Parking/Traffic Assessment Study

Transcription

1 Brock Road Industrial Mall 985 Brock Road South City of Pickering Parking/Traffic Assessment Study Prepared by: Tranplan Associates, Toronto Toronto Sudbury Peterborough Prepared for: Martindale Planning Services December, 2017

2 T R A F F I C, TRANSIT, PARKING & TRANSPORTATION PLANNING 19 BANQUO ROAD, THORNHILL, ON L3T 3G9 p: e:swan@tranplan.com December 11, 2017 Robert A. Martindale, MCIP, RPP, CAHP Principal Martindale Planning Services Urban Planning, Heritage and Development Consultants 23 Elizabeth St. Ajax, Ont. L1T 2X1 Dear Mr. Martindale Re: Parking/Traffic Assessment for Industrial Mall at 985 Brock Road South, City of Pickering, Ontario Enclosed please find our parking study report carried out in support of the parking and traffic requirements for an Industrial Mall at 985 Brock Road South, City of Pickering, Ontario. The study found that existing tenants, based on the parking survey conducted on October 27 and 28, 2017, peak parking demand (35 spaces or 3.8 spaces per 93 m 2 GFA) occurred at 7:15 PM on Friday evening which coincided with the Grizzly s Restaurant and Bar s dinner service. The study site, 85% of the time is operating with approximately 60% (22 spaces) of its parking spaces occupied. The 95 th percentile rate is 3.2 spaces per 93 m 2 of GFA or 29 parking spaces. At the time of parking survey, all units at the industrial mall at 985 Brock Road were rented and the associated businesses were in open for business. Based on the study analyses of parking requirements using observed normal peak demand at the study site, it is concluded that the existing parking supply of 36 parking spaces will support the existing tenants and the future tenants operating with the proposed additional uses on the study site. Based on the intersection capacity analysis, considering the worst case scenario for the site traffic by the additional uses operating at the study site, it is expected to have very little impact on the operation of the site entrance driveways. If you should require further information on the study, please do not hesitate to contact us at your convenience. Yours truly, Seo-Woon Im, B.E.S. Senior Transportation Planner 19 Banquo Road, Thornhill, ON L3T 3G9 Phone: swan@tranplan.com

3 1.0 BACKGROUND AND PRINCIPAL FINDINGS An industrial mall located at 985 Brock Road South, in the City of Pickering is planning for a new tenant at one of its units to replace a tenant (Nail Salon) who has relocated to another location. The subject plaza currently has three tenants, and the proposed Hardwood Giant store will be the new and 4 th tenant, in a mall with a total of Gross Floor Area (GFA) of approximately m 2 (9,228 square feet). The Hardwood Giant is proposing to take over a GFA m 2 (2,440 ft 2 ) unit previously occupied by the Nail Salon. As part of the Planning Approval process, the City of Pickering requested the owners to conduct parking and traffic assessments in support of the proposed new tenant to make sure that the subject property has enough parking and traffic capacity for its existing tenants and that it can also accommodate the new tenant. Furthermore, the owners are applying to add the following additional uses to the site for potential tenants in the future: Commercial-recreational establishment Office-associated commercial establishment Personal service shop Professional offices (not including medical offices) Printing establishment Vehicle repair shop Tranplan Associates was retained by Martindale Planning Services, on behalf of the owners, to carry out the requested parking and traffic assessments for an industrial mall located at 985 Brock Road South. The study involved the following steps: i) Field inspection and parking inventory of the site and adjacent site with shared access driveways. ii) Reviewed with the client the existing tenants and the new tenant s business and development plans. iii) Conducted parking surveys for two days for two peak business days for the existing tenants (Friday October 27, Saturday October 28, 2017) of parking usage in the existing facility; graphed and analysed the field survey data. iv) Conducted traffic counts at the study site driveways during Friday October 27 AM and PM peak hours. v) Assessed the adequacy of the future parking supply relative to observed demand and the City By-Laws. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

