PARKINGI
. lOAIllNG·.·.::~.::::
TYPICAL PlANJELEvATJON- AT HIGHWAY 40t
(East of Noliota IloacIJ
NOTION ROAD
Land Use and Urban Design
STUDY
May, 2001
list of Contributors to this Report
Town of Ajax
Nicola Alston, Planning Technician
Remick Ashby, Planner
Brian Bridgeman, MCIP, RPP, Manager, Planning
and Development
Kevin Heritage, MCIP, RPP, Development
Approval Coordinator
Bruce Johnson, Manager, Design Services
Gary Muller, MCIP, RPP, Senior Planner
City of Pickering
Steve Gaunt MCIP, RPP, Planner 2
Catherine Rose, Manager, Polley
Brook Mcilroy Inc.
Anne Mcilroy. MCIP, RPP, MRAIC. Principal
iTrans Consulting Inc.
Tyrone Gan, P. Eng., Transportation Engineer
Toronto and Region Conservation Authority
Russel White, Plans Analyst
.~ ~-
-"1"
:.
Notion Road
Land Use and Urban Design Study
Executive Summary
This Study, prepared jointly by staff of the Town of Ajax
and the City of Pickering, 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 Pickering Village, an area of
historic importance and is dominated heavy industrial
uses. It 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 between
heavy industry in the Study Area and newer
residential development particularly to the west in
Pickering. This Study addresses land use
compatibility by recommending amendments to
the Official Plans and Zoning By-laws for both Ajax
and Pickering, 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 boundary road between Ajax and
Pickering. 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
Executive Summary
Page 1
Notion Road
Land Use and Urban Design Study
develop such solutions is questioned in light of
municipal priorities that seek to maintain and
improve 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
recommended 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.
Wrth this in mind, 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 incorporate the two
existing cemeteries, and a future trail system along
the east bank of Duffins Creek. Opportunities 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 Pickering
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 1M3) to Prestige Industrial 1M 1),
subject to the recognition of existing industrial uses.
Executive Summary
Page 2
Notion Road
Land Use and Urban Design Study
10. The Pickering 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 between established
industrial interests, the local residential community and
environmental protection. Heavy industry 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 between 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
Page
Foreword
1- 1
1. Existing Context
1-3
1.1 Study Area
1-3
1.2 The Surrounding Area
1-5
1.2.1 Pickering Village
1-5
1.2.2 Duffins Creek
1-8
1.2.3 City of Pickering
1-9
1.3 Existing Land Ownership
1 - 10
1.4 Recent Planning Context
1 - 10
1.5 Terms of Reference
1 - 11
1.6 Summary of Existing Context
1 - 12
2. Planning Considerations
2.1 Provincial Policy Context
2-1
2-1
2.1.1 Flood Plains and Special Policy Areas
2- 1
2.1.2 Land Use Compatibility
2-2
2.1.2.1 Certificates of Approval
2-4
2.1.3 Archaealogical and Historic Resources
2-4
2.1.4 Environmental Policies
2-5
2.2 Durham Regional Official Plan
2-6
2.2.1 Environmental Policies
2-6
2.2.2 Employment Areas
2-6
2.2.3 Major Open Space
2- 7
2.2.4 Transportation
2-8
2.2.5 Surrounding Land Use Designations
2-8
2.3 Area Municipal Official Plans
2.3.1 Ajax Official Plan
2-9
2-9
2.3.1.1 Employment Lands OveNiew
2 - 11
2.3.1.2 ResIdential Lands OveNiew
2 - 12
2.3.1.3 Parkland OveNiew
2 - 13
2.3.1.4 Long Range Capital Works Forecast
2 - 14
2.3.1.5 Trolls
2 - 15
2.3.1.6 Environmental Protection Designation
2 - 16
2.3.1.7 Special Polley Area
2 - 17
2.3.1.8 Urban Design
2 - 19
Page
2.3.2 Pickering Official Plan
2 - 21
2.3.2.1 Urban Study Area
2 - 21
2.3.2.2 Land Use Designations
2 - 21
2.3.2.3 Environmental Risk Management
2 - 22
2.3.2.4 Areas Requiring Special Studies
2 - 23
2.3.2.5 Supporting Reports
2 - 23
2.3.2.6 Community Design
2·24
2.4 Area Municipal Zoning By-laws
2 - 26
2.4.1 Ajax Zoning Requirements
2 - 26
2.4.2 Pickering Zoning Requirements
2 - 27
2.5 Transportation and Infrastructure Overview
2·28
2.6 Consultation
2·30
2.6.1 Residents' Associations (PACT/BECAj
2·30
2.6.2 Landowners' Interests
2 - 30
2.7 Overview of Planning Considerations
2.7. 1 Primary Considerations
2 - 31
2 - 31
2.7.1.1 Land Use Compatibility
2 - 31
2.7.1.2 Flood Plain Matters
2 - 31
2.7.1.3 Employment Land Base
2- 32
2.7.1.4 Environmental Protection and Enhancement
2 - 32
2.7.1.5 Landowners'lnterests
2 - 32
2.7.2 Related Considerations
2 - 33
2.7.2.1 Poor Image
2 - 33
2.7.2.2 Public Safety
2 - 33
2.7.2.3 Parks and Open Space
2 - 33
2.7.2.4 Public Land
2·33
2.7.2.5 Traffic
2 - 34
2.7.3 Opportunities and Constraints
3. land Use Options
2·34
3- 1
3.1 Option 1 - Industrial to Residential
3-2
3.2 Option 2 - Status Quo
3·4
3.3 Option 3 - Evolution Toward Prestige Employment
3-5
3.4 Option 4 • PACT/BECA Inspired Option
3-7
3.5 Option 5 - Prestige Employment and Enhanced Open Space Corridor
3-9
3.6 Evaluation Summary
3 - 11
Page
4. Urban Design Guidelines
4-1
4.1 Vision Statement
4- 1
4.2 Guiding Principles
4-2
4.3 The Guidelines
4·3
4.3.1 Roads and Frontages
4-3
4.3.2 Gateways
4-5
4.3.3 Open Space Edges
4-6
4.3.4 Paths
4-6
4.4 Demonstration Plan
5. Proposed Official Plan Policies
4-7
5-1
5.1 Proposed Amendment to the Ajax Official Plan
5-1
5.1.1 Effect of Proposed Official Plan Changes
5-3
5.2 Proposed Amendment to the Pickering Official Plan
5-5
5.3 Other Pickering Recommendations
5-7
6. Implementing Zoning
6-1
6.1 Town of Ajax Zoning Recommendations
6-1
6.2 City of Pickering Zoning Recommendations
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 Pickering. 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 Study Area consist of residential
and open space uses.
This Study was prepared jointly by Ajax and Pickering
Planning staff, with the assistance from Brook Mcilroy
Planning and Design (formerly Cochrane Brook), 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 ConseNation
Authority (TRCA), Pickering Ajax Citizens Together (PACT),
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 oveNiew of the planning history
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 Pickering 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 its goals,
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 how
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
Such improvements can also
design guidelines.
contribute to the overall appearance of the area.
As a result of public consultation and a 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 is 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 with surrounding land use
activities.
The Town of Ajax and the City of Pickering
Page 1- 2
Notion Road
Land Use and Urban Design Study
1.
Existing Context
Notion Road runs along part of the municipal boundary
between the Town of Ajax and the City of Pickering
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
Ajax and Pickering were redrawn, the entire Study Area
was within the former Township of Pickering.
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.
Figure 1:
Study Area Location
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 presentday Highway 401. Station Road originally extended from
Kingston Road to Bayly Street. The CN Station was
demolished in the 1960'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.
