HomeMy WebLinkAboutInformation Report 07-15 Cat' o¢ Information Report to
Planning & Development Committee
PI rKERIN Report Number: 07-15
Date: October 5, 2015
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Zoning By-law Amendment Application A 13/15
Steele Valley Development Limited
Part of Blocks A and B, Plan M-998, and Part of Lot 22, Concession 1
Parts 1 to 5, 12, 18 to 23, 40R-8184
(1300 Kingston Road)
City of Pickering
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding an
application for a Zoning By-law Amendment, submitted by Steele Valley
Development Limited, to expand the list of permitted uses on the subject lands to
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include a Food Store use and a Commercial Fitness Centre. This report contains
general information on the applicable Official Plan and other related policies, and
identifies matters raised to date.
This report is intended to assist members of the public and other interested
stakeholders to understand the proposal. Planning & Development Committee
will hear public delegations on the application, ask questions of clarification and
identify any planning issues. This report is for information and no decisions on
this application is being made at this time. Staff will bring forward a
recommendation report for consideration by the Planning & Development
Committee upon completion of a comprehensive evaluation of the proposal.
2. Property Location and Description
The subject property is a commercial site located at the northeast corner of
Kingston Road and Liverpool Road (see Location Map, Attachment#1).
Steele Valley Development Limited (Steele Valley) occupies the westerly portion
of the commercial plaza, known as The Hub Plaza. Although the plaza appears
continuous, Steele Valley does not own the easterly portion of the plaza
(1340 and 1360 Kingston Road). The property is approximately 1.8 hectares in
size and contains two buildings currently tenanted by Home Outfitters,
McDonalds, Starbucks, EB Games and a dental office.
Surrounding land uses include: medium density residential consisting of
townhouse condominium developments to the north and to the east across
Glenanna Road; the Pickering Town Centre to the south across Kingston Road;
and commercial buildings to the west across Liverpool Road.
Information Report No. 07-15 Page 2
•
3. Applicant's Proposal
The applicant has indicated that the building currently tenanted by Home Outfitters
will be vacated soon. To increase the marketability of the site and to re-use the
building, the applicant is requesting to add a food store use and a commercial
fitness centre to the list of permitted uses on the subject property (see Submitted
Site Plan, Attachment#2). At this time, no exterior changes to the buildings,
additions or site changes are being proposed. Should this change, a Site Plan
Application will be required.
4. Policy Framework
4.1 Durham Regional Official Plan
The Regional Official Plan designates the subject property as "Regional Centre"
and recognizes downtown Pickering (the City Centre) as an Urban Growth
Centre in accordance with the Growth Plan of the Greater Golden Horseshoe.
Lands within an Urban Growth Centre and Regional Centre shall be planned and
developed as the main concentrations of urban activities providing a fully
integrated array of institutional, commercial, major commercial, residential,
recreational, cultural, entertainment and major office uses. The applicant's
proposal to add a food store use and a commercial fitness centre conforms to the
policies and provisions of the Durham Regional Official Plan.
4.2 Pickering Official Plan
The subject property is designated as "Mixed Use Areas— City Centre", which
provides for a range of uses including, but not limited to, commercial and retail
uses, offices, restaurants and high density residential uses. This designation
permits a maximum floor space index of up to and including 5.7. The applicant's
proposal complies with the policies of the Official Plan.
4.3 Zoning By-law 3036
The subject lands are currently zoned "C9" - Commercial Use in Zoning
By-law 3036, as amended, which permits a broad range of commercial/retail
uses, office, medical office, restaurants, financial institutions and personal
service uses. The current zoning does not permit a food store or a commercial
fitness centre.
5. Comments Received
5.1 Resident Comments
No comments or concerns have been received in response to the circulation of
the notice of public meeting.
Information Report No. 07-15 Page 3
5.2 Agency Comments •
No comments or concerns have been received in response to the circulation to
date.
