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HomeMy WebLinkAboutOctober 15, 2002 Planning Committee Meeting Agenda Monday, October 15, 2002 at 7:30 p.m. Chair: Councillor Brenner (I) ADOPTION OF MINUTES Meeting of September 9, 2002 (11) DELEGATION 1. Gary Bowen, Watershed Specialist, TRCA, will present the Duffins Creek Watershed Plan. (111) MATTERS FOR CONSIDERATION PAGE 1. PLANNING & DEVELOPMENT REPORT PD 43-02 1-58 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 2. PLANNING & DEVELOPMENT REPORT PD 47-02 59-94 ZONING BY-LAW AMENDMENT APPLICATION A 13/02 591658 ONTARIO LIMITED LOTS 1-7 AND 10, PLAN M1040 (SOUTH-WEST CORNER OF SQUIRES BEACH ROAD AND BAYLY STREET) 3. PLANNING & DEVELOPMENT REPORT PD 44-02 95-107 ZONING BY-LAW AMENDMENT APPLICATION A 5/02 RUNNYMEDE DEVELOPMENT CORPORATION 1900 DIXIE ROAD (GLENDALE MARKET PLACE) (SOUTH-WEST CORNER OF DIXIE ROAD AND FINCH AVENUE) Planning Committee Meeting Agenda Monday, October 15, 2002 at 7:30 p.m. Chair: Councillor Brenner (IV) CORRESPONDENCE Members of Council may formally table an item of correspondence that has been circulated by the Mayor, CAO, Clerk or other staff person. (V) ADJOURNMENT 001 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY 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 PD 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 Sehppard 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 Dunbarton School policies; and · revise policy 11.8 - Woodlands Neighbourhood Policies with new policies addressing land use, transportation and environmental and stormwater management matters; and (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 PD 43-02; and OO2 2. (a)That the revised Northeast Quadrant Development Guidelines, as set out in Appendix !1 to Report Number PD 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. REPORT TO THE PLANNING COMMITEE 0!)3 PICKERING Re.o. 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 Picketing Recommendations: 1. (a) That Official Plan Amendment Application OPA 02-002/P, initiated bythe City of Pickering, be APPROVED, as outlined in Appendix I to Report Number PD 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' Dunbar'ton 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 Densily 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 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 PD 43-02; 0 0 4 Report to Planning Committee PD 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 PD 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 Picketing 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, SheppardAvenue to the north and the Ambedea 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/Highway 401 westbound on/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 005 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 Iow 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 Toronto and Region - supports piping of Amberlea Creek Conservation Authority within the context of a broader Stormwater Management Strategy (see Attachment #7); Canadian NationalRailway -requests noise analysis for any Properties Inc. proposed residential or other sensitive land use development (see Attachment #8). 3.0 DISCUSSION 3.1 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 007 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. 0 {') 8Report 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: I By-law to adopt Amendment 10 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 0O9 Subject: Northeast Quadrant Review Implementation (GPA 02-002/P) Page 7 Prepared By: Approved / Endorsed By: Grant ~lc-Gregor, MC[P~-F~PP Neil C~ar~ Principal Planner- Policy Director, Plah,qm" g & Development Prepared By: Catherine Rose Manager, Policy GM:pr Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council ,~.. ,, Th~r~'~s J. Ou~n~, Ch~e~Adm~bve O~cer 0 i 0 APPENDIX I TO REPORT NUMBER PD 43-02 BY-LAW TO ADOPT AMENDMENT 10 TO THE CITY OF PICKERING OFFICIAL PLAN 0!i THE CORPORATION OF THE CITY OF PICKERING ~:~FT BY-LAW NO. · 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, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of the Corporation of the City of Pickering may by by-law adopt amendments to the Official Plan for the City of Pickering; AND WHEREAS pursuant to Section 17(10) of the Planning Act, the Minister of Municipal Affairs and Housing has by order authorized Regional council to pass a by-law to exempt proposed area municipal official plan amendments from its approval; AND WHEREAS on February 23, 2000 Regional Council passed By-law 11/2000 which allows the Region to exempt proposed area municipal official plan amendments from its approval; AND 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 __ day of 2002. MAYOR WAYNE ARTHURS CLERK BRUCE J. TAYLOR Exhibit "A" to By-law AMENDMENT 10 TO THE CITY OF PICKERING OFFICIAL PLAN 0.'1.3 Exhibit "A" to By-law AMENDMENT 10 TO THE CITY OF PICKERING OFFICIAL PLAN 0.1.4 AMENDMENT '10 TO THE PICKERING OFFICIAL PLAN PURPOSE: 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 ResidentialArea - Medium Dens/b/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; LOCATION: 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. BASIS: 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 Quadrant 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 PD 43-02 Page 3 0 ]. 5 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) accommodale future improvemenls 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 Picketing 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 proiect; (ii) require new development to establish bmldlngs on Whites Road and Sheppasrl 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 PD 43-02 Page 4 Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant (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 SheppardAvenue, 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 axe designated Urban Residential - Medium Density, in light of their location abutting lands developed as low density development; (vii) despite ll.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 S* 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 ll.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 Picketing; (f) to provide direction for transportation matters within and around the lands covered by the Northeast Quadrant 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 PD 43-02 Page 5 017 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 told' Dunbarton School site; (iv) require pedestrian access, by means of easements or public walkwrays, from Delta Boulevard through the told' 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 Ambedea 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 (la) to provide additional direction on implementation matters for lands covered by the Northeast Quadrant Development Guidelines, 0.1. 8 Appendix I to Report PD 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 StudyArea: 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. September 27, 2002 SCHEDULE W <(~ -0 ~ 0 PICkiNG OPEN SPACE S~TEM EMPLOYMENT AR~ ~E~AYS AND MMOR UTILITtES E~O~ ~ URBAN RESIDENT~L AR~S OTHER DESIGNATIONS MIXED USE AR~S ~ MEDIUM OENS~ Appendix I to Report PD 43-02 Page 7 Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant Selected Policy Extracts from the Picketing Official Plan Referred to in Amendment 10 Provided for Information Purposes Only- Not Part of Potential Amendment i Retailing of goods and services generally serving the needs of the i surrounding neighbourhoods; Offices and restaurants; . Community, cultural and recreational uses. Community Nodes All uses permissible in Local Nodes, at a larger scale and intensity, and serving a broader area. Mixed Corridors All uses permissible in Local Nodes and Community Nodes, at a i scale and intensity equivalent to Community Nodes; i Special purpose commercial uses. Downtown Core i All uses permissible in Local Nodes and Community Nodes, at the i greatest scale and intensity in the City, serving City-wide and regional ! levels; i Special purpose commercial uses. 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 PD 43-02 Page 8 0,'~J. Amendment 10 to the Pickering Official Plan - Amendment for the Northeast Quadrant Selected Policy Extracts from the Picketing Official Plan Referred to in Amendment 10 Provided for Information Purposes Only - Not Part of Potential Amendment !Areas i Local Nodes i over 30 and up to and up to and including 10,000 up to and including including 80 2.0 FSI Community : over 80 and up to and up to and including 20,000 up to and including Nodes i including 140 2.5 FSI Mixed i over 30 and up to and determined by site-specific up to and including i including 140 zoning 2.5 FSI Downtown i over 80 and up to and up to and including 300,000 up to and including Core i including 180 3.0 FSI i li~tations on Urban Residential Residential uses, home occupations, limited Areas offices serving the area, and limited retailing of goods and services serving the area; Community, cultural and recreational uses; Compatible employment uses, and compatible special purpose commercial uses serving the area. 0 ? 2 Appendix I to Report PD 43-02 Page 9 Amendment 10 to the Pickering Official Plan- Amendment for the Northeast Quadrant Selected Policy Extracts from the Picketing 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; i ........................................... ~':'i ................... ~ ........................... 5~"i'/i· ...................................... i ................................................................................... :..' ........................................................................... iR id n" 1~ i M~mum and M~Um es e ua ea . . . i ~ . ~ i Net Residential Densl~ i *u~categ°t3' i {in Sellings per net h~ctare) i ~w DenSity Area i up to and including 30 [ Medium Density Area i over 30 and up to and including 80 over 80 and up to and including 140 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; (b) the retail gasoline outlet obtains access from an arterial road as identified on Schedule II; (c) the retail gasoline outlet is not located adjacent to or opposite a school; (d) the number of retail gasoline outlets is limited to a maximum of two outlets within 100 metres of any intersection; and (e) the retail gasoline outlet will not adversely affect the safe and convenient movement of pedestrian and vehicular traffic. 023 APPENDIX NO. II TO PLANNING REPORT NO. PD 43-02 DEVELOPMENT GUIDELINES FOR THE NORTHEAST QUADRANT Woocilands N~ighbourl~ood Section FI Northeast Quadrant FOXWOOD FOXWOOD PINEVIEW COURT AUTUMN CR. SHADYBROOK LAURIER NATIONAL RAILWAYS LANE BIRCHWOOD ~hEPPARD AVENUE SHEPPARD DUNFAIF DAYLIGHT · · ST. DAY HILL DRIVE COURT ~TONEBRIDGE / / O25 Northeast Quadrant Developrnent G u idelines - Tab le of Contents Sections Page F1.1 General Description 1 F1.2 Introduction 1 F1.3 Development Framework 2 F1.4 Northeast Quadrant Objectives 2 F1.5 Urban Design Guidelines 3 F1.6 Transportation 3 F1.7 Stormwater 14 F1.8 Implementation 15 Figure 1 16 Adopted by City Council on by Resolution # 0?6 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 ring road with an interior linear 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 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 harmonized and complementary 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  4. To provide a safe, pleasant, comfortable and - convenient environment supporting all ~'.A~--~ c0K.~, modes of travel including bicycle, c~-~A,0~_~,~ ~ ~ pedestrian and vehicular traffic. ~~' ~ 5. To minimize views to large parking areas by utilizing appropriate principles of site ". I~ 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.$.1 Commercial Development Proposals In reviewing any commercial development proposals fronting Whites Road or Kingston Road: 1.0 Building Placement: T~ql5 ~ F'"~'~ · BuilOings should be located close to the street with no more than one row of ]~'~lIil [[[Il Ill[Jill]Ill street.parking between the buildings and the ~'°'~" F"'s~ ']'~ · This will be implemented by the establishment of provisions within the '~'~T~I[[III[I[[III Il]III [l[t[ 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. Northeast Quadrant Development Guidelines (September 27, 2002) Page 4 2.0 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. COI'41~IEI2'cliI~L · Development will employ ROAI:) innovative architectural designs utilizing high quality materials to humanize the street, mitigate the effects of traffic, and present an attractive frontage along public roads. · No blank walls shall be exposed to public right-of-ways. · Buildings that front the street should be coi~structed 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 defim 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. ,~occ ~o7 r~-- - 3.0 Rooftop Equipment: --1~ (~'um~"rH~' )L~ · All mechanical equipment must be Q II \ ..