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HomeMy WebLinkAboutPD 20/01PICKERING REPORT TO COUNCIL 0 3 FROM' Nell Carroll Director, Planning Az Development DATE: August 24. 2001 ADDENDUM TO REPORT NUMBER: PD20-01 SUBJECT: Notion Road Land Usc and Urban Design Study City of Picketing RECOMMENDATIONS' 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 tbllowing recommendations; That Council receive, as background information, the 37ozio~z Ro~a/Land Use and Urban Desigu Stud),, prepared by the Planning & Development Departments of the City of Pickering and the Town of.~jax, xxith consulting assistance from the firms of Brook McIlroy and iTrans Consulting Inc.. dated Nlax'. 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: That Council initiate an amendment to the Picketing 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 '%ludv Area" designation on the west side of Notion Road in Picketing with a "Mixed Employment" designation, and add new policies to the Village East Ncighbourhood, generally as set out on Appendix II to Report Number PD 20-01; That Council initiate an amendment to Picketing Zoning By-law 3036 to implement the results of the Notion Road Land Use and Urban Design Stud>, and request staff to hold a statutory public meeting on October 15. 2001, to replace the various "MI" zonings with an appropriate "MC-mixed employment" zoning, generally as set out on Appendix III to Report Number PD 204) 1; That Council adopt in principle, the Urban Design Guidelines 1hr 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 ©uidelines to Council tbr adoption with the final official plan amendment and zoning bv-la~v by Spring 2002; That Council adopt in principle, the Infbrmational 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 it' necessary to be consistent with the adopted official plan amendment, and bring the final intbnnational Revisions to Council with the final official plan amendment and zoning bv-laxv by Spring 2002; That Council adopt other implementation measures to improve the Notion Road Area, as set out in Appendix VI to Report Nmnber PD 20-01, including the following: (a) consideration during the annual 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 pavement treatments at intersections; planting street trees; burial of hydro wires; and a stom~water pond adjacent to Duffins Creek; 0a4 Addendum to Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: August 24, 2001 Page 2 (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 its noise by-law to permit action on complaints from Picketing residents about noise originating in Ajax; and That Council request the Clerk to forward a copy of Report Number PD 20-01 and the Addendum to Report Number PD 20-01 and the related Council decision to the Clerk of the Town of Ajax. ORIGIN: City of Picketing Executive Committee resolved, at its meeting held May 14, 2001, to defer consideration of Planning & Development Report PD 20-0l - Notion Road Land Use and Urban Design Stu4v, dated May, 2001, until the item is considered by Ajax Council. At its meeting held July 9, 2001, Ajax Town Council adopted draft official plan and zoning by-law amendments, and other recommendations to implemcnt the findings contained in an amended joint Notion Road Land Use and Urban Design Stu(6', dated June, 2001. AUTHORITY: The Planning Act, R.S.O. 1990, chapter P.13 FINANCIAL IMPLICATIONS: No direct costs to the City are anticipated as a result of the proposed policies; adoption of implementation measures allows Council to consider, during the annual budgeting process, financial contributions for local improvements. EXECUTIVE SUMMARY: This Report contains updated recommendations to adopt the findings of the Notion Road Land Use and Urban Design Study for Council consideration. This follows the adoption by Ajax Town Council of amendments to its Official Plan and Zoning By-law, development guidelines and a series of other measures to improve the study area lands within the Town of Ajax. A map of the Study Area is attached (Attachment #2). Ajax Council adopted the study on July 9, 2001 with changes made to the policies proposed in May 2001 that address concerns raised respecting the implementation strategies contained in the amendments to the Ajax Official Plan and Zoning By-law. The changes were endorsed by representatives of Pickering - Ajax Citizens Together For the Environment & Brock East Community Association (PACT & BECA) and the major landowner representatives (Lafarge Industries and Innucon). The changes adopted by Ajax in July have no impact on the recommendations made to Pickering Council for Picketing study area lands but are expected to facilitate improvements to the Notion Road area sooner than the earlier Ajax recommendations. Staff recommends that Council adopt recommendations 1 through 8 to endorse the results of the study to date and to authorize staff to continue to process the necessary revisions to Pickering policies. Addendum to Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: August 24, 2001 Page 3 BACKGROUND: 1.0 Picketing Executive Committee Consideration ofPlannin~ & Development Report PD 20-01 -May 14~ 2001 On May 14, 2001, Picketing Executive Committee considered Planning & Development Report PD 20-01. Report PD 20-01 recommended that Picketing City Council: · Receive the background Notion Road Land Use And Urban Design Study dated May 2001; · Authorize staff to tnold statutory public meetings in June 2001 to consider official plan and zoning amendments to implement the findings of the background Study; · Adopt implementing development ,guidelines in principle: and, · Adopt other measures to implement the May 2001 joint background ,Votion Road Land Use and Urban Design Study. Prior to Picketing Executive Committee consideration of this matter on May 14, 2001, the Ajax Planning and Community Affairs Committee, at its meeting held May 7, 2001, deferred consideration of recommendations to implement the Study in order tbr Ajax staff to respond to concenns expressed by residents of the area. This resulted in arq amended implementation strategy to further restrict expansion of existing heavv industrial uses, thereby fostering a faster evolution of the emplo~vment lands in the study area to a 'Prestige' quality that would be more compatible wittn tine residential uses located nearby wittnin both Picketing and .Ajax. Concerns were expressed to Picketing Executive Committee on Xlav 14t~' by PACT and BECA representatives that it would be premature for Pickering to adopt policies to implement the Study until amended implementing strategies for the Ajax study area lands could be adopted by the Town of Ajax. In response, the Picketing Executive C'ommittee deferred consideration of this matter until it is dealt wittn by the Town of Ajax. 2.0 Ajax Committee and Council decisions: At its meeting on June 25, 2001, tine Ajax Community Affairs and Planning Committee: · Received a revised joint background Notio~t Road L~t L;se and Urban Design Mud. v, dated June 2001; · Recommended amendments to the Ajax official plan and zoning by-law to implement an amended implementation strategy for the .ajax lands within tine studv area; · Recommended adoption of urban design guidelines and changes to the normal site plan approval process to deal with development applications within thc ,ajax study area lands; · Recommended other implementing measures tbr environmental improvements, a landowners/residents/staff working group to facilitate area improvement, measures to guide the disposition o£a toy, n-owned parcel of land within the stud,,, area; and that, Representatives of PACT/BECA and the major landov,'ners endorsed the revised Notion Road Land Use and Urban Desig~ ,5¥udt', dated June 2001, and the revised implementation strategy contained within the detailed recommendations. On Jul), 9, 2001, Ajax Town Council endorsed the revised study and passed By-law Number 88- 2001 to adopt amendments to its Zoning By-law and By-law Number 87-2001 to adopt amendments to its Official Plan that implement the recommendations of' the revised Study. Copies of the notice of the passing of' Zoning By-law Number 88-2001 and notice of adoption of Amendment No. 1 to the District Plan for the Town of .Ajax arc provided in Attachment #2 to this report. 006 Addendum to Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: August24,2001 Page 4 CONCLUSIONS' In order to proceed to implement the findings of the Notion Road Land Use and Urban Design Study, dated June 2001, it is recommended that recommendations 1 to 8 of the Addendum to Planning & Development Report PD 20-01 be adopted. ATTACHMENTS: 1. Updated pages to the Notion Road Land Use and Urban Design Stud),, dated June 2001. 2. Study Area Map 3. Ajax notices of adoption of Official Plan and Zoning Bv-law amendments. Prepared By: ) '/ ' . t' ,/ Steve Gaunt, MCIP, RPP Planner II Approved / Endorsed by: Neil Carroll~P' Director, Planning & Development Catherine L. Rose Manager, Policy SG/jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council ~ ., ., ' Tl~o~rf~a~ J~. Quinn,~hief~ ~min~e OffiCer Attachment # 1 to Addendum to Report: PD 20-01 0n7 TYPICAL PLAN/ELEVATION AT HIGHWAY 401 (Ir:~sl of Notion lloyd) NOTION ROAD Land Use and Urban Design STUDY Revised June, 2001 .Attachment # 1 to &ddendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study 5. Proposed Official Plan Policies While it is through the approval of development applications that municipalities have an opportunily to work with private interests to implement the desired changes for an area, Councils may also work independently to provide improvements. The following policies establish opportunities for change that will lead to appropriate development in the Notion Road Study Area that is more compatible with its surroundings. This would include measures to improve the residential/employment interface on the east and west sides of the Study Area. 5.1 Proposed Amendment to the Ajax Official Plan It is recommended that the Town of Ajax Official Plan be amended as follows: That Schedule A (Land Use) to the Town of Ajax Official Plan is hereby amended by redesignating the lands as indicated on Schedule A altached. That Section 2.5.7, "Employment Policy Area 1" be deleted and replaced with the following: 2.5.7(a) Notwithstanding the Prestige Employment designation for the lands identified as Policy Area 1, south of Kingston Road east of Notion Road, Council recognizes that heavy industrial uses have been established for a number of years and contribute to the Town's economic base. Accordingly, asphalt and aggregate operations, lumber yards, open storage activities and machinery and equipment establishments in operation as of June 25, 2001 may continue. Expansions to existing heavy industrial uses shall only be permitted subject to the following requirements: Increases in floor area up to 25% above the existing floor area shall be permitted in accordance with the requirements of the zoning by-law; FROM"GENERAL ~ ~YM EN'I~J~ EMPLOYMENT'TO ~ ~~i~ONMENT~,t "MIXED COMMERCIAL ~ ~. REDESIGNATE FROM "GENERAL EMPLOYMENt' TO 'PRESTIGE EMPLOYMENT" Figure 36: Proposed ~endment to the To~ of ~ O~cial Plan (Schedule A) The Town of Ajax and the City of Pickering Page 5 - 1 Attachment P 1 to Addendum to Report = PD 20-01 O09 Notion Road Land Use and Urban Design Study b) c} Increases in floor area beyond 25% of the existing floor area as of June 25, 2001, shall only be permitted by amendment to this Plan; iii} iv) Increases in floor area referenced in paragraph (ii) will be evaluated based on compatibility with the surrounding context. In this regard, applicants shall provide information indicating that impacts from noise, odour, and dust wilt be mitigated, to the satisfaction of the Town of Ajax; New buildings shall be appropriately screened from view adjacent to the cemetery at the south end of Notion Road and along the Duffins Creek valley. Such matters will be subiect to topographical constraints, and shall be implemented as a condition of site plan approval. It is the intent of this Plan to encourage tlne evolution of this area over time to Prestige Employment uses. New development within this area will be subject to the urban design policies within Section 3. ] of this Plan. In addition, the Town shall approve urban design guidelines to guide the evaluation of private development applications. New development will contribute to the function of Notion Roaa, at its intersections with Kingston Road, and Pickering Parkway, as gateways to the 1'own of Ajax. The guidelines will also establish design details pertaining to improving the Highway 401 frontage, and improving the interface with surrounding communities. The Town of Ajax acknowledges the need to provide for a new stormwater management facility on Conservation Authority lands at the eastern end of Orchard Road. To this end, the Town of Ajax shall where feasible, investigate and The Town of Ajax and the City of Picketing Page 5 - 2 010 Attachment # 1 to Addendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study evaluate opportunities to partner with the Conservation Authority to establish such an area, with the assistance of the development community, as development applications are evaluated. Future employment uses in proximity to valley systems shall be sensifive to their environmental functions. Lands within 50 metres of the Environmental Protection designation shall be subject to the provisions of Section 2.2.2 of this Plan. In addition mitigating measures, including building setback requirements, shall be included in the implementing zoning and will be secured through the course of evaluating development proposals. 5.1.1 Effect of Proposed Ajax Policy Changes Through the redesignation of the majority of the Study Area from General Employment to Prestige Employment, a number of additional employment uses will be permitted, while the range of heaw industrial uses will be strictly limited to those that currently exist. The additional employment uses that would be permitted under the Prestige Employment designation include automobile dealerships; financial institutions; restaurants; personal service establishments; athletic clubs; private recreational facilities; convention facilities; and hotels and motels and uses accessory to hotels and motels. This range of uses could, over time, address existing land use compatibility issues. All new manufacturing use will be required to take place in a wholly enclosed building [whereas in the General Employment designation, outdoor storage is permitted to a maximum of 50% of the site area). Any development or redevelopment within this area must have regard to the Special Policy Area policies which place limitations on the types of uses which may be permitted, the types of materials that may be stored on site, and floodproofing requirements. The proposed expansion to the Environmental Protection designation is intended to delineate the existing physical The Town of Ajax and the City of Pickering Page 5 - 3 Attachment ~ 1 to Addendum to Report --- PD 20-01 01.1 Notion Road Land Use and Urban Design Study extent of the Duffins Creek valley. The Town of Ajax should, in its consideration of any development application, pursue opportunities in consultation with the TRCA to improve the terrestrial habitat of the Puffins Creek valley through clean-up and reforestation, and will seek to secure peaestrian connections from residential areas west of Notion Road to Orchard Road. The Town of Ajax should also work with the TRCA to construct a storm water management facility on the TRCA lands south of Orchard Road. This facility should be designed to provide access to a future trail within the Duffins Creek valley. The Town of Ajax should establish a working group with the primary industrial operators in the Study A~ea to encourage land stewardship as part of existing industrial practices. The Town of Ajax should encourage on-site best management practices pertaining to such matters as dust suppression. The Town should also meet with the operators in an effort to secure on-site improvements including screening of operations, berming, fencing and landscaping. The Town will encourage the burial of overhead utilities as development in the area progresses. The Town of Ajax should explore external sources of funding as a mechanism to secure physical improvements an the east side of Notion Road, The Town of Ajax should take steps to market lands under its ownership at the southeast corner of Kingston Road and Notion Road to privale interests, consistent with the Commercial Mixed Use designation, and the Notion Road Urban Design Guidelines. Sufficient funds should be allocated to complete the trail system along the east side of Duffins Creek in accordance with the recommendations contained in the Bicycle and Leisure Trail Plan. Prior to the construction of the trail belween Highway 401 and Kingston Road, the Town will identify further opportunities to enhance the Puffins Creek corridor. The Town of Ajax and the City of Picketing Page 5 - 4 0!© Attachment # 1 to Addendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study 5.2 Proposed Amendment to the Picketing Official Plan The City of Pickering is recommending the following changes to its Official Plan: That the lands within the Study Area, west of Notion Road between Kingston Road and Picketing Parkway be redesignated from "Urban Study Area" to "Mixed Employment" on Schedule 1, the Land Use Structure Map. 2. That Policy 3.17 - Urban Study Area for the Notion Road Industrial Area be deleted; 3. That the Description for the Village East Neighbourhood be amended by: (i) adding an informational revision that this Neighbourhood: "Has three Detailed Review Areas within its boundary including... (iii) lands on the west side of Notion Road beJween Picketing Parkway and Kingston Road; "City Council has adopted the "Notion Road Urban Design Guidelines" which guidelines apply to the detailed review area on the west side of Notion Road, between Pickering Parkway and Kingston Road;' (ii) amending Map 19 for Neighbourhood 9: Village East by adding a boundary for the Detailed Review Area and shading the area indicating that it is a detailed review area for which Council has adopted urban design guidelines in the Compendium to the Official Plan; 4. That the following additional policies be added to the Village East Neighbourhoed policy as follows: "11.11 City Council shall: (e) recognize the transitional location of the lands on the west side of Notion Road belween Iow density The Town of Ajax and the City of Picketing Page 5 - 5 Attachment # 1 to Addendum to Rcport# PD 20-01 013 Notion Road Land Use and Urban Design Study 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 Pickering adjacent to Notion Road; 0il provide more direct accessibility for pedestrians from the residential areas west of Notion Road to the Duffins Creek valley to the east; and, (iiiJ generally upgrade the quality of the area by: suppo~ng improved public infrastructure such as upgraded urban standard paving, sidewalks, street planting, boulevard treatments, gateway treatments, transit facilities and Pu~ng electrical wiring; and, - support an improved stormwater treatment pond in A~ax, {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 ~nto force; lg) 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 Beechiawn Drive and Bainbridge Drive, as a condition of development for abutting properties on the The Town of Ajax and the City of Picketing Page 5 - 6 014 Attachment # 1 to Addendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study 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 and noise abatement 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) provisions for landscaped treatment along Notion Road to screen parldng areas, loading areas and service areas from Notion Road in order to establish an altractive Notion Road streetscape; (vi] provision of screening for rooftop mechanical equipment so that it is nat visible from residential dwellings to the west or from Notion Road." §.3 Other Picketing Recommendations The City of Picketing will explore cost sharing with Ajax for the urbanization of the north portion of Notion Road, special corner treatments at intersections and upgraded boulevard treatments including sheet treesand the burial of underground wiring. The City will consider partnering on the costs of a stormwater quality pond in Ajax on a proportionate basis. The City will suppod the formation of a community/industry liaison committee to address compatibility issues. The City will also request that the Town of Ajax amend its noise by- law to permit the investigation of complaints by Picketing residents of noise from Ajax sources. The Town of Ajax and the City of Picketing Page 5 - 7 Attachment # 1 to Addendum to Rcpor~ = PD 20-01 Notion Road Land Use and Urban Design Study 6. Im_m_plementin~ The following zoning changes are recommended. 6.1 Town of Ajax Zoning Recommendations Schedule "B" to By-law Number 35-77, as amended, is hereby further amended by re-zoning the lands identified on Schedule "A" to this By-law from Heavy Industrial [M3) to Prestige Industrial (M1), from Heavy Industrial [M3) to Village Core Commercial (C5) and from Heaw Industrial [M3) to Park (G) Zone. By-law 35-77, as amended, is hereby further amended by adding the following clauses to Section 11 [Exceptions): 11.213 1. The following additional uses shall be permitted within the Prestige Industrial (M1) Zone: a) auditorium or banquet hall; b) health club; c) indoor recreational establishment; d) personal service shop; e) research and development facitiN; fi distribution centre; g) convention centre; h) private recreational facility. Notwithstanding any of the provisions within By-law 35-77, as amended, the following uses shall be prohibited: a) school; b) day care centre; c] hospital; d) nursing home; e) senior citizens housing; f) home for the physically or mentally handicapped; g) child care facili'ly; h) residential care facility; i) automobile service station; i) any development which includes the storage, handling, production or use of a chemical, The Town of Ajax and the City of Pickering Page 6 - 1 Attachment # ] to Addendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study k) m) flammable, explosive, toxic, corrosive, or other dangerous material and the treatment, collection or disposal of sewage; building or structure directly related to the distribution and delivery of an essential or emergency public service including police, fire, ambulance and electric power transmission; railway trackage for industrial purposes; automobile salvage or recycling facility or any similar operation; garbage sorting station, transfer station, recycling depot, or any waste management operation or facility. In addition to the Performance Standards provided within By-law 35-77, the following performance standards shall apply: Criterion Minimum Special Provisions Requirement Building Setbacks Minimum 4.5 metres none. Front Yard Minimum Building setback to a Park (G) Zone Landscaping Minimum Landscape Strip adjacent to Highway 401 6 metres none. 20 metres Buildings may encroach 3 metTes Into the landscape strip provided parking, servicing or loading facilities shall not be permitted behveen any building and Highway 401. The Town of Ajax and the City of Picketing Page 6 - 2 Attachment ~ 1 to Addendum to Report = })D 20-01 (11 Notion Road Land Use and Urban Design Study Criterion Minimum landscape strip adjacent to Nolion and Orchard Road Minimum Requirement 6 metres Minimum landscape strip adjacent the Park (g) Zone Minimum interior side yard and rear yard landscaped strips 6 metTes 4.5 metTes Minimum landscape requirement 10% of the area of the lot Minimum landscape strip where surface parking areas of neighbourJng properties abut in the side or rear yards 6 metres Servicing and Loading Location of Servicing and Loading Areas rear yard or side yard only. Special Provisions May be reauced to 3 metTes if the total landscaped area is greater than 1 0% of the area of the tot. May be r ,¢~duced to 3 metres if the total landscaped area is greater than 10% of the area of the lot. May be reduced to 3 metres if the total landscaped area is greater than i 0% of the area of the node. none, Screened from public view through architectural screening, landscape buffering, berming or a combination of these treatments. The Town of Ajax and the City of Picketing Page 6 - 3 Attachment # 1 to Addendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study This by-law shall not prevent the use of any lands or part thereof, buildings or structures for any purpose if any part of such lands, buildings or structures were lawfully used for such purpose immediately prior to the passing of this by-law, so long as it conlinues to be used for that purpose. In addition to the foregoing, existing permitted gross floor area as of the date of the passing of this by-law used for purposes not otherwise permitted in the Prestige Industrial (M1 ] Zone or by Section 1 1.21 3 (1 } shall be permitted to expand up to 25%, provided the use of the increased floor area is the same as the existing use, and provided all other requirements of this by-law can be met, at the following locations: Property 39 Notion Road 43 Notion Road 57A Notion Road 57 Notion Road 81 Notion Road 91 Notion Road 77/83 Orchard Road 109 Orchard Road Legal Description R.P. 40R-17474, Parts 2, 3, 6, 7. R.P. 40R-17474, Pads 1,4, 5. R.P. 40R-17529, Pads 6, 7. R.P. 40R-17529, Parts 6, 7. R.P. 40R-1598, Pads 1, 2. R.P. 40R-7228, Pads 1, 2, 3, 4, 5, 6. Con. 1, Pt. Lot 16, R.P. 40R-511 7, Pads 1, 2, and R.P. 40R-5962, Pad 1 and Pad of Road Allowance between Lots 16 and 1 7, and R.P. 40R-5331 Pads 1, 2, 3. R.P. 40R~1598, Pad 3. The purpose of this By-law is to amend the current zoning for lands bounded by Kingston Road, the westerly limit of the Duffins Creek valley., Highway 401 and Notion Road, as identified on Schedule "A' to this By-law, in keeping with the recommendations of the Notion Road Land Use and Urban Design Study. The intent of the proposed change is to see improvements to the viabilily of the area for business and employment The Town of Ajax and the Cily of Pickering Page 6 - 4 Attachment ff 1 to Addendum to Report ~ PD 019 Notion Road Land Use and Urban Design Study purposes, such that it can co-exist with its residential surroundings. The effect of this By-taw is as follows: amending the current zoning for the majority of lands in the Notion Road area from Heavy industrial {M3) to Prestige Industrial [M1], Village Core Commercial (C5} and Park [G); prohibiting land uses that are inappropriate in light of the location of the subject lands within the flood plain and adjacent to residential areas, and in keeping with limitations on the range of new permitted uses as determined by Conservation Authority policies; regulating improvements to the profile of development adjacent to Highway 401, along Notion Road and Orchard Road through enhanced landscaping requirements; establishing long term protection to the Duffins Creek valley by recognizing existing natural areas currently unused for industrial purposes. The Notion Road Urban Design Guidelines provided within Section 4, and the existing Qualitative Control provisions within the Town of Ajax Zoning By-law 35-77, as amended, would be applied where possible through future development applications. Qualitative Control provisions require among other matters, the following: upgraded building materials to be used in the construction of structures, minimum landscape strips in the front and exterior side yards, minimum building setbacks, etc. Permitted uses in the Prestige Industrial [M1) Zone include the following: any manufacturing or industrial use, which is contained within a wholly enclosed structure and which is not an obnoxious use; office for business or professional use; warehousing and storage in wholly enclosed buildings; a financial institution or bank; eating establishment; motor vehicle sales establishment; retail store or service shop if accessory and incidental to a use permitted in the "MI" Zone on Figure 37; Proposed Amendment to the Town of Ajax Zoning By-law The Town of Ajax and the City of Picketing Page 6 - 5 020 Attachment # 1 to Addendum to Report # PD 20-01 Notion Road Land Use and Urban Design Study the same lot; club, lodge, union hall or place of public assembly; funeral home; and accessory buildings. 6.2 PickerJng Zoning Recommendations The City of Picketing recommends that Zoning By-law 3036, as amended, be luther amended to rezone all Picketing lands within the Notion Road Study Area to implement the following objectives: Uses Permitted shall include bakery, business office, club, commercial club, commercial school, commercial-recreational establishment, convenience store, dry cleaning depot, dry cleaning establishment, financial institution, food preparation plant, 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. Any vehicle repair shop, or vehicle sales or rental establishment existing on the date that this amendment comes into force shall be a permitted use. Outdoor storage shall not be permitted. Height of buildings shall be limited to 12 metres. Minimum yard requirements: front 7.5 metres rear 12 metres side yards 4.5 metres (with parking, loading and service uses permitted in the side yards} In addition, a landscaped strip of plantings, fencing and/or berms shall be required along the west properly line to provide visual screening and noise abatement for existing residential dwellings; The Town of Ajax and the City of Pickering Page 6 - 6 Attachment # 1 to Addendum to Report: PD 20-01 Notion Road Land Use and Urban Design Study A landscaped strip shall be required in the front yard to screen parking, loading and service areas f~oPn Notion Road; Loading and service areas shall not be located in the rear yard unless buffered to provide an adec~uate noise abatement for the existing residential dwellings, The Town of Ajax and the City of Picketing Page 6 - 7 O22 Attachment # 1 to Addendum to Report # PD 20-01 Appendix 1 - List of Employment Uses Name of Establishment MILLWORK HOME CENTRE VERIDIAN CONNECTIONS CORE RENTALS INDUSTRIAL PROPANE INC. MASTER HALCO INNOCON INC. CUSTOM CONCRETE LTD. AJAX AUTO COMPOUND GENERAL MAGNAPLATE CANADA LTD. AQUABLAST/HARRISON MUIR THE INNOVATIVE GROUP LAFARGE CONSTRUCTION MATERIALS BLUE STAR AUTO REFINISHING POLLARD ENTERPRISES LTD MAR-LYN LUMBER SALES DUFFERIN AGGREGATES K&K SALVAGE ACTIVE MACHINERY MOVERS INC. HILLSIDE AUTO SALES INDUSTRIAL PROPANE INC, APNA CAR SALES ACE APPLIANCE PARTS CLEARLIGHT VISUAL COMMUNICATIONS Address Type of Use Town of Ajax 19 Notion Rd 29 Notion Rd 39 Notion Rd 43 Notion Rd 57 Notion Rd 57A Notion Rd 81 Notion Rd 91 Notion Rd 72 Orchard Rd 77 Orchard Rd 78 Orchard Rd 83 Orchard Rd 84 Orchard Rd 92 Orchard Rd 1 O0 Orchard Rd 109 Orchard Rd 134 Orchard Rd 144 Orchard Rd 777 Kingston Rd 777 Kingston Rd 777 Kingston Rd 777 Kingston Rd 777 Kingston Rd Building supply sales 37 Utili~/ 0 Rental & sate of machinery & 2 equipment Fuel storage supply yard 1 Fence manufacturer 20 Manufacturer of ready mix 4 concrete Manufacturer of ready mix 9 concrete Ado storage 2 Manufacturer of metal coatings 20 High pressure cleaning/vacuuming 5 & industrial painting Manufacturer & distributor of road 30 maintenance products Manufacturer of hot mixed asphalt 2 and aggregate plant Automotive refinishing 1 Roofing contractors 40 Wholesale lumber yard 8 Distributor of aggregates 1 Salvage yard 10 Public garage 2 Auto sales Propane sales 1 Auto sales 1 Appliance parts sales 1 Video production & duplication 3 Employees Attachment # 2 to Addendum to Report :: PD 20-01 0o 3 STUDY~ AREA City of Pickering Planning & Development Department MAP 'A' NOTION ROAD LAND USE AND URBAN DESIGN STUDY / DATE AUG 15,200' 0,94 Attachment # 3 to Addendum to Report # PD 20-01 FILE: N/A ITOWN OF AJA P LANNIN, 1 NOTICE OF THE PASSING BY THE CO,OPTION O~ETo~ OF AJ~ TAKE NOTICE that the Council of the Corporation of the Town of Ajax passed By-law Number 88-2001 on the 9th day of July, 2001, under Section 34 of the Planning Act (RSO 1990), as amended. AND TAKE NOTICE that any person or agency may appeal to the Ontario Municipal Board in respect of the By-law by filing with the Clerk of the Corporation of the Town of Aj ax, not later than the 7th day of August, 2001, a Notice of Appeal which must set out the objection to the By- law and the reasons in support of the objection. The Notice of Appeal must be accompanied by the fee required by the Ontario Municipal Board which is $125.00. Cheques must be made payable to the "Minister of Finance". Only individuals, corporations and public bodies may appeal a Zoning By-law to the Ontario Municipal Board. A notice of appeal may not be filed by an unincorporated association or group. However, a notice of appeal may be filed in the name of an individual who is a member of the association or the group. "The purpose of this By-law is to amend the current zoning for lands bounded by Kingston Road, the westerly limit of the Duffins Creek valley, Highway 401 and Notion Road, as identified on Schedule "A" to this By-law, in keeping with the recommendations of the Notion Road Land Use and Urban Design Study. The intent of the proposed change is to see improvements to the viability of the area for business and employment purposes, such that it can co-exist with its residential surroundings. " The effect of this By-law is as follows: amending the current zoning for the majority of lands in the Notion Road area from Heavy Industry (M3) to Prestige Industrial (M 1) subject to various requirements, and Park (G); prohibiting land uses that are inappropriate in light of the location of the subject lands within the flood plain and adjacent to residential areas, and in keeping with limitations on the range of new permitted uses as determined by Conservation Authority policies; regulating improvements to the profile of development adjacent to Highway 401, along Notion Road and Orchard Road through enhanced landscaping requirements; establishing requirements that would provide for the long term protection to the Duffins Creek valley. Attachment # 3 to Addendum to Report; PD 2(1-01 OO5 THE CORPORATION OF THE TOWN OF AJAX BY-LAW NUMBER 88-2001 A By-law to amend By-law Number 35-77, as amended. WHEREAS authority is granted under Sections 34 and 36 of the Planning Act R.S.O., 1990, c.P.13 for Council to approve this By-law; AND WHEREAS a land use planning and urban design exercise for lands bounded by Notion Road, Highway 401, the easterly limit of Duffins Creek and Kingston Road is now complete, and the Council of the Corporation of the Town of Ajax has endorsed the recommendations of the study; AND WHEREAS the Council of the Corporation of the Town of Ajax now deems it expedient to direct growth in an appropriate manner within the study area; NOW THEREFORE, the Council of the Corporation of the Toxvn of Ajax enacts as follows: Schedule "B" to By-law Number 35-77, as amended, is hereby further amended by re- zoning the lands identified on Schedule "A" to this By-taw from Heavy Industrial (M3) to Prestige Industrial (M1) - Exception Zone, Village Core Commercial (C5), Prestige Industrial - Holding Status (MI(H)) - Exception Zone and Park (G) Zone. 2. By-law 35-77, as amended, is hereby further amended by adding the following clauses to Section 11 (Exceptions): 11.213 In addition to the uses permitted within Section 8.2.2, the following uses shall be permitted within the Prestige Industrial (MI) Zone: a) auditorium or banquet hall; b) health club; c) indoor recreational establishment; d) personal service shop; e) research and development facility; f) distribution centre; g) convention centre; h) private recreational facility. Notwithstanding any of the provisions within By-law 35-77, as amended, the following uses shall be prohibited: a) school; b) day care centre; c) hospital; d) nursing home; e) senior citizens housing; f) home for the physically or mentally handicapped; g) child care facility; h) residential care facility; i) automobile service station; j) any development which includes the storage, handling, production or use of a chemical, flammable, explosive, toxic, corrosive, or other dangerous material and the treatment, collection or disposal of sewage; k) building or structure directly related to the distribution and delivery of an essential or emergency public service including police, fire, ambulance and electric power transmission; 026 Attachment # 3 to Addendum to Report # PD 20-01 1) railway trackage for industrial purposes; m) automobile salvage or recycling facility or any similar operation; n) garbage sorting station, transfer station, recycling depot, or any management operation or facility. waste In addition to the Performance Standards provided within Schedule 'A' to By-law 35- 77, the following performance standards shall apply: Criterion Minimum Requirement Building Setbacks Minimum Front Yard Minimum Building setback to a Park (G) Zone Landscaping Minimum Landscape Strip adjacent to Highway 401 Minimum landscape strip adjacent to Notion and Orchard Road Minimum landscape strip adjacent the Park (G) Zone Minimum interior side yard and rear yard landscaped strips Minimum landscape requirement Minimum landscape strip where surface parking areas of neighbouring properties abut in the side or rear yards Servicing and Loading Location of Servicing and Loading Areas Special Provisions 4.5 metres none. 6 metres none. 20 metres 6 metres 6 metres 4.5 metres 10% of the area of the lot 6 metres rear yard or side yard only. Buildings may encroach 3 metres into the landscape strip provided parking, servicing or loading facilities shall not be permitted between any building and Highway 401. May be reduced to 3 metres if the total landscaped area is greater than 10% of the area of the lot. May be reduced to 3 metres if the total landscaped area is greater than 10% of the area of the lot. May be reduced to 3 metres if the total landscaped area is greater than 10% of the area of the lot. none. none. Screened from public view through architectural screening, landscape buffering, berming or a combination of these treatments. This by-law shall not prevent the use of any lands or part thereof, buildings or structures for any purpose if any part of such lands, buildings or structures were lawfully used for such purpose immediately prior to the passing of this by-law, so long as it continues to be used for that purpose. In addition to the foregoing, existing permitted gross floor area as of the date of the passing of this by-law used for purposes not otherwise permitted in the Prestige Industrial (MI) Zone or by Section 11.213 (1) shall be permitted to expand up to 25%, provided the use of the increased floor area is the same as the existing use, and provided all other requirements of this by-law can be met, at the following locations: Property 39 Notion Road 43 Notion Road 57A Notion Road 57 Notion Road Legal Description R.P. 40R-17474, Parts 2, 3, 6, 7. R.P. 40R-17474, Parts 1, 4, 5. R.P. 40R-17529, Parts 6, 7. R.P. 40R-17529, Parts 6, 7. Attachment ~ 3 to Addcndum to Report :: PD 20-01 09~ Property 81 Notion Road 91 Notion Road 77/83 Orchard Road 109 Orchard Road 11.216 Legal Description R.P. 40R-1598, Parts 1, 2. R.P. 40R-7228, Parts 1, 2, 3, 4, 5, 6. Con. 1, Pt. Lot 16, R.P. 40R-5117, Parts 1, 2, and R.P. 40R-5962, Part 1 and Part of Road Allowance between Lots 16 and 17, and R.P. 40R- 5331 Parts I, 2, 3. R.P. 40R-1598, Part 3. In addition to the requirements of subsections 1, 2 and 3, Exception 11.213, the following shall only apply to the lands described as Parts 1 and 4, Plan 40R-9920, (Prestige Industrial - Holding Status Exception Zone): a) a contractor's yard and open storage may be permitted in accordance with subsection 8.3.4 of By-law 35-77, as amended, provided that any open storage area shall not be permitted within any required landscape strip. b) Prior to the removal of the (H) Holding Status from the aforementioned lands, a site plan agreement shall be prepared to the satisfaction of Town Council. c) While the Holding provisions are in effect, only the provisions within Exception 11.213 of this by-law shall apply. This By-law shall not come into effect until the applicable provisions of Amendment No. 1 to the Ajax Official Plan are approved. By-law Number 35-77, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. READ a first and second time this Ninth day of July, 20001. READer i~rdtin;e and passed Ninth,/~i of ely/, 2001. inally this Mayor Deputy Clerk 028 Attachment # 3 to Addendum to Report # PD 20-01 SCHEDULE "A" FROM "M3" TO "C5" IJ KINGSTON HIGHWAY SHERWOOD RD.E. '11.213 FROM "M3" TO "MI" ZONE "M3" ZONE~ c "G" ZONE -'r - --I "M3" "M1-H" Attachment = 3 to Addendum to Report = PD 20-01 09,q CORPORATION OF THE TOWN' OF AJAX ~ NOTICE OF ADOPTION AMENDMENT NO. 1, DISTRICT PLAN FOR THE TOWN OF AJAX (Ontario Regulation 198/96) The Council of the Corporation oft. he Town of Ajax passed By-law No. 87-2001 to adopt the above noted amendment at their meeting of July 9, 2001. "The purpose of this Amendment is to: (iii) redesignate lands on the east side of Notion Road south of Kingston Road fi.om "General Employment" to "Prestige Employment"; (iv) redesignate lands on the west side of Duffins Creek from "General Employment" to "Environmental Protection"; (v) delete the "Employment Policy Area 1" policies as they appear within Section 2.5.7 of the Ajax Official Plan and replace them with policies to guide furore development and land use change within the Notion Road area." The Plan Amendment and background materials are available for inspection, during regular office hours, at the Town of Ajax Clerk's Department, 65 Harwood Avenue South, Ajax, Ontario. Any person or public body is entitled to receive notice of the proposed decision ifa written request to be notified of this decision is made to the approval authority. This amendment is to be submitted to the following approval authority: Commissioner of Planning Regional Municipality of Durham 1615 Dundas Street East Lang Tower, Whitby Mall Whitby, Ontario L1N 6A3 DATED AT AJAX, ONTAR/O THIS 20th DAY OF JULY, 2001. ~Deputy Clerk~~-~,, T~ of Ajax~f&'~~- Attachment # 3 to Addendum to Report # PD 20-01 THE CORPORATION OF THE TOWN OF AJAX BY-LAW NUMBER 87-2001 A By-law to adopt Amendment N° 1 to the Official Plan for the Town of Ajax. (Notion Road Land Use and Urban Design Study). The area subject to this amendment is bounded by Kingston Road to the north, the easterly limit of the Duffins Creek corridor to the east, Highway 401 to the south, and Notion Road to the west. WHEREAS, the Regional Municipality of Durham Act and the Planning Act, as amended, authorize the Town of Ajax to pass by-laws for the adoption or repeal of the Official Plan and amendments thereto; AND WHEREAS, a public hearing was held pursuant to the Planning Act to hear submissions respecting the proposed Amendment No1, to the Town of Ajax Official Plan; NOW THEREFORE, the Council of the Corporation of the Town of Ajax enacts as follows: That Amendment N°I, to the Official Plan for-the Town of Ajax, is hereby adopted. That the Clerk of the Town of Ajax is hereby authorized and directed to make application to the Regional Municipality of Durham for approval of the aforementioned Amendment N°I, to the Official Plan for the Town of Ajax. That this by-law shall come into force and take effect from and after the final passing hereof. READ a first and second time this Ninth day of July, 2001. a and finally ' y of July, 2001. Mayor ' ,. ~¢:...