HomeMy WebLinkAboutPublic Information Report PD 08-12 City ctO Information Report
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Report Number: 08-12
For Public Information Meeting of
PICKERING Date: September 4, 2012
23
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter P.13
Subject: Zoning Amendment Application A 4/12
Tristar Management Corp. (2206211 Ontario Inc.)
760-770 Kingston Road
Part Lot 28, Range 3, Broken Front Concession
City of Pickering
1.0 Property Location and Description
• the subject lands are located on the north side of Kingston Road, east of
Delta Boulevard (see Location Map, Attachment #1)
• the subject lands are approximately 0.7 of a hectare in size
• the lands currently contain two detached dwellings that are proposed to be
removed
• the subject lands are bisected by the Amberlea Creek
• surrounding land uses are:
north - residential detached dwellings
south - on the opposite side of Kingston Road is a vehicle sales and
service establishment
east - commercial plaza
west - commercial plaza
2.0 Applicant's Proposal
• the proposal is to zone and develop a commercial plaza containing two single
storey buildings with an approximate total gross floor area of 1160 square
metres (see Attachment #2)
• the western commercial building is proposed with a drive-through facility
• the requested uses include retail, office, restaurant, personal service uses,
commercial recreational establishment, place of worship and hotel
• the proposal includes a re-aligned watercourse for Amberlea Creek for the
majority of the property and piping the creek in the southern portion of the property
• access to the site is proposed to be provided by three ways:
• a driveway directly onto Kingston Road at the western side of the property
• • a driveway along the front of the site that proposes to connects to a
driveway on the eastern abutting property that has an entrance onto
Kingston Road, and
• a driveway along the rear property lines that connects to Delta Boulevard
' and also connects to the commercial property to the east
Information Report No. 08-12 Page 2
24
3.0 Official Plan and Zoning
3.1 Durham Regional Official Plan
• the Regional Plan designates the subject property as "Urban System - Living
Area" with a "Regional Corridor" overlay
• "Regional Corridors" are to be planned and developed at higher densities and
achieving a mix of commercial, residential, employment and institutional uses
while supporting higher order transit services and pedestrian oriented
development
• the Plan also states that "Living Areas" shall be developed in compact form
through higher densities and by intensifying and redeveloping existing areas,
particularly along arterial roads
• portions of the subject lands are identified as containing a "Key Natural
Heritage and Hydrologic Features" requiring that any proposal for
development or site alteration shall demonstrate that there will be no negative
effects on key natural heritage or hydrologic features or their functions
• Regional Official Plan Amendment No. 128 (ROPA 128), which implements
the Provincial Growth Plan, contains provisions that require significantly
higher densities for identified portions of Regional Corridors; the amendment
is currently under appeal
• the applicant's proposal will be assessed against the policies and provisions
of the Durham Regional Official Plan
3.2 Pickering Official Plan
• the Official Plan designates the subject lands as "Mixed Use Areas — Mixed
Corridors"; the lands are within the Woodlands Neighbourhood
• the "Mixed Corridor" designation is intended primarily for residential, retail,
community, cultural and recreational uses at a scale serving the community
• the designation provides for a range of commercial uses and residential
development at a density range of over 30 units up to and including 140 units
per net hectare and to a maximum floor space index (FSI) of 2.5
• the proposed development would provide a FSI of 0.15
• the Woodlands Neighbourhood policies for the Mixed Corridor designation:
• require buildings to be located close to the street edge, with the minimum
specified percentage of their front walls required to be located within
build-to-zones to be established in the implementing zoning by-laws for
each site
• require all buildings to be a minimum of two storeys in height, and require
maximum building heights to be established in the implementing zoning
by-law considering compatibility matters such as yard setbacks, building
orientation and massing, adequate access to sunlight and privacy for
existing residential development
Information Report No. 08-12 Page 3
95
• require commercial development to provide second storey functional floor
space, with the minimum percentage of their gross floor area to be
provided in second (or higher) storeys to be established in the
implementing zoning by-laws for each project
