HomeMy WebLinkAboutOctober 18, 2001PICKERING
AGENDA
STATUTORY
PUBLIC INFORMATION
MEETING
Anne Greentree
Supervisor, Legislative Services
OCTOBER 18, 2001
Statutory Public Information Meeting Agenda
Pursuant to the Planning Act
Thursday, October 18, 2001
7:00 P.M.
Chair: Councillor Johnson
DRAFT PLAN OF SUBDIVISION APPLICATION S-P-2001-04
ZONING BY-LAW AMENDMENT APPLICATION A 16/00
MINISTER'S ZONING ORDER AMENDMENT APPLICATION
18-ZO-02901-08
BITONDO MARKETS LIMITED
NORTH PART OF LOT 11, CONCESSION 5
(LANDS ON THE WEST SIDE OF WESTNEY ROAD, SOUTI] OF
GREENRmGE DRIVE)
1-19
2.
3.
4.
5.
Explanation of application, as outlined in Information Report #27-01 by Planning Staff.
Comments from the applicant.
Comments from those having an interest in the application.
Response from applicant.
Staff response.
PICKERING OFFICIAL PLAN AMENDMENT OPA 01-003/P
ZONING BY-LAW AMENDMENT APPLICATION A 19/01
CITY INITIATED: NOTION ROAD STUDY AREA
PART OF LOT 17, CONCESSION 1
WEST SIDE OF NOTION ROAD, BETWEEN PICKERING PARKWAY
AND KINGSTON ROAD, EXCLUDING THE SOUTH-WEST CORNER
OF KINGSTON ROAD AND NOTION ROAD)
20-40
2.
3.
4.
Explanation of application, as outlined in Information Report #28-01 by Planning St~.
Comments from the applicant.
Comments from those having an interest in the application.
Response from applicant.
5. Staff response.
PICKERING
00.1..
INFORMATION REPORT NO. 27-01
FOR PUBLIC INFORMATION MEETING OF
October 18, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Draft Plan of Subdivision Application S-P-2001-04
Zoning By-law Amendment Applications A 16/00
Minister's Zoning Order Amendment Application 18-ZO-02901-08
Bitondo Markets Limited
North Part of Lot 11, Concession 5
(Lands on the west side of Westney Road, south of Greenridge Drive)
City of Pickering
1.0
2.0
3.0
3.1
PROPERTY LOCATION AND DESCRIPTION
the applicant proposes to develop the northern 12.9 hectares of a larger parcel,
generally located on the west side of Westney Road, south of Greenridge Drive;
a property location map is provided for reference (see Attachment # 1);
the lands subject to these applications currently support farming activities adjacent to
Westney Road, and are vacant to the west; the Bitondo Farm and associated dwellings
are located on the south portion of the applicant's total landholdings;
the applicant's proposed subdivision plan, with accompanying key maps showing the
applicant's total landholdings, is provided for reference (see Attachment #2);
the subject lands abut the south boundary line of the Hamlet of Greenwood, and are
immediately east of the Greenwood Cluster (which recognizes existing residential
development along Greenwood Road);
the Duffins Creek Valley Corridor traverses the west side of the subject lands;
existing residential uses abut the subject lands to the west and north, and agricultural
lands abut the subject lands to the south, and to the east across Westney Road.
APPLICANT'S PROPOSAL
- the applicant proposes to establish 13 hamlet residential lots fronting onto a new
internal public street, each lot approximately 0.5 of a hectare in size, and intended to
support detached dwelling units;
- the proposed lots would provide minimum lot frontages ranging from approximately
30 metres to 50 metres;
- the proposed residential development would be serviced by individual private well
and septic systems;
- additional Blocks of land are proposed to be conveyed into public ownership,
including a 4.2-hectare open space block located within the Duffins Creek Valley
Corridor (Block 14 on the applicant's submitted subdivision plan - see
Attachment #2).
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
the Durham Regional Official Plan appears to designate the subject lands Major Open
Space (primarily recognizing East Duffins Creek and the surrounding valley lands
traversing the subject lands);
Information Report No. 27-01 Page 2
002
predominant use of lands in the Major Open Space System shall be conservation,
recreation, reforestation, and agriculture and farm-related uses (with the exception
that in valleylands in built-up areas, agriculture and farm-related uses are not
permitted);
it appears that lands immediately abutting the subject lands are designated Hamlet;
the Regional Plan encourages hamlets to be the predominant location for rural
settlements;
Section 13.3.8 of that Plan permits the minor expansion to existing development
located in hamlets, provided that:
a) the development will have an adequate supply of potable water and soil
conditions satisfactory for the effective operation of a private waste sewage
system on each of the proposed lots; and,
b) there will not be adverse impacts on the supply of water or soil and groundwater
conditions of adjacent properties;
as a minor expansion to the Hamlet of Greenwood, the proposed development would
be subject to the policies and requirements outlined in Section 13 of the Durham
Region Official Plan (Rural Settlements), which details particulars respecting
required technical reports, development form and impact assessments;
- Westney Road is currently designated as a Type B Arterial roa& however, it is
proposed to by-pass the Hamlet in the future to the east;
3.2 Pickering Official Plan
- the Picketing Official Plan designates the subject lands Agricultural;
- permissible uses within this designation include primary agricultural uses and
complementary and supportive agricultural uses;
- the subject lands abut lands that are designated Rural Hamlet;
- one of the goals for Pickering's Rural System is to protect and enhance the cultural
and natural heritage of the rural area, and conserve the rural resource base, including
agricultural lands for existing and future generations;
another goal of the Rural System is to encourage limited rural residential
development primarily in hamlets;
- section 2.22 of the Picketing Official Plan identifies a rural growth target of between
1,000 and 1,500 people to the year 2016; of this, at least 700 persons are to be
accommodated in hamlets and clusters;
the subject lands are identified within a Rural Study Area, recognizing the need for
further study to determine the nature and extent of a possible major expansion to the
Hamlet of Greenwood boundary;
however, section 2.32 of the Picketing Official Plan permits, without amendment to
the Plan, minor expansions to certain Hamlets within the City, including the Hamlet
of Greenwood, provided that:
(a) the general purpose and intent of the Plan is maintained;
(b) the expansion is consistent with the provisions of Chapter Twelve of the Plan
(Rural Settlements); and,
(c) the provisions of Chapter Fifteen (Development Review) of the Plan are met;
when assessing applications for minor expansions to certain Hamlets, including the
Hamlet of Greenwood, section 15.7 of the Picketing Official Plan requires
accompanying information demonstrating to the City, in consultation with other
relevant agencies, that:
(a) the development will haw~ an adequate supply of potable water and soil
conditions that are satisfaclto .ry for the effective operation of a private waste
sewage system on each proposed lots; and,
(b) there will not be adverse impacts on the supply of water or the soil and
groundwater conditions of adjacent properties;
Information Report No. 27-01 Page 3 0 O 3
the applicant consulted with both the City and the Region prior to submitting the
applications; City and Regional staff concluded the applications could be considered
a minor expansion to the Hamlet of Greenwood boundary, and would not require an
amendment to the Plan;
section 15.9 of the Plan states that City Council shall for major development, and may
for minor development, require the submission and approval of an Environmental
Report as part of the consideration of a development application;
required Environmental Reports must include that criteria outlined in section 15.11 of
the Plan;
due to the close proximity of the Duffins Creek Valley Corridor to the subject lands,
an Environmental Report is required in support of these applications;
as a minor expansion to the Hamlet of Greenwood, the proposed development would
be subject to the policies and requirements outlined in section 12.2 of the Picketing
Official Plan (Rural Settlements), which states that Council shall:
(a) require development to occur along existing roads, and along new roads
introduced in locations identified either on the rural settlement maps or
through the review of development proposals;
(b) encourage and where possible require the scale, character and relationship of
new development (including lots, buildings, structures, roads, services and
utilities) to be compatible with the scale, character and relationship of existing
development, considering features such as the size and shape of lots, lot
coverage, building heights, building setbacks, building floor area, building
material and design, road widths, street pattems and vegetation;
(c) encourage new development to enhance the range of housing choice in the
settlement and to be innovative in relation to compact form, water usage and
sewage disposal;
(d) require all new development, whether on individual or communal water and
sanitary services, to be based on appropriate technical review to ensure the
adequate provision of services, protection of the natural environment, the
protection of nearby property owners, and compliance with Provincial and
Regional standards; and,
(e) protect for road connections to adjacent lands;
Schedule II, the Transportation Network, of the Picketing Official Plan also
designates Westney Road as a Type B Arterial road, and illustrates a proposed
by-pass further east of its current alignment;
upon the completion of the future by-pass, the portion of Westney Road abutting the
subject lands would become a Local Roa&
3.3 Zoning By-law
- the subject lands are currently zoned "A" - Rural Agricultural Zone, by Zoning
By-law 3037, as amended;
- this zoning permits a detached dwelling, agricultural uses, accessory agricultural
residential uses and specific home occupations, certain parks and recreational uses
(excluding a country club, golf course, driving range and similar outdoor activities)
and certain institutional and business uses;
- the owner intends to maintain the farming activities occurring on the lands south of
the proposed residential development;
- an amendment to the zoning by-law is required to implement the applicant's proposed
subdivision plan;
3.4 Minister's Zoning Order No. 1
all of the lands are subject to Minister's Zoning Order No. 1, which is a provincial
Order intended to restrict the use of lands surrounding Federally-owned property held
for the potential future development of an airport;
0 0 4 Information Report No. 27-01 Page 4
4.0
4.1
4.2
4.3
4.3.1
- this Order was amended by Ontario Regulation #209/81 on March 2, 1981, to permit
the construction of a detached dwelling on the subject lands in conjunction with the
established farm operation;
- a further amendment to this Order ils required to implement the applicant's proposed
subdivision plan on a north portion of the applicant's total landholdings.