~.-~,r~t~l~_-- adequately screened and all commercial " " buildings should contain their rooftop mechanical equipment either in small ---J II__~ .ll~ rooftop elements or under roof profiles. iL__ Northeast Quadrant Development Guidelines (September 27, 2002) Page 5 4.0 Parking: · Parking areas will be required to be attractively buffered from public rights-of- way through the appropriate layout of .... ~'~,~KI,~--- plant and landscape materials. [[ l llll III I Ill ! _LL · Parking areas shall be set back a minimum of 3.0 metres from adjacent~'~.,1 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 3.0 metres in width shall be required the ends of each parking row. · Parking between building fa~:ade and streetline is discouraged. · Where appropriate, bicycle lock ups shall be provided for employees and patrons. 5.0 Road Boulevards: · The Kingston 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 0 31 ~- :._-.~_~=::-. .-.:.... ....6.0 Loading & Services:  · All loading and service areas should be located away from street frontages and ~,,,,/' effectively screened. ' I! 7.0 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. 8,0 Drive-Thru Facilities: · Drive-thru facilities shall be located "~ such that the pick up window or o~, 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 ~~]~3. m~'r automobile staking spaces between ~'c'4~t~ r~ the order board and the pick-up window. 9.0 Vehicular Access: · Driveways and parking areas located between streetline 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. 0 ~ 2 Northeast Quadrant Development Guidelines (September 27, 2002) Page 7 10.0 Conditions Abutting Creek: ......................................... ~:/;, · If development precedes the anticipated ............................ piping of the Amberlea Creek tributary, J ....... /~ no buildings or structures shall be ~..~ '~ permitted within 10 metres of the stream ~-¥~....,J;~;;~,..I--.. corridor. If possible, this area adjacent to I the creek should be landscaped in a manner that is sensitive to the natural ~¢_~,~ processes of the stream, unless the stream ~o~. ~o~,.,~o~ ~o,~. '- 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 ~ [I~-'~!lI !II........ '!!1 i! !Il from the parking area to the main 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. · 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 i handled interior to the building itself. (~~ ..... j · No outdoor storage shall be permitted. Northeast Quadrant Development Guidelines (September 27, 2002) Page 8 0 ~ 3 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 the intensity and quality of landscaping throughout the site shall increase. 15.0 Buffers: · Adequate and attractive buffering between commercial and residential development shall be required; landscape elements including fencing may be utilized 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. -~ ~~ / · Attractive exterior seating I .... areas or courtyards that r .~--~--~-1 include benches, ~.~ I ~ ~. bicycle lock-ups and [~| garbage receptacles, and ~_ ~~,~~ that are safely removed - from vehicular routes, '. _ . .~ will be encouraged. Northeast Quadrant Development Guidelines (September 27, 2002) Page 9 17.0 Signage: · Site plan applications should identify sign details including location and size. ~ ~ · Fascia signs should be designed ,-~ to be integral with the buildin'gs -- fa~:ade. [ ~ ~ · Signage for second storey businesses i ~ should be located on a sign i~ ~ ~=~1 directory near the main entry. · Ground signs are preferred over ~[[ [ [[[I iii, Il[il[ItI pole or pylon signs. 18.0 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 aheight of 6.0 metres. 19.0 lree Preservation: · [stablished trees that provide significant buffering or aesthetic contributions to the neighbourhood should be considered for preservation and protected during construction, lree.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 fa~:ade that presents a building face to Sheppard Avenue that reflects a residential character. Northeast Quadrant Development Guidelines (September 27, 2002) Page F1.4.2 Residential Development Proposals In reviewing residential development proposals: 1. 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. 2. 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.  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 include 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. The height of residential units along Sheppard Avenue shall be restricted to two storeys on the front elevation facing Sheppard Avenue, and shall t. 4u~vrs '~ 4u~. [._ include facades that are mostly brick ' on all sides facing the public right of way. z ~o~e~ ~ '" Northeast Quadrant Development Guidelines (September 27, 2002) Page 11 026 6. New residential development along --~"J ~' Whites Road shall be a minimum four  ~ J functional on the side of the storeys vvm-r£~ ~o~, building facing Whites Road, and of 4 mostly brick facades on all sides facing ~ the public right-of-waY. 7. Architectural detailing and stepping the Ut,ipULA3'II~6 footprint of the front and rear facades c-~:~kTe~ I~-rE'~T shall be utilized to avoid the appearance of long flat walls. -...~//~ ¢7~1~ 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 Iow-density development to the east and north. Northeast Quadrant Development Guidelines (September 27, 2002) Page 17 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, ' .... A.'~'_=~' ~ ._j which includes up-graded landscape ~. :.".~~-_.:-_: \. treatment and a minimum 2.0 metre wide sidewalk, shall be included as an toeasement the City. for pedestrian access granted 12. Allowance for comfortable and convenient pedestrian movement from areas north and west of this location to destiaations to the south shall be integrated into the site layout. 13. 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. 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 fa~:ade construction. 15. Any free standing utility boxes including hydro, telephone, etc. shall be enclosed within screening devices designed to match or complement the buildings. s-r,~s c,s-r 16. All stairs, which are required on building / "~'~,¢~ facades, shall be cast in place and not pre- ~.~/ -~ou~,-rlo~ cast units. ;?...0..,: 17. The grade of the site along the Whites Road ~' ~ / , frontage shall be raised so that any proposed ;;.~ ~1¥I 'iI[ dwelling's front entry is at or above the ~. grade of the sidewalk on Whites Road. Northeast Quadrant Development Guidelines (September 27, 2002) Page 13 038 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. · k-"~O NT ~' ~'I"F.', .~,sw*,u< 20. For residential development along l"~' i__~~ Whites Road and Sheppard Avenue, the front entrance will face the public streets. 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 14 039 Sheppard Avenue east of the residential development proposed at the south-east corner of Whites Road and $heppard 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 stormwater 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. 0 4 0 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. 041 I I~.: ATTACHMEN'I' # i TO REPORT ~ PD ':'/.-~ -02. City of Pickering Planning & Development Department · · NORTHEAST QUADRANT REVIEW AREA ~III~ IDATE SEPT. 16, 2002 ATTACHMENT# ~ TO PICKERING 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 Road and Sheppard Avenue) City of Pickering 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 on/off 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. 0 Z[ 4 Information Report No. 22-02 ATTACHMEIgT ~, <:~ ,TO · . r--F~;',0Fr ¢/PD~ 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 Picketing 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. Information Report No. 22-02 R:., ..... di~"~ ,t PL,.__.',.../~.~3_.T,?...?..~ Page 3 ~'~5. 3.0 OFFICIAL PLANS 3.1 Durham Reqional 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 PolicyArea 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 B2 - Transportation System of the Regional Official Plan; 3.2 Pickerinq 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 ResidentialArea - 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 DunbartonSchool property is designated as an Urban StudyArea 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 Iow 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 R~u~ # PD z/',,~ -~ ;Z. Page 4 046 - 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 SheppardAvenue 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 Co/ridors; 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; Information Report No. 22-02 REPORT ~ PD ~$ -o :2. Page 5 047 · 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 Iow 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. 5.0 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 ~;£1-,,~,ii'~ ~~ ..... Page 6 O48 5.2 A_clencv Comments none received to date; 5.3 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. 6.0 PROCEDURAL INFORMATION 6.1 Official Plan Amendment Approval Authority the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and/or Provincial interest; - at this time, the Region has not yet determined whether this official plan amendment application is exempt from Regional Approval; 6.2 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 Council or 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 ~-;~;,~m.'~ ~' ~ ........ &:. ................ Page 7 7,0 OTHER INFORMATION 7.i Appendix I copy of the City-initiated proposed Pickering Official Plan Amendment; 7,2 Background 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 No.east 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 Catherine L. Rose Principal Planner- Policy Manager, Policy GM/td Attachments Copy: Director, Planning & Development Excerpts from Statutory Public InformationMeeting Pursuant to the Planning Act ATTACHMENT#_ ~ _TO Wednesday, August 8, 2002 REPORT # PD__~._;L-.~)_~Z~..~ ,. 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 Iow-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 Iow 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. /~T7 k~, -~'~,~E[~l'l' ff, REPORI ~ PD /'/--~ ' ~ l R.G. RICHARDS AND ASSOCIATES 727 Sunningdale Bend Tel: 905-823.7897 M{ssls~auga, Ontario Fax: 905-B23.8837 L~I 1G1 E-mail: rgHcha~ Ibm. net August 16, 2002 , Delivered by fax and mail Mr. Grant McGregor __ Principal Planner R E CIE ! V.~ Town of Picketing Pickering Planning Department AU( 1 6 2002 One The Esplanade Picketing, Ontario CiTY OF PICKERING PLANNIN{3 AND LIV 6K7 _._DEVELOPMENT Da~AFtTNtI~NT 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 OPA. 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. Them 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 OPA as proposed and urge you and Council to reconsider the policies as they pertain to 816 Kingston Road. ATTACHMENT ~_/../Z ,, TO Please ensure we are provided notice of the adoption of this OPA as it is our intention to appeal and seek consolidation of the matter with our appeals of our own applications now before the OMB. Yours very truly, Cc. North American Acquisition Corporation 2 O53 SEP,-15' 02(FRI) 12:04 CORRIDOR ~IANAGEMENT TEL:4162554267 P, 002 ATTACH[',~EI~JT # ~' ...TO Tel: (416) 235-5095 Central Region F~: (,n6) z~s-426v 120~ Wi~on ^ve=ue RECEIVED Building D, 7~ Floor Dom~i~w, ODmio SEP 1 3 2002 M3M CITY OF PICKERING ~LANNING AND S~temhcr 12, 2002 City of Pl~ing & Dewlop~nt D~a~nt Pieke~g Ci~c Co~lex One ~ ~planad~ Pieke~g, Onto L1V 6K7 A~ention: Gr~t McGregor D~ 5~ ~ngst~n Road- ~lt~ Road Nor~east Quadrant Trans~rta~on Study ~oposed Ac~ Op~osRe ~ngston Road~tghway 401 W~o~d O~Off Cl~ of ~eke~ Further to the meeting of September 10, 2002, we offer the following comments: After l~ngthy r~view of this prOPosal for access dirccQy across from thc Highway 401 ramp terminal, we have concluded that our standards and operational requirements for ramp terminal access cannot he met. Since it is the responsibility of this m~nlsa7 to ensure the operational integrity of tim provincial highway system and to ma/ntain flee s. afety of the u:avelling public, we regret to inform you that we cannot permit ~ proposal. We appreciate your Od-operation and assistance in our review of this proposal and look forw~d to working wi~ you on future projects. If you have any questions, please contact me at 41fi-235-5095. Yoms truly, Tom Hewitt, P.Eng Manager, Corridor Management Office Michael DeMichel~ MTO Charlie Petro, MTO Ken Sherbanowski, MTO Steve Gaunt, CiW of Picketing Richard Holborn, City of Picketing Catherine Rose, City of Picketing Gene C"nartier, Durham Region SteVe Mayhew. Durham Region RECEIVED September 10, 2002 SEP ! 