Figure 2:
Notion Road Study Area
The Town of Ajax and the City of Pickering
Page 1- 3
Notion Road
Land Use and Urban Design Study
The majority of the lands on either side of Duffins Creek
are owned by the mCA and the Ministry of Transportation
(MTO).
Two cemeteries (St. Wilfrid's and St. Francis De Sales) are
within the Study Area. St. Frances de Sales is on the east
side of Notion Road, north of Highway 401. Tree planting
has recentty taken place at the cemetery by Lafarge
Construction Materials, the neighbouring landowner. St.
Wilfrid's is on the east side of Notion Road, south of
kingston Road.
The Pickering portion of the Study Area consists of a 50 to
60 metre wide strip on the west side of Notion Road, and
runs from south of Kingston Road to Pickering 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.
Figure 3:
West side of Notion Road
Part of the vacant strip was occupied until the late 1980's
by a sc-rap 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.
The Town of Ajax and the City of Pickering
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 Study Area has historic ties to the
original settlement of Pickering Village, DUffins Creek and
more recent residential development.
1.2.1
Pickering Village
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 settler 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.
Figure 4:
Pickering Village
Pickering Village was part of an 1,800 acre block granted
to Major John Smith in 1795, an officer in the 5th 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 Sales parish was established In 1942. In
1950, St. Bernadette's parish was built in response to the
burgeoning catholic population in the area.
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, Pickering Village was characterized by mills,
local industry and various institutions providing
employment and commerce. During this period, Duffins
Creek played an import/export function for the area.
Currentty, 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 apartment building. The remaining residential
uses in the area consists primarily of single-detached and
semi-detached dwellings.
Figure 6:
Spink Mills was located on the site of the
present day MoodleS Motor Inn.
Various buildings and sites within Pickering Village have
been designated under the Ontario Heritage Act which
are described In Table 1. The locations are illustrated in
Figure 7.
The Town of Ajax and the City of Pickering
Page 1- 6
Notion Road
Land Use and Urban Design Study
Table 1: Designated Heritage BUildings
Address
Description
1.
22 Linton
Av.
The Gibson Residence, (c. 1843) a
neo-classical Ontario cottage, Is
the best preseNed stone house in
Pickering Village.
2
sw corner
Kingston
Rd &
Randall Dr
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 cemetery dates to 1832.
3
497
Kingston
Rd.
The Bertrand Residence, (c. 1870)
was purchased by the daughter of
Doctor Field, a physician In
Pickering Village.
4
73
Kingston
Rd.
The Murkar Residence (c.1875) was
purchased by John Murkar, the
principal of Pickering Village Public
School from 1894 to 1901. In 1907
he became the owner/ publisher of
The Pickering News.
5
479
Kingston
Rd.
The Wright Residence (c. 1911) is a
landmark building within the
streetscape of Pickering Village.
6
68
Church St.
The Stark Residence (c. 1880) is one
of the best brick detailed houses in
Pickering Village, in the Gothic
Revival style.
7
23
Elizabeth
St.
The Sheppard Residence (c. 1875)
has a central roof peak, typical of
southern Ontario Gothic cottage
design.
8
89
Church St.
The Miller Residence (c. 1877), a
Victorian Gothic Revival farmhouse,
is the best preseNed of its type in
Ajax.
Figure 7:
Designated Heritage BUildings
The Town of Ajax and the City of Pickering
Page 1- 7
Notion Road
Land Use and Urban Design Study
Other buildings in the area include "The Courtyard" of
Pickering 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 industry (Innocon) and
residential uses on Randall Drive is approximately 310m
(1,017 ft.), as measured between buildings.
1.2.2
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. The Town of
Ajax prepared an "Integrated Ecological Study" (March,
1999) which identifies Duffins Creek as a cold water
stream. The area supports a woodlot. old field habitat
and forest cover comprised of upland and lowland
deciduous, coniferous, and mixed forest types. The Study
Area is within 500 m of an Environmentally Significant Area
(the Bayly Street Wetland) located to the south.
According to mCA information, the Duffins Creek
watershed has among the best water quality conditions
in the entire Toronto Region. However, existing water
quality remains slightly below provincial water quality
standards. mCA information also notes that bacteria
levels pose limitations on swimming and water contact
recreation. It indicates that in order to protect the water
quality conditions in Duffins 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:
Duffins Creek
The Town of Ajax and the City of Pickering
Page 1- 8
Notion Road
Land Use and Urban Design Study
1.2.3
City of Pickering
To the west of the Study Area is a residential community
referred to locally as the "Village East Neighbourhood".
The neighbourhood predominantly consists of low 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 Pickering 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 serves
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 Pickering 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 Pickering
Page 1- 9
Notion Road
Land Use and Urban Design Study
1.3
Existing Land Ownership & Parcel Sizes
The Study Area contains 35 commercial and industrial
establishments with 26 in Ajax, and the remaining 9 in
Pickering. 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 holding is
a 20.7 ha (51.1 ac.) parcel of land owned by the mCA,
in proximity to Duffins Creek. A 0.55 ha (1.36 ac.)
property 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) submitted an application to amend the Town of
Ajax Zoning By-law to permit the development of a multimaterial recovery/ transfer facility at 57 Notion Road. The
proposed facility 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 Pickering reviewed existing site conditions,
context, and zoning requirements.
It became apparent through the review 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 Town of Ajax recognize the need to coordinate
land use planning on both sIdes of Notion Road; and
The Town of Ajax and the City of Pickering
Page 1- 10
Notion Road
Land Use and Urban Design study
That 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; and
That Pickering staff and area· residents 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 Pickering, which were the outcome of the J&F
proposal.
1.5
Figure 9:
57 Notion Road
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.
The Town of Ajax and the City of Pickering
Page 1- 11
Notion Road
Land Use and Urban Design Study
1.6
Summary of Existing Context
The Notion Road Study Area is generally 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 Pickering
Village to the east and more recently, In Pickering to the
west of the Study Area on the periphery. Heavy industrial
uses continue to operate, and are expected to remain,
for the foreseeable future.
Existing land use conflicts, and recent development
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 City 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 in 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 of the Toronto and
Region Conservation Authority (TRCA). The boundaries of
the SPA are noted in the Ajax and Pickering Official Plans,
and are discussed in Section 2.3.1.7 of this Report,
The Town of Ajax and the City of Pickering'
Page 2 - 1
Notion Road
Land Use and Urban Design Study
Any development (including additions, alterations or new
construction) must be adequately flood proofed to a
level satisfactory to the TRCA. In general, the minimum
level of flood proofing is to be the highest level that is
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 Qumping of fill.
2.1.2
Land Use Compatibility
The PPS Indicates that development and land use
patterns which may cause environmental, public health
or safety concerns will be avoided. Further, it supports
economic prosperity through 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 (0-6) entitled
"Compatibility Between Industrial Facilities and Sensitive
Land Uses". These 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.
Figure 10:
Lafarge Construction Materials
Within the Guideline, industrial uses are classified into
three types (Classes I, II and III) 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 majority of the existing industrial land
within the Study Area would fall within Classes II 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
The Town of Ajax and the City of Pickering
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Notion Road
Land Use and Urban Design Study
uses close to industria/land, and vice-versa. In cases of
infilling, heavy industrial uses should be separated from
sensitive uses by a minimum of befween 70 and 300
metres (230 - 980 ft.).
In the case of Class I (light industrial) uses, the
recommended distance separation is befween 20 m
and 70 m (befween 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, Silwell/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 Laforge 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 III 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 mCA.