RESULTS OF CIRCULATION (See Attachments #3 to #7)
Resident Comments
no resident comments have been received to-date;
Agency Comments
Veridian Connections, Canada Post and Bell Canada all expressed no objection to
these applications, and each recommended typical conditions of draft plan be imposed
to protect their interests (see Attachments #3 to #5 respectively, to this Report);
Durham Region Health Department (see Attachment #6)
noted that before they provide detailed comments, the following additional
information is required:
· a lot servicing plan;
· the results of a soil sampling program;
· a grading and drainage plan; and,
· a hydrogeological report;
they further noted that positive comments from the Region of Durham Peer Review
Hydrogeological system respecting the submitted hyrdogeological report are
necessary, and that lot sizes will be determined through consultation of the "Regional
Municipality of Durham Health Department Drilled Wells and Lot Sizing Policies as
Applied to Severances and Subdiivisions (1989)";
Toronto and Region Conservation Authority (see Attachment #7)
requested a site visit to confirm the limits of the Duffins Creek Valley System and to
determine the location of the stable top-of-bank;
they noted that revisions to the Plan may be required, particularly to the configuration
of proposed Lot 6 and portions of' the proposed road, to ensure that an appropriate
buffer is provided to the stable top-o:f-bank of the valley;
they noted that no details of the proposed stormwater management facility adjacent to
the valley slope have been provided, and noted that the proposed facility location may
not be suitable as it could impact the integrity of the slope;
they concluded that further supporting information and a site visit is required to
assess the appropriateness of the applications;
- No Objections or Concerns: the Durham District School Board and the Durham
Catholic District School Board;
Staff Comments
Hamlet Expansion Considerations
pre-consultation between the applicant, the City and the Region concluded that the
proposed development can be considered a minor expansion to the Hamlet of
Greenwood boundary;
Page 5 0 ~ 5
Information Report No. 27-01
4.3.2
4.3.3
- preliminary review shows there has been virtually no new growth in any of the
hamlets except Claremont over the last five years; thus, this proposal could assist in
achieving Council's objective of encouraging growth in hamlets despite competing
objectives of protecting agricultural land and agricultural activities;
- the applicant's earlier attempts to work with Council, staff and other landowners on a
broader Hamlet Expansion Study were unsuccessful given the anticipated cost of the
study; consequently, the applicant is pursing the 'minor expansion' option under the
City's Official Plan;
- the overall design of the proposed development will be reviewed to determine it's
compatibility with the scale and character of existing residential development within
the Hamlet of Greenwood, considering such criteria as minimum lot size and
frontages, housing design, and road patterns;
- the proposed design of the development could allow for future extensions to the
subdivision; in light of Council's objectives for the Rural Area, the appropriateness of
this design also needs review;
Environmental Considerations
- the proposal will be evaluated considering its ability to maintain (or improve) existing
ground and surface water quality and quantity, and the adequacy of proposed methods
of stormwater management;
- staff is encouraging lands supporting significant natural features, specifically
proposed Block 14 on the applicant's proposed subdivision plan, to be
publicly-acquired to promote further protection of those lands;
- additional lands within the Duffin Creek Valley System and located on the applicant's
total landholdings should also be publicly-acquired; discussions with the applicant are
needed to determine the feasibility of this request;
- the adequacy of technical reports, submitted in conjtmction with the applicant's
proposal, will be determined both through review by City Staff and appropriate
agencies, and through peer-reviews, where warranted;
- a preliminary site visit, with the applicant and City and Conservation Authority Staff,
(completed after the TRCA's comments summarized in section 4.2 of this Report) has
determined that:
the existing farm fence along the west portion of the subject lands at the top of the
Duffins Creek valley adequately identifies the limit of the top-of-bank;
· proposed Block 20 (the proposed stormwater management facility) will be
removed from the applicant's plan; and,
· proposed Lot 6 will not encroach beyond the identified top-of-bank, and an
adequate buffer zone along the west limit of that lot will be established to protect
the valley feature;
the applicant advises that underground stormwater storage is now proposed, and will
be designed in accordance with a future stormwater management study;
the applicant has confirmed that the submitted plan will be revised to ensure no lots
encroach beyond the top-of-bank into the valley, and that a 5.0 metre buffer zone is
now proposed along the west side of proposed Lot 6 (where no buildings or structures
may be located);
the appropriateness of the applicant's suggested revisions will be assessed through the
review of a future stormwater management report and environmental report;
Plan of Subdivision
- a further review and determination of the exact boundaries of the proposed
development is required, considering natural features, technical requirements, and
possible additional lands needed for stormwater management purposes;
- comments from the City's Municipal Property & Engineering Division are needed to
determine the appropriateness of the proposed road alignment and turning circle
configuration, and the close proximity of the road to the top-of-bank;
0 0 ~ Information Report No. 27-01 Page 6
preliminary review suggests that the proposed lots provide significant depths and
frontages comparable to other lots within the Hamlet of Greenwood that are of a
sufficient size and configuration to support detached dwellings and private services
(including reserve septic beds); confirmation from the Region of Durham Health
Department is still required;
4.3.4 City Zoning/Minister's Zoning Order Matters
staffwill need to identify appropriate standards for both the City's zoning by-law and
the Minister's Zoning Order No. 1 to respect and protect natural features and existing
residential properties immediately abutting the subject lands;
staff will be recommending, as a minimum, that all lands beyond the top-of-bank and
some adjacent lands providing a buffer to the valleylands be zoned in a protective
"open space - hazard land - environmental protection" zone category;
other necessary zoning standards will be assessed through the review of more detailed
plans indicating dwelling sitings, buffer areas, area requirements for satisfactory
dilution of nitrates and dwelling types;
4.3.5 Other Considerations
- staff will be reviewing the need for an appropriate buffer area between the rear of
proposed Lots 1 to 6 and existing abutting residential properties fronting Greenridge
Drive; residents on Greenridge Drive supported such a buffer during a preliminary
resident meeting the applicant he]rd with area residents;
- both City and Regional staff, through the review of documentation provided by the
applicant, must ensure that any new residential development complies with the
Minimum Distance Separation Formulae for the proposed residential dwellings from
agricultural activities, as required by the province, and must understand the
agricultural capabilities of the subject lands, as classified through the Canada Land
Inventory (19 71 );
- given the proposed Westney Road by-pass and the proximity of the subject lands to a
proposed future airport in Pickering, staff must determine the need for noise
attenuation measures to be incorporated into the design of the proposed development,
as determined through the complietion and approval of a noise report, in consultation
with the Region of Durham.
5.0 PROCEDURAL INFORMATION
5.1 General Information
written comments regarding thi[s iproposal should be directed to the Planning &
Development Department;
oral comments may be made at the Public InformationMeeting;
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;
the City's recommendations on the proposed draft plan of subdivision application will
be forwarded to the Region of' Durham, which is the approval authority for that
application;
the City's recommendations on the proposed Minister's Zoning Order Amendment
application will be forwarded to the Ministry of Municipal Affairs and Housing (the
province is the approval authority for that application);
if you wish to be notified of City Cotmcil's passing of any zoning by-law amendment,
you must make a written request to the City Clerk;
if you wish to be notified of the decision of the Region of Durham with respect to
proposed regional and local official plan amendment applications or draft plan of
subdivision application, you must make a written request to the
Regional Commissioner of Planning;
Information Report No. 27-01 Page 7 0 0 7
5.2 Appeal Rights
if a person or public body that files an appeal of a decision of the Regional
Municipality of Durham in respect of the proposed draft plan of subdivision does not
make oral submissions at the public meeting or make written submissions to the
Regional Municipality of Durham before this application is considered, the Ontario
Municipal Board may dismiss all or part of the appeal;
if a person or public body that files a notice of appeal of a decision of the City of
Picketing in respect of the passing of a zoning by-law amendment does not make oral
submissions at the public meeting or does not make written submissions to the City of
Picketing before the zoning by-law amendment is passed, the Ontario Municipal
Board may dismiss all or part of the appeal.
