HomeMy WebLinkAboutPLN 07-16 Citi/4 Report to
,, Planning & Development Committee
PICKERING Report Number: PLN 07-16
Date: June 20, 2016
From: Thomas Melymuk
Director, City Development
Subject: Zoning By-law Amendment Application A 01/16
816 Kingston Road (Pickering) Limited
Part of Lots 27 and 28, Range 3, BFC
(820 Kingston Road)
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 01/16, submitted by 816 Kingston Road
(Pickering) Limited, to permit a drive-through facility, increase the maximum permitted
total gross leasable floor space for restaurant uses, and reduce the minimum number of
required parking spaces, on lands being Part of Lots 27 and 28, Range 3, BFC, be
endorsed as outlined in Appendix Ito Report PLN 07-16 and that staff be authorized to
finalize and forward the implementing Zoning By-law Amendment to Council for
enactment.
Executive Summary: The subject lands are located at the north side of Kingston Road
east of Whites Road, directly opposite the 401 on/off ramp (see Location Map,
Attachment#1). 816 Kingston Road (Pickering) Limited has submitted a Zoning By-law
Amendment application to permit a drive-through facility and amend certain site specific
zoning performance standards.
In response to the various concerns identified by the Region and the City, the applicant
has submitted a revised site plan incorporating the Region's requirement for a 2.0 metre
road widening along the entire Kingston Road frontage and ensuring the minimum
vehicular stacking requirements comply with the Northeast Quadrant Development
Guidelines (see Revised Submitted Site Plan and Submitted Elevations — Building A,
Attachments #3 and #4). •
The applicant's request to add one drive-through facility associated with a restaurant
use, increase the maximum gross leasable floor area for all restaurant uses and slightly
reduce the minimum number of required parking spaces complies with policies of the
Official Plan, satisfies the City's urban design objectives, and achieves a desirable site
design and layout.
Staff recommends that Zoning By-law Amendment Application A 01/16 be endorsed as
outlined in Appendix Ito Report PLN 07-16, and that staff be authorized to finalize and
forward the implementing Zoning By-law Amendment to Council for enactment.
Report PLN 07-16 June 20, 2016
Subject: 816 Kingston Road (Pickering) Limited (A 01/16) Page 2
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
1. Background
1.1 Property Description
The lands subject to this rezoning application are located on the north side of
Kingston Road, east of Whites Road, and directly opposite the Whites Road —
Highway 401 on/off ramp (see Location Map, Attachment#1). The lands to be
rezoned have an area of approximately 1 hectare with approximately 166 metres
of frontage along Kingston Road. The site is currently under construction.
Surrounding land uses include:
north: vacant lands owned by the applicant zoned for future townhouse
development, and on the north side of Sheppard Avenue existing
detached dwellings
east: an existing detached dwelling fronting Kingston Road, and further east a
tributary of the Amberlea Creek
south: a place of worship, Whites Road Highway 401 on/off ramp, and a vehicle
sales and service establishment
west: commercial developments with various uses such as restaurants,
drive-through facilities, personal service uses, and day care
In December 2015, Site Plan Approval was issued to permit a commercial
development consisting of three buildings with a total gross floor area of
3,616 square metres (see Approved Site Plan, Attachment#2). Building A,
located on the southwest corner of this site is a two-storey multi-unit building.
Building B, located at the rear of the development, is a single-storey multi-unit
building. Building C, located at the southeast corner of the site, is a stand-alone
commercial building to be occupied by Shoeless Joe's Restaurant. Buildings B
and C are presently under construction.