5.3 City Departments Comments
Engineering & Public • No concerns or objections with the Zoning By-law
Works Amendment application
6. Planning & Design Section Comments
6.1 Sufficient parking supply is available to accommodate the additional uses
and minimum traffic impact is anticipated
Parking for the subject property is provided at a rate of 5 parking spaces per
100 square metres of gross leasable floor area (GLA). Based on this parking
ratio, a total of 238 spaces are required to be provided on the property; whereas
the approved site plan, dated March 29, 2001, provides for a total of 246 spaces.
The applicant has submitted a Traffic and Parking Brief, prepared by GHD Limited,
dated August 2015, in support of the rezoning application. A parking assessment
was completed for the entire Hub Plaza, given that the parking area is shared by
the landowners. Based on a survey of the existing on-site parking supply, a total
of 550 spaces are currently available to serve the parking requirements for the
entire plaza.
Parking utilization surveys were undertaken by the consultants to understand the
plaza's existing peak parking demand on Friday, July 10, 2015 (between 7 am to
9 am and 4 pm to 6 pm) and on Saturday, July 11, 2015 (between 11 am and
2 pm). The peak parking demand occurred on Friday, July 10, 2015 around
4:40 pm to 5 pm with approximately 229 occupied parking spaces.
The consultants indicate that food stores tend to be one of the highest trip and
parking demand generators, and therefore, to provide a conservative
assessment, it was assumed that the entire 3,737 square metre building currently
occupied by Home Outfitters would be a food store. Based on this assumption,
the consultant concludes that the proposed parking supply will adequately serve
the parking needs of the food store, and the rest of the commercial uses on the
Hub Plaza lands.
The consultant also indicated that the inclusion of a food store as a permitted use
to replace the building occupied by Home Outfitters can be accommodated by
the existing road network without any impact. City staff have reviewed this study
and are satisfied that the addition of a food store use and a commercial fitness
centre will not impact the functionality of the Hub Plaza.
Information Report No. 07-15 Page 4
6.2 No further issues or concerns have been identified
The application has been circulated to all internal departments and external
agencies for their review. No significant issues or concerns have been identified
through the circulation of this application. Furthermore, the City Development
Department has no significant concerns with respect to the Zoning By-law
Amendment Application.
7. Information Received
Full scale copies of the plans and studies listed below are available for viewing at
the offices of the City of Pickering, City Development Department:
• Planning Rationale prepared by GHD Limited, and dated July 20, 2015
• Traffic and Parking Brief prepared by GHD Limited, and dated August 2015
• Site Screening Questionnaire and Phase 1 Environmental Site Assessment
prepared by SNC-Lavalin Inc., and dated August 2015
• Site Plan
8. Procedural Information
8.1 General
• Written comments regarding this proposal should be directed to the City
Development Department
• Oral comments may be made at the Public Information Meeting
• All comments received will be noted and used as input to a Planning Report
prepared by the City Development Department for a subsequent meeting of
Council or a Committee of Council
• Any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• Any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
9. Owner/Applicant Information
• The owner of the property is Steele Valley Development Limited and is
represented by Allen Smoskowitz, Michael Smoskowitz, and Harry A. Kichler
Information Report No. 07-15 Page 5
Attachments
1. Location Map
2. Submitted Site Plan
Pr: .ared :y: Approved/Endorsed By:
1 • .
La i a aray, MCIP, RPP Catherine Rose, MCIP, PP
Plan 'er I Chief Planner
Ni IFS Surti, CIP, RPP
Manager, Development Review
& Urban Design
LP:Id
Attachments
Date of Report: September 17, 2015
Copy: Director, City Development
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City __ FILE No: A 13/15
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APPUCANT:Steele Valley Development Limited U� /4 ,I�I
PROPERTY DESCRIPTION: Plan M998 Pt. BIk A, B and Con. 1 Pt Lt. 22
City Development 40R-8184 Part 1-5, 12, 18-23 (1300 Kingston Road) DATE:Aug 26,2015
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