6.0 OTHER INFORMATION
6.1 Appendix No. I
a listing of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing this
report;
6.2 Information Received
the applicant has submitted a hydrogeological evaluation, a preliminary site servicing
plan and a site grading plan in support of the proposed applications;
the applicant's submitted technical reports and all large-scale plans submitted by the
applicant, are available for viewing in the City of Picketing Planning & Development
Department;
6.3 Company Information
- the agent, Mr. Alex Artuchov of Urban Latitude, advises that Len Bitondo is the
owner of Bitondo Markets Limited.
Planner II
Catherine Rose
Manager, Policy
RST/CLR/jf
Copy: Director, Planning & Development Department
008
APPENDIX I TO
INFORMATION REPORT NO. 27-01
COMMENTING RESIDENTS AND LANDOWNERS
no comments have been received to-date;
COMMENTING AGENCIES
(2)
(3)
(4)
(6)
(7)
Veridian Connections
Canada Post
Bell Canada
Region of Durham Health Department
Toronto and Region Conservation Authority
Durham District School Board
Durham Catholic District School Board
COMMENTING CITY DEPARTMENTS,
(1) Planning & Development Department
00'9
APPENDIX I TO
INFORMATION REPORT NO. 27-01
COMMENTING RESIDENTS AND LANDOWNERS
no comments have been received to-date;
COMMENTING AGENCIES
(1)
(2)
(3)
(4)
(5)
(6)
(7)
Veridian Connections
Canada Post
Bell Canada
Region of Durham Health Department
Toronto and Region Conservation Authority
Durham District School Board
Durham Catholic District School Board
COMMENTING CITY DEPARTMENTS
(1) Planning & Developmem Department
010
AI'i'ACHMENT#, I TO
INFORMATION REPORT
it ii/
ERS TOTAL
/ ~/
. '
,
--~ ..... ~ ---~ ...... _
//
H
Ci~ of Pickering Planning & Development Depa~men['
PROPER~ DESCRI~ION PART OF LOT 11, CONCESSION 5
-1,
OWNER BITONDO MARK.S LTD. DATE SEPT 27, 2001 D~WN BY lB
APPUC~TION No. SP-2001-04; A lS/01; 18-ZO-02S01-0S SCALE 1:10000 CHECKE~ ~Y
FOR DEPARTMENT USE ONLY PN-RURAL PA-
ATTACHMENT# ~2 TO
INFORM^T~ON r~EPORT# ~ '7 ' o (
01].
APPLICANT'S PROPOSED SUBDIVISION PLAN
SP-2001-04; A 16/01; 18ZO-02901-08
/
I
/
/
I
i
7
'BY APPLICi~NT
SITE STATISTICS
LOTS i TO 13 ARE SINGLE DETACHED DWELLING
BLOCK 14 IS OPEN SPACE
BLOCKS IS AND IG ARE ROAD WIDENING
BLOCK 17 TO 19 iRE 0.3m RESERVE
GIOVANNI ORF~E(PROPOSED)
,i i
I'HIS MAP MAS PRODUCED BY THE C/T)' OF PICKERING
PLANNING ~ DEVELOPMENT DEPARTMENT,
INFO~TIO~ ~ SUPPORT SER~CES,
SEPTEMBER 2~ 20Ol.
012
ATTACHMENT #..~__TO
;~'=ORMATION RFPORT# ~ 7 ' 0 L
OCT - J ZUU1
DEVELO, ~" ',~ 7::3:'aA~;T,MENT
VERIDIAN cONNECTIONS
Dt~VELOPMENT ~PLICATION REVIEW
PROJECT NAME; Bitondo Markets Limitcd
~ ' ' . ....... r,~~s o~ the ~est ~de ofWesmey ~oad, so
~8-AO-OZgO~-08
10.
11.
F. lecttic Scr~-ice is avaB2ble on thc mad ~llow:~txce(s) touching this property.
Servk~g ~B1 be ~ ~c west side of Wesmey Goad,'
~ ~xt~on of the Co~orafon's pl~t is req~ed on ~c ~oad a~o~ce in otd~ to se~cc ~s ptoje~.
~s cost - ~o~t to be dcte~d,
~ such extensions ~c ~o;m~y
I~du~ mcte~ng fo~ ~ch ~t is tcq~cd,
'~e fOhO~ s~nd~d ~d fee costs ~ ~,pply (a~ fi~Ucs ~e ~ppzo~atc):
5c~ Eo~ecfon Fee $130.00 pe~ ~t
E~sfiag Co~o~on ph~t o, ~e ~st ~de of~esmey Road m~y h~w to be ~ephced/~elocated ~t the
App~ca~t's cost to ~cco~odate ~c p~0posed n~ roadway.
~c App~c~t mast m~e ~t a~p~cafo~a te ~e Co~omSo~ to obt~ spe~c app~ov~ of ~e
se~ce a~m~ ~nd tcl~t~ ~o~ fo~: ~[s project. The ~p~c~t is c~oncd ~at tenders, con~c~,
~k ~tcd p~o~ to ob~g spc~c appmv~ ~ be s~bject to ~a~.
A Sc~c~g A~c~m~t m~t be ~ed ~ ttte Corona5°~ ~ order to ob~ scrag for ~ site.
~ ~o~k from ~e ~ab~c mad a~o~nce to ~e s~ce enhance and ~e mete~g a~a~gemcats mast comply
Pilot m mc~g mY ~w sc~ce, ~e App~ca~t sh~l ~ply to ~e Co~o~afion~s Customer Gate D~p~c~t
to ope~ ~ e~ acco~
P~o~ to ob~g a b~ p~t, ~c App~c~t sh~ by agreement, con~ accep~ce of the tc~s
conditions of p~o~g dec~c~
~et~ ~es a~ mate~al h~g ~q~pm~t o~ ~eIs mu~t wo~ ~ p~o~ to c~s~g ove~ad ~es,
~ the ca~ab~ of con.ct o~ co~ ~ ~c Ij~its of approach, it develop~t/b~d~t s~ ~ay a~ ~sts
. ...t .... o~ tel~a~o~ b~L or pmtec~o~ of ~ ~;~, o~ o~e~ acfio~ de~ed necess~T by
~m~&e fo/wo~cz saf¢~ ~d ~e s~ty of ~e acc~c~l sys~cm.
ATTACHMENT# ~ TO
INFORMATION REPORT# 02'7- o i
Page 2
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
12.
13.
14.
Landscapir~g, spccitically trees and shrubs, should be relocated sway f~om ~c Co~o~a~on's
to ~id ~t~fe~ence ~ ~pm~ access.
W~ not att~d schcd~ed Ci~ of Pick~g DART M~g fo~ ~s devclo~cnt.
Vefidi*~ Co~ecfi~s ~s no objection to ~c proposed d~elopment. Pl~se fo~d a copy of
sub~ssion d~ dcs~ so ~at a pt~a~ defi~ and estate cm be completed.
Technical Reptesent'ative - Dave Bell
Telephone 427-9870 F.~.t. 3233
?P/dj
Rev, Date: November 1, 1999
C'CI/~'/"i I'~T~n C:,T~ ~n~ '~id T/UA I, IlIT~IT'TI'-IA TiT I,r",T~ /'1'"lU TA~? ~'A
014
ATTACHMENT #..~2_TO
INFORI~ATION REPORT
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON M1P 5Al
(416) 285-5385 (T)
(416) 285-7624 (F)
September 5, 2001
Mr. N. Carroll
Director of Planning
City of Pickering
1 The Esplanade
Pickering On L1V 6K7
Dear Mr. Carroll,
o 7 2oo'1
CITY OF PICKERING
PICKERING, ONTARIO
Application for Approval of a Plan of Subdivision
Durham Region File No: S-P-2001-04
Bitondo Markets Limited
Lot 11 Concession 5
Ref. No.: 66070
Thank you for the opportunity to comment on 'the= above noted application..
As a condition of draft approval, Canada Post ]requires that the owner/developer comply with the
following conditions:
- The owner/developer agrees to include on all offers of purchase and sale, a statement which
advises the prospective purchaser that mail delivery will be from a designated Community
Mailbox.
- The owner/developer will be responsible for :notifying the purchaser of the exact Community
Mailbox locations prior to the closing of any home -sale.
- The owner/developer will consult with Canada Post Corporation to determine suitable
locations for the placement of Community Mailbox and to indicate these locations on the
appropriate servicing plans.
-The owner/developer will provide the following for each Community Mailbox site and
include these requirements on the appropriate servicing plans:
- An appropriately sized sidewalk section (concrete pad) as per municipal standards,
to place the Community Mailboxes on.
- Any required walkway across the boulevard, as per municipal standards.
ATTACHMENT#,, ~ TO
INFORMATION REPORT#
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL.
SCARBOROUGH ON M1P 5Al
~qT-o/
(416) 285-5385 (T)
(416) 285-7624 (F)
01 5
-2-
-Any required curb depressions for wheelchair access.