2.1.2.1 Certificates of Approval
A Certificate of Approval is a clearance that industrial
operations must obtain from the MOE 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
Archaeological and Historic Resources
Due to the proximity of· Duffins Creek, a significant
component of the Study Area would be characterized as
having high archaeological potential. The PPS Indicates
that significant built 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 integrity 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
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 study that 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 adjacent to river
and stream systems which are impacted by flooding
and/or erosion hazards.
Figure 11:
Eastern end of Orchard Road
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.
\
The Town of Ajax and the City of Pickering
Page 2 - 5
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 on
November 24, 1993. The ROP provides P9licy direction
on matters of land use planning and development.
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 environment.
The exact extent of the various Regional land use
designations are detailed in the area municipal plans
and zoning by-laws.
2.2.1
Environmental Policies
The ROP espouses good community planning 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, soli contamination or any other physical
conditions that would create risk to life and property or
damage to the environment). Development may be
considered on, or adjacent to such lands; however, the
onus is on the proponents to identify and implement
measures which eliminate hazards while retaining
environmental attributes in keeping with the policies of
other levels of government and particularly the
ConseNation Authorities.
As noted, the majority of the Study Area is identified as a
SPA by the mCA, in light of its flood susceptibility. (See
Section 2.3.1.7 of this Report).
..
•
IrMlN CE/'lTRAl AREA
sue CENTlW.AR£A
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PERMANENT AGAICUl TUHAI.
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SECTION 14,3
MAJOR OPEN SPACE SYSTEM
OAK RIDGES Jr.10RA.!NE
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SHOREl.iSE RESIQEN"TI,IU.
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MARINA
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• • - - . - - WAlERFROf04T LINKS
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2.2.2
RURk.. GMPl,OYMENT AREA
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,
seNice industries, research and development facilities,
(Sf.f SCHEDULE 6
FO~ DESCRIPTION)
Ii.
REGIONAl HOOf
\SEE SF.CTlO~ '5 FOR DESCRIPTION!
Figure 12:
Excerpt from the Durham Regional Official
Plan (RegiOnal Structure)
The Town of Ajax and the City of Pickering
Page 2 - 6
Notion Road
Land Use and Urban Design Study
warehousing, business parks, limited personal seNice
uses, hotels, storage of goods and materials, retail
warehouse, freight transfer and transportation facilities.
The existing uses conform to to Rap permissions.
Sites having a high degree of exposure and good access
are to be reseNed for employment intensive uses.
Regional Council promotes the beautification of
Employment Areas and particularly those 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
vio 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
Major Open Space
Lands associated with the DUffins Creek corridor are within
the Major Open Space designation of the Rap. The Rap
indicates that the natural environment, including areas
designated as Major 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 conseNation, 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
Notion Road
Land Use and Urban Design Study
2.2.4
Transportation
The ROP designates various roads within the Study Area,
based on their planned ability to accommodate local
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 a right-ofway 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 higher level
of transit service is promoted.
Notion Road is designated as a Type C Arterial Road.
Type C Arterials are intended to accommodate lower
volumes of traffic compared to other arterials, 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 ROP illustrates an overpass between 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 is not likely to occur for
a period of ten years or more, its development should be
recognized by long terms plans prepared for the Study
Area.
2.2.5
Surrounding Land Use Designations
Lands to the east and west of the Study Area are within
the liVing Area designation of the ROP. In general, lands
within this designation are to be used predominantly for
housing purposes. The ROP also speaks to lands within
this designation being developed in a compact form,
through higher densities, particularly along arterial roads.
TYPE A ARTERIAL ROAD
TYPE B ARTERIAL ROAD
x
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TYPE C ARTERIAL ROAD
GORAlL
GO STATION
INTERCHANGES
EXISTING INTERCHANGES TO
----
...__ .........
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ae REMOVED
REGIONAL TRANSIT SPINE
TRANSIT FEEDER SERVICE
_.
[57!
o
REGIONAL ROAD NUMBER
RAILWAY
HAMLET
URBAN AREA (GENERALIZED)
Figure 13:
Excerpt from the Durham Regional Official
Plan (Transportation)
Further west, the Metro East Trade Centre lands are
designated as a Regional Node. This designation allows
The Town of Ajax and the City of Pickering
Page 2 - 8
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
Pickering must conform to the Durham Regional Official
Plan.
2.3.1
Ajax 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 nonemployment. uses. .The Study Area is located within
,Employment Policy Area 1, in recognmon 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 opportunmes 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 specifically 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 1 job for every 2 residents.
Prestige Employment
General Emplo)rment
Emplcyment Policy .~rea
EnVironmental Protection
Open Space
Village Central.A.tea
Local Central Area
loVl Density Residerrt1cd
Figure 14:
Excerpt from the Town of Ajax Official Plan
(Land Use)
The Town of Ajax and the City of Pickering
Page 2 - 9
Notion Road
Land Use and Urban Design Study
Ensure that a sufficient supply of employment
generating lands are designated and that those
lands can be provided with infrastructure in concert
with anticipated demand.
Provide locations for community facilities within the
Employment Areas that are visIble and accessible to
residents.
Establish comprehensive urban design guidelines
and landscapIng standards that will ensure an urban
environment that provides for a range of safe,
functional and attractive employment areas. "
The Study Area is predominantly within 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 properly screened from
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 Community
Plan, which designated the majority of the Study Area a~
"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 Pickering
Page 2 - 10
Notion Road
Land Use and Urban Design Study
manufactured, processed or assembled on the premises;
automobile dealerships; financial institutions; restaurants;
personal seNice 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 quality design
features including built form, landscaping and
signage.
Parking and loading facilitIes are not generally to be
located between the buildings andMerial Roods 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 not 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 or 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 OveNiew
In 2000, the Town of Ajax had 20,450 full and part time
employees, and a population of approximately 70,000.
The population-to-jobs ratio was 3.3 residents to every 1
job. The official plans for the Region of Durham and the
Town of Ajax establish a target ratio of 2 residents to every
1 job. This ratio applies to all uses where employment
would occur including Central Areas, Employment Areas
and for "employment related to population" (i.e,
The Town of Ajax and the Ci1y of Pickering
Page 2 - 11
Notion Road
Land Use and Urban Design Study
including schools, public seNices and other institutions
etc.) This target is provided in order to reduce lengthy
work/home commuting, to .ensure better use of
designated employment lands, to diversify the
assessment base and reduce the property 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 to be attracted to Ajax over the next 20 years.
A total of 890 ha (2,200 ac.) of land is currently
designated for employment purposes in 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 (1,364 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 inventory.
Based on current trends for the development of
employment lands within suburban areas, it is expected
that approximately half of the currently vacant
employment lands will be dedicated to such uses as
warehousing, storage and distribution. Of the remaining
portion, approximately 3/4 would be dedicated to
The
traditional Industrial and manufacturing uses.
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 feasibility of using
existing developed and designated areas (Le.
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 longterm supply of employment lands is not jeopardized. The
Town may consider such a redesignation if, in addition to
all other land use compatibility criteria:
"there 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
appropriately designated
generating lands; and
the Inventory of
non-employment
the site's physical and natural characteristics,
development constraints and location Justify the
consideration of a non-employmentgeneratIng land
use."
2.3.1.2 Residential Lands Overview
The Town of Ajax Official Plan and the Town's Integrated
Growth Management Study (july, 1998), recognizes the
planned population target of 120,000 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 density and the population yield assumptions
for these land use designations are relatively modest, as
follows:
The Town of Ajax and the City of Pickering
Page 2 - 13
Notion Road
Land Use and Urban Design Study
16 units per hectare and 2.85 persons-per-unit for
Low Density Residential;
32 units per hectare and 2.75 persons-per-unit 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 Town 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 long-term strategy for the acquisition and
development of parks and open space in Ajax.
