HomeMy WebLinkAboutInformation Report 04-14 o¢ Information Report to
Planning & Development Committee
PICKERING
Report Number: 04-14
Date: April 7, 2014
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Zoning By-law Amendment Application A 3/14
Durham Live— Pickering Developments (401) Inc., Pickering
Developments (Bayly) Inc. and Pickering Developments (Squires) Inc.
1802 and 1902 Bayly Street, and 2028 Kellino Street
•
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding a.
Zoning By-law Amendment application, submitted by Pickering Developments
(401) Inc., Pickering Developments (Bayly) Inc. and Pickering Developments
(Squires) Inc., to broaden the list of permitted employment uses on the subject
lands in order to facilitate the future development of an integrated mixed use
tourist destination. This report contains general information on the applicable
Official Plan and other related policies, and identifies matters raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the application, ask questions of clarification and
identify any planning issues. This report is for information and no decision on
this application is being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
• the subject lands comprise three parcels which have a combined area of
approximately 90.5 hectares; the subject lands are generally bounded by.
Highway 401 and GO Rail to the north, Church Street South to the east,
Bayly Street to the south and the CN rail tracks to the west of Squires Beach
Road (see Location Map, Attachment#1)
• two municipal roads, Kellino Street and Squires Beach Road, bisect the
subject lands, resulting in three separate parcels
• the subject lands contain three minor tributaries of Duffins Creek, which flow
from north to south, as well as forested and wetland areas that comprise part
of the Lower Duffins Creek Wetland Complex, a Provincially Significant
Wetland (see Submitted Property Plan, Attachment#2)
• portions of the subject lands have recently been used for agricultural purpose,
while the remainder of the lands are vacant open space
• there are no buildings or other structures on the subject lands
53
Information Report No. 04-14 Page 2
• surrounding land uses include:
north - CN Rail corridor and Highway 401 east of Squires Beach Road;
and a property with trailers stored on it west of Squires Beach Road
immediately south of the CN Rail corridor
south - industrial lands on the south side of Bayly Street consisting of
vehicle sales establishment, Pickering Markets and Trade Centre,
warehouse-logistic facility, and a place of worship located at the
northeast corner of Bayly Street and Squires Beach Road
east. - Annandale Golf and Country Club on the east side of Church Street
in the Town of Ajax
west - CN Rail line, and further west, industrial lands occupied with
general industrial land use
3. Applicant's Proposal
• the applicant is proposing to broaden the list of permitted employment uses
on the subject lands in order to provide the flexibility to facilitate the future
development of an integrated mixed use tourist destination
• a preliminary conceptual master plan has been prepared for the entire site
demonstrating how various buildings and uses could be located and
integrated on the site; the concept plan illustrates a convention centre,
performing arts centre, amphitheatre, cinemas, restaurant plaza, casino and
five-star hotel; waterpark hotel and waterpark, office buildings, tourist
centre/greenhouse, film studio, boutique hotel, fitness centre and spa, and
parking structures (see Conceptual Master Plan, Attachment#3)
• the vision is to have the site develop over time as a large, integrated and
planned tourist destination complex with a strong commitment to architectural
and urban design while integrating the development with the surrounding
environmental features; specific uses and precise locations would be
identified in the future
• the key design considerations for this project include:
o protecting the environmentally sensitive lands by providing a buffer
between the significant natural features and the developable spaces, while
integrating passive recreational trails and walkways within the buffer areas
o establishing a strong commitment to design excellence with respect to
enhanced architecture and urban design while incorporating sustainable
design elements such as minimizing energy consumption, maximizing
stormwater infiltration, and incorporating green roofs
o encouraging the design of streets, and blocks that create a walkable,
animated and pedestrian friendly environment
o establishing prominent boulevards that include benches, street trees,
other landscaping, pedestrian-scale lighting, and public art
o providing ground floor uses that face a public space with transparent
glazing along the ground level to animate the street and providing at least
one pedestrian entrance for each building wall facing a publicly accessible
space, such as a street, square, plaza or open space
54
Information Report No. 04-14 Page 3
o designing public and private streets to accommodate multiple modes of
travel, anticipated traffic volumes, and on-street parking
o minimizing surface parking, where appropriate, and incorporating on-street
parking, time of use parking, and underground and structure parking
• the applicant has submitted a single Zoning By-law Amendment application
but has requested that the implementing zoning by-law be prepared in two
phases (see Submitted Zoning Phasing Plan, Attachment#4)
• the Phase 1 area was determined by the applicant by delineating a 120 metre