The owner/developer further agrees to determine and provide a suitable temporary Community
Mailbox location(s), which may be utilized by canada Post until the curbs, sidewalks and final
grading have been completed at the permanent Community Mailbox locations. This will enable
Canada Post to provide mail delivery to new residence as soon as the homes are occupied.
I trust that this information is sufficient, however, should you require further information, please
do not hesitate to contact me the above number or mailing address.
Sincerely,
Debbie Greenwood
Delivery Planner
a:ufildraw, sam
AT'rACHMENT # ..-~ TO
INFORMATION REPORT# ~- 7 -c'/_
Bell
200
Right of Way
Fi 5 - 100 Borough Drive
Scarborough, Ontario
M1P 4W2
Tel: 416 296-6291
Fax: 416 296-0520
August 3, 2001
City of Pickering
Planning Department
Municipal Building
1 The E~p!anade
Picketing, Ontario
LlV 6K7
CITY OF PICKEI
PICKERING, ONTAI
RSCEIVED
AU6 1 0 2001
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
ATTENTION: Mr. N. Carroll
RE: DRAFT PLAN OF Subdivision
File No: S-P-2001-04
Lot 11, Concession 5
Westney Road and Green Ridge Drive
Bitondo Markets Limited
Town of Pickering
Thank you for your letter of July 5, 2001 concerning the
above proposed Subdivision.
Would you please ensure that the following paragraphs are/
have been included as conditions of Draft Plan Approval:
1 - Bell Canada shall confirm that satisfactory arrangements,
financial and otherwise, have been made with Bell Canada
for any Bell Canada facilities serving this draft plan of
subdivision which are required by the Municipality to be
installed underground; a copy of such confirmation shall
be forwarded to the Municipality.
2 - The Owner shall be requested to enter into an agreement
(Letter of understanding) with Bell Canada complying with any
underground servicing conditions imposed by the municipality
and if no such conditions are imposed, the owner shall advise
the municipality of the arrangement made for such servicing.
If there are any conflicts with existing Bell Canada facilities
or easements, the Owner/Developer shall be responsible for re-
arrangements or relocation.
If you have any questions, please contact: Sue Spataro 416 296-6599
Manager - Right of Way
ATTA~HM£NT# ~ TO
INFORMATIO~ RPI~K)RT~ ~ ~ ~£' /
The Regional
Municipality
of Durham
HEALTH
DEPARTMENT
Head Office
1615 ~Dundas Street East
Suite 210
Whitby, Ontario
Canada LIN 2L 1
(905) 723-8521
· Fax: (905) 723-6026
Tor: (905) 686-2740
1-800-841-2729
July 31, 2001
- RE'Cr=IVEO
AUG 7 2001
CITY..,..,,. i"~,..., .NG
DEVELOPMEi,4¥ CEP,~ i;~'MENT
Celeste Terry.
Current Operations Branch
DUrham Region Planning Department
Box 623
1615 Dundas.Street East
4th Floor, Lang Tower, West Building
Whitby, Ontario
LIN 6A3
Dear Ms. Terry: '
Re:
Application for Approval of' a Plan of Subdivision
File No.: S,P-2001,04
Part Lot 11, Concession 5'
Picketing
Applicant: Bitondo Markets Ltd.
Reference No.:' 66063
Before this Department Can comment on the above subdivision the following
information is required:
.1.
Two copies of a lot servicing plan indicating'the proposed location of all
structures, .drilled wells and subsurface sewage disposal system envelopes
including a 100% replacement area for the.systems. -For partially or fully
raises sewage'system, a detached cross-section of the proposed design of the
sewage system must be included with the site servicing plan.
Results .of a soil sampling program comprised of a.sufficient number of 2
metre deep test holes to adequately.represent the soil profile of the
subdivision. Each sample is to be analyzed at.the .75 and 1.5 metre depth for:
-i)
ii).
iii)
iv)
grain size distribution
permeability Coefficient including an estimated percolation time in
min/cm
soil classification
seasonal high ground water determination ground water seepage and
level, after a 24 hour period.
100% Post consumer
ATTACHMENT//,, ~',. TO
INFORIV!ATION REPORT// ~ '7 - O/,,
2
Contact the area Public health inspector prior to doing any field testing.
3. A subdivision grading plan indicating the existing proposed lot drainage pattern.
A hydro'geological report and an environmental impact study of the proposed, on site and
adjacent water supplies with respect to bacterial and chemical contents. Information should
be Obtained through test wells drilled on the subject property.
Positive comments from the Region of Durham Peer Review Hydrogeolc~gical system
confirming that the required hydrogeologicai report in favour of the proposal complies with
the Ministry of the Environment's Technical GUidelines for assessing the potential for
groundwater impact of developments serviced by individual sub-surface sewage, systems
(i,e., D-54, D-55 Guidelines).' . .
6. Lot sizes will be determined b the Regional MuniciPality Of Durham Health Department
' Drilled Wells and Lot Sizing Policies as Applied to Severances and Subdivisions, 1989.
Upon receipt of the required information, il: will be'reviewed and our Comments wi. ll be
forwarded. '
y ;" '... ~.P.H.I.(C)
Public Health Inspector
rKfcw.
CC;
Mr. N;.Carroll, Director of planning
City of Pickering
ATTACHMENT# '7 _TO
INFORMATION REPORT
$ l onservat on
TORONTO .AND REGION'
July 20, 2001
· Mr. Celeste Terry.
Planning Department
The Region.al .M[~nic!pality of Durham .
.161.5 Dundas'Street.East, P.O. Box 623
4th FloOr Lang Tower, West Building·
Whitby, ON L1N 6A3 · '.
Dear'Mr...Ter~:
Re:
Part LOt .11:, ,Concession 5 · . .'. ,.. ~.'
· ~ity of-Picketing ' '.
· (Bitondo Marke{S-Llmited). · .. . .'.i . . -
,:
We a(~kr~ewiedge ~ec'eipt of t'he abo~,e, n;sted c~raf~'plan'~f sbbdivision 'prepar;d' by U~ban' Latitude dated
'June 5; 200~',.and offerthe'followingeom~ents: '.' · '. ' ' · · ' ·
"A re'vi'ow shbws plans to constrQct a 13 lot sbbdivision on the subject property..Thb lands indlu'de a ste.ep
v~lle~/side sl~pe-~/hich, is part Ofthe.Duffi.n Cr,eek Valley system, 'We .recognize that at the base'of ~he
Side-slope thei'e is :an existi.~!g .roadway.and ?esidential. development, .The site is riot Fill Regul.a.ted.
· The Autherity'~ Valley'.And Stream Coriidor Mahb. gement Pro'tram advdcate~ a l o'metr'e b~ffe( from the
:stable top of bank of.the'valley, .We.note' th'at lot 6 and aportion of'the P[oposed rO~d~vay:a?pears to . "'
encroach over the.to'~ ',o[ bank,, !n .light. of .tl~i:S prio[ to TRCA prov d ng',60'nd tions of,draft '~l~roval, staff
wo.uld like an Opport..anltyto visit the site,and confirm .the I'imits of the Valley feature, We .nOte.that once
. .esta. blished,' staff would require that the plan be. modified 'to. re~lect the requirements of the':Valley'an~i
. Stream Cordd..o.r Management. Prgg.ram, .: ... " . '.. · :. '. .
'. In. Addition' we' not~ that the. applicant proposes: a stormwater management facility adjacent tO ihe Valley
· 'S, lope, Howet, er this aubmlsslon does not in~Jlude any information, or reports to Supp,Ort t.he pond, .'
· Notwithstar~ding-lthe need to review suppbrting InformatiSn 'on the pOnd desigh and.locat on, we note that.
t. he pond Iqcation appea'rs to.be unsuitable as i~'could impact.the Ir~tegrity of. th~'slope Furtl-ier an Out[et
.would'be requlmd'down't~e,' val ey S ~pe'to'the watercourse whicl~ could'have significant Impacts'to.(he.
vegetat!on wlthlh the. valley:These issues must be discdssed and addressed thro'ugh.supporting.. . .
Info.'rmati.on, ""i' · .. '.. . · ' ' ' '
In the. In{erim and p. ric~r tO a site'meeting staff will·review the provided Hydrogeologic Evaluation, We look
forward' to meeting with the.applicants to dlscu.~s th~ abc~ve issues. ·
We trust that. this'is Satisfa,ctory. If you have any questions' please contact the'undersigned.'
· Fiussel White ·
Plans Analyst
Degelopment Services Section
Ext..5306
RW/fa
cc: Neill Carroll, City of Pickering, Planning Department.
