HomeMy WebLinkAboutPD 18-10
Report To
Planning & Development
PICKERING Committee
Report Number: PD 18-10
141
Date: June 7, 201011
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 4/10
Loblaw Properties Limited
1792 Liverpool Road
(Part of Lot 23, Concession 1 South)
City of Pickering
Recommendation:
1. That Report PD 18-10 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 4/10 submitted by Loblaw
Properties Limited, on lands being Part of Lot 23, Concession 1 South, City of
Pickering, to amend the zoning by-law to also permit a commercial-recreational
establishment and a commercial school use, be approved; and
3. Further, that the draft zoning by-law to implement Zoning By-law Amendment
Application A 4/10, as set out in Appendix I to Report PD 18-10, be forwarded to
City Council for enactment.
Executive Summary: The applicant proposes to amend the zoning by-law to
permit two additional uses, being a commercial-recreational establishment and a .
commercial school (see Location Map and Applicant's Submitted Plan, Attachments #1
& #2). The current by-law permits a variety of commercial uses in the existing
commercial complex on the subject property.
The amendment is required to permit the proposed additional commercial uses
proposed to operate within the vacant retail space (1580 square metres for the
commercial-recreational establishment and 80 square metres for the commercial
school) of the existing building. No exterior changes are proposed as a result of this
zoning by-law amendment. The proposed commercial uses will not have an adverse
impact on the appearance and operation of the property, on-site parking requirements
or site function. Pedestrian accessibility and connectivity will be improved on-site as a
result of the introduction of a sidewalk along the south side of Liverpool Road traffic
aisle entrance.
It is recommended that the application be approved and that the draft by-law be
forwarded to Council for enactment.
Report PD 18-10 June 7, 2010
Subject: Loblaw Properties Limited (A4/10) Page 2 142
Financial Implications: -No direct costs to the City are anticipated as a result of the
proposed development.
Sustainability Implications: Staff's review of the application against the City's Draft
Sustainable Development Guidelines resulted in a score below the Level 1 standard.
Due to the nature of the proposal (being the addition of two commercial uses within an
existing commercial building to utilize existing vacant retail space), there are limited
opportunities to achieve Level 1. The development proposal provides opportunities for
commercial intensification, efficient use of vacant retail space, greater diversity of retail
and entertainment, encourages a downtown destination and takes advantage of existing
infrastructure within the City's urban area. The site is located on a designated transit
spine and has access from both Kingston Road and Liverpool Road. Loblaw Properties
Limited will submit a letter of undertaking for their commitment in the construction of the
south sidewalk from the Liverpool Road access to provide improvements for pedestrian
accessibility and connectivity.
The applicant submitted a Sustainable Development Report for the proposal (see
Attachment #3). The applicant indicated in the report that at the building permit
application process, a detail design will be provided to address specifics of "Section 8.
Resource Efficiency" of the City's Draft Sustainable Development Guidelines to ensure
interior renovations addresses sustainable standards.
The application generally represents a sustainable approach for the improvement of the
subject lands.
Background:
1.0 Comments Received
1.1 Prior to application submission and Information Meeting
(see Attachment #4)
Jacqueline Smart of 829 Fairview Avenue commented that there is no sidewalk
on the south side of the Liverpool Road access to Loblaw Supermarket complex.
She indicated that a sidewalk on the south of the Liverpool Road access will
provide accessibility for people both walking and riding the Durham Transit buses
to and from the site.
1.2 At the May 3, 2010 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #5 & #6)
Report PD 18-10 June 7, 2010
dub 3 t: Loblaw Properties Limited (A4/10) Page 3
No members of the public spoke in respect to this application. Planning &
Development Committee members discussed the site's parking, pedestrian
connectivity, the need for a sidewalk on the south side of the entrance from
Liverpool Road, Kingston Road urbanization and site safety.
1.3 City Department and Agency Comments
Durham Region Planning - proposed amendment is consistent with
Department the Region's policies to develop higher
density development
no matters of provincial plan interest are
applicable
municipal water supply and sanitary sewer
service is available to the subject property
additional comments and conditions will be
provided through a future site plan
application process
proposal does not present any significant
Durham Region Transit or transportation
impacts (see Attachment #9)
Toronto and Region - no objection to this application given that
Conservation Authority no exterior changes or additions are
(TRCA) proposed
- any changes to the existing building or
existing grades along the western portion
of the property would require approval from
the TRCA (see Attachment #10)
Development Control - no objection to this application given that
as a condition of this rezoning the applicant
be required to provide a cash-in-lieu
payment or provide a security, for the
placement of a sidewalk on the south side
of the entrance from Liverpool Road
- an estimated cost to construct sidewalk is
$20,000.00 (see Attachment #11)
2.0 Discussion
2.1 Proposed Uses Complies with the Pickering's Development Guidelines
The applicant is proposing to permit a commercial-recreational establishment
and a commercial school use within the existing building. The property is
situated within the area covered by the Pickering Downtown Core Development
Guidelines and the Kingston Road Corridor Urban Development Guidelines.
Report PD 18-10 June 7, 2010
Subject: Lob law Properties Limited (A 4/10) Page 4
144
Both Development Guidelines encourage a destination area, pedestrian activity
and connectivity, increased transit use and higher density and diversity of land
use mix. The development proposal of additional commercial uses would
intensify the site resulting with a higher intensity and diversity of uses creating a
destination area. The application would comply with and help achieve the
Development Guidelines' objectives.