~f.. Deputy Clerk :Mtachmcnt :: 3 to Addendum to Report ~: PI) 20-01 AMENDMENT N° 1 TO THE TOWN OF AJAX OFFICIAL PLAN PURPOSE: The purpose of this amendment is to: (iii) redesignate lands on the east side of Notion Road south of Kingston Road from "General Employment" to "Prestige Employment"; (iv) redesignate lands on the west side of Duffins Creek from "General Employment" to "Environmental Protection"; (v) delete the "Employment Policy Area 1" policies as they appear within Section 2.5.7 of the Ajax Official Plan and replace them with policies to guide future development and land use change within the Notion Road area. LOCATION: The area subject to this amendment is bounded by Kingston Road to the north, lands west of Duffins Creek to the east, Highway 401 to the south, and the easterly limit of Notion Road (being the municipal boundary between the City of Pickering and the Town of Ajax). The amendment area is approximately 33.2 ha (82 ac.) in size. Notion Road is owned by the City of Pickering and is maintained by the Town of Ajax, and extends from Kingston Road, to the north side of Highway 401. Orchard Road provides vehicular access into the amendment area, east of Notion Road. BASIS: On July 6, 1998 Ajax Council, in response to a proposal to develop a multi-material recovery/transfer facility at 57 Notion Road, passed the following resolutions: "That the Town of Ajax recognize the need to co-ordinate land use planning on both sides of Notion Road; and, That the Town of Ajax staff be instructed to participate with Town of Pickering staff in the review of the Special Policy Area on the west side of Notion Road and to report back to the Committee of the Whole meeting scheduled for September 14, 1998." On November 1, 1999 Ajax Council authorized the initiation of the Notion Road Land Use and Urban Design Study and on November 15, 1999 Pickering Council similarly endorsed the initiation of this Study. In the following months, a land use study of the Notion Road area was undertaken jointly by staff of the City of Pickering and the Town of Ajax. In April of 2000, the Town of Aj ax adopted a new Official Plan which designated the amendment area as "Employment Policy Area 1". The policies associated with this designation recognized the Town's interest in undertaking a comprehensive review of land use, traffic and access, floodplain management and related issues, and authorized the preparation of urban design guidelines, in conjunction with the City Pickering. This amendment has been prepared in fulfilment of this direction and is based on the findings and recommendations of the Notion Road Land Use and Urban Design Study. An amendment to the City of Pickering Official Plan is also a product of the Study but is not part of this amendment. Urban Design Guidelines have also been prepared for Council approval to assist in improving the appearance of the area as development and redevelopment occurs in the future. Attachment # 3 to Addendum to Report # PD 20-01 ACTUAL AMENDMENT: That Schedule A (Land Use) to the Town of Ajax Official Plan is hereby amended by redesignating the lands as indicated on Schedule A attached. That the policies within Section 2.5.7, "Employment Policy Area 1" be deleted and replaced with the following: "2.5.7 Employment Policy Area 1 a) Notwithstanding the Prestige Employment designation for the lands identified as Employment Policy Area 1 south of Kingston Road east of Notion Road, Council recognizes that heavy industrial uses have been established for a number of years and contribute to the Town's economic base. Accordingly, asphalt and aggregate operations, lumber yards, open storage activities and machinery and equipment establishments in operation as of May 14, 2001 may continue. Expansions to these existing non-prestige employment uses shall be subject to the following requirements: Expansions beyond 25% of the existing floor area as of July 9, 2001 shall only be permitted by amendment to this Plan; ii All expansion proposals will be evalmated based on compatibility with the surrounding context. In this regard, applicants shall provide information indicating that impacts from noise, odour and dust will be mitigated, to the satisfaction of the Town of Ajax; .oo In New buildings shall be appropriately screened from view adjacent to the cemetery at the south end of Notion Road and along the Duffins Creek valley. Such requirements will be subject to topographical constraints, and shall be implemented as a condition of site plan approval. c) New development within this area will be subject to the urban design policies within Section 3.1 of this Plan, the Special Policy Area policies within Section 5.5 of this Plan, and the Prestige Employment policies within Section 2.5.3, to the extent that the Prestige Employment policies are not in conflict with Section 5.5. New development at the intersections of Notion Road, Kingston Road and Pickering Parkway will contribute to the establishment of gateways. d) The Town shall establish urban design guidelines to guide the evaluation of private development applications. The urban design guidelines will establish design details pertaining to gateways, improving the Highway 401 frontage and improving the existing interface with the surrounding communities. e) The Town of Ajax acknowledges the need to provide for a new stormwater management facility on Conservation Authority lands at the eastern end of Orchard Road. To this end, the Town of Ajax shall where feasible investigate and evaluate opportunities to partner with the Conservation Authority to establish such a facility. Participation from .development proponents shall be sought to contribute to the establishment of such an area as a condition of development approval. Future employment uses in proximity to valley systems shall be sensitive to their environmental function. Lands within 50 metres of the Environmental Protection designation shall be subject to the provisions of Section 2.2.2 of this Plan. Further, appropriate mitigating measures, which may include building setback requirements, shall be included in the implementing zoning and through the evaluation of development proposals. Attachment # 3 to Addendum to Report: PD 20-01 g) On lands described as Parts 1 and 4, Plan 40R-9920, open storage may be permitted in association with a permitted use, subject to provisions governing open storage being established within the zoning by-law and requirements pertaining to the location and screening of open storage areas being addressed within a site plan agreement, to the satisfaction of Ajax Council." IMPLEMENTATION: The provisions set forth in the Town of Ajax Official Plan, and the Durham Regional Official Plan, regarding implementation shall apply to this Amendment. INTERPRETATION: The provisions set forth in the Town of Ajax Official Plan, and the Durham Regional Official Plan regarding interpretation shall apply to this Amendment. Attachment # 3 to Addendum to Report = PD 2h-01 SCHEDULE A TO AMENDMENT NO. 1 TO THE TOWN OF AJAX OFFICIAL PLAN -~"MII~ED COM ERcI C~/RRIDOR" ERO ERdA ENT" 'IRONM I EDESIGNATE FR(~ ~ r'GENE~,L EMPLOiI'MENT" TO ' IPRES~GE EMPLC (MENT" PICKERING REPORT TO COUNCIL FROM' Nell Carroll Director, Planning & Development DATE: May4,2001 REPORT NUMBER: PD20-01 SUBJECT: Notion Road Land Use and Urban Design Study City of Pickering RECOMMENDATIONS: 7. That Council receive, as background information, tile .\'o~io~ Ro~,/Lam/ (_'se a~td Urb~z, Des:g, Szudv, prepared by the Planning & Development Departments of the City of Picketing and Town of Ajax, with consulting assistance from the timls of Brook Mcllroy and iTrans Consulting Inc., dated May. 2001. and attached as Appendix I to Report Number PD 20-01; That Council initiate an anaendtnent to thc Picketing 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 in June. 2001 to replace thc "Study .Area" desi~ation on the west side of Notion Road in Picketing with a "Mixed Emplo>Tnent" designation, and add new policies to the Village East Neighbourhood. generally as set out on Appendix II to Report Number PD 20-01: That Council initiate an amendment to Pickering Zoning Bv-laxv 3036 to implement tile results of the Notion Road Land Use and Urban Design Study, and request staff to hold a statutory public meeting in June. 2001, to replace tile various "MI" zonings with an appropriate "MC-mixed einplo.xqnent" zoning, generally as set out on Appendix III 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 IX,: to Report Number PD 20-01. and request that staff revise the guidelines as necessa0' 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 I'or adoption with the final official plan amendment and zoning by-law by Fall 2001~ That Council adopt in principle tile Informational Revisions to the Pickering 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 bc consistent with the adopted official plan amendment, and bring the final Inlbnnational Revisions to Council with the final official plan amendment and zoning bv-lax~ by Fall 2001: 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 Ibllowing: (a) consideration during the annual budgeting process Ibc contributions towards the future urbanization of the north end of Notion Road: possible acquisition of blocks for walkway purposes betxveen Marshcoun Drive and Notion Road; special gateway pavement treatments at intersections: planting street trees: burial of hydro wires; and a stormwater pond adjacent to Duff:ns 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 its noise by-law to permit action on complaints from Picketing residents about noise originating in Ajax; and That Council request the Clerk to tbrxvard a cop>' of Report Number PD 20-01 and the related Council decision to the Clerk of the Town of Ajax. 036 Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: May 4, 2001 Page 2 O~G~: Section 3.17 of the Picketing Official Plan identifying the Notion Road Industrial Area Urban Stu&, Area on lands located south of Kingston Road, along Notion Road, opposite an industrial area in the Town of Ajax; Picketing Council resolution # 104/98 of June 1, 1998, requesting that the Town of Ajax give consideration to a joint land use and design study of the lands in the vicinity of Notion Road; and Pickering Council resolution # 215/99 of November 15, 1999, endorsing a Terms of Reference for, and authorizing staff to commence, the Urban Study of the Notion Road Industrial Area, in collaboration with staff of the Town of Ajax as they undertake a similar review required for adjacent lands in Ajax. AUTHORITY: The Planning Act, R.S.O. 1990, chapter P.13 FINANCIAL IMPLICATIONS: No direct costs to the City are anticipated as a result of the proposed policies; adoption of implementation measures allows Council to consider, during the annual budgeting process, financial contributions for local improvements. EXECUTIVE SUMMARY: Planning studies have often been criticized for containing strategies that seek to achieve unlimited or unrealistic possibilities, causing them to be difficult to implement. By contrast, the Notion Road Land Use and Urban Design Study recognizes practical realities, and recommends a strategy to achieve, over time, incremental improvements to the land use conflicts that exist between existing heavy industry and surrounding residential uses. The Notion Road Study Area is generally located on either side of Notion Road, between Highway 401 and Kington Road. It contains primarily heavy industry in Ajax, and automotive uses and some vacant land in both Ajax and Picketing. The Village East residential area is located to the west in Pickering, and the Pickering Village residential area is located to the east in Ajax. A map showing the location of the Study Area is provided for reference (see Attachment #1). Staff initially considered wholesale land use changes to the heavy industrial uses in Ajax because of their effects on the nearby residential areas in Picketing and Ajax. However, it became apparent, to the disappointment of area resident groups, that many factors limit the feasible strategies that would bring a rapid improvement or eliminate the land use conflicts. Land use options for residential and active parkland were not supportable for the following reasons: · the objective to preserve employment lands and uses in Ajax; · the cost and difficulty of acquiring the land, and businesses, from over 30 unwilling industrial business operators; · the unreasonableness of making existing businesses lawful non-conforming; · the cost of cleating and remediating the land for residential uses should the heavy industry be displaced or leave; · the need to maintain adequate separation distances between existing heavy industry and its adverse effects on sensitive residential or active park uses; and · the unlikely acceptability and potentially substantial costs of seeking an engineered solution to safeguard residential development in this flood plain area. Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: May 4, 2001 Page 3 The remaining land use options were to: · continue to permit new ,~,,e~eral imi~srri~l uses to be establist~ed on the Ajax lands, and permit prcs~(~c i~dus~ri~dcommcrci~i~s~z~io~a/ uses on the Picketing lands, while requiring higher standards of design throughout the area; · upgrade permitted new development to prestige i~dz~s,'ia/along the Notion Road and Highway 401 edges of the Ajax employment lands but continue to permit new general i~dus,'ial uses in thc interior of the Ajax lands, and permit prestige indus[rial/'commercial/~'nstitu[io~a/ uses on the Picketing lands, while requiring higher standards of design throughout the area; or, · upgrade permitted new development to prestige h;dz~s~rial for the whole of the Ajax employment area, recognize the existing businesses' right to operate and have minor expansions, and permit a similar higher order mixed em£io3'me~t (prestige industrial and limited retailing of goods and serx-iccs) on the Picketing lands, while requiting higher standards of design throughout thc area. The last option described above is recommended. For Picketing, Mixed Employment is compatible with existing residential uses in Village East, and can co-exist with the heavy industries that are likely to remain for the short and medium term. in Ajax. For the Ajax lands, redesignation to Prestige Employment while recognizing the existing businesses and permitting minor expansions, will in the long term, improve compatibility with the nearby residential in Village East and the Pickering Village, and respect existing business operators. The Notion Road Land Use ami [~.5'ba~t Desig~ Szudx', dated *lay. 2001. has been prepared jointly by City of Pickenng and Town of.Ajax Planning & Development stat'l'. Limited consulting help in the specialties of urban design and transportation was received from Brook Mcllroy- Planning and Urban Design, and iTrans Consultants lnc. The report provides substantial detail on the histou, land use conflicts, regulatory policy, public consultation, options considered, rationale, proposed official plan designations and policies, proposed zoning, proposed urban design guidelines, and proposed related implementation measures, lbr the consideration of the Councils of Picketing and Ajax. The report is attached as Appendix I to Report PD 20-01, and it is recommended that Council receive it as background. Further, it is recommended that Council authorize staffto hold Statutory Public Meetings in June for the proposed official plan and zoning changes generally as set out in Appendices II and III to Report PD 20-01. It is also recommended that Council adopt in principle the Notion Road Development Guidelines, and the related Informational Revisions to the Pickering Official Plan, attached as Appendices IV and V, and that these documents be refined as necessary in light of the final official plan amendment and zoning by-law, and that they be brought back together for final adoption with the official plan amendment and zoning by-law. Lastly, it is recommended that Council adopt various implementation strategies as outlined in Appendix VI, to: consider financial contributions during budget process for infrastructure and stormwater upgrades; support a community:industu' liaison group to work on improvements in the area; and request the Town of Ajax amend its noise bv-laxv so complaints by Picketing residents about noise from Ajax can be investigated by the Ajax by-law enforcement officers. The owners of the vacant Pickering lands are not surprised by the non-residential recommendation, and accept the Mixed Employment designation for their lands. Pickering Ajax Citizens Together (PACT) and the Brock East Community Association (BECA) oppose the explicit recognition of, and limited expansion for, existing businesses under the recommended employment option for Ajax. Moreover, they prefer an option that displaces the heavy industries and permits residential uses, thereby eliminating the land use compatibility issues in the short term. Staff cannot support the position taken by these groups. The Community Affairs and Planning Committee of the Town of Ajax held its Statutoo' Public meeting for its proposed official plan and zoning amendments on May 7, 2001. The Committee deferred this matter until its next meeting scheduled for June 4, 2001. 038 Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: May 4, 2001 Page 4 Despite the concerns being expressed by the various resident groups, a Mixed Employment land use can co-exist with any outcome in Ajax. Replacing the Study Area designation in Picketing with a Mixed Employment designation, and rezoning the lands to implement that designation, will allow a much broader and more prestigious group of permissible uses where development can occur following site plan approval. Other efforts by the City, Town, and existing businesses to work on improving the general appearance of the area will further encourage investment and redevelopment. BACKGROUND: 1.0 The Notion Road Land Use and Urban Design Study Report, May 2001 1.1 Executive Summary The three-page Executive Summary at the beginning of the Notion Road Land Use and Urban Design Study report provides a succinct overview of the study and its findings. 1.2 Forward The forward assists the reader in understanding the study's purpose, how the study was conducted, the role of an official plan, points out that that the Study is not starting with a "clean slate" nor an area in transition, and emphasizes that incremental change through co-operative and collaborative efforts between private landowners and public authorities can result in a more positive fit between the Study Area and its surroundings. 1.3 Existing Context and Study Area Section 1 of the Notion Road Land Use and Urban Design Stud): report, describes the following matters: · Study Area; · Surrounding Lands in the City ofPickering, Duffins Creek and Pickering Village; · Existing Land Ownership; · Recent Planning Context; · Terms of Reference for the Study; and Summary. 1.4 Planning Considerations Section 2 of the Notion Road Land Use and Urban Design Study report provides an overview of the following policies and planning considerations: · Provincial policy (including flood plains special policy areas, land use compatibility, archaeological and historic resources, and environmental policies); · Durham Regional Official Plan policies (environmental, employment areas, major open space, transportation, living area); · Pickering and Ajax Official Plan designations for lands both within the Study Area, lands surrounding the Study Area, and employment area designations; · Picketing and Ajax Zoning By-laws; · Transportation and Infrastructure; · Consultation with PACT/BECA; · Primary Planning Considerations: · Land Use Compatibility; · Flood Plain Matters; · Employment Land Base; · Environmental Protection and Enhancement; and · Landowner' Interests; Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: May 4, 2001 Page 5 · Related Planning Considerations: · Poor Image; · Public Safety: · Parks and Open Space: · Public Land; and · Traffic: and · Sunm~arv of Opportunities and Constraints. 1.5 Land Use Options Section 3 of the Notion Road Land Use and Urban Design Study report provides a description and evaluation of the land use options. Thc recommended 'Option 5 Hybrid' is illustrated as Figure 30, on Paae 3-9 of the report. The following options are discussed: · Option 1 - Industrial to Residential; · Option 2-Status Quo; · Option 3 Evolution Toward Prestige Employment: · Option 4- PACT/BECA inspired Option; · Option 5 & Option 5 Hybrid Prestige Employment and enhanced Open Space Corridor; and · Evaluation SummarY. 1.6 Urban Design Guidelines Section 4 of the Notion Road Land Use and Urban Design overview of the proposed urban design guidelmes as tblloxvs: · Vision statement; · Guiding principles; · The Guidelines: · Roads and Frontages: · Gateways; · Open Space Edges: and · Paths; and * A Demonstration Plan. Study report provides an 1.7 Proposed Official Plan Policies Section 5 of the Notion Road Land Use and Urban Design Study report provides an overview of the proposed official plan policies and related implementation strategies as follows: · Proposed Amendments to the Ajax Official Plan: · Proposed Amendments to the Pickering Official Plan: and · Other Pickering Recommendations. 1.8 implementing Zoning Section 6 of the Notion Road Land Use and Urban Design Study report provides an overview of the following: · Town of Ajax Zoning Recommendations: and · City of Pickering Zoning Recommendations. 1.9 Appendix 1 Appendix I to the Study report contains a list of the existing businesses in Ajax (23) and Pickering (10) and employment in the ,Ajax businesses (_- 200 employees) and Pickerin~g businesses (+ 55 employees). 040 Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: Mav 4, 2001 Page 6 2.0 Discussion 2.1 General The recommended land use, zoning, and urban design guidelines, strike a compromise between established industrial interests and a more recently developed residential community. Future heavy industry will be restricted to those that currently exist, with limited expansion potential. The recommendations provide direction to an area of land use conflict and find common ground between opposing views. The recommendations attempt to reconcile, to the extent possible, divergent interests while not undermining municipal planning objectives. 2.2 Consultation & Comments Consultation has occurred with key landowners and key resident representatives, in addition to the holding of 5 public open houses during the process of the study. One of the land use options presented and evaluated was derived from the work of PACT/BECA. The open houses were held to review preliminary findings, initial options for land use solutions, an earlier staff preferred option and the most recent open house held in March 2001 to consider staff preliminary recommendations for official plan, zoning, urban design guidelines and other implementation matters. The public was notified of each open house by means of newspaper advertisement and notices sent to properties both inside the Study Area and within 120 metres of the Study Area. PACT/BECA representatives are not satisfied that the recommendations go far enough to eliminate the land use conflicts. However, these views are diametrically opposed to the interests of the existing heavy industries who would prefer to retain their existing heavy land use designation and zoning, and have no restrictions imposed. While we have not been able to reach a consensus, the recommendations of staff are an appropriate middle ground between the views of PACT/BECA and the existing heavy industrial operators. The owner of the majority of the vacant lands in the Pickering portion of the Study Area is Silwell Developments Limited. Although they were hoping to establish residential uses on these lands, they recognize the constraints to, and the difficulties in, achieving such an outcome. Silwell Developments, albeit perhaps reluctantly, can accept a Mixed Employment designation. They advise that the City would need to purchase the blocks of land on Marshcourt Drive if the City wishes to establish a walkway between Marshcourt Drive and Notion Road. The owner of the remainder of the vacant lands, Metro Star Construction, anticipated an industrial designation and indicated this recently acquired property is a long term investment. A more detailed discussion of the results of the public and agency consultation, including a summary of the comments received, is provided in Attachment # 3. Comments from the various agencies, residents and ratepayer groups, and landowners who wrote to Pickering are provided as Attachments #4 - #18. 2.3 Land Use Options and Evaluation A range of options was considered, from the status quo (heavy industry) to prestige industrial/employment uses to active park to residential uses. Various combinations were also examined. The options with active park and residential uses were not supported when evaluated against five primary considerations. These matters included: · reconciling compatibility in a manner that recognizes the interests of all parties (the existing heavy industrial operators have no interest in relocating, and wish the official plan and zoning to stay as it is, while most others want the heavy industrial uses to disappear as soon as possible; there would be a substantial cost associated with demolition and clean up of the lands for residential uses; the Ministry of the Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: May4, 2001 Page 7 041 Environment requires residential and other sensitive uscs such as active parks to be located a minimum of 70 - 300 metres away from heavv industry); the potential need tbr flood proofing, costly flood studies, and costly and potentially ecologically unacceptable stream channel modification to address flood risk to life and property; · the degree to which the option protects employment lands and employment uses in Ajax; * the degree to which the option respects the existing industrial operators property rights; and · the potential for improvements to the Duffins Creek valley. Other matters that were examined in evaluating the land use options included: · improving the supply of parkland in Ajax; · improving access to and enhance Duffins Creek: · improving the image of the Study Area through: control of open storage; improving the quality of buildings: improving substandard sections of Notion Road; examining burial of utility Iines: improving landscaping, fencing and screening; and improving public lands, open spaces and streets as required; · maintaining safety of local children from truck traffic, and open, unfenced industrial sites; · improving stormwater treatment to maintain thc quality of water in Duffins Creek; · accommodating traffic needs 01'area businesscs and residents; and · provide buffering and screening between abutting residential and industrial uses. 3.0 Recommendations 3.1 Recommended Land Use Option The recommended land use option is identified Emplqvment and Euhattced Ope~t 5~ace Corridor. the Study report. as the O?~zo~t ~ H'vbrid - Prestige It appears as Figure 30 on Page 3-9 of The recommended land use option for Pickenng is directly related to the recommendations for the Ajax lands. The Ajax lands are recommended to be redesignated and rezoned for Prestige Employment uses. These provisions will govern new development. The existing heavy industries are permitted, only for so long as they remain operating. Minor expansions are permitted for the existing heavy industries subject to strict criteria. Additional open space is proposed adjacent to Duffins Creek. The effect of these recommendations will be to encourage evolution of the area to a prestige quality as the existing heavy industrial uses cease operation. Given that heavy industrial uses will be remaining lbr the short and medium term to the east, and that residential uses exist to thc west, staff propose the Picketing lands be redesigmated to Mixed Employment. A full listing of tile permissible uses is provided in Attachment #? Typical uses permissible include a range of: light industrial and sen'ice industries; research and development facilities; equipment and vehicle suppliers; offices; personal service uses; restaurants; community, cultural and recreational uses; and limited retailing of goods and services serving the area. The existing automotive uses are permitted to remain, but no new automotive uses are permissible. Development of these lands for Mixed Employment uses will be compatible with residential and can co-exist with heavv industu'. Staff also propose that additional Village East Neighbourhood policies be added to the Official Plan to assist in guiding land use, urban design, zoning and implementation. Compatibility between the new Mixed Employment uses and existing residential in Picketing will be enhanced through provisions that require: · protecting the opportunity for pedestrian pathways from Marshcourt Drive to Notion Road; 04© Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study Date: Mav 4, 2001 Page 8 · creation of an appropriate landscaped strip along the west property lines; · locating loading and service areas at the sides of buildings unless suitably buffered or screened to mitigate noise and visual appearance; · prohibiting outside operations or storage; · landscaping treatments along Notion Road to establish an attractive streetscape; and · screening of rooftop equipment. Other policies address implementation matters including: · supporting improved public infrastructure to upgrade the general appearance of the area including the urbanization of the north end of Notion Road, upgraded sidewalks, street tree planting, boulevard treatments, gateway treatments, burial of the hydro wires, and contributions to a stormwater quality pond adjacent to Duffins Creek; and · support for a community/business liaison group for the Notion Road Area to work to address compatibility issues and promote an overall improvement in the appearance of the industrial properties. Draft recommendations restricting building heights to protect views from the residential area were judged overly restrictive for an industrial development. More typical 12-metre building heights are now recommended (12 metres is the same maximum height as the residential uses on Marshcourt Drive). The proposed Pickering Official Plan Amendment is provided as Appendix II. It is recommended that Council request staff to hold a Statutory Public meeting in June, 2001, to consider the potential amendments, generally as set out in Appendix II to Report Number PD 20-01. 3.2 Recommended Zoning It is recommended that the lands within the Pickering portion of the Study Area be rezoned to permit a list of permitted uses that implements the "Mixed Employment" designation proposed for the Official Plan for these lands. The zoning amendment will sPecify that no waste transfer uses will be permitted on these lands. In addition, it is proposed to: · limit building height to 12 metres; · require minimum front yards of 7.5 metres, rear yards of 12 metres, and side yards of 4.5 metres. In addition, parking, loading and service uses are to be permitted in side yards and a 3 metre landscaped strip of planting, fencing and/or berms is to be required along the west property line to provide appropriate screening and noise mitigation for the existing residential dwellings. Further, a 5 metre landscaped strip is to be required in the front yards to screen parking, loading and service areas from Notion Road. The proposed Zoning By-law amendment is provided as Appendix III. It is recommended that Council request staff to hold a Statutory Public meeting in June, 2001, to consider the potential zoning amendments, generally as set out in Appendix HI to Report Number PD 20-01. 3.3 Development Guidelines The proposed Notion Road Urban Design Guidelines are provided as Appendix IV to Report PD 20-01. These guidelines build on the policy and zoning matters, and will be useful in guiding the design of public infrastructure, the design of private developments, and the review of site plan applications. Report to Council PD 20-01 Subject: Notion Road Land Use and Urban DesiGn Study Date: May 4, 2001 Page 9 043 It is recommended that Council adopt tile guidelines in principle, request staff to refine the guidelines as required to be consistent with the final official plan amendment and zoning by-law for the Picketing portion of the Study Area. reformat them as Development Guidelines tbr inclusion in the Compendium Document to the Picketing Official Plan, and bring them back to Council lbr adoption with the other final amendments. 3.4 Informational Revisions to the Pickering Official Plan Informational revisions to the Plan are required to identify the adoption of thc Development Guidelines for the Notion Road Area. An outline of the proposed In/brnnational Revisions is provided on Appendix V to Report PD 20-01. It is recommended that Council adopt in principle these revisions, and request staff to refine them as necessary to be consistent with the final official plan and zoning amendments, and that they be brought back together as part of the final package. 3.5 hnplementation Matters A number of implementation matters have been identified through this study that ~vould assist in achieving the objectives, and dealing directly with on-going compatibility issues. These strategies include suggesting Council consider allocating, as part of its annual budgeting, appropriate allocations to future infrastructure improvements. These improvements will, in some cases, be shared with other partners. Staff suggest contributions be set aside for such matters as: streetscapc, boulevard, gate\ray and special sidewalk treatments; eventual burial of the hydro wires; and contributions on a proportionate basis to a stormwater quality facility in Ajax. Further it is recommended that Council support a community indust~' liaison group for the Notion Road Area that can deal with on-going compatibility issues, and explore opportunities for enhancement of tine area. Lastly, as a result of this study, it was identified that the current wording of the Ajax noise by-law does not require ilwestigation of noise complaints by Picketing residents about noise sources in Ajax. Accordingly, staff recommends that Picketing Council request Ajax Council to amend its noise by-law to require such complaints to be investigated. These implementation matters are described in Appendix VI to Report Number PD 20-01. It is recommended that Council adopt these recommendations. 3.6 Collaboration with Ajax This study has been a collaborative effort with the Town of,Ajax. The efforts of Ajax staff in pulling together the final version of the ,Yo~ion Road Lami C~'e ami C)'ban Design Study report is acknowledged and appreciated. It is recommended that Council forward a copy of this Report Number PD 20-01 to Ajax, together with a copy of Council's resolution on the matter. APPENDICES I Notion Road Land Use and Urban Design Study. May 2001 II Proposed Amendment to the Picketing Official Plan for the Notion Road Area III Proposed Amendments to Zoning By-law 3036 for the Notion Road Area IV Proposed Development Guidelines for the Notion Road Area of the Village East Neighbourhood V Proposed informational Revisions to the Picketing Official Plan for the Notion Road Area VI Proposed Implementation Matters for the Notion Road Area 044 Report to Council PD 20-01 Subject: Notion Road Land Use and Urban Design Study May 4, 2001 Page 10 ATTACHMENTS' 1. Notion Road Study Area Location Map 2. Table 8 - Employment Areas: Permissible Uses by Subcategoo', from the Picketing Official Plan 3. Summary of Consultation and Comments 4. Comment Letter from Durham Region Planning Department, April 27, 2000 5. Comment Letter from Toronto and Region Conservation Authority, April 26, 2000 6. Comment Letter from Mr. Vanderwel, February 4, 2000 7. Comment Letter from Mr. Vanderwel, March 3, 2000 8. Comment Letter from Ms. Tammy Evans, Marchl9, 2001 9. Comment Letter from PACT/BECA, February 28, 2000 10. Comment Letter from PACT/BECA, June 19, 2000 11. Comment Letter from PACT/BECA, Februaryl3, 2001 12. Comment Letter from PACT/BECA, March,27, 2001 13. Submission from PACT/BECA, March22, 2001 14. Comment Letter from Metrontario Group, on behalf of Silwell Developments Limited, March 31, 2000 15. Comment Letter from Metrontario Group, on behalf of Silwell Developments Limited, April 23, 2001 16. Comment Letter on behalf of Lafarge Canada Inc., March l '7, 2000 17. Comment Letter on behalf of Lafarge Canada Inc., Februaryl4, 2001 18. Comment Letter from Mar-Lyn Lumber Sales Limited, February 5, 2001 Prepared By: Steve Gaunt, MCIP, RPP Planner 2 Catherine L. Rose Manager, Policy SG/CLR/jf Attachments Copy: Chief Administrative Officer Approved / Endorsed by: Neil--C~ah~M~l-, MCIP, RPP Director, ~'afining & Development :Recommended for the consideration of Pickering City Coun~l- ,~"'~"~ ,~ ,.// ' /~ I. '/ ,'~ 045 APPENDIX I TO REPORT NUMBER PD 20-01 NOTION ROAD LAND USE AND URBAN DESIGN STUDY MAY, 2001 TYPICAL PLAN/ELEVATION AT HIGHWAY 401 (East of Notion Road) NOTION ROAD Land Use and STUDY Urban Design May, 2001 List of Contributors to this Report Town of Ajax Nicola Alston, Planning Tecnnician Renrick Ashby, Planner Brian Bridgeman, MCIP, RPP, Manager, Piann~ng and Development Kevln Heritage, MCIP, RPP, Development Approval Coorainator Bruce Johnson, Manager, Design Senxices Gary Muller, MCIP, RP?, Senior Planner City of Picketing Steve Gaunt, MCIP, RPP, Planner 2 Catherine Rose, Manager, Policy Brook Mcllroy Inc. Anne Mcllroy, MCIP, RPP, MRAIC, Pr~nciloa! iTrans Consulting Inc. Tyrone Gan, P. Eng,, Transportation Engineer Toronto and Region Conservation Authority Russel White, Plans Analyst 047 O45 Executive Summary This Study, prepared jointly by staff of the Town ct Ajax and the City of Picketing, recommends land use designations and policies to guide future development and land use change within the Notion Road area, The Study Area is next to Picketing Village, an area of historic importance and is dominated heavy industrial uses, Jt is also within relative close proximity to newer residential development, The following land use and development issues are addressed in this report. 1, Land use compatibility is a concern bebveen heavy industp/ in the Study Area and newer residential development, particularly to the west in Picketing. This Study addresses land use compatibility by recommending amendments to the Official Plans and Zoning By-laws for both Ajax and Picketing, by curtailing the range of future permitted heavy industrial uses. New performance standards are proposed within the applicable zoning by-laws that provide for a consistent building face on both sides of the street, the masking of storage and loading areas and related matters. Existing uses will be permitted to continue, with limited expansions, subject to site plan approvals. Urban Design Guidelines have been developed to assist in improving the appearance of the area as development and redevelopment occurs in the future. 2. Notion Road is a boundap/road between Ajax and Picketing A coordinated vision is needed to ensure that local actions on both sides of the street do not conflict with one another. In this regard, the changes proposed to the various planning documents foresee an improved and viable area for business and employment, that can co-exist with its residential surroundings. 3. The Study Area is within a floodplain. Floodplain concerns are addressed by placing limitations on the range of new permitted uses in the area, in keeping with Conservation Authority policies, Fundamental changes in land use can be ruled out unless permanent solutions for flood protection are developed. Although such solutions are beyond the purview of this Study, the need to Notion Road Land Use and Urban Design Study Executive SummaB/ Page 1 develop such solutions ~s auest~onea ~n i~gnt of municipal priorities that seek to maintain anc ~mprove the viability of existing employment lands, 4, Employment lands need to be used in a more efficient manner, while the redesignation of such lands for non-employment uses is discouraged, The recommendations of this Study recognize that the Study Area can achieve a employment status in the future, Planning instruments are recomnnended that would make the area more attractive and efficient from an employment perspective. 5, This Study recognizes that the current industrial owners and operators have no plans to relocate. With this in m~nd, the recommendations of this. Study are geared toward improving the profile of the area for employment purposes. This improvement will likely represent a longer term proposition, 6, Open space areas would incoroorate tNe two existing cemeteries, and a future trail system along the east bank of Dufflns Creek, OlopOrrunities exist to preserve and enhance the valley by allowing for future stormwater management areas, and by enlarging natural areas on the west side of the valley. 7, This Study recommends improving the development profile next to Highway 401. It also recognizes that where Kingston Road and Picketing Parkway meet Notion Road, a higher standard of urban design is necessary. 8, There is a need to improve the image and safety of the area, Urban design guidelines have been developed with public safety as a priority, 9, It has been recommended that the Ajax Official Plan be amended by redesignating the majority of the Study Area from General Employment to Prestige Employment. The implementing zoning for the majority of the area is proposed to change from Heavy Industrial [M3) to Prestige Industrial [M 1 ), subject to the recognition of existing industrial uses, Notion Road Land Use and Urban Design Study Executive Summary Page 2 050 Notion Road Land Use and Urban Design Study 10. The Picketing Official Plan is proposed to be amended by redesignating lands on the west side of Notion Road from Urban Study Area to Mixed Employment. Implementing zoning permissions would allow for industrial uses, offices, a limited range of commercial permissions and other uses. This Study strikes a compromise bebveen established industrial interests, the local residential community and environmental protection. Heavy indust~, would be restricted to those uses which currently exist, and future heavy industrial uses would not be permitted. The Study provides direction to an area of land use conflict and finds common ground bebveen opposing views. The recommendations attempt to reconcile, to the extent possible, divergent interests while not undermining municipal planning objectives. Executive Summary Page 3 Table of Contents ~oreword 1. Existing Context 1.1 Study Area 1.2 The Surrounding Area 1.2, 1 Picketing Village 1,2.2 DuffJns Creek 1,2,3 City of Pickering 1.3 E×isling Land Ownership 1.4 Recent Planning Context 1.5 Terms of Reference 1.6 Summary of Existing Context 2. Planning Considerations 2.1 Provincial Policy Context 2.1,1 Flood Plains and Special Policy Areas 2,1,2 Land Use Compatibility 2, I, 2. f Certificates of Approval 2,1,3 Archaeological and H~storic Resources 2,1,4 Environmental Policies 2.2 Durham Regional Official Plan 2,2,1 Environmental Policies 2,2,2 Employment Areas 2,2.3 Major Open Space 2,2.4 Transportation 2,2,5 Surrounding Land Use Des~gnctons 2.3 Area Municipal Official Plans 2.3.1 Aiax Official Plan 2.3. '1.1 Emp/o?ment Lands Overviews, 2.3. '1.2 Resident/a/Lands Ove,'v/ew 2.3. '1.3 Parkland Overv/ew 2.3. 