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 Mille(s Creek open
space and a small parkette. The Plan notes that while
the primary 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 Pickering Village), the
following comments were provided:
The Town of Ajax and the City of Pickering
Page 2 - 14
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
landparkland can be acquIred In this area, other means
of augmenting the parkland supply should be sought as
opportunities 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
volley through this community Is not yet in public
ownership and should be acquired when feasible... "
2.3.1.4 Long Range Capital Works Forecast
In December of 1999, the Town of Ajax 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 Pickering. Timing for improvements
will need to be coordinated between Ajax and Pickering.
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-Iieu equivalent) when employment lands are
In addition, through the review of
redeveloped.
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 Pickering
Page 2 - 15
Notion Road
Land Use and Urban Design Study
2.3.1.5 Trails
The Ajax Official Plan states that the Town will develop an
interconnected system of cycling and walking routes.
Accordingly, the Town has finalized a Bicycle and Leisure
Trail System Plan ("Vision 2020"), which was approved in
March of 2001. Vision 2020 outlines opportunities for both
leisure trails and bikeways, and proposes a long term
strategy to guide the development of trails within Ajax.
Vision 2020 notes that the Town of Ajax offers great
potential for the development of a connected and
diverse leisure troll and bikeway system. It espouses using
existing physical features and natural areas, as well as
existing arterial roads for such a system.
A key faclli1y Is the Duffins Creek Trail. The Town of Ajax, in
.collaboration with the mCA and the Ontario Trails Council
has registered the eastern branch of the Duffins Creek
valley as a connecting link to the Trans-Canada Trail.
~"""'rilIF~"
CCSI'",ANSI.. wrd';r ~ w.HariC)
In terms of this Study, physical improvements have been
recommended to secure this high priority trail. These
improvements include a multi-use trail on the east side of
Duffins Creek, a trail extension at the terminus of Orchard
Road with a future creek crossing to link with the Trail. and
an open space link extending from Pickering Parkway to
the creek.
~."'"0pItll&~
F:\;1lh Ri:IlId
Flrlni,ig W!ltjI,btT/'Ms
Vision 2020 contains a 10-year implementation plan.
One of the initiatives is to establish a Village Parkette at
Elizabeth Street north of Kingston Road to serve as a trail
head into the Duffins Creek system. The Duffins Creek trail
is proposed to be completed prior to 2004 and will
contain east-west pedestrian bridge connections. Dates
are tentative and funds for these projects have not been
confirmed by Ajax Council at this time.Opportunities also
exist for a road-based bikeway along Kingston Road.
These proposals are illustrated in Figure 15.
o
o.......
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2.3.1.6 Environmental Protection Designation
Lands in proximi1y to Duffins Creek are within the
Environmental Protection designation of the Ajax Official
Plan. The Town will not permit development on lands
Figure 15:
Vision 2020 Trail Recommendations
The Town of Ajax and the Ci1y of Pickering
Page 2 - 16
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 Town must protect from development (Le.
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 mCA
forf/ood 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 mCA.
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.
Environmental Protection Areas
~
_
IITWI
VOl!ley (HlilHid) System::;
Evaluated Wetlands
Weltdnd
Other Significant Natural Foatures (t=SA's. ANSI'sl
Environmental Resources Overlay
1"".",;,,-]
[::13
Woodlands
Other Supporting Natural Ar~a$
iotonnittcnt Warm Water Gtmam
Figure 16:
Excerpt from the Town of Ajax Official Plan
(Greenlands Framework)
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
The Town of Ajax and the City of Pickering
Page 2 - 17
Notion Road
Land Use and Urban Design Study
economically feasible;
ii
wet floodproofing measures may be permissible for
non-habitable portions of new development in order
to minimize flood risk and/or to meet the required
level of flood protection; and
iii
where (i) and (ii) as above cannot be achieved, dry,
active floodproofing measures may also be
recommended to minimize flood risk in combination
with (i) and (ii).
iv
ingress and egress for all buildings within the flood
plain lands shall be "safe", pursuant to provincial
floodproofing standards, and/or achieve the
maximum level of flood protection determined to be
feasible and economically viable such as at grade
with street related access points.
No new development is permitted on any parcel of land
wholly or partly within a flood plain if:
'the necessary flood protection measures would
have a negative off-site impact on the adjacent
properties;
Ii
the use is associated with the storage, handling,
production or use of a hazardous substance which 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;
iii
the use is associated with institutional overnight
residential accommodation including in part or in
whole, any of the following: health care or residential
care or crises care facilities specifically designed to
accommodate people who would be incapable of
self-evacuation or whose safety would be threatened
in the event of flooding and a possible emergency
evacuation; and
iv
the bUildings or structures directly relate to the
distribution and delivery of an essential or emergency
public service including police, fire, and ambulance,
Figure 17:
Excerpt from the Town of Ajax Official Plan
(Special Policy Area)
The Town of Ajax and the City of Pickering
Page 2 . 18
Notion Road
Land Use and Urban Design Study
where such seNice would be impaired by flooding.
The mCA notes its support for storm water retrofit projects,
and support efforts that would enhance the riparian zone
of Duffins Creek, and efforts to allow for additional
pedestrian linkages.
2.3.1.8 Urban Design
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 all development applications
include:
·'the Impact of the proposed development on
adjacent existing, and approved, land uses with
respect to public safety, privacy, noise, shadow,
light, traffic, access and parking:
the compatibility of the proposed development with
adjacent existing development In terms of height,
density, 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.
II
Other factors that are considered include the treatment
of streets. sites and buildings. as follows:
"Utilities shall be located underground where
practical.
The Town of Ajax and the City of Pickering
Page 2 - 19
Notion Road
Land Use and Urban Design Study
Wherever possible cycling lanes will generally be
provided within the paved surface of the roadway,
separated from motor vehicle traffic by design
features."
"On-sIte parking, where required, will be Integrated
wIth the development of the· site and screened by
appropriate fencIng or landscaping from
surroundIng roads and properties.
BUildings or structures on untreed sites shall
incorporate landscaping.
Development shall, wherever appropriate, be
designed to be supportive of transIt. ThIs could
Include the sitIng of new buildings and the manner
by whIch they can accommodate transit use,
particularly along Kingston Road.
Parking lots are to be attractive, well designed and
complement the character of the adjacent area,
and are to Incorporate such measures as fencing
and/or landscaping, located In the rear or interior
side yards, except for development adjacent to
Highway 401; and reduced in scale and impact by
dividing the parking area through the use of
measures such as landscapIng, fencing and walls. "
BUildings
'Public safety and barrier free access will be
incorporated In the design of all buildings and
public spaces.
.
Signage should be integrated with the archItecture
and landscaping.
The Town of Ajax encourages measures that
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 Town of Ajax and the City of Pickering
Page 2 - 20
Notion Road
Land Use and Urban Design Study
2.3.2
Pickering Official Plan
The City of Pickering Official Plan was approved by the
Region of Durham on September 24, 1997.
2.3.2.1 Urban Study Area
The Pickering Official Plan designates the Pickering portion
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 Pickering Official Plan permits
conservation, environmental protection, restoration,
education, passive recreation, and similar uses. Existing
lawful uses are also permitted.
The Pickering 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
,-ow !)ru!w'y A"'tf:J"-")
~
t.tCCIUM
f:-:-:3 HU'~·
considering the results of the above study, shall
establish, by amendment appropriate land use
designations and policies.
2.3.2.2 Land Use Designations
Lands currently designated as Employment Areas in the
Pickering Official Plan allow for manufacturing, assembly,
warehousing and/or related uses. Varying 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 arterial roads.