2.2 Proposed Uses are Appropriate for the Existing Building and Compatible
with Surrounding Existing Land Uses
The proposed additional commercial uses make efficient use of vacant retail
space (approximately 1,660 square metres) in an existing commercial building
along two major transportation corridors, Kingston Road and Liverpool Road.
The development proposal provides opportunities for commercial intensification
and provides greater diversity of retail and entertainment thus encouraging a
downtown destination while taking advantage of existing infrastructure within the
City's urban area. In the Pickering Official Plan the subject property is
designated as "Mixed Use Areas - Downtown Core" and is currently surrounded
by a variety of commercial and office uses. The development proposal is
appropriate for the existing building and compatible with surrounding existing
land uses. .
2.3 Proposed.Commercial Uses will not negatively Impact Site. Function and
On-site Parking
In response to the Public Meeting the applicant submitted two correspondences,
one by Zelinka Priamo Ltd (see Attachment #7) and one by LEA Consulting Ltd
(see Attachment #8).
Zelinka Priamo Ltd's letter specified that the busiest times for a fitness centre and
a foodstore are different, therefore the two uses do not interfere with each other.
Additional parking spaces would not be require as a result of the proposed
additional commercial uses.
The LEA Consulting letter indicated that based on the parking ratio requirement
for the site, the site exceeds the required parking spaces. Trip rates were taken
from the Institute of Transportation Engineers Trip Generation and compared
against three land use categories; Health Fitness Club, Supermarket and Apparel
Store. The trip rate comparison concluded that the trip rate for a fitness centre
was lowest and thus generates a lower number of site trips in comparison to the
other land use categories.
The proposed additional commercial uses do not appear to have a negative
impact to on-site function and on-site parking.
Report PD 18-10 June 7, 2010
Subject: Loblaw Properties Limited (A 4/10) Page 5
14 5
2.4 Pedestrian Accessibility and Connectivity will be improved
The applicant has committed to submit a letter of undertaking for the construction
of a sidewalk on the south side of the entrance from Liverpool Road. The
proposed sidewalk will improve pedestrian movements, increase pedestrian
access opportunities and provide better site connectivity. Loblaw Properties
Limited has committed to' provide the City of Pickering with a security for the
requested amount of $20,000 for the sidewalk on the south side of the entrance
from Liverpool Road.
The Durham Region Long Term Transit Strategy Environmental Assessment is
presently underway to provide improvements along Kingston Road. The City
currently holds a Letter of Credit from Loblaw Properties Limited related to the
urbanization of Kingston Road across its frontage. Future urbanization
opportunities along Kingston Road will be explored after the conclusion of any
additional land needs by Durham Transit. Sidewalk construction is also
anticipated following the completion of the Environment Assessment. This work
will improve pedestrian accessibility and connectivity.
2.5 No Significant Concern Anticipated on Operational Security
In response to the concern raised regarding security, the applicant indicated the
fitness centre is not a 24 hours facility. The hours of operation are 5:30am to
11-00pm Monday to Friday and 8:00am to 8:00pm on weekends. The Loblaws
Supercentre hours of operation are weekdays from 8:00am to 10:00pm, Saturday
7:00am to 9:00pm and Sunday 9:00am to 7:00pm, which overlaps with the
busiest time of fitness centre being 7:00am to 10:30am and 4:00pm to 7:30pm
(see Attachment #7). The security will be improved with the additional
commercial uses thereby attracting more activities and people to the property.
The existing parking lot is lit according to the approved site plan.
3.0 Applicant's Comments
The owner has been advised and concurs with the recommendations of this
Report.
Report PD 18-10 June 7, 2010
Subiect: Loblaw Properties Limited (A 4/10) Page 6
146
Attachments:
1. Location Map
2. Applicant Submitted Plan
3. Applicant's Sustainable Development Report - Zelinka Priamo Ltd.
4. Resident Comment - Jacqueline Smart
5. Text Information Report
6. Minutes of Statutory Public Meeting
7. Response Letter - Zelinka Priamo Ltd.
8. Response Letter - LEA Consulting Ltd.
9. Agency Comments - Region of Durham Planning Department
10. Agency Comments - Toronto Region Conservation Authority
11. City Comments - Development Control
Prepared By: Approved/Endorsed By:
i
Mila Yeung Neil arr IP PP
Planner I Director, Planning & Development
zeo~04 pnw-,
Ross Pym, MCIP, PP
(Acting) Manager, Development Review
MY:ld
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering Cit Co it
71,
T s J. Q inn M , CMM
Chief Administrative Officer
Appendix I to
1 4 7 Report PD 18-10
f
Draft Implementing Zoning BY-law
Amendment Application A 4/10
The Corporation of the City of Pickering 1 48
By-law No.
Being a By-law to amend Restricted Area (Zoning) By-law 3036,
as amended by By-law 1680/83, 1727/83, 2006/85 and 5235/98
to implement the Official Plan of the City of Pickering, Region of
Durham, being Part of Lot 23, Concession 1 South, in the City of
Pickering (A 4/10)
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
add a commercial recreation establishment use and a. commercial school use for Part of
Lot 23, Concession 1 South, in the City of Pickering.