3 2002 CITY OF P~CKERING PLANNING AND DEVELOPMENT DE~ARTMENT Grant'McGregor, Principal Planner -- -' ..... Planning and Development Department. The Regional . City of Picketing Municipality One th e Esplanade of Durham Pickering ON L1V 6K7 Planning Department 1615 DUNDAS ST. E. Dear' Mr. McGregor: 4TH FLOOR, LANG TOWER WESTp. o. BoxBUILDJNG623 Re: Region's Review of an Application to Amend the Pickering WHaT,Y, ON L1N 6A3 Official Plan - CPA - 02-002/P (905) 72a-773~ Applicant: City Initiated' FAX: (905) 436-6612 - . www. region.durham.oh.ca' Location: Northeast Quadrant (lands ,generally bounded by A.L. Georgieff,.MCIP, RPP Kingston .Road, Whites Road 'and Sheppard Avenue) commissioner of PlanningMunicipality: 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. The purpose of this application 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 amendment is to achieve a cohesive identity for the area, to guide development on private, property, and to provide a framewOrk for reviewing development applications. The proposal intends that the Pickering Official .Plan be amended by redesignating certain lands on Schedule I- Land Use Structure, revising. SChedule II- Transportation System, and revising Policy 1 1.8- Woodlands Neighbourhood PolicieS with new policies. Durham Regional Official Plan The lands within the NortheaSt Quadrant are designated "Living Area" and "Special Policy Area A" in the Durham Regional Official plan. Living Areas are to be developed predominantlY for housing purposes and. should incorporate the widest possible variety of housing types, sizes andtenure to Provide living accommodations that address various socio-economic factors. Certain home occupations and convenience stores, and limited. "SER VICE EXCELLENCE for our COMMUNITY" 100% Post Consumer Page 2 office and retailing of goods and services, in appropriate locations, as components of mixed-use developments are also permitted within this designation. Lands within Special Policy Area A are tobe 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~ Development is to be. intensified in a.manne~: that will not adversely affect similar development within the Main Central, Areas of Pickering. The improvement of its visual impaot.,from Highway 2' is a major consideration in the development of :this area. .Municipal Water Supply and'Sanitary SeWer service Municipal water.supply and. sanitary sewer services 'are available to the subject area. Upon'development of the area,'looping of the watermain will be required, along the proposed, road between Delta Boulevard and Kingston Road, There will also be requirements to extend the sanitary sewers to provide, internal service. Transportation Regional .transportation. comments are currently being examined. These comments Will be forwarded' to you upon receipt. Pro,~incial Plan Review ResponSibilities This application has been screened in ~ccordance With the terms of the provincial plan review responsibilities. A tributary of the Amberlea Creek traverses the subject lands. Any proposed development should demonstrate that the ecolOgical functions of the-creek are not adversely affected. Proper stormwater management techniques and erosion and sedimentation control measures must be employed in 'order to avoid any negative impacts that 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 Creel<.. An archaeological assessment will be required for.any futUre development proposal. The subject lands are located in proximity to Whites Road, which is des!gnated.a Type-A arterial 'road in the Durham Regional Official Plan. ATTACHMENT #_.*(~ TO REPORT.# PD -. c/3 - O'~ Page 3 The lands are also in proximity to Sheppard Avenue, which is designated a Type-C arterial roadin the Durham Regional Official Plan. A CNR rail.way 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. In accordance with Regional By-law 11-2000, this application is exempt from Regional approval. It is anticipated that .the previously - mentioned. Provincial and Regional issues will 'be addressed as part.of the amendment application process.. Please.advise the' Commissioner. of Plarining of your Council's.decision. If Council.adopts an Amendment, pleas'e forward a'record to this Department within !5 days of the date of adoption. The record should include the following: · Two (2) copies of the adopted-amendment; · A copy of the adopting by-law; and. · A copy of the staff report and any, relevant materials. If you have any questions,' please call Ray. Davies at (905) 728-7731, extension 3223. Yours truly, . :~irector -' . Plan ..Implementation Current 'Operations Branch cc.: Greg Gummer,.RegionaIWorks DePartment Russell- White; TRCA R:\Training~Rd~Jopa~opaO2-OO2-P OmRo ro REC O~ ' R E nservauon for The Livin City c r¥ PlaNNING AND DEVELOPMENT (~EPARTMENT September ~5, ~00~ CFN 88~70 X-ref: OFN 821 Ms. Catherine Rose ATTACHMENT ~.. 7 TO Ci~ of Pickering. RE~OR7 ~ PD ~' ~ - 0 Picketing Civic Centre One The Espl~ade Picketing, Ontario L1V 6K7 De~ Ms. Rose: . Re: Ambedea Creek No~h East Quadrant ~nds gener~ly bound~ by Whit~ Road~ ~ngMon and Sheppard Avenue CI~ of Plckedng FuAher to our leper of OMober 24~, 2001 (copy enclosed) an~ our discussions on the above noted project please be advised of~e following updated ~mmen~ on.the above quadrant and relmed ~endme~ applications. TRCA ~aff ~e aw~e ~at ~e Ci~ of Picketing Is in the pmce~ of finalEing ~e background ~udias to suppo~ a comprehensNe plan for Mormw~er management for the Amberlea Commune. The works ~e proposed to improve condRions to downstre~ potions of Amberlea Creek ~d to the Frenchman's Bay, We recognize ~at upstre~ po~ons of ~e Amberlea Creek ~a'degraded and a large percen~ge of flows am from un.eared and uncon~olled Mo~water ~noff, Given ~e potential bene~ to Frenchm~'s Bay, ~CA suppo~ in principle the proposed piping of the Amberlea Creek as an o~coma ~ ~e broader munlcipN sto~w~er manegement sffa~gy provided 1he C~ pumues the downstm~ stormwNer management pl~ gener~ly set o~ by Mark Schollen repo~ creeled Amberlea Creek Assessment ~d Ntem~es October, 2OOl. We recognize that this pl~ is conCeptu~ ~d ~at the C~ is t~ing ~e necessa~ steps to fin~ize this project. The stermwater m~agemant have to accepted , ~egy would be by TRCA ~ff advance of Issu~ o/'~y pe~i~ Under Ontario Regulation 158. Furor we ~e suppo~ve of the ~ciN Hen ~endment which providee Suppo~ for the piping or relocating of the Amberia~ Creek subje~ to sMi~ing ~e ~C~ ~d specifi~ly subJe~ to damon~rating a strategy resulting in a signific~t net bene~ to ~e Fmnchm~'s Bay W~emhed. Wa tru~ th~ this is of a~ist~ca ~d ~e pmp~ed to provide any necess~ suppoA to ~e C~ of Pickering in ~e fin~izafion of the ~or~atef scheme for the Ambedea Quadr~t. Wa ~ th~ ~is is s~da~o~: If you have ~y questions plebe.co.ct the undersigned, $~nior Oevelopme~ So.ices Section ~ 5306 cc: Ray DAvies, Region of Durham Gr~t McGreggor, C~ ~ Picketing P:~R~~c~o~zem~.~u- "': .............. :' ' :: . ..... ~ ~n~renam urtve, uownsvlew, OntaHu.M3N i$4 (416) &&1-6600 FAX TOTRL RUG. i. 2l!ll/l~ 11:3,'3AH C:MRF' TOROMTC, HO. ?~4 P. i A'rTACHMEI'.!T # ~_.~TO 5 ,~ Canadian Propri6t(~s 277 Fmllt Street West 277, rue Front ouest ' Nat[bnal ferrovJatres du Floor S 8' ~tage ~ailway Canadien Toron~, O~do Toronto (Ontario) Pmpe~iesln~ NOtional Inc. ~ Fa~Jmi[e: (416) 217-6743 ~ ' ::~ ?~T~l~ee~e~(~) ~6743 ~A F~ 90S-420-9685 1 ~u~ust 2002 ~ Your ~le: OP~ 02-002/P -- . Our File: ~-4500-P-02 Mr. ~a~lor ' -.'Ci~ Of Picketing One The Esplanade Pickering ON L1V 6K7 Dear Hr. Taylor: ~ Y OF PtCKER;NG Re: Proposed O~cial Plan Amendment :~v~o~¢,,,¢~m. O~P'ARTM[JNT No.beast ~uadrant Review ~eneraily bounded by ~ng~on Rd.¢ Whites Rd. and Sheppard Ave. We have reviewed your leper dated 5 July 2002 regarding the above noted application and request that the following policy be included in the O~cial Plan Amendment: "Any proposed residential or other sensitive land use development will be required to unde~ake noise studies, to the satisfaction of ~e CI~ in consul~tion with CN Rail, and shall unde~ke appropriate measures to mitigate any adverse effe~ from noise ~at were Identified." ...... We would appreciate the opportunity to comment on any proposed modification prior to its adoption, and ultimately, we request notice of the Amendment being approved. Should you have any further questions, please do not hesitate to contact the undersigned at (416) 217-6961. Development Review Coordinator A whally owned subsidiary of Canadian National ~llway Company I une fil ale an prapri~t~ exclusive de I,~ com@aClllie des cher~in~ de far natlenauz du canada RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY 1. That Zoning By-law Amendment Application A 13/02, be APPROVED, subject to the conditions outlined in Appendix I to Report Number PD 47-02, to expand the range of employment area related uses on the subject property, submitted by 591658 Ontario Limited, on lands being Lots 1-7 and 10, Plan M1040, (Parts 1-14 and 17- 20, Plan 40R-18728), City of Pickering. 2. That the Applicants' request to permit the parking areas to be treated with a loose surface material be DENIED. REPORT TO THE 0 6 0 PLANNING COMMITTEE PICKERING Re.o. Numbor: PD 47-02 Dato: September 27, 2002 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 13/02 591658 Ontario Limited Lots 1-7 and 10, Plan M1040 (South-west corner of Squires Beach Road and Bayly Street) Recommendation: 1. That Zoning By-law Amendment Application A 13/02, be APPROVED, subject to the conditions outlined in Appendix I to Report Number PD 47-02, to expand the range of employment area related uses on the subject property, submitted by 591658 Ontario Limited, on lands being Lots 1-7 and 10, Plan M1040, (Pads 1 -14 and 17-20, Plan 40R-18728), City of Pickering. 2. That the Applicants' request to permit the parking areas to be treated with a loose surface material be DENIED. Executive Summary: The applicant is proposing to amend the existing zoning to expand the range of employment uses, including exhibition hall and banquet facility uses. The subject lands are located on the south-west corner of Squires Beach Road and Bayly Street (see Location Map & Applicant's Submitted Conceptual Plan, Attachments #1 & #2). An "exhibition hall" use is requested by the applicant with the intent to facilitate relocation of the Picketing (Flea) Markets which are currently located at the Metro East Trade Centre. The proposed uses are supported as they comply with uses permitted in the Pickering Official Plan for the General and Mixed Employment designations. It is recommended that an "(H)" holding provision be applied to restrict development of the proposed new uses until arrangements have been made to the satisfaction of the Region of Durham and the City of Pickering respecting site servicing and site development. It is recommended that City Council approve Zoning By-law Amendment Application A 13/02, subject to the conditions outlined in Appendix I to Report Number PD 47-02. Report PD 47-02 Date: September 27, 2002 Subject: Zoning By-law Amendment A 13/02 Page 2 Financial Implications: Urbanization of Squires Beach Road to Industrial/Commercial standards (including storm sewers), from 250 metres north of Clements Road to Bayly Street should be completed in conjunction with the development of these lands. The City has received contributions from some adjacent benefiting landowners and will require contributions from this applicant. Further, the urbanization of Squires Beach Road is identified as a development charge project and funds are anticipated to be proposed by staff in the 2003 capital budget related to this project. The"(H)"-Holding provision of the implementing zoning by-law will enable the City to require a development agreement with the property owner respecting the urbanization of Squires Beach Road. 1.0 Comments Received 1.1 At August 22, 2002 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) From Residents: - what is the intended use of the two pads adjacent to Bayly Street is a turning lane anticipated on Bayly Street questioned whether subject property could obtain access from Orangebrook Court - requested that Canadian National Railway improve railway crossing (bump) on Bayly Street 1.2 Following Information Meeting From Agencies: Toronto and Region Conservation no objections to proposed uses Authority - requires an Environmental Impact Statement to address appropriate buffer for existing wetlands (See Attachment #5) Durham Planning Department - conforms with Regional Plan - requires the submission of an Archeological Assessment - indicated that Regional matters respecting servicing will be dealt with through the associated site plan approval process (See Attachment #6) Report PD 47-02 Date: September 27, 2002 Subject: Zoning By-law Amendment A 13/02 Page 3 Canadian National Railway - requests that the owner install a 1.8 Properties Inc. metre high chain link fence along the property boundary of the subject lands and the abutting railway