offset from the Provincially Significant Wetlands located on the Phase 2
lands; development of the Phase 1 lands would therefore be outside the area
of impact for these features; an Environmental Impact Statement (EIS) for the
Phase 1 area has been submitted
• for the Phase 2 area, the applicant has advised that a separate EIS is being
undertaken for review and consideration, along with other supporting studies,
to establish development limits that ensure the development of the Phase 2
lands will have no negative impact on the environmental features and their
functions
4. Policy Framework
4.1 Durham Regional Official Plan
• the Regional Plan (DROP) designates the subject lands as "Urban Systems -
Employment Areas" with a "Regional Corridor" overlay along the Bayly Street
frontage
• the lands containing the Duffins Creek tributaries, forested areas, and the
Provincially Significant Wetlands are designated as "Key Natural Heritage and
Hydrologic Features" requiring any proposal for development or site alteration
to demonstrate that there will be no negative effects on key natural heritage
or hydrologic features, or their functions
• the DROP states that the Region, in cooperation with the area municipalities,
shall maximize the employment potential of designated Employment Areas
• Employment Areas may permit a range of employment uses including
manufacturing, assembly and processing of goods, service industries,
research and development facilities, warehousing, business parks, limited
personal service uses, hotels, office, storage of goods and materials, retail
warehouses, freight transfer and transportation facilities
• limited personal service and retail uses, serving the immediate designated
Employment Area may be permitted as a minor component (e.g. 10%) of the
aggregate gross floor area of the uses in the designated Employment Area
provided that a single retail use does not exceed 500 square metres •
• the plan states that "Regional Corridors" shall be planned and developed as
higher density mixed use areas supporting higher order transit services and
development
• Bayly Street is designated as a "Type A Arterial Road" and a "Transit Spine";
Church Street is designated as a "Type B Arterial Road"; and Squires Beach
Road is designated as a "Type C Arterial Road"
• 55
Information Report No. 04-14 Page 4
• Regional staff have verbally advised that the concept of an integrated tourist
destination is permitted by the Employment Area designation
4.2 Pickering Official Plan
• in 1997, the Council-adopted Pickering Official Plan identified the land use
designations for the subject lands as "Employment Areas - Mixed
Employment" along the north side of Bayly Street, "Open Space System -
Natural Areas" on the southwest corner of the subject lands, and
"Employment Areas -Prestige Employment" on the remaining lands
• however, the Region of Durham, in approving the City's Official Plan,
identified the subject lands as a Deferral Area, represented as "D32" on
Schedule 1 — Land Use Structure
• the deferral was the result of a request by the previous land owner
(Runnymede Development Corporation) at the time the Region of Durham
was considering the approval of the Pickering Official Plan, in 1997
• the Region of Durham agreed to the deferral; however, the rationale for the
deferral was not further advanced by Runnymede and remained in place
• in December 2013, the applicant requested that the Region and the City lift
the deferral for these lands; on March 10, 2014, the Region of Durham issued
a Notice of Decision to remove Deferral D32 thereby approving the underlying
designations
• a range of employment uses are permitted within the Prestige Employment
designation including: light manufacturing; assembly and processing of
goods; light service industries; office; corporate office business parks; limited
personal services uses; restaurants; hotels; and appropriate community,
cultural and recreational uses
• the Mixed Employment designation permits the same uses as Prestige
Employment, as well as limited retailing of goods and services serving the
area
• the lands that are designated Open Space— Natural Area represent lands
that are in proximity to the wetlands associated with Duffins Creek
• permissible uses within lands designated Open Space— Natural Area include
conservation, environmental protection, restoration and passive recreation
• Schedule II — "Transportation Systems", designates Bayly Street as a
"Type 'A' Arterial Road" and a "Transit Spine", Church Street is designated as
a "Type 'B' Arterial Road" and Squires Beach is designated as a
"Type 'C' Arterial Road"
• Type 'A' Arterial Roads are designed to carry large volumes of traffic at
moderate to high speeds, have some access restrictions, and generally have
a right-of-way width ranging from 36 to 50 metres
• Type 'B'Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds, have some access restrictions, and generally have a
right-of-way width ranging from 30 to 36 metres
56
Information Report No. 04-14 Page 5 •
• Type 'C'Arterial Roads are designed to carry lower volumes of traffic at slower
speeds, provide access to properties, and have a right-of-way width ranging
from 26 to 30 metres
• Transit Spines are recognized corridors where higher level of transit service is to
be encouraged
• the concept of an integrated tourist destination is permitted by the Prestige
and Mixed Employment designations
• the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the application
4.2.1 Brock Industrial Neighbourhood Policies
• the subject lands are located within the Brock Industrial Neighbourhood.