020
PICI ERING
INFORMATION REPORT NO. 28-01
FOR PUBLIC INFORMATION MEETING OF
OCTOBER 18, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Pickering Official Plan Amendment OPA 01-003/P
Zoning By-law Amendment Application A 19/01
City Initiated: Notion Road Study Area
Part of Lot 17, Concession 1
(West side of Notion Road, between Picketing Parkway and
Kingston Road, excluding the south-west comer of Kingston Road
and Notion Road)
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject lands are 5 hectares in area and consist of a 50 to 60 metre wide
strip located on the west side of Notion Road, between Picketing Parkway and
Kingston Road, excluding the south-west comer of Kingston Road and Notion
Road (see location map, Attachment #1);
the northern third (1.7 hectares) of the subject lands, comprising 9 individual
properties, supports auto repair, sales and body shops and other light
manufacturing and service industries in facilities with no pe~xnitted outdoor
storage;
the southern two-thirds (3.3 hectares) comprising three properties, is presently
vacant; the north and south property are under the same ownership;
uses surrounding the subject lands are:
o to the north is a building equipment rental business on. the south-west
comer of Kingston and Notion Roads;
o to the south of Picketing Parkway are vacant lands abutting the
Picketing Home and Leisure Centre;
o to the west are townhouse condominiums at the north end, detached
dwellings in the central area and a small parcel of vacant land
immediately north of Picketing Parkway; further west is the Wal-Mart
store, the Metro East Trade Centre and the Home and Leisure Centre
on the south side of Pickering Parkway; and,
o to the east, across Notion Road in the Town of Ajax are located more
than 20 heavy industrial uses with extensive outside storage and
manufacturing activities including two cement plants and an asphalt
plant; Duffins Creek runs to the east of the industrial properties;
BACKGROUND
the subject lands comprise tlhe Pickering lands within the larger joint City of
Picketing/Town of Ajax Notion Road study area, for which the "Notion Road
Land Use and Urban Design Study" was conducted;
further detail about past and present development of the study area lands,
surrounding areas and the transportation system is provided in the "Notion
Road Land Use and Urban Design Study"; (a copy can be obtained from the
Picketing Planning & Development Department);
the study process commenced in 1999, involved broad based consultation and
resulted in Ajax Town Council adoption of the study results for the Ajax study
area lands in July 2001;
Information Report No. 28-01 Page 2 0 2 1
3.0
4.0
4.1
4.2
Picketing City Council considered the findings of the "Notion Road Land Use
and Urban Design Study", Planning & Development Report Number
PD 20-01 and Addendum to Report Number: PD 20-01 at its meeting held
September 17, 2001 and adopted Resolution #105/01, Item #1, which (along
with other associated decisions) authorized a statutory public information
meeting to initiate amendments to the Picketing Official Plan and Zoning
By-law 3036 to implement the findings of the study; the background and
study consultation process is described in Appendix III;
a full discussion of the study process, planning considerations, land use
options considered, urban design proposals and proposed policy is provided
in the Notion Road Land Use and Urban Design Study, Planning &
Development Report Number: PD 20-01 and Addendum to Report Number:
PD 20-01 (copies of these items can be obtained from the Planning &
Development Department);
CITY'S PROPOSAL
- the City of Picketing proposes to amend the Picketing Official Plan and
Zoning By-law 3036 in order to implement the results of the Notion Road
Land Use and Urban Design Study;
specifically the City proposes to redesignate the subject lands from Urban
Study Area to Mixed Employment as set out on Schedule I, the Land Use
Structure schedule of the Picketing Official Plan; the text policy for the
Notion Road Urban Study Area (Section 3.17) is proposed to be deleted, in
addition, the City proposes to add a number of new Village East
Neighbourhood policies (Section 11.11 of the Plan) to guide development of
this Mixed Employment Area;
the City also proposes to rezone the subject lands from various light industrial
zoning categories to permit a range of prestige and higher order employment
uses, and establish appropriate yard and other zone provisions, to implement'
the proposed Mixed Employment designation.
- a copy 'of the proposed official plan amendment and zoning by-law
amendment is attached (see Appendices I and II);
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
- the subject lands appear to be designated Employment Area in the Durham
Regional Official Plan;
- lands designated Employment Area may 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 Plan encourages prestige employment uses with high employment generating
capacity and greater architectural, landscaping and sign controls to be located
along Highways and Type A and B Arterial roads;
- Kingston Road is designated as a Type B arterial road and a Regional Transit
Spine on Map B2- the Transportation System of the Durham Regional Official
Plan, while both Notion Road and Picketing Parkway are designated as Type C
arterial roads;
no amendment to the Durham Regional Official Plan is required to permit the
proposed amendments to the Picketing Official Plan and Zoning By-law 3036;
Pickerin~ Official Plan
the subject lands are designated Urban Study Areas in the Pickering Official Plan
and are subject to the Urban Study Areas: Notion RoadlndustrialArea policies;
the subject lands are located within the Village East Neighbourhood;
lands within an Urban Study Areas designation may be used for conservation,
environmental protection, restoration, education, passive recreation, similar uses
and existing lawful uses;
0 ~ ~ Information Report No. 28-01 Page 3
4.3
4.4
the Urban Study Areas: Notion Road Industrial Area policy provides that Council
shall consider eliminating the Study Area designation following a land use and
design study demonstrating that the proposed use is consistent with the goals,
objectives and general purpose and intent of the Official Plan; is compatible with
the surrounding area, given the area's location between residential lands in
Picketing and industrial lands in Ajax; and, shall establish appropriate land use
designations and policies, hY amendment to the Official plan;
completion of the "Notion Road Land Use and Urban Design Study" satisfies the
foregoing need for a study;
- the Picketing Official Plan recognizes Employment Areas as those areas having
(or intended to have) signi[ficant concentrations of manufacturing, assembly,
warehousing and/or related ,employment opportunities; Council shall require the
highest standards for site operation and appearance in Mixed Employment Areas,
recognizing their highly visible and accessible locations along main arterial
roads; the next highest order of Employment lands, Prestige Employment, may be
located in proximity to residential areas;
- uses permissible in each of' the Employment Area subcategories are set out in
Table 8 to the Official Plan, which is provided as Attachment # 2 to this Report;
Schedule II to the Pickering Official Plan, the Transportation System schedule,
designates Kingston Road as a Type B Arterial Road and designates Notion Road
and Picketing Parkway as Type C Arterial Roads.
Schedule III to the Pickering Official Plan, the Resource Management Schedule,
designates the subject lands as Shorelines and Stream Corridors and as Flood
Plain Special Policy Areas; these designations recognize areas that may be
subject to flooding; the Flood Plain Special Policy Area designation permits
development and redevelopment within the flood susceptible lands, providing
appropriate flood protection measures are instituted;
Map 19 of the Picketing Official Plan identifies the subject lands as lying within
the Village East Neighbourhood;
as described in Section 3.0 of this Report, the City initiated proposal includes an
amendment to the Pickering Official Plan (see detailed amendment, Appendix I
to this Report);
Compendium Document to the Pickering Official Plan
- on September 17, 2001, Pickering City Council adopted the "Urban Design
Guidelines for the Notion iRoad Area", in principle, for the subject lands; these
guidelines address matters affecting site layout and design such as preferred
building locations, screening of roof top equipment, vehicular access and
parking, public safety, streetscapes, landscaping, and gateway elements.