right-of-way - that any alterations to the existing drainage pattern affecting the railway property be approved by the Railway - recommended that the City consider a noise and vibration analysis in the design of the development - recommend a 15 metre building setback be applied from the railway right-of-way (See Attachment #7) Veridian Corporation - no objections From City Departments: Development Control storm sewer system on Squires Beach Road to be extended upgrades to urban cross section on Squires Beach required applicant will be required to enter into development agreement with cost sharing to be included within agreement the applicant will be required to submit a detailed storm water management report (See Attachment #8) 2.0 Discussion 2.1 Proposed Uses Are 'Appropriate The applicant's proposal to amend the existing zoning of the subject lands in order to permit additional uses permissible under the Pickering Official Plan is similar to other zoning by-law amendments that have been approved on adjacent properties within the Brock Industrial Area. Report PD 47-02 Date: September 27, 2002 0 6 3 Subject: Zoning By-law Amendment A 13/02 Page 4 The subject lands are dually designated by the Pickering Official Plan with the northerly portion, abutting Bayly Street designated as "Employment Area - Mixed Employment" and the remainder of the site designated as "Employment Area - General Employment". The "Mixed-Employment" designation permits all the uses permitted within the "General Employment" designation with greater percentages of floor space allocated for non-industrial uses. In addition the "Mixed Employment' designation also permits two additional uses not permitted within a "General Employment" designation, being a convenience store and an office-associated commercial establishment. The requested "exhibition hall" use complies with the Pickering Official Plan Mixed and General Employment designation. An exihibtion hall has similar performance characteristics to permitted community, cultural and recreational facilities. Restrictions on certain non-industrial uses are requried to ensure compiance with Official Plan policies. The recommended conditions outlined in Appendix I to this report will require the implementing by-law to provide various floor space restrictions. 2.2 Recommended Parking Standards The current parking provisions for mixed-use sites within the City of Pickering have been predominately based on the aggregate of the sums of the minimum parking requirements for all of uses. The same principle has been applied to the recommended standards proposed in this report and conceptual by-law. The proposed uses have been categorized into three main groups being the exhibition hall use, industrial uses, and non-industrial uses (such as personal service shop, office-associated commercial establishment, and convenience stores). It is recommended that a parking ratio of 10.0 spaces per 100 square metres of gross leasable floor area be applied to the proposed exhibition hall use. The ratio is based the existing standard that has been applied to the Metro East Trade Centre which is the current home of the Pickering (Flea) Markets. It is recommended that the existing industrial parking ratio of 1 space per 56 square metres of gross floor area remain applicable to the subject lands for industrial uses. The remaining non-industrial uses would be subject to a ratio of 5.5 parking spaces per 100 square metres of gross leasable floor area, which is a standard parking requirement for commercial uses within the City of Pickering. The more parking intensive uses of this category such as restaurants, personal service shops, office-associated commercial establishments and convenience stores have been restricted to specific floor areas which will assist in maintaining an appropriate parking supply. Report PD 47-02 Date: September 27, 2002 Subject: Zoning By-law Amendment A 13/02 .Page 5 The final design of the site has not been determined but the preliminary proposed floor spaces provide sufficient information to formulate a recommendation for the parking space requirements which is anticipated to provide adequate parking and efficient site functioning. 2.3 Denial of Applicant's request for a loose surface treatment for the parking areas The Planning & Development Department does not support the applicant's request to permit a loose surface treatment for the proposed parking area. The applicant has requested this amendment citing reasons that due to the location of the wetlands, storm drainage concerns and on-site soil conditions, a more permeable surface would be preferred. The applicant has not provided evidence to support this request. We expect that proper storm water management design can be accommodated with a hard surfaced parking area. If environmental issues are present, other methods\techniques of storm water management are available to address the issue. In addition, the proposed uses are parking intensive, therefore proper demarcation through line painting is required to guide traffic movements on-site and clearly control on-site parking. Further details of the parking configuration and design will be addressed through the review of the future site plan application. 2.4 Traffic, Road, and Servicing Improvements to be reviewed through the Site Plan approval process and secured through appropriate agreements. In order to facilitate the development of the subject lands, substantial improvements, both on-site and off-site, to the servicing, traffic and road networks may be required. The urbanization of Squires Beach Road to Industrial/Commercial standards (including storm sewers), from 250 metres north of Clements Road to Bayly Street should be completed in conjunction with the development of these lands. The City of Pickering has received contributions from some adjacent benefiting landowners towards the urbanization of Squires Beach Road and will require contributions from this applicant. The City has identified the urbanization of Squires Beach Road as a development charge project and funds are anticipated to be proposed by staff in the 2003 capital budget related to this project. It is recommended that City Council approve this zoning by-law amendment application based on a condition that requires the application of an "(H)"-Holding provision to the implementing by-law. The"(H)"-Holding provision will enable the City to require a development agreement with the property owner respecting the urbanization of Squires Beach Road prior to development of the proposed new uses. Report PD 47-02 Date: September 27, 2002 Subject: Zoning By-law Amendment A 13/02 Page 6 The City and the Region of Durham will be evaluating the nature and extent of the improvements through the submission of supporting reports to be provided by the applicant. The submission of the reports will be required through the site plan approval process, prior to the removal of the "(H)"-Holding provision. 2,5 Building Location Acceptable and Urban Design to be addressed through the Site Plan Approval Process The subject property is in a prominent location within the City and possesses a large amount of visibility to Bayly Street. The City has not received a formal application for site plan approval therefore details of the proposed building designs have not been reviewed. The applicant has indicated that the subject lands possess soils of poor quality, particularly at the northern portion of the site. The applicant has advised that the siting of the principal building (exhibition hall\industrial building) is a direct result of the existing soil conditions. The applicant has made efforts to provide architectural treatment at the street frontage through the potential location of free-standing buildings at the corners of the northern edge of the property. The principal building will be required, through the site pan approval process, to provide appropriate architectural treatment in order to distinguish its significance on the subject property. 2.6 Wetland Boundaries to be Finalized and Appropriately Zoned for Conservation Purposes Only The Planning & Development Department, the applicant and staff from the Toronto and Region Conservation Authority (TRCA) conducted a site walk of the subject lands in order to review the location and presence of the Provincially significant wetland that exists at the north portion of the subject property. The applicant had previously completed a survey of the wetland boundaries and the TRCA has subsequently reviewed and accepted the limits illustrated on the survey. The TRCA have indicated that they have no objections to the proposed additional uses. Prior to final approval of an implementing zoning by-law, the applicant will be required to submit an environmental impact statement which is intended to provide a review and recommendations regarding an appropriate buffer for the wetlands. This statement will assist in establishing development standards to be incorporated into the zoning by-law. Further consultation with the TRCA will be conducted prior to forwarding an implementing by-law to City Council. 2.7 Proposed Implementing By-law included for information and discussion A draft by-law is included as Appendix II to this report. City Council is not being requested to consider this by-law at this time, as some of the technical issues have not been completed to date, such as the required buffer for the wetland complex. Report PD 47-02 Date: September 27, 2002 Subject: Zoning By-law Amendment A 13/02 Page 7 The conceptual by-law has been included for informational purposes only and will be forwarded to City Council for consideration when the technical issues have been resolved. The draft by-law provides a greater range of uses for the subject property, and incorporates appropriate provisions to implement the Picketing Official Plan's Mixed Employment and General Employment designations. APPENDICES: APPENDIX I: Recommended Conditions of Approval forA 13/02 APPENDIX I1: Draft By-law Attachments: 1. Property Location Map 2. Applicant's Conceptual Plan 3. Information Report 4. Statutory Public Information Meeting Minutes 5. Comment- Toronto and Region Conservation Authority 6. Comment- Durham Regional Planning Department 7. Comment- Canadian National Railway Properties Inc. 8. Comment- Supervisor, Development Control Report PD 47-02 Date: September 27, 2002 Subject: Zoning By-law Amendment A 13/02 Page 8 Prepared By: Approved / Endorsed By: Neil C~rr~.,~t-P~- ' Director, Pl~.qcd'ng & Development Lynda Taylor MC/C, RPP Manager, Development Review TB:td Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council :-> ~,/~'¢ I~'-~- :.' -(/../,z/~. TCi'o~'i'~ ~. Quinl~, Chief ,~dministr~-O'ffi~r 068 APPENDIX I TO REPORT NUMBER PD 47-02 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 13102 APPENDIX I TO REPORT NUMBER PD 47-02 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 13/0:~ 1. That the implementing zoning by-law: (a) permit the establishment of employment area uses in accordance with the following provisions: (i) provide an (H)-Holding zone preceding the "MC-17" designation until satisfactory arrangements have been made respecting site servicing and site development; (ii) identify the limits of the existing wetland and zone with conservation designation; (iii) no outdoor storage or display; (iv) the gross leasable area (GLA) of a sales outlet shall not exceed 25 per cent of the GLA of the associated employment use; however, the GLA of a sales outlet may increase to 40 per cent of the GLA of the associated employment use providing the GLA of all sales outlets in the building does not exceed 25 per cent of the GLA of the building; (v) provide a maximum aggregate GLFA of 12,500 square metres for all exhibition halls; (vi) consider establishing restrictions on the maximum aggregate GLA for non-industrial uses on-site; (vii) "sales outlets" are permitted only if accessory to certain employment area uses; (viii) parking ratio for the exhibition hall to be 10 spaces per 100 m2 of GLFA; (ix) parking ratio for non-industrial uses to be 5.5 spaces per 100 m2; (x) parking ratio for industrial uses to be 1 space per 56 m2; (xi) hard surface treatment of parking areas required; (xii) a waste transfer facility is not permitted; 2. That prior to any implementing zoning by-law being forwarded to Council for consideration, the following condition must be fulfilled to the satisfaction of the City's Director, Planning & Development: (a) that the boundaries and assocaited buffer areas of the wetlands be identified to the satisfaction of the Toronto and Region Conservation Authority. 