO,
REPORT#PD ' l.f3 -();). .
Page 3
, ,
The lands are also in proximity to Sheppard Avenue, which'is designated
a Type-C arterial road,'in the Durham Regional Official Plan~' A CNR
railway line is also ,in proximity to these lands. Any future residential
developments will, require an acoustical report assessing road and rail
, traffic noise. No further provincial interests appear to be affected by this,
amendment. "
This application is considered to have no significant Regional or Provincial
concerns. Jnaccordance with Regional By-law 11-2000, this application is
exempt from Regional approval. It is anticipated thaUhe previously'
, mentioned Prov.incialand Regional issues will be addressed as part of the
amendment application process.' " ' "
Please advise the' Commissioner of PlarÎ.ning of your Coundl'sdecision. If
Council,adopts an Amendment; please forWard a record to this, '
Departme'nt within 1sdaY$ of the date of adoption. Therecord should
incl.ude the following:' ,', ,
.' ,Two (2) copies of the adopted amendment;
. A copy of the adopting by-law; and '" , '
. A copy of thø staff report and any, relevant materials.
If you have any questions,' please call Ray Davies at (905) 728-7731,
extension 3223. ' , ,
Yours truly,
'-~' ' ," 'k,A' "
,','_:,-,," .~(
" , .. 'Blàir, Director:' , "
Planlmplementation ,
Current Operations Branch
,-.....
cc.:
, ,
Greg Gummer", Regional Works Department
Russelí White" TRCA '
R:\ Trai nlng\RcflJop!l\opaO2:002"P
, ,
,-
RECE~VED
SEP 2 5 2002
~roROf\{fO AND REG/ONt::Y--
~onserva Ion
for The Living City
CITY OF PiCKERING
, PLANNING AND
DEVELOPMENT DEPARTMENT
September 25, 2002
. CFN 32670
X-ref: CFN 32199
Ms. Catherine Rose
City of Pickering.
Pickering Civic Centre
One The Esplanade
Pickering. Ontario L 1 V 6K7
ATTACHMENT # 7 TO
REPORT # PO '13 - 0 J.
Dear Ms. Rose:
Re:
Amberlea Creek North East Quadrant
Landa generally bounded by Whites Road, Kingston and Sheppard Avenue
City of Pickering .
Further to our letter of October 241h 2001 (copy enclosed) and our discussions, on the above noted
project please be advi'sed of the following updated comments on,the above quadrant and related
amendment applications. . '
rACA staff are aware that the City of Pickering Is in the process of finalizing the background studies
to 'support a comprehensive; plan for stormwater management for the Amberlea Community. The
works are proposed to improve conditions to downstream portions of Amberlea Creek and to the
Frenchman's Bay. We recognize that upstream portions of the Amberlea Creek are 'degraded and a
large percentage of flows are from untreated and uncontrolled stormwater runoff.
Given the potential benefit,s to Frenchman's Bay, TRCA support in principle the proposed piping of
the Amberlea Creek as an outcome of the broader municipal stormwater management strategy
provided the City pursues the downstream stormwater management plan generally set out by Mark
Schollen report entitled Amberlea Creek Assessment and Alternatives October, 2001. We recognIze
that this plan is 'conçeptual and that the City is taking the necessary steps to finalize this project.
The stcrmwater mahagen¡1ent strategy would have to be accepted by TRCA staff in advance of
Issuance ofan,y permits Under Ontario Regulation 158., .
Further we are supportive of the Official Plan Amendment which provides support for the piping or
relocating of the Amberlea Creek subject to satisfying the mcA, and specifically subject to
demonstrating a strategy resulting in a significant net benefit to the Frenchman's 'Bay Watershed.
We trust that this is of assistance and are prepared to provide any necessary support to the City of
Pickering in the finalization of the stormwater scheme for the Amberlea Quadrant.
We trust that this is satisfactory: If you have any questions please'contact the unç: ersigned.
,yz:u", \y: . j, .'
, . sse ~~
Senior Planner
Development Services Section
Ext. 5306 . .
Encl.
cc: Ray Davies, Region of Durham
Grant McGreggor, Crty of Pickering
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:; ore am rIve, ownSVlew,. ntano,M3N 154 (416) 661.6600 FAX 661.6898 www.trca.on.ca ~~
TOTAL P.01
AUG. 1.2002 11: 3:::::Af'¡
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ATTACHMENT # % TO
r:~' ::,:PT # PO "",,,::i2 ~q ~
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F'. 1
Canadian Propriétés
. Nat:bnal ferrovJalres du
Railway Canadien
Properties Joe. National Inc.
277 Front Street West
Floor S
Toronto. ORfanO
MSV 2X7
277. rile Front ouest
8' étage
Toronto (Ontario)
MSV 2X7
c::.N
Telephone: (416) 217.6961
Facsimile: (416) 217-6743
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CiTY j2!C;{EFHNG
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VIA FAX: 905-420-9685
1 August 2002 -~ C~
Mr. B aylor
C" Clerk
~'City of Pickering
One The Esplanade
Pickering ON L1 V 6K7
CL.EAK1S DiViS~ON
Your File: OPA 02-002/P
Our File: TZ-4500~P-02
Re:
Proposed Official Plan Amendment
Northeast Quadrant Review
Generally bounded by Kingston Rd., Whites Rd. and Sheppard Ave.
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PLt>.NNiNG f\ND
I DEVELOP"JiENT DEPARTMENT
!......;;--,~,-~=,
Dear Mr. Taylor:
We have reviewed your letter dated 5 July 2002 regarding the above noted application
and request that the following policy be included in the Official Plan Amendment:
"Any proposed residential or other sensitive land use development will be required to
undertake noise studies, to the satisfaction of the City in consultation with CN Rail,
and shall undertake appropriate measures to mitigate any adverse effects from noise
that were identified.1I
We woWld appreciate the opportunity to comment on any proposed O,1odlficatlon prior to
its adoption, and ultimately, we request notice of the Amendment being approved.
Should you have qny further questions, please do not hesitate to contact the undersigned
at (416) 217-6961.
Ge 'oDds, B.E.S,
Development Review Coordinator
A wholly owned subsidiary of Can.dlan Natlon~1 1¡¡lIw.y Company I line fiji.le en pmprìété exclu~ive de la Compagnie dos ch~mins de f~r nat}onaux du (~nad~