U:;':NSflY AR;:Io"S
tHi.Ns,ry AR£AS
•
CCMMu...··UT..- NoDes
•
¥fxED
CORJ\I:)Of~'3
t"t~ PO·N;~",vO;;';"'i f.~nRr::
l':"--"UIONI\:... !".,;:;:'·DCS
U
R£;.:.::IC'".-al.
,voor
f;»a
RECle''''''1
Noel' :?
'I
Figure 18:
Excerpt from the City of Pickering Official
Plan (Land Use Structure)
Lands to the west of the Study Area are designated
"Urban Residential - Low Density Area" and "Urban
The Town of Ajax and the City of Pickering
Page 2 - 21
Notion Road
Land Use and Urban Design Study
Residential - Medium Density Area". Within the Low
DensHy designation, residential uses are permitted up to
30 units per hectare. Within the Medium Density
designation, residential uses are permitted over 30 units
per hectare. up to and including 80 units per hectare. In
Urban Residential designations, limited offices and
retailing, community, cultural and recreational uses and
compatible employment and special purpose
commercial uses sewing 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 commercial uses.
2.3.2.3 Environmental Risk Management
Within Pickering, lands within the Study Area are
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 viability 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.
SHORELINES AND STREAM CORRIDORS
(MAY INCLUDE HAZARD LANDS)
WETLANDS
ENVIH'ONMENTALLY SIGNIFICANT ARE::;~S
ROUCE-DUFnNS WILDl..If.'I£;: CORRIDOR
ARF.A~; O~··
HIGH POTl:NTIAL
MINERAL AGGr~EGATE RESOURCES
OAK RIDGeS MORAINE
FORMER LAKE
The Mixed Employment designation allows light
manufacturing, assembly and processing of goods, light
seNice industries, research and development facilities,
warehousing, equipment and vehicle supplies,
automotive and vehicles sales and repair; offices.
corporate office business parks, limited personal sewice
uses sewing the area, restaurants sewing the area, retail
sales as minor a component of an industrial operation,
hotels, financial institutions sewing 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 sewices sewing the area.
Ir~OQLJOIS SHORELINE:
ALTONA f'OREST
POLICY AREA
fLOOD
PLAIN
SPECIAL. POUCY AREAS
ROUGE
PARK
BOUNDARY
ARE:A.o;;
or
NAn.Jrt.'\l AND :':iGIENTlflC INTf~Hl.ST
KNOWN WASTE DISPOSAL SITES
APPEALS
Figure 19:
Excerpt from the City of Pickering Official
Plan (Resource Management)
The Town of Ajax and the City of Pickering
Page 2 - 22
Notion Road
Land Use and Urban Design Study
2.3.2.4 Areas Requiring Special Policies
On lands designated Flood Plain Special Policy Area (on
the Pickering portion of the Study Area), developers may
be required to satisfy the mCA and the City that a
reasonable level of safety for occupants of development
of sensitive (i.e. residential etc.) 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 ability to escape a flood condition;
seNice station or any development where dangerous
material (including sewage) could be affected by
flood;
-
emergency seNices 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
mCA. Otherwise, these matters can be addressed as site
plan applications are reviewed.
2.3.2.5 Supporting Reports
The Pickering 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 Pickering
Page 2 - 23
Notion Road
Land Use and Urban Design Study
2.3.2.6 Community Design
Pickering's Community Design goal is to promote
development at various scales which, through their
adherence to principles of good, high quality community
design, will produce built and natural environments in
Pickering that offer enjoyment, comfort and safety for all
users, and evoke a desirable image and sense of place
for the City.
To achieve the community design goal, the Pickering
Official Plan includes Community 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 enhance the overall quality of Pickering's
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 various
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 Pickering Official Plan also contains Implementing
Design Policies, including the following that are relevant
to this Study:
The Town of Ajax and the City of Pickering
Page 2 - 24
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.
The City of Pickering supports the creation of specialty
treatment including planted boulevards...on strategic
streets in Pickering:
The City of Pickering encourages the partial vertical
screening of surface parkJng lots through the use of
low fences, walls or landscape elements;
The City of Pickering 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.
BUildings
Where new development is proposed within an
existing neighbourhood or established area, the City
of Pickering 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 Pickering
Page 2 - 25
Notion Road
Land Use and Urban Design Study
2.4
Area Municipal Zoning By-laws
The Study Area and its surroundings are governed by area
municipal zoning by-laws for both the Town of Ajax and
the City of Pickering.
2.4.1
Ajax Zoning Requirements
The Town of Ajax Zoning By-law 35-77, as amended, was
passed by Ajax Council in Mayof 1977, and subsequently
approved by the Ontario Municipal Board on May 11,
1978. The By-law regulates development within the Ajax
portion of the Study Area, In accordance with the
requirements of the Heavy Industrial (M3) Zone, the Public
Use (0) Zone and the Park (G-Speclfic) Zone.
The permitted uses within the Heavy Industrial (M3) Zone
include: concrete batching, mixing or products
manufacturing plant; contractor's yard; feed mill; flour
mill; fuel storage tank; fuel storage supply yard; grain
elevator; lumber yard; open storage use of goods or
materials if accessory to a permitted use; planing 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, 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 "M 1" Zone on the same lot; club, lodge,
union hall or place of public assembly; funeral home;
railway trackage for industrial purposes; a public use and
an accessory building.
Figure 20:
Excerpt from the Town of Ajax Zoning Bylaw 35-77, as amended.
Permitted uses within the Park (G) Zone include: a public
park, playground, playing field; bowling green, tennis
court, swimming pool. open air skating rink, lacrosse box;
The Town of Ajax and the City of Pickering
Page 2 - 26
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 (0) Zone include: a
~l
government or municipal building; a school, day nursery,
or day-care centre; a church; a public library, art gallery, ",
h~OAtJ_ '. "'.,.." .•.......
.,..... ,.,. . . . . :
museum, communify centre, live theatre; a hospital; an i'···········,·~~>;.. ,; ... 1/ i.. . . . . . ,
r;:;;;;;==:;::::=:--------------------z--z-----
;:~~:7c~~~~~~~::~i~~~~~~~~~':~~: <~~/
in a Park "G" Zone; a nursing home.
I"
' 11''
,. ~ . ' .~ .~ '",.'i
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.
. / , I~S(:-( ,..
The range of permitted uses within the existing M2 and
'.• " : . : "
.•. .
'. "'I""
M3 Zones could have the effect of exacerbating current
'i.
land use compatibility Issues with the nearby residential
""":
~:~~~~ ·•• .:·1·
uses. Therefore, the range of permitted uses have been
...•.,.., :R~ ""'~I: ~zs1112
evaluated, and recommendations to facilitate c h a n g e "
•.".. •. . . •.•. •', I~Z~.I> ., •.•.:. "'1-'
have been forwarded within Section 7 of this Report.
i MI
'..
'(i.i"i"? . ,.' . .
, i i ' , '. ,.
2.4.2
Pickering Zoning Reguirements
,'$~' §2~~2~,I.~S.2
c • •'
"
;J./
.,.. .',.:.• •·.1',.
.
...•
O'
Lands on the west side of Notion Road are subject to t h e ,
... . I<,"'::~.' ......, '.:.~.:• "
requirements of the Cify of Pickering Zoning By-law 3036,
~1
'.:li!;]"
~'I
as amended. The By-law was originally passed b y . . . . '
)"1,.'"
.•.•. . • , . , · i .
Pickering Council on August 3, 1965 and approved by~~RY I . ,
,...•',.,..
the Ontario Municipal Board on October 7, 1966.
., ." . ,'
18"
.•...
,
_
21
,.. '" ".
. J . '."