the "Urban Design Guidelines for the Notion Road Area" will be added to the
Compendium to the Picketing Official Plan once the Official Plan
Amendment proposed in fhis Report comes into force;
- the Kingston Road Corridor Development Guidelines apply to the lands to the
immediate north of the subject lands, the south-west comer of Kingston and
Notion Roads; the Guideliines would require any redevelopment of this comer,
whether through rezoning or site plan approval, to provide a symbolic eastern
gateway to Pickering, through urban form and streetscape elements, to reduce
the dominance of the automobile and strengthen pedestrian amenity by such
means as improved urban form and streetscape elements (including removal
of roadside ditches) and other design features to create a sense of community
pride;
Zoning By-law 3036
the northern one-third of the subject lands are zoned "MI" and "M1S", while the
southern two-thirds of the subject lands are zoned "MI-4", all storage and light
manufacturing zones, by By-law 3036 as amended by By-laws 4257/72, 2118/85
and 2245/86;
the "MI" zone permits business and professional offices, service or repair shops,
warehouses or distributing depots, garages, light manufacturing or assembly of
products and other specific uses;
Information Report No. 28-01
Page 4
023
- one property is zoned "MIS", which permits a caretaker's residence in addition to
the "MI" uses;
the "M1-4" zone permits warehousing, light manufacturing and other specific
uses;
- on lands zoned "MI" and "MIS", buildings must be set back a minimum of
12 metres from the front lot line, and a minimum of 7.5 metres from the rear lot
line or 30 metres from the rear lot line when the abutting use is residential;
- on lands zoned "MI-4", buildings must be set back a minimum of 7.5 metres
from the front lot line, and a minimum of 12 metres from the rear lot line;
an amendment to Zoning By-law 3036 is required to implement the
recommendations of the Notion Road Land Use and Urban Design Study (see
detailed amendment, Appendix II to this Report);
5.0
5.1
5.2
.RESULTS OF CIRCULATION
_Resident Commentn
no comments have been received from residents or industrial property owners
or operators in response to the notice about the Statutory Public Information
Meeting;
A~ency Comments
5.3
5.3.1
5.3.1.1
no agency comments have been received to date in response to the notice
about the Statutory Public Information Meeting;
_Staff Comments
Proposed Amendment to the Picketing Official Plan
- the City is proposing these amendments for the lands within the Notion
Road study area in order to fulfill the following objectives:
o replace the Urban Study Area designation in the Picketing Official
Plan with a land use designation that will be compatible with abutting
residential uses in Picketing and both heavy industrial uses that
currently exist and prestige industrial uses that are expected to evolve
with new development as a result of recent policy amendments of the
Town of Ajax for the Ajax study area lands;
o establish specific permitted uses and standards for new development
and redevelopment within the area by amendment to Zoning By-law
3036 that will foster compatibility between employment uses on the
subject lands and low and medium density residential uses on abutting
lands;
o facilitate evolution of the Notion Road area, over time, to a high
quality and attractive prestige employment area;
Deletion of Policy 3.17 - Urban Study Area: Notion Road Industrial Area
- the "Notion Road Land Use and Urban Design Study", the proposed
amendments to the official plan and zoning by-law, the proposed urban design
guidelines and related implementing recommendations satisfy the
requirements contained in Policy 3.17 for removal and replacement of the
Study Area designation;
the proposed Mixed Employment designation and policies are consistent with
the goals, objectives and general purpose and intent of the Official Plan, and
will result in the establishment of uses that are compatible with the
surrounding area;
- an amendment to the Official Plan is being processed to establish appropriate
land use designations and policies;
O24
Information Report No. 28-01
Page 5
5.3.1.2
5.3.1.3
Proposed Mixed Employment Designation
the Mixed Employment designation responds to the constraints and
opportunities facing these lands;
Mixed Employment uses are compatible with both heavy industrial uses
currently occupying the Ajax lands east of Notion Road and the prestige uses
intended for the Ajax lands in the future; by contrast, a residential use of these
lands would be a sensitive use that would be adversely affected by proximity
to the current heavy industry in Ajax, and the flood risk;
Mixed Employment uses do not include the same broad range of heavy
manufacturing, storage, waste transfer, recycling and processing and freight
transfer and transportation facilities of the General Employment uses, and a
mix of the higher quality prestige employment uses and limited retailing of
nd services serving the area permitted by the proposed Mixed
~°°mdn~ovament designation can 'be expected to b.e more~ compatible with abutting
- C ",' ..... ~-~- *-resfi,~e or c, eneral employment uses;
resloemla~ usc~ urn, F ~, ,,
Proposed Village East Neighbourhood Policies
the proposed Village East Neighbourhood Policies provide further detail with
respect to the purpose and means of addressing compatibility between
residential and employment uses, accessibility for pedestrians and the methods
to upgrade the quality of the area; a list of upgrades is provided to specify the
items that Council considers of significance;
the exclusion of new automotive and vehicle sales and repair uses, and the
inclusion of specific design criteria in the Official Plan provides policy
direction for the review of further rezoning and site plan approvals;
- one of the proposed design criteria is to consider protection for pedestrian
pathways, to the satisfaction of the City, to connect Marshcourt Drive to
Notion Road, as a condition of development for abutting properties on the
west side of Notion Road; the intent of this design criterion is to increase
access for residents of the Village East Neighbourhood; concerns respecting
the safety of pedestrians in proximity to heavy industry will be one issue to be
addressed by an industry/community liaison group;
the remaining design criteria proposed for the Village East Neighbourhood
Policies seek to provide policy support for design guidelines proposed within
the Compendium to the Official Plan;
5.3.2 Proposed Amendments to Zoning By-law 3036
5.3.2.1 Permitted Uses
the list of permitted uses proposed for the subject lands implements the more
general provisions of the proposed Mixed Employment Official Plan
designation; the proposed list of uses incorporates the industrial, office,
personal service, restaurant, retail, financial, community, cultural, recreational
and similar uses, in addition to the limited retailing of goods and services
serving the area permitted by the Mixed Employment designation;
the list proposed for Zoning By-law 3036 also includes industrial uses existing
on the date this amendment comes into force; this provision is included in
recognition of current rights of existing automotive repair, or sales and service
establishments and other industrial uses to continue as legal uses with
expansion or redevelopment rights on those properties where these uses are
currently practiced;
the list of permitted uses is to exclude new automotive repair, or sales and
service establishments, and waste transfer or management facilities as uses not
considered compatible with abutting residential uses in light of the potential
for noise, pollution, and heavy truck traffic;
outdoor storage is not .proposed in this area in recognition of both the existing
provisions of the current "MI" and "M1-4" zoning mad of the objective to
Information Report No. 28-01
Page 6
6.0
6.1
6.2
foster compatibility with residential uses and achieve a high quality
employment area;
5.3.2.2 Other Provisions
a maximum building height of 12 metres is proposed to match maximum
building heights permitted for the abutting residential dwellings;
-minimum yard requirements of 7.5 metres for the front yard, 12 metres for the
rear yard and 4.5 metres for side yards are proposed in order to permit a
reasonable size for industrial and commercial buildings within this shallow
(50 to 60 metre wide) strip of land;
c> typical front yard requirements for the "MI" zone are 12 metres and
7.5 metres for the "M1-4"zone, and 7.5 metres is proposed;
o typical rear yard requirements of 30 metres for properties zoned "MI"
would effectively prevent any industrial or commercial building from
being constructed on these lands; the typical rear yard requirements for
the "M1-4" zone of 12 metres is proposed to be maintained;
c> the typical requirement of 4.5 metre side yards of the "MI" zone is
maintained by these recommended standards;
parking, loading and service uses are to be permitted in the side yard and
loading and service areas are not to be located in the rear yard unless buffered
to provide an adequate mitigation of noise from existing residential dwellings;
the proposed requirement for a 3-metre landscaped strip for planting, fencing
and/or berms along the rear property line will ensure an appropriate level of
visual screening for existing residential dwellings;
finally, a 5-metre landscaped strip in the front yard will provide adequate
screening of parking, loading and service areas from Notion Road;
at the time that an amending zoning by-law is forwarded for Council adoption,
the foregoing objectives can be implemented, provided suitable flexibility is
also available to make any necessary technical changes.
PROCEDURAL INFORMATION
Official Plan Amendment Approval Authori ,ty
the Region of Durham may exempt certain local official plan amendments
from Regional approval if such applications are determined to be locally
significant, and do not exhibit matters of Regional and/or Provincial interest;
at this time, the Region has not yet determined whether this official plan
amendment application is exempt from Regional Approval;
.General
written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development .Department for a subsequent
meeting of 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 adoption of any official plan
amendment, or passing of any zoning by-law 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.
026
Information Report No. 28-01
Page 7
7.0
7.1
7.2
7.3
7.4
OTHER INFORMATION_
Appendix I,.
- copy of the proposed Picketing Official Plan Amendment;
copy of the proposed amendment to Zoning By-law 3036;
- the background and consultation process of the Notion Road Land Use and
Urban Design Study
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the proposal at the time of writing this
report;
Steve Gaunt, MCIP, RPP
Planner 2
Catherine L. Rose,
Manager, Policy
SG/CLR/jf
Copy: Director, Planning & Development
APPENDIX I TO
INFORMATION REPORT NO 28 -01
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
PROPOSED AMENDMENT TO THE CITY OF PICKERING OFFICIAL PLAN
PROPOSED
PURPOSE:
LOCATION:
The purpose of the amendment is replace the Urban Study
Area designation along Notion Road with a Mixed
Employq~ent designation on Schedule I - Land Use
Structure, delete the related Urban Study Area: Notion
Road h~dustrial Area text policy 3.17 of the Plan, and
establish new Village East Neighbourhood policies to guide
development and redevelopment, to implement the results
of the Notion Road Land Use and Urban Design Study.
The amendment affects land located in Part of Lot 17,
Concession 1, City of Picketing, adjacent to Notion Road.
The area is approximately 5 hectares in size.
PROPOSED
BASIS:
The Notion Road Land Use and Urban Design Study has
been cornpleted for both lands in the City of Picketing, and
abutting lands in the Town of Ajax. The central issue is the
land use compatibility between the existing heavy industry
locatecl on the Ajax lands, and the surrounding newer
reside'ntial development in Picketing.
The vision for the study is to facilitate the evolution of the
Notion Road Area, over time, to a prestige employment
area which is compatible with nearby residential
development through new developments, redevelopment,
and ptide of current ownerships, in partnership with City
and Town infrastructure investment.
The Land Use objective for Picketing is to establish a land
use that will allow new development that will be
compatible with existing residential uses to the west while
co-existing with existing heavy industrial uses to the east.