• the Neighbourhood Map identifies a Detailed Review Area on the subject
lands along the Bayly Street frontage
• the Brock Industrial Neighbourhood policies state that City Council shall
facilitate vehicular traffic movement through the neighbourhood through the
extension of Squires Beach Road over Highway 401 to connect with
Notion Road
• the Brock Industrial Neighbourhood Plan shows a "Proposed New Road
Connection" between Church Street and Squires Beach Road, located about
half way between Bayly Street and Kellino Street •
4.3 Zoning By-law 2511
• the subject lands are currently zoned as, "Ml"— Storage & Light
Manufacturing Zone, "M2" — Industrial Zone and "M2S" —Yard Storage and
Heavy Manufacturing Zone within Restricted Area Zoning By-law 2511., as
amended
• all three zones permit a variety of industrial uses, including but not limited to,
professional office, business office, light manufacturing, railway trackage and
loading facilities, and warehouse or distribution depot, and are subject to
various performance standards
• the applicant has requested a zoning by-law amendment to broaden the list of
existing employment uses to facilitate the future development a Tourist
Destination Zone
• the specific tourist destination uses that have been requested are listed in
Appendix I to this report
5. Comments Received
5.1 Resident Comments
• various parties have expressed interest in the application and have requested
information, but none have provided specific comments or concerns on the
application
57
Information Report No. 04-14 Page 6
5.2 Agency Comments
Ministry of Transportation • Ministry of Transportation (MTO) has advised
that the subject lands are within their permit
control area
• future development of these lands will require
Ministry's review and approval, and a MTO
Building and Land Use Permit for any
development, entrance, change of entrance
use, building or structure within 45 metres of
the Highway 401 property line, or within
395 metres of the centre point of an
intersection or interchange with Highway 401
5.3 City Departments Comments
• none received in response to the circulation to date
6. Planning & Design Section Comments .
The following matters have been identified by staff for further review and
consideration:
• reviewing the appropriateness of establishing a major tourist destination zone
in the City of Pickering
• reviewing the applicant's suggested list of additional employment uses to
determine if they are appropriate for a tourist destination zone and
appropriately implement the policies and provisions of the City's Official Plan
• ensuring that the proposed development is compatible with and sensitive to
the existing surrounding uses
• considering an alternative to the applicant's request to have the zoning by-law
amendment application processed in two phases that would allow the entirety
of the lands to be zoned at the same time
• considering the use of one or more holding zone provisions in the
implementing zoning by-law, to address the differences between the Phase 1
and Phase 2 lands, and ensure that the following matters are addressed:
o resolving all technical matters with respect to traffic and access, noise,
stormwater management, and site servicing to the satisfaction of the City
and the Region
o entering into any development agreements required by the City and the
Region
o preparing urban design guidelines to the satisfaction of the City which
may provide details regarding such matters as: street and block pattern;
land use mix and distribution; built form and architecture; massing and
heights of buildings; pedestrian connections; parking strategy;
landscaping and open space connections; preservation of natural
features; view corridors; and phasing of the proposed development
o obtaining all required approvals and permits from external agencies
including MTO and the Toronto and Region Conservation Authority
58
Information Report No. 04-14 Page 7
• reviewing the submitted Natural Heritage Assessment report to determine the
site's developable limits, establish minimum buffer requirements from the
Provincially Significant Wetlands and other natural features, and recommend
mitigation measures to minimize any negative impacts on the natural features
• reviewing the submitted Urban Transportation Study to ensure the existing
transportation network can accommodate the future traffic generated by this
development, and determine if there are any road improvements that may be
required to accommodate the proposal
• determining the appropriate performance standards to be included in the
zoning by-law amendment with respect to building height, building setbacks,
parking, and landscaping
• the City Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
department, agencies and public
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Department, and on the
City's website:
• Planning Rationale Report
• Functional Servicing and Stormwater Management Report
• Natural Heritage Assessment— Phase 1 Approval Area
• Noise Study
• Phase 1 Environmental Site Assessment
• Stage 1 Archaeological Assessment
• Urban Transportation Study— Phase 1 Development Plan
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed to the City
Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
• any member of the public who wishes 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 wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
59
Information Report No. 04-14 Page 8
•
9. Owner/Applicant Information
• the owners of the subject lands are Pickering Developments (401) Inc.,
Pickering Developments (Bayly) Inc. and Pickering Developments (Squires)
Inc.; the representative of these companies is Steve Apostolopoulos; their
authorized agent is Emma West from planningAlliance
Appendix .