4 vi) vii) viii) Projected future parking requirements based on existing operational rates to the proposed new tenant. Assessed the site access driveways capacity under existing and future conditions. Conclusions and recommendations with respect to the parking and traffic requirements at 985 Brock Road South. The principal findings of the study include the following: The subject site is currently operating under the Zoning By-Law 1688/83 which requires (in general) 5.5 parking spaces per 93 m 2 of Gross Floor Area (GFA) for commercial operations on the ground floor. The subject site is currently operating with 36 parking spaces, a parking supply rate of 3.9 parking spaces per 93 m 2 of GFA. The parking survey carried out on October 27 and on October 28 indicates that the current supply of 36 parking spaces are sufficient to meet peak demand occurring at the subject site, including the new Hardwood Giant store, which held the Grand Opening on the days of the parking survey. The survey results indicate that the current normal peak demand is 35 parking spaces or 3.8 parking spaces per 93 m 2 of GFA is based on the observed peak demand of the occupied units at the time of the parking survey. The 85 th percentile rate is 2.4 spaces per 93 m 2 of GFA or 22 parking spaces. The 95 th percentile rate is 3.2 spaces per 93 m 2 of GFA or 29 parking spaces. Based on the normal peak demand rate and the 85 th percentile rate and the 95 th percentile rate of the fully occupied plaza, the parking survey results indicate that it could operate with approximately 22 and 29 spaces, respectively, under normal circumstances (based on existing tenant mix). Furthermore, the normal peak demand at the subject site coincides with the peak demand associated with the restaurant tenant s dinner service, at 7:15 PM when other tenants have closed or are in processing of closing for the day. Throughout the day between 9:30 AM 6:30 PM, the normal peak demand is 21 parking spaces or 2.3 parking spaces per 93 m 2 of GFA. The assessment of proposed additional uses for the subject site, there is Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

5 no indication, based on the proposed uses for future tenants, the parking demand would increase beyond the identified 85 th percentile rate of 2.4 spaces per 93 m 2 of GFA or 22 parking spaces or the 95 th percentile rate of 3.2 spaces per 93 m 2 of GFA or 29 parking spaces, as a worst case scenario. If anyone of the proposed uses are to replace a restaurant tenant, it is likely that the plaza could operate well with parking supply rate of 2.3 spaces per 93 m 2 of GFA. The subject site currently operates with driveways on Brock Road and on Bayly Street. The driveways are shared with the adjacent property (a commercial mall) to the south (981 Brock Road). The intersection capacity analysis of the existing driveways serving the subject site is currently operating very well and are forecast to maintain its current operating Levels of Service for both driveways. Based on the findings of this study, it is concluded that the current parking supply of 36 parking spaces are sufficient to accommodate the proposed additional uses for 985 Brock Road South and the two shared driveways currently serving the two commercial developments are sufficient to meet the proposed traffic demand expected to occur at the subject sites. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

6 2.0 STUDY SITE The study site is located at 985 Brock Road South at the southeast quadrant of Brock Road South and Bayly Street intersection in the south of Highway 401, south central part of City of Pickering. Exhibit 1.1: Key Map - Study Site, illustrates the general location of the study site and surrounding land uses. Adjacent land uses are commercial and industrial uses. Brock Road South and Bayly Street provide primary accesses to the site. It is currently operating approximately m 2 (9,228 square feet) GFA industrial mall with four businesses (see Table 2.1: List of Tenants and the Operating Hours). It currently has 36 parking spaces on site (see Exhibit 1.2: Existing Site Plan). Table 2.1: List of Tenants and the Operating Hours Grizzly's Bar Simply Cash Lap Technology Hardwood Giant ( sq. m.) (96.62 sq. m.) ( sq. m.) ( sq. m.) Monday 11:00 AM 11:00 PM 9:30AM 4:30PM 10:00 AM 6:00 PM 9:30 AM 8:00 PM Tuesday 11:00 AM 11:00 PM 9:30AM 4:30PM 10:00 AM 7:00 PM 9:30 AM 8:00 PM Wednesday 11:00 AM 11:00 PM 9:30AM 4:30PM 10:00 AM 7:00 PM 9:30 AM 8:00 PM Thursday 11:00 AM 11:00 PM 9:30AM 7:00PM 10:00 AM 7:00 PM 9:30 AM 8:00 PM Friday 11:00 AM 11:00 PM 9:30AM 7:00PM 10:00 AM 6:00 PM 9:30 AM 8:00 PM Saturday 11:00 AM 11:00 PM 10:30AM 4:30PM 10:00 AM 5:00 PM 10:00 AM 6:00 PM Sunday 11:00 AM 11:00 PM Closed Closed 11:00 AM 5:00 PM The newest tenant is a Hardwood Giant store operation to be located in the unit vacated by a Nail Salon, approximately 227 m 2 (2,440 ft 2 ) of GFA. The Harwood Giant opened for business with Grand Opening on Friday October 27 th, Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