'I.4 Long Range Cap/fa/Works Forecast 2.3. '1.5 Trails 2.3. I. 6 Environrnenta/ Protect/on Des/gnat/on 2.3. I. 7 Special Po/icy Area 2.3. '1.8 Urban De$/gn Page 1-3 1-3 1-5 1-5 1-8 i-9 1 -10 1-10 I -11 1 -12 2-1 2-1 2-1 2-2 2-4 2-~ 2-5 2-6 2-6 2-6 2-7 2-~ 2-9 2-9 2-11 2- 12 2- 13 2- 14 2- 15 2- 16 2-f7 2-'19 051 2.4 2.,5 2.6 2.7 2.3.2 Pickering Official Plan 2.3.2,1 Urban Study Area 2.3.2.2 Land Use Designations 2.3.2.3 Environmental Risk Management 2.3.2.4 Areas Requiting Special Studies 2.3.2.5 Supporting Reports 2.3.2.6 Community Design Area Municipal Zoning By-laws 2,4,1 Ajax Zoning Requirements 2.4.2 Picketing Zoning Requirements Transportation and Infrastructure Overview Consultation 2.6,1 Residents' Associations [PACT/BECA) 2.6.2 Landowners' Interests Overview of Planning Considerations 2.7,1 Primary Considerations 2.7. I. 1 Land Use Compatibilffy 2.7,1,2 Flood Plain Matters 2, 7,1,3 Employment Land Base 2, 7.1.4 Environmental Protection and Enhancement 2, 7,1.5 Landowners' Interests 2.7,2 Related Considerations 2, 7.2. 1 Poor Image 2. 7, 2.2 Pubfic Sate~/ 2. 7. 2.3 Parks and Open Space 2.7,2,4 Public Land 2. 7, 2, 5 Traffic 2.7.3 Opportunities and Constraints 3. Land Use Options 3.1 Option 1 - Industrial to Residential 3.2 Option 2 - Status Quo 3.3 Option 3 - Evolution Toward Prestige Employment 3.4 Option 4 - PACT/BECA Inspired Option 3.5 Option 5 - Prestige Employment and Enhanced Open Space Corridor 3.6 Evaluation Summary Page 2~21 2 -21 2-21 2 - 22 2 - 23 2 - 23 2 - 24 2 - 26 2 - 26 2-27 2 - 28 2-30 2- 30 2 3O 2-31 2-31 2-31 2-31 2 - 32 2 ~ 32 2 - 32 2 - 33 2 - 33 2 - 33 2 - 33 2 - 33 2 - 34 2 - 34 3-1 3-2 3-4 3-5 3-7 3-9 3-11 O53 4. Urban Design Guidelines 4.1 Vision Statement 4.2 Guiding Principles 4.3 The Guidelines 4.3.1 Roads and Frontages 4.3.2 Gateways 4.3.3 Open Space Eage~ 4.3.4 Paths 4.4 Demonslration Plan ,5. Proposed Official Plan Policies ,5.1 Proposed Amendment to the Ajax Official Plan 5.1.1 Effect of Proposed Offic~a P~a~ Changes 5,2 Proposed Amendment to the Pickering Official Plan 5.3 Other Picketing Recommendations 6. Implemenling Zoning 6.1 Town of Ajax Zoning Recommendations 6.2 City of Picketing Zoning Recommendations Page 4-1 4-1 4-2 4-3 4-3 4-5 4 6 4-6 4-7 5-1 5-1 5-3 5-5 5-7 6-1 6-1 6-5 Appendix 1 - List of Employment Uses References Notion Road Land Use and Urban Design Study Foreword The purpose of this Study is to examine the current land use mix and to recommend appropriate land use designations and policies to guide future development within the Notion Road area. The Study Area lies within both Ajax and Picketing. The lands in Ajax support a number of active heavy industries, while in Pickering, the majority of the lands are vacant, with some automotive and other smaller scale industrial and commercial uses. The lands surrounding the StudyArea consist of residential and open space uses. This Study was prepared jointly by Ajax and Pickering Planning staff, with the assistance from Brook Mcllroy Planning and Design [formerly Cochrane BrookI, and iTrans Consulting inc. Throughout the course of the Study, there has been much opportunity for public participation and in that respect, five public open houses were held. In addition, the Toronto and Region Conservation Authority [TRCA], Pickering Ajax Citizens Together [PACTI, the Brock East Citizens Association [BECA], the Pickering Village Business improvement Area, landowners, and elected representatives from Pickering and Ajax provided direct input into the process. This report provides an overview of the planning histop/ and development context of the Notion Road area. Recent events leading to this study are noted. Further, the various planning considerations, including policies and regulations from various arms of government, the findings of related studies and the interests of local stakeholders are explored. The findings of the Study will result in new land use planning and development policies that will be incorporated into the City of Picketing and the Town of Ajax Official Plans. In addition, new zoning regulations, urban design guidelines and other implementation tools have been recommended. An Official Plan is a land use document that consists of maps and policies to guide the future development within a municipality. Official Plans provide this direction over a specified time period, normally twenty years. Official Plan policies enable things to happen, but the way in which land use change occurs is normally through private sector initiatives, in conjunction with the development approvals process. Once an application is made for development or redevelopment, the Notion Road Land Use and Urban Design Study municipality has an opportunity to implement ~ts goa~s, objectives and policies. Zoning by-laws are one vehicle by which official plans are implemented, and provide detail regarding permitted uses and performance standards such as minimum setbacks, maximum building heights, parking requirements, etc. Urban design guidelines are a statement of ho~', municipalities would like to see areas and sites develop in a physical sense. They provide details and illustrations to guide the form and placement of buildings, landscaping and other physical characteristics as development applications are reviewed. Municipal infrastructure improvements are also guided by urban design guidelines. Such improvements can also contribute to the overall appearance of the area. As a result of public consultation and o review of the applicable policies and regulations, potential options and outcomes have been developed. A solution is recommended that balances a wide range of considerations. The Notion Road area is not a "clean slate" or an area in transition. Heavy industry in the area Js active and is of growing importance. Change within this area will occur in an incremental fashion. Through cooperative and collaborative efforts between private owners and public authorities, a more positive fit can result from the area and its surroundings. The report recommends a realistic land use solution where existing heavy industrial operations are in conflict witr~ surrounding land use activities. The Town of Aiax and the City of Picketing Page 1- 2 Notion Road Land Use and Urban Design Study 1. Existinq Context Notion Road runs along part of the municipal boundary between the Town of Ajax and the City of Picketing between Highway 401 and Kingston Road (see Figure 1), For many years, the lands on either side of Notion Road have been used for a variety of industrial, commercial and automotive uses. Prior to January 1, 1974, when the boundaries between Aiax and Pickering were redrawn, the entire Study Area was within the former Township of Picketing. 1.1 Study Area The Study Area is bounded by Kingston Road to the north, the easterly limit of the Duffins Creek valley to the east, Highway 401 to the south, and the rear lot line of properties on the west side of Notion Road to the west (see Figure 2). It is approximately 56 ha [139 ac.)in size, with 51 ha [126 ac,) or 90% located in Ajax, and the remainder in Pickering. Notion Road was originally named "Station Road" after a Canadian National Railway station that was formerly located on the west side of the road, north of present- day Highway 401. Station Road originally extended from Kingston Road to Bayly Street. The CN Station was demolished in the t 960's to make way for Highway 401. South of the Highway, the road was renamed to Squires Beach Road. North of the Highway, it was given its current name. The east side of Notion Road is characterized by heavy industry, automotive repair, commercial and other uses including a building supply store, two cemeteries, a salvage yard, auto compound, extensive outdoor storage areas and four concrete batching/mixing plants (owned by Innocon, Lafarge Construction Materials, St. Lawrence Cement Incorporated and Dufferin Aggregates). These activities encompass approximately 40% of the Study Area and pre-date the current zoning by-law requirements. ,~ ~'~ !~ ~ VI'LL,AGE~'' iPi'O'k erin = ...... Figure 1: Study Area Location Figure 2: Notion Road Study Area The Town of Ajax and the City of Picketing Page 1- 3 Notion Road Land Use and Urban Design Study The majority of the lands on eitner side of Dufflns Creek are owned by the TRCA and the Ministry of Transportation (MTO], Two cemeteries (St. WJtfrid's and St. Francis De Sales) are within the StudyArea. St. Frances de Sales ~s on the east side of Notion Road, north of Highway 401. Tree planting has recently taken place at the cemetery by Lafarge Construction Materials, the neighE~ouring landowner. St. Wilfrid's is on the east side of Notion Road, south of Kingston Road. The Picketing portion of the Study Area consists of a 50 to 60 metre wide strip on the west side of ~loton Road, and runs tram south of Kingston Road to P'ckenng Parkway, The northern third is occupied by two auto body shops, two auto repair/sales uses, a building mover, a heating contractor, light manufacturing, plumbing dispatch, a sodding business, and a liquidation storage and sales business, The southern two-thirds, approximately 3,3 ha, [8,27 ac,), is currently vacant. A detailed listing of employment uses is provided within Appendix 1. Part of the vacant strip was occupied until the late 1 980's by a scrap and automotive wrecking yard that extended further west. Lead contamination and an isolated incidence of PCB contamination were found during construction of the adjacent residential development. Contaminated soils were removed and replaced with clean soil prior to residential construction, to the west of the Study Area. Figure 3; ~,.est side of I~otion Road The Town of Ajax and the Cib of Picketing Page 1- 4 Notion Road Land Use and Urban Design Study 1.2 The Surrounding Area The surrounding area is characterized by a range of land uses including residential, commercial, institutional and open space areas. The StudyArea has historic ties to the original settlement of Picketing Village, Duffins Creek and more recent residential development. 1.2.1 Pickerinq Villa.qe Pickering Village is recognized as a heritage settlement within Ajax, and was formerly known as "Duffins Creek". It evolved from a grist and saw mill settlement. The earliest known settter of the area was Michael Duffin, an Irish immigrant who established a cabin prior to the 1790's on the east side of the creek, north of present-day Kingston Road, Pickering Village was part of an 1,800 acre block granted to Major John Smith in 1795, an officer in the 5~h Regiment of Foot during the Revolutionary War who later became a Commanding Officer at Detroit and Niagara. Settlement at Pickering Village began that year. In 1807, the Rogers family from New England moved to the area, bringing 20 other families with them. To accommodate the new settlement, Rogers bought 800 acres at 10 shillings per acre. Prior to the 1820's the area was generally referred to as "Canton", St. Gregory's Church [founded in Oshawa in 1843) established St, Wilfrid's Mission Church in 1848, All that currently remains of the original church site is St. Wilfrid's Cemetery, St, Wilfrid's was replaced by the St, Francis de Sales Church, which opened in 1871 on the west side of Church Street opposite Christina Crescent. The church has origins that date to the Irish catholic community that predominated in this area in the 1830's, The St, Francis de Sales Catholic School was constructed in 1953. The St. Francis de Sates parish was established in 1942, In 1950, St, Bernadette's parish was built in response to the burgeoning catholic population in the area, Figure 4: Picketing Village Figure 5: St. George's Anglican Church The Town of Ajax and the City of Pickering Page 1- 5 Notion Road Land Use and Urban Design Study By 1881, Picketing Village was characterized by mihs, local industry and various institutions providing employment and commerce, Dunng this period, Duffins Creek played an import/export function for the area, Currently, lands at Church Street and Kingston Road are characterized by specialty restaurants, convenience retail, dry cleaning establishments and automotive repair shops, and other small independent commercial operators, Residential uses in the area include townhouses, apartment buildings and single detached residential dwellings. Two townhouse developments are situated on Randall Drive. On the west side of Church Street [92 Church Street South)is a 13-storey apartment building. At 120-130 Old Kingston Road is "Unity Village", a 4-storey residential apadment building. The remaining residential uses in the area consists primarily of single-a'etached and semi-detached dwellings, Various buildings and sites within Picketing Village have been designated under the Ontario Heritage Act, which are described in Table 1. The locations are illustrated in Figure 7. · ~%~,.~ .___ _~ ..... :~.~ .... ~,x~ ~, : ~ ~ . ~., Figure 6: Sp~nk L,'lills was located on the site of the present day Moodies Motor Inn. The Town of Ajax and the City of Picketing Page 1- 6 050 Notion Road Land Use and Urban Design Study Table 1' Designated Heritage Buildings 4 Address 22 Linton Av. sw corner Kingston Rd & Randall Dr 497 Kingston Rd. 73 Kingston Rd, 479 Kingston Rd. 68 Church St, 23 Elizabeth St. 89 Church St. 6 Description The Gibson Residence, [c. 1843) a neo-classical Ontario cottage, is the best preserved stone house in Pickering Village. St. George's Anglican Church [1859} is the oldest church in Ajax. Constructed of red brick in the Gothic Revival style, it has undergone little alteration. The original cemeteB/dates to 1832. The Bertrand Residence, lc, 1870} was purchased by the daughter of Doctor Field, a physician in Pickering Village. The Murkar Residence (c. 1875) was purchased by John Murkar, the principal of Picketing Village Public School from 1894 to 1901, In 1907 he became the owner/publisher of The Picketing News. The Wright Residence lc. 1911} is a landmark building within the streetscape of Picketing Village. The Stark Residence lc. 1880] is one of the best brick detailed houses in Picketing Village, in the Gothic Revival style. The Sheppard Residence lc. 1875) has a central roof peak, typical of southern Ontario Gothic cottage design. The Miller Residence lc. 1877}, a Victorian Gothic Revival farmhouse, is the best preserved of its type in Ajax. Figure 7: Designated Heritage Buildings The Town of Ajax and the City of Picketing Page 1- 7 Nolion Rotc Land Use and Urban Design Study Other buildings in the area include "The Courlvard' of Picketing Village, at the north-east corner of Elizabeth Street and Kingston Road, which includes speciality retail, medical and professional office uses. Lands north of Kingston Road, opposite Notion Road are owned and occupied by Moodies Motor Inn, Smaller commercial establishments are located along the Kingston Road frontage, The closest point between heavy indust~/(innocon) and residential uses on Randall Drive ~s approximately 310 m (1,017 ft,), as measured between buildings, ].2.2 Duffins Creek The Duffins Creek watershed extends from the south slope of the Oak Ridges Moraine to its confluence with Lake Ontario in the Town of Ajax. The Duffins Creek valley is the largest and most heavily forested of the creek valleys in Ajax Tne Town of Aiax prepared an 'Integrated Ecologica Study (blare~ 7999) which identifies Duffins Creek as a cold v,,'aTer stream, The area supports a woodlot, o dfe c naa and forest cover comprised of uolana and ow~ana deciduous, coniferous, and m~xed forest bpes, Tne Stud', Area is within 500 m of an Environmentally Sign~ficantArea [the Bayly Street Wetland) located to the south, According to TRCA information, the Puffins Creek watershed has among the best water dual fy conditions in the entire Toronto Region. However, ex~sting water quality remains slightiy below prownc~a water duallb standards. TRCA information also notes that bactena levels pose limitations on swimm ng and water contact recreation. It indicates that in order to protect the water quality conditions in Dufflns Creek, management activities should focus on such matters as employing best management practices, urban storm water management, riparian habitat protection and enhancement, and groundwater protection. Figure 8 Puffins Creek The Town of Ajax and the City of Pickering Page ~- 8 0 g o Notion Road Land Use and Urban Design Study 1.2.3 City of Pickerinq To the west of the Study Area is a residential community referred to locally as the "Village East Neighbourhood'. The neighbourhood predominantly consists of Iow density detached dwellings. Development of this area took place during the late 1980's. In 1998, two condominium townhouse developments containing 91 dwellings were built next to the north-west edge of the Study Area. Lands at the south-west corner of Notion Road and Pickering Parkway are currently vacant. Further west, on the south side of Picketing Parkway, is the Home and Leisure Centre which contains a mix of home improvement and home furniture retail stores. Further west is the Metro East Trade Centre and the Wal-Mart development. Along the southern two thirds of the Study Area, the distance separation across currently vacant lands sen, es as the only buffer from existing industrial activity. The back yards of single detached homes is separated from the Study Area by a 1,8 m [6 ft.) board fence. At its shortest point, [lot line to lot line) the distance separation between existing heavy industry [Lafarge) and residential uses in the City of Picketing is approximately 105 m [344 ft.). The distance, as measured between buildings is approximately 120 m [393 ft.). The Town of Ajax and the City of Picketing Page 1- 9 1.3 Existing Land Ownership & Parcel Sizes The Study Area contains 35 commercial and JnaNsTr~O establishments with 26 in Ajax, and the remaining Picketing. These establishments are outlined in Appendix 1, Industrial properties in the area range in land area from 0,14 ha to 7,73 ha [19.1 ac,). The largest land lnolding ~s a 20.7 ha (51.1 ac.) parcel of land owned by the TRCA, in proximity to Duffins Creel<, A 0,55 I~a (1.36 ac,) properly at the south east corner of KingsTon Road and Notion Road is owned by the Town of Ajax 1.4 Recent Planning Context On November 26, 1997 J&F Waste Systems Incorporated (J&F) submitled an application to amend the Town of Ajax Zoning By-law to permit the development of a multi- material recovery/transfer facility at 57 Notion Road, The proposed facilily was intended to accommodate up to 750 metric tonnes of waste per day, Through its deliberations on the proposal, the Town of Ajax and the City of Picketing reviewed existing site conditions, context, and zoning requirements, It became apparent through the rewiew of the application that although heavy industry was a permitted use within the area, certain types of uses were not seen as appropriate in light of the evolving context of the surrounding area, On February 16, 1998 Pickering Council commented on the application, requesting it be opposed, and further requesting that Ajax Council review the type of industrial development for the lands in Ajax east of Notion Road in order to establish a long-term vision for the area that is more compatible with residential uses. On March 2, 1998, Ajax Council refused J&F's re-zoning application, On July 6, 1998, Town of Ajax Council passed the following resolutions: "That the Tawn of Ajax recognize the need to coordinate land use planning on both sides of Not/on Road; and 0 Notion Road Land Use and Urban Design Study The Town of Ajax and the City of Picketing Page 1- 10 Notion Road Land Use and Urban Design Study That Ajax staff be instructed to participate with Tawn of Pickering staff In the review of the Special Policy Area on the west side of Notion Road and to report back to the Committee of the Whole meeting scheduled for September 14, 1998; and That Pickering staff and area residenfs be invited to make submissions and collaborate with Ajax staff in the Town of Ajax Official Plan Review now underway.' J&F appealed Ajax's refusal of their application to the Ontario Municipal Board, but later withdrew their appeal. J&F's interest in the proposal has now ceased. This study is in response to the Council resolutions of Ajax and Picketing, which were the outcome of the J&F proposal. 1.5 Terms of Reference The Terms of Reference for this Study were endorsed by the Ajax Council on November 1, 1999, and contained a Five Phase Work Plan. Pickering Council endorsed the Terms of Reference for this Study on November 15, 1999. This Study is intended to examine the land use mix, traffic circulation and access, floodplain management, and to recommend appropriate land use designations and policies to guide future development and land use change within the area. As well, the preparation of urban design guidelines is included to assist in improving its appearance as development occurs over time. Figure 9: 57 Nation Road The Town of Ajax and the Cih/of Picketing Page 1- 11 Notion Road Land Use and Urban Design Study 1.6 Summary of Existing Context The Notion Road Study Area is general!y characterized by heavy industrial uses and similar non residential activities', Much of the Study Area was developed for industrial purposes prior to the enactment of current zoning regulations, Residential development took place within Picketing Village to the east and more recently, in P~ckering to the west of the Study Area on the periphen/, Heath/industrial uses continue to operate, and are expected to remain, for the foreseeable future, Existing land use conflicts, and recent aevelooment proposals have served to alert the respective local municipalities and citizens that existing and future development within the Study Area needs to be reconciled, to the extent possible, with its surroundings, The Town of Ajax and the Cib' of Pickering Page 1- 12 Notion Road Land Use and Urban Design Study 2. Planning Considerations The Study Area is currently governed by land use planning policies and guidelines at the Provincial, Regional and local municipal levels, in addition, there are established and well articulated interests that have been made known through the course of this Study. This chapter provides an overview of these various, and sometimes conflicting interests and outlines their implications for potential future development. 2.1 Provincial Policy Context Under Section 3 of the Planning Act, the Province of Ontario is granted the authority to issue policy statements on matters of provincial interest. The Provincial Policy Statement [PPS) was approved by Order-in-Council, and came into effect on May 22, 1996. The PPS provides general policy guidance on such matters as land use compatibility, environmental protection, urban form, heritage preservation and other matters. The PPS also indicates that a co-ordinated approach should be applied when dealing with issues that cross municipal boundaries. 2.1,1 Flood Plains and Special Policy Areas The PPS indicates that in general, no development is to be permitted within a flood plain. All of the lands within the Study Area are within the flood plain of Duffins Creek. If the lands were vacant, new development would not be permitted. However, in situations where development has historically existed in a flood plain, and where strict adherence to Provincial policy would result Jn social and economic hardship, exceptions may be permitted provided the lands are specifically identified by a Conservation Authority as a Special Policy Area (SPA). Such is the case for lands within the Study Area. Given the long history of industrial activity, development and redevelopment is permitted, subject to the criteria ot the Toronto and Region Conservation Authority (TRCA). The boundaries of the SPA are noted in the Ajax and Picketing Official Plans, and are discussed Jn Section 2.3.1.7 of this Report. The Town of Ajax and the City of Pickering Page 2 o 1 Notion Road Land Use and Urban Design Study Any development (including additions, alterations or new construction) must be adeauatei¥ fiood proofed to level satisfactory to the TRCA, In general the minimum level of flood proofing is to be the highest level that technically and economically feasible, and practical, Permits are required under Ontario Regulation 158 for construction within a Regional Storm Flood Plain prior to grading, placement or dumping of fi',, 2,1.2 Land UseCo~ The PPS indicates that development and land use patterns which may cause environmental, public health or safety concerns wilJ be avoided, Further, it supports economic prosperity tBrough planning so that major facilities (including industries and aggregate activities) and sensitive land uses (including residential, parks and open space as well as schools, churches and other institutional uses) are appropriately designed, buffered and/or separated from each other to prevent adverse effects from noise, odour or other contaminants, In order to illustrate these principles, the Ministry of the Environment has issued a set of Guidelines [D-6) entitled "Compatibility Between Industrial Facilities and Sensitive Land Uses". 1%ese Guidelines provide criteria designed to prevent or minimize land use problems due to the encroachment of sensitive land uses and establishes separation distances between these uses, Within the Guideline, industrial uses are classified ir~to three types [Classes I, II and tll) corresponding to light, medium and heavy industry, These classifications are based on the nature of the industrial operation, including the probability for fugitive emissions, (noise, odour, dust, vibration), the movement of products using trucks, and outside storage. The maiority of the existing industrial land within the Study Area would fall within C~asses 11 and III, based on the outdoor nature of their manufacturing processes, the proliferation of outside storage, and the noise and dust emissions that many of the industries produce. Adequate buffering of incompatible land uses is adopted as a way to minimize the encroachment of sensitive land Lafarge Construction Materials The Town of Ajax and the City of Pickering Page 2 - 2 Notion Road Land Use and Urban Design Study uses close to industrial land, and vice-versa. In cases of infilling, heavy industrial uses should be separated from sensitive uses by a minimum of between 70 and 300 metres [230 - 980 ft.), In the case of Class I [light industrial) uses, the recommended distance separation is between 20 m and 70 m (between 66 ft. and 230 ft.). Class I industries would include industrial uses with no outside storage and self contained plants with daytime operations only. Examples would include electronics repair, auto parts supply, furniture repair and beverage bottling, To illustrate the land use compatibility issue, reference can be made to a past development application, In 1987, Sitwell/Berma [now Metrontario) applied for amendments to the Regional and Pickering Official Plans and the Pickering Zoning By-law to permit a 76 unit townhouse development on the west side of Notion Road, Consideration of the applications was deferred until concerns regarding negative effects of heavy industrial uses on the east side of the road could be resolved. The Region of Durham commented that dust levels from industrial sources would make residential use of the parcel unacceptable, The Ministry of Environment and Energy commented that residential development adjacent to these industries would result in continuous, and unresolvable conflict, and that noise from the industry is too high for residential uses. The Town of Ajax opposed residential uses as not compatible with heavy industry. Dufferin Concrete [now Lafarge Construction Materials) also opposed the proposal. Industrial operations have also been a source of concern for some Ajax residents, For example, a resident at 92 Church Street [east of Duffins Creek) is located beyond the 300 m distance separation criterion, but has noticed the effects of noise and dust, As long as the existing Class II and Class Ill industries remain, the associated distance separation requirements will need to be accommodated, The introduction of new residential uses in the Study Area would encroach into the The Town of Ajax and the City of Pickering Page 2 - 3 Notion Road Land Use and Urban Design Study MOE's distance separation guidelines, assuming that the flood plain policies could be overcome to permit residential uses, to the satisfaction of the TRCA, 2.1.2.1 Certificates of_~g~_p_~roval A Certificate of Approval is a clearance that industrial operations must obtain from the MaE if emissions, the handling of certain materials and waste disposal, represent part of their operation, An application for a Certificate of Approval is required under Section 9 of the Environmental Protection Act [EPA), and is a separate approvals process from the planning process. A Certificate of Approval should not be issued by the Ministry of the Environment if the proposed use does not comply with the area municipality's zoning by-law. Existing industrial uses have received Certificates of Approval under Section 9 of the EPA. 2.1.3 Archaeoloqical and Historic Resources Due to the proximity of Duffins Creek, a s~gnificant componenf of the Study Area would be c horocterized as having high archaeological potential, The PP$ indicates that significant builf heritage resources and cultural heritage landscapes will be conserved, The PPS allows for development and on-site alteration on lands containing or having the potential to contain archaeological resources, if such resources have been conserved by removal and documentation, or through preservation on-site. Where significant resources must be preserved on-site, only development and site alteration which maintains the heritage integri,~, of the site is permitted. Archaeological documentation should represent a condition of approval for lands currently untouched by development, and such a condition has been incorporated into the recommended development policies for the Study Area, The Town of Ajax and the City of Pickering Page 2 - 4 070 Notion Road Land Use and Urban Design Study 2.1.4 Environmental Policies The PPS establishes principles that speak to managing change in a manner that stimulates growth, while protecting the environment and public health. It indicates that natural heritage features will be protected from incompatible development. Development and site alteration may be permissible in fish habitat, and in significant valleylands or on adjacent lands, if it has been demonstrated through a thorough environmental studythat there will be no negative impact on the natural feature or the ecological functions for which it is identified. Development is not permitted in a floodway, and is to be directed away from hazardous lands adiacent to river and stream systems which are impacted by flooding and/or erosion hazards. Official Plan policies, zoning requirements and urban design guidelines will need to design new development in a manner that protects the features and function of the Duffins Creek valley, In addition, new development will need to be cognizant of sensitive uses immediately adjacent to the Study Area, Figure 11 Eastern end of Orchard Road The Town of Ajax and the City of Picketing Page 2 - 5 O? Notion Road Land Use and Urban Design Study 2.2 Durham Regional Official Plan The Durham Regional Official Plan (ROP~ was approved by the Minister of Municipal Affairs and Housing ow November 24, 1993, The ROP provides policy direction on mat~ers of land use planning and aeveloloment. Local area plans and amendments must conform to the ROP. The ROP endeavours to ensure that development will not have adverse cumulative impact on the natural, built and cultural environments, and speaks TO protecting significant features of the natural enwronment. The exact extent of the various Regiona~ land use designations are detailed in the area municipal plans and zoning by-laws. 2.2.1 Environmental Policies The ROP espouses good community plann ng and design that minimizes pollution of air, water and land resources, It also provides policies related to hazard lands [areas that exhibit steep slopes, flood erosion or landslide susceptibility, soil contamination or any other Dhysica! conditions that would create nsk to life and property or damage to the environment], Development may be considered on, or adiacent to such lands; however, the onus is on the proponents to identify and implement measures which eliminate hazards whiie retaining environmental attributes in keeping with the policies of other levels of government and particularly the Conservation Authorities. As noted, the majority of the Study Area ~s identified as a SPA by the TRCA, in light of its flood susceptibili~. (See Section 2.3,1.7 of this Report). 2.2.2 Employment Areas The majority of the lands within the Study Area are within the"Employment Areas" designation of the ROP. Permitted uses within this designation include manufacturing, assembly and processing of goods, service industries, research and development facilities, REGIONAL NOI]E$ Figure ] 2: Excerpt from ti~e Durham Regional Official Plan (Regonal Structure) l,he To,vn of A. Ox and the City of Picketing Page 2 - 6 07© Notion Road Land Use and Urban Design Study warehousing, business parks, limited personal service uses, hotels, storage of goods and materials, retail warehouse, freight transfer and transportation facilities. The existing uses conform to to ROP permissions. Sites having a high degree of exposure and good access are to be reserved for employment intensive uses. Regional Council promotes the beautification of Employment Areas and particularlythose areas adjacent to major transportation routes. In this regard, the Study Area enjoys good visual exposure from Highway 401 and is immediately accessible to Highway 2 and Highway 401 via Pickering Parkway and Brock Road. The ROP indicates that industrial activities characterized by fumes, vibration and noise shall be confined to sites that are well-removed and buffered from Living Areas. The ROP promotes the redevelopment and intensification of existing Employment Areas abutting Highway 401 as a mechanism to achieve greater diversification of the Region's economic base. 2.2.3 Maior Open Space Lands associated with the Duffins Creek corridor are within the Major Open Space designation of the ROP. The ROP indicates that the natural environment, including areas designated as Maior Open Space and such features as valley systems, water resources and plant and animal habitat, are to be given paramount consideration in light of their ecological functions and scientific and educational values. Within this designation, the predominant use of lands is to be for conservation, recreation and reforestation purposes. Uses permitted within valleylands must not alter the flood capacity of the valley, fish and wildlife habitats, woodlots or the character of the stream. Pedestrian and bicycle paths may be permitted, provided that the function of valleylands is not endangered. The Town of Ajax and the City of Pickering Page 2 - 7 073 Notion Road Land Use and Urban Design Study 2.2.4 Transportation The RaP designates various roads witr, in the Study Area based on their planned ability to accommodate and through traffic. Kingston Road (Highway 2) is designated as a Type B Arterial Road, Type B arterials are designed to accommodate the movement of moderate volumes of traffic, at a moderate level of service, within o nght-of- way width of 30-36 metres and at operating speeds of 60-80 km/h, Type B Arterials may also accommodate high occupancy vehicle lanes, Kingston Road is identified as a Regional Transit Spine, where a bgher level of transit service is promoted, Notion Road is designated as a Type C A~terial Road. Type C Arterials are intended to accommodate lower volumes of traffic compared to other arrenais, within a right-of-way of between 26 and 30 metres, and are to generally maintain a desired operating speed of 50 km/h, Currently, Notion Road has a right-of-way width of 21,5 m [70.5 ft.), Future development would be required TO convey the required right-of-way widening through the site plan approvals process, to achieve its designated width, The RaP illustrates an overpass bel"ween Notion Road and Squires Beach Road, over Highway 401. The overpass is reflected in the area municipal official plans, Although the construction of this overpass ~s not likely to occu, for a period of ten years or more, its development should be recognized by long terms plans prepared for the Stud: Area. 2.2.5 Surroundin.q Land Use Desiqnations Lands to the east and west of the Study Area are within the Living Area designation of the RaP, In general, lands within this designation are to be used predominantly for housing purposes, The RaP also speaks to lands within this designation being developed in a compact form, through higher densities, particularly along arterial roads, Further west, the Metro East Trade Centre lands are designated as a Regional Node, This designation allows fYPE C AP, TERIALROAD ........... ERS!tANGES e im. ANS: I f .EEDER SERVICE :,/ REGIONAL ROAD NUMBER ........... RAILWA*' HAML ET L'RBAN AREA tGENERALIZED) Figure 13' E,~cerpt from the Durham Regional Official Pion (Transpcrtation) The Town of Ajax and the City of Picketing Page 2 - 8 074 Notion Road Land Use and Urban Design Study for specialized uses such as trade centres, ancillary facilities such as a hotel, and complementary uses including select special purpose commercial uses, industrial uses, offices, research and data processing centres. Limited higher density residential development is also permitted. 2.3 Area Municipal Official Plans The Official Plans for the Town of Ajax and the City of Picketing must conform to the Durham Regional Official Plan. 2.3.1 Aiax Official Plan The Town of Ajax Official Plan was approved by the Region of Durham on November 1, 2000, The Ajax Official Plan places high regard to environmental protection, land use compatibility and strongly discourages converting Employment Areas to non- employment uses, The Study Area is located within Employment Policy Area 1, in recognition of this Study, Employment Areas are important to economic health and the quality of life of Ajax, It is a goal of the Ajax Official Plan to ensure that a diverse range of employment opportunities can be accommodated within the Town. The Prestige and General Employment designations are judiciously protected from the pressures to convert them to other, non-employment generating land uses. The Town's objectives are to, among other matters: - "Strengthen the economic base by increasing job opportunities and expanding the assessment base. Ensure the development of a variety of employment areas that provide a range of employment opportunities geared speoifically to meet the needs of the residents of Ajax and residents of the wider Region. Ensure that sufficient employment opportunities exist to accommodate future growth at a Town-wide activity rate of at least I job for every 2 residents. i Env~ronmentul P OFen Space Vil!la~e Cent, ral A~'ea Local Cermal Area Low DensiLy Residcr:t~al Figure 1 4: Excerpt from the Town of Ajax Official Plan [Land Use) The Town of Ajax and the City of Picketing Page 2 - 9 075 Notion Road Land Use and Urban Design Study Ensure that a sufhc/en? generating lands are des,,gna~ec and that those lands can be provided with ~,nfrastructure in canoed with anticipated de,mand. Provide locations for conn ,nn, un,'~J fac/l~t es within the Employment Areas that are v.~sibie and accessible residents. Establish comprehensfve urban aes/g' guidelines and landscaping standards thai w,'ii ensure an urban environment that provides to' a range of safe, functional and attrachve enq, Dio~',~nen7 a,eas." The Study Area is predominantly wltbn the "General Employment" designation of the Ajax Official Plan. Lands so designated are intended to be located within the interior of Employment Areas. Permitted uses within this designation include offices, research and development facilities, manufacturing, warehousing, distribution facilities, and the retail sale of products manufactured, processed or assembled on the premises. Outside storage is permitted, provided it is properlyscreened fram public view and does not exceed 50 percent of the site area. The General Employment designation was a "carry forward" designation from the previous A2 Communily Plan, which designated the maiority of the Study Area as "Industrial". The existing General Employment designation should be questioned, however in light of the Study Area's small size, its direct highway frontage, its residential and open space context and that it is not internal to a larger employment district. Noteworthy are the policies of the Prestige Employment designation. This designation generally applies to lands having prime exposure along Highway 401 and Arterial Roads and promotes a high standard of building design and landscaping, and restricts uses to those of a lighter industrial nature. The Prestige Employment designation allows for business and professional offices; research and development facilities; manufacturing in wholly enclosed buildings; warehousing; distribution centres; retail sale of products The Town of Ajax and the City of Picketing Page 2 - 10 07¢ manufactured, processed or assembled on the premises; automobile dealerships; financial institutions; restaurants; personal service establishments; athletic clubs; private recreational facilities; banquet facilities; convention centres, and hotels and motels, and uses ancillary to hotels and motels. Within this designation, no outdoor display of items such as motor vehicles, watercraft, snowmobiles or cranes and other equipment is to be visible from Highway 401. Other applicable policies include the following: 'Development is to exemplify high qualify design features including built form, landscaping and signage, Parking and loading facilities are not generally to be located between the buildings and Arterial Roads or Highway 401. Shared access and parking among various properties is encouraged. The maximum gross floor area to be used as a showroom and/or for the retail or wholesale sale of products is nat exceed 20% of the total gross floor area of the building. Where a proposed Prestige Employment use abuts or is in proximity to an existing or planned residential use, fencing, landscaping, berming ar a combination of these features shall be utilized to ensure that there is adequate screening between the uses." Waste disposal, waste transfer, waste processing, or other waste facilities of any kind are not permitted. Automotive recycling facilities are also not permitted. 2.3.1.1 Employment Lands Overview In 2000, the Town of Ajax had 20,450 full and part time employees, and a population of approximately 70,000, The population-toqobs ratio was 3.3 residents to even/ 1 job. The official plans for the Region of Durham and the Town of Ajax establish a target ratio of 2 residents to eve~/ 1 iob. This ratio applies to all uses where employment would occur including Central Areas, Employment Areas and for "employment related to population" [i.e, Notion Road Land Use and Urban Design Study The Town of Ajax and the City of Picketing Page 2 - 11 077 Notion Road Land Use and Urban Design Study including schools, public services and o;ner ~nsti:utons etc.) This target is provided in order to reduce lengtiny work/home commuting, to ensure oat'er use of designated employment lands, to diversify the assessment base and reduce the propery tax burden on existing and future residential landowners, At such time as the population of Ajax achieves 120,000 the target employment rate will be 60,000 jobs, If the Town is to achieve this target, an additional 39,550 jobs will need 1o be attracted to Ajax over the next 20 years, A total of 890 ha [2,200 ac,) of land ~s currently designated for employment purposes ',n Ajax. Of this total, approximately 338 ha [835 ac,) have been developed. This leaves the Town with a gross vacant employment land inventory of 552 ha (~, 364 ac,), When non-developable lands are excluded [for such reasons as new roads, storm water management areas etc.