Appendix I Applicant's Requested Tourist Destination Uses
Attachments
1. Location Map
2. Submitted Property Plan
3. Conceptual Master Plan
4. Submitted Zoning Phasing Plan .
Prepared By: Approved/Endorsed By:
o-6/ (�
Ross Pym, MCI P
. Catherine Rose, MCIP, RPP
Princi•:I Pla ner— Development Review Chief Planner
Al 1Y 1f
Nilesh • rti, MCIP, RPP
Manager, Development Review &
Urban Design
RP:jf
Date of Report: March 21, 2014
Copy: Director, City Development
60
Appendix Ito
Information Report #04-14
Applicant's Requested Tourist Destination Uses
Amphitheatre Indoor Recreational Facility
Arena Library
Art Gallery Licensed Accessory Outdoor Patio
Assembly, Convention or Conference Medical Office
Halls
Automobile Rental Establishment Motel
Automobile Service Station Museum
Bake Shop Nightclub
Banquet Facilities Office
Bar Outdoor Recreational Facility
•
Botanical Gardens Park
Café / Restaurant Performing Arts Centre/Venue
Commercial Fitness/Recreation Centre Personal Service Establishment
Commercial Parking lot and Commercial Place of Amusement
Parking Lot Structure
Commercial School Private Club
Community Centre Professional Services
Community Gardens Spa
Convenience Store Stadium
Curling Rinks, Tennis Courts, Bowling Tavern/Bar/Pub
Alleys or similar recreational facilities
Day Care Centre Travel Agent
Drive-through Facility Travel Information Centre
Dry-Cleaner's Distribution Centre Unlicensed Accessory Outdoor Patio
Emergency Service Facility Veterinary clinic
Film Studio Waterpark/Wave Pool
Financial Institution Retail Ancillary to a Permitted Use
Gaming Establishment Other Tourist Destination Uses
Hotel
61
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Pickernq Developments(Squires Inc
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PROPERTY DESCRIPTION: 292 Bayly t.t((t.Lt.15 166Con.11PPt.t2-4 40R-5623)
City Development 1802 Bayly St.(S.Pt.Lt.17,Con.1,Pt.2,3&Pt.1,40R-8440) . DATE: Feb.11,2014
Department
Data Sources:
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City o0 A FILE No:A 03/14
APPLICANT: Pickering Developments(401).Inc,Pickering Developments(Bayly)Inc,
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PROPERTY DESCRIPTION: -21i it
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FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:Mar.21,2014
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Schedule 3 of the City of Pickering
Official Plan N
Submitted Zoning Phasing Plan
Cilq°0
` FILE No:A 03/14
w '_ - — APPLICANT: Pickering erin Develo ments(4 01 Inc,Pickering Developments(Bayly)
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• I_ 141 Pickennq Developments(Squlres)) Inc.
DESCRIPTION: 2902 Keayy no StPtLt.5 6,6CConn. 1,1PPt2. 14,4400R 556233))
City Development 1802 Bayly St.(S.Pt.Lt.17,Con. 1,Pt.2,3&Pt. 1,40R-8440)
Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. ' DATE:Mar.7,2014
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