And whereas as amendment to By-law 3036, as amended by By-law 1680/83, 1727/83,
2006/85 and 5235/98, is therefore deemed necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Area Restricted
The provision of this By-law shall apply to those lands in Part of Lot 23,
Concession 1 South, in the City of Pickering.
2. Text Amendment
1. Section 4, Definitions, of By-law 1680/83, as amended by By-law 1727/83,
2006/85 and 5235/98, is hereby amended by renumbering and
re-alphabetizing this subsection in order to incorporate the new definitions
as following:
(1) "Commercial-Recreational Establishment" shall mean a commercial
establishment in which indoor recreational facilities such as bowling
alleys, miniature golf courses, roller-skating rinks, squash courts,
swimming pools, and other similar indoor recreation facilities are
provided and operated for gain or profit, and which may include an
arena or stadium but shall not include a place of amusement or
entertainment as defined herein;
(2) "Commercial School" shall mean a school which is operated for gain
or profit and may include the studio of a dancing teacher or music
teacher, or an art school, a golf school or any other such school
operated for gain or profit but shall not include any other school
defined herein.
By-law No. xxxk/10 Page 2
149
2. Sub clause Section 5.(1)(a), Uses Permitted ("C7" Zone), of By-law
1680/83; as amended by By-law 1727/83, 2006/85 and 5235/98, is hereby
amended by renumbering and re-alphabetizing this subsection in order to
incorporate the new uses permitted:
(1) Commercial-Recreation Establishment;
(2) Commercial School
3. By-law 3036
By-law 3036, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as set out in Section 1
and 2 above. Definitions and subject matter not specifically dealt with in this
By-law shall be governed by relevant provisions of By-law 3036, as amended.
4. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law read a first, second and third time and finally passed this day of ,
2010.
David Ryan, 11,0'
Debbie Shields, City Clerk
ATTACHMENT # TO
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PROPERTY DESCRIPTION Concession 1 South Part Lot 23
OWNER Loblaw Properties Limited DATE Mar. 29, 2010 DRAWN BY JB
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ATTACHMENT # 2 TO
REPORT # PD-
151 Information Compiled from Applicants
Submitted Plan
A 04/10
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This map was produced by the City of Pickering Planning & Development Department,
Planning Information Services division Mapping and Design, Mar 29, 2010.
ATTACHMENT # 3 TO
RENURI # PD /
ZELINKA PRIAMO LTD 152
r NOFESSiONAC ~LsthNisae~ ~NGt.etic~°
TO: Mila Yeung
Planner I
City of Pickering
FROM: Michael Hannay, BES., B.Arch., MRAIC, MCIP, RPP, LEED®AP
Urban Designer/Principal Planner
Zelinka Priamo Ltd.
DATE: December 15, 2009
RE: Sustainable Development Report for Zoning By-Law Amendment
1792 Liver pool Road
City of Pickering
Our File: LPL/PCK/99-01
To assist in the preparation of the required Sustainability Report I have reviewed the City
of Pickering's Sustainable Development Guidelines (May 2007) and the Zoning By-law
amendment prepared by Heather Garrett of our office acting on behalf of Loblaw
Properties Limited. I have reviewed both of these documents to better understand how
this application and the contemplated interior renovations of the existing building might
fit within the structure of the Sustainable Development Guidelines.
Given the specific nature of the Zoning By-law amendment and its stated connection to
the contemplated interior renovations it would appear that the this Zoning By-law
amendment itself does not easily fit within the structure of these guidelines due to the
following characteristics of the current zoning, the nature of the existing building and the
scope of the proposed building renovations:
• The subject lands are currently Zoned for Commercial Use;
• No changes to the existing site are contemplated;
• All new commercial activities resulting from the Zoning By-law Amendment will
be conducted within the existing building envelop;
• All renovations to the existing building will be stickled interior renovations;
Only Section 5.3 Commercial Density (R) would appear to have bearing on this
application in that the contemplated interior renovations would increase the interior floor
area and hence the floor space index (FSI) of the exist building by the construction of a
465m2 mezzanine.level within a portion of the existing building envelope. This increase
in the FSI would appear to address the intentions of this section to increase commercial
density.
318 Wellington Road
London, Ontario N6C 4P4
Tel: 519-474-7137 Fax: 519-474-2284
Email: zp@zpplan.com Website: zpplan.com
ATTACK14ENT # TO
oFPORT # PD
153 December 15, 2009 ,
However, it is clear that through the building permit application for the contemplated
interior renovations, some portions of Section 8. Resource Efficiency will be applicable
and must be addressed.
However, application for a building permit cannot be made until the requested Zoning
By-law amendment has been passed. It is anticipated that the architectural design,
working drawings, specifications and building permit application will be prepared by the
design firm Square Feet. It is also anticipated that a Sustainability Report addressing the
specifics of Section 8 Resource Efficiency will be provided by the architects based on
the specifics and details of their design for the interior renovations as documented in their
working drawings submitted to the chief building official for review as part of the
building permit process.
To meet the requirements for the building permit a qualified mechanical/electrical
engineer will provide mechanical and electrical drawings for the plumbing, lighting
HVAC and control systems.
At that time these drawings.can be used to accurately predict and assess the water and
energy efficiency of the renovated space.