0 7 0 APPENDIX II TO REPORT NUMBER PD 47-02 DRAFT ZONING BY-LAW FOR ZONING BY-LAW AMENDMENT APPLICATION A 13/02 071 BY-LAW ~0. Being a By-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering Distdct Planning Area, Region of Durham in Lots 1-7 and 10, Plan M1040, City of Pickering. (A13/02) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to broaden the range of permitted employment area uses on the subject lands, being Lots 1-7 and 10, Plan M1040, City of Picketing; AND WHEREAS an amendment to By-law 2511, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I Schedule I attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. ~. 2. AREA RESTRICTED The previsions of this By-law shall apply to those lands in Lots 1-7 and 10, Plan M1040, City of Pickering, designated "(H)MC-17" and "OS-HL" on Schedule I attached hereto. 3. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved, or structurally altered except in conformity with the previsions of this By- law. 4. DEFINITIONS In this By-law, (1) "Adult Entertainment Parlour" shall mean a building or part of a building in which is provided, in pursuance of a trade, calling, business or occupation, services appealing or designed to appeal to erotic or sexual appetites or inclinations; (2) "Bakery" shall mean a building or part of a building in which food products are baked, prepared and offered for retail sale, or in which food products baked and prepared elsewhere are offered for retail sale; (3) "Banquet Facility" shall mean a building or part of a building used for the purposes of catedng to banquets, weddings, receptions, or similar functions for which food and beverages are prepared and served on the premises but shall not include a restaurant; (4) "Business Office" shall mean any building or part of a building in which one or more persons are employed in the management, direction or conducting of an agency, business, brokerage, labour or fraternal organization and shall include a telegraph office, newspaper plant and a radio or television broadcasting station and its studios or theatres, but shall not include a retail store; (5) :'Club" shall mean a building or part of a building in which a not-for-profit or non- commercial organization cardes out social, cultural, welfare, athletic or recreational programs for the benefit of the community; (6) "Commercial Club" shall mean an athletic or recreational club operated for gain or profit and having public or private membership, but shall not include an adult entertainment padour as defined herein; (7) "Commercial-Recreational Establishment" shall mean a commercial establishment in which indoor recreational facilities are provided, and which may include an athletic or recreational club, but shall not include any uses permissible within a place of amusement or entertainment as defined herein; (8) "Commercial School" shall mean a school which is operated for gain or profit and may include the studio of a dancing teacher or music teacher, an art school, a golf school or any other school operated for gain or profit; (9) "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessities are kept for retail sale primarily to residents of, or persons employed in, the immediate neighbourhood; (10) "Dry Cleaning Depot" shall mean a building or part of a building used for the purpose of receiving articles, goods, or fabdcs~to be subjected to dry cleaning and related processes elsewhere, and of distributing articles, goods or fabdcs which have been subjected to such processes; (11) "Dry Cleaninq Establishment" shall mean a building or part of a building where articles, goods or fabdc are subjected to dry cleaning and related processes, are received or distributed, or where a dry cleaning plant is operated, or both, and which may include the laundering, pressing or incidental tailoring or repair of articles, goods or fabric; (12) "Exhibition Hall'? shall mean a building or part of a building where the temporary exhibition of music, art, goods, wares, and the like are displayed and made available for sale and which may include a flea market use; (13) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (14) "Flea Market" shall mean a building or part of a building in which stalls or sales areas are set aside and rented or otherwise provided where groups of individual sellers offer goods, new and used, for sale to the public; (15) "Food Preparation Plant" shall mean a building or part of a building in which processed food products are cooked, baked, mixed, packaged or otherwise prepared for distribution to retail or institutional outlets; (16) "Gross Leasable Floor Area" shall mean the aggregate of all storeys above or below established grade, designed for owner or tenant occupancy or exclusive use only, but excluding storage areas below established grade; (17) "Light Machinery and Equipment Supplier" shall mean a building or part of a building in which office furniture and machines, carpet and drapery cleaning equipment, painting, gardening and plumbing equipment, small hand power tools and similar products are stored, offered or kept for wholesaler retail sale to industrial or commercial establishments; (18) "Light Manufacturinq Plant" shall mean a manufacturing plant used for: the production of apparel and finished textile products other than the production of synthetic fibers; printing or duplicating; the manufacture of finished paper other than the processing of wood pulp; the production of cosmetics, drugs and other pharmaceutical supplies; or, the manufacture of finished lumber products, light metal products, electronic products, plastic ware, porcelain, earthenware, glassware or similar articles, including but not necessarily restricted to, furniture, housewares, toys, musical . instruments, jeweilery, watches, precision instruments, .radios and electronic components; (19) (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coverage" shall mean the percentage of lot area covered by all buildings on the lot; (c) "Lot Frontaqe" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line; (20) "Manufacturin,q Plant" shall mean a building or part of a building in which is carded on any activity or operation pertaining to the making of any article, and which shall include altering, assembling, repairing, ornamenting, finishing, cleaning, polishing, washing, packing, adapting for sale, breaking up or demolishing the said article; (21) "Merchandise Service Shop" shall mean an establishment where articles or goods including, but not necessarily limited to, business machines, appliances, furniture or similar items are repaired or serviced, and includes the regular place of business of a master electrician or master plumber, but shall not include a manufacturing plant or any establishment used for the service or repair of vehicles or a retail store; (22) "Office-Associated Commercial Establishment" shall mean an establishment providing retail goods or equipment required for the daily operation of a business office or professional office, such as a stationery store, a computer store, or an office furniture store; (23) "Personal Service Shop" shall mean an establishment in which a personal service is performed and which may include a barber shop, a beauty salon, a shoe repair shop, a tailor or dressmaking shop or a photographic studio, but shall not include a body-rub padour as defined in section 224(9)(b) of the Municipal Act, R.S.O. 1990, as amended from time-to-time, or any successor thereto; (24) "Place of Amusement or Entertainment" shall mean a building or part of a building in which facilities are provided for amusement or entertainment purposes, and which may include a billiard or pool room, a dance hall, a music hall, a theatre, but shall not include a room or an area used for any video lottery terminal use as governed by the. Gaming Services Act, or an adult entertainment padour as defined herein; (25) "Place of Assembly" shall mean a building or part of building in which facilities are provided for civic, educational, political, recreational, religious or social meeting purposes and may include facilities for entertainment purposes such as musical and theatrical performances, but shall not include a place of amusement or entertainment as defined herein; (26) "Place of Worship" shall mean a building or part of building dedicated to religious worship and may include a church, synagogue, temple or assembly hall along with accessory office space and nursery facilities, but shall not include a day nursery, day care centre, or nursery school; (27) "Pdntinq Establishment" shall mean an establishment used for blueprinting, engraving, electro-typing, photocopying, plotting from disk, printing, stereotyping or typesetting; (28) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician, but shall not include a body-rub parlour as defined by the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time-to-time, or any successor thereto; (29) "Restaurant - Type F" shall mean a building or part of a building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises or off'the premises, or both on and off the premises, and which may include a drive through, order and pick-up service; (30) "Retail Store" shall mean a building or part of a building in which goods, wares, merchandise, substances, articles or things are stored, kept and offered for retail sale to the public; (31) "Sales Outlet" shall mean a building or part of a building accessory to a bakery, a food preparation plant, a light manufacturing plant, a manufacturing plant, a merchandise service shop, a pdnting establishment, or a warehouse, wherein products manufactured, produced, processed, stored, serviced or repaired on the premises are kept or displayed for rent or for wholesale or retail sale, or wherein orders are taken for future delivery of such products; (32) "Scientific, Medical or Research Laboratory" shall mean a building or part of a building wherein scientific, research or medical experiments or investigations are systematically conducted, or where drugs, chemicals, glassware or other substances or articles pertinent to such experiments or investigations may be manufactured or otherwise prepared for use on the premises; (33) "Vehicle Repair Shop" shall mean an establishment containing facilities for the repair and maintenance of vehicles on the premises, in which vehicle aCcessories are sold and vehicle maintenance and repair operations are performed, but shall not include a body shop or any establishment engaged in the retail sale of motor vehicle fuels; (34) '¥ehicle Sales or Rental Establishment" shall mean an establishment u~ed for the sale, service, rent or lease of vehicles and which may include as an accessory use thereto a vehicle repair shop, but shall not include any establishment engaged in the retail sale of motor vehicle fuels; (35) '~/arehouse" shall mean a building or part of a building which is used pdmadly for the housing, storage, adapting for sale, packaging, or wholesale distribution of goods, wares, merchandise, food-stuffs, substances, articles or things, and includes the premises of a warehouseman but shall not include a fuel storage tank except as an accessory use; (36) '~Naste Transfer and Manaqement Facility" shall mean a building or part of a building which is used pdmadly for the storage, handling or processing of household, institutional, commercial or industrial 'waste; (37) (a) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings; structures, or other uses as are specifically permitted thereon; (b) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) "Rear Yard" shall mean a yard extending across the full width of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line of the lot, or where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (0 "Side Yard" shall mean a yard of a lot extending from the front yard to the rear yard, and from the side lot line to the nearest wall of the nearest main building .or structure on the lot; (g) "Side Yard Width" shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) "Flanka.qe Side Yard" shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (i) "Flankaqe Side Yard Width" shall mean the shortest horizontal dimension of a flankage side yard of a lot between the lot line adjoining a street or abutting on a reserve on the opposite side of which is a street, and the nearest wall of the nearest main building or structure on the lot; and (j) "Interior Side Yard" shall mean a side yard other than a flankage side yard. 5. PROVISIONS (1) Uses Permitted ("MC-17" Zones) No person shall within the lands designated "MC-17" on Schedule I attached hereto, use any lot or erect,' alter, or use any building or structure for any purpose except the following: (a) bakery; (b) banquet facility; (c) business office; (d) club; (e) commercial club; (f) commercial-recreational establishment; (g) commercial school; (h) convenience store; (i) dry cleaning depot; (j) dry cleaning establishment; (k) exhibition hall; (I) financial institution; '(m) food