}, this leaves a net land area of approximately 397 ha (980 ac.) within the Town's vacant employment land ~nventory. Based on current trends for the development of employment lands within suburban areas, it is expecTeO that approximately half of the currently vacant employment lands will be dedicated to suctn uses as warehousing, storage and distribution, Of the remaining portion, approximately 3/4 would be dedicated to traditional industrial and manufacturing uses, The remaining portion would be dedicated to office and administrative functions, Accordingly, it is anticipated that the remaining vacant employment land inventory would generate approximately 26,500 jobs, The new Official Plan sets aside approximately 29 ha (72 ac.) of vacant land within the Mixed Use Areas, and approximately 20 school sites, Together, these lands could contribute an additional 5,000 jobs, This leaves approximately 6,000 jobs that are required within already designated and built-up employment areas for the Town to achieve its target. Therefore, the Town must investigate the feasibilify of using existing developed and designated areas (i.e. Employment Areas and Mixed Use Areas) and intensify their use for employment purposes, The Study Area is one The Town of Ajax and the City of Pickering Page 2 - 12 Notion Road Land Use and Urban Design Study such area, as only 209 jobs are provided on 26.3 ha [65 ac.) of land, (see Appendix 1 ). However, the Study Area could provide an opportunity for over 1,300 jobs assuming complete redevelopment for warehousing, manufacturing or similar uses. As stated, Ajax does not support the conversion of designated employment lands to non-employment uses, However, the Town's interests are to ensure that the long- term supply of employment lands is not jeopardized. The Town may consider such a redesignation if, in addition to all other land use compatibility criteria: - '¥here is a demonstrated need for the proposed non-employment generating land use,' - there exists a sufficient inventory of appropriately designated employment generating lands; there exists a shortfall in the inventory of appropriately designated non-employment generating lands; and the site's physical and natural characteristics, development constraints and location justify the consideration of a non-employment generating land use. ' 2.3.1.2 Residential Lands Oven/iew The Town of Ajax Official Plan and the Town's Integrated Growth Management Study [July, 1 998), recognizes the planned population target of 1 20,000 for Ajax by 2021. An average residential growth rate of approximately 800 units per year is noted to meet this projection. This rate of growth, although optimistic in historical terms, has been surpassed in the past year. Approximately 2,200 ha [5,436 ac.) of land have been set aside for residential development [within the Low, Medium and High Density Residential designations, and the Mixed Use Areas). The densib' and the population yield assumptions for these land use designations are relatively modest, as follows: The Town of Ajax and the City of Picketing Page 2 - 13 079 Notion Road Land Use and Urban Design Study - 16 units per inectare and 2.85 persons-per-un~? for Low Density Residential; - 32 units per hectare and 2,75 persons per-uni- for Medium Density Residential; - 55 units per hectare and 2.55 persons-per-unit for High Density Residential. This leaves the Town with a relatively high degree of flexibility to accommodate the planned population targets within the existing planned residential areas, should densities or persons-per-unit factors rise above these figures. In other words, should the To,,~,n surpass these density and persons-per-unit factors, even less pressure would exist to redesignate Employment lands to residential purposes, The need to venture into Employment Areas to accommodate new residential development does not currently exist, 2,3.1.3 Parkland Overview The Town of Ajax released the Recreation, Parks and Open Space Strategic Plan in July of 1999, The Plan outlines the supply of parkland, needs and standards, and provides a Iong4erm strategy for the acquisition and development of parks and open space in Aiax, The Duffins Creek watershed is noted as a core natural area to be protected, Its ecological role is to be balanced with providing opportunities for public access and linear recreational uses (i.e, a trail system), In terms of Pickering Village, the Plan notes that Memorial Park, the only formal park space in the area, is not centrally located to the community, leaving much of the neighbourhood served only by the Millers Creek open space and a small parkette, The Plan notes that while the priman/ focus in Ajax has been to provide active recreational facilities, the retention and protection of natural areas is of equal importance, With regard to the supply of parkland in the former A2 Community [which includes Picketing Village), the following comments were provided: The Town of Ajax and the City of Picketing Page 2 - 14 OSO Notion Road Land Use and Urban Design Study "...it would be fair to say that the neighbourhood area south of Kingston Road is somewhat lacking in parks. Although it may not be practical to suggest that table land parkland can be acquired in this area, other means of augmenting the parkland supply should be sought as apportunitles arise. This could include requirements for village greens if any redevelopment takes place, upgrading facilities on a local school site, and improving access to the Duffins Creek valley. The segment of the valley through this communi~' is not yet in public ownership and should be acquired when feasible,..' 2.3.1.4 Lon.q Ran.qe Capital Works Forecast In December of 1999, the Town of Aiax established a long range capital works forecast, to establish longer term priorities for municipal capital expenditures. Within this forecast, improvement of the south segment of the Duffins Creek valley and the provision of a trail has been identified as a municipal priority. Municipal commitments for the facility will be confirmed through annual Town budgets. Within the forecast, finances have been projected to be set aside for the improvement of Notion Road to full urban standards, by 2005. Such improvements would be shared by Ajax and Picketing. Timing for improvements will need to be coordinated between Ajax and Picketing. In terms of viable mechanisms for the acquisition of parkland within the community, Section 42 of the Planning Act allows for the dedication of 2% of lands [or a cash-in-lieu equivalent/ when employment lands are redeveloped. In addition, through the review of development applications, the Town will seek to secure lands adjacent to the Duffins Creek and storm water management areas in public ownership. A parkland strategy for the Study Area should capitalize on the existing natural features of Duffins Creek [including the provision of a trail) and should seek to improve connections to surrounding communities. The Town of Ajax and the City of Picketing Page 2 - 15 Notion Road Use and Urban Design Study 2,3,1,5 Trails The Ajax Official Plan states that the Town v,'l develop on interconnected system of cycl ng and wa~Kng routes Accordingly, the Town has finahzed a B~c'yc e and Leisure Trail System Plan ["Vision 2020 ), v~h~ch was approved ~ March of 2001, Vision 2020 outlines opDorTun~tes for iOOTi3 leisure trails and bikeways, and proposes a long Term strategy to guide the development of t'a~ls 'vv~tn~n Ajax, Vision 2020 notes that the Town of Aia~ offers great potential for the development of a connected and diverse leisure tra~l and bikeway system, t espouses using existing physical features and natura~ areas, as welt as existing arterial roads for such a system A key facility is the Duffins Creek Trail, The Town of Ajax, in collaboration with the TRCA and the Ontano 'ro~ s Council has registered the eastern branch of the DJff~ns Creek valley as a connecting hnk to the Trans-Canoaa Trail. In terms of this Study, physical improvements have bee- recommended to secure this high priority trc~!. These improvements include a multi-use Trail on the east side of Duffins Creek, a trail extension at the terminus of Orclnard Road wittn a future creek crossing to link with the Trail, and an open space link extending from Picketing Parkway to the creek, Vision 2020 contains a lO-yea' ~mplementation plan, One of the initiatives is to estab,ish a V~llage Parkette at Elizabeth Street north of Kingston Road to serve as a trai head into the Duffins Creek system, The Duff~ns Creek tra is proposed to be completed pr or to 2004 and w! contain east-west pedestrian bndge connections, Dates are tentative and funds for these projects have not been confirmed by Ajax Councit at th~s t~me Oppotun~ties also exist for a road-based Pikeway a~ong K~ngston Road, These proposals are illustrated in Figure 1 5 2.3.1.6 Environmental Protection Desianation Lands in proximity to Duffins Creek are within the Environmental Protection designation of the Ajax Official Plan, The Town will not permit development on lands .\ Village h, rena/ F~gure 15: Vision 2029 TraJ! Recommendations The Tov,,n of ~jax and the City of Pickering Page 2 - 1 6 082 Notion Road Land Use and Urban Design Study adjacent to this designation that may be detrimental to its ecological integrity. Buildings and structures are not permitted within the Environmental Protection designation except where such buildings and structures are accessory to a public use, are considered necessary for flood or erosion control and/or conservation purposes. 2.3.1.7 Special Policy Area The previously noted SPA is illustrated in the Ajax Official Plan in recognition of the Study Area and portions of Pickering Village that are within the flood plain, and where strict adherence to provincial policies for new development would result in social and economic hardship. The -fawn must protect from development [i.e. construction, erection or placing of a building or structure including an addition or alteration to a building or, and includes grading, and placing or dumping of fill) any lands within the flood plain which are needed to achieve the open space and environmental protection objectives, and lands required by the Town and the TRCA for flood and/or erosion control remedial purposes. Where development is permitted, it is the Town's policy to achieve flood protection of a building, structure or an addition to the level of the Regulatory Flood, to the satisfaction of the Town in cooperation with the TRCA. Where it is not feasible or practical to achieve this level of protection, proposed development may be permitted where it is flood protected at least to the level of a 1:350 flood [that is on average, a flood that is anticipated to be equaled or exceeded only once in every 350 years) in which case no building or structure will be subject to a risk of flooding in excess of 25 percent over an assumed life of 100 years. The Town bases its requirements for flood proofing on the following alternatives, listed in order of priority: dry, passive floodproofing measures shall be required and implemented to the extent technically and i Environmental Protection Areas I¥'i] ~ Vatey (Hazard) ~ Evaluated Wdl~nds []~] Wullund ~.~, Other Sigmficant Nutufal Features Environmental Resources Overlay ~]]]~ O~tmr SL~pf~dicg N,~tlm~} Areas Figure 16: Excerpt from the Town of Ajax Official Plan (Greenlands Framework) The Town of Ajax and the City of Pickering Page 2 - 17 Notion Road Land Use and Urban Design Study economically feasible; wet floodproofing measures may be permissible for non-habitable portions of new development ~n order to minimize flood risk and/'or to meet the reauirea level of flood protection; and where [i) and (ii) as above cannot be asnieved, arv active floodproofing measures may also Be recommended to m~n~mize flood hsk ~n combinaT~on with (i) and (ii), iv ingress and egress for a! buidlngs w~th~n the flood plain lands shall be "safe", pursuant to provincial floodprooflng standards, and/or achieve Tne maximum level of flood protection determined to be feasible and economically wable such as at grade with street related access po~nts, No new development is permitted on anv parcel of land wholly or partly within a flood plain if, the necessan/ flood IorotecTon measures wou~a have a negahve off-site impact on the adacenT properties; the use is associated with the storage, handling, production or use of a hazardous substance whicn is flammable, explosive, toxic, corrosive, or any other dangerous material and the treatment, collection or disposal of sewage, which would pose a threat to public safety if it were to escape its normal containment as a consequence of flooding; fhe use is associated with institutiona! overnight residential accommodation including ~n part or in whole, any of the following: health care or residenha~ care or crises care facilities specifically designed to accammodate people who would be ~ncapable of self-evacuation or whose safetywould be threatened in the event of flooding and a possible emergency evacuation; and iv the buildings or structures directly relate to the distribution and deliven/of an essential or emergency public service including police, fire, and ambulance, 1 ~ gure - - ExseroT ?om ~e Town of ~,~ax Officia Plan Soecia Polar Area The Town of Ajax and the City of Picketing Page 2 - 1 8 Notion Road Land Use and Urban Design Study where such se~ice would be impaired by flooding. The TRCA notes its support for storm water retrofit projects, and suppoffr efforts that would enhance the riparian zone of Duffins Creek, and efforts to allow for additional pedestrian linkages. 2.3.1.8 Urban Desi.qn Urban design deals primarily with the location, form, and massing of buildings, but also deals with the treatment and usability of public spaces, views and vistas and the layout of roads and pathways. The Ajax Official Plan provides policies related to urban design, built form and the character of development for Employment Areas, particularly along Highway 401. The Ajax Official Plan indicates that all development is to be designed in such a way that it is compatible with its surrounding context. Issues that are considered by the Town in the review of alt development applications include: "the impact of the proposed development on adjacent existing, and approved, land uses with respect fo public safely, privacy, no/se, shadow, light, traffic, access and parking; the compatibility of the proposed development with adjacent existing development in terms of height, densify, scale, massing and character; - the consideration of the orderly and appropriate transition to adjacent lands; and - the protection of significant man made or natural scenic vistas.' Other factors that are considered include the treatment of streets, sites and buildings, as follows: Streets - "Utilities shall be located underground where practical. The Town of Aiax and the City of Pickering Page 2 - 19 Notion Road Land Use and Urban Design Study Wherever poss~ble cycling lanes will genera,'/y' provided within the paved surface of rr:e separated from motor vehicle traff c Dj oes gr' features. ' Sites "On-site parking, where reau'/rea, w,'/i be integrated w~th the development of the site aha screened b~,' appropriate fencing or /anascaD,,ng from surrounding roads and properties. Buildings or structures on untreed s~tes shall incorporate landscaping, Development shall, wherever appropriate, be designed to be supportive of transit. TOis could include the siting of new buildings and the manner by which they can accommodate rransit use, particuiarly along Kingston Road. Parking lots are to be attractive, well des gned and complement the character of the aq,'acent area, and are to incorporate such measures as fencing and/or landscaping, located in the rear or interior side yards, except for develoDment adjacent to Highway 401; and reduced in scale and impact bK dividing the parking area through the use of measures such as landscaping, fenc,'ng and walls." Buiiding~ "Public safety and barrier free access w/i; be ~ncorporated in the design of a/i buildings aha public spaces. Signage should be integrated with the architecture and landscaping, The Town of Ajax encourages measures thar enhance public appreciation and visibility of interesting buildings, structures, parks or landscapes of historical, archaeological or scenic value." These general urban design policies are elaborated upon within Section 4 of this Report, The Tcwn of Ajax and the City of Picketing Page 2 - 20 Notion Road Land Use and Urban Design Study 2.3.2 Pickerin.q Official Plan The City of Picketing Official Plan was approved by the Region of Durham on September 24, 1997. 2.3.2.1 Urban Study Area The Pickering Officiat Plan designates the Picketing pon'ion of the Study Area as an Urban Study Area. This designation recognizes that further study is required before future land uses can be determined. Until this Study is implemented, the Picketing Official Plan permits conservation, enviranmental protection, restoration, education, passive recreation, and similar uses. Existing lawful uses are also permitted. The Picketing Official Plan indicates that the City will consider eliminating the Study Area designation following completion of a land use and design study for the lands demonstrating that the proposed use: - is consistent with the goals, objectives and general purpose and intent of the Plan; 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, appropriate land use designations and policies. 2.3.2.2 Land Use Desiqnations Lands currently designated as Employment Areas in the Pickering Official Plan allow for manufacturing, assembly, warehousing and/or related uses. Van/lng performance standards for site operation and appearance are required for General, Prestige and Mixed Employment Areas, with the highest standards required in Mixed Employment Areas, in recognition for their high visibility and accessibility along arferial roads. Lands to the west of the Study Area are designated "Urban Residential - Low Density Area" and "Urban Figure 1 8: Excerpt from the City of Picketing Official Plan (Land Use Structure) The Town of Aiax and the City of Picketing Page 2 - 21 087 Notion Road Land Use and Urban Design Study Residential - Medium Density Area". Within the Low Density designation, residential uses are permitted up to 30 units per hectare. Within the Medium Densiiy designation, residential uses are permitted over 30 units per hectare, up to and including 80 units per inectare, in Urban Residential designations, i~mited offices and retailing, community, cultural and recreotionai uses and compatible employment and specal purpose commercial uses serving the area. Lands on both sides of Kingston Road west of the Study Area are within the "Mixed Corridor' designation, which permits residential development of between 30 and 140 units per hectare as well as such activities as retail uses, offices, restaurants, community, cultural and recreational uses and special purpose commercia~ uses. 2.3.2.3 Environmental Risk Manacj_emenT Within Pickering, lands within the Stuoy Area ore designated Shoreline and Stream Corridor and as Hazard Lands within a Floodplain Special Policy Area. The Pickering Official Plan recognizes that certain communities have developed on lands susceptible to flooding and acknowledges the continued viabilib of these areas by permitting new development and major redevelopment subject to the recommendations of an environmental report, and provided appropriate flood protection measures are instituted, The Mixed Employment designation allows iight manufacturing, assembly and processing of goods, ligh~T service industries, research and development facilities. warehousing, equipment and vehicle supplies. automotive and vehicles sales and repair; offices, corporate office business parks, limited personal service uses serving the area, restaurants serving the area, retail sales as minor a component of an industrial operation, hotels, financial institutions serving the area; community, cultural and recreational uses, and other uses with similar performance characteristics that area more appropriately located in the employment area; and limited retailing of goods and services serving the area. Figure 19: Excerpt from the City of Picketing Official Plan (Resource Management) The Town cf Ajax and the City of Picketing Page 2 - 22 085 Notion Road Land Use and Urban Design Study 2.3.2.4 Areas R~ecial Policies On lands designated Flood Plain Special Policy Area [on the Picketing portion of the Study Area), developers may be required to satisfy the TRCA and the City that a reasonable level of safety for occupants of development of sensitive (i,e. residential etc. I land uses will be ensured, the effect of floods on adjacent properties and the environment will be limited, floodproofing for buildings is provided', and the following uses on flood plain special policy area lands are prohibited: - schools, daycares, hospitals, nursing homes and others uses where the occupants do not necessarily have the physical abilityto escape a flood condition; - sen, icestationoranydevelopmentwheredangerous material [including sewageI could be affected by flood; - emergency sep4ces that could be impaired by a flood condition. Appropriate floodproofing measures can be ensured by enactment of implementing by-laws to carry out these measures. By-laws can include provisions respecting building setbacks, height, lot coverage, building entryways/exits and related matters to the satisfaction of TRCA. Otherwise, these matters can be addressed as site plan applications are reviewed. 2.3.2.5 Su ortin Re orts The Picketing Official Plan indicates that on lands affected by noise, vibration, dust and/or odours, Council requires proponents of sensitive development to complete an appropriate noise, vibration, dust or odour analysis prepared by a qualified consultant, to the satisfaction of the City in consultation with relevant agencies, where noise, vibration, dust or odour levels are anticipated to be unacceptable. If residential uses were considered for the Study Area lands within Pickering, such an analysis would be required. The Town of Ajax and the City of Picketing Page 2 - 23 Notion Road Land Use and Urban Design Study 2.3.2.6 Commun~ Desi n Pickering's Communib Design goal is to promo;e development at various scales which, through their adherence to principles of good, high quality community design, will produce built and natural environments in Picketing that offer enjoyment, comfort and safe~ for all users, and evoke a desirable image and sense of place for the City. To achieve the community design goai, the Picketing Official Plan includes Communi~/ Design objectives stating that Pickering Council will: encourage developments that are designed to fit their contexts by considering the mix of uses, and the massing, height, scale, architectural style and details of existing, adjacent buildings; encourage developments that create spaces between and along buildings that are of high architectural and landscape quality, and contribute to and enlnance the overall auaiity of Picketings public realm; encourage, where appropriate, the creation of landmarks and other distinctive elements including buildings, open spaces, landscapes and natural features that make it easy for people to understand where they are, and how they get to the vanous places, amenities and facilities they require; encourage private and public developments that offer pedestrians and users a high level of comfort, enjoyment and personal protection: encourage the use of colour, decoration and variation in materials to create buildings, and the spaces around buildings, that are attractive for people to look at and use; The Picketing Official Plan also contains Implementing Design Policies, including the following that are relevant to this Study: The Town of Ajax and the CiN of Picketing Page 2 - 24 090 Notion Road Land Use and Urban Design Study - consider identifying gateways and landmarks at certain locations; encourage the use of plant materials...to satisfy functional requirements such as providing shade, providing screening in all seasons, and providing sound attenuation; and evaluate new development proposals for their opportunity to maximize, create or enhance views and vistas, Streets The City of Picketing supports the creation of specialty treatment including planted boulevards...on strategic streets in Picketing; The City of Pickering encourages the partial vertical screening of surface parking lots through the use of Iow fences, walls or landscape elements; - The City of Picketing supports the planting of trees and other large scale plant materials', - The City of Pickering encourages an underground location for local utility lines and cables. Buildinqs Where new development is proposed within an existing neighbourhood or established area, the City of Picketing will encourage building designs that reinforce and complement existing built patterns such as form, massing, height and proportion. The Town of Ajax and the City of Picketing Page 2 - 25 Notion Road Land Use and Urban Design Study 2.4 Area Municipal Zoning By-laws The StudyArea and its surroundings are governed by area municipal zoning by-laws for botN the To,,',n of Ajax and the City of Pickering, 2.4.1 Ajax Zonin Rcj_~uire merits The Town of Ajax Zoning By-law 35 77, as amended, was passed byAjax Council in Mayor 1977, anc subsequently approved by the Ontario Municipal Board on May 1 !, 1978. The By-law regulates deve!opment ,,vitnin the Ajax portion of the Study Area, in accordance with the requirements of the Heavy industrial ltv'3} 7one, the Public Use (O) Zone and the Park (G-Specific) Zone, The permitted uses within the Heavy !ndustriai iN3) Zone include; concrete batching, mixing or products manufacturing plant; contractor's yard; feed mill; flour mill; fuel storage tank; fuel storage supcl,¥' yard; grain elevator; lumber yard; open storage use of goods or materials if accessory to a permitted use; n~laning mill; trucking and transport depots and warehouses; building and construction materials yard; automobile washing establishment; railway trackage for industrial purposes; public garage; open storage area incidental to a permitted use; contractor's or trademan's shop; service or repair shop; nursery or garden centre; animal hospital; machinery and equipment establishment for sales; service and rental; accessory building to a permitted use; boat sales establishment; motorized snow vehicle sales establishment; any manufacturing or industrial use, wnicF is contained within a wholly enclosed structure and '~','h~c n is not an obnoxious use; office for business or professiora~ use; warehousing and storage in whohy enclosed buildings; a financial institution or bank; eating establishment; motor vehicle sales establishment; retail store or service shop if accessory and incidental to a use permitted in the "M1" Zone on the same lot; club, lodge, union hall or place of public assembly; funeral t~ome; railway trackage for industrial purposes; a Public use and an accessory building. Permitted uses within the Park (G) Zone include: a public park, playground, playing field; bowling green, tennis court, swimming pool, open air skating nnk, lacrosse box F adre 20 = ~,o~ from ~ne own of Aax Zoning By- av. 35-77 ~s amended The Town of Ajax and tlne City of Picketing Page 2 - 26 Oq, 2 Notion Road Land Use and Urban Design Study marina; a recreational use including a sports field, golf course, public stable or similar use; an accessory building to a permitted use. Permitted uses within the Public Use (O) Zone include: a government or municipal building; a school, day nursery, or day-care centre; a church; a public library, art gallery, museum, community centre, live theatre; a hospital; an accessory building to a permitted use; residences for the retarded; cemetery; arena or stadium; any use permitted in a Park "G" Zone; a nursing home. The range of permitted uses within the existing M2 and M3 Zones could have the effect of exacerbating current land use compatibility issues with the nearby residential uses. Therefore, the range of permitted uses have been evaluated, and recommendations to facilitate change have been forwarded within Section 7 of this Report. 2.4.2 Pickerinq Zonin.q Requirements Lands on the west side of Notion Road are subject to the requirements of the City of Pickering Zoning By-law 3036, as amended. The By-law was originally passed by Picketing Council on August 3, 1965 and approved by the Ontario Municipal Board on October 7, 1 966. The industrial uses in the northern part of the Pickering portion of the Study Area are predominantly within the Storage and Light Manufacturing (M1) Zone. All uses permitted in this zone must be carried out within enclosed structures. Permitted uses include a service or repair shop [including auto repair), a warehouse or distributing depot, a garage, office uses, light manufacturing or assembly plants and other specific uses. New residential uses are not permitted in this zone. One properly is within the M1-S Zone, which permits a caretakeFs residence in addition to the M1 uses. On lands zoned M1, buildings must be set back a minimum of 12 metres from the front lot line and a minimum of 7.5 metres normally, 30 metres from the rear lot line when the abutting use is residential. The existing industrial buildings were developed prior to the adjacent residential development to the west, and during the period of development, conformed to these standards. -- i~J s~ ~ [] ! _. i~ ~-~------ t / ! ~ ~ I.,_J ~ ~ t · ~J I ~ i i :~i ~- i , ~CH~N ~ [ I __ PARKWAY "--'" ' - I Rgure 21: Excerpt from the City of Pickering Zoning By-law 3036, as amended. The Town of Ajax and the City of Pickering Page 2 - 27 Notion Road Land Use and Urban Design Study The south end of the Pickering podion of the Study Area is within the Mt- 4 zone Permitted use ore tne same as the "M1" zone except that no auto sew~ce snap, garage or residential uses are permitted, Within this zone, buildings must be set back a m~nimum cf 7.5 metres from the front tot line and a minimum of 12 metres from the rear lot line. 2.5 Transportation & Infrastructure Overview i'ffans Consulting Inc. transportation engineers prepared an assessment of the existing road neh'~ork. With the assistance of Ajax and Pickering staff, tine firm also provided an assessment of the various land use options from a transportation perspective. Notion Road is a boundaN, road, whose ~ig~t-of-way is owned by the City of Pickering. It is a bra lane road with an average dally traffic volume of 3500 vehicles, Picketing Parkway is also ~wo lanes and accommodates an average dailytraffic volume of 6,000 vehicles. With a capacity of 8,000 to ] 0,000 vehicles per day, significant reserve road capoci~/ is available to accommodate additional development within the Stud/ Area. In order to ensure adequate traff'.c capacity at intersections when new development is introduced, iTrans has recommended that all proposed developments that generate more than 200 peak hour vehicles within the area should be subject to a traffic impact study to determine if localized improvements are required. Currently, the soutlnerly two-thirds of Not~on Road is paved to full urban standards, with curds, catch basins, and sidewalks and a 10 metre pavement width The northerly third is substandard, paved to a rural cross section with open ditches, culverts and without sidewalks and a 7 metre pavement width. Under a t 999 agreement, the Town of Ajax is responsible for the maintenance and repair of Notion Road. The costs are shared equally between Ajax and Picketing. The Town of ~.la× and the City of Picketing Page 2 - 28 Notion Road Land Use and Urban Design Study Orchard Road is paved to urban standards, with curbs and catch basins. The road has recently been resurfaced through a partnership arrangement between the Town of Aiax and area landowners. Municipal sanitab' sewer and water services are available to accommodate significant additional development in the area. East of Notion Road, storm water flows to Duffins Creek in an uncontrolled manner, A stormwater management facility will be required to mitigate current flows, and to improve the quality of water entering Duffins Creek. The Town of Ajax and the City of Pickering Page 2 - 29 0,q5 Notion Road Land Use and Uroan Design Study 2.6 Consultation A broad public consultation program has been undertaken and this section prowaes a general overwev, of the comments received, 2.6.1 Residents' Associations [PACT/BECA~ Both PACT and BECA have expresseo, os their pnmar? concern, that the existing heavy industrio! uses should either be removed or relocated. Their concerns include the affects of noise, dust and inaustnol traffic, o deficiency in park space in the former A2 Planning Community south of Church Street, safer,/ concerns pertaining to heavy industrial uses, the poor image that this area conveys, and the potential affects of flooding on existing and potential new development. They have also questioned whether local byJaws or Certificates of Approval have been violated bt' existing industrial operations. PACT and BECA have also provided a land use option for evaluation within this Study, which is discussed in Section 4.4 of this Report. They suggest the introduction of ne,.,,' parkland in the Notion Road area. Although noise, appearance, dust and truck traffic were of most concern, interestingly, a number of business owner/operators had similar concerns that relate to the overall visual appearance of the Study Area. 2,6.2 Landowners' Interests Staff met the owners and business operators who nave indicated their satisfaction with their current location, and have no plans to relocate. Some have ~na~caTea tr:at well located heavy industrial lands (i.e. lands zoned to permit heavy industry) are at a premium. Other locations that permit these uses are difficult to find. The Town of Ajax and the Cib of Picketing Page 2 - 30 Notion Road Land Use and Urban Design Study 2.7 Overview of Planning Considerations The following summarizes the major planning considerations that will affect development and land use within the Study Area. These considerations have been applied to the various land use options introduced in Section 4 of this Report, for comparison purposes. 2.7.1 Primary Considerations The following matters are considered paramount in the development of a future direction for land use planning within the Study Area. Other issues are related to these primary considerations. 2.7.1.1 Land Use Compatibility There are land use compatibilih/ concerns belween existing heavy industry and residential uses, particularly to the west. Relatively recent residential development has encroached upon existing industries and the minimum distance separation criteria of the MaE. A primary consideration of this Study is to reconcile compatibility in a manner that recognizes the interests of all parties. Further, the current zoning within Ajax is valued by the existing operators, but is not supported by the surrounding communih/. 2.7.1.2 Flood Plain Matters The StudyArea is within a flood plain. Provincial and TRCA policies governing development within flood plains recognize existing land uses, but place restrictions on new uses. Flood proofing and protection against hazards from flood damage are factors affecting new development. Land use options will need to recognize the potential for flood hazards from significant storm events. In addition, each of the land use options should provide appropriate storm water management mechanisms to improve the quality of runoff to Duffins Creek. The Town of Ajax and the City of Picketing Page 2 - 31 Notion Road Land Use and Urban Design Study 2.7.1.3 Employment Land Base The Town of Ajax needs to protect its employment land base, while providing opportunities for aOditJonai employment in areas already designated for such purposes, Policy documents from the Iocoi and Regional levels speak to protecting and improving the v~aoility of existing employment areas. The Study Area is generally underutilized from an employment perspective, and current land use designations do not fully impiement the strategic employment objectives of the Aia~; Official Plan, 2.7.1,4 Environmental Protection ar'd Enhancement The Duffins Creek valley represents o natural asset and a large natural buffer between industrial uses and residential development in Aiax. Opportunities to protect and enhance the valley should be provided through public and private initiatives, and through the course of redevelopment. New land uses should be compatible with this environnnentat resource, and should not degrade the natural or ecological character of the valley system Improved connections should be provided from lanos within the Study Area and the surrounding area to tne valley, In addition, the possibility exists that lands within the Study Area may have been contaminated by existing or past industrial operations, This was experienced in Picketing having been discovered when lands were redeveloped for residential purposes to the west of the Study Area. 2,7,1,5 Landowners' Interests The current owners/operators have expressed no desire to relocate, The existing industrial uses pre-date the newer residential uses, and through progressive encroachment of newer residential uses, the effects of heavy industry are being felt by them as well, The Town of Ajax and the City of Picketing Page 2 - 32 095 2.7.2 Related Considerations The following considerations, although important, stem from the primary' considerations introduced above, and largely deal with land use compatibility, 2.7.2.1 Poor Imaqe The Study Area conveys a poor image in terms of the quality of buildings, the proliferation of open storage, substandard sections of street, overhead utility lines, lack of landscaping, fencing and screening. Improvements to public lands, open spaces and streets are required. The image and appearance of the area from Highway 401 needs to be improved, 2.7,2.2 Public Safety Concerns have been raised that the safety of local children is in question, due to of heavy truck traffic, open aggregate piles, and ease of access to existing unfenced industrial sites, Proposals for improvement must take safety concerns into consideration. 2.7.2.3 Parks and Open Space The local community has expressed the need for additional parkland in the area as a potential mechanism to improve its image and as a way to address a parkland shortfall. The need for additional open space was acknowledged in the Town of Ajax Parks and Recreation Master Plan, and Vision 2020. This need was based partly on a potential opportunity to acquire a significant parcel of land in the area [57 Notion Road}. However, the perceived need for a new park may be based more on a strategy to dislodge indust~ in the long term, rather than a need to accommodate local demand for such space. 2,7.2.4 Public Land A large invento~ of publicly owned lands are in the [owned by the TRCA, MTO and the Town of Ajax/. Public ownership of these lands provides some assurance that the environmental integrity of the Duffins Creek valley will continue, and potentially improve. Public control over Notion Road Land Use and Urban Design Study The Town of Ajax and the City of Picketing Page 2 - 33 Notion Road Land Use and Urban Design Study high profile land parcels (including tine south eas: corner of Notion Roao and Kingston Road by the Tov, n o~ Sjaxj provides a gooq opportunity to control development and implement the findings of this Study as deveiopments proceed, and through pubJic investment Tns Study makes the following assumptions: lands owned by MTO will Pe available for public use; The lands owned bv TRCA will remain under its ownership; The lands owned by Veridian Connections will remain under its ownership; The existing cemeteries, although not public, function as passive open space, and wile continue to function as such; The lands owned by the Town of Ajax will be deemed surplus and will be sold to private interests for development purposes, consistent with the objectives of this Study. 