7 Exhibit 1.1: Key Map - Study Site 985 brock Road South, City of Pickering - December 2017

8 Exhibit 1.2: Existing Site Plan Existing 1 Storey Building ±895m² (±9,633.7ft²) \#98 Existing 1 Storey Building Other Lands Owned by Applicant EXISTING CONDITIONS 985 Brock Road City of Pickering Regional Municipality of Durham Site Stats Site Area ±4,002.6 (0.99 ac) Building Area ±895m² (±9,633.7ft²) Lot Coverage 22.4\ Landscaped Open Space 28.2\ Parking Spaces 33 Front Yard Setback 19.2m Interior Side Yard Setback 11.5m Exterior Side Yard Setback 27.7m Rear Yard Setback 6.9m 0 Drawn By: AM Source: Scale 1: m 40R-7994 prepared by Winters, Maughan & Glenday O.L.S. dated February 24, Durham Region Interactive Map. Martindale Planning Services Urban Planning, Heritage & Development Consultants 23 Elizabeth St, Ajax Ont, L1T 2X1 (905) bob@martindaleplanning.ca N Date: October 23, brock Road South, City of Pickering - December 2017

9 3.0 ANALYSES OF EXISTING CONDITIONS The amount of parking available at the study site and the actual usage was surveyed using video recording devices to record the parking lot activities during the business hours between 8:00 am to 11:00 pm on Friday October 27, and on Saturday October 28, 2017, to coincide with the Harwood Giant s grand Opening (first day of advertised official business opening day). The data observed at the site is summarized in Exhibit 3.1: Observed Parking Lot Occupancy and detail tabulations of the survey data are provided in Appendix A Parking Survey Data. To determine the peak parking demand, the number of parked vehicles was observed every 15 minutes. The survey results indicate that existing parking facility is operating at 80% capacity or below 95% of the observed time periods. Exhibit 3.1 illustrates that average weekday peak parking demand occurs between 7:00 pm and 9:00 pm (peak demand of 35 spaces, or at 3.8 spaces per 93 m 2 of GFA at 7:15 pm) and the Saturday peak parking demand occurs during the mid-day between 11:00 am and 3:00 pm (peak demand of 23 spaces at 2.5 spaces per 93 m 2 of GFA at 2:30 am). For planning purposes, the industry standards for planning forecasts to be based on normal peak period rate derived from the minimum requirements 85 th percentile or from the 95 th percentile calculation, for worst case scenario of the observed data. The survey data indicates the 85 th percentile rate of 2.4 spaces per 93 m 2 of GFA or 22 parking spaces. The 95 th percentile rate is 3.2 spaces per 93 m 2 of GFA or 29 parking spaces. It indicates that based on the survey data during 85 th and 95 th percentile of observed parking demand, the fully occupied study site, conducting normal commercial businesses would require between approximately 22 and 29 parking spaces or less 85% and 95% of the time, respectively. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

10 40 Exhibit 3.1: Observed Parking Lot Occupancy by Time :00 AM 8:30 AM 9:00 AM 9:30 AM 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:0012:30 1:00 PM PM PM 1:30 PM 2:00 PM 2:30 PM 3:00 PM 3:30 PM 4:00 PM 4:30 PM 5:00 PM 5:30 PM 6:00 PM 6:30 PM 7:00 PM 7:30 PM 8:00 PM 8:30 PM 9:00 PM 9:30 PM 10:00 PM 10:30 11:00 PM PM Friday Saturday 985 brock Road South, City of Pickering - December 2017