preparation plant; (n) light machinery and equipment supplier; ~ (o) light manufacturing plant; 076 (p) merchandise service shop; (q) office-associated commercial establishment; (r) personal service shop; (s) place of amusement or entertainment; (t) place of assembly; (u) place of worship; (v) printing establishment; (w) professional office; (x) restaurant - Type F; (y) sales outlet; (z) scientific, medical or research laboratory; (aa) vehicle repair shop; (bb) vehicle sales or rental establishment; (cc) warehouse; (2) Zone Requirements ("MC-17" Zone) No person shall within the lands designated "MC-17" on Schedule attached hereto, use any lot or erect, alter or use any building except in accordance with the following provisions: (a) BUILDING LOCATION AND SETBACKS (minimums): A from Bayly Street and Squires Beach Road 7.5 metres; B from the railway right-of-way 15.0 metres; C from all other lot lines 3.0 metres; (b) BUILDING HEIGHT (maximum): 12.0 metres; (c) OPEN STORAGE: All uses, other than parking, shall take place entirely within enclosed buildings or structures with no outside storage or display permitted. (d) PARKING REQUIREMENTS: A There shall be provided and maintained on the lot a minimum of 10.0 parking spaces for each 100 square metres or part thereof gross leasable floor area of the exhibition hall; B There shall be provided and maintained on the lot a minimum of t.0 parking space for each 56 square metres or part thereof gross floor area of all industrial uses; C There shall be provided and maintained on the lot a minimum of 5.5 parking spaces for each 100 square metres of gross leasable floor area for all other uses; D Sections 5.21.2(a) and 5.21.2(b) of By-law 2511 as amended shall not apply to the lands designated "MC-17" on Schedule I attached hereto; E Notwithstanding section 5.21.2(g) of By-law 2511, as amended, all parking areas shall be surfaced with bdck, asphalt or concrete, or any combination thereof. (e) ''' SPECIAL REGULATIONS: A A sales outlet shall be permitted only if accessory to a bakery, a food preparation plant, a light manufacturing plant, a merchandise service shop, a printing establishment, or a warehouse, provided the gross leasable area of the sales outlet does not exceed 25% of the gross leasable floor area of the bakery, food preparation plant, light manufacturing plant, merchandise service shop, pdnting establishment, or warehouse; B Notwithstanding Clause A above, a sales outlet may exceed 25% of the gross leasable floor area up to a maximum of 40% of the gross leasable floor area of the bakery, food preparation plant, light manufacturing plant, merchandise service shop, pdnting establishment, or warehouse, provided the aggregate gross leasable floor area of all sales outlets in a building does not exceed 25% of the total gross leasable floor area that buildings; C The maximum aggregate gross leasable floor area shall be: (i) for all convenience stores on the lot: 325 square metres; (ii) for all office-associated commercial 325 square establishments on the lot: metres; (iii) for all personal service shops on the lot: 325 square metres; (iv) for all restaurants - Type A on the lot: 1300 square metres; D The maximum aggregate gross leasable floor area for all exhibition halls shall be 12500 square metres; E office-asSociated commercial establishment and convenience store uses shall be permitted only on the lands diagonally-hatched on Schedule I attached hereto; F Notwithstanding any other provision in this By-law, a waste transfer and management facility shall not be permitted on lands designated "MC-17" on Schedule I attached hereto. (3) (a) Uses Permitted ("(H)" Holding Zone) Despite the provisions of Clause l(a), while the "(H)" holding symbol is in place, no person shall, within the lands zoned "(H)MC- 17" on Schedule I attached hereto, use any lot or erect, alter or use any.buildings or structure for any purpose except those uses in Section 16.1 of By-law 2511. (b) Removal of "('H)" Holding Symbol Prior to an amendment to remove the "(H)" Holding Symbol preceding the "MC-17" zone designation, the owner is required to execute appropriate agreements with and to the satisfaction of the City of Picketing (and\or the Region of Durham), and such agreements have been registered on title to the lands, to provide for the development of buildings or structures in"accordance with tl3e provisions of subsection 5.(1) of this By-law. 078 8 (4) (a) Uses Permitted ("OS-HI_" Zone) No person shall within the lands designated "OS-H/" on Schedule I attached hereto use any lot or erect, alter or use any building or structure for any purpose except the following: (i) preservation and conservation of the natural environment, soil and wildlife; (ii) resource management; (iii) pedestrian trails and walk'ways; (b) Zone Requirements ("O$-HL" Zone) No buildings or structures shall be permitted to be erected, nor shall the placing or removal of fill be permitted, except where buildings or structures are used only for purposes of flood and erosion control, resource management, or pedestrian trail and walkway purposes. 6. BY-LAW 2511 By-law 2511, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. 7. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required, BY-LAW read a first, second, and third time and finally passed this day of ,2002. Wayne Arthurs, Mayor Bruce Taylor, .Clerk 079 .~[H)MC-17 ~ PARTS 1 - 14, 17 - 20, 40R-18728 N SCHEDULE 'r TO BY-LAW ' PASSED THIS DAY OF 2002 MAYOR CLERK ATTACHUENT f ~ ,,TO REPORT ~ PD >' I- ]E~YLY STREI~'T BAYLY SILICON DRIVE m CLEMENTS ROAD CLEMENTS ROAD i City of Pickering Planning & Development Department PROPERTY D~$CRIPTION LOTS 1 TO ? AND LOT 10, M-1040; PARTS 1 TO 14 AND 17 TO 20, 40R-18728 OWNER 591658 ONTARIO LTD. DATE JULY 17, 2002 DRAWN BY RC FILE No. A 13/02 SCALE 1:7500 CHECKED BY TB FOF~ DEPARTMENT USE ONLY PN-4 PA- ATTACHIVIENT# ~-- TO REPORT ~f PD ~/- 081 INFORMATION COMPILED FROM APPLICANT'S SUBMI'I-I'ED PLAN 591658 ONTARIO LTD. A 1 @/O2 BAYLY STREET E INDUSTRIAL : EXHIBlllON UNIT : --HALL 152,000SF : _:135,000SF = 2 DOCKS /I~JCKING : ~ 2 DR /I[ INS AREA == __=~_ = == == == -- == == T/IIS MAP H"A$ PROOf.,/~ED BY THE CITY OF' PI~K£RING PLANNING ~ D~'I/~LOP~£NT D£PARTI~NT, INFORI~A170N & SUPPORT JUl. ~' 2.5, 2002'. REPORT ~' PD 082 INFORMATION REPORT NO. 27-02 FOR PUBLIC INFORMATION MEETING OF · August 22, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF'THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 13/02. 591658 Ontado Limited (Invar Building Corporation) Lots 1-7 and 10,'Plan M1040 (South-west comer o~ Squires Beach Road and Bayly Street) t.O PROPERTY*I,OCATION AND DESCRIPTION · - located on the south-west cbmer of Squires Beach Road and Bayly Street; · (see Location Map'-Attachment #1); - comprises a total land area of appmxim-ately 16 hectares and is currently vacant; - the*sUbject lands are surrounded by lndusirial uses. 2.0 APPLICANT'S PROPOSAL - to amend the existing zoning of the subject lands in order to permit additional uses permissible under the Pickering Official Plan; The following uses have been requested: · Banquet Facility ~ ~ Estabr~ent Cldb 'Personal Service Shop Commercial Club Place of Assembly. Commercial School Place of Amusement or Entertainment Comm~. Recrealbnal Establishment Place. of Worship Convenience Store* ' Restaurant'- Type A F_xhifil~ Hall (includes a Flea ~ Us~) Rental Establishment Financial Institution ' Sales Ot~det Food Preparation Plant Scientific, Medical~ or Research Laboratory Light Machinery end Equipment Supplier Vehicle Sales or Rental Establishment Merchandise Service Shop - in addition to the following permiffed uses: Bakery Pdnfing Establishment · Business Office professional Office Dry Cleaning Depot Vehicle Repair Shop Dry Cleaning Establishment Warehouse. Light Manufacturing Plant - to permit the parking' areas to be treated with a .loose surface material - to rezone the portion of the subject 'iands, occupied by existing wetlands, to a conservation zone category; - a reduced copy of the applicant's conceptual plan is included with this report as Attachment #2. /~TTACI-N~T~ ~ TO Information Report No. 27-02 ' · REPORT # PO H-i- (')? Page 3.0 OFFICIAL PLAN AND ZONING 3.t 'Durham Re.qional Official Plan · the Durham Regional Official Plan identifi~s the subject lands as being within an Employment Area which permits a wide range of employment and employment-related uses. · 3.2 Pickerin.q Official Plan . the Pickering Official Plan identifies the portion of subject'lands fronting Bayly Street as being located in an Employment. Area - Mixed EmploYment. with the remaihder of the'subject lands being designated Employment Area-'General Employment Within.'the Brock Industrial Neighbourhood;' - the General Employment designation permits' the establishmen{ of: industrial uses; offices; restaurants serving the area; .limited personal service uses serving the area; retail sales as a minor component of an industdai..operatibn; community, cultural and recreational uses, .and other uses with similar performance characteristics that are more appropriately, located in the employment area; · - the Mixed Employrhent de~ighatlon permits:' limited .retailing of goods and services serving the area; offices; corporate office business parks; hotels; financial instituti(~ns serving the ~rea;' light manufacttJring;' light service industries; equipment and vehicle supp!iers; automotive and vehicle sales and repair; Schedule III - Resource Management to the Official Plan designates a portion of the subject lands within a Shorelines and Stream Corridor;, Schedule III - Resource Management to the Official Plan identifies the presence of a Cl.ass 3 Wetland abutting the- Bayly Street frontage; section 15.9 of the Pickering Official Plan states that City Counci~ shall for "major" development, and ·may, .f0,r "minor" development, require the submission and approval of an EnvirOnmental. Report as 'part of the Consideration of a development application Within 50 metres of a Shoreline and Stream Corridor designation Or within 120 metres of a Class 3 Wetland; - the application appears toconform. 3.3 ZoninR By-law 251~1 - zoning By-law 2511, as amended by By-law :01/74,.zones the portion of the subject, lands fronting Bayly Street as "(H)Mt" - Storage and Light ManufactUring Zone, while the remainder'of the sit{~ is zoned' "(H)M2S" -Yard Storage' and Heavy Manufacturing .Zone. Both zone categories permit a variety of industrial uses at different intensities with the latter being the most intenSive; · - an amendment to the zoning by-law would be required to implement the proposal. 4.0 RESULTS OF CIRCULATION - no resident or agency comment rebeived to date. 4.3 Staff Comments based on our preliminary review of the requested amendments, the proposed uses appear appropriate for the .employment area, however the. scale and design of the development requires further review. The following issues, must be reviewed tn greater detail prior to preparing a recommendation report for council's consi~leration: the parking demand for the proposed uses must be examined; the traffic impacts .both on-site and off-site must be revieWed with the intent to ' determine what traffic improvements may be neces.sary as a result of the 'ATTACHMENT #.-.~..~TO. -' Information Report No. 27-02 REPORT# PD /~-(1~. . Page 3 O84 -' proposed us'es'which will. be evaluated' through the preparatioh and submission'of a required traffic assessment report;' - further review is required to determine if restrictions on the proposed uses may be required, such as maximum unit sizes, or maximum aggregate floor areas for certain uses; - the applicant's 'proposal for a' lOose surface treatment.for the pa~ing area wou d be difficult to demamate parking spaces which-would not facilitate appropriate on:site traffic movements; - due' to the location and visibility of the subject lands and. the proposed building locations, a high level of architectural treatment for the development will be required; - a more detailed review of the existing wetland complex' with the intent to determine its boundaries and the establishment Of an appropriate buffer from development activity on-site; - the proposed vehicular access ..points will require further review in consultation with the Region of Durham; - the servicing of the proposed development will require further review. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; . - oral comments may be made at the Public Information Meeting; _ - all comments.received'will be noted ~and used'as input in a Planning Report prepared by the Planning & Development DePartment for a subsequent " meeting of CounciF or a Committee of Council; - if-you wish to reserve the option to apFea/Council's dec. ision, you. must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision..regarding this Prell. sal, you must request sach in writing to'tile City Clerk. 