2.7,2.5 Traffic Future development of the area will need to be cognizant of the role of Notion Road and Picketing Parkway as Type C Arterials, Capacity exists within the existing road network to accommodate additional development. A future overpass of Highway 401 from Notion Road to Squires Beach Road is designated in each of the Area Municipal Official Plans, and the ReP, and would connect to additional employment lands to the south in Pickering, 2.7.3 Opportunities and Constraints There are various oppon~unifies and constraints that need to be considered before a more land use options can be considered. These opportunities and constraints are as follows: The To,vn of Ajax and the City of Picketing Page 2 - 34 100 Notion Road Land Use and Urban Design Study Opportunities There are relatively few land owners, with generally large parcels of land. Should these holdings be offered for development purposes, the potential for positive impact is very high; There are significant vacant land holdings on the west side of Notion Road which offer an opportunity to improve the interface between employment uses and residential uses; - Policies are already in place to improve the image of the area from Highway 401; The Duffins Creek valley provides significant opportunity for public uses along a natural "edge", including a larger municipal trail system; The Town of Ajax, the City of Picketing and local citizens are committed to improving the physical character of the area; - Existing cemeteries provide opportunities for historic connections to the area's past; - There is significant potential for improving the existing image of the Study Area. Constraints The image and streetscape quality of the Study Area is poor, due to such factors as unscreened outdoor storage areas, overhead utilities and inadequate buffering; Existing concerns related to public safety, ease of access to existing industrial establishments and lack of screening need to be addressed irrespective of development; The Study Area is relatively small and isolated from other industrial areas in Aiax and Pickering, which creates challenges in terms of the breadth of employment uses that can be supported; The Town of Ajax and the City of Picketing Page 2 - 35 Notion Road Lane Use and Urban Design Study The existing zoning by-law could a~iow existing comloatibility issues to worsen over time, un ess steps are taken to amend the current zoning - Significant new development will likely ta~,e place over a relatively lengthy time frame, Overview of Conditions A graphic illustration of the design opportunities, constraints and conditions is provided in Figure 23, on the following page. The Town of Ajax and the City of Picketing Page 2 - 36 ln2 r~ 3. Land Use O__pfions With all of the above interests and plann~,~ considerations in mind, a series of land use options were prepared in order to determine the appropriateness of each, and to hear public and agency responses on potential outcomes. The option selected as appropriate for Ajax will have direct implications on !and uses deemed appropriate for Picketing, since it is the Picketing lands that will represent the potential interface between the majorih, of the Study Area and 1he closest residential development Each of the options maintain the TRCA lands and other areas in the vicinity of Duffins Creek as an Environmental Protection Area, Each option also provides for a storm water management area in response to the reauirements of the TRCA, No land use change is proposed for the cemetery sites. A potential creek crossing is provided to the north of the existing dam, as recommended by Vision 2020. In order to introduce new land uses within the Study Area, a structure must be introduced in the form of roads or access driveways that will estabiisn a pattern around which new buildings may develop, Irrespective of land use, any proposed land use structure within the Study Area would be based on the following structuring principles: a pattern of lots and blocks to allow for the access and use of currently inaccessible, but potentially developable areas; - the pattern and character of develooment on both sides of Notion Road should be complementary; - the visibility and function of the Duffins Creek valley should be enhanced; - focal points, or points of entry should mark the area. These, and other principles, are outlined in Figure 24, on the following page. Notion Road Land Use and Urban Design Study The Town of Ajax and the City of Picketing Page 3 - 1 .L TOWN of AJAX CITY of PICKERING Pzgure #24 105 Notion Road Land Use and Urban Design Study 3.1 Option 1 - Industrial to Residential This option proposes tne removal of existing Jnaustna~ uses, and replacing them with resident~oi uses, as illustrated in Figure 25. This option would redesignate the Ajax portion of the Study Area from General Employment to o Residentia! designation. It would be subdivided into o series of residential blocks, with the intent of develoD~ng a new residential neighbourhood, as an extension of existing residential lands to the west. This option ~*~ould introduce seven new public roads, an expanded open space area associated with Duffins Creek, and would provide direct road frontage adjacent to the TRCA lands The Pickering portion of the Study Area would be redesignated from Urban Study Area to o Residential designation, It would also be developed wholly for residential purposes, without any additional public roads, New pedestrian path connections be~,,'een the existing neighbourhoods, Orchard Road cna o new east-west public road in Ajax would provide for new pedestrian links to the Duffins Creek valley, This option could provide for approximately 500 residential units, if developed at low densities. More units would be possible if, for example, the Notion Road frontage was developed at higher densities The Town of Ajax does not support the conversion of employment lands to non-employment uses. The Town's interests are to ensure that the long-term supply of employment lands is not jeopardized, as discussed ~n Section 2.3.1 of this Report. There needs to be a demonstrated need for the proposed non-employment generating land use. The Town of Ajax, through its Official Plan review and the Integrated Growth Management Study confirmed that the land use designations that allow for residential development are sufficient to accommodate projected residential demand for the next 20 years. Further, it has been confirmed that the existing inventory of employment lands in Ajax are required in order to achieve the population to employment ratio of 2 to 1, as r ', ~ ~' I~ I ~ Figure 25: Op~ion ~ - ~us?no~ ~o ~esidemtial The Town of Ajax and the City of Picketing Page 3 - 2 Notion Road Land Use and Urban Design Study provided for within the Region's and the Town's Official Plans. Such a proposal would not conform to the requirements of the ROP. The Region seeks to maximize the employment potential of designated Employment Areas. The TRCA has noted that the Special Policy Area requirements governing development in the Study Area do not contemplate extensive changes in land use considered under this option. Such a change would require a comprehensive strategy for permanent flood protection and major infrastructure improvements to remove the area from the Regional Storm Flood Plain. New residential development that would entirely replace existing employment uses would solve existing compatibility issues. This option would improve the image and public safety of the area. However, improvements can be made without the need for reducing the Town's employment land inventon/, or by putting new residents at risk through development in a floodplain. In addition, remediation could be necessan/ for the clean-up of potentially contaminated soils. Finally, there is little pressure for such a land use change in the area. Current industrial operations are viable, there is demonstrated demand for construction materials and products, and existing operators have no immediate plans to relocate. The area is viewed as stable and positive steps to improve the compatibility between industrial and residential uses can be explored in a manner that better accommodates the needs of all parties. Therefore, this option is not supported. The Town of Ajax and the City of Pickering Page 3 - 3 Notion Land Use and Urban Design Study 3.2 Option 2 - Status Quo This option generally reflects current condihons, and maintains existing land use permiss',ons, This apron aces not mean that no changes wouldoocur V, nieindustriai uses could remain, changes could occur tnrougin incremental improvement and implemenhng good urban design. Under this option tne physical appearance of the Study Area coud De ~mproved, but existing land use compatiDi!itv issues would not be addressed over the longer term, This option poses no concern from a flood plain planning perspective, as the existing uses are recognized by the TRCA Special Policy Area provisions, in terms of the Employment land base in A.lax, this option would represent a lost opportunily, The relatively Iow level of employment in the area would continue, and other areas of Ajax would remain under current pressure to accommodate the Town's and tine Region's employment obiectives. While the automotive land uses in Picketing would continue, new development could also be of an industrial or automotive nature and could lead to more incompatibilities. In addition, maintaining current zoning permissions could allow for more potentially incompatible uses to be introduced in the area. This option does however, recognize tine preferences of many of the existing land owners. This option is inconsistent with the direction of the Ajax Official Plan to designated high profile employment lands [such as lands along Highway 401 in the Study Area) for Prestige Employment purposes. This option also does not address, in any significant way, land use compatibility concerns or the public's concern from a safely or image perspective, It could also forego the potential for improvements to the Duffins Creek valley, Therefore, this option is not supported, Figure 26: Option 2 - Status Quo The Town of Ajax and the City of Picketing Page 3- 4 108 Notion Road Land Use and Urban Design Study 3.3 Option 3 - Evolution Toward Prestige Employment This option proposes an evolution towards Prestige Employment uses along the Notion Road and Highway 401 frontages, General Employment uses would be confined to the interior areas. This option reflects the general land use format of the Aiax Official Plan. Under this option, the previously mentioned pedestrian linkages to the residential neighbourhood in Pickering could be provided. A new local road could extend north from Orchard Road, and back to Notion Road to break up the large industrial land mass and to provide additional access opportunities, The road also provides an access point to the Duffins Creek valley, in the vicinity of a potential creek crossing. The area proposed for General Employment purposes would recognize General Employment uses to the rear of 57 Notion Road, and certain lands on the north side of Orchard Road including Mar-lyn Lumber, Blue Star Auto Refinishing and General Magnaplate. Lands that would be designated for Prestige Employment purposes would include the Lafarge properly, Custom Concrete, and all of the lands on the east side of Notion Road to the south and including, the Millwork Home Centre. From a compatibility perspective, the lands on the west side of Notion Road in Pickering would act as a buffer from Prestige Employment on the east side of Notion Road. In turn, this would represent a buffer to General Employment activities further east. Lands on the Pickering side of the Study Area would be designated for Commercial/Industrial/Institutional purposes. New development on the Picketing side of the Study Area would need to incorporate appropriate building setbacks, fencing, landscaping and land use permissions so as to render them compatible with existing residential uses. Prestige Employment uses along Notion Road and Highway 401 would act as a buffer from Figure 27: Option 3 - Evolution Toward Prestige Employment The Town of Ajax and the City of Pickering Page 3 - 5 _l.n9 N, otion Road Land Use and Urban Design Study surrounding residential and open space uses, However, compatibility issues could still persist, Heavy industry could still be a source of noise, oaour and dust for residential lands in Ajax and PicKeting This option would however, recognize the SPA oolicies of the TRCA, Conservation Authorily staff note t,hat altlnough this option would result in new development within the Regional Storm Flood Plain, the development would be generally consistent with existing uses, and would not introduce additional risk that could not be suppoded within the Special Policy Area framework This option does not detract from the employment land base of the Town of Ajax, Some intensification of employment uses would occur under this option, generafly along the Highway 401 and iJotion Road frontages, This option would be of concern to certain land owners, as certain heavy industrial activities would not be recognized, This is particularly true for the Lafarge lands at the south end of the Study Area, Although some elements of this option are appropriate, refinements are necessary to better deal with all of the primary considerations. For example, the industrial operators view their current zoning permissions as o~ractive, and do not want to be treated as legal non-conforming, necessitating minor variance approvals should they decide to expand. The prospect of "grandfathering" of existing uses under a new zoning regime was discussed, and is elaborated upon further in Option 5. The Town of Ajax and the City of Picketing Page 3 - 6 110 Notion Road Land Use and Urban Design Study 3.4 Option 4 - PACT/BECA Inspired Option This option was developed through discussions with PACT/BECA, the local citizens' group. Although this option reflects an evolution towards Prestige Employment uses, it also illustrates a park extending from Notion Road to the TRCA lands, with linkages to the Duffins Creek valley. The proposed park would occupy 57 Notion Road, which at the time of this Study, were for sale. This option would be based on the purchase of 57 Notion Road by the Town of Ajax, On the Picketing side of the Study Area, residential uses would be provided across from the proposed park, and adjacent to the Pickering Parkway frontage, The remaining lands in Picketing would be proposed for Commercial/Industrial/Institutional uses. The proposed park would form a '~vedge" between established industrial uses to the north and south. It was felt by PACT/BECA that this concept would serve as a catalyst for change, with the hopes of fulfilling a shortfall in neighbourhood park space in the former A2 Planning Area, south of Kingston Road, From a land use compatibility perspective, it was felt by Ajax and Picketing planning staff that active public use of the area could serve to magnify existing land use conflicts. As parks are considered a sensitive land use, such a use would not be in keeping with the MOE minimum distance separation requirements. On the Picketing side of the Study Area, compatibility issues adjacent to existing residential uses could improve. The new residential uses would act as a buffer between nearby prestige employment and adjacent residential uses, From a flood plain planning perspective, the TRCA notes that it would be prepared to review the option, under existing SPA criteria. It notes, however, that additional information would be required to determine if there is a need for a more comprehensive solution for flood protection. It is noted that the proposed park would take lands out of the Town's employment land inventor,, which runs Figure 28: Option 4 - PACT/BECA Inspired Option The Town of Ajax and the Cify of Pickering Page 3 - 7 Notion Road Land Use and Urban Design Study counter to Town and Regional policies to intensify employment on existing designated lands, From the perspective of environmental protection and enhancement, additional open space areas ~n oroximit¥ to Duffins Creek could represent an enwronmental benefit. The proposed park wouia be relativeiy removed from the former A2 Planning Area, being separated by the Duffins Creek valley, Furtlner, providing for significant park space within the Study Area could cause conflict between pedestrians and industrial traffic, From the perspective of landowner interests, the implications of a park in the centre of the Study Area may go relatively unnoticed in the immediate term, However, should the area become used for active ourposes, public complaints could result, due to near~v i~eavy industrial activities. This option is based on the Town of Ajax pUrChasing 57 Notion Road at an approximate cost of $3,000,000 (at $150,000 per acre), In addition, the costs of soil remediation, the cost of deve!oping parkland, fill requirements for storm water management and flood proofing for any buildings that may be required, the demolition of existing buildings and maintenance represent further costs to be assumed by the Town of Ajax. The Town's priorities for allocating taxpayer dollars for new significant public park facilities are currently in other areas of the Town, Therefore, this option is not supported, The Town of Aiax and the City of Picketing Page 3 - 8 112 Notion Road Land Use and Urban Design Study 3.5 Option 5 - Prestige Employment and Enhanced Open Space Corridor This option would envision the area evolving into a Prestige Employment Area, as is the case with Option 3, and proposes to redesignate the employment lands in Ajax to Prestige Employment, and the Study Area lands in Pickering to Mixed Employment. The difference from Option 3, is that a smaller park/open space area would be provided next to the Duffins Creek valley. A new road could extend northward from Orchard Road, to divide the larger land holdings, and to create additional road frontage for prestige employment uses, making better use of land. The proposed open space area is in proximity to a potential creek crossing linking to the future Duffins Creek trail. Although originally contemplated as a (+/- 5 acre) park as modified, this open space area would be better represented as a passive open space area sewing an environmental protection function in association with the creek. This "hybrid" option is illustrated in Figure 30. Figure 29: Option 5 - Prestige Employment with Enhanced Open Space Corridor In this option, current land use compatibility concerns can be addressed by placing restrictions on the nature of new employment activities to those of a prestige nature. Such uses would include light manufacturing, warehousing, wholesaling, research and development, offices and related uses. Such activities would occur in wholly enclosed buildings. As introduced in Option 3, while restrictions would be placed on new heavy industrial uses, existing uses would be recognized, in order to avoid the need for minor variance approvals should expansions be needed. Site plan approvals would still be required. This option addresses floodplain concerns by not placing any new residents at risk of floods from a catastrophic storm event. It would not necessitate comprehensive flood plain management techniques required by the TRCA. The option does however maintain the principle of employment uses that has historically occurred in the area. Figure 30: Option 5 Hybrid The Town of Ajax and the City of Pickering Page 3 - 9 11© Notion [Road Land Use and Urban Design Study This option protects the Town's emp~oymen~ cna base and could serve to make better use of the Stucv Area such uses, due to its characterist',cs of gooo access and frontage along Highway 401, It would provide opportunities to preserve and enhance the Duffins Creek valley, through an expanded open space area and improved habitat Through the development rewew process, steps con De undertaken to secure the valley lands and adjacent noTura! features under public ownership, On the Picketing side, Mixed Employment uses with adequate screening and buffering con serve as an adequate transitional use. In the long term, such an area could act as complementaryto the Prestige Emp!oyment uses proposed for the Ajax side of the Stud,..' Area. This option could also serve to protect the interests of existing owners through the recognition of existing uses, while allowing only new prestige employment activities as the area redevelops over time, This option addresses all of the Studys primary considerations and provides clear imorovemenTs o',e: the status quo. It addresses compatibilib matters, daws for improvements along the Highway 40i frontage, refiec~s flood plain constraints, addresses landowner ~nterests, and does not place additional burden on communir,v facilities, services or taxpayers. Therefore, Option 5 [Hybrid) is supported, The Town o' Ajax and the Ciiy of Picketing Page 3 - 1 0 114 Notion Road Land Use and Urban Design Study 3.6 Evaluation Summary An evaluation of the five options reveals that Option 5 - Prestige Employment with Enhanced Open Space Corridor is the preferred option, This option provides the best balance between the competing objectives of improving land use compatibility, recognizing the constraints of the flood plain, protecting employment Jands, protecting and enhancing the environment and recognizing landowners' interests. A summary of this evaluation is provided within Table 2. Option 5 represents the land use option upon which implementing official plan policies, zoning regulations, urban design guidelines and other staff recommendations will be based, Table 2: Evaluation Summary Using Primary Planning Considerations Options Considerations 1 2 3 4 5 Land Use · o · o · Compatibility Flood Plain o · · · · Planning Protection of o · · o · Employment Lands Environmenta', · o · · · Protection and Enhancement Landowners' o · o o · Interests Overall o o · o · o Not Preferred · Positive · Optimal The Town of Ajax and the City of Pickering Page 3 - 11 4. Urban Desigp_ Guidelines The Study Area and its surroundings evolved from an historic settlement at Picketing Viiiage, with the progressive post-war development of industrial and related uses within the Study Area, More recently, residential uses were introduced at the E)eriE)heB/of the Study Area. The introduction of tnese newer uses, coupled with the spectre of o new waste transfer station at 57 Notion Road inas brought public attention to conflicts between heavy inaustq/ and residential development in the area, and has raised concerns about what the future holds for the Study Area 4.1 Vision Statement Through new development, redevelosment, private investment in properties and partnerships with public agencies including the Town of Aiax and the City of Picketing, it is proposed that the Notion Road area will evolve over time to become a prestige employment area, that values better use of existing sites, and is more compatible with the existing residential context. Within Ajax, it is the Town's obiective to protect the employment land base, make the area more attractive so as to promote additional investment, and establish land use principles to provide for new higher profile employment uses that can co-exist with heavy industry, Within Pickering, it is the City's objective to allow land uses that will allow for new development that will be compatible with existing industrial uses to the east, and provides for a positive fit with the existing residential lands to the west. 1 1S Notion Road Lane Use and Urban Design Study Notion Road Land Use and Urban Design Study 4.2 Guiding Principles The following principles have been introduced as mechanisms to guide the course of physical improvements in the Study Area: To the extent possible, new buildings and additions should be directed to areas where they can provide the most visible physical improvement [along Notion Road and along Highway 401 ); Vehicular access points and parking should be designed to accommodate the needs of industry and business, and should contribute to the evolving prestige character of the area, while not adversely affecting existing residential uses; Public safety should be addressed through improved lighting, fencing, access restrictions, screening and enclosure of industrial functions; - The streetscape of Notion Road should be unified through landscaping and building placement; - Opportunities should be provided for pedestrians to access the Duffins Creek valley; Generous landscape strips and features should be provided along Notion Road and along the western edge of the Study Area as a way to mitigate compatibility issues; Provisions should be made for "gateways" atthe north and south ends of Notion Road, to mark municipal entry points and to establish a sense of identity and profile to the Study Area; - Any new roads should sene to open up strategic areas to appropriate new development; Materials and equipment storage and servicing functions for existing uses should be appropriately screened. Outdoor storage is not appropriate along Notion Road. The Town of Ajax and the City of Pickering Page 4 - 2 1 1'? Notion Road Land Use and Urban Design Study 4.3 The Guidelines Urban design guidelines are intended to help developers and the public understand the intent of the municipality, while ensuring that those who review development applications clearly understand the design objectives they are tn/lng to achieve, Urban design guidelines also provide direction for public sector improvements, that will require budget allocations in order that they may be realized. These guidelines were prepared by Brook L,vllroy Inc., and Ajax and Pickering planning staff. 4.3.1 Roads and Frontaq~_~ Roads within the Study Area should provide for a safe and efficient circulation pallern that accommodates the needs of business, Property frontages adjacent to roads should be unified through the use of standard treatments for landscape strips, street trees, building setbacks, and qualily of building materials. Landscaping and grading should be designec to contribute to the eventual image of Noton ,Road as an employment parkway; Buildings should be set back a minimum of 6 m [30 ft,) and a maximum of 26 m (85 ft,) from the street line of Notion Road, This will allow for appropriate parking areas adjacent to the street so as to accommodate the needs of business, if necessan/, while ensuring that the future visual character of the area is relatively consistent, This will also allow buildings to approach the street while maintaining an overall landscaped character; For existing, non-prestige industrial lots with less than 50 metres frontage, joint access easements should be uses to maximize landscaped area. Access points to smaller properties should be consolidated wherever possible. Landscaped traffic islands should be used to identify main driveways, and subdivide large parking areas adjacent to the street; Figure Proposed streetscape improvements for Notion Road The Town of Ajax and the City of Pickering Page 4 - 3 118 Notion Road Land Use and Urban Design Study A continuous landscaped connection should be provided between the building and the street, for at least 25% of the site frontage. Ideally, such landscaped areas should provide a direct connection to the priman/entrance of the building. Public safety should be improved by encouraging pedestrian activity in areas designed to accommodate pedestrians. Appropriate actions would include providing well lit and maintained sidewalks, clear and identifiable pedestrian paths, and clearly marked public spaces. "Fence-hopping", and unrestricted access to areas of industrial activity should be discouraged through building placement, and provisions for appropriate landscaped buffers along the western extreme of the Study Area; Main entrances to buildings should be emphasized through canopies, awnings and other architectural details, Entrances should be prominent and should be coordinated with on-site pedestrian walkways; Blank, or single material facades that extend the entire length of the building should not be permitted. Instead, large facades should be divided through a combination of windows, projections, entrances, architectural detailing, materials and colours, Display areas for new products manufactured in the area may be permitted provided it is designed in a manner that is integrated with the landscape design of the front yard; Windows should face the street or other public area, and should encompass a significant percentage of the street elevation; A minimum boulevard width of 6.0 m {20 ft.} should be provided at the street front of buildings along Notion Road, Orchard Road and other local roads, which will allow sufficient space for underground facilities, while improving the face of public streets; In all cases, rooftop mechanical equipment is to be screened; NEW LOCAL ROAD Typical Streetscape Plan and Section Figure 32: Proposed Local Streetscape Section The Town of Ajax and the City of Pickering Page 4 - 4 Notion Road Land Use and Urban Design Study Large, unbroken parking areas should be avoided Landscaping should be used to define smaller parking areas, and should be proportionate to the size of the parking area', Double rows of trees should be plonted a!ong Notion Road, to create a locally distinct streetscape ~mage while having the effect of encouraging pedestrian traffic and masking existing industry; Tree species should be used consistently within landscape strips, should be Iow maintenance, and pollution tolerant; - Service areas should be screened from public view; Outdoor storage areas for existing uses should be restricted to areas well distant from the street line, In this regard, a 60 m (200 ft.) distance from the street line is appropriate. 4.3.2 Gateway~ Gateways, or clear and identifiable points of entry, should be provided atthe north and south ends of Notion Road to mark entry into the area and to signal the municipal boundary between Ajax and Picketing. In general, gateways should be provided with an upgraded standard of building treatment, landscapng, paving and materials, Gateway buildings should be designed as prominent visual foci. Vertical elements such as towers or prominent roof peaks should be used to mark their location; - Signage should be used at gateway locations to identity and visually unity both ends of Notion Road; Corner buildings should be located between 3m and 6m of the street line, at a minimum height of two storeys in order to reinforce their role as focal points, Pedestrian entrances should be located adjacent to the street corner; The Town of Ajax and the City of Picketing Page 4 - 5 Notion Road Land Use and Urban Design Study At the north gateway, treatments should reflect the architectural and historic character of Picketing Village; Gateway elements should be located on both sides of Notion Road and should include upgraded landscape elements. 4.3.3 ~ace Edcles Open spaces associated with Duffins Creek should offer more intensive use and public enjoyment of the area through connections to the surrounding communih/and investments in a recreational trail. Buffer treatments between open spaces and adjacent development should be provided through landscaping treatments and building setbacks; - Open space areas should be accessible from public roads; Vehicular access to open space areas should be restricted to access parking areas and for maintenance purposes', Stormwater management facilities, when required, should be integrated with the overall open space network, and should complement surrounding development; Side yard landscape strips between neighbouring properties should be a minimum of 6.0 m [3.0 metres on each property), for vegetation, fencing and snow storage. 4.3.4 Paths - Recreational trails should be aligned along streets, the east side of Duffins Creek and open space areas; Strong pathway connections should be to, and through, open space areas and adjacent local streets; - Paths should lead to Notion Road; TYPICAL PLAN/ELEVATION AT HIGHWAY 401 (East of Nolion Rood) Figure 33: Illustration of Improvements along the Highway 401 Frontage The Town of Ajax and the City of Pickering Page 4 - 6 Notion Road Land Use and Urban Design Study - Paths should connect to the edges of storm water management areas, where appropriate, 4.4 Demonstration Plan A demonstration plan has been prepared which incorporates the above urban design principles, It incorporates the enhancement of the Two ex~sting cemeteries, establishes pedestrian linkages to Puffins Creek that tie into a larger trail system, provides for a 20 metre distance separation along Highv.,a~' 401 and gateways. A demonstration plan, illustrating the principles aiscussed within this report is provided in Figure 34 on the fo'dawing page. The Town of Ajax and the City of Picketing Page 4 - 7 TOWN of AJAX CITY of PICKERING F:Lguz:e Notion Road Land Use and Urban Design Study 5. Proposed Official Plan Policies While it is through the approva! of development applications that municipalities have an opportunity to work with private interests to implement the desired changes for an area, Councils may also work independently to provide improvements. The following policies establish opportunities for change that will lead to appropriate development in the Notion Road Study Area that is more compatible with its surround ngs. This would include measures to improve the resident al.,em~ oyment interface on the east and west sides of the Study Area. 5.1 Proposed Amendment to the Ajax Official Plan It is recommended that the Town of Ajax Official Plan be amended as follows: That Schedule A (Land Use) to the Town of Ajax Official Plan is hereby amended by reaesignating the lands as indicated in Figure 36. 2. That the policies within Section 2.5.7, "Employment Policy Area 1" be replaced with the following: 2.5.7 ~ment Policy_Area 1 a) Notwithstanding the Prestige Employment designation for the lands identified as Emn)!oyment Policy Area 1 south of Kingston Road east of Notion Road, Council recognizes that heavy industrial uses have been established for a number of years and contribute to the Town's economic base. Accordingly, asphalt and aggregate operations, lumber yards, open storage activities and machinery and equipment establishments in operation as of May 14, 2001 may continue. Expansons to these existing non-prestige employment uses shall be subject to the following requirements: Expansions beyond 25% of the existing floor area as of May 14, 2001 shall only be permitted by amendment to this Plan; ii All expansion proposals will be evaluated based ~EUER~v EMmI.?V~dENT TC NRFJST,GE EL~PLC, r MEN~ Figure 36: Proposed Amendment to the Town of Aiax Official Pian (Schedule A) The Town of Ajax and the City of Picketing Page 5 - 1 lO4 b~ c] d~ e~ Notion Road Land Use and Urban Design Study on compatibility with the surrounding context. In this regard, applicants shall provide information indicating that impacts from noise, odour and dust will be mitigated, to the satisfaction of the Town of Ajax; iii New buildings shall be appropriately screened from view adjacent to the cemetery at the south end of Notion Road and along the Duffins Creek valley. Such requirements will be subject to topographical constraints, and shall be implemented as a condition of site plan approval. New development within this area will be subiect to the urban design policies within Section 3,1 of this Plan, the Special Policy Area policies within Section 5,5 of this Plan, and the Prestige Employment policies within Section 2.5.3, to the extent that the Prestige Employment policies are not in conflict with Section 5,5, New development at the intersections of Notion Road, Kingston Road and Pickering Parkway will contribute to the establishment of gateways. The Town shall establish urban design guidelines to gulde the evaluation of private development applications. The urban design guidelines will establish design details pertaining to gateways, improving the Highway 401 frontage and improving the existing interface with the surrounding communities. The Town of Ajax acknowledges the need to provide for a new stormwater management facility on Consen/ation Authority lands at the eastern end of Orchard Road. To this end, the Town of Ajax shall where feasible investigate and evaluate opportunities to partner with the Conservation Authority to establish such a facility. Participation from development proponents shall be sought to contribute to the establishment of such an area as a condition of development approval. Future employment uses in proximity to valley systems shall be sensitive to their environmental function. Lands within 50 metres of the Environmental The Town of Aiox and the City of Picketing Page 5 - 2 195 Notion ~oad Land Use and Urban Design Study Protection designation shall be subjeCT TO tne provisions of Section 2,2,2 of this P~an Fudner appropriate mitigating measures, whch mav include building setback requirements, shal be included ~n the implementing zoning and through the evaiuatiom of development proposals, 5.1.1 Effect of Proposed Aiax Policy Chan~qes Through the redesignation of the maiority of the Study Area from General Employment to Prestige Employment, a number of additional employment uses will be permitted, while the range of heavy industriai uses will be strictly limited to those that currently exist The additional employment uses that would be permitted under the Prestige Employment designation ~nclude automobile dealerships; financial institutions; restaurants; personal sen/ice establishments; athletic clubs; private recreational facilities; convention facilities; and hotels and motels and uses accessory to hotels and motels, This range of uses could, over time, address existing land use compatibility issues, Alt new manufacturing use will be reduired to take Dlace in a wholly enclosed building (whereas in the General Employment designation, outdoor storage is permitted to a maximum of 50% of the site area), Any development or redevelopment within this area must have regard to the Special PolicyArea policies which place limitations on the types of uses which may be permitted, the types of materials that may be stored on site, and fioodproofing requirements, The proposed expansion to the Environmental Protection designation is intended to delineate the existing physical extent of the Duffins Creek valley, The Town of Aiax should, in its consideration of any development application, pursue opportunities in consultation with the TRCA to improve the terrestrial habitat of the Duffins Creek valley through clean-up and reforestation, and will seek to secure pedestrian connections from residential areas west of I~otion Road to Orchard Road. The Town of A!ox and the City of Picketing Page 5 - 3 Notion Road Land Use and Urban Design Study The Town of Aiax should also work with the TRCA to construct a storm water management facility on the TRCA lands south of Orchard Road. This facility should be designed to provide access to a future trail within the Duffins Creek valley. The Town of Ajax should establish a working group with the priman/ industrial operators in the Study Area to encourage land stewardship as part of existing industrial practices. The Town of Ajax should encourage on-site best management practices pertaining to such matters as dust suppression. The Town should also meet with the operators in an effort to secure on-site improvements including screening of operations, berming, fencing and landscaping. The Town will encourage the burial of overhead utilities as development in the area progresses, The Town of Ajax should explore external sources of funding as a mechanism to secure physical. improvements on the east side of Notion Road. The Town of Ajax should take steps to market lands under its ownership at the southeast corner of Kingston Road and Notion Road to private interests, consistent with the Commercial Mixed Use designation, and the Notion Road Urban Design Guidelines. Sufficient funds should be allocated to complete the trail system along the east side of Duffins Creek in accordance with the recommendations contained in the Bicycle and Leisure Trail Plan. Prior to the construction of the trail between Highway 401 and Kingston Road, the Town will identify further opportunities to enhance the Duffins Creek corridor. The Town of Ajax and the City of Picketing Page 5 - 4 5.2 Proposed Amendment to the Pickering Official Plan The City of Pickering ~s recommending the following changes to its Official Plan: 127 Notion Road Land Use and Urban Design Study That the lands within tlne Study Area, west of Notion Road belween Kingston Road and PickerJng Parkway be redeslgnated from "Urban Study Area" to "Mixed Employment" on Schedule 1, the Land Use Structure Map, That Policy 3.17 - Urban Study Area for the Notion Road Industrial Area be deleted; That the Description for tine v'il~age Neighbourhood be amended by: Ii) adding an informational revision that Neighbourhood: East this (ii) amending Map 19 for Neighbourhood 9: Village East by adding a boundary for the Detailed Review Area and shading the area indicating that it is a detailed review area for which Councii has adopted urban design guidelines in tine Compendium to the Official Plan; Thatthe following additional policies be added to the Village East Neighbourhood policy as follows: "I 1,1 1 City Council shall: Id] recognize the transitional location of the lands on the west side of Notion Road between Iow density The Town of Ajax and the City of Pickering Page 5 - 5 "City Council has adopted the "Noton Road Urban Design Guidelines" which guidelines apply to the detailed review area on the west side of Notion Road, between Picketing Parkway and Kingston Road;" "Has three Detailed Review Areas within its boundary including,, ,(iii)lands on the west side of Notion Road between Picketing Parkway and Kingston Road; 178 Notion Road Land Use and Urban Design Study 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: supporting improved public infrastructure such as upgraded urban standard paving, sidewalks, street planting, boulevard treatments, gateway treatments, transit facilities and burying electrical wiring; and, - support an improved stormwater treatment pond in Ajax, If) 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 Pickering 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 The Town of Ajax and the City of Pickering Page 5 - 6 Notion Road Land Use and Urban Design Study west side of Notion Road; [iit 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 and noise abatement forthe existing residential d~ellings; (iii) provision of loading and sen'ice areas at ttne 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) prowsions for landscaped treatment along Notion Road to screen parking areas, loading areas and service areas from Notion Road in order to establish an a2ractive I]otion Road streetscape; (vi) provision of screening for rooftop mechanical equipment so that it is not visible from residential dwellings to the west or from Notion Road," 5.3 Other Picketing Recommendations The City of Picketing will explore cost sharing witn Ajax for the urbanization of the north portion of Notion Road, special corner treatments at intersections and upgraded boulevard treatments including street treesand the burial of underground wiring, The Cib will consider partnering on the costs of a stormwater quality pond in Ajax on a proportionate basis. The City will support the formation of a community/industry liaison committee to address compatibility issues. The City will also request that the Town of Ajax amend its noise by-law to permit the investigation of complaints by Picketing residents of noise from Ajax sources. The Town of A/ax and tine City of Pickering Page 5 - 7 130 Notion Road Land Use and Urban Design Study 6. Implementin~ The following zoning changes are recommended. 