11 4.0 PROPOSED ADDITIONAL USES PARKING REQUIREMENTS The following additional uses are proposed for the subject site as potential tenants in the future: Commercial-recreational establishment Office-associated commercial establishment Personal service shop Professional offices (not including medical offices) Printing establishment Vehicle repair shop The future demand for the proposed new tenant to the existing building and tenant mix is assessed by applying current normal peak demand rate compared to the City s current Zoning By-Law (see Appendix B ) rates to justify the number of parking spaces required at the study site. The projected parking demand as a result of the proposed additional uses will consist of the current demand plus an allowance for any changes in the operation that can be expected to affect the demand for parking at the study site. The current demand is derived from the observed parking rate of 3.2 parking spaces at 95 th percentile for 93 m 2 of GFA. Parking Requirements by Zoning By-Law Based on the current Zoning By-Law, the parking requirements for the proposed additional uses at 985 Brock Road South varies between 5.0 spaces and 5.5 spaces per 93 m 2 of GFA. For planning purpose, as a control total, if the whole building was occupied by a single tenant, using the highest parking rate of 5.5 spaces per 93 m 2 of GFA, the building s parking requirements for the study site to meet the City s Zoning By-Law is 51 spaces. The combination of the proposed new uses according to the City s Zoning By-Law will be 53 spaces, based on combination of four individual units, under the worst case scenario using the highest parking rate of 5.5 spaces per 93 m 2 of GFA for all uses. Parking Requirements by NormalPeak Demand Rate and 95 th Percentile Rate The current normal peak demand of 29 parking spaces or 3.2 parking spaces per 93 m 2 of GFA is based on the observed peak demand of the fully occupied building at 985 Brock Road South at the time of the parking survey. Since the parking survey captured the Grand Opening of the newest tenant of the building, the parking survey results are considered the worst case scenario for a Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

12 typical Friday and Saturday parking demands occurring at the study site. The survey results indicate that observed parking rate of 3.2 spaces per 93 m 2 of GFA will accommodate 95% of the parking demand created during normal course of conducting businesses at the study site. Based on the proposed additional uses for the site, if any of the existing tenants were to be replaced with any of the proposed additional uses, there is no indication that the additional uses will require any more than the currently observed parking rate of 3.2 spaces per 93 m 2 of GFA, or 29 parking spaces to meet the normal peak demand at the site. Furthermore, the proposed additional uses parking demands do not appear to coincide with the parking demands of the restaurant. The peak parking demand for the proposed additional uses occur during the day and the parking survey results indicate that the peak parking demand is at 21 parking spaces, operating at 58% of the parking capacity. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

13 5.0 SITE ACCESS DRIVEWAYS ASSESSMENT Tranplan Associates collected traffic volumes during the AM and PM peak hours at the shared (with the adjacent property to the south, 981 Brock Road South) site entrance driveways on Friday October 27 th, 2017 (see Appendix C ). The Region of Durham intersection turning movement counts data for Brock Road and Bayly Street intersection (see Appendix C ) was used to represent the through volumes on Brock Road and on Bayly Street. Detailed intersection capacity analysis was carried out to assess the 2017 existing traffic conditions and 2022 future traffic conditions with the following assumptions: Through traffic on Brock Road increase by 10% Through traffic on Bayly Street increase by 10% Site traffic increase by 50% in terms of Level of Service (LOS) 1 and volume/capacity ratios using the reports produced by the Trafficware Software -Synchro Version 9.0. The results of these analysis are summarized in Table 5.1: Summary of Intersection Capacity Analysis and detailed calculation sheets are provided in Appendix D. Table 5.1 Summary of Intersection Capacity Analysis Intersection AM Peak Hour PM Peak Hour Brock Road Driveway, Critical Movement - WB Right Turn 2017 Existing Traffic 2022 Estimated Traffic Bayly Street Driveway, Critical Movement - NB Right Turn 2017 Existing Traffic LOS- Delay 95 th Queue v/c LOS- Delay 95 th Queue A C A C LOS- Delay 95 th Queue v/c LOS- Delay 95 th Queue B B Estimated Traffic B C *Delay in seconds, 95 th percentile queue in vehicles v/c v/c 1 Level of Service (LOS) is commonly used in traffic engineering to describe the level of congestion along a roadway or at an intersection. Levels from "A" to "F" denote increasing amounts of congestion with "F" representing a complete breakdown in traffic flow. Level of Service "C" and "D" are commonly used as design standards. However, many individual turning movements at TWSC intersections and commercial entrances along urban arterial corridors operate at LOS F during peak periods. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