Accordingly, a Mixed Employment designation is
appropriate.
The Land Use Objective for the abutting lands in Ajax is to
establish a land use that will allow new employment
development that is compatible with nearby residential uses
that will co-exist with heavy industrial uses until they
disappear, while respecting the existing industrial
operators.
With this objective, Ajax Town Council amended the Ajax
Official Plan to permit Prestige Employment uses on its
study area lands with existing heavy industries permitted to
remain and expand in a limited manner subject to criteria.
Cmmcil of the City of Picketing passed resolution #105/01,
Item #1, at its meeting of September 17, 2001, which
included initiating this proposed amendment to the
Picketing Official Plan to implement the results of the
Notion Road Land Use and Urbart Design Study and a
nmnber of other associated recommendations.
PROPOSED
AMENDMENT:
o
-2-
The Pickering Official Plan be amended by:
e
"1.
Revising Schedule I - Land Use Structure by
replacing the "Urban Study Areas" designation
with a "Mixed Employment Areas" designation, as
shown on Schedule 'A' to this amendment.
Deleting policy 3.17 - Urban Study Area: Notion
Road Industrial Area, which policy currently reads
as follows:
"3.17 Town Council shah recognize as an Urban Study
Area on Schedule I, lands located south of
Kingston Road, along Notion Road, opposite an
industrial area in Aiax, and,
(ii)
(iii)
(a)
shall consider eliminating the Study Area
designation following completion of a land
use and design study for the lands
demonstrating that the proposed use,
(i) is consistent with the goals, objectives
and general purpose and intent of this
Plan; and
is compatible with the surrounding area
given the area's location between
residential lands in Pickering, and
industrial lands in Ajax; and
considering the results of the above
study, shall establish, by amendment to
this Plan, appropriate land use
designations and policies."
Adding new policies to section 11.11 - Village East
Neighbourhood Policies, as follows:
"11.11 City Council shaH,
(a)
(b)
(c)
(d)
(e)
recognize the transitional location of the
lands on the west side of Notion Road
between low and medium density
residential land uses to the west and
existing heavy industry to the east in the
Town of Ajax, and further recognize the
. efforts of the Town of Ajax to upgrade the
industrial areas to the east. Accordingly,
City Council shall endeavour to,
(i) improve the compatibility and design
interface between existing residential,
and existing and new employment
uses established in Picketing adjacent
to Notion Road;
(ii) provide more direct accessibility for
pedestrians from the residential areas
west of Notion Road to the Duffins
Creek valley to the east; and,
(iii) generally upgrade the quality of the
area by,
o supporting improved public
infrastructure such as upgraded
urban standard paving, sidewalks,
street planting, boulevard
treatments, gateway treatments,
transit facilities and burying
electrical wiring; and,
-3-
O30
o supporting an improved
stormwater treatment pond in
Ajax;
(f) despite Table 8 of Chapter 3', not permit the
establishment of any new automotive and
vehicle sales and repair uses within the lands
designated Mixed Employment Area
adjacent to Notion Road, after the date this
amendment comes into force;
(g) in order to ensure that development within
the Mixed Employment Area on the west
side of Notion Road is compatible with
residential lands in Picketing and industrial
lands in Ajax, require that the following
design criteria be met in the development or
redevelopment of properties:
(i) consider protection for pedestrian
pathways to the satisfaction of the
City, to connect Marshcourt Drive to
Notion Road at Beechlawn Drive and
Bainbridge Drive, as a condition of
development for abutting properties
on the west side of Notion Road;
(ii) provision of a continuous landscaped
strip along the west property lines to
contain fencing, plantings and/or
berms in order to provide adequate
visual screening for the existing
residential dwellings;
(iii) provision of loading and service areas
at the side of buildings, not in the rear
yards, unless suitable acoustical
buffering and/or screening is
provided in order to provide adequate
noise abatement and visual screening
for the existing residential dwellings;
(iv) prohibition of outside operations or
storage;
(v) provision of a landscaped treatment
along Notion Road to screen parking
areas, loading areas and service areas
from Notion Road in order to
establish an attractive Notion Road
streetscape; and,
(vi) provision of screening for rooftop
mechanical equipment so that it is not
visible from residential dwellings to
the west or from Notion Road."
IMPLEMENTATION:
The; provisions set forth in the Pickering Official Plan, as
amended, regarding the implementation of the Plan shall
apply in regard to this Amendment. The Clerk shall
renumber section 3 of the Official Plan following the
deletion of section 3.17.
INTERPRETATION:
The provisions set forth in the Pickering Official Plan, as
amended, regarding the interpretation of the Plan shall
apply in regard to this Amendment.
* A copy of Table 8 of Chapter 3 is provided for reference as Attachment #2 to
Information Report 28-01
Schedule "A" 0 3 ]
,ICH
REDESIGNATE FROM "OTHER
DESIGNATIONS-URBAN STUDY AREA' TO
'EMPLOYMENT AREAS-MIXED EMPLOYMENT' --
SCHEDULE ! TO THE
PICKERING
OFFICIAL PLAN
EDmON 2
SHEET 1 OF 3
OPEN SPACE SYSTEM
NATURAL AREAS
Ac'rIveRECREATIONAL
AREAS
MIXED USE AREAS
E L
OlL NODES
~ COMMUNIT~ NODES
M
IXED CORRIDORS
~ DOWNTOWN CORE
REGIONAL NODES
REGIONAL NODE
IREGIONAL NODE 2
LAND USE STRUCFURE
EMPLOYMENT AREAs
~i ..... ~ENERAL EMPLOYMENT
' ~ ~P'~ESTIOE EMPLOYMENT
EDEMPLOYMENT
FREEWAYS AND MAJOR UTILITIES
~ POTENT~kL MUL]]--USE ~RE~
~ CON'I'ROU-ED ACCESS AREAS
OTHER DESIGNATIONS
URBAN RESIDENTIAL AREAS 1 URBAN STUDY
LOW DENSITY AREAS
MEDIUM DENSITY AREAS
~ HIGH DENSI'rY AREAS
RURAL SETTLEMENTS
RURAL CLUSTERS
mRURAd- I'-I~MLL:'TS
SEATON URBAN STUDY AREA
AGRICULTURAL AR E6.$
DEFERRALS
r~i APPEALS
O32
APPENDIX II TO
INFORMATION REPORT NO. 28-01
PROPOSED AMENDMENT TO
ZONING BY-LAW 3036
PROPOSED AMENDMENTS TO
ZONING BY-LAW 3036 FOR THE
NOTION ROAD AREA
It is proposed that Zoning By-law 3036, as amended, be further amended to rezone all
Picketing lands within the Notion Road Study Area to implement the Notion Road Land
Use and Urban Design Study including the following objectives:
Uses Permitted shall include:
o bakery, business office, club, commercial club, commercial school,
commercial-recreational establishment, convenience store, dry cleaning depot, dry
cleaning establishment, financial institution, light machinery and equipment
supplier, light manufacturing plant, merchandise service shop, office-associated
commercial establishment, personal service shop, place of assembly, place of
amusement or entertainment, place of worship, printing establishment,
professional office, restaurant, rental establishment, sales outlet, scientific,
medical or research laboratory, and warehouse;
o Existing industrial uses on the date that this amendment comes into force shall be
a permitted use;
Uses Excluded shall include:
New automotive repair, or sales and service establishments;
o Waste transfer or management facilities;
o Outdoor storage;
Other Provisions:
o Maximum Building Height: 12 metres;
o Minimum Yard Requirements: Front: 7.5 metres;
Rear: 12 metres;
Side: 4.5 metres;
o Parking, loading and service uses permitted in the side yard;
o A 3-metre landscaped strip for plantings, fencing and/or berms shall be required
along the west property line to provide visual screening for existing residential
dwellings;
o A 5-metre landscaped strip shall be required in the front yard to screen parking,
loading and service areas from Notion Road;
o Loading and service areas shall not be located in the rear yard unless buffered to
provide an adequate mitigation of noise for the existing residential dwellings.