6.1 Town of Ajax Zoning Recommendations The Town of Ajax recommends that the current Heavy industrial (M3] zoning within the Study Area be changed to Prestige Industrial (M1), with Exceptions. In addition, other compatible land uses that have been included in other employment areas adjacent to Highway 401 would be permitted. The land owners in the Study Area would also be permitted by exception, to continue operating their existing permitted industrial uses on their lands, which were in place as of the date of passage of the amending by-law. These uses are as follows: Address 87 Notion Rd 57A Notion Rd 83 Orchard Rd 109 Orchard Rd 759 Kingston Rd W 91 Notion Rd 92B Orchard Rd 100 Orchard Rd 19 Notion Rd 77 Orchard Rd 78 Orchard Rd 92A Orchard Rd Land Use Permitted by Exception concrete batching, mixing/ products manufacturing plant concrete hatching, mixing/ products manufacturing plant concrete hatching, mixing/ products manufacturing plant concrete hatching, mixing/ products manufacturing plant public garage with open storage lumber yard with open storage lumber yard with open storage lumber yard with open storage warehousing with open storage warehousing with open storage machinery & equipment establishment for sales, service and rental with open storage machinery and equipment establishment for sales, service and rental with open storage The Town of Ajax and the City of Picketing Page 6 - 1 Notion Road Land Use and Urban Design Study Address 72 Orchard Rd 71 Orchard Rd 777 Kingston Rd W 39 Notion Rd Land Use Permitted by Exceptiop machinery and e~uiDq~er'* establishment for sales, sercce rental with ooen storage machinery and eau p'~-ent establishment for soles, serv ce OhO rental with open storage fuel storage supply yard open storage use of goods o' materials; machinery and equipment establishment fo' so~es, service and rental In addition to the performance standards identified above, the following standards would appiv to nea'v¥ industrial uses permitted by Exception: - no outdoor storage shall be located in front of o building or closer than 60 m from the front lot line', the outdoor storage of aggregates, n association with a concrete plant or asphalt plant shall not exceed 8 m in height; other than machinery, equipment and aggregates, outdoor storage shall not exceed 3 m in height, the exception of any outdoor storage in a rear varo behind a building which shall not exceed 5 m ~n height; all outdoor storage areas snail be designed and maintained with proper drainage facilities and to suppress dust generation, The Notion Road Urban Design Guidelines provided within Section 4, and the existing Qualitative Control provisions within the Town of Ajax Zoning By-law 35-77, as amended, would be applied where possible through future development applications. Qualitative Control provisions require among other matters, the following: upgraded building materials to be used in the construction of structures, minimum landscape strips in the front and exterior side yards, minimum building setbacks, etc. The Town of Ajax and the Cily of Pickering Page 6 - 2 Notion Road Land Use and Urban Design Study Permitted uses in the Prestige Industrial [MI) Zone include the following: any manufacturing or industrial use, which is contained within a wholly enclosed structure and which is not an obnoxious use; office for business or professional use; warehousing and storage in wholly enclosed buildings; a financial institution or bank; eating establishment; motor vehicle sales establishment; retail store or service shop if accesson/and incidental to a use permitted in the "M1" Zone on the same lot; club, lodge, union hall or place of public assembly; funeral home; accessory buildings. Additional land use permissions within the current Prestige industrial [M1) Zone include: auditorium or banquet hall; health club; indoor recreational establishments; corporate office; personal service shop; research and development facilities; distribution centre; convention centre; private recreational facility; showroom, and/or retail/wholesale sale of products manufactured, processed or assembled on the premises [not to exceed 20% of the total gross floor area of the building), The following uses would be prohibited: elementary school; day care centre; hospital; nursing home; senior citizens housing; a home for the physically or mentally handicapped; other child care; or residential care facility; an automobile service station or any development which includes the storage, handling, production or use of a chemical, flammable, explosive, toxic, corrosive, or other dangerous material and the treatment, collection or disposal of sewage; a building or structure directly related to the distribution and delivery of an essential or emergency public service including police, fire, ambulance and electric power transmission, garbage sorting station, recycling depot, or any similar waste management operation. Additional Performance Standards within the Prestige Industrial [M1) Zone would include: min. landscape strip adjacent to Highway 401 of 20m. Buildings may encroach into the landscape strip provided no loading, servicing, storage may be permitted behveen the building and Highway 401. Figure 37: Proposed Amendment to the Town of Ajax Zoning By-law The Town of Ajax and the City of Pickering Page 6 - 3 1, 3 Notion Road Land Use and Urban Design Study - min. landscape strip adjacent to Notion and O~chard Road of 6 m', - min. landscape strip adjacent the G Zone of 6 m; - min. interior side and rear yard landscaped strips of 4.,5 m; - min. building setback to the G Zone of 6 m; - min. front and exterior side yard of 4,5 m; - max. lot coverage of 40%; - min. percentage of landscaping on any lot of10%; where surface parking areas of neighbouring properties abut in the side or rear yards, minimum landscape strip of 6 m; loading and service areas shall be located in the rear or side yard and shall be screened from public view through architectural screening, landscape buffering, berming or a combination of these treatments~ 6.2 Pickering Zoning Recommendations The City of Picketing recommends that Zoning By-law 3036, as amended, be further amended to rezone ali Pickering lands within the Notion Road Study Area to implement the following objectives: Uses Permitted shall include bakery, business office, club, commercial club, commercial school, commercial-recreational establishment, convenience store, dry cleaning depot, dry cleaning establishment, financial institution, food preparation plant, tight machineryand 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, prinhng establishment, professional office, restaurant, rental establishment, sales outlet, scientific, medical or research laboratory, and warehouse. The Town of Ajax and the City of Picketing Page 6 - 4 Notion Road Land Use and Urban Design Study Any vehicle repair shop, or vehicle sales or rental establishment existing on the date that this amendment comes into force shall be a permitted use. Outdoor storage shall not be permitted, Height of buildings shall be limited to 12 metres. Minimum yard requirements: front 7.5 metres rear 1 2 metres side yards 4.5 metres [with parking, loading and service uses permitted in the side yards) In addition, a landscaped strip of plantings, fencing and/or berms shall be required along the west properly line to provide visual screening and noise abatement for existing residential dwellings', A landscaped strip shall be required in the front yard to screen parking, loading and service areas from Notion Road; Loading and service areas shall not be located in the rear yard unless buffered to provide an adequate noise abatement for the existing residential dwellings. The Town of Aiax and the City of Picketing Page 6 - 5 Appendix 1 - List of Employment Uses 135 Name of Establishment DUFFERIN AGGREGATES AJAX AUTO COMPOUND CUSTOM CONCRETE LTD. LAFARGE CONS1RUCTION MATERIALS AQUABLAST/H&RRISON MIJIR GENERAL MAGNAPLATE CANADA LTD THE INNOVATIVE GROUP POLLARD ENTERPRISES LTD BLUE STAR AUTO REFINISHING MAR-LYN LUMBER SALES K&K SALVAGE ACTIVE MACHINERY MOVERS INC INNOCON INC. MASTER HALCO VERIDIAN CONNECTIONS INDUS'iRIAL PROPANE INC, CORE RENTALS MILLWORK HOME CENTRE HILLSIDE AUTO SALES INDUSTRIAL PROPANE INC, APNA CAR SALES ACE APPLIANCE PARTS CLEARLIGHT VISUAL COMMUNICATIONS Address Type of Use Town of Ajax 109 Notion Rd 91 Notion Rd 83 Orchard Rd $30rcnaro r~c 77 C'rchord Rd 72 O,'cna:d Rd 7~2 'Orchard Rd 777 K ngstoy, Rd 777 K~no~soq Rd 777 K;ngston Rd 777 Kings;on Rd 777 Kingston Rd k'.OnufSO'U,er Cf reoo', r~lx concrete Manufcc'u'er of no' m~xed asphalt 2 and aggregate o~ont High p~essure cieonlng/vacuuming 5 & ~nausmo Monufoc}u:er o~ ~eta{ coatings 20 Manufoc-urer & Ostr astor of road 30 maintena'ce Roofing con~ractor5 40 Automct ,'eref n~sh ng Salvage ,~s~s 10 Pub,Jc Ga:a? 2 Mcno'ocTbrer of reas',' m~x concrete 4 ~ence '~anufac}u~er 20 Fue. sto~oge supo~v './old 1 Rental E ss? o' ~os~en/& 2 eou 0 FT' ~ ~t Builaing su~p~,, ~c es 37 Aufo saies Propone so,es Auto 5o,es Applionce po~s sc~es 1 Video prooucdon & ouohcaton 3 Employees Name of Establishment RELOCATABLES J,W, BURTON ROOFING LTD. LEHMAN MOTORS GROUP PICKERING AUTO BODY CERTIFIED HEATING CO, DECOR MANAGEMENT NOTION AUTO BODY N.B,C. AUTOMOTIVE FARO SODDING LTD EASTERN TIRE SERVICE Address Type of Use City af Pickering 1984 Notion Rd 1976 Notion Rd 1970 Notion Rd 1968 Notion Rd 1964 Notion Rd 1958 Notion Rd 1954 Notion Rd 1950 Notion Rd 1948 Notion Rd 759 Kingston Rd Building mover Roofing installer Auto sales Auto repair Heating & air conditioning repairs & service Manufacturing~distribution of souvenirs Plumbing supply distribution Repossession & liquidations Landscaping Tire service Employees 1 2 1 4 25 6 1 4 4 8 References Ajax Historical Board, A Town Called Ajax MacDonald, Archie (ed.), 1995, Town of Aiax, Business Director/, 2000, Town of Ajax. Inte.qrated Growth Manaqement Study, July, 1998, Town of Ajax, Office Consolidation of the District Plan of tlne Town of Ajax Planninq Area, Jui~, ] 994. Town of Ajax, Official Plan, November 30, Consolidation. Town of Ajax. Site Plan Approval Manual, December, 2000, Town of Ajax, Zonin.q By law 35-77, as amended, Town of Ajax. Lon~ Ran,qe Capital Forecast, 2000- 2009. December 9, 1999, Brook Mcllroy Planning and Urban Design [formerly Cochrane Brook Planning and Urban Designl Draft Notion Road Land Use and Urban Desi.qn Study, April, 2000, Hough Woodland Naylor Dance Leinster. Ajax Inte,qrated Ecological Study, Inventory Report, March, 1999. Hough Woodland Naylor Dance Leinster and SRM Associates. The Town of Aiax Vision 2020 - A Bicycle and Leisure Trail System Plan. December, 2000, iTrans Consulting. Transportation Assessment of Land Use Options - Notion Road, April 5, 2001, J. H. Beers and Company. An Illustrated Historical Atlas of the County of Ontario, Toronto, t 877, Regional Municipality of Durham, Official Plan, June 30, 2000 Office Consolidation, Ontario Ministry of the Environment, Guide!ine D-6: Compatibility Belween Industrial Facilities and Sensitive Land Uses. July, 1995, Province of Ontario. Provincial Policy Statement, Revised February 1, 1997, 138 City of Pickering. Official Plan and Compendium Document. February, 1998. City of Picketing. Zonin.q By-law 3036, as amended. Toronto and Region Consen/ation Authority, Duffins Creek - State of the Watershed Report. March 24, 2001. APPENDIX II TO REPORT NUMBER PD 20-01 PROPOSED AMENDMENTS TO THE PICKERING OFFICIAL PLAN FOR THE NOTION ROAD AREA 140 PROPOSED AMENDMENT TO THE CITY OF PICKERING OFFICIAL PLAN PROPOSED PURPOSE: LOCATION: PROPOSED BASIS: The purpose of the amendment is replace the Urban Study Area designation along Notion Road with a Mixed Employment designation on Schedule I - Land Use Structure, delete the related Urban Study Area: Notion Road Industrial 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. The Notion Road Land Use and Urban Design Study has been completed 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 located on the Ajax lands, and the surrounding newer residential development. 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 pride of current ownerships, in partnership with City and Town infrastructure investment. The Land Use objective for Pickering 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. Prestige Employment uses are recommended with existing heavy industries permitted to remain and expand in a limited manner subject to criteria. PROPOSED AMENDMENT: The Picketing Official Plan be amended by: 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. 2. Deleting policy 3.17 - Urban Study Area: Notion Road Industrial Area, which policy currently reads as follows: 3.17 Town Council shall recognize as an Urban Study Area on Schedule I, lands located south of Kingston Road, along Notion Road, opposite an industrial area in Ajax, and, (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, Appendix II to Report Number PD 20-01 Proposed Amendment to the Picketing Official Plan Page 2 o (i) is consistent with the goals, objectives and general purpose and intent of this Plan; and (ii) is compatible with the surrounding area given the arca's location between residential lands in Picketing, and industrial lands in Ajax; and (iii) considering the results of the above study, shall establish, by amendment to this Plan, appropriate land use designations and policies." Adding ne~' policies to section 11.11 - I?llage East NeighbourhoodPolicies, as follo~'s: 11.11 City Council shall: (a) (b) (c) (d) (c) recognize thc 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 heaxw industn- 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 betxveen existing residential, and existing and new employment uses established in Pickering adjacent to Notion Road; (ii) provide more direct accessibility for pedestrians from thc residential areas west of Notion Road to the Duffins Creek valley to the east; and, generally upgrade the qualin.- of the area by, © supporting improved public infrastructure such as upgraded urban standard paving, sidewalks, street planting, boulevard treatments, gateway treatments, transit facilities and burying electrical wiring; and, supportin~ 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 wSthin 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 Pickering and industrial lands in (iii) Appendix II to Report Number PD 20-01 Proposed Amendment to the Picketing Official Plan Page 3 (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 propert).' lines to contain fencing, plantings and/or berms in order to provide adequate visual screening and noise abatement 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 ~uffering 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: INTERPRETATION: 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 provisions set forth in the Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. Cross Reference Notion Road Land Use and Urban Design Study Proposed City-Initiated Official plan Amendment Part of Lot 17, Concession 1 (west side of Notion Road, south of Kingston Road, north of Picketing Parkway) May, 2001 SCttEDL~LE 'A' 1~3 REDESIGNATE FROM "OTHER DESIGNATIONS-URBAN STUDY AREA" TO "EMPLOYMENT AREAS-MIXED EMPLOYMENT" ,BAYLY SCHEDULE I TO THE PICKERING OFFICIAL PLAN OPEN SPACE SYSTEM I~kND USE STRUCqlYRE EMPLO'rMENT A~E~% FREEWAYS AND MAJOR' UTILITIES 144 APPENDIX III TO REPORT NUMBER PD 20-01 PROPOSED AMENDMENTS TO ZONING BY-LAW 3036 FOR THE NOTION ROAD AREA That Zoning By-law 3036, as amended, be further amended to rezone all Pickering lands within the Notion Road Study Area to implement the following objectives: Uses Permitted shall include: · 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; · 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; · Waste transfer or management facilities; Outdoor storage; Other Provisions: · Maximum Building Height: 12 metres; · Minimum Yard Requirements: Front: 7.5 metres; Rear: 12 metres; Side: 4.5 metres; · Parking, loading and service uses permitted in the side yard; · A 3-metre landscaped strip for plantings, fencing and/or berms shall be required along the west property line to provide visual screening and noise mitigation for existing residential dwellings; · A 5-metre landscaped strip shall be required in the front yard to screen parking, loading and service areas from Notion Road; · 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. 1 z~ 5 APPENDIX IV TO REPORT NUMBER PD 20-01 PROPOSED DEVELOPMENT GUIDELINES FOR THE NOTION ROAD AREA OF THE VILLAGE EAST NEIGHBOURHOOD 146 Notion Road Land Use and Urban Design Study 4. Urban Desi.qn Guidelines The Study Area and Its surroundings evolved from an historic settlement at Picketing Village, with the progressive post-war development of industrial and related uses within the Study Area. More recently, residential uses were introduced at the periphery of the Study Area. The introduction of these newer uses, coupled with the spectre of a new waste transfer station at 57 Notion Road has brought public attention to conflicts beS, veen heavy industry and residential development in the area, and has raised concerns about what the future holds for the Study Area. 4.1 Vision Statement Through new development, redevelopment, private investment in properties and partnerships with public agencies including the Town of Ajax and the City of Picketing, it is proposed that the Notion Road area will evolve over time to become a prestige employment area, that values better use of existing sites, and is more compatible with the existing residential context. Within Aiax, it is the Town's objective to protect the employment land base, make the area more attractive so as to promote additional investment, and establish land use principles to provide for new higher profile employment uses that can co-exist with heavy industry. Within Picketing, it is the City's objective to allow land uses that will allow for new development that will be compatible with existing industrial uses to the east, and provides for a positive fit with the existing residential lands to the west. 147 Notion Road Land Use and Urban Design Study 4.2 Guiding Principles The following principles have been introduced as mechanisms to guide the course of Physrca! improvements in the Study Area: To the extent possible, new buildings and additions should be directed to areas where they can provide the most visible physical improvement [along Notion Road and along Highway 4011; Vehicular access points and parking should be designed to accommodate the needs of industry and business, and should contribute to the evolving prestige character of the area, while not adversely affecting existing residential uses; Public safety should be addressed through improved lighting, fencing, access restrictions, screening and enclosure of industrial functions; The streetscape of Notion Road should be unified through landscaping and Puilding placement Opportunities should be provided for pedestrians to access the Duffins Creek valley; Generous landscape strips and features should be provided along Notion Road and alona the western edge of the Study Area as a way-to mitigate compatibility issues; Provisions should be made for "gateways" at the north and south ends of Notion Road, to mark municoal entry points and to establish a sense of identiN and profile to the Study Area; Any new roads should serve to open up strategic areas to appropriate new development; Materials and equipment storage and se~/icing functions for existing uses should be appropriately screened. Outdoor storage is not appropriate along Notion Road. The Town of Ajax and the City of Pickering Page 4 - 2 148 Notion Road Land Use and Urban Design Study 4.3 The Guidelines Urban design guidelines are intended to help developers and the public understand the intent of the municipality, while ensuring that those who review development applications clearly understand the design objectives they are trying to achieve. Urban design guidelines also provide direction for public sector improvements, that will require budget allocations in order that they may be realized. These guidelines were prepared by Brook Mcllroy Inc,, and Ajax and Picketing planning staff. 4.3.1 Roads and Frontacles Roads within the Study Area should provide for a safe and efficient circulation pattern that accommodates the needs of business. Properfy frontages adjacent to roads should be unified through the use of standard treatments for landscape strips, street trees, building setbacks, and quality of building materials. Landscaping and grading should be designed to contribute to the eventual image of Notion Road as an employment parkway; Buildings should be set back a minimum of 6 m [30 ff.] and a maximum of 26 m [85 fi.) from the street line of Notion Road, This will allow for appropriate parking areas adjacent to the street so as to accommodate the needs of business, if necessary, while ensuring that the future visual character of the area is relatively consistent, This will also allow buildings to approach the street while maintaining an overall landscaped character; For existing, non-prestige industrial lots with less than 50 metres frontage, joint access easements should be uses to maximize landscaped area. Access points to smaller properties should be consolidated wherever possible. Landscaped t~affic islands should be used to identify main driveways, and subdivide large parking areas adiacent to the street', NOTION F~OAD Tvoical 5treet~car~e Plan and Section Figure 31' Proposed streetscape improvements for Notion Road The Town of Ajax and the City of Picketing Page 4 - 3 Notion Road Land Use and Urban Design Study A continuous landscaped connection should be provided between the building and the street, for aT least 25% of the site frontage. Idealiy, such landscaped areas should provide a direct connection to the primary entrance of the Puilaing, Public safeh/should be improved by encouraging pedestrian activity in areas designed to accommodate pedestrians, Appropriate actions would include providing well lit and maintained sidewalks, clear and identifiable pedestrian paths, and clearly marked public spaces, "Fence-hopping", and unrestricted access to areas of industrial activity should be discouraged through building placement, and provisions for appropriate landscaped buffers along the western extreme of the Study Area; Main entrances to buildings should be emphasized through canopies, awnings and other architectural details. Entrances should be prominent and should be coordinated with on-site pedestrian walkways; Blank, or single material facades that extend the entire length of the building should not be permitted, instead, large facades should be divided through a combination of windows, projections, entrances, architectural detailing, materials and colours, Display areas for new products manufactured in the area may be permiHed provided it is designed in a manner that is integrated with the landscape design of the front yard; Windows should face the street or other pubtic area, and should encompass a significant percentage of the street elevation; A minimum boulevard width of 6.0 m [20 ft,) should be provided at the street front of buildings along Notion Road, Orchard Road and other locat roads, which will allow sufficient space for underground facilities, while improving the face of public streets; In all cases, rooftop mechanical equipment is to be screened; NEW LOCAL ROAD Typical Streetscape Plan and Section Figure 32: Proposed Local Streetscape Section The Town of A,iox and the City of Picketing Page 4 - 4 1,%0 Notion Road Land Use and Urban Design Study Large, unbroken parking areas should be avoided. Landscaping should be used to define smaller parking areas, and should be proportionate to the size of the parking area; Double rows of trees should be planted along Notion Road, to create a locally distinct streetscape image while having the effect of encouraging pedestrian traffic and masking existing industry', Tree species should be used consistently within landscape strips, should be Iow maintenance, and pollution tolerant; Service areas should be screened from public view; Outdoor storage areas for existing uses should be restricted to areas well distant from the street line. In this regard, a 60 m/200 fi.) distance from the street I!ne is appropriate. 4.3.2 Gateways Gateways, or clear and identifiable points of entry, should be provided atthe north and south ends of Notion Road to mark entry into the area and to signal the municipal boundary between Aiax and Picl<ering. In general, gateways should be provided with an upgraded standard of building treatment, landscaping, paving and materials. Gateway buildings should be designed as prominent visual foci. Vertical elements such as towers or prominent roof peaks should be used to mark their location; - Signage should be used at gateway locations to identify and visually unify both ends of Notion Road', Corner buildings should be located between 3m and 6m of the street line, at a minimum height of two storeys in order to reinforce their role as focal points. Pedestrian entrances should be located adiacent to the street corner; The Town of Ajax and the City of Picketing Page 4 - 5 Notion Road Land Jse and Urban Design Study At the nodh gateway, treatments should "=~- ,r-,_ architectural and historic character of Pickenng Village; Gateway elements should be located on both sides of Notion Road and should Jnc~uoe upgraded landscape elements, 4.3.3 0 e_~p__~U_~pace Edgp_~ Open spaces associated with Puffins Creek shoula offer more intensive use and public enioyment of the area through connections to the surrounding community and investments in a recreational trail, Buffer treatments between o~)en spaces and adjacent development should be provided through landscaping treatments and building setbacks; - Open space areas should be accessible from public roads; Vehicular access to open space areas shouid be restricted to access parking areas and for maintenance purposes; Stormwater management facilities, ','/hen re,3uired, should be integrated with the overall open space network, and should complement surrounding development; Side yard landscape strips bel~veen neighbouring properties should be a minimum of 6,0 m i3.0 metres on each properly), for vegetation, fencing and shay, storage. 4.3.4 Paths Recreational trails should be aligned along streets, the east side of Duffins Creek and open space areas; Strong pathway connections should be to, and through, open space areas and adjacent local streets; Paths should lead to Notion Road; Figure 33: Iltustrat;on of Improvements along the Highway 401 Frontage The Town of Alax and the City of Picketing Page 4 - 6 15° Notion Road Land Use and Urban Design Study - Paths should connect to the edges of storm water management areas, where appropriate. 4.4 Demonstration Plan A demonstration plan has been prepared which incorporates the above urban design principles. It incorporates the enhancement of the bvo existing cemeteries, establishes pedestrian linkages to Duffins Creek that tie into a larger trail system, provides for a 20 metre distance separation along Highway 401 and gateways. A demonstration plan, illustrating the principles discussed within this report is provided in Figure 34 on the following page. The Town of Ajax and the City of Pickering Page 4 - 7 TOWN of AJAX CITY of ~ICKERING Flcure 154 APPENDIX V TO REPORT NUMBER PD 20-01 PROPOSED INFORMATIONAL REVISIONS TO THE PICKERING OFFICIAL PLAN FOR THE NOTION ROAD AREA o In the third last bullet point in the "Description" for the Village East Neighbourhood, replace "two" with "three" and add ... "(iii) lands on the west side of Notion Road between Picketing Parkway and Kingston Road" so that the point reads as follows: Has three Detailed Review Areas within its boundary including...(iii) lands on the west side of Notion Road between Pickering Parkway and Kingston Road; Add a new bullet point under the "Description" for the Village East Neighbourhood, as follows: Council has adopted the "Notion Road Area Development Guidelines" (for lands on the west side of Notion Road, between Picketing Parkway and Kingston Road)" Revise Map 19 - Neighbourhood 9: Village East by adding a boundary for the Detailed Review Area and shading the area indicating that Council has adopted development guidelines that are contained in the Compendium to the Official Plan, as shown on Schedule 'A' attached." 155 SCHEDULE '~' MAP19 NEIGHBOURHOOD 9: VILLAGE EAST ~INOH pIEFENBAKER CIRCLE DREYBER © < 0 X KELLINO LEGEND SYMBOLS NEW ROAD CONNECTIONS iCEMi CEMETERY 156 APPENDIX VI TO REPORT NUMBER PD 20-01 PROPOSED IMPLEMENTATION MATTERS FOR THE NOTION ROAD AREA Council should consider, during it annual budget process, the allocation of funds for the following projects to assist with improving the image of the Area, and the environmental quality of stormwater run-off: · reconstruction of the northern portion of Notion Road to fully curbed urban standards with sidewalks (a portion of the cost is to be collected through development charges); · special 'gateway' and sidewalk pavement treatment on the south side of the intersections of Kingston and Notion Roads, and Pickering Parkway and Notion Road; · street trees, pavement splash-strip and similar improvements as recommended for Notion Road by the urban design consultants; and · burial: of above-ground wiring in partnership with others; (Pickering owns Notion Road while the Town of Ajax is responsible for its maintenance under an agreement. Pickering has tentatively budgeted for standard urbanization of the west side of the north part of Notion Road to occur in the year 2003.) That City of Pickering consider partnering on the costs of an improved stormwater pond in Ajax, south and east of the end of Orchard Road, on a percentage basis equal to the approximate proportion of drainage waters using the pond originating in each municipality. That the City of Pickering supports the establishment of a community/industry liaison committee to seek solutions to improve the Notion Road area for businesses and residents. Local residents, business operators and property owners could be invited to serve on the community improvement task force in addition to municipal and other agency officials, as required. That the City of Picketing request that the Town of Ajax amend its noise by-law to permit Ajax to investigate complaints from nearby Picketing residents of inappropriate noise from Ajax sources. Piannino & Develonment 158 ATTACHMENT # '~ .TO REPORT# PD ~ ~''-c7' j CITY POLICY r]~..U3I~E lq: l)e~issible Uses [3.), TABLE 8 Employment Permissible Uses Areas (Restrictions and limitations on the uses permissible, arising from other policies of Subcategory aris Plan, will be detailed in zoning by-laws.) General Manufacturing, assembly, processing of goods, service industries, research Employment and development facilities, warehousing, storage of goods and materials, waste transfer and 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 thc area, retail sales as a minor component of an industrial operation; Communi~', cultural and recreational uses, and other uses xvith similar performance characteristics that are more appropriately located in the employment area. Prestige Light manufacturing, assembly and processing of goods, light service Employment 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 compouent of an industrial operation, hotels, £mancial institutions serving the area; Communit3., 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; Employment Limited retailing of goods and services serving the area. A'FrACHMENT ,f ,, '~ TO FEPORT# PD ;~/c -,~ ~ 159 SUMMARY OF CONSUI. TATION AND COMMENTS 1.0 Ao~encv Comments 1.1 Durham Region Planning Department Comments were provided on tine first lbur options in April 2{)t}(} ( sec Attachment ~4). In order to convert the industrial lands to resident/al uses. an amendment to tine Durtnam Re,,,ional Official Plan would be required and should be supported by an analysis of how emploxme~t targets could be met if these emplo?ment lands were lost. tnoxv community IZxcilities xvoulci be accommodated and how this land use could be made compatible v, ith the existing heavv industrial uses. Comments were provided ttnat both thc status quo option and thc ex olUtlOn to prestige industrial. including tine commercial/industrial institutional mix of Lists proposed for ttne xxest side of Notion Road appeared to confbnn xxitH the Regional Plan. It was also noted that the PACT/BECA option to introduce some residential uses on the west side of Notion Road and a park on the east side of Notion Road may raise compatibility issues unless limitations are placed on the range, extent and scale of proposed emplo~nent uses. Vehicle noise from Highway 401 and Kingston Road was identified as an issue that may require acoustical reports and potential mitigation measures. 1.2 Toronto and Region Conservation Authority (TRC.a.) TRCA provided comments on thc first four options in April 200(~ {see Letter, Attachment ¢5). Changes in land use from industrial to residential could potentiallx require soil clean up. In order for the change to residential usc to be considered, a compretnc~sive strategy for permanent flood protection would be required which would likelx inxolve a major infrastructure improvement to remove the lands /'rom the Regional Storm Flood Plain that likely would extend beyond the boundaries of tlne Study .Area. Pickering and Ajax planners arranged a furttner meetin~j with TRCA staff to explore tine implications of a comprehensive strate~dy Ibr permanent I]ood protection and the nature of tine major infrastructure improvements ttnat may be required. TRCA staff indicated ttmt a study to develop such a strategy would be very expensive and that tiao infrastructure improvements to remove these lands from the flood plain would likely be both extremely, expensive and may not be supportable because of resulting negative effects on the ecolo,gy o1' Duffins Creek arid its valley lands. TRCA indicated that both the status quo and the conversion to prestige employment options could be supported but would require permits from TRCA For any fiI1 introduced within the flood plain prior to construction. TRCA comments on tiao ?ACT BECA option were that it could be reviewed under the special policy area criteria but additional intbrmation would be required to determine ifa more comprehensive solution l%r flood protect/on may be required. Finally, TRCA supports enhancement of the Duffins Creek valley, and provision tbr pedestrian linkages and notes that any construction or fiI1 within this area will require TRCA approval. 1.3 Veridian Connections Mr. Ed Johnson, of Veridian Connections. advised that a prelinainary estimate of burs. drag the 160 ATTACHMENT # ~ ,,,TO REPORT # PD ~ o -- c, i SUMMARY OF CONSULTATION AND COMMENTS (continued) 2.0 Public Comments 2.1 Mr. Ralph Vanderwel Mr. Vanderwel, a resident of Marshcourt Drive, commented in January, 2000 and also in March, 2000 after the four options were presented (see Letters, Attachments #6 and #7). In the January comment, Mr. Vanderwell indicated that his vision to improve the Study Area includes environmental prOtection of Duffins Creek, walking/biking trails on both sides of the creek, streetscaping of Notion Road and Highway #2 to include berms, tree plantings and privacy walls, directing heavy traffic off Pickering Parkway, and repaving of Notion Road to create an environment where industry and residences can co-exist in harmony. In his March submission, Mr. Vanderwel challenged both Councils to take advautage of this opportunity to improve 'what is quite possibly one of the ugliest areas in the Region'. He favours gateways, a bridge over Duffins Creek and pedestrian connections between Marshcourt and Notion Road to enable access to Duffins Creek. He liked the idea of Ajax turning the 57 Notion site into a geen space/sports park. He wants urbanization of the north part of Notion Road and a prohibition of tracks from Pickering Parkway. 2.2 Ms. Tammy Evans This resident of Marshcourt Drive submitted a letter dated March 19, 2001 to comment on the staff preferred option (see Attachment #8). In addition to asking a number of questions and making numerous observations about life in the vicinity of the Study Area, she is opposed to introduction of the proposed pedestrian pathways as they would make it too easy for young children to explore the unfenced heavy industries and businesses in the area, with particular mention of the concrete/asphalt plants, the associated truck traffic, and stored equipment and supplies at the equipment rental business at the south-west comer of Kingston Road and Notion Road and the lumber yard on the east side of Notion Road. 2.3 PACT/BECA Pickering- Ajax citizens Together (PACT) & Brock East Community Association (BECA) have provided input throughout the study at the open houses, in meetings and in writing (see Letters, Attachments #9 - #13). PACT/BECA provided a written submission following Open House #2 at which several of the initial options were reviewed. In this submission, an extensive set of pros and cons for the first four options were presented favouring the Prestige Employment use with a park on the 57 Notion site on the Ajax lands. Following presentation of the staff preferred option in May 2000, PACT/BECA provided a written submission that the preferred option to adopt prestige employment uses on the east side of Notion Road with no park was not likely to encourage a fast enough evolution from the heavy industry to prestige employment uses. They recommended that a land economist study be conducted by a specific consultant with PACT/BECA contributing half of the costs ($3,000) to provide an "independent" review of the options. ATTACHMENT d'_ -~ .TO REPORT # PD.._.,~,..'~ - ~' ; 16! SUMMARS' OF CONS[LTATION AND COMMENTS (continued) The letter, addressed to Mayors and Councillors of both Picketing and .Sjax. indicates that tilex' do not support the draft recommendation for the .Sjax portion of tile Study .Area that proposes to permit continued heavv industrial uses "as of right and by exception" rather than PACT/BECA's preferred "legal non-conforming" status. Although they have no stated alternatives to suggest for the Pickering lands wittmn tile studv area, they re, jeer tile amendments proposed by staff tbr the future uses of the Notion Road Lands and requested the txvo Councils "to order their respective staffs to return to the drawing board to take note of tile public's input, and include that input in the next set of proposals"; otherwise tilex' will challenge tiao proposed changes to the Ontario Municipal Board. The submission that accompanied the letter provided detailed comments on many aspects of tile study and the recommendations, mainly .%jax recommendations. PACT BECA request that a land economist be hired to conduct an external review of tile potential lbr implementation of alternative schemes put lbrxvard by staff and residents as staff at the Town and the City have not reached a consensus on land usage and that the,,' are prepared to contribute 50% of thc costs. Even though staff of both municipalities met with PACT BECA representatives to explain why such a study is not seen as useful to this land use stud\. PACT BE('.-\ complain the they have not received official written response from tile municipalities. Substantial attention is given to expressing disappointment that fine xtsion on thc .Ajax lands will not lead to fast-enough evolution of these lands from heavv industrial to prestige uses. A call is made for another open house to "produce a new vision to remove this blight from the neighbourhoods" by holding another open house and making significant revisions to the proposals for the area. Comments affecting recommendations lbr Pickering portion of tile Study Area lands include a caution not to open the proposed v,'alkways between Marshcoun Drive and Notion Road until the safety concerns of the residents have been addressed to their satisfaction with further open discussion with local residents. 3.0 Landowners 3.1 Silwell Developments Limited Metrontario Group, representing Silxvell Developments Limited. the oxvners of the 2 parcels comprising the majority of tile vacant lands on the Picketing portion of the Study Area, commented several times throughout tile study (see Letters. Attachments =14 and #15). In March, 2000, they commented on the 1bur options. They indicated a preference for residential uses, parks and retail commercial uses within the Study Area. including on their property on the west side of Notion Road. They support the stud,.' and urge establishment of a long-term vision to make the land uses more compatible. In April, 2001, Metrontario Group. representing Silxvell Developments Limited, provided additional written comments, and Mr. Paul Mendel and Scott Zavaros met with staff providing additional verbal comments on tile drali recommendations. While tile,,' would prefer residential uses on their lands, they acknowledged the "Mixed Emplo.,,Tnent" as a logical use for these lands. They would also prefer a faster evolution t'rom heavv industrial uses to "Prestige Employment" ATTACHMENT REPORT ~ PD. SUMMARY OF CONSULTATION AND COMMENTS (continued) 3.2 Metro Star Construction Mr. Harvey Puppi, representing Metro Star Construction, who owns the vacant parcel between the two parcels owned by Silwell Developments Limited, met with staff and provided verbal comments on the recommendations. Mr. Puppi supports the "Mixed Employment" designation proposed for these lands and is in favour of retaining the overpass of Notion Road over Highway401. He does not support the recommendation permitting a 25% expansion of the existing heavy industry in Ajax as it will support retention of undesirable uses in the area. He is concerned that the rear yard berm/landscape strip requirement proposed for the Study Area lands in Pickering is excessive. 3.3 Lafarge Canada Inc. Following Open House #2 in March 2000, and following review of the draft recommendations in February, 2001, comments were provided on behalf of Lafarge Canada Inc. (see Letters, Attachments #16 And 17). Lafarge owns the 3.6 hectare asphalt and concrete plant south of Orchard Road and is half owner of the Innocon concrete plant north of 57 Notion Road Lafarge confirmed its intention to remain in this community, noted its importance to the Ajax economy and tax base, and indicated a preference for the status quo option while also supporting environmental improvements through the establishment of a 20 metre buffer strip along Highway 401, gateway features at Notion Road and Pickering Parkway, pedestrian connections for trails along the creek, and a detention pond for storm water runoff. Lafarge wants no change to the M3 zoning and does not want to be relegated a legal non-conforming use by changing designations to Prestige Industrial without explicit recognition of their use as a legal use. Changing status to a legal non-conforming state would require a minor variance process for any expansion of existing buildings. Lafarge is opposed to introduction of new residential or park uses in proximity to its own or Innucon's operations as not compatible with these industrial uses. In summary, they recommend the status quo option because it recognizes their longstanding use of the property and to protect the rights of existing property owners. 3.4 Mar-Lyn Lumber Sales Limited This business on the east side of Notion Road is opposed to changing the land use designation and zoning to prestige employment and considers it will seriously impact daily operations and seriously erode the value of their property (see Letter, Attachment #18). They ask if the Town of Ajax will guarantee the future value of their property if the M3 zoning is changed. REPORT~ PD_ ~2~' -,~' i 04,'19,'01 11:17 FAX 9q56860360 TOWN OF AJAI ~002,'006 P,~/4 The Fl~lional Municipality ol Durham i"iaanlng, Decartmen/ 1615 Dundas ~L I::: 41h Ftoc~r Long TDw~f, Wes1 Building Whitby, Ontario Can~cl~ L 1N 6A3' Tel: (~05) 728-~31 Fax: (sds) 436-~12 ' k L. Geo~ie~ ~, eP Commissioner of ~ning April 27; 2000 Ran'rick Ashby, Pla'nner Tc3wn of Ajax ' . Planning and Development Department 65 Harwood Avenue So'uth Ajax, On LI'S 2H9 Dear Mr. Ashby: Re: Notion Road Land Use and Urban Design Study ,loin[ Inter-Municipal Land Use Review ToWn of A~ax and,City of Picketing Further to your request, we wish to provide c~mments on four options ' under consideration for the abl3ve stud~,,' The sludy area ~s bounded by - Highway 401, the Dufflns Creek valley, Kingston Road, and lands west of NotiOn Road. , , ' Text was not aVairable to add description' to the options and structuring. elemQnts. 'Therefore, these comments are based strictly on the concepts' provided. ' , As you, are aware, lancis east of the D~ffir~ C'reek valley are clesignated "Employment Area" within the Durham 'Regional Offi(:ial Plan."Within this.. designation, manufacturing, assembly and processing of goods, service Industrles~ re.seamh and developrn~nt facitities, warehousing,business parks, limited personal service USes, hotels, storage W goods and ' materials and .other employment usbs are pen'nit'ted. Within this context, commenLs on ,each o'f the options are provided below:. Option 1 ' Residential (Industrial'Displacement) '" Option 1 proposes redesignatJng lands' west of Duffins Creek to Peomit resided[iai uses, Commercial and mixed Use developmem is proposed at the soufh east corner of'Notion Road and Kingston Road. This option' would reqt~ire an amendment to the Durharrl R~giOnal official Plan,. ~upported with the following:additional information: ,- · The implications of the loss of employment tancls on'Ajax's abillly to meet the employment targets provided under Sec~on 3.3.5 of the 'Durham Regional O~ficM ,Plan; .,,. Servicing.implications, including the'abilib/of existing sewer, water and transportation infrastructure to accommodate this chaflge in use;, · How the.increased demand for communi,ty iacilities would be accommodated; and, · How this option would reconcile land use compatibility issues in light 164 A'FrACHU~T ~ ~ ..TO REPORT ~ PD ~ d~ ' d' ~ 04/19/01 11:18 F~X 9056860360 TOWN O8:5~RH DI_IE'HRH'PLRHbIIHG DEPT OF AJAX 'OPtion 2 - StatUS'QUO .... Option 2 entails no ~:hange'in current d~velopment.permisSions. Therefore, there are no c. oncerns ,in ti-~rms of, conformi~ to'{he Durham Regional Official Plap, a,,ssuming that t, rans!tlon compatibility ISsues ere , satlstactod~y dealt with, Option 3 - Ev°lutlOn'Tow~'i'ds PreS, rige Industrial option 3 entails the malr~tenanc~ of Employmen{ area uses/but allowing prestige industrial.development a!ong Notion Road, and general industrial uses within the interior,, · ,, 't.