In conclusion, the proposed Zoning By-Law amendment would permit a Goodlife Fitness
Centre in an otherwise vacant space. The changes needed to accommodate the fitness
centre would increase the interior floor area and the floor space index (FSI) of the
existing building by introducing a 465m2 mezzanine level. This increase in the FSI would
address section 5.3 Commercial Density (R) of this City of Pickering's Sustainable
Development Guidelines..
Given the scope and nature of the envisioned renovations it would appear that a
sustainability report for the most applicable sections of the guidelines would best be dealt
with at the building permit stage as described in Guideline #2 Development Guidelines
for Plans of Subdivision, Site Plan Approval, Rezoning and Building Permit
Application on page 3 of the Sustainable Development Report, Terms of Reference.
Yours very truly,
ZELINKA PRIAMO LTD.
Michael Hannay BES., B.Arch., MRAIC, MCIP, RPP, LEED® AP
Urban Designer/Principal Planner
Zelinka Priamo Ltd. Page 2
ATTACCHMENT # 7TO
RE'OR11 # RD_ - 154
From: JACQUELI SMART [mailto:jsmart1057@rogers.com]
Sent: October-29-09 2:18 PM
To: Dickerson, Doug, Councillor; McLean, Bill, Councillor
Cc: Council Web Email
Subject: Sidewalk at Loblaws Supermarket, 1792 Liverpool Road, Pickering.
Hi Doug (City Councillor) & Bill (Regional Councillor).
I am wondering if you can address a problem that residents have including myself, when either walking, or
riding the Durham Transit buses, to and from Loblaws Supermarket at 1792 Liverpool Road Pickering, ON,
LTV 4G6.
ien one walks north to Loblaws or gets on/off at the bus stop on Liverpool Road and Pickering Parkway both
north and south, one ends up walking on the south side of Pickering Parkway west of Liverpool road, where
there is no sidewalk, to reach the Loblaws Supermarket complex. -
I realize that there is a sidewalk on the north side of Pickering Parkway west of Liverpool Road but why would
one cross Pickering Parkway going north to access this walkway when one then has to cross back south to enter
the Loblaws complex.. It is dangerous enough having to cross Liverpool Road when travelling north on the
west side of Liverpool Road to get to the Loblaws Supermarket without further endagering one's life by having
to attempt multiple crossings. This already happens when one has to cross Bayley Street to shop seeing
that there is no longer a grocery store south of Bayley other than convenience stores which are far too
expensive to shop at on a regular basis.
I do not know who owns this property but seeing that Loblaws and the other businesses in the Loblaws
Supermarket complex wants our business is there any way that yourselves and the rest of the COP council
would approach them, obviously. the major one being Loblaws Supermarket and ask them to install a sidewalk.
I also ask that whoever clears and salts the walkway on the north side of Pickering Parkway and west of
verpool Road take on the responsibilty to also clear and salt the new sidewalk on the south side of Pickering
arkway when installed. (You notice that I say when not if
I know that many peolple walk this route and with winter snow fast approaching when one walks on the
Pickering Parkway road, their safety and mine needs to be taken seriously, therefore, immediate action would.
be greatly appreciated in resolving this concern.
A return reply e-mail of your intentions would be appreciated.
Also a return reply e-mail from Loblaws Head Office as to their intentions on this matter would be appreciated.
P.S. I did persue this problem years ago through past City Councillor Mark Holland who did approach
Loblaws without success. I trust that this time around Loblaws will be far more receptive to my request and
that a walkway will be installed immediately.
Yours truly
Jacqueline Smart
829 Fairview Avenue
Pickering, ON
L1 W 1M7
905-839-2433
4
ATTACHMENT # 5 TO
PQ !g~~
REPORT #
Information Report
5 Report Number: 07-10
For Public Information Meeting of
PICKERING Date: May 3, 2010
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA 3
Subject: Zoning. By-law Amendment Application A 4/10
Loblaw Properties Limited
1792 Liverpool Road
(Part Lot 23, Concession 1 South)
City of Pickering
1.0 Property Location and Description
= the subject property is generally located behind the southwest corner of
Kingston Road and Liverpool Road;
a property location map is provided for reference (see Attachment #1);
the subject property is approximately 4.7 hectares in area (see Applicant
Submitted Plan Attachment #2);
an existing commercial complex consists of a variety of retail stores types and
sizes with the major retail anchor being the Loblaw's Superstore;
- a total floor area of approximately 14,332 square metres occupies the site;
- the surrounding land uses are:
north - a commercial plaza and Kingston Road;
west - vacant land contains an open channel of Pine Creek;
south - vacant;
east - Liverpool Road and commercial retail centre.
2.0 Applicant's Proposal
the applicant has requested to amend the zoning by-law to permit additional
commercial uses, specifically a commercial recreational establishment (a
fitness club) and a commercial school use (see Applicant's Submitted Plan -
Attachment #2);
the proposed additional commercial uses would be operated within the
existing commercial structure that is currently on site, no exterior changes to
the building are proposed;
no changes to the surface parking and parking layout are proposed.