6.0 OTHER INFORMATION 6,1 Appendix No. I - list of neighbourhood residents; community associations, agencies and City Departments that have commented on the applications at the time of. writing report. 6.2 Information Received -. full scale copies of the Applicant's' submiffed plan are available for viewing at 'the Offices of the City of Pickering Planning & Development Department; the applicant has submitted a phase 1 site 'assessment report in support of the application: 6.3 Coml3anv Principal -' applicant advises ff~atthe principal of 591658 Ontario Limited.is Mr..Frank Spain. - Lynda Ta~or Manager, Development Review TB:td-. Attachments C(~py: Director, Plannin~ & Development AppENDIx NO. I TO INFORMATION REPORT NO. 27-02 COMMENTING .RESIDENTS AND LANDOWNERS (1) none to date 'COMMENTING AGENCIES (1) none to date COMMENTING CITY DEPARTMENTS (1). Planning & Development ATTACHMENT# /~ Tg Statutory Public Information Meeting ~ Pursuant to the Planning Act '! '~T/--~/'1 "? !') ! 1~ T/--, Thursday, August 22, 2002 1" F', l'% i 1 N 7:00 P.M. PRESENT: Councillor Holland - Chair STAFF: L. Taylor - Manager, Development Review D. Kearns - Committee Coordinator 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) ZONING BY-LAW AMENDMENT APPLICATION A 13/02 591658 ONTARIO LIMITED (INVAR BUILDING CORPORATION) LOTS 1-7 AND 10, PLAN M1040 (SOUTH-WEST CORNER OF SQUIRES BEACH ROAD AND BAYLY STREET) 1. Lynda Taylor, Manager, Development Review, provided an explanation of the application, as outlined in Information Report #13-02. 2. Sal Crimi, representing the applicant, advised that this application is being made to bring the zoning in line with the Official Plan. He suggested that if there is to be a seamless transition for the vendors at the Metro East Trade Centre to move to this location there must be cooperation between staff, Council and both groups involved but the issues needing to be addressed such as reconstruction of Squires Beach Road must be moved on expeditiously. 3. Alan Toms, 1794 Bayly St., questioned what the intended use of the two blue concrete pads is, if a turning lane has been considered going east on Bayly St., what is the possibility of opening up Orangebrook Crt. and could CN make improvements to the bump on Bayly Street. 4. Lynda Taylor, Manager, Development Review, advised that for Orangebrook Court to be opened up the City would need to own easements which she doesn't believe is the case. A traffic study will likely be requested and undertaken by the Region of Durham, the Traffic Engineering & Waste Management Supervisor and the applicant. ATTACHIVIENT# i~ TO G Statutory Public Information Meeting Pursuant to the Planning Act Thursday, August 22, 2002 7:00 P.M. 5. Sal Crimi, representing the applicant, advised that there are no predetermined users for the two pads. (11) ADJOURNMENT The meeting adjourned at 7:20 p.m. ATTACHI~ENT # ~_ _ ._ TO REPORT # PD~'~' ~"~ for The Living City August 16, 2002 ;';~': ':'.'?,~',~':' ,';~-~':;.~:~: CFN BY F~ AND MAIL Mr. Tyler Barne~ City of Pickering Planning & Development Depa~ment Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 Dear Mr. Barne~: Re: Zoning By-law Amendment Application A 13/02 591658 Ontario Limited Lots 1-7 and 10, Plan M1040 PaAs 1-14 and 17-20, Plan 40R-18728 Southwest Corner of Squires Beach Road and Bayly Street) City of Picketing This will acknowledge receipt of the above noted application. Authority staff have reviewed the proposal and now offer the following comments. It is our understanding that the purpose of this application is to amend the current zoning to permit additional uses permissible under the Pickering Official Plan. Authori~ staff note that the subject prope~y is located paAially within the Bayly Street Wetland Complex. In accordance with the Provincial Policy Statement and the Authority's policies, no new development should encroach within the wetland boundary. Development and site alteration may be permi~ed on adjacent lands however; only if it can be demonstrated that there will be no negative impacts on the natural features or on the ecological functions of the wetland. An appropriate buffer from the wetland must also be provided. Please be advised that Authori~ staff require assurances that the wetland poAion of the propeAy will be protected and in order to ensure that adequate protection is provided, a site inspection/meeting with Authority staff and the applicant is required. In this regard, a meeting has been scheduled for August 20, 2002, with Russel White, TRCA Senior Planner in a~endance. FuAher, please be advised that prior to development on the prope~y, an Environmental Impact Statement may be required in order to demonstrate that there will be no negative impacts to the wetland. F:\PRS\NORA259\PUBLIC\A13-02.WPD ~ rTAOHMENT #__ ~'"3 TO - 2 - ^u~ust 16, 2002 Based on the above, we would have no objections to the approval of this application, subject to the following conditions: 1) The applicant and Authority staff meet on site to define the wetland boundary. 2) The wetland portion of the site, as defined on site, be identified as a separate part and be zoned in an appropriate restrictive designation to prohibit development and/or be set aside for public ownership, We trust this is satisfactory. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Nora damieson Acting Plans Analyst Development Services Section Extension 5259 NJ/ F:\PRS\N ORA259\PU BLIC\A13-02.WPD REPORT # ~~TORONTO ~D REGION ~ R onserva uon CI~ OF PICKERING ---olivin~City :~EP '~ 3 200~ PICKERING, ONTARIO for The . PLANNING AND September 18, 2002 '~ CFN 32928.07 Mr. Tyler Barne~ Ci~ of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario LIV 6K7 Dear Mr. Barne~: Re: Zoning By Law Amendment Application A 13/02 Lots 1-7 and 10, Plan M1040, Pa~ Lot 1-14 and 17-20 Plan 40R-18728 Seth West Corner of Squires Beach and Bayly Street City of Picketing (591658 Ontario Limited) FuKher to our leEer of August 16t~, 2002 and our site meeting at the above location, TRCA staff provide the following comments. At our site walk staff reviewed the location of the Provincially Significant Wetland which is located on-the no~h poKion of the subject prope~. We were also provided with a su~eyed copy of the wetland limit and a le~er of confirmation by the Minist~ of Natural Resources on their acceptance of the wetland limit. Upon examination of this information and given our site reconnaissance we accept the wetland limit provided to the TRCA. Staff were also shown a copy of a plan showing the proposed buffers around the wetland. While this buffer may be acceptable, TRCA staff have not received an Environmental Impact Statement to justi~ the buffers being proposed. Therefore prior to acceptance of the zoning amendment, staff require to review the necessa~ environmental information and confirm the limits of the buffer. We would have no objections to the proposed redesignation of the prope~ once the buffer limits are finalized and the wetland and buffer are appropriately designated to secure their protection. We trust that this is satisfactory. If you have any questions please contact the undersigned. Yours truly, Sonior ~lannor Development Se~ices Section Ext. 5306 RW/dli cc: Sal Crimi, Invar Building Corporation (via f~: 416-441-0172) 5 Shoreham Drive Downsview, Ontario ~3N 154 (416) 661~6600 FAX 661-6898 www. trca.on.ca ATTACHMENT #~T0 r) ~EPORT # PD__~"7~ "R E C E'i V September 9, 2002 SEP I 3 2002 CITY OF PICKERING PLANNING AND Tyler Barnett, Planner II DEVELOPMENT DEPARTMENT Planning & Development Department One the Esplanade The Regional Pickering, Ontario Municipality L1 V 6K7 · of Durham Planning Department Dear Mr: Barnett: 1615 DUNDAS ST. E. 4TH FLOOR, LANG TOWER Re: Zoning Amendment Application'A 13/02 WEST BUILDING Applicant: 591658 Ontario. Limited RO. BOX 623 WHITBY, ON LIN 6A3 Location: Part of Lot 17, Range 3 B.F.C. (905) 728-7731 Municipality: City of Pickering FAX: (905) 436-6612 www. region.durham.on~ca A.L. Georgieff, MCIP, RPP We have reviewed this application and the following comments, are Commissioner of Planning offered with respect to corn Pliance with the Durham Regional. Official Plan, the': proposed method of servicing and delegated provincial plan review responsibilities. The purpose of the application' is to rezone lands to permit additional uses permitted by the Pickering Official Plan. Therequested uses include, among other uses, an exhibition hall (which includes a Flea Market Use). The. subject Property iS. designated "Employment Area" in the Durham Regional Official Plan. Lands within this designation are to be used for manufacturing, assembly and processing Of goods, service industries, research and development facilities, warehousing, business parks, limited personal service uses, hotels, storage of goods and materials, retail warehouses, freight transfer and transportation facilities. The proposed amendment is in conformity with the Durham Regional Official Plan. Regional requirements for the provision of Regional services will be satisfied through appropriate conditions of site .Plan approval. This application has been screened in accordance with the terms of the provincial plan review responsibilities. The Bayly Street Wetland, which is defined as a Class 3 wetland, is located'in the northern portion of the subject lands. The .applicant Should demonstrate.to the satisfaction of the Toronto' and Region Conservation Authority that the proposed development will have no adverse impacts on the wetland's features or ecological'functions. The site has also been assessed as having a high "SERVICE EXCELLENCE for ou~ CO ,Yt2PIUNITY' 100% Post Consumer Page archaeological potential. An archaeological assessment should be. completed for the subject site, No further provincial interests appear to be affected. If you have any queStions or require additional informatiOn, please call me. Yours truly, Current Operations Branch cc. Rob Roy, Durham Region WorkS. Department R:\treining',rd~.oning~ickering al 3-02.doc 095 RECOMMENDATION OF THE PLANNING COMMITTEE DATE MOVED BY SECONDED BY That Zoning By-law Amendment Application A 5~02, be APPROVED subject to conditions outlined in Appendix I to Report Number PD 44-02, to permit a temporary outdoor,~arden centre in association with the existing food store, between April 1st to June 30u' annually, and to permit an associated temporary reduction in the amount of required parking spaces, submitted by Runnymede Development Corporation, on lands being Block 1, Plan 40M-1591, City of Picketing. 096 REPORT TO THE PLANNING COMMITTEE PICKERING Report Number: PO 44-02 Date: September 27, 2002 From: Nell Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 5/02 Runnymede Development Corporation 1900 Dixie Road (Glendale Market Place) (South-west corner of Dixie Road and Finch Avenue) Recommendation: That Zoning By-law Amendment Application A 5/02, be APPROVED subject to conditions outlined in Appendix I to Report Number PD 44-02, to permit a temporary outdoor garden centre in association with the existing food store, between April 1st to June 30th annually, and to permit an associated temporary reduction in the amount of required parking spaces, submitted by Runnymede Development Corporation, on lands being Block 1, Plan 40M-1591, City of Pickering. Executive Summary: The applicant requests a change to the zoning by-law to permit the establishment of a temporary outdoor garden centre in association with the existing food store, between April 1st to June 30th annually, and to permit an associated temporary reduction in the amount of required parking spaces. The subject property is located on the south-west corner of Dixie Road and Finch Avenue and currently supports Glendale Market Place shopping centre. A property location map and a reduced site plan, compiled from the Applicant's Submitted Plan are included as Attachments #1 and #2 to this Report. It is recommended that the requested rezoning be approved, subject to certain conditions limiting the temporary outdoor garden centre operation to specific months of the year and requiring revised site plan approval. The subject lands function as a shopping area serving the broader community, where a greater intensity of mixed-use activities is considered appropriate. A temporary outdoor garden centre will not have an adverse impact on the appearance and operation of the property, traffic flow, accessibility, or surrounding properties. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. PD Report 44-02 Date: September 3, 2002 Subject: Runnymede (A 5/02) Page :2 Background: 1.0 Comments Received 1.1 At June 19, 2002 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) From Owner's Aqent: - minor variance applications were approved for the identical garden centre use in March 2001 and 2002; and - concurs with staff's recommendation that a zoning by-law amendment be submitted in order to avoid yearly renewals through the Committee of Adjustment. 