~l~ds on the west side of Notion ROad are proposed/or commercial/ industrial/institutional uses which, with some qualification~ would appea~ to be'permissible un, der the Regional Officie, I Plan. Consideration should' 'be given to the ra.nge of uses, scale and/o~ in{ensity of development wi~in this ~rea, and should be subject to design criteria under Site Plan Control tO ensure compatibility with adjaoen! reg!dential, subdivision -located to the rear. 'l:his option would' appear to 'conform to the provisions of the Durham' Regional Official Plan. Option ~, - DeveloPed aSa.Result of PACT/BECA Consultation Option 4 entails'the, rede,s, ignation of' certain lands west Of Notion Road for resi~entlal purposes. Tl~e remainder of the frontage would 'be main{ained for commercial/industrial/ii'~stitutional purposes,. A i~rge Parcel. ' of land on.the east side of Notion Road woOld be set aside aS a park,.the remairlder of the lands weal~ of Duffirls Creek are,' proposed !o,r p(e ,stJge industrial uses. c~mpatibility'issues'may exist' between the proposed residential area on. the Wi~at aide,of'Notion Road, and th~ proposed prestige indu.~}rlal uses on the east side, unless limitations' are placed on tbs range, extent and/or scale Of proposed-employment uses, Similar concerns are ~pp~rent '., j'ega~dlng the siting .of the propo.aed., park adjacent to .an established h~,avy, industrial op ,oration,' Duffins Creek*V~*ii.ey'. The lands associated with the Dufflhs Creek Valley are designated ".Major Open Space' with~ the Durham Regional Official Plen, Within thi~ designation, the predohfl~ant uses shall be. consewation, ,recreation and reforestation. ' - *' . All of ~he Scenarfos provide r, ecognition.of, th'e Major OPen sPace'i ' ~ oo3/oo( .'P.3/4 , ~enriok Ashby, Tow, n of Ajax Page'2 ATTACHMENT ,~, ~ TO REPORT ¢, P£ ~J ~- - c' ~ 04,'19/01 11:18 FAX 9056860360 TOWN OF AJAX 0~:55RM BLIR~RH PLRI~I~ DEPT' ~004/006 P.4/4 Renriek Ashby, fgwn of Ajax. .Page 3 requested regarding the'nature 0f'th, e crossing, and. should be aubjecl to review and comment by the Toronto and Region Conservation Authority. Provincial Planning Interests The Notlon Road Study area has been Screened on the basis of Provincial Plannl,ng interests, ']':,he Study area is identified as having archaeological potential, Prier to development approvals, applicants are to ensure that an .appropriate archae, ological assessment is oarried out. 'Highway 401 and Highway 2 are ida.htr ed as'sources of Vehicle noise. In options 1 and 4, consideration of residential developmen{ applications, regard,shall be had for the use of good urban design 'principles fbr the attenuation of noise. Residential development applications along these · roads are to be sccompan ed by an acoustical report prepared by a qualified ,engineer incorporating suitable mitigation'measures, 'In this, light, ~. de~crilStion of. attenuation elem~nt~ within the proposed 20 metre buffer should also be previdet::l., We will then be in a' better po~ition to' determine its adequaCY. Notion Road Notion Road is designated as a Type C Arterial within the Durham Regional Official Plan. These roai:ls kre intended to have a planned right- of-way width of between 28 to 30 metres. 'In addition, the Durham ,Regional ~dal Plan Identifies an overpass ove~ Highway 401. These requiremen~ should 'be re~gnized by-the various land use options. We trust {he foregoing is of assis~ce, If you have any questions or require addition~ information, plo'bsa contact the undersigned. Plan~Strategic Planning Branch ~. 166 ATTACHMENT REPORT ,~ PD APR-26-2000 14:49 Tor Re, ion Conseru Author 416 661 6898 P. 02/0: F's-TsHE TORONTO AND REGION CONSERVATION AUTHORITY horehem b'lve, Downsvlew, Ontario M3N 184 (4181E,~'~-¢:~i00 FAX 661-6898 hUp:lAw~'.t~ca.an.ca April 26, 2000 Mr. Renrick Ashby Planning Department Town of Ajax 65 HarwOOd Avenue Ajax, ON L1S 2H9 Dear Mr. Ashbyi .. Re: Notion Road Land Use and urban DeSign Stud}, ' Further to our discussions and' upon review of the draft development scenarios developed for the above study staff provide the following comments on the scenarios within the Special Policy Area, Development Option 1 . .. This option calls for a Significant change in land use from Industrial and Residential.: in addition to the implicalJons in terms of potential soil clean up requirements st~ff note that the speciaJ policy area I:~licies which currently govern development, on the subject lands do not-contemplate an extensive change in · land use considered by this 'scenario. In order for this change staff note that a comprehensive strategy for permanent flood protection woblld be required. This would iikely involve a'major, infrastructure improvementt° remove the lands from the Regional Storm Flood Plain and likely such' an improvement would extend beYo0d the boundaries of the study area. ,Development_Option 2 · Staff would have no comment on the etat~s quo option other than to note that permits would be required under Ontado Regulation 158 prior to.any construction within the Regional Storm Flood Plain, Developme.~ Option 3 . ' · : This option would likely result ih new development within the Regional Storm Flood .Plain. However the development is generally consistent with'existing uses and does not introduce .additional risk that could not be supported within the special policy area. framework,.. pevelopment Option 4 ' ' .. Like with option 3 staff note that if the Ch'aiacter of the deveiopment is Similar to the exiSting-development fabric, we would be prepared to review development under the existing SPA crlterla, However, additional information would, be required oh this scenado to determine if there Is a need for a more comprehensive solution for flood protection (i.e. Is-a new road fabric/servicing scheme proposed). Staff note that all scenarios. allow the construction of a new 8tormwater management facility'on lands · owned by the TRCA, The nmN stormw~ter faclllty will service our area whkJh currently goes uncontrolled, to the Duffins Creek. Staff promote stormwater retrofit projects and would be willir~g tO entertain furthe( discussions on the use of TRCA lands fore, proposed, retrOf'rt facility. We would aisc be supportive of all efforts to enhance the riparian zone'of the Duffins Creel< ~nrt ATTACHMEI~JT ~ -~ TO REPORT~ FI ~ - / ,' -or Re, ion Conserv Author 416 661 6898 P. 02~/03 Mr. Renrick AShb. z' '2-. Finally staff note that permits are required under Ontario Regulation 158 for construotion within the Regional Storm Flood Plain and/or prior to any regradtng, placement, dumping of fill within the Fill Regulated Area. We trust that. this provides an indication of TRCA's position w~th respect to future development on the site. We would be prepared to discuss In detail specific requirements for area improvements as the proiect proceeds. Yours truly, RuSsel W~ite Plans Analyst Development Se trices' Section : Ext. 5306 RW/fa 168 ATTACHMENT # ~ _TO REPORT ~ PD f~!-' c'~ i FEB 4 2000 CITy OF PICI~ERI PLZ~ l~/Nl'r"~ G AND N(~ _DEVELOPMENT DEPARTMENT NOTION ROAD LAND USE and URBAN DESIGN STUDY Response Sheet From The Public Meeting / Open House of December 8, 1999 COMMENTS I (Please print your name and address so we can make sure you're on the mailing list.) The Town of Ajax and the Town of Pickering are undertaking this Study jointly. Please provide us your comments in writing, using the response sheet if you wish, by telephoning, or e-mailina, to either: ATTACHMENT ~~TO REPORT # PD --~£ ' J 169 170 ATTACHMENT ~ '~ TO REPORT~ PD ~D O ~ 133 REC'EiVED 2000 CiTY OF PiCKERING PLANNIHG AND DEVELOPMENT DEPARTMENT NOTION ROAD LAND USE and URBAN DESIGN STUDY Response Sheet From The Public Meeting / Open House of February 29, 2000. COMMENTS ~( ol~oM l (P/ease print your name and address so we can make sure you're on the mailing list.) The Town of Ajax and the City of Pickering are undertaking this Study jointly. Please provide us your comments in writing, using the response sheet if you wish, by telephoning, 140 17_1 c~) e) 172 23:14 ATIACHMENT~ REPORT t PD LEGflL SERU ICES MCCR 41601451 ~ - P. 02/06 Ht::IR-19-2001 23:15 LEGAL SERUICES I"ICCR 416B145179 A'~ACH?/,EN'~ ~,-- ? .TO REPORI~ PD_ ~d ~ 173 LEGAL SERUICE(, liE;CF, 4163145179 P.04/66 I'1~-J. 9-2001 23:15 LEGAL SERUICES I'ICCR 41651451?9 P, 174 ATTACHMENT REPORT ~ PD LEGAL SERVICES HCCR 4163i45179 P. 06/06 TOTAL P.06 ATTACHMENT ~' __.~.~T 0 REPORT ~ PD_ ~' ~ PICKERING - AJAX CITIZENS TOGETHEI~ FOR ThE ENVIRONMENT & BROCK EAST COMMUNITY ASSOCIATIOlX C/o D.A. ltomc, 5 Chr stena Crescent, Ajax, On, lAS 6A4 1¢1:(905)683-9493 Fax: (905)683-9493 email - djh CEIVED HAR 1 2O0O CITY OF PICKERING 'r'£A Nr.tlt~G At, ID ~ VELO PAl E ~,J.T.. D E PAR TMENT SUBMISSION TO THE TOWN OF AJAX AND CITY OF PICKERING RESPECTING THE NOTION ROAD LAND USE AND URBAN DESIGN STUDY RESPONSE FOR OPEN HOUSE # 2 Pickering and Ajax Citizens Together tbr the Environment (PACT) is an organization of concerned citizens. PACT has, for many years, been involved in land use issues, enviromnental and waste management concerns in the Towns of Ajax and Pickering. This included tile Pl Whitevale landfill proposal, the Brock North, East and West landfills and EEl 1. The Brock East Co~nmunity Association (CECA) is an organization of Residents living in Ajax and Picketing with a primary concern for the betterment of the area East of Brock Road in Pickering between Itighway 401 and Iflghway # 2 extending to Pickering Village in Ajax to the East. The organizations jointed together to oppose the J&F Waste Systems Notion Road garbage disposal proposal and to seek improvement in tile Notion Road area and protect Duftin's Creek from the adverse environmental effect of development. Introduction: As citizens, we appreciate the Town of Ajax and the City of Pickering inclusion of Residents in the Notion Road Land Use and Urban Design Study. We have participated in the process, attending all public meetings and we have made numerous written submissions to Councils and staff. This area has been the scene of much controversy since the application of J&F Waste to operate a Garbage Disposal Facility on Notion Road. Fortunately the attempt was rebuffed by both Ajax and Pickering Councils with the strong support of residents of both Town and City. The residents raised significant funds and opposed the applicant at the Ontario Municipal Board. As part of the process, residents in both Ajax and Picketing have become aware of the intrinsic natural beauty of the area. This encompasses Duffin's Creek, one of the finest stremns east of Toronto, the Toronto Regional Conservation Authority's designated lands and stream banks, old tbrest woodlands, and two cemeteries all located within easy walking distance from residential areas in both Ajax and Picketing. It would be hard to imagine a more appropriate area to convert to a place of enjoyment and relaxation for the general public. Unfortunately, the area also includes the remnants of an old heavy industrial use, which was located there for reasons of 19th century water driven economy. These industries have no reason to be located in such an area today with the need to balance competing land use, transportation corridors and the concept of the separation of pollution sources from people and environmentally sensitive areas. 176 A-iiq-ACHMENT ~, TO REPORT~ PD "? £ - ~' PACT and BECA members attended the tours of Duffin's Creek on October 22'"~ and November 26% 1999. We make the following observations: A. Staffs from Ajax, Pickering and TRCA were not aware that the road reconstruction at Orchard Road and its associated storm water management infrastructure had significantly modified the TRCA lands. Approvals need to be checked on this item. B. Some of the land on the north side of Orchard Road has been filled, apparently contradicting TRCA policy which forbids land fill without site specific approval. Significant fill is present on a number of sites, which represents work-in-progress for the operators, consisting of piles of sand, gravel and asphalt. This significantly reduces the flow area, increasing flood problems both in the immediate area, and also upstream. The presence of this material appears to be a contradiction of the TRCA prohibition of fill in the floodplain. On 16"' February, PACT and BECA members attended a review of three schemes prepared by Ajax and Pickering staff. Specific comments on all schemes are as follows: Of the three schemes presented, the following items were consistent: 1. Urban nodes or gateways were identified at the intersections of Kingston Road and Notion Road, Pickering Parkway and Notion Road. 2. Landscaping and concern for the streetscape on both sides of Notion Road. 3. TRCA lands at the end of Orchard Road continue to be seen as a conservation/parkland complete with a storm water management pond. 4. The larger context and urban fabric beyond the study area were ignored. The heritage fabric of Pickering Village and the residential/institutional areas beyond the east bank of the creek are without mention. The 20 or so heritage sites adjacent to the study area are without mention. 5. The Notion Road Land Use and Urban Design Study must be coordinated with the TRCA Duffin's Creek development study, the Town of Ajax and City of Picketing Watershed Study of Duffin's Creek, the Ajax Official Plan. 6. There was no mention of appropriate setbacks from the banks of Duffin's Creek. We have suggested that newer methodology be utilized for this area and the Ajax Official Plan. This would include calculations of setbacks, hydrology, habitat, widths and depths of streams and specific flood conditions. ATTACHN~£NT #_..~__.TO SCHEME 1 This scheme showed a complete transformation of the area to a Residential development. The following comments are ofl'ered on this alternative: Pros: 1. ~ We are sure that the Residents in both Ajax and Pickering would support and be very happy if this alternative could be realized. We believe that the assistance of the Durhan~ Home Builders Association or the Toronto Real Estate Board should be sought immediately to establish the feasibility of the scheme, the likely costs that would be incurred, tile barriers that would be encountered in terms of costs, remedial action required on the vacated lands and the feasibility of relocation with fair compensation to existing users. 2. The density should be examined to provide the most bendicial return to both Ajax and Picketing, noting that the vacant land on the West Side of Notion Road is the subject of a request to be zoned for Townhouses. 3. The inclusion of some retail/commercial activity would be useful. 4. There would be an immediate benefit, and job creation potential in Pickering Village businesses in serving the increased residential area created. 5. Clearly the municipalities would have to be the primary movers in such a schelne 6. This proposed land use is the most compatible with the existing heritage, institutional, and residential land uses that surround the area of the three schemes put forward. Coils: 1. The land is all within the floodplain, therefore the possibility of approval by TRAC should be established on an urgent basis (please see Appendix "A" attached). Without such approval, the possibility of Building permits being granted is therefore questionable at best: 2. Without extensive soil testing, there is no inventory of the current state 'of the ground vis-a-vis contaminants left behind by current and former users of the lands. As such, we cannot assess the potential "clean-up" cost needed to render the lands acceptable for residential usage. 3. The implementation of this scheme would require the accumulation of all of the lands between Notion Road and Duffin's Creek into a "land bank", as no developer is going to be willing to start building homes while neighbouring properties continue their M3 usage. At a probable cost, not counting necessary environmental clean-up, in excess of $25 million to purchase and clear the lands, this is not likely to happen unless the Town of Ajax purchases the lands for development, and the Town of Ajax is not in the development business. SCHEMES 2 and 3. 1. Both schemes 2 and 3 propose a new road traveling east off Notion Road and curving south to Orchard Road. The opening of the lands directly adjacent to the creek corridor, brought about by the proposed new road, is a major step backwards. It will permit the current, polluting, M3 usage to creep ever closer to the creek banks, with resulting disastrous encroachment on the already highly stressed environment. 2 We are generally opposed to the intensification of industrial activity in the Notion Road area. Such intensification puts off the day when the natural beauty of the area would be realized. 3 These schemes fail entirely to present a vision for the future of this portion Duffin's Creek that is in line with the balance of the corridor. We accept that the situation cannot be corrected overnight, but it is time to start the process. As the old Chinese proverb says, a journey of a thousand miles begins with a single step. These schemes are a step back, not forward, in that they open lands on the bank of the Creek currently not viable due to lack of road access. 3. In both Schemes 2 and 3 there is an assumption that the West Side of Notion Road will evolve as a compatible zone or land use with the existing Pickering residential community. The east side of Notion Road is conceived as a transitional zone or land use compatible with the west side merely by buffering the more noxious uses to Residents in Pickering and offering little to Residents in Ajax. 4. There is no amelioration of the Truck traffic on Notion Road. This will be made far worse by these schemes, increasing the diesel exhaust problems in both residential areas in Ajax and Pickering. This is an ongoing concern of Residents and is in direct contradiction with the advice of medical authorities to seek reduced levels of such pollution. This is especially acute in residential areas, schools, day-care and commercial/retail locations - all of which currently exist in abundance in the immediate area surrounding the limits of the Notion Road study area. Dust, odour, general pollution and adverse effects on Duffin's Creek from run off in the area on a 360-degree basis will be increased. 5. Truck traffic is prohibited from exiting from Notion Road on to the Pickering Parkway, increasing the congestion on Kingston Road. 6. The Town of Ajax has designated significant land in the A7 area for General Employment use, which is suitable for such purposes. SCHEME 2 This was presented as a modified Status Quo scheme, with intensification of the present industrial uses. In addition to the comments made above, the following comments on this scheme are offered: 1. Thc attempt to provide some form of buffers or physical barriers to thc industrial activity by thc provision of bcrms/plantings along Notion Road is positive, compared with the present situation. 2. The scheme permits minor separation of thc present heavy (M3) industrial activities from the Pickering Residential area resulting from the improved streetscape. ATTACHMEN"F ,~, '~ TO COILS: 1. It would appear that there would be an increase in the present problems for the Residents on either side of Notion Road with the intensification of industrial uses in this area. Such land use increases the likelihood of adverse impact on Duffin's Creek, and is very problematic. 3. We are opposed to the concept of a new road as shown on to the Creek, because of the potential negative impact on Duffin's Creek and the residential neighbourhood in Pickering Village. SCItEME 3 This showed a mixed development to include intensification of General and Prestige Employment areas and with some commercial zoning permitted. In addition to the comments made above respecting both Schemes 2 and 3, the following comments are offered on this scheme: Pros: 1. The idea of including commercial business in this area is an improvement on the existing use of this land. It fits better with Resident's vision that the area should be upgraded to more compatible uses, given its location close to major residential areas and the commercial activities in Pickering Village. The continuation of the style of building required by both Ajax and Pickering municipalities on Kingston Road would begin a process to upgrade the Notion Road area. 2. Completion of the pedestrian infra structures, and improved streetscape with major landscape intervention are seen as positive urban design concepts. Coils: 1. We believe that the process of upgrading will be incredibly difficult in the mixed use suggested - who will be the first business to invest significant capital in the present area7 2. We are generally opposed to the intensification of industrial uses particularly for general employment in the Notion Road area. ' 4. The stream corridor would require very specific protection, if this scheme went lbrward, to ensure that there would be no deleterious effect from prestige employment runoff (mapping of this area should include documented surface run-off from prestige employment effluent conditions, and storm water infrastructure). 5. We are opposed to the concept of a new road as shown because of the potential negative ilnpact on Duffin's Creek and the residential neighbourhood in Pickering Village. 180 ATTACHMENT # ¢ ,TO REPORT # PD ~; c~' ' L; i SCHEME 4 Pact and Beca members present were invited to show ideas they had for the development of the area. These ideas were germane in 1998 during the J&F rezoning application, previous Council meetings, and various submissions submitted to Ajax during the Official Plan Process. Building on previously submitted recommendations for the area, including those most recently contained in the presentation made to Ajax Committee of the Whole on 24th January, 2000, a drawing was developed that included the following proposals towards the total rehabilitation of the area: 1. The Town of Ajax purchase the lands known as 57 Notion Road currently on the market, designating these lands for recreational uses. 2. Develop a sports/recreation facility that would include a baseball diamond, soccer pitches, ice skating, tobogganing, and walkways that link up with the proposed Duffin's creek trail. 3. The lands adjacent and to the north of 57 Notion Road be acquired in the longer term to expand the sports/recreational area. 4. The lands to the north of the Historical Cemetery and lands fronting Notion Road be re-zoned as Prestige Employment. 5. A plan be drawn up to encourage the eventual use of the lands south of 57 Notion Road to be rezoned Prestige Employment, with a "grandfather" clause in any such re-zoning to protect the rights of current owners/users of those lands to continue with the present M3 uses. Pros: The advantages are noted as follows: 1. Re-zoning 57 Notion Road drives a wedge through the industrial lands permitting staged development of the rehabilitation of the area. 2. The landowners and users to the south of 57 Notion Road would be permitted to carry on business as usual until they chose to change the use to Prestige Employment; 3. The landowners and users to the north of 57 Notion Road would see the value of their lands increase significantly due to the new zoning and proximity to the new recreation area. Most of these lands are currently used for storage, a very low value-added use for the owners, who could either develop the lands themselves, or sell to a developer. 4. The wedge of recreational use will sufficiently separate the M3 usage to the south from the Prestige Employment to the north as to eliminate the problem of "who wants to be first into this dilapidated area" from the developers of the Prestige Employment areas. 5. By its very nature, Prestige Employment will present more full-time employment opportunities than the current uses, thereby increasing the benefit to the Town. 6. Prestige Employment will result in a much higher tax base in this area for the Town, benefiting the entire town by the increased tax revenues. 6. The shortfall in Park space in the A2 area would be ameliorated. 7. 8. The development of 57 Notion Road as a recreational use engages the residential communities of both Ajax and Pickering with a significant and required amenity. The road and pedestrian infrastructure will create physical connections between the existing residential neighbourhoods and tho Cone,'rydS, ion ~r~ and th~ ~tre~rn crwridnr~ oleDuffin'~ Creek th~qt are scheduled to he deveIoned 9. Considerable opposition to the use of the lakefront and Greenwood lands for soccer would be eliminated or reduced. 10. The proposal could be considered with a reduced scheme 1. The inclusion of a residential component would increase the shortfall ot' parkland in the A2 area, unless a proposal is included to expanded parkland in the proposal. 11. The population increases in both Ajax and Pickering dictate that much more be done to provide additional sports and recreation thcilities. COILS; 1. This use will require the Tox~-n of Ajax to re-visit its capital budget, and to re-assign tile current recreational funding reserve in order to acquire and develop tile 57 Notion Road lands. 2. The northern portion of Notion Road will need to be widened, although this requirement would exist for any expansion of the uses on Notion P, oad. 3. As with any sports facility provided by a Town, there will be potential liabilities imposed by this facility, however, as the Town has joined in xvith the rest of the Region on self-insuring, this will not present any financial drain. Conclusion: The area cries out for a new vision as to the contribution that it can make to the quality of life of the community, rather than a continumlce of its redundant past. We call upon the municipalities of both Ajax and Picketing to work together with the common purpose of removing this blight from our neighbourhoods. The organizations representing the citizens most afl'ected by tile present industrial uses in the Study area wish to continue to work with the Town of Ajax and t~e City of Pickering to bring about acceptable change. ATTACHMENT ~ /0 TO REPOR'I' ~ PD ~ - 06/19/00 MON lo:35 FAX 905 683 6323 DAVID HOMF. PICKERING - AJAX CITIZENS TOGETHER FOR, TitE ENVIRONMENT & BROCK EAST COMMUNITY ASSOCIATION C/O $'/2 Kingston Road, Ajax, LIT 3A2. Attn. P, McMullen. Tel: (905) 428-8200 E~L 23 June 19, 2000 Mayor Parish & Councilors, Tow~ of Ajax, 65, Harwood Avenue South, Ajax, L 1S 2149. Dear Mayors and Councilors, Mayor Arthurs & Councilors, City of Picketing, One, The Esplanade, Picketing, L1V 2K7. Notion Road Study We have met on the issue of'Notion Road on very many occasions since December 1997/January 1998~ when the J&F Waste application came before the Councils of Ajax and Picketing. We were pleased that the Councils agreed to undertake a special study of the areas abutting Notion Road, and have participated La the Piamaing process, Staff came up with a number of options for the use the land in a serious effort to clean up the areas in teems of streetscape and recognize Gateways between the municipalities. It is in the reduction of these options to a preferred solution that we believe that a Land Economist should now be employed in order to ensure that the best the interests of not only the Resident~ of Picketing Village and east Picketing, but of the citizens of both municipalities are clarified. We confirm our willLagness to contribute $3,000 tow~ds the cost of the Consultant. i .We want to ensure that the result of the Notion Road Study is a vision for the rehabilitation of land that owes its current use solely as an historical remnant from a bygone economic era. We believe that the vision should ignore municipal boundaries and focus on the fact that it is a significant detriment to the entire Duffin's Creek watershed. The area is totally incompatible with the Residential areas on both sides of DutTm's Creek, and we are concerned that thc changes put fo~ard will perpetuate the wrong use of this land. There is the prospect for an melioration of the current situation if the lands are used for Prestige Employment, but no discernable strategy is apparent for implementing such a change. Thc present uae of over 100 acres mounts to little more than 1 job per acr~, and this is not likely to change with the present M3 type of use. We do not believe that in the long ran there should b~ any land used for heavy industrial purposes in this area, located as they arc so close to Residential areas in both Municipalities and the Duffin's Creek stream corridor. 2. We believe that the plan to improve Notion Road requires a much more significant initiative by the Municipalities than is shown on the fifth alternative prepared by staff. We have urged the acquisition of 57 Notion Road for park purposes. Both residential communities would b~nefit from the acquisition. The Toronto Regional Conservation Authority could contribute with the acquisition of creek lands. Both Picketing and Ajax Official Plans will include the resulm of the Notion Road Study and provision for the ATTACHMENT #,, ×¢~ TO REPORT ~ PD CJz - , 183 o6/19/oo ~ON lO:35 FAX 9o5 683 6353 DAVID OO2 -2- 3. We ask the Municipalities to submit the plans put forward by t. be Planning staffofAjax and Picketing for review by tsn independen: qual~edLand Economixt. The Terms of Reference we seek are: * to establish what long term/short term proposal vision is best for this land: · determine if uses are appropriate, given the flood plain and intention to develop a Trail system linking up with the Canada Trail and the Sexton Trail: recommend what strategies would be required for their accomplishment, over short, medium and long term timeframes; In company with Ajax Town staff-we met with Land Economist Frank Clayton, Ph.D,, and a cost estimate of $6,000 was quoted for such a study. Ihe Brock East Community Association offered to donate $3,000 towards tho ptojected $6,000 cost_ Thc balance to be cost sh~ed by the Municipalities. We note that the City of Pickerlng is spending $60,000 for its study of Liverpool Road South, an area of smaller size and attecting fewer residents than the Notion Road area. At the meeting of the Liverpool Road Study, it was stated that: ~ ' "you cannol complete a Land Use Study without an economic stud), qf allernatme usex"_ We fully agree with the statement_ A market analysis by a reputable Land Economist is a fundamental part of the Liverpool Road Study. The budget lbr the Notion Road Study is a mere $6,000 which we are told does not allow for an economic study. Surely the communities deserve an independent Professional opinion on these issues. 4. Clayton Research suggested the following work plan, which is acceptable to the Associations: Provide input into the refinement of the options being considered (considered against what is there now and where the area is likely to go in the absence of proper and coordinated actions by municipal governments): Assess the likelihood of there being a demand for each option within a finite time period (say 10 or 15 years) both assuming the lands are entirely cleared, decontaminated and available for use and assuming the transitional occurs gradually and in a piecemeal fashion; Ensure that there is consideration of the various costs associated wi~ t. he various re-uses in the evaluation process; · Provide an indication of land values under the various options, as well as employment and assessment; 5. We understand that staffare considering a consultant who regularly censults with the Town on Planning matters by hired for this study. We emphasize that from our perspective, we believe that a Consultant ~ho is an ~perr ~n Land Economics, independent of the Municipality would have greater credibility with the Residents_ Frank Clayton Ph.D. is a Land Economist who has established a strong reputation in this field and we request that he be the Consultant for this project Yours Truly, ATTACHMEI~T f' / / TO 1 8 ~ REPOR'f~ PD f2~',:,~ ,' DEVELOPf~EN ! ~ 0Z/l~/01 TL~ 16:1~ FA~ 905 683 6~$3 DAVID HO~ [~00; PICKERING - AJAX CITIZENS TOGETItER FORTHE E~OMMF~T & BROCK EAST CO~Y ~SOC~ON ~o ~72 ~n~ton Roa~ Ajax, L1T 3A2. A~, P, ~e~uHcn. Tel: (~ 42~ ExL 23 /~e~, 2001 Mr Brian Brldgemmn, MCIP, R~P, Manager, Planning and Develolmaent, Town of Aj~, 65 I-Am~ood Avenue, Ajax, LiS 2H9 Dear Mr This is to acknowledge receipt of ymrr letm~ of January 29, 2001, addressed to Nfl David I-Iome, We w~atd comment and raise the £ollowhag l. At every Open house held to date, planning staffhave given the impresSion that they ha,,e listened to the Community and a number of soenarios have included provision roe Park l~nd- tn the most t~ent avowing ~owa to th~ pahllc, this declined from about 20 aere~ to ai~our 5 acres - which is about Ibc amount of the shortfall in the A2 moa. Staff appe~r~u~ m he enthusecl at how such an amenity could tie in m the proposed trails along Duffins Creelc we presume that where you make the statement 'rHovvavea', it ts notad lhal the Strategic Plan al~o ~peak~ to the lad~ ~f f~ndingfor ~arkland acquistfion ~hich i~ £ar¢ of the rea~on why the Idea ora new slgn~ficant ~ized park in the Norton Road ar~a t* ~o dtffic'ult to recommend, from an imj~lementaz~on per$peca'va~, Page~ 1-2), that you love done a ready of what the easts *vould likely be and that you have included the added benefit that change designation of the ]and hn.q beell factored in, We request access m the time on which the above statement is marie, at the earliest opportunity. This goes to the heart of the reason why the corrrmuairy a.~cexl far a Land Economist, who has skilb in these areas, to make a study of what.ia po~s|ble b the area mad b. ow it migh~ be achieved. As you know the community offered match the cost to the municipaEties of such a ~rudy, and never recei,,ed · writt~rt masw~r to the request or reasons why it was not implemente& W e are pleased that you accept that the shoztfal! in pa'rk~l~aoe a* calculated tn David fileeld~ letter is accurate. 2. We request that you provide tm with an estima~ of the mount of funding that you believe is appropriate for the City of Plckering mad other staiceholfler~ to provide in partner~hlp for the creation of a park on Notion 3~ It wa~ left to staff to follow up with ~e mam~r of 57 Nation Ro~cl as to the interest he hazt in the idea that some of the land there could be available if the rest of his land were mom easily accessed- We ask you to inform u~ of any discussions with the owner ot'57 NDtirm Road. The land in question abal~ the conservation areas, cros~es Duffin's Creek mad would make an excellent access to the proposed ~a[l system. ~. We believe that the be.~t u.~e tha~ could be made of the Town land al Ibc southeast comer of Kingston Koad and ......... ,, ............ ,h. ,,,,~..,.~o,q ~q ~,,,'mm end ~ncleed your new Preferred Option showe the AT'TACH~ENT ~ / / TO EEPOBI ~/ PD ~4)~ -~ 07/Z3/'01 TI_rE 18:14 F_~X 905 68.3 63~3 __D_~..~_.D H0~IE L~J UUZ ?. The ~ommunivy beiieva~ ~at you ,were making ~ignificant effoms to resolve th: Notion Road eo~trove~y to the be.~fit of all per'ties. We b¢liev~ that th~ co~iW would be mo~t ~s~ if ~ ~oc~ w~tho~ a ~blic M~t~m Ho~e where y~ pm~t the "Option 5" ro ~m ~d ~pla~ yo~ ~c~W m ~ ~plemenm~on ptm for ~e pre~o~ "Prefe~ Option. fi. We [~qu~ ~at you m~e ~gemen~ for ~e Public Mee~Open Ho~e to be held ~ ~ visage Ccn~c or ~e Vil~e Ca~uniW Cenm, She~'oo~Mmn AV~U~, ~ck~ug Village, ~d not ~ cifiler chamP, whi~ ~ea~ ~e~ ~vellMg ~d mcmveMence ~ ~e publ[,, Th,ac mc o~ p~li~ t~p~ses and ~fiom to Otc leaer md report. We w~ to have ~e ,p~mi~ respond ~er ~ our fe~ack is ~ceN~ ~om ~ W~ ~ank you for ~e oppo~ to respond re ~e pre~Ma~ Yours truly~ Philip MeMullen. ~ Director, PA~'£ & BECA, -' Town of Ajax Mayor ~ud biember~ of Council, Mr L~o DeLoyde, Dix~nor of planning and Development Sew'ices, Brace John-~on, M~nagar of Design ~nx'ices Catherine RoaeJStephen Gaun~ City of Picketing Pl~ming Department 186 ATTACHMENT # /~' TO REPORT f PD ,~1~:,- c' ,' RECEIVE PICKERING-AJAX CITIZENS TOGETHER FOR THE ENVIRONMENT (P.A.C.T.) & CITY OF PICKERING BROCK EAST COMMUNITY ASSOCIATION tn~.r'aIPL^N,~NG & DEVELOPMENt ~, ..... / DEPARTMENT c/o 572 Kingston Road West, Picketing Ci[lage Ajax, Ontario, L1T 3A2, Attention: Plfilip B. McMullen Tel: (905) 428-8200, ext. 23; Fax: (905) 428-8666; e-Mail: Ptfilipbmc(q)~home.com Mayor Parish and Councillors Town of Aj ax 65 Harwood Avenue South Aj ax, Ontario L1S 2H9 Mayor Arthurs and Councillors City of Pickering One, the Esplanade Pickering, Ontario L1V 2K7 Dear Mayors and Councillors: Re: Joint Notion Road Land Use Study On behalf of the residents of Aj ax and Pickefing, and the organisations of PACT and BECA, attached is our detailed response to the Open House #5, and the proposed by-law amendments as detailed by staff of the two nmnicipalities. PACT, BECA and many individual members of the community have been actively involved over the past two years with the process of the Joint Notion Road Land Use Study, and the Ajax-only study pre-dating the Joint Study. Over the course of five Open Houses and numerous meetings with staff, PACT and BECA have made substantial presentations on our vision of the future of the Notion Road Lands, which lie within the Duffins Creek watershed. We have stressed the need for a long-term vision for these lands, a vision wherein the current land-owners mUst be wooed away from the continuation of the current, totally unacceptable, uses. We have, consistently, acknowledge that the uses being made of the lands at this time, are legal, and therefore the owners cmmot by denied their fights to continue these uses until a more attractive use is presented to, and accepted by, them. As part of our submissions, we have presented land use studies, overall designs for the area, and proposals for certain lands to be designated for park use. We have also offered to pay one half of the cost for a Land Use Economist to prepare a study of the area, with the potential to present more economically attractive alternate uses to the existing o~vners. Throughout this process, despite our numerous written submissions, we have not received the courtesy cfa single written response from Town staff. We have, however, been assured, repeatedly, that our input was being seriously reviewed, and parts of it incorporated into the study r~Dort. ATTACHMEN'r # / ¢.. TO REPOR'[ ~' PD ,-~ ,, I new/modified Official Plan for thc area, together with by-law amendments. We vigorously pointed out at tlfis meethlg that these proposals wore a major step backwards in tho attempt to provide a vision for the future of these lands. Not only had all pretense of converting any of the lm~ds to parkland disappeared, but staff had included wording on tho proposed new zoning by-laws which totally negate any mechmfism for future change to Prestige h~dustrial fi'om the current Heavy Industrial zoning. They did this by using the words "...as of right and by exception..." in regard to right to continue existing land uses. This removes the normal desi~mtion of"legal non-confomfing use" with its implied future change to the new set of uses permitted. Further, staff have included wording to extend certain currently-pem~itted uses to continue beyond tile implementation of the new zoning by-law, to lands on which the~e uses have never be[bre been implemented. Such a designation, combined with tiao "...as of right trod by except/on..." wording makes a laughing stock of the so-called amendments to tho permitted uses for these lands. At tile Open ttouse #5, staffagreed to amend their submission to council to take note of our strong objections. We are now advised that there will tlc no substantive changes fi'om the March 21 proposal when this study is presented to Council in Ajax on Ma,,,' 7,201~1. The residents of both mtmicipalities, as represented by PACT and BECA, are thoroughly disheartened with the abuse of process to which this entire study has been subjected. It is obvious that, from the very beginning, staff had no intention of listening to the public input; that the so-called "open houses" were simply a sham to put off tile public. ©iron the total ignoring of the public input, staff might as well have made their presentation for changes to the councils in 1999, and not wasted all of the valuable time of those members el'the public who have put their collective heart and soul into what tile.,,' were falsely led to believe was an interactive, consultative process. We, the residents of the two municipalities, rej oct the amendments proposed by staff fbi' the future uses of the Notion Road Lands. We require the two councils to order their respective staffs to return to the drawing board, and this time, take note o f the public's input, attd include that input ht the next set o[proposals. Failing a sensible resolution, acceptable to the general public, we will challenge any proposed changes at the Ontario Municipal Board level. Yours vcU, truly, PACT and BECA Philip B. McNlullen Director 188 ATTACHMENT REPORT # PD PICKERING AJAX CITIZENS TOGETHER FOR THE ENVIRONMENT & BROCK EAST COMMUNITY ASSOCIATION c/o 572 Kingston Road West, Picketing Village Ajax, Ontario, L1T 3A2, Attention: Philip B. McMullen RECEIV ~ITY OF PLANNING & U DEPARTMENT Tel: (905) 428-8200, ext. 23; Fax: (905) 428-8666; e-Mail: Phili~home.com SUBMISSION TO THE TOWN OF AJAX AND CITY OF PICKERING RESPECTING THE NOTION ROAD LAND USE AND URBAN DESIGN STUDY RESPONSE TO OPEN HOUSE # 5 Picketing - Ajax Citizens Together for the Environment (PACT) is an organization of concerned citizens. PACT has, for over two decades, been involved in land use issues, environmental and waste nlanagement concerns in the Towns of Ajax and Picketing. This included the P1 Whitevale landfill proposal, the Brock North, East and West landfills and EEl1. The Brock East Community Association (BECA) is an organization of Residents living in Ajax and Pickering with a primary concern for the betterment of the area East of Brock Road in Pickering between Highway 401 and Highway # 2 extending to Picketing Village in Ajax to the East including the stream corridor of Duffins Creek.. The organizations joined together to oppose the J&F Waste Systems Notion Road garbage disposal proposal and to seek improvement in the Notion Road area and protect Duffins Creek from the adverse environmental effect of development. BACKGROUND: This area has been the subject of much controversy since the application by J&F Waste to operate a Garbage Disposal Facility on Notion Road. Fortunately the attempt was rebuffed by both Ajax and Picketing Councils with the strong support of residents of both Town and City. The Residents raised significant funds and opposed the applicant at the Ontario Municipal Board. As part of the process, residents in both Ajax and Picketing have become aware of the intrinsic natural beauty of the area. Tlfis encompasses Duffms Creek, one of the finest streams east of Toronto, the Toronto Regional Conservation Authority's designated lands and stream banks, old forest woodlands, and two cemeteries all located within easy walking distance from residential areas in both Aj ax and Pickering. it would be hard to imagine a more appropriate area to convert to a place of enjoyment and relaxation for the general public. balance competing land use. transportation corridors and the concept of the separation of pollution sources from people and enviromnentally sensitive areas. INTRODUCTION: As citizens, we appreciate the inclusion of Residents in the Notion Road Land Use and Urban Design Study by the Town of Ajax and the City of Picketing. X, Ve have participated in the process, attending all public meetings m~d we have made numerous written submissions to Councils and met with staff. We attended tours of the area, including Duffins Creek, in October and November 1999. We offered to pa5' 50% of the cost for a external review by a Land Economist, to estabhsh the potential for implementation of alternative schemes put lbrward by staff and residen[3. We have never received o~ficial written response./rom thc munic~l~a/ities. Recommendation 1 We request that the services o/'a/and economist be retained now as staff at the Town of Ajax and the City of Picketing have not reached a consensus o~z land usage. We are willing to contribute 500,5 of the cost of hiring a Lam] Economist. OUR GENERAl, COM3IENTS ON THE SCHEMES PRESENTED. Our response for Open House #2. held on 29th February 2000, set out our connnents on the three scenarios presented by staff. At that Open House we presented our vision for the area, including a proposal that the Town of Ajax, possibly in association with the City of Picketing, purchase 57 Notion Road mid utilize the lands for Parks and open space. Our understanding was that the owner was interested and the balance of his lands would be enhanced bv the proposal. Our vision was that tiffs parkland would drive a wedge ttu-ough the Notion Road lands'makina it easier to persuade landowners to transition their use from Heavy Industrial to Prestige la~dustriaI. ~t the Open house #4 on 30 May 2000 staffpresented a proposal for a reduced park located on 57 Notion Road. Although much smaller than the whole site, it would at least provide access to Duffins Creek and meet the shortfall of about 5 acres in park space that has been ack~lowledged to exist in the A2 (Picketing Village) area. Planning staff now advises us that this option is not going zo t~e recommended, although there has been no focused pubtic discussion with the community on the z'ssue - or on how the shortfall will be met. Recommendation 2 7 That a fidI discussion take place at a meeting of Council on the issue of utilizing all orpart of 57 Notion Road as a Park, and that theistS/and requirements 2flthis area be fidl), discussed prior to the Stall's recommendations beingfomvarded to the To~'~ o/'A/'~r council for approval MEETING, 21sT MARCIt, 2001 190 ATTACHMENT ~'_ '/-~ .TO REPORT ~ PD ~a.