ATTACHMENT S TO
~'E'Uf~ ~ Pt? ~~ld
Information Report No. 07-10 # Page 2
56
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
- Places to Grow (the Provincial Growth Plan for the Greater Golden
Horseshoe) requires intensification of land uses within municipalities build
boundaries;
- the subject lands are within the Urban Growth Centre of the City of Pickering;
- Urban Growth Centres are to be planned as focal areas for investment, to
support major transit infrastructure, to serve as high density employment
centres, and to accommodate population and employment growth;
3.2 Durham Regional Official Plan
- the Regional Plan designates the subject property "Regional Centre";
- lands in this designation shall be developed as the main concentration of
urban activities within a municipality providing a fully integrated array of
community, office, service and shopping, recreation and residential uses;
- the proposal appears to conform to the Durham Region Official Plan;
3.3 Pickering Official Plan
- the City of Pickering Official Plan designates the subject lands as "Mixed Use
Areas - Mixed Corridors";
permissible uses within the "Mixed Uses Areas - Mixed Corridors"
designation include, among others, retailing of goods and services, residential
uses and community and cultural uses as well as limited office commercial
uses;
these areas are intended to have the widest variety of uses and highest levels
of activities in the City;
the subject lands are within the Town Centre Neighbourhood of the Official
Plan, polices in this neighbourhood encourages the highest mix and intensity
of uses and activities in the City;
Schedule II of the Pickering Official Plan - "Transportation Systems"
designates, Kingston Road and Liverpool Road, the roads the subject
property have access to as "Type B - Arterial Roads";
Type B Arterial Road are designated to carry moderate speeds, within a
municipality;
the proposal appears to conform with the policies of the Official Plan;
3.4 Compendium Document to the Official Plan
3.4.1 Pickering Downtown Core Development Guidelines:
- the subject property is within the Pickering Downtown Core Development
Guidelines;
- the urban design objectives for the downtown core encourages a destination
downtown, a strong civic and cultural focus, an identifiable public realm and a
mix of uses for housing, employment, retail and entertainment;
ATTACHMENT # 5 TO
Information Report No. 07-10 Page 3
157
the development guidelines indicates the subject property as a mixed use
zone, with emphasis on residential rather than office uses on the upper floors;
3.4.2 Kingston Road Corridor Urban Design Development Guidelines:
the subject property is within the Downtown Core Precinct of the Kingston
Road Corridor Urban Design Development Guidelines;
objectives for the Downtown Core Precinct include:
• to create a regional landmark and destination area;
• to establish the highest intensity of cultural, residential and economic
activity, and the greatest density and diversity of land use mix;
• to create the highest zone of pedestrian activity in the City, that functions
as a true "main street" for Pickering;
• to establish Liverpool Road as a "portal" to Kingston Road;
• to recognize Liverpool Road as local gateways into the Downtown Core;
• to encourage pedestrian activity along Kingston Road with amenity zones
and strong north-south links at Liverpool Road;
• the option for future transit/HOV lane should protected;
3.5 Zoning By-law 3036 as amended by 1608/83
- the subject property is currently zoned "CT - General Commercial;
- the existing zoning permits a variety of commercial uses but specifically
excludes the requested uses of a commercial recreational establishment and
a commercial school use;
- an amendment to the zoning by-law is required to allow for a commercial
recreational establishment and a commercial school use as permitted uses.
4.0 Results of Circulation
4.1 Resident Comments
- none received to date;
4.2 Agency Comments
none received to date;
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• ensuring that the proposed application complies with the Pickering
Downtown Core Development Guidelines and the Kingston Road Corridor
Urban Design Development Guidelines;
• ensuring that the proposed use is compatible with surrounding existing
land uses;
ATTACHMENT #_.,f_T0
Information Report No. 07-10 PEPURT # PQ Page 4
158
• reviewing the application in terms of its level of sustainable development
components;
• determining the appropriateness of the proposed commercial uses in the
existing building on the subject lands;
• site plan matters, including, but not limited to, parking, vehicle and
pedestrian movements, and landscaped areas and features.
5.0 Procedural Information
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- any member of the public who wish to reserve the option to appeal Council's
decision must provide comments to the City before Council adopts any
by-law for this proposal;
- any member of the public who wish to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk.
6.0 Other Information
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
6.2 Information Received
full scale copies of the Applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department:
• Planning Justification Letter;
• Sustainable Development Report;
• Parking Study;
4TTACHMIENT # TO
Information Report No. 07-10 P.PORT # Pow Page 5
+ 159
6.3 Company Principal
the owner of the subject lands is Loblaw Properties Limited;
the applications have been submitted by Zelinka Priamo Ltd on behalf of
Loblaw Properties Limited.
ORIGINAL SIGN Y ORIGINAL S"IGNM
Mila Yeung Ross Pym, MCIP, RPP
Planner I' (Acting) Manager, Development Review
MY:ld
Attachments
Copy: Director, Planning & Development
ATTACHI'VIENT #5 TO
# PD--373 / - 160
Appendix No. I to
Information Report No. 07-10
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) none received to date
Commenting City Departments
(1) none received to date
ATTACKo"CAT TO
REPORT # PD Excerpts from
161 C`ty Ll/~/F-anning & Development
Committee Meeting Minutes
Monday, May 3, 2010
7:30 pm - Council Chambers
Chair: Councillor Johnson
(II) PART `A' INFORMATION REPORTS
1 Zoning By-law Amendment Application A 04/10
Loblaw Properties Limited
1792 Liverpool Road
(Part Lot 23, Concession 1 South)
City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above noted application.