• recognize the existing low density development on Sheppard Avenue, and
to this end, require the design of new residential or commercial
development to be compatible with existing development with respect to
such matters as building heights, yard setbacks, building orientation and
massing, access to sunlight, and privacy
• support shared access points between properties along Kingston Road, in
consultation with the Region of Durham
• require vehicular access, by means of easements from Delta Boulevard
easterly across the Mixed Corridor lands located east of the 'old'
Dunbarton School site
• require pedestrian access, by means of easements or public walkways,
from Delta Boulevard through the 'old' Dunbarton School site with
connections to Sheppard Avenue and Kingston Road, where appropriate
• support the principle of piping the Amberlea Creek tributary that flows
through the Northeast Quadrant lands, and recognizing the interests of
landowners within the Northeast Quadrant on whose lands Amberlea
Creek tributary flows to pipe that tributary, and the position of the Toronto
and Region Conservation Authority to work with the City and landowners
to implement a stormwater management strategy, which will ultimately
result in the piping of the Amberlea Creek tributary through the Northeast
Quadrant lands
• require any developer of lands within the Northeast Quadrant proposing to
pipe or relocate the Amberlea Creek tributary to:
• submit an environmental/stormwater management report, to the
satisfaction of the City and the Toronto and Regibn Conservation
Authority, which must demonstrate how the proposal is consistent with
the broader stormwater management strategy resulting in a significant
net environmental benefit to the watershed
• obtain appropriate approvals and permits from public review
agencies; and
• satisfy any required compensation under the Fisheries Act; and
• ensure that development proposals are undertaken in a manner that does
not adversely impact downstream water quality and quantity through the use
of on-site controls and/or financial contributions to a downstream stormwater
facility if necessary
• the use of Planning Act holding provisions where necessary to enter into
cost sharing agreements with the City, Region and other agencies related
to but not limited to shared access, easements, study costs and
contribution to downstream stormwater facilities
• Council has adopted the Northeast Quadrant Development Guidelines for
lands generally located between Kingston Road and Sheppard Avenue, east
of Whites Road which includes the subject lands
Information Report No. 08-12 Page 4
• the subject property is also subject to the Kingston Road Corridor
Development Guidelines
• Schedule II —Transportation Systems designates Kingston Road where it
abuts the subject lands as a "Type B Arterial Road" and a "Transit Spine",
which typically requires a right-of-way width of 30 to 36 metres
• Transit Spines are recognized corridors where higher level of transit service is
to be encouraged
• the application will be assessed against the policies and provisions of the
Pickering Official Plan during further processing of the applications
3.3 Northeast Quadrant Development Guidelines
• the Northeast Quadrant Development Guidelines require new commercial
development to provide the following:
• a quality urban image by encouraging the placement of high quality
buildings located to define the street edge
• buildings located close to the street with no more than one row of parking
between the buildings and the street
• buildings constructed with heights greater than one storey with building
height not less than 6.5 metres
• a minimum amount of functional second storey floor space for each
development in the quadrant except for existing or future vehicle
dealerships, with a ratio established in each implementing zoning by-law
• no blank walls exposed to public right-of-ways
• a minimum of 50 percent glazing on the facades facing Kingston Road
where possible
• parking areas to be attractively buffered from public rights-of-way through
the appropriate layout of plant and landscape materials
• parking areas set back a minimum of 3.0 metres from adjacent residential
development
• the majority of parking provided at the rear of the site behind the main
buildings, and at the side
• drive-through facilities located such that the pick up window or stacking
spaces are not situated between the front wall of a building and Kingston
Road
• drive-through facilities to provide a minimum of eight automobile stacking
spaces before the order board and a minimum of four automobile staking
spaces between the order board and the pick-up window
• if development precedes the anticipated piping of the Amberlea Creek
tributary, no buildings or structures shall be permitted within 10 metres of
the stream corridor; if possible, this area adjacent to the creek should be.