1.2 Following Information Meeting From Aqencies: The Durham District School Board - no objections Durham Planning Department - conforms with Regional Plan - no provincial interests affected Bell - no objections Enbridge Consumers Gas - no objections Toronto and Region Conservation - a portion of the subject property has Authority been identified in the Authority's Fill Line Extension Program - no objections Veridian Connections - no objections From City Departments: Municipal Property & Engineering - no objections O98 PD Report 44-02 Date: September 3, 2002 Subject: Runnymede (A 5/02) Page 2.0 Discussion 2.1 History- Previous Committee of Adjustment Applications to Permit Temporary Outdoor Garden Centre were Approved The City of Pickering's Committee of Adjustment, approved Minor Variance Applications P/CA 17/01 in March 2001 and P/CA 12/02 in March 2002, to permit a temporary outdoor garden centre in association with the existing food store during the months of April, May, and June, and to allow an associated reduction in the amount of required parking spaces. The Planning & Development Department requested that further approvals to operate a temporary outdoor garden centre on the subject lands be acquired by way of a zoning by-law amendment in order to recognize the proposed use on a permanent basis, as opposed to yearly renewals through the Committee of Adjustment. 2.2 The Design and Location of the Temporary Outdoor Garden Centre will not Impact Site Function The proposed location of the temporary outdoor garden centre at the north-west area of the site, as illustrated on the Applicant's Submitted Plan (Attachment #2) appears to be the best location for such a facility on the property. It does not interfere with either the driveway access to Finch Avenue or Dixie Road, or with the main pedestrian/vehicle traffic congestion point at the front entrance to the food store. The temporary outdoor garden centre will be situated in a location on the subject property that will minimize its visual impact, and it will be screened by a fence structure and existing landscaping. Detailed design matters will be addressed through the site plan review process, and a revised site plan agreement will be required. 2.3 On-Site Parking and Traffic Movement is Acceptable During the operation of the temporary outdoor garden centre in the spring of 2001 and 2002, no undue traffic flow or parking problems occurred. An adequate parking area was maintained, as the garden centre was located in an area of the parking lot which is less heavily used than other locations in the parking area. In addition, the Planning & Development Department has not received any parking complaints from customers using the plaza, business tenants, or area residents. The minimum parking space requirement in the zoning by-law is to ensure that an adequate amount of parking spaces are provided on-site to serve the property users. The location of the proposed temporary outdoor garden centre in the existing parking area would result in the temporary removal of 11 parking spaces for the months of April, May and June. This reduction does not appear to have any negative impact on the subject property or surrounding properties. PD Report 44-02 Date: September 3, 2002 0,q. 9 Subject: Runnymede (A 5/02) Page 4 The proposed location of the temporary outdoor garden centre does not infringe on the accessibility of adjacent businesses within the plaza, and there appears to be sufficient parking spaces available on-site to accommodate the traffic generated by those businesses. 3.0 Applicant's Comments The applicant concurs with the recommendations of this report. Attachments: 1. Location Map 2. Applicant's Submitted Plan 3. Information Report 4. Minutes from Public Information Meeting Prepared By: Approved / Endorsed By: Perry Korou ye'~'u~' N eir~c~'~r~~~//~'p p- Planning Tecl~ian Director, Pla'ncHfi'g & Development Prepared By: Y Y , MCIP,xRPP Manager, Developrhent Review PK:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Co,9un~l ,~/-. T, fl'o---m'~s J. Qui~/n, Chie~JAdminis~ Office/ !©0 APPENDIX I TO REPORT NUMBER PD 44-02 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 5~02 1. That the current zoning by-law be amended only to the extent necessary to permit: (a) outdoor storage associated with a 362 square metre garden centre located in the parking lot of the subject property for the months of April, May and June only; and (b) the establishment of a minimum of 297 parking spaces on the subject property when the garden centre is in place during the months of April, May and June only. 2. That pdor to the forwarding of an implementing zoning by-law, the applicant obtain revised site plan approval from the City to identify the location, design and associated site details of the garden centre. ATTACHMENT REPORT ~ PD FINCH AVENUE FINCH GLOUCESTER ~ ~ RIDGEWOOD GLEN.ANNA ROAD KITL.L~' CREW;CENT fl/ BONITA AVENUE ROAD GLENANNA City of Pickering Planning & Development Department PROPERTY DESCRIPTION BLOCK 1, 40M-1591 APPUCANT RUNNYMEDEDEVELOPMENTOORP. I DATE MAY27,2002 DRAWNBY RC '~. APPLICATION No. A 05/02 SCALE 1:7500 CHECKED BY PK FOR DEPARTMENT USE ONLY PN-12 PA- INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN '.~ A 05102 RUNNYMEDE DEVELOPMENT CORP. FINCH AVENUE PROPOSED GARDENcENTRE i 'i I ! ! I i!I1 ILI ti H_II ~ I!111111111]1 ! l-l-Il II1'II I I i" ~ i_llliilllllllll Ii]1111111111.II IFil I11]Iltltl] THIS MAP WAS PRODUCED BYTHE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, MAY 28, 2002, ATT.~,CH~,~E?i~I' #_ ~ ,,TO PICKERING INFORMATION REPORT NO. 18-02 FOR PUBLIC INFORMATION lVlEETING OF June 19, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 5/02 Rurmymede Development Corporation Block 1, Plan 40M-1591 1900 Dixie Road (Glendale Market Place) City of Picketing 1.0 PROPERTY LOCATION AND DESCRIPTION the subject property is located on the south-west comer of Dixie Road and Finch Avenue and has access from both streets; a property location map is provided for information (see Attachment #1); the subject property currently supports Glendale Market Place, with Constantine's Your Independent Grocer food store being subject to this application; 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the existing zoning on the subject lands to permit a temporary outdoor garden centre in association with the existing food store, between April 1 to June 30 annually, and to permit a temporary reduction in the amount of required parking spaces; - a reduced site plan, compiled from the Applicant's Submitted Plan, showing the proposed site, is provided for information (see Attachment #2); - at all other times of the year, the outdoor garden centre would be removed from the property, and the reduced parking spaces would be restored; - the City of Pickering's Committee of Adjustment, approved Minor Variance Applications P/CA 17/01 in March, 2001 and P/CA 12/02 in March, 2002, to permit a temporary outdoor garden centre in association with the existing food store during the months of April, May, and June, and to allow a reduction in the amount of required parking spaces; - the applicant was advised that the Planning Department has requested that further approvals to operate a temporary outdoor garden centre on the subject lands be acquired by way of a zoning by-law amendment in order to recognize the proposed use on a permanent basis. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan identifies the subject lands as being within a "Living Area" designation; this designation permits the limited retailing of goods and services, in appropriate locations, as components of mixed use developments, provided that Community and Local Central Areas are designated in the area municipal official plan, and the functions and characteristics of such Central Areas are not adversely affected; the applicant's proposal appears to comply with this designation; ~,~, ~.. ~ r0 Page2 Information Report No. 18-02 !~,~!?~ #. ~.~ ~z/-.0 2- 3.2 Pickerin~ Official Plan - the subject property is designated "Mixed Use Area - Local Node" within the Liverpool Neighbou~hood; mixed use areas are areas and corfidom of development having the highest concentration of activity in the City and the broadest diversity of community services and facilities; this designation permits residential, retailing of goods and services generally serving the needs of the surrounding neighbourhoods, offices and restaurants, community, cultural and recreational uses; in the "Mixed Use Area - Local Node" designation, the Picketing Official Plan establishes a maximum gross leasable floorspace for the retailing of goods and services of up to and including 10,000 square metres and 'a maximum floorspace index (total building floorspace divided by total lot area) of up to and including 2.0 FSI; Schedule ~ to the Picketing Official Plan designates Dixie Road as a Type C Arterial Road and Finch Awnue as a Type B Arterial Road; the Picketing Official Plan designation of Dixie Road has been deferred (I)44) pending further study of matters related to the transportation services of Seaton and Type C Arterial Roads are designed to carry lower volumes of traffic, at slower speeds; provide access to properties; and generally have a right, t-of-way width ranging from 26 to 30 metres; Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate speeds, within a municipality; have some access restrictions; and generally have a right-of-way width ranging from 30 to 36 metres; - the applicant's proposal appears to comply with this designation; 3.3 Zonin~ By-law - the subject property is currently zoned "LCA-2" - Local Central Area Zone and "G" - Greenbelt Zone by By-law 3036, as amended by By-law 14~4/82; this zoning currently permits retail stores, however it does not permit outdoor storage on the property; the proposed temporary outdoor garden centre would consist of an approximate 362 square metre fenced in area in the parking lot, within which garden supplies such as plants and bags of top-soil would be stored (note: circulation incorrectly stated size of garden centre); an amendment to the by-law would be required to implement the applicant's proposal; the zoning by-law requires that a minimum of 5.5 spaces for each 93 square metres be provided on the subject property; with the addition of a 362 square metre temporary outdoor garden centre, the by-law would require a minimum of 328 parking spaces on the property; the subject property currently provides 308 parking spaces; the location of the proposed temporary outdoor garden centre in the parking area would result in the removal of 11 existing parking spaces on the property for the months of April, May, and June; an amendment to the by-law would be required to implement the applicant's proposal. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no written resident comments have been received to date; 4.2 Agency Comments no written agency comments have been received to date; Information Report No. 18-02 ATTACHMENT ~ 3 TO Page 3 4.3 Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: ·site design; · traffic generation; · on site parking availability. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the application at the time of writing report; 6.2 Information Received - full-scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Company Principal - Mr. Harry Froussios, of Zetinka Priamo Ltd. is the agent working on behalf of Runnymede Development Corporation and Loblaw Properties Limited. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Perry Korouyenis Lynda D. Taylor, MCIP Planning Technician Manager, Development Review PXK/td Attachments Copy: Director, Planning & Development APPENDIX I TO INFORMATION REPORT NO. 18-0~ COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department  Excerpts from the Statutory Public Information Meeting Minutes Pursuant to the Planning Act ?ICK RIN ATT.~,..,jH,~,~E?!7 ¢;~_~TO Wednesday, June 19, 2002 ..................... 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 trader consideration there at. (ID ZONING BY-LAW AMENDMENT APPLICATION A 05/02 RUNNYMEDE DEVELOPMENT CORPORATION BLOCK 1, PLAN 40M-1591 1900 DIXIE ROAD (GLENDALE MARKET PLACE) 1. Perry Korouyenis, Planning Technician, provided an explanation of the application, as outlined in Information Report #18-02. 2. Harry Froussios, of Zelinka Primo Ltd., agent for the applicant, advised that they went through minor variance and received approval. They concur with staff recommendation that a zoning amendment be submitted in order that they do not have to apply every year for minor variance.