14 Under 2017 existing conditions during the AM and PM peak hours, the site entrance driveways operate very well with minor delays, minimal queue and very low volume to capacity ratio. Similar levels of service are projected under the 2022 traffic conditions where the background traffic levels have been increased by 10% and the site traffic has been estimated to increase by 50% from the 2017 levels (to account for the trip generation by the additional uses). With the proposed additional traffic estimated for the study site, there will be very slight increase in delay, but the driveways will continue to operate with no queue and a very low volume to capacity ratio. Based on assessing the three principal components of intersection measures of effectiveness (MOE s - delay, queue length and v/c ratio), there will be sufficient capacity in the study road network to accommodate the traffic from the study site (traffic increase resulting from the additional uses on site) operating with acceptable delay. The 95 th percentile maximum probable queue on-site waiting to access Brock Road or Bayly Street is forecast to be less than one vehicle. Based on the intersection capacity analysis, the additional uses for the study site is expected to have little impact on the operation of the site entrance driveways. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

15 6.0 CONCLUSIONS AND RECOMMENDATIONS This parking and traffic assessments was carried out in support of existing and proposed additional uses for an industrial building with a total of approximately m 2 (9,228 square feet) GFA, located at 985 Brock Road South, in the City of Pickering. The parking and traffic analyses described in this report have provided a detailed examination of existing parking/traffic demands and anticipated future parking/traffic requirements with the additional uses proposed for the study site. Based on the study analyses of parking requirements using observed normal peak demand at the study site, it is concluded that the existing parking supply of 36 parking spaces will support the existing tenants and the future tenants operating with the proposed additional uses on the study site. Based on the intersection capacity analysis, considering the worst case scenario for the site traffic by the additional uses operating at the study site, it is expected to have very little impact on the operation of the site entrance driveways. Traffic and Parking Assessment, 985 Brock Road South, City of Pickering December