landscaped in a manner that is sensitive to the natural processes of the
stream, unless the stream is piped or currently channelized
• the Northeast Quadrant Development Guidelines anticipate that Kingston
Road will be widened to six lanes plus auxiliary turn lanes, upgraded to
standard urban cross-sections with curbs, gutters and sidewalks
Information Report No. 08-12 Page 5
� 7
• Kingston Road is under the jurisdiction of the Region of Durham and access •
permissions may change over time from full access to restricted access
3.4 Kingston Road Corridor Development Guidelines—Whites Road Corridor
• the Whites Road Corridor should:
• support a high volume of vehicular traffic but integrate pedestrian amenity
zones at strategic intersections and linkages
• establish Whites Road as a local gateway to the residential communities
to the north and south, across Highway 401
• enhance parking lot appearances by placing development at the street
edge
• allow for a mix of uses on either side of Kingston Road
• locate buildings closer to the street
• encourage low to mid rise buildings on the north side of the street with a
minimum building height of 2-storeys
• encourage urbanization of Kingston Road to enhance the pedestrian
streetscape by removing ditches
3.5 Zoning By-law 3036
• the property is currently zoned "R3"—Third Density Residential Zone under
Zoning By-law 3036
• the existing zoning only permits detached dwellings on lots with a minimum
lot frontage of 18 metres and a minimum lot area of 550 square metres
• an amendment to the zoning by-law is required to implement the applicant's
proposal
• the applicant has requested a variety of commercial uses including retail,
office, restaurant, personal service uses, commercial recreational
establishment, place of worship and hotel
4.0 Results of Circulation
4.1 Resident Comments
• none received in response to the circulation to date
4.2 Agency Comments
• none received in response to the circulation to date
4.3 Staff Comments
• the following matters have been identified by staff for further review and
consideration:
Information Report No. 08-12 Page 6
28
• conformity with the City's Official Plan including the Woodlands
Neighbourhood policies including but not limited to building height greater
than a single storey, building location and design
• conformity to the Northeast Quadrant Development Guidelines related to
both site and building design
• ensuring that the proposed development is compatible with and sensitive
to the existing surrounding neighbourhood, specifically to the existing
residential dwellings to the north
• ensuring the proper review and design for the Amberlea Creek and
stormwater management controls have been completed to the satisfaction
of the City in consultation with TRCA
• ensuring appropriate building height, floor area, site layout, building
design, landscape buffers, access, service areas, building setbacks, tree
preservation, and the provision of adequate parking
• consistency with the City's urban design objectives
• ensuring the building components that abut Kingston Road have been
appropriately addressed with the respect to design and setback
• reviewing traffic impacts, both on the local and Regional roads, and
on-site traffic management to ensure appropriate traffic movements
• ensuring that appropriate access easements are provided to achieve both
vehicle and pedestrian movements from Delta Boulevard to the eastern
abutting properties
• ensuring that any requirement of Durham Transit proposed bus
rapid-transit can be accommodated
• ensuring that the proposed development contains appropriate sustainable
development components
• ensuring that required technical submissions and reports meet City
standards
• the Planning & Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
department, agencies and public
5.0 Procedural Information
• written comments regarding this proposal should be directed to the Planning
& Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
Information Report No. 08-12 . Page 7
29
6.0 Other Information
6.1 Information Received
• full scale copies of the plans and studies listed below are available for viewing
at the offices of the City of Pickering Planning & Development Department:
• Planning Justification Report
• Phase I Environmental Site Assessment Report
• Environmental Impact Study
• Stormwater Management Report
• Stage 1 Archaeological Background Study
• Tree Inventory Report
6.2 Owner/Applicant Information
• the owner of the subject lands is Tristar Management Corp. (2206211 Ontario
Inc.), represented by Michael Boseovski
/64,0 arA __JP •4‘21:el
Ross Pym, MCIP, P Catherine Rose, MCI , RPP
Principal Planner— Development Review Manager, Policy
RP:Id
Attachments
Copy: Director, Planning & Development
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INFORMATION COMPILED FROM APPLICANT'S
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THIS AMP WAS PRODUCED BY 771E C/TY OF PICKERING
PLANNING& DEVELOPMENT DEPARTMENT,
INFORMATION& SUPPORT SERVICES,
JULY 26, 2072.
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INFORMATION COMPILED FROM APPLICANTS
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THIS MAP WAS PRODUCED BY THE CITY OF PICKER/NC
PLANNING& DEVELOPMENT DEPARTMENT,
INFORMADON& SUPPORT SERNCES,
•JULY 26, 2012.