Ross Pym, (Acting) Manager, Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. He also noted that
if a person or public body does not make oral or written submissions to the City
before the by-law is passed, that person or public body are not entitled to appeal
the decision of City Council to the Ontario Municipal Board, and may not be
entitled to be added as a party to the hearing unless, in the opinion of the Board,
there are reasonable grounds to do so.
Mila Yeung, Planner I, gave an overview of zoning amendment application A
04/10.
Michelle Doornbosch, a representative for the applicant of the. property appeared
in support of the application. Ms. Doornbosch provided an overview of the
purpose of the zoning application and noted that the rezoning will allow
opportunities to use existing space and that the changes are strictly internal.
A question and answer period ensued.
No members of the public spoke, in support or opposition of the application.
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ATTACH14ENT # 7 TO
KPORI N PD =70 162
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CITY F PICKI-RING
PLANN€NG & r"E'VELOPIAENT
May 11, 2010 , PARTMIENT
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1V 6K7
Attention: Mila Yeung,
Re: Zoning By-law Amendment Application
1792 Liverpool Road - Pickering
Loblaw Properties Limited
Our File: LPL/PCK/09-01
Further to our meeting of May 10, 2010 and the Public Meeting of May 3, 2010 for the above noted .
application, we are pleased to provide you with the following additional information:
■ A traffic letter is attached which outlines the expected cross-trips between the food store and
the proposed fitness centre, indicates the expected trips generated by the food store, the
previous Winners apparel use and the proposed fitness centre use and confirms that there is
sufficient parking on site to meet the parking as required by the zoning by-law.
■ The Goodlife will cater to both men and-women and will likely operate from 5:3Oam to
11:00pm Monday to Friday and 8:00am to 8:00pm on weekends.
■ The centre will have approximately 3,500 members once mature. The facility itself can
accommodate a maximum of 200 members and staff at one time.
The busiest times at the fitness centre are typically 7:00am to 10:30am and 4:00pm to
7:30pm. Mondays are usually the busiest days for the fitness centre, whereas it is one of the
slowest days for the foodstore.
■ The fitness centre will have a full range of fitness equipment.
■ There is a drainage ditch between the west side of the building and the adjacent field which
restricts any pedestrian traffic in that area. The necessary parking lot and building lighting is
provided to ensure the safety of fitness centre and food store customers.
I trust that the above information is sufficient to proceed with the above noted application. Should you
have any questions, or require further information, please do not hesitate to contact our office.
Yours very truly,
ZELINK~A~PPRIAMO LTD.
Michelle Doornbosch
Planner
cc. Steve Thompson, Loblaw Properties Limited
318 Wellington Road
London, Ontario N6C 41`4
Tel: 519-474-7137 Fax: 519-474-2284
Email: zn(o)znnlan.cnm Wahcit- 7nnlan nrm
ATTACNT#` 8 TO
1 6 3 RENC)R i# PD-_ i io
LEA Consulting Ltd.
. _ ,.1 Consulting Engineers & Planners
Suite 900, 625 Cochrane Drive Tel: (905) 470-0015
Markham, ON, UR 9R9 Fax: (905) 470-0030
CANADA www.LEA.ca
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11 May 2010 Our Ref.:8703.200
Michelle Doornbosch
Zelinka Priamo Ltd.
318 Wellington Road
London, Ontario
N6C 4P4
Dear: Ms. Doornbosch,
Re: Proposed Goodlife Fitness at the Loblaws Great Food, 1792 Liverpool Road, Pickering
The letter was prepared to support the proposed 1,578 square metres (16,989 square feet) Goodlife
Fitness within a vacant unit at the Loblaws Great Food located at 1792 Liverpool Road in the City of
Pickering. The purpose of this report is to identify the various transportation elements with respect to
parking, vehicle trip generation and site interaction between the Goodlife Fitness and the Food store.
Parking
As we understand it, the building has a total gross leasable floor area of 13,729 square metres (147,777
square feet). The current parking by-law requirement is 4.24 spaces per 93 square metres of gross
leasable floor area rates for a requirement is for 626 spaces. The site has an overall supply of 640 spaces
which meets the parking space requirement.
Trip Generation
A trip rate comparison was conducted to illustrate the notion that the proposed Goodlife fitness does not
generated many site trips. Trip rates were taken from the Institute of Transportation Engineers Trip
Generation (8"' Edition). We examine three (3) land use categories for the. subject site; Goodlife Fitness,
Supermarket and Apparel. The `Supermarket' relates to the existing Loblaws food store while `Apparel'
relates to the Winners once occupied on-site. The average trips rate was taken for the Weekday p.m. peak
hour of adjacent street traffic between 4-6 p.m. and for the Saturday peak hour generator. Table 2 shows
the different rates by land use category.
ITE Land Avera e Rate
Land use use Code Weekday p.m. Saturday Peak
Peak Hour Hour
Health/Fitness Club 492 3.53 2.78
Supermarket 850 10.50 10.85
_ _ _ _ _
Apparel Store 876 3.83 n/a
Table 1: Comparison of Land use average trip rates - Source (ITE Trip Generation Book, 8`I' Edition)
LErldership in engineering 1r planning solutions
LetRep_ Goodlite_M ay 10Rev.doc - 11/05/2010
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ATTACHMENT #__!2__T0
REPOR i # PD_-- 10-16 164
11 May 2010 Ms. Michelle Doornbosch Our Ref: 8703.200 Page 2
The table shows the Health/Fitness Club land use category has a lower average trip rate in comparison to
the other land use categories for the weekday p.m. peak hour. We can presume the same conclusion
holds true for the Saturday peak hour as the Saturday is traditionally the busier shopping day of the week.