034
APPENDIX III TO
INFORMATION REPORT NO. 28-01
BACKGROUND AND CONSULTATION PROCESS OF THE
NOTION ROAD LAND USE AND URBAN DESIGN STUDY
Resident and Business Operator Comments:
- a significant number of residents and business operators from both Picketing and
Ajax participated in the consultation process of the "Notion Road Land Use and
Urban Design Study" in the following manner:
o five open houses were held for which public notification was provided by
newspaper advertisement and written notice mailed to properties within the
study area and properties within 120 metres of the study area for four open
houses;
o written notice was mailed to a wider area including all properties in the
Picketing Village area of Ajax and all properties as far west as Brock Road in
Picketing for open house #5, the second Ajax Planning and Community
Affairs Committee meeting and Council meetings, and the September 10,
2001 meeting of the Picketing Planning Committee at which the study results
were considered;
~ notices of this Picketing Statutory Public Information Meeting were also sent
to properties within the study area, within 120 metres of the study area and to
owners within the wider area;
a number of residents provided written comments during the study or attended the
Picketing Executive Committee meeting held May 14, 2001; these comments were
summarized in and attached to the "Notion Road Land Use and Urban Design Study",
Planning & Development Report 20-01 and the Addendum to Report Number: PD
20-01;
- earlier concerns expressed 'by Picketing-Ajax Citizens Together For the Environment
and Brock East Community Association (PACT & BECA) representatives of the
recommendations contained in the earlier "Notion Road Land Use and Urban Design
Study", dated May 2001, was satisfied following further negotiations between the
major industrial operators, PACT/BECA representatives and Ajax and Picketing
staff;
the "Notion Road Land Use and Urban Design Study" was revised, and revised
amendments to the Town of Ajax Official Plan and Zoning By-law were adopted by
Ajax Town Council on July 9, 2001, with support from both PACT/BECA
representatives and the major industrial operators; with no active appeals, the Ajax
Council-adopted amendments to the Ajax official plan and zoning by-law will come
into force once Durham Regional approval is given to the proposed Ajax official plan
amendment;
- at its May 14, 2001 meeting, Picketing Executive Committee deferred
implementation of the findings of the "Notion Road Land Use and Urban Design
Study", dated May 2001, until Ajax Town Council adopted official plan and zoning
amendments to implement the Study within Ajax;
- at its meeting held September 10, 2001, Picketing Planning Committee
recommended adoption of the findings of the "Notion Road Land Use and Urban
Design Study", dated June 2001, and recommendations contained in the Addendum
to Report Number: PD 20-,01 and in Planning & Development Report Number: 20-01;
at the meeting, comments were received from the representative of Lafarge and
Innucon (operators of the cement and asphalt plants in Ajax) in support of the
proposed amendments with the exception of one mat:ter; Lafarge/Innucon is
concerned with the proposed policy for the Village East Neighbourhood to protect for
pedestrian pathways to cortnect Marshcourt Drive to Notion Road; they are concerned
the walkways may lead pedesttians to unsafe industrial areas;
at its meeting held September 17, 2001, Picketing City Council considered the
recommendations of Pl~mning Committee; a representative of PACT/BECA
expressed support for the amendments; Council adopted Resolution # 105/01, Item # 1,
to:
-2-
035
receive Addendum to Report Number PD 20-01;
receive the revised "Notion Road Land Use and Urban Design Study", dated
2001;
authorize a statutory public meeting to initiate amendments to the Picketing
Official Plan and Zoning By-law 3036 as set out in this Report;
adopt, in principle, the associated "Urban Design Guidelines for the Notion
Road Area" as part of the Compendium to the Picketing Official Plan to be
reformatted and formally adopted once the official plan and zoning
amendments come into force; and,
adopt other implementation measures to improve the Notion Road Area
(Resolution #105/01, Item #1 is attached as Attachment #3 to Information
Report 28-01).
APPENDIX IV TO
INFORMATION REPORT NO. 28-01
COMMENTING RESIDENTS AND LANDOWNERS
- none have been received to date;
COMMENTING AGENCIES
none have been received to date;
COMMENTING CITY DEPARTMENTS
- Planning & Development
A'I'FACHMENT #...~'fO
INFORMATION P,?~RT #~
Oity of Piokering
Planning & Development Department
PROPERTM DESCRIPTION PART OF LOT 17, CONCESSION 1
APPLICANT CiTY OF PICKERING DRAWN BY RC
APPLICATION No. OPA 01-004/P; A 19/01
IDATE OCT 1, 2001
SCALE 1:10000
CHECKED BY SG
FOR DEPARTMENT USE ONLY PN-9 PA-
Attachment #2
CITY POLICY
T/4~BLE 8:
Emp/9,ment .4reas:
Permissibk Uses By
S ubcate~go~7
TABLE 8
Permissible Uses
Areas ! (Restrictions anti limitations on the uses permissible, arising from other policies of
Subcategoty ! this Plan, will be detailed in zoning by-laws.)
General i Manufacturing, assembly, processing of goods, service industries, research
Employment ! and development facilities, warehousing, storage of goods and materials,
waste transfer mad recycling, waste processing, freight transfer,
transportation facilities, automotive and vehicle sales and repair;
Offices as a minor component of an industrial operation or serving the area,
"limited personal, service uses serving the area, restaurants serving the area,
retail sales as a minor component of an industrial operation;
Community, cultural and recreational uses, and other uses with similar
performance characteristics that are more appropriately located in the
employment area.
Prestige Light manufacturing, assembly and processing of goods, light service
industries, research and development facilities, warehousing, equipment and
vehicle suppliers, automotive and vehicle sales and repair;
Offices, corporate office business parks, limited personal service uses serving
.. the area, restaurants serving the area, retail sales as a minor component of an
industrial operation, hotels, financial institutions serving the area;
Community, cultural and recreational uses, and other uses with similar
performance characteristics that are more appropriately located in the
employment area.
[ Mixed All uses permissible in prestige employment areas;
i Employment
i Limited retailing of goods and services serving the area.
ATTACHMENT# .~TO
INFOR.~'.'r'""" ~E',mORT# ,~ ~ ~ C, i
ADMINISTRATION DEPARTMENT
CLERK'S DIVISION
September 20, 2001
TO:
FROM:
SUBJECT:
Neil.Carroll, Director, Planning & Developme.nt
Brace Taylor, Cleric
Referrals from Council Meeting of September 17, 2001
RECEIVED
SEP 2 1 2001
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
Please be advised that the Council of the City of Picketing passed Resolution #105/01, Item #1, at the
Council Meeting of September 17, 2001, as follows:
1. That Council receive the Addendum to Report PD 20-01 and replaCe the
recommendations in Report PD 20~01, dated May .4, 2001, by adoPtion of the folloWing
recommendations; "
2. That Council receive, as background information, the Notion Road Land Use and Urban
Design StUdy, prepared by the Planning & Development Departments of the City of
Picketing and the Town of Ajax,.with consulting assistance from the firms of Brook
Mcllroy and iTrans Consulting Inc., dated May, 2001, and attached as Appendix I to
Report Number PD 20-01; as amended June, 2001 by the updated replacement pages
contained in Attachment #1 to this Addendum Report;
3.. That Council initiate an amendment to the Pickering Official Plan to implement the
results of the Notion Road Land Use and Urban Design. Study, and request staff to hold a
statutory public meeting on October 18, 2001 .to.replace the "Study'Area" designation on
the west side of Notion Road in Pickering with a "Mixed Employment" designatibn, and
add new policies to the Village East Neighbourhood, generally as set out on Appendix ll
to Report Number PD 20-01;
o
That Council initiate an amendment to Pickering Zoning By-law 3036 to implement the
results of the Notion Road Land Use and Urban Design Study, and request staff to hold. a
statutory public meeting on October 18, 2001, to replace the various "MI" zonings with
an appropriate ''MC-mixed employment" zoning, generally as set out on Appendix 111 to
Report Number PD 20-01;
That Council adopt in principle, the Urban Design Guidelines for the Notion Road 'Area,
generally as set out on Appendix IV to Report Number PD 20-01, and request that staff
revise the guidelines as necessary to be consistent with the adopted official plan
amendment, reformat the Guidelines to 'fit the Compendium Document to the Official
Plan, and bring the final Development Guidelines to Council for adoption with the final
official plan amendment and zoning by-law by Spring 2002;
A'I~,ACHMENT#. ~ TO
INFORMAT!O~, REPORT#
6. That Council adopt in principle, the Informational Revisions to the Picketing Official
Plan, generally as set out in Appendix V to Report Number PD 20-01, and request that
staff refine the Informational Revisions if necessary to be consistent with the adopted
official plan amendment, and bring the final Informational Revisions to Council w/th the
final official plan amendment ,md zoning by-law by Spring 2002;
7. That Council adopt other implementation measures to improve the Notion Road Area, as
set out in Appendix· VI to Report Number PD 20-01, including the following:
a) consideration during the tam.ual budgeting process for contributions towards the
future urbanization of the north end of Notion Road; possible acquisition of blocks
for walkway purposes between Marshcourt Drive and Notion Road; Special gateway
pave.ment treatments at intersections; planting street trees; bm'ial of hydro wires; and
a stormwater pond adjacent 'to Duffins Creek;
b) supporting the establishment of a community/business improvement liaison group, for
the Notion Road Area; and
c) requesting the Town of Ajax to amend is noise bY-law to permit action On complaints
from Pickering residents about noise originating in Ajax; and
8. That Council request the Clerk to forward a copy of Report Number PD 20~01 and the
Addendum to Report Number PD ')
the Town of Ajax. ,.0-01 and the related Counell decision to the Clerk of
BT:dk
Copy:
T.J'. Quinn, Cl'fiefAdministrative Officer
B. Taylor