~- c, I 9 10 11 12 13 14 At the meeting held on 21st March 2001, the community were presented with a set of draft recommendations and a site plan that simply designates the lands to the east of Notion Road now designated M3, to "Prestige Employment". We summarize our comments to this proposal as follows: Staff had previously prepared a document, a copy of which was enclosed with a letter of 29th January, 2001 addressed to one of our Directors, "PRELIMINARY RECOMMENDATIONS AND ;[MPLEMENTATION TOOLS" which was distributed to the businesses on Notion and Orchard Roads, but not to Residents. The document set out two alternatives: Alternative A: Heavy Industrial to M1 Prestige Industrial. This alternative includes the rezoning of the Study Area lands from M3 Heavy Industrial to M1 Prestige Industrial. The existing M3 Heavy Industrial uses would become legal non- conforming, thereby requiting an owner to apply to the Town's Conunittee of Adjustment to permit a minor expansion or enlargement of any existing buildings or structures on the lands and to apply for a site plan amendment. Alternative B: M3 Heavy Industrial to MI Prestige Industrial w/Exceptions. This alternative includes the rezoning of the Study Lands from M3 Heavy Industrial to M1 Prestige Industrial with exceptions ...... In addition the landowners in the Study Area would be permitted, as of right and by exception to continue operating their existing industrial uses on their lands. (With no requirement to apply to the Committee of Adjustment for variations) We pointed out at the meeting that the wording proposed for these exemptions "... use by right and by way of exception,.." was a de facto site specific zoning which would have the effect of precluding any requirement to apply to change the use, and therefore deny the municipality's desired zoning improvement and control over the area, under the new proposed zoning by-law. In addition, staff proposed specific site uses for various parcels of the Notion Road lands. In many cases these uses included uses which had never before been in operation on these sites. This would circumvent the zoning change from Heavy Industrial to Prestige Industrial as well as the municipaliie's intentions for the area At the meeting held on 21st March 2001, staff provided a Document "PROPOSED OFFICIAL PLAN AND ZONING BY-LA WAMENDMENTS" in which they incorporated the provisions of alternative B in their recommendations to the Ajax Council. We have the following comments on the specific zoning proPosals: A The residents made it abundantly clear at the meeting that altermative "B" is not acceptable. Alternative "A" is acceptable to the community in the absence ora move by the town to relocate these industries to an appropriate location - still overwhelmingly the resident 's first ATTACHICENT~ /~ TO improving the preseut laud use? The "~s of ri~h~ ,,bx' exceptions "indicates that there is a ~ow ?riority on iltll)FOVl'tl,g l/lC tlr'ecL Recolnmendation 3 15 recommend that the zoniug.£or the I~-&~-~ side g/'~¥btz'o~ Road be as set out in the £relimiuary Recommendatio~z A/temNztive A. 16 We request that the proposed Zoning tbr the Study Area lands delete railway trackage for industrial purposes in paragraph 2(a) from the list o fPermitted Uses - (rite railway tracks on Notion Road having been long since removed) - auld that "distribution centre" be deleted from Additional land use paragraph 2(b). h~ general, we request that the list of acceptable uses be pared down and be more operation specific, so that increased truck traffic, waste and pollution is nfinimized. Recommendation 4 17 18 19 2O 21 Delete raihvay trackage./br i~Niustrial pu~7;oses ~JNi diswibutiou centre from permitted uses. We request that a garbage sorting station, recycling depot or any similar waste management operation be clearly prohibited in the land use -- sub-paragraph d). Although t[tis prohibition may appear in the Ajax Official Plan, until that Ptau is approved, the residents are nervous that the protfibition is not clearly identified. The storage of unlimited amounts of piled aggregates in the floodplain defeats the Conservation Authority's "No Fill" policy. We request that this be investigated and that a written report be made available to the public on the issue. This especially applies to the asphalt recycling facility to the south of the Study Area. Staff advised that they are reconunending to Ajax Council that the Town owned property at the southeast coruer of Kingston Road and Notion Road is offered tbr sale. We have expressed our objection to the proposal, pointed out in paragraph 4 o£ our letter of 13t~' of February, referred to below. We request that we be advised of the process for tiffs disposal, m~d that public input to the decision will be heard, considered and followed. II;hat ,,arket value has the Town of Ajaxplaced on the sale of this land? A statement was made to the effect that there is still a proposal to build a bridge over Highway401 to link Notion Road to the property, south of the highway. We have expressed our strongest objection to this proposal, noting that there would be the potential for a huge increase in truck traffic close to residential areas. We commissioned a report on the Health issues from Info-Lynk Consulting Services Inc. which we provided to both Councils and staff, (further copies available on request). This clearly indicated that action should be taken to reduce the emission of carcinogenic diesel exhaust in areas where vulnerable populations (mainly children and the elderly.) are located. Local physicians made a presentation to Ajax Council in 1998 based on recon~mndations of the Ontario Medical Association. No action has been taken on this issue, as Gr as we are aware.. Ti~ere is n~ amelioration of the Track 192 ATTACHMENT REPORT ~' PD seek reduced levels of such pollution. This is especially acute in residential areas, schools, day-care and commercial/retail locations - all of which currently exist in abundance in the immediate area surrounding the limits of the Notion Road study area. Under the proposald, dust, odour,noise and general pollution, as well as detrimental effects on Duff'ms Creek from run off in the area will be continued and increased. 22 On behalf of PACT and BECA, on February 13, 2001, I responded to the letter of 29th Jm~uary from Mr Bridgeman to Mr D.A. Home, Director of our organizations (copy of my responding letter attached.) We would like to have an official response to the issues raised and would like it to be confirmed that the letter was distributed tothe members of Council in both Ajax and Pickering. DUFFINS CREEK TRAIL SYSTEM 23 Footpaths and Trails exist on both sides of Duffins Creek, both of which probably have been used by the public for over 100 years. We were pleased when all proposals showed that these would be eifl~anced and become part of the hnkage between the Canada Trail to the North and the Lake Ontario Trail. These included two foot bridges across Duffins Creek, making the present use of the area much safer. The trail is shown on the plan presented to the meeting but we were advised that the trail on the West Bmzk (heavily traveled by the public, many of whom fish the stream) has been withdrawn. We request information as to the process used in the decision to reduce the trail tot he one on the east bank, as it appears that no public input was taken into consideration. 24 We insist that before any final decisions are made, bot the City and tha Town put forward for the public's consideration specific measures to be undertaken to reduce the current and future increased risk of danger to residents, particularly, but not limited to, the open storage of wood, machinery, equipment, aggregates and waste. In addition, we recommend that the walkways not be opened between Marshcourt Drive and Notion Road until the safety concerns of the residents have been addressed to their satisfaction, with further open discussion with local residents. Final Comments 25 We want to ensure that the result of the Notion Road Study is a vision for the rehabilitation of land that owes its current use solely as an historical remnant from a bygone economic-era. We believe that the vision should ignore municipal boundaries and focus on the fact that it is a significant detriment to the entire Duffins Creek watershed. The industrial use of the area is totally incompatible with the residential areas on both sides of Duffins Creek, and we are concerned that the changes put forward will sohdify and perpetuate the wrong use of this land. There is the prospect for an amelioration of the current situation if the lands are used for Prestige Employment, but no discernable strategy is apparent for implementing such a change. The Present use of over 100 acres amounts to less than 1 job per acre, and this is not likely to change with the present M3 type of use. We do believe that in the longer term (we are speaking here of perhaps a quarter ora century - but there are Asian countries where this is called "short term planning"!) there should be no land used for heavv industrial rmmoses in this are~. l~ded a~ they are .qr~ clr~ lc~ R~/dm~f~t ATTACHMENT ~' ' ~ TO 193 26 We believe that the plan to improve ~ ' Road requires a much more significant initiative by the Not,on Municipalities than is shown on thc option prepared by staff. The Town ~d Cim representatives speak about improvement, but we see the proposal as peCetuatin~ the status quo, wtfile at the s~e time increasing the detrimental effects of the existing la~d use on area residents. We have urged the acquisition of 57 Notion Road for park purposes. Both residential color,ties would benefit from the p~k area, along with the improvement and access to the creek lands. The Toronto Regional Consen,ation Autt~oritv should be encouraged to acquire more creek l~ds. Both Pickering and Ajax Official Plans must include the results of the Notion Road Study and provision for the implementation of required cha~ge to the area or the time and effoa spent will have been wasted 27 28 29 30 31 The larger context and urban fabric beyond the study area appear to have been ignored. The heritage fabric of nearby Picketing Village m~d tt~e r'esidentiat/institutional areas beyond the east bank of the creek are not mentioned. The Town of Ajax is proposing to sell instead'of acquiring lands in the study area thereby weakening its position to affect change according to an urban plan or vision that xvill direct the potent opportunity that the heritage urban fabric, heritage architectural precinct and the environmental features that converae in this part of the town. Like it or not this is a unique place, history' speaks for itself. I-tistory is ~vidcnt throughout. The town's "vision" for the Duffins Creek comdor passing ttu'ough its urban fabric requu'es more than an economic rational. This place is multi-faceted, complex and of many dimensions. You only get this opportunity once. ' The Town of Ajax has designated significant land in the A7 area for General Employment use, wtfich is suitable for uses similar to the existing Notion Road industries. We still believe that it would be better to accommodate these industries to relocate where their operation is more compatible with sun'ounding areas. We ask again that you review in depth the significant effect that continued operation and expansion of industrial us~s iii such proximity to residential areas will have on the health and welfare of our conm~unitv. The area cries out for a ne,,',' vision with respect to the contribution that it can make to the quality of life of the community, rather than a continuance of its redundant past. We continue to call upon the municipalities of both Ajax and Pickering to work together with the cormnon purpose of removing this blight from our neighbourhoods, preserving and eahancmg public access to the Duffins Creek area, as ,,','ell as promoting safety and harmony in the conmmnity.. The organizations representing the citizens most affected by the present industrial uses in the Study area wish to continue to v¥'ork with tim Town of Ajax and the City of Picketing to bring about acceptable change. This would respect both the economic interests of the municipalities, as well as the health and well-being of the communities. We suggest that, having taken a number of years to produce the staff's "Preferred Options". that a further Public Open House be held where significant revisions could be considered by those most affected. If the staffstudy results in the scheme presented then staffhave not listened to the pubhc, to 194 A-rTACHL~,EN'r ~ /~' TO REPORT ~ PD r:~'c -- o / The Metrontario Group Suite 510, One Yorkdale Road, Toronto, Ontario M6A 3Al Telephone (416) 785-6000 Fax (416) 785-7000 E-Mail: metro@metrontario.coln March 31, 2000. (Send via Fax & Mail) Att: Miss Catherine Rose, Manager, Policy The Corporation of the City of Pickering, Pickering Civic Complex, One The Esplanade, Picketing, Ontario LIV 6K7 Dear Miss Rose, Re: Notion Road Land Use & Urban Design Study, City of Pickering. Silweli Developments Limited Property Role No.'s: 18 01 020 016 138 10 and 18 01 020 016 138 25. Please accept this letter as our written response to the Public Meetings/Open Houses and the Study work completed to date by both Picketing and Ajax. We also thank you fbr extending the comment deadline to accommodate our busy schedule. As you are already aware, we, Silwell Developments Limited is the owner of approximately eight acres of vacant land located on the west side of Notion Road in the Town of Picketing. We have submitted applications,to develop these lands and although we have not finalized any development plans, we maintain some form of residential use for these lands is appropriate. The following comments reiterate and expand upon the comments we presented at the February. 29, 2000 Public Meeting. Given the Study Areas existing land uses, we are extremely supportive of your efforts to examine the existing situation in order to ultimately redefine this area and to create a more positive future for all interested parties. We are of the opinion that the review process should establish a long term vision for this area and create the Policy framework that will allow the private sector to implement land use designations that will be compatible and appropriate for this area. We believe there is a tremendous opportunity to implement a frmnework that will create new land use designations that, when 195 Given the relationship of the existing heavy industrial uses to the surrounding residential and natural environmental features, it should be the goal of this study to evaluate the appropriateness of the heavy industrial uses and introduce the most compatible uses. In our opinion there is an opportunity tbr residential uses for this area with supporting uses where appropriate, some of which may be retail/commercial and open space/park uses. To make such uses economically viable, and to create an incentive for the existing owners, the proposed fi~ture residential uses would have to be implemented at medium to high densities. To minimize the impact on the existing single family neighbourhoods, we envision the build form to increase in height, from north to south across tile site. Larger masses of buildings could also be used to create an attractive and predominate gateway feature along the Itigi~way 401 frontage. ~ tigher tbrms of residential uses could also be implemented adjacent to the existing Duffin's Creek This would not only serve to establish a vary desirable residential area adjacent to the Creek, but also serve as a more appropriate and compatible use than industrial, adjacent to this significant environment feature. With respect to such issues can on and off site. tile flood plain issue, it is OUI' experience, that through development applications, often be addressed through the implementation of structures/improvements both This issue should be explored thither with the appropriate authorities. Also, residential uses, together with parkland dedication and cash-in-lieu requirements, may serve to help implement new and improve open space and park systems throughout tile study area thus partially addressing flood issues. Higher density residential development would also imply less ground related units, again partially reducing risk under flood conditions. Commercial/Retail uses would be appropriate if placed adjacent to }tighway 2. We are of the opinion that if approved, the ilnplementation of the above mentioned uses would result in the quickest possible redevelopment of this area and serve to greatly improve the desirability of these lands from an investment perspective. Being in tile land developments industry we are very familiar with scenarios such as this one, where if economic incentive exist, private interest will assemble, purchase, and redevelop the lands. Scenarios will ultimately be created whereby the existing industrial uses will be presented with offers that suggest their business be relocated to areas that are better suited to their daily operations. Perhaps it is appropriate that this study analyse thture land use designation in expanding areas of Picketing and Ajax in order to provide such areas ibr these and similar industrial uses. 196 ATTACHME~IT ~ /z./- 'rtl Currently we do not support any of the existing concept plans as presented at the Public meeting by Staff'. We would be much more supportive of a concept that would implement a similar philosophy as described above. Thank you for this opportunity to provide you with our comments. We look forward to continuing working with you and your staff on the study of this area. Please contact myself or Mr. Paul Mondell of our office if you wish to further discuss this letter or any other issues as they relate to the ongoing Study. Yours very truly, SILWELL DEVELOPMENTS LIMITED cc: Mr. Steve Gaunt, Pickering (fax) Mr. Renrick Ashby, Ajax (fax) t-,TTAOH~.~Er,~7 ~ / ~ .TO REPOR'I' ~ PD ~- 197 DEVELOPMENT DEPARTMENT Suite 510. One Yorkdale Road, Toronto. Ontario April 23, 2001. The Metrontario Group MOA 3A 1 Telephone (416) 785-6OOO Fax (416) 785-7OOO E-Maih metro@metrontario.com (Send via Fax & Mail) Att: Miss Catherine Rose, Manager, Policy The Corporation o£ the City of Picketing Civic Complex, eno The Esplanade, Picketing. Ontario. L1V Dear Miss Rose, Re: Owner: Role No.'s: Picketing Prelin]inary Recommendations l)etailing Proposed OPA's and Zoning By-Law Amendments. Sihvell Developments Linfited 18 01 020 016 138 l0 and 18 01 020 016 138 25. We wish to provide you with the tbltowing conm-mnts and concerns regarding your March 12, 2001 correspondence addressed to Paul M ondell detailinu the City's preliminary reconnnendations tbr the proposed official plan mnendments a.d zoning by-lax~ amendments at Notion Road. Official Plan, Section 1. (1) and Zoning By-Law 3036, Section 3: Re: proposed "Mixed Emplo3qnent" Official Plan desim~atJon and Zoning "uses permitted". It is our opinion that, although the t?pes of uses being proposed may ultimately be successful at this location, the development of such uses are significantly depend'az~t on what form of development will ultimately evoh'e on the lands East of N~tion Road. Given the existing area developments, together with a general lack of incentive lbr any near future redevelopments East or West of Notion Road. Ttn:oughout your study process we tiave ahvavs maintained that a majority of residential land uses should be proposed for this area and x~"ould ultimately result h~ much quicker redevelopment, certainly tbr our site, and potentially for the entire study area. Offieial Plan, Section 4, 11.11 (e)(i): Although our land is located in a transitional location between the existing residential and beavv AT'I'AOHMEN'r # /'-~ .TO R£POR'I' ~ PD ~ ''~ '~: ~ Official Plan, Section 4, 11.11 (e)(iii): We have already payed for our share of the upgrading fo Notion Road through our residential subdivision agreement and cannot support further costs associated to the Notion Road public road right of way. Furthermore, our engineering management approval for our lands ~nade provisions for the stormwater associated to our vacant lands on Notion Road. Official Plan, Section 4, 11.11 (g)(i): Given that our land may not be developed as residential, these road connections will likely never be required. In the event that the vacant lots are not required for traffic purposes, we intend to submit building permit applications for single family homes. Official Plan, Section 4, 11.11 (e)(ii - vii): These issues seem somewhat detailed in nature and we suggest that they may be better dealt with through ti~e site plan approval process. Official Plan, Section 4, 11.11 (e)(vii): To permit views fi:otn existing residential second story windows as recommended, implies that the future development of our land would be restricted to approximately tln'ee metres in height. Not only could this have the potential to make redevelopment of our land financially unviable, many of the uses proposed for this site through your reconm~endations could not be linfited to such heights. This clause makes the 9 metre maxflnum height provision under "Zoning By-Law 3036: 3. of your recommendations somewhat redundant. We do not support this recommendation. "Zoning By-Law 3036": Section 3. A proposed rear yard setback of 12 metres is excessive given that no loading or storage is permitted at therear of the future buildings. This implies that.you require a 12 metre buffer/berm between our intended uses and the existing residential uses which we do not support. Noise abatement requirements should be subject to a future Noise Report at the time of the development. (Reword clause: "...noise abatement if substantiated by noise report...") Thank you for tiffs opportunity to provide you with our comments. We have requested, but have yet to receive Ajax's recommendations, however, we assume they reflect earlier intentions as presented in the past similar to Pickering's recommendations. Please contact myself or Paul Mondell of our office to further discuss these comments or any other issues as they relate to the ongoing Study. Yours very truly, SILWI~LL I~EVELOPMENTS LIMITED ATTACHMENT #.~/~ .TO REPORT # PD -E .~ __ MARTINDALE PLANNING SERVICES · URBAN PLANNING & DEVELOPMENT CONSULTANTS March 17, 2000 Mr. Rennck Ashby Planning & Development Department Town of Ajax 65 Harwood Ave. S. Ajax, Ont. L1S 2H9 Dear Mr. Ashby: Re: Notion Road Land Use and Urban Design Study Response to Land Use Options We have recently been retained by Lafarge Canada Inc., a substantial land owner in the Notion Road study area, to examine the various land use options presented at the February 29, 2000 Open House, and respond on their behalf. In this regard, we would like to make the following comments and recommendations for Council's consideration. Background: Lafarge Canada Inc. has become a firmly established presence in this heavy industrial area, both as a landowner and as a co-owner of Innocon Inc., which occupies the Essr'oc-owned lands north of Orchard Road. The company owns a total of 3.57 hectares (8.82 acresl of land within the study area, as outlined on the attached survey. Last year Lafarge paid approximately $137,000 in property taxes. This 8.82 ac. property, municipally known as 77 and 83 Orchard Rd.. supports an asphalt plant, which includes as components the crushing and sale of asphalt and Concrete for sale off site; a contractor's yard; fuel storage; and accessory, buildings. Asphalt and concrete recycling have also been part of plant operations. This plant has been owned and otx~rated by Lafarge for approximately 9 years; prior to that, Ontario Paving operated the plant tbr around 5 years. A portion of the 77 Orchard Rd. property is currently leased to Aquablast Corporation, which operates a high pressure washing and vacuum cleaning business for industrial purposes. To the north of Orchard Rd., Innocon Inc. operates a ready-mix concrete plant on a 1.47 ha (3.6 ac.) property, owned by Essroc Inc. Innocon is jointly owned by Lafarge and Essroc. This property supports a ready-mix cement plant that has existed on ~the site for 40-50 years and employs approximately 30 workers year round. Innocon's access into the property is by way of a mutual driveway, shared with the new owners of the propem, to the south of the driveway (Ye 200 ATTACHMENT # /~ ,.TO PROPOSED LAND USE OPTIONS Option #1: The Residential (Industrial Displacement) Option is considered totally impractical and unworkable. For over 40 years, Notion Road has been a viable heavy industrial area, and the demand for asphalt, ready-mix concrete and other construction materials provided by these businesses, along with other heavy industrial uses, remains viable. Option #2: Insofar as Lafarge is concerned, the Status Quo option is strongly preferred, for the following reason s 2 it recognizes the existence of established, legal, conforming uses that contribute tax dollars and employment opportunities to the Town of Ajax; ~ it permits the existing operations to function and respond to marketplace demands; it recognizes the substantial capital investment the firm has made in these properties, and its long term intention to remain in the community; it enables the company to continue to produce asphalt, which meets an important local and regional need for construction projects. Although this option is entitled "Status Quo", it is not really a "do nothing" scenario. Option 2 also calls for the establishment of a 20 m buffer strip along Hwy. 401 and a "gateway" feature at the intersection of Notion Rd. and Pickering Parkway; a pedestrian connection under Kingston Road for trails along both sides of the creek; and a much-needed detention pond to treat storm water runoff from the area before it enters the creek. Lafarge believes that the implementation of Option 2 represents a significant benefit to the local environment. Certainly, my client is well aware of the unattractive appearance of its Orchard Rd. property from Hwy. 401, due to the presence of a large pile of asphalt and concrete beside the highway. Since taking over the property from Ontario Paving, Lafarge has reduced the amount of material at this location by about two-thirds, and continues to reduce its volume. Insofar as Innocon is concerned, Option 2 proposes the establishment of a public road (in the form of a cul-de-sac) extending east of Notion Rd. along the mutual driveway within the company's property. Further investigations will have to be undertaken to determine what impact this may have on on-going operations at the plant. Although zoning is not explicitly mentioned in the land use alternatives, Innocon would like to REPORT ~. PD ~?' / 201 Option #3: This option, entitled "Evolution Towards Prestige Industrial", appears to recognize the existence of Lafarge's operations and the adjacent land uses, but would result in my client's use being relegated to legal non-conforming use status. Consequently, any expansion, alteration or modernization of the plants would require the company to submit either a minor variance application to the Committee of Adjustment or a rezoning application to Council. Rezoning, as you are aware, can be a cumbersome and time-consuming process, with no guarantee of approval. Even the minor variance process takes a minimum of three months, with no guarantee of approval. Lafarge has invested too much capital in/ts operations to be subiect to this kind of uncertainty and have its ability to react to market forces compromised. As with Option 2, Innocon reserves judgement on the proposed road (shoxvn in this option as a through road connecting with Orchard Rd.), which would require the acquisition, widening and upgrading of the present mutual driveway. Option #4: Lafarge has the same fundamental concern over this option as number 3. i.e., it would allow the continued existence of its operations, but make any substantial expansions or m~provements subject to the discretion of the Town. However. unlike Option 3, it proposes two residential areas on the west side of Notion Rd., directly opposite existing heax3' industrial uses. This is not considered proper planning, as the two uses are clearh' incompatible. Innocon is not convinced that a community-size park of Ic) acres (which is almost 4 times the size of a typical neighbourhood park) is an appropriate use within a Heavy Industrial area, even if the Town is in a position to purchase the necessary acreage. Communiw parks generally have a passive, open space component which would be out of character with surrounding land uses to the north, west and south. Another issue is that any pedestrian tralfic using the park or the proposed road accessing the Duffin's Creek could present a safety concern in view of the heavy trucks in the area. - Summary: Lafarge Canada Inc. is a substantial property owner, taxpayer and employer in the Town of Ajax and wishes to remain so. Its site has been used for heaD, industrial purposes for a considerable period of time and provides a service to the communib,. There are very limited areas available for these kinds of uses in the Town, so re-location is not considered a viable option. Lafarge has no wish to become a non-conlbrming use, and any proposal to change the existing Official Plan desi~at/on and zonimz, ur)on which the company relied when it purchased its ATTACHMENT ~ ~/~ TO REPORT ~' PD ,,,-?~' - ~:: i' In conclusion, my client recommends that Option #2 (Status Quo) be selected as the basis for implementing the Notion Road Study, since it recognizes the longstanding nature of the area and protects the rights of the existing property owners. Thank you for providing the opportunity to present our views. We look forward to working with you as the study progresses. Yours very truly, MARTINDALE PLANNING SERVICES Urban Planning and Development Consultants Principal encl. c.c. s. Gaunt, C±ty of P±ckering ATTACH~'IEN'I' # ~ 'Lo ,TO REPOR*I' t' PD Z:'~ :~ 2n4 ATTACHMENT REPORT ¢' PD MARTINDALE PI~d~NING SERVICES · URBAN PLANNING & DEVELOPMENT CONSUEFANTS February 14, 2001 Mr. Renrick Ashby Planner Town of Ajax 65 Harwood Ave. S. Ajax, Ont. L1S 2H9 FEB ! 2001 DEV.ELOPME,HT APROYAI,~ Dear Mr. Ashby: Re: Notion Road Land Use and Urban Design Study On behalf of Lafarge Canada Inc. and Innocon Inc., substantial property owners in the above- noted study area, we would like to thank you for providing us the opportunity to review the preliminary draft recommendations and implementation documents for the study. Following our review, we have a number of concerns which are elaborated upon as follows. (a) Description of Lafarge's Operations in Ajax In order to place our comments in context, a few points from our previous submission on the land use options generated by staff last spring would be in order. Lafarge Canada Inc. has become a firmly-established presence in the Notion Road area, both as a landowner and as a co-owner of Innocon Inc., which occupies the Essroc-owned lands north of Orchard Road. The company owns a total of 3.57 ha (8.82 ac.) of land on Orchard Rd. and contributes approximately $137,000 to the Town of Ajax each year in property taxes. This 8.82 ac. property, municipally known as 77 and 83 Orchard Road, supports an asphalt plant, which includes as components the crushing and sale of asphalt and concrete for sale off-site; a contractor's yard; fuel storage; and accessory buildings. Asphalt and concrete recycling have also been a major part of plant operations. This plant has been owned and operated by Lafarge for approximately 9 years; prior to that, Ontario Paving operated the plant for around 5 years. A 1.47 ha (3.6 ac.) portion of the 77 Orchard Rd. property is currently leased to Aquablast Corporation, which operates (away from the premises) a high pressure washing and vacuum cleaning business for industrial purposes. To the north of Orchard Rd., Iunocon Inc. operates a ready-mix concrete plant on a 1.47 ha (3.6 ac.) property owned by Essroc Inc. Innocon is jointly owned by Lafarge and Essroc. This property supports a ready-mix cement plant that has existed on the site for 40-50 years and ,~,~,~hw~ ~,nro,cimatelv 30 workers year round. AT~'A~,,'.',E~;T ~ /7 TO (b) Proposed Official Plan Amendment While the proposed redesignation of the Notion Road industrial area from "General Employment" to "Prestige Employment" is not Lafarge's first preference, my clients could live with it - provided it is clearly understood that the process of replacing existing established uses with the types of uses envisaged by the study is likely to be a very long, evolving process. Unless the Town of Ajax is prepared to buy the Lafarge propert,,; and/or offer substantial incentives for the company to relocate, there is no clear benefit to-my client to rove up the superior locational advantages of its present site in order to re-establish somewhere'~lse, which would not likely be within Ajax in any event. The policies outlined in section 2.5.3 (l) represent in our view a fair balance between allowing minor expansions to the existing heavy industrial operations, in reco~mition of the contribution made by these uses to the Town's economy, and providing tbr necessary aesthetic improvements to the area through the site plan process for such expansions. Section 2.5.3 (j) encourages the acquisition of additional parkland in the area "directly related to the Duffin's Creek corridor". We support this goal as it applies to lands abutting the adjacent valley, bUt do not support the creation of parkland in the middle of the study area where it would be surrounded by existing industrial uses, with inherent safety issues as a result, as was proposed by some of the earlier land use options. (c) Zoning Alternatives (i) Alternative A: As discussed with staff on a number of occasions, we do not support the rezoning of the entire study area from M3 to M1, which would render the Lafarge and Innocon/Essroc lands as legally non-conforming. Such a rezoning would have the effect of requiring my clients to apply to the Committee of Adjustment for a minor variance or Council for a by-law amendment any time a building permit for expansion or alteration to the premises was required, even if the effect was to upgrade the facility for health, environmental or safety reasons. As Council is aware, rezoning is a time-consuming process, with no guarantee of approval. Lafarge has invested too much capital ~n its operations to be subject to this kind of uncertainty and have its ability to react to market forces compromised. Should the existing zoning be changed to MI, we have no difficulty with the additional uses proposed in the report beyond those already permitted in M1 zones, nor with the list of uses to be prohibited. It is understood that the additional performance standards outlined in section 2(e) would apply to ATTACH~,~P,!7 ~' '7 TO REPOR'T .,, PD ¢.?~ ¢ i (ii) Alternative B: The proposal to rezone the study area to M1 with provision for existing uses to remain "as of right and by exception" in order to continue operating their present industrial uses is considered to be appropriate and fair. It protects their property rights but ensures that if and when the properties are sold and the uses discontinued, that any new uses must conform to the MI provisions. This approach is seen as a proper balance between the interests of the established owners such as Lafarge, who relied on existing Official Plan and zoning provisions when purchasing their lands, and the interests of the residents to the east and west of the area As in Alternative A, we have no difficulty with the proposed additional permitted uses for the M1 zone; in addition, we would support the list of prohibited land uses outlined in section (d) under this alternative. With respect to the list of existing industrial uses to be recognized under Alternative B, we would request that the following existing uses be added for the properties located at 5? & 87 Notion Road and 83 & 109 Orchard Road: asphalt batching, aggregate depot, and asphalt and concrete recycling operations. The proposed standards to be applied to the heavy industrial uses are problematic in terms of Lafarge's existing operations. For example, there are presently storage bins located within 60 m of the front lot line which may be considered outdoor storage, and the proposed height limit of 8 m (26.2 fi.) for the outdoOr storage of aggregates for recycling represents a major concern. This pile of concrete and asphalt is normally around 15 m (50 fi.) in height, depending on the time of year and level of construction activity in the area, but can vary substantially. Our preference would therefore be an "average" height of 15 m, with the height not to exceed 25 m at any given time. The difficulty with an unrealistically low height limitation is that it would result in the pile being spread out more and occupying a higher percentage of the site. In this regard, it should be pointed out that a row of coniferous trees was planted last fall between the pile and the adjacent cemetery in order to provide a visual buffer for the cemetery. However, it would be very difficult to provide the requested buffer between the pile and Hwy. 401 since there is little, if any, space in which to plant trees in that location, and the topography in any event does not lend itself to the establishment of a viable buffer. In addition, Innocon is considering an improvement to its truck washing facilities and would like some clarification on how the proposed zoning provisions would affect that kind of facility. (d) Urban Design Guidelines Although the draft report recommends that the Notion Road Urban Design Guidelines be /~TTACHMEN'r REPORT provided the opportunity, of reviewing the Guidelines prior to their adoption by Councd,' since they will be impacted directly by same. (e) Southeast corner of Kingston Road and ltwy. No. 2 We support the recommendation that the Town of Ajax market this propem.', which has been an eyesore at one of the more prominent "gateways" into the Town for many years. Surely when Council is expecting private landowners like LMarge to "clean up their aci"-it is also incumbent upon the Town of Ajax to do the same with its property. (f) Concept Plan We understand from staffthat the "Concept Plan" retErred to m recommendation no. 9 is actually the Official Plan and zoning schedules rather than a separate plan. This should be clarified in the final version of the documents to eliminate any confusion. (g) Conclusion As indicated previously, Lafarge can support the proposed Official Plan re-designation of the lands to "Prestige Employment" provided that its existing development rights are protected in accordance with the provisions of Alternative B, i.e., that notw/thstandmg a zoning change to M1, existing uses will be allowed to remain and minor expansions will be permitted, as of right. Similarly, the proposed 20 m buffer strip along Hwy. 401 would be appropriate for a future user of the property, but is impractical to achieve under present conditions. We look forward to discussing these comments with staff prior to the statutory public meeting. Should you require any clarification in this regard, please do not hesitate to call myself or Melanie Horton at Lafarge (905-738-7070 ). Yours very truly, MARTINDALE PLANNING SERVICES Urban Planning and Development Consultants Principal M. Horton, Lafarge W. London, Innocon t;O'ACHMEN'r ~ /'Z .TO REPORT ~ PD -~ '- ~' / MAR- LYN LUMBER SALES LIMITED 100 ORCHARD ROAD AJAX, ONTARIO L1S 6L1 TE L: (905) 686-4491 FAX: (905) 686-4492 WHOLESALE INDUSTRIAL LUMBER SALES February 5,2001. Mr. Renrick Ashby, Planner, Town of Ajax, 65 Harwood Ave. South, Ajax, Omariq~ L1S 2H9 Dear Mr. Ashby: CITY OF: PiCKERiNG PICKEfllNG, ONTARIO RECEIVED FEB 0 6 2001 CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT We have been carrying on daily business at our currem location, as either tenant or landowner, for the past eighteen years. We are of the opinion that the acceptance of either Alternative "A" or Alternative "B" would seriously irhpact our daily operations in a negative manner. We are also of the opinion that we would suffer a serious financial set- back when we chose to sell our property under the new proposed zoning. Would it be unreasonable to look to the Town to make-up the monetary difference at the time of sale based on the future value of M3 zoning and business operations? Yours truly, MAR-LYN ES Wayne Ford President. LIMITED Copy: Town of Ajax Mayor and Members of Council Leo DeLoyde, Director of Planning and Development Services ~,Catherine Rose/Stephen Gaunt, City of Piekering Planning Department