:E ,
The industrial uses in the northern part of the Pickering" ' < , ( ......:.. ',. .\
.•...'
portion of the Study Area are predominantly within the'.. «
. . ., ': :.•. . . .•.~), ··"X
'.'1""
Storage and Light Manufacturing (M1) Zone. All uses:.i' ,....a£ECHLAwf"t~·J....•
.....(1
'I.
j
..
r~~~:~:~~~~:E:~!~~~~~J=E~~;:;: ~o'" ·rJ';~~'~;il.Ii .~ .I·
depot, a garage, office uses, light manufacturing or
(K.S·i-,S4a: "S4
'S4Mi;4«="
~:~~r;;~!E.:::~;:i:~t~:ii:~:n~~-~; j~~:41, i')~J
~~~~~t~r~i~t~~~~~~§i~·~£~;1I: /,~.~AYMI
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.
·. ·]- .• j.·
·I·.
-
Figure 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 portion of the Study Area
is within the M 1- 4 zone Permitted 'use are the same as
the "M 1" zone except that no auto service shop, garage
or residential uses are permitted. Within this zone,
buildings must be set back a minimum of 7.5 metres
from the front lot line and a minimum of 12 metres from
the rear lot line.
2.5
Transportation & Infrastructure Overview
iTrans Consulting Inc. transportation engineers prepared
an assessment of the existing road network. With the
assistance of Ajax and Pickering staff, the firm also
provided an assessment of the various land use options
from a transportation perspective.
Notion Road is a boundary road, whose right-of-way is
owned by the City of Pickering.
It is a two lane road with an average daily traffic volume
of 3500 vehicles. Pickering Parkway is also two lanes and
accommodates an average dailytraffic volume of 6,000
vehicles. With a capacity of 8,000 to 10,000 vehicles per
day, significant reserve road capacity is available to
accommodate additional development within the Study
Area.
In order to ensure adequate traffic 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 southerly two-thirds of Notion Road Is paved
to full urban standards, with curbs, 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 1999 agreement. the Town of Ajax is responsible
for the maintenance and repair of Notion Road. The
costs are shared equally between Ajax and Pickering.
The Town of Ajax and the City of Pickering
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 Ajax and area landowners.
Municipal sanitary sewer and water seNlces 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
Notion Road
Land Use and Urban Design Study
2.6
Consultation
A broad public consultation program has been
undertaken and this section provides a general overview
of the comments received.
2.6.1
Residents' Associations (PACT/BECAI
Both PACT and BECA have expressed, as their primary
concern, that the existing heavy industrial uses should
either be removed or relocated. Their concerns include
the affects of noise, dust and industrial traffic, a
deficiency in park space in the former A2 Planning
Community south of Church Street, safety 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 by-laws or Certificates of
Approval have been violated by 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 new
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'lnterests
Staff met the owners and business operators who have
indicated their satisfaction with their current location, and
have no plans to relocate. Some have indicated that
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 City of Pickering
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 compatibility concerns between
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 MOE.
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 community.
2.7.1.2 Flood Plain Matters
The Study Area 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 Pickering
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 additional
employment in areas already designated for such
purposes.
Policy documents from the local and Regional levels
speak to protecting and improving the viability of existing
employment areas.
The Study Area is generally
underutilized from an employment perspective. and
current land use designations do not fully implement the
strategic employment objectives of the Ajax Official Plan.
2.7.1.4 Environmental Protection and Enhancement
The Duffins Creek valley represents a natural asset and a
large natural buffer between industrial uses and
residential development in Ajax. 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 environmental resource. and should not degrade
the natural or ecological character of the valley system.
Improved connections should be provided from lands
within the Study Area and the surrounding area to the
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 Pickering
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 Pickering
Page 2 - 32
Notion Road
Land Use and Urban Design Study
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 Image
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 Safe1y
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 industry in the long
term, rather than a need to accommodate local
demand for such space.
2.7.2.4 Public Land
A large inventory of publicly owned lands are in the
(owned by the mCA, 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
The Town of Ajax and the City of Pickering
Page 2 - 33
Notion Road
Land Use and Urban Design Study
high profile land parcels (including the south east corner
of Notion Road and Kingston Road by the Town of Ajax)
provides a good opportunity to control development and
implement the findings of this Study as developments
proceed, and through public investment. This Study
makes the following assumptions:
lands owned by MTO will be available for public
use;
The lands owned by 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 will
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 Pickering
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 Rap,
and would connect to additional employment lands to
the south in Pickering.
2.7,3
Opportunities and Constraints
There are various opportunities and constraints that need
to be considered before a more land use options can be
considered. These opportunities and constraints are as
follows:
The Town of Ajax and the City of Pickering
Page 2 - 34
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 significo"ntvacant 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 Pickering 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 Ajax 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 Pickering
Page 2 - 35
Notion Road
Land Use and Urban Design Study
The existing zoning by-law could allow existing
compatibility issues to worsen over time, unless steps
are taken to amend the current zoning:
Significant new development will likely take 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 Pickering
Page 2 - 36
Notion Road
Land Use and Urban Design Study
3. Land Use Options
With all of· the above interests and planning
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 wlfl have
direct Implications on land uses deemed appropriate for
Pickering, since it Is the Pickering lands that will represent
the potential Interface between the majority of the Study
Area and the closest residential development.
Each of the options maintain the mCA 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 requirements
of the mCA.
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 establish 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 development 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.
The Town of Ajax and the City of Pickering
Page 3 - 1
Notion Road
Land Use and Urban Design Study
3. 1
Option 1 - Industrial to Residential
This option proposes the removal of existing industrial
uses, and replacing them with residential uses, as
illustrated in Figure 25.
This option would redesignate the Ajax portion of the
Study Area from General Employment to a Residential
designation. It would be subdivided into a series of
residential blocks, with the Intent of developing a new
residential neighbourhood, as an extension of existing
residential lands to the west. This option would introduce
seven new public roads, an expanded open space area
associated with Duffins Creek, and would provide direct
road frontage adjacent to the mCA lands.
The Pickering portion of the Study Area would be
redesignated from Urban Study Area to a Residential
designation. It would also be developed wholly for
residential purposes, without any additional public roads.
New pedestrian path connections between the existing
neighbourhoods, Orchard Road and a new east-west
public road in Ajax would provide for new pedestrian links
to tne Duffins Creek valley.
Figure 25:
Option 1 - Industrial to Residential
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 in
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
The Town of Ajax and the City of Pickering
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 Rap. The Region seeks to maximize
the employment potential of designated Employment
Areas.
The mCA 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 inventory, or by
putting new residents at risk through development in a
floodplain. In addition, remediation could be necessary
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 Road
Land Use and Urban Design Study
3.2
Option 2 - Status Quo
This option generally reflects current conditions, and
maintains existing land use permissions. This option does
not mean that no changes would occur. While industrial
uses could remain, changes could occur through
incremental Improvement and implementing good
urban design.
Under this option, the physical
appearance of the Study Area could be improved. but
existing land use compatibility· 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 Polley Area provisions. In terms of the
Employment land base in Ajax, this option would
represent a lost opportunity. The relatively low level of
employment in the area would continue, and other areas
of Ajax would remain under current pressure to
accommodate the Town's and the Region's
employment objectives.
While the automotive land uses in Pickering 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.
Figure 26:
Option 2 - Status Quo
This option does however, recognize the 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 Areal 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 safety or image
perspective. It could also forego the potential for
improvements to the Duffins Creek valley.
Therefore. this option is not supported.
The Town of Ajax and the City of Pickering
Page 3 - 4
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 Roaq and Highway
401 frontages. General Employment uses would be
confined to the interior areas. This option reflects the
general land use format of the Ajax 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-Iyn Lumber, Blue Star Auto
Refinishing and General Magnaplate.