Consequently, we can conclude that the Goodlife fitness generates less site trips in comparison to the
other land use categories.
Cross-Site Trips
With respect to cross-site trips, we have-obtained data from Loblaws that show the site trips between the
Goodlife and the food store. An interview survey was conducted between August 26 and September 1,
2007 at five (5) Real Canadian Superstores which is part of the Loblaws Chain of food stores. The survey
assesses how people patrons of the Goodlife Fitness shop at the food store. Exhibit 1 summarizes the
interview survey. In general, the survey indicates a high intersection between the both land uses
(Question 1). Goodlife patrons typically shop after a workout and generally purchase a reasonable
amount of food store products (Question 3). Thus, the survey shows that the Goodlife site trips are also
food store trips and the Goodlife does not generate much primary site trips.
Conclusions
This letter report was prepared to illustrate the various transportation elements in support of a proposed
Goodlife Fitness at the City of Pickering's Loblaws Great Food located at 1792 Liverpool Road. The
Goodlife has a size of 1,578 sq. in. (16,989 sq. ft.) is to occupy the space formerly occupied by the
Winners clothing store, and most recently an outlet store.
The parking space by-law requirement is 4.24/93 sq. in. of gross leasable floor area. With a total leasable
floor of 13,729 sq. in. (147,777 sq. ft.), the requirement is 626 spaces. The site meets the by-law
requirement with a supply of 640 spaces.
A comparison of the average trip rates for the Goodlife, food store and the formerly occupied Winners
was conducted. The trip rates were taken from the Institute of Transportation Engineers Book 8`1' edition.
Results indicate that the trip rate for the Goodlife was lowest and thus generates a lower number of site
trips in comparison to the other land use categories.
An interview survey was conducted in 2007 at selected Real Canadian Superstores in Canada that
examined the site interaction between the food store and the Goodlife. The resulting data indicates a high
interaction between both land uses (with an average of 98%). This indicates that patrons of the Goodlife
are shared trips with the food store and does not generate many primary site trips.
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ATTACHMENT TO
165 # Pow
11 May 2010 Ms. Michelle Doornbosch Our Ref: 8703.200 Page 3
If you have questions regarding this information, I can be reached at 905-470-0015 extension 240.
Yours very truly
LEA Consulting Ltd.
Anatole V. Kung, B.A.
Senior Transportation Analyst
:avk
Encl.:
cc: Andrew Brown, LEA Consulting Ltd.
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1 6 7 ATTACHMENT `3 _TO
May 17, 2010 f0offr# PD 18 - LO
RECEIVED
~-~PiAY 1 9 2010
Mila Yeung, Planner
• Planning & Development DepartmentIT` OF PICI
PLANNING & DEVELOPMENT
City of Pickering DEPARTMENT
One The Esplanade
Pickering ON L1 V 6K7
The Regional
Municipality Dear Ms. Yeung:
of Durham
Planning Department Re: Zoning Amendment Application A04/10
Applicant: Loblaw Properties Limited
605 RossLAND ROAD E Location: 1792 Liverpool Road
PO BOX FLOOR 623 Part Lot 23, Concession 1 South
P
`NHITBY ON Li N 6A3 Municipality: City of Pickering
.ANADA
905-668-7711
Fax: 905-666-6208. The Regional Municipality of Durham (The Region) has reviewed the above
Email: planning@durham.ca noted application and offers the following comments for your consideration.
www.durham.ca
The purpose of this application is to amend the zoning on the subject lands to
A.L. Georgieff, MCIP, RPP permit additional commercial uses. These uses are a commercial recreational
commissioner of Planning establishment (a fitness club) and a commercial school. The subject lands are
currently zoned C7 - General Commercial.
Regional Official Plan
The subject lands are currently designated 'Regional Centre' in the Durham
Regional Official Plan. Regional Centres shall be developed as the main
concentrations of urban activities, providing a fully integrated array of community,
office, service and shopping, recreational and residential uses. Further,
Downtown Pickering is recognized as an Urban Growth Centre in accordance
with the Growth Plan for the Greater Golden Horseshoe, and shall function as a
dominant Centre within the Region.
Kingston Road (Regional Road Highway 2) and Liverpool Road are both
designated as Type 'B' Arterial Roads and Kingston Road is a Transit Spine in
the Durham Regional Official Plan. Development adjacent to Transit Spines
shall provide for complementary higher density uses and buildings oriented
towards the street.
Amendment No. 128 to the Regional Official Plan was adopted by Regional
Council on June 3rd, 2009 and forwarded to the Ministry of Municipal Affairs and
Housing for approval. This amendment includes the redesig nation of. Downtown
Pickering from "Regional Centre" to "Urban Growth Centre". Section 8A.2.2
states that Urban Growth Centres:
ii) shall be planned as focal areas for institutional, region-wide public
services, major office, commercial, recreational, cultural, entertainment
"Service Excellence
-fe Conununities"
.4t 100% Post Consumer
ATTACHMENT 2-To 1 6 H
REPORT# PD I13
- Page 2
and residential uses, serving as major employment centres supporting higher
order transit services;
iii) should support an overall long-term density target of 200 persons and
jobs combined per gross hectare and a floor space index of 10. The built
form for the Urban Growth Centres should be a mix of predominantly
high-rise development, with some mid-rise, as determined by area
municipalities.
