Ajax appealing Pickering destination TRAFFIC GAMBLE

NRU
Feb. 25, 2015
Edward LaRusic

Concerns regarding the transportation impacts of a new major tourist destination in the City of Pickering have the Town of Ajax appealing to the Ontario Municipal Board to get the answers it seeks.

Ajax mayor Steve Parish told NRU that the town believes that Pickering was acting prematurely in approving a proposed entertainment-oriented development. The developer, Durham Live, envisions 2.7-million sq. ft. of tourism uses on the 223.63 acre site. Parish says that given the site is adjacent to Ajax’s border, its approval will negatively impact roads in the town. He added that those impacts haven’t been properly examined by Pickering, which has led to Ajax’s appeal.

“We feel very, very strongly there has been a totally inadequately analysis of the transportation impacts of this development and how they will be addressed... The only way to compel a proper analysis with proper evidence in dealing with [the Durham Live application] on its merits is through the OMB process.”

A zoning by-law application for the Durham Live development was approved at Pickering’s January 19 council meeting. The application is to allow an expansion of uses on the employment lands located at 1802 and 1902 Bayly Street and 2028 Kellino Street.

Ajax retained MMM Group to review Durham Live proposal’s transportation study. While a number of traffic related concerns are being raised by the town through that review, the primary issue relates to a proposed interchange at Highway 401 and Church Street. Ajax contends that the interchange requires an amendment to both Pickering’s and Ajax’s official plan, as well as the Durham Region official plan.

Ajax planning and development director Paul Allore added that the town was not properly consulted.

“When we heard the proposal was coming forward, and [that Pickering] was considering this, Pickering shared a staff report with respect to Durham Live. We sent our comments and concerns to them, and we did not get a reply.”

Pickering city development director Tom Melymuk said that in his opinion, Ajax’s comments about traffic impacts— along with Durham Region’s—are properly addressed through a series of holding provisions.

“When we drafted the [Durham Live] by-law, we put in place a series of holding zones which would only allow development to be released in phases as road improvements are made. So the size of the project cannot get larger than the surrounding road infrastructure can accommodate.”

Melymuk added that Durham Region has not indicated that the proposal will require either a local or regional official plan amendment to accommodate the interchange.

“We’ve relied on the region’s information to us that this isn’t a regional official plan problem. [The interchange] would be more of a housekeeping amendment at the time when the environment assessment for that interchange is done, and would be approved through that process.

Parish said that the use of a holding symbol is not satisfactory to the town, as it will not require Ajax’s approval to lift.

“Unfortunately, [Ajax] won’t have the authority to appeal the lifting of the holding provision, so our choice was appeal now, or let it happen without being satisfied that these transportation issues are dealt with.”

Pickering mayor David Ryan said that Durham Live is a good proposal that has the potential to bring in 10,000 to 15,000 jobs into the region at full build out. Durham Live proposes to establish a major tourist destination with performing arts centre, hotel, amphitheatre and gaming establishment. Although it has indicated that the development does not hinge on approval from Ontario Lottery and Gaming Corporation to allow a gaming facility on the site.

Ryan said that Ajax’s appeal is meant to frustrate this specific aspect of the proposal, to prevent a casino from potentially being located in Pickering.

“Ajax is trying to protect its current gaming facility and the revenue streams [from Ajax Downs] that they’re enjoying.”

To allow a casino in Pickering, the existing slots at Ajax Downs would need to be moved as only one casino is allowed per zone and Pickering and Ajax are located in the same zone. (See NRU GTA April 30, 2014.)

Parish said that the town’s appeal has nothing to do with whether or not a casino will be located in Pickering in the future.

“Pickering has been quite clear in saying that ‘this is not a zoning application about a casino. We’re going ahead with this proposal whether there’s a casino or not’ and I take them at their word on that. We have a very valid appeal, whether it includes a casino or not, because of the traffic implications.”

Durham Live president Steve Apostolopoulos said in an email to NRU that it was aware of Ajax’s appeal.

“The challenge is before the Ontario Municipal Board and it will decide on the appropriate decision.”

NRU contacted Durham Region for comment but did not receive a reply by deadline.