Figure 27:
Option 3 - Evolution Toward Prestige
Employment
Lands that would be designated for Prestige Employment
purposes would Include the Lafarge property, 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 Pickering 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
The Town of Ajax and the City of Pickering
Page 3 - 5
t\jotion 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, odour and dust
for residential lands in Ajax and Pickering.
This option would however, recognize the SPA policies of
the TRCA. Conservation Authority staff note that although
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 supported
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,
generally along the Highway 401 and Notion 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 attractive, 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 Pickering
Page 3 - 6
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
mCA 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 Pickering 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 Pickering would be proposed for
Commercial/Industrial/Institutional uses.
The proposed park would form a "wedge" between
established industrial uses to the north and south. It was
felt by PACT/BECA that this concept would seNe 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.
Figure 28:
Option 4 - PACT/BECA Inspired Option
From a land use compatibility perspective, It was felt by
Ajax and Pickering planning staff that active public use of
the area could seNe 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
Pickering 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 mCA 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 inventory, which runs
The Town of Ajax and the City 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 in proximity
to Duffins Creek could represent an environmental
benefit,
The proposed park would be relatively removed from the
former A2 Planning Area, being separated by the Duffins
Creek valley. Further, 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 purposes,
public complaints could result, due to nearby heavy
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 developing 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 Ajax and the City of Pickering
Page 3 - 8
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 seNing 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
mCA. 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
Notion Road
Land Use and Urban Design Study
This option protects the Town's employment land base,
and could serve to make better use of the Study Area for
such uses, due to its characteristics of good 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 review process, steps can be undertaken
to secure the valley lands and adjacent natural features
under public ownership.
On the Pickering side, Mixed Employment uses with
adequate screening and bUffering can serve as an
adequate transitional use. In the long term, such an area
could act as complementary to the Prestige Employment
uses proposed for the Ajax side of the Study 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 Study's primary
considerations and provides clear improvements over the
status quo. It addresses compatibility matters, allows for
improvements along the Highway 401 frontage, reflects
flood plain constraints, addresses landowner interests,
and does not place additional burden on community
facilities, services or taxpayers.
I
Therefore, Option 5 (Hybrid) is supported.
The Town of Ajax and the City of Pickering
Page 3 - 10
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 lands, 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
Compatibility
•
0
•
0
•
Flood Plain
Planning
0
• • • •
Protection of
Employment
Lands
0
•
•
Environmental
Protection and
Enhancement
•
0
• • •
Landowners'
Interests
0
•
0
0
•
Overall
0
0
•
0
•
o Not Preferred
0
•
• Positive
• Optimal
The Town of Ajax and the City of Pickering
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Notion Road
Land Use and Urban Design Study
4. Urban Design Guidelines
The Study Area and its surroundings evolved from an
historic settlement at Pickering 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 between 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
Pickering, 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 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 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.
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" at the 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 serve 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
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 Mcilroy Inc.,
and Ajax and Pickering planning staff.
4.3.1
Roads and Frontages
Roads within the Study Area should provide for a safe and
efficient circulation pattern 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
quality of building materials.
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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
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 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:
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For existing, non-prestige industrial lots with less than
NOTION ROAD
Tvaleal Streelseaae Plan and Sed/on
50 metres frontage, joint access easements should
be uses to maximize landscaped area. Access
Figure 31 :
points to smaller properties should be consolidated
wherever possible. Landscaped traffic islands should
Proposed streetscape improvements for
be used to identify main driveways, and subdivide I.--Notion Road
large parking areas adjacent to the street:
-J
The Town of Ajax and the City of Pickering
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.
Ideally, such
landscaped areas should provide a direct
connection to the primary 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 westem 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;
NEW LOCAL ROAD
Typical Sireetscape Plan and Section
Figure 32:
Proposed Local Streetscape Section
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;
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 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 low maintenance, and
pollution tolerant:
SeNice 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
Gateways
Gateways, or clear and identifiable points of entry,
should be provided at the north and south ends of Notion
Road to mark entry into the area and to signal the
municipal boundary between Ajax and Pickering. 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 adjacent to
the street corner;
The Town of Ajax and the City of Pickering
Page 4 - 5
Notion Road
Land Use and Urban Design Study
At the north gateway, treatments should reflect the
architectural and historic character of Pickering
Village;
Gateway elements should be located on both sides
of Notion Road and should inclUde upgraded
landscape elements.
4.3.3
Open Space Edges
Open spaces associated with Duffins Creek should offer
more intensive use and public enjoyment of the area
through connections to the surrounding community and
investments in a recreational trail.
Buffer treatments between open spaces and
adjacent development should be provided through
landscaping treatments and building setbacks;
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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;
TYPICAL PLAN/ELEVATION AT HIGHWAY 40 I
(East 01 Notion Road)
Figure 33:
Illustration of Improvements along the
Highway 401 Frontage
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;
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 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
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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 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 wllliead 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:
1. That Schedule A (Land Use) to the Town of Ajax
Official Plan is hereby amended by redesignating 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
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:
/
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1. REDESIGNATE FROM
i'GENERAL EMPLOYMENT" TO
'''PRESTIGE EMPLOYMENT'
I'
Figure 36:
Proposed Amendment to the Town of Ajax
Official Plan (Schedule A)
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
The Town of Ajax and the City of Pickering
Page 5 . 1
b)
c)
d)
e)
Notion Road
Land Use and Urban Design Study
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.
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 heavy 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
extent of the Duffins Creek valley.
The Town of Ajax should, in its consideration of any
development application, pursue opportunities in
consultation with the mCA 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 Notion Road
to Orchard Road.
The Town of Ajax and the City of Pickering
Page 5 - 3
Notion Road
Land Use and Urban Design Study
The Town of Ajax should also work with the mCA 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 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 Pickering
Page 5 - 4
Notion Road
Land Use and Urban Design Study
5.2
Proposed Amendment to the Pickering
Official Plan
The City of Pickering is recommending the following
changes to its Official Plan:
1. That the lands within the Study Area, west of Notion
Road between Kingston Road and Pickering Parkway
be redesignated from "Urban Study Area" to "Mixed
Employmenf' on Schedule .1 , the Land Use Structure
Map.
2.
That Polley 3.17 - Urban Study Area for the Notion
Road Industrial Area be deleted;
3.
That the Description for the
Neighbourhood be amended by:
(i) adding an Informational
Neighbourhood:
Village
East
revision that this
"Has three Detailed Review Areas Within its
boundary including... (iii) lands on the west side of
Notion Road between Pickering 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 Neighbourhood policy as follows:
"11.11 City Council shall:
(e) recognize the transitional location of the lands on
the west side of Notion Road between low density
The Town of Ajax and the City of Pickering
Page 5 - 5
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;
(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
treatment pond in Ajax,
stormwater
(f) despite Table 8 of Chapter 3, not permit the
establishment of any new automotive and vehicle
sales and repair uses within the lands designated
Mixed Employment Area adjacent to Notion Road,
after the date this amendment comes into force:
(g) in order to ensure that development within the
Mixed Employment Area on the west side of Notion
Road is compatible with residential lands in 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:
(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 parking areas, loading
areas and service areas from Notion Road in
order to establish an attractive Notion 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 Pickering Recommendations
The City of Pickering 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 street 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 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 Pickering residents of noise
from Ajax sources.
The Town of Ajax and the City of Pickering
Page 5 - 7
Notion Road
Land Use and Urban Design Study
6.