The proposed amendment, which would permit additional commercial uses in an
existing structure, is consistent with the Region's policies to develop higher
density development.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities.
Growth Plan for the Greater Golden Horseshoe
The subject lands are within an "Urban Growth Centre" of the Growth Plan (GP).
Section 2.2.4.4 of the GP directs Urban Growth Centres to be planned:
a) as focal areas for investment in institutional and region-wide public
services, as well as commercial, recreational, cultural and entertainment
uses;
b) to accommodate and support major transit infrastructure;
c) to serve as high density major employment centres that will attract
provincially, nationally or internationally significant employment uses; and
d) to accommodate a significant share of population and employment growth..
Further, section 2.2.4.5 stipulates Downtown Pickering to achieve, by 2031 or
earlier, a minimum gross density target of 200 residents and jobs combined per
hectare.
Since the proposed uses would be the result of an internal renovation of vacant
or underutilized retail space, the application is consistent with the policies of'the
GP.
There are no other matters of provincial plan interest applicable to this
application.
Regional Services
Municipal water supply and sanitary.sewer service is available to the subject
property.
ATTACHMENT#q _TO
6 9 REPORT# PD- ! % -i o
Page 3
The Regional Works Department will provide detailed comments on the
submitted Site Grading and Servicing Concept Plan to the applicant under
separate cover. Additional comments and conditions will be provided through
the site plan application process.
Durham Region Transit & Transportation
The proposal does not present any significant Durham Region Transit or
transportation impacts.
Please contact me at 905-668-4113 ext. 2571 should you have any questions or
require additional information.
Yours truly
Vannitha Chanthavong CIP, RPP
Planner
Current Planning
cc: Regional Works Department - Pete Castel [an
Durham Region Transit - Neil Killens
ATTACHMENT#....,.~.0 M
TORONTO AND REGION.T REPORT# PD l O ;
onservatton TM C-E ~a l E 17 0
9 '11-010
4. 1
for The Living City A°"€'
April 26, 2010 CITY OFF PICKING CFN
PLANNINIG & DEVEE_%3NAENT
DEPARTMENT
VIA MAIL AND EMAIL (myeung(~b-cityofpickering.com)
Ms. Mila Yeung
City of Pickering
1 The Esplanade
Pickering ON L1 V 6K7
Dear Ms. Yeung:
Re: Zoning By-law Amendment Application A 4/10
Part Lot 23, Concession 1 South
on Lands Municipally Known as 1972 Liverpool Road
(Loblaw Properites Limited)
Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to
review the application captioned above. We understand that the purpose of the application is to
add two additional commercial uses within the existing building footprint, namely a commercial
school- and a commercial recreation establishment.
Lands Susceptible to Flooding and are Within a TRCA Regulated Area
The subject lands are located immediately east of the channel of the Pine Creek, which is a
tributary of Frenchmans Bay. Due to the closeness of the lands to Pine Creek, the western
portion of the lands are located within the Regional Storm Flood Plain and are susceptible to
flooding in the event of a Regional Storm. Any changes to the. existing building in this area or
existing grades would require permission from the TRCA pursuant to Ontario Regulation
166/06.
- - I
Recommendation
Based upon our understanding of the application the two additional uses proposed are to take
place within the existing structure and no exterior changes or additions are proposed. Given
this, we have no objection to the application.
Please contact me if you have any questions or concerns with respect to this letter.
Yours truly,
Chris Jones, ll~ CIP, RPP
Senior Planner
Planning and Development, Extension 5718
CJ/
cc: Steve Heuchert, TRCA (via email only: sheuchert@trca.on.ca)
R\HomeTublicTevelopment ServicesTurham Region\Pickering\1972 Liverpoo1_1.wpd
Member of Conservation Ontario
5 Shoreham Drive, Downsview, Ontario M3N~1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
~~n
ATTACHMENT,
REPORTS PD M'to
Yeung, Mila 171 TO
From: Macina, Jessica
Sent: May-19-10 8:44 AM
To: Starr, Robert; Yeung, Mila
Subject:. RE: A 04/10 Loblaws Rezoning
Attachments: image001.jpg
From: Starr, Robert
Sent:. May-18-10 12:18 PM
To: Yeung, Mila
Subject: A 04/10 Lowblaws Rezoning
As a condition of this rezoning the applicant should be required to provide a cash 'in, lieu payment or
provide a security, for the placement of a sidewalk on the south side of the entrance from Liverpool
Road.
We have provided an estimated cost to construct of $20,000.00.
,.j other concerns.
Robert Starr
Manager, Development Control
City of Pickering
Planning & Development Department
T: 905.420.4660. ext. 2072
TTY. 905.420.1739
Toll Free 1.866.683.2760
F: 905.420.7648
rstarr ,cityofpickering.com
www.cityofpickering.com
Please consider your environmental responsibility - think before you print!
www.sustainablepickering.com
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