16 Technical Appendix

17 APPENDIX "A": Parking Survey Data

18 Survey Dates: PARKING SURVEY at 985 Brock Rd, Pickering, ON DATE Weather: TIME ENDING Friday, 27 October 2017 and Saturday, 28 October 2017 Mainly Clear 985 Brock Rd, Total Spaces = 36 % of Occupied Capacity 27 Oct :00 AM 1 3% 27 Oct :15 AM 1 3% 27 Oct :30 AM 1 3% 27 Oct :45 AM 1 3% 27 Oct :00 AM 1 3% 27 Oct :15 AM 1 3% 27 Oct :30 AM 3 8% 27 Oct :45 AM 4 11% 27 Oct :00 AM 6 17% 27 Oct :15 AM 6 17% 27 Oct :30 AM 8 22% 27 Oct :45 AM 10 28% 27 Oct :00 AM 14 39% 27 Oct :15 AM 15 42% 27 Oct :30 AM 14 39% 27 Oct :45 AM 12 33% 27 Oct :00 PM 17 47% 27 Oct :15 PM 19 53% 27 Oct :30 PM 21 58% 27 Oct :45 PM 19 53% 27 Oct :00 PM 17 47% 27 Oct :15 PM 18 50% 27 Oct :30 PM 17 47% 27 Oct :45 PM 13 36% 27 Oct :00 PM 13 36% 27 Oct :15 PM 11 31% 27 Oct :30 PM 12 33% 27 Oct :45 PM 11 31% 27 Oct :00 PM 13 36% 27 Oct :15 PM 14 39% 27 Oct :30 PM 17 47% 27 Oct :45 PM 13 36% 27 Oct :00 PM 14 39% 27 Oct :15 PM 17 47% 27 Oct :30 PM 18 50% 27 Oct :45 PM 15 42% 27 Oct :00 PM 13 36% 27 Oct :15 PM 15 42% 27 Oct :30 PM 15 42% 27 Oct :45 PM 14 39% 27 Oct :00 PM 17 47% 27 Oct :15 PM 16 44% 27 Oct :30 PM 15 42% 27 Oct :45 PM 22 61% 27 Oct :00 PM 29 81% 27 Oct :15 PM 35 97% 27 Oct :30 PM 32 89% 27 Oct :45 PM 33 92% 27 Oct :00 PM 29 81% 27 Oct :15 PM 29 81% 27 Oct :30 PM 28 78% 27 Oct :45 PM 26 72% 27 Oct :00 PM 26 72% 27 Oct :15 PM 19 53% 27 Oct :30 PM 8 22% 27 Oct :45 PM 7 19% 27 Oct :00 PM 7 19% 27 Oct :15 PM 5 14% 27 Oct :30 PM 4 11% 27 Oct :45 PM 3 8% 27 Oct :00 PM 3 8% 27 Oct :15 PM 27 Oct :30 PM 27 Oct :45 PM 28 Oct :00 AM 28 Oct :15 AM 28 Oct :30 AM 28 Oct :45 AM 28 Oct :00 AM 28 Oct :15 AM 28 Oct :30 AM 28 Oct :45 AM 28 Oct :00 AM 28 Oct :15 AM 28 Oct :30 AM 28 Oct :45 AM 28 Oct :00 AM 28 Oct :15 AM 28 Oct :30 AM 28 Oct :45 AM 28 Oct :00 AM 28 Oct :15 AM 28 Oct :30 AM 28 Oct :45 AM 28 Oct :00 AM 28 Oct :15 AM 28 Oct :30 AM 28 Oct :45 AM 28 Oct :00 AM 1 3% 28 Oct :15 AM 1 3% 28 Oct :30 AM 1 3% 28 Oct :45 AM 1 3% 28 Oct :00 AM 1 3% 28 Oct :15 AM 2 6% 28 Oct :30 AM 2 6% 28 Oct :45 AM 2 6% 28 Oct :00 AM 2 6% 28 Oct :15 AM 2 6% 28 Oct :30 AM 2 6% 28 Oct :45 AM 2 6% 28 Oct :00 AM 2 6% 28 Oct :15 AM 2 6% 28 Oct :30 AM 2 6% 28 Oct :45 AM 3 8% 28 Oct :00 AM 7 19% 28 Oct :15 AM 10 28% 28 Oct :30 AM 12 33% 28 Oct :45 AM 13 36% 28 Oct :00 AM 15 42% 28 Oct :15 AM 14 39% 28 Oct :30 AM 15 42% 28 Oct :45 AM 20 56% 28 Oct :00 PM 19 53% 28 Oct :15 PM 19 53% 28 Oct :30 PM 14 39% 28 Oct :45 PM 11 31% 28 Oct :00 PM 13 36% 28 Oct :15 PM 19 53% 28 Oct :30 PM 15 42% 28 Oct :45 PM 17 47% 28 Oct :00 PM 21 58% 28 Oct :15 PM 19 53% 28 Oct :30 PM 23 64% 28 Oct :45 PM 23 64% 28 Oct :00 PM 18 50% 28 Oct :15 PM 13 36% 28 Oct :30 PM 13 36% 28 Oct :45 PM 12 33% 28 Oct :00 PM 11 31% 28 Oct :15 PM 11 31% 28 Oct :30 PM 10 28% 28 Oct :45 PM 9 25% 28 Oct :00 PM 8 22% 28 Oct :15 PM 12 33% 28 Oct :30 PM 12 33% 28 Oct :45 PM 12 33% 28 Oct :00 PM 11 31% 28 Oct :15 PM 12 33% 28 Oct :30 PM 17 47% 28 Oct :45 PM 18 50% 28 Oct :00 PM 18 50% 28 Oct :15 PM 16 44% 28 Oct :30 PM 16 44% 28 Oct :45 PM 16 44% 28 Oct :00 PM 16 44% 28 Oct :15 PM 16 44% 28 Oct :30 PM 16 44% 28 Oct :45 PM 16 44% 28 Oct :00 PM 14 39% 28 Oct :15 PM 10 28% 28 Oct :30 PM 8 22% 28 Oct :45 PM 7 19% 28 Oct :00 PM 6 17% 28 Oct :15 PM 5 14% 28 Oct :30 PM 4 11% 28 Oct :45 PM 3 8% 28 Oct :00 PM 3 8%

19 APPENDIX "B": City of Pickering Zoning By-Law 1688/83

20

21

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23

24

25 APPENDIX "C": Traffic Data

26 15 MINUTE REPORT Location: 985 Brock Road, Pickering, ON Municipality: Pickering Day: Friday Weather: Mainly Clear Survey Date: October 27, 2017 TIME BEGINNING NORTH DRIVEWAY WEST DRIVEWAY Passenger HEAVY Passenger HEAVY RI RO LI LO RI RO LI LO RI RO LI LO RI RO LI LO Total RI Total RO Total LI Total LO Total Inbound Total Outbound Total Trips 8: : : : AM peak hour 8:00 to 9: : : : : PM peak hour 16:15 to 17:

27 TMC Tabular Report Brock Rd Bayly St (R.R.22) TMC No: Intersection ID: Count ID: Count Date: 06/14/2017, Wed AM Peak 07:30 Ped % % % PHF Trucks % Trucks Cars Ped % % % % % % 0.71 Ped. 1 Cars Trucks Trucks % PHF % % % Ped. MD Peak 11:45 Ped % % % PHF Trucks % Trucks Cars Ped % % % % % % 0.67 Ped. 5 Cars Trucks Trucks % PHF % % % Ped. PM Peak 16:15 Ped % % % PHF Trucks % Trucks Cars Ped % % % % % % 0.89 Ped. 4 Cars Trucks Trucks % PHF % % % Ped. Total Count 8 hours Ped % % % PHF Trucks % Trucks Cars Ped % % % 15% % % Ped. 42 Cars Trucks Trucks % PHF % % % Ped. Generated: 11/21/2017 Page 1 of 2

28 Powered by TCPDF ( TMC 15 Min Report Brock Rd Bayly St (R.R.22) TMC No: Intersection ID: Count ID: Count Date: 06/14/2017, Wed NORTH APPROACH EAST APPROACH SOUTH APPROACH WEST APPROACH Time Cars Trucks Heavies Ped Cars Trucks Heavies Ped Cars Trucks Heavies Ped Cars Trucks Heavies Ped Total Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Left Thru Right Period 1 06: : : : : : : : : : : : Period 2 11: : : : : : : : Period 3 15: : : : : : : : : : : : Generated: 11/21/2017 Page 2 of 2

29 APPENDIX "D": Intersection Capacity Analysis

30 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 6: Brock Road & Site Entrance Existing (2017) AM Peak Hour Intersection Int Delay, s/veh 0 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Minor1 Major1 Major2 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach WB NB SB HCM Control Delay, s HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS - - A - HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

31 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 8: Site Entrance & Bayly Street Existing (2017) AM Peak Hour Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Major1 Major2 Minor1 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach EB WB NB HCM Control Delay, s HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS B HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

32 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 6: Brock Road & Site Entrance Existing (2017) PM Peak Hour Intersection Int Delay, s/veh 0.2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Minor1 Major1 Major2 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach WB NB SB HCM Control Delay, s HCM LOS C Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS - - C - HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

33 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 8: Site Entrance & Bayly Street Existing (2017) PM Peak Hour Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Major1 Major2 Minor1 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach EB WB NB HCM Control Delay, s HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS B HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

34 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 6: Brock Road & Site Entrance Future (2022) AM Peak Hour Intersection Int Delay, s/veh 0.1 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Minor1 Major1 Major2 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach WB NB SB HCM Control Delay, s HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS - - A - HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

35 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 8: Site Entrance & Bayly Street Future (2022) AM Peak Hour Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Major1 Major2 Minor1 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach EB WB NB HCM Control Delay, s HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS B HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

36 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 6: Brock Road & Site Entrance Future (2022) PM Peak Hour Intersection Int Delay, s/veh 0.2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Minor1 Major1 Major2 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach WB NB SB HCM Control Delay, s HCM LOS C Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS - - C - HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report

37 985 Brock Road, Traffic & Parking Assessment Traffic Volumes 8: Site Entrance & Bayly Street Future (2022) PM Peak Hour Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h Future Vol, veh/h Conflicting Peds, #/hr Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length Veh in Median Storage, # Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow Major/Minor Major1 Major2 Minor1 Conflicting Flow All Stage Stage Critical Hdwy Critical Hdwy Stg Critical Hdwy Stg Follow-up Hdwy Pot Cap-1 Maneuver Stage Stage Platoon blocked, % Mov Cap-1 Maneuver Mov Cap-2 Maneuver Stage Stage Approach EB WB NB HCM Control Delay, s HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h) HCM Lane V/C Ratio HCM Control Delay (s) HCM Lane LOS C HCM 95th %tile Q(veh) Tranplan Associates Synchro 9 Report