Implementing Zoning
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 (M 1), 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
Land Use Permitted by Exception
87 Notion Rd
concrete botching, mixing/
products manufacturing plant
57A Notion Rd
concrete botching, mixing/
products manufacturing plant
83 Orchard Rd
concrete botching, mixing/
products manUfacturing plant
109 Orchard Rd
concrete batching, mixing/
products manufacturing plant
759 Kingston Rd W
public garage with open storage
91 Notion Rd
lumber yard with open storage
92B Orchard Rd
lumber yard with open storage
100 Orchard Rd
lumber yard with open storage
19 Notion Rd
warehousing with open storage
77 Orchard Rd
warehousing with open storage
78 Orchard Rd
machinery & equipment
establishment for sales, saNice and
rental with open storage
92A Orchard Rd
machinery and equipment
establishment for sales, seNice and
rental with open storage
The Town of Ajax and the City of Pickering
Page 6 - 1
Notion Road
Land Use and Urban Design Study
Address
Land Use Permitted by Exception
72 Orchard Rd
machinery and equipment
establishment for sales, service and
rental with open storage
71 Orchard Rd
machinery and equipment
establishment for sales, service and
rental with open storage
777 Kingston Rd W
fuel storage supply yard
39 Notion Rd
open storage use of goods or
materials; machinery and
equipment establishment for sales,
service and rental
In addition to the performance standards identified
above, the following standards would apply to heavy
industrial uses permitted by Exception:
no outdoor storage shall be located in front of a
bUilding or closer than 60 m from the front lot line;
the outdoor storage of aggregates, in 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, with
the exception of any outdoor storage in a rear yard
behind a building which shall not exceed 5 m in
height;
all outdoor storage areas shall 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 City of Pickering
Page 6 - 2
Notion Road
Land Use and Urban Design Study
Permitted uses in the Prestige Industrial (M 1) 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 "M 1" 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 (Ml) Zone include: audJtorium 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 between the building and Highway 401 .
The Town of Ajax and the City of Pickering
Page 6 - 3
Notion Road
Land Use and Urban Design Study
min. landscape strip adjacent to Notion and Orchard
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 ofl 0%;
where surface parking areas of neighbouring
properties abut in the side or rear yards, minimum
landscape strip of 6 m;
loading and seNice 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 Pickering recommends 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, food preparation plant, light
machinery and equipment supplier, light manufacturing
plant, merchandise seNice shop, office-associated
commercial establishment, personal seNice 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.
The Town of Ajax and the City of Pickering
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
rear
side yards
7.5 metres.
12 metres
4.5 metres
(with parking. loading and seNice uses permitted in the
,
side yards)
In addition. a landscaped strip of plantings. fencing
and/or berms shall be required along the west property
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 seNice areas from Notion
Road;
Loading and seNice 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 Ajax and the City of Pickering
Page 6 - 5
Appendix 1 - List of Employment Uses
Name of Establishment
Address
Type of Use
Employees
Town of Ajax
DUFFERIN AGGREGATES
109 Notion Rd
Distributor of aggregates
AJPV< AUTO COMPOUND
91 Notion Rd
Auto storage
2
CUSTOM CONCRETE LTD.
83 Orchard Rd
Manufacturer of ready mix concrete
9
LAFARGE CONSTRUCTION MATERIALS
83 Orchard Rd
Manufacturer of hot mixed asphalt
and aggregate plant
2
AQUABLAST /HARRISON MUIR
77 Orchard Rd
High pressure cleaning/ vacuuming
& industrial painting
5
GENERAL MAGNAPLATE CANADA LTD.
72 Orchard Rd
Manufacturer of metal coatings
20
THE INNOVATNE GROUP
78 Orchard Rd
Manufacturer & distributor of road
maintenance products
30
POLLARD ENTERPRISES LTD
92A Orchard Rd
Roafing contractors
40
BLUE STAR AUTO REFINISHING
92B Orchard Rd
Automotive refinishing
1
MAR-LYN LUMBER SALES
100 Orchard Rd
Wholesale lumber yard
8
K&KSALVAGE
134 Orchard Rd
Salvage yard
10
ACTNE MACHINERY MOVERS INC.
71 Orchard Rd
Public garage
2
INNOCON INC.
57A Notion Rd
Manufacturer of ready mix concrete
4
MASTER HALCO
57 Notion Rd
Fence manufacturer
20
VERIDIAN CONNECTIONS
29 Notion Rd
Utility
0
INDUSTRIAL PROPANE INC.
29 Notion Rd
Fuel storage supply yard
CORE RENTALS
39 Notion Rd
Rental & sale of machinery &
equipment
2
MILLWORK HOME CENTRE
19 Notion Rd
Building supply sales
37
HILLSIDE AUTO SALES
777 Kingston Rd
Auto sales
INDUSTRIAL PROPANE INC,
777 Kingston Rd
Propane sales
APNA CAR SALES
777 Kingston Rd
Auto sales
ACE APPLIANCE PARTS
777 Kingston Rd
Appliance parts sales
1
CLEARLIGHT VISUAL COMMUNICATIONS
77 7 Kingston Rd
Video production & duplication
3
Name of Establishment
Address
Type of Use
Employees
Citv.of Pickering
RELOCATABLES
1984 Notion Rd
Building mover
J'w. BURTON ROOFING LTD.
1976 Notion Rd
Roofing installer
LEHMAN MOTORS GROUP
1970 Notion Rd
Auto sales
PICKERING AUTO BODY
1968 Notion Rd
Auto repair
4
CERTIFIED HEATING CO.
1964 Notion Rd
Heating & air conditioning repairs &
seNice
25
DECOR MANAGEMENT
1958 Notion Rd
Manufacturing/distribution of
souvenirs
6
NOTION AUTO BODY
1954 Notion Rd
Plumbing supply distribution
N.B.C. AUTOMOTIVE
1950 Notion Rd
Repossession & liquidations
4
FARO SODDING LTD
1948 Notion Rd
Landscaping
4
EASTERN TIRE SERVICE
759 Kingston Rd
Tire seNice
8
2
References
Ajax Historical Board. A Town Called Ajax.
MacDonald, Archie (ed.), 1995.
Town of Ajax, Business Directory, 2000.
Town of Ajax. Integrated Growth Management
Study, July, 1998.
Town of Ajax. Office Consolidation of the District
Plan of the Town of Ajax Planning Area. July, 1994.
Town of Ajax. Official Plan, November 30,2000
Consolidation.
Town of Ajax. Site Plan Approval Manual,
December, 2000.
Town of Ajax. Zoning By-law 35-77, as amended.
Town of Ajax. Long Range Capital Forecast, 20002009. December 9, 1999.
Brook Mcilroy Planning and Urban Design (formerly
Cochrane Brook Planning and Urban Design) Draft
Notion Road Land Use and Urban Design Study,
April,2000.
Hough Woodland Naylor Dance Leinster. Ajax
Integrated Ecological Study, Inventory Report,
March, 1999.
Hough Woodland Naylor Dance Lelnster and SRM
Associates. The Town of Ajax Vision 2020 - A
Bicycle and Leisure Trail System Plan. December,
2000.
iTrdns Consulting. Transportatlon Assessment of
Land Use Options - Notion Road. AprilS, 2001.
J. H. Beers and Company. An Illustrated Historical
Atlas of the County of Ontario.· Toronto, 1877.
Regional MunicipalHy of Durham. Official Plan,
June 30, 2000 Office Consolidation.
Ontario Ministry of the Environment. Guideline D-6:
Compatibili1V Between Industrial Facilities and
Sensitive Land Uses. July, 1995.
Province of Ontario. Provincial Policy Statement.
Revised February 1, 1997.
City of Pickering. Official Plan and Compendium
Document. February, 1998.
City of Pickering. Zoning By-law 3036, as
amended.
Toronto and Region ConseNation Authority, Duffins
Creek - State of the Watershed Report. March 24,
2001.