1.2 Applicant's Proposal
The applicant is requesting an amendment to the existing site-specific zoning
by-law to permit the following:
• one drive-through facility associated with a restaurant use
• an increase in the maximum combined gross leasable floor area (GLFA) for
restaurant uses from 1,000 square metres to 1,220 square metres to allow
restaurant uses to be located on the entire ground floor of Building A and to
recognize the restaurant use in Building C
• a reduction of the minimum number of required parking spaces from
148 spaces to 144 spaces
Report PLN 07-16 June 20, 2016
Subject: 816 Kingston Road (Pickering) Limited (A 01/16) Page 3
Based on comments from the City and the Region, the applicant has submitted a
revised site plan incorporating the Region's requirement for a 2.0 metre road
widening along the entire Kingston Road frontage, and relocating the order board
and pick-up windows to ensure that the drive-through facility complies with the
minimum vehicular stacking requirements as outlined in the Northeast Quadrant
Development Guidelines (see Revised Submitted Site Plan and Submitted
Elevations — Building A, Attachments #3 and #4).
2. Comments Received
2.1 At the March 7, 2016 Public Information Meeting
At the Public Information meeting, one area resident expressed concerns
regarding the impact of the proposed development on surrounding residential
properties. The specific concerns include noise associated with a drive-through
facility, hours of operation, odour, traffic flow, truck deliveries, disposal of
food/grease waste, security cameras, loitering and lighting.
2.2 City Departments & Agency Comments
Ministry of • a revised MTO Building & Land Use Permit will be
Transportation required at the site plan stage for Building A
(MTO)
Region of Durham • the subject property is designated "Living Areas"with
the "Regional Corridor" overlay in the Regional Official
Plan
• Regional Corridors are to be planned and developed
as mixed-use areas, which include residential,
commercial, and service area with higher densities
• the proposal to add a drive-through facility conforms to
the Regional Official Plan as the overall development
proposes a mix of uses within the urban area along a
Regional Corridor
• the 2.0 metre wide road widening across the
Kingston Road is acceptable to Regional staff
• technical, engineering, and landscaping matters will
be addressed through site plan approval
Engineering & Public • no objections to the proposed zoning by-law
Works Department amendment application
• all technical matters will be addressed through the
site plan approval process
Report PLN 07-16 June 20, 2016
Subject: 816 Kingston Road (Pickering) Limited (A 01/16) Page 4
3. Planning Analysis
3.1 The proposal to add a drive-through facility complies with the City's Official
Plan and the Northeast Quadrant Development Guidelines
The subject property is designated as "Mixed Use Areas — Mixed Corridor" within
the Woodlands Neighbourhood. This designation is intended primarily for
residential, retail, community, cultural and recreational uses at a scale serving
the community with a maximum floor space index (FSI) of 2.5. The proposed
development has an FSI of 0.32. The applicant's request to permit a
drive-through facility complies with the policies and provisions of the Official Plan.
The Northeast Quadrant Development Guidelines provide specific standards for
drive-through facilities to ensure that these facilities are appropriately designed,
achieves City's urban design objectives and fits well within the proposed
development.
The applicant has submitted a revised conceptual site plan illustrating a
minimum of 8 automobile stacking spaces before the order board and a minimum
of 4 automobile stacking spaces between the order board and the pick-up
window. The drive-through facility is proposed to be located along the north and
west sides of Building A, with the drive-through lane exiting through the centre of
the ground floor of the building.
The proposed location and design of the drive-through facility will still allow for a
high quality urban streetscape with buildings sited closed to Kingston Road
without impacting internal site design and vehicular circulation. The proposed
drive-through facility complies with the design and vehicular stacking
requirements as outlined in the Northeast Quadrant Development Guidelines.
3.2 Sufficient parking supply is proposed on-site to support the permitted uses
Parking for this development is required to be provided at a minimum rate of
4.5 parking spaces for every 100 square metres of GLFA. Based on this parking
ratio, a total of 148 spaces are required to be provided on the property, whereas
144 spaces are illustrated on the revised site plan, a shortage of 4 spaces.
The applicant has advised that the demand for parking will be reduced due to the
ability to share parking between different businesses on the property since the
anticipated parking use for the office space planned for the second floor of
Building A will be during weekday daytime hours, whereas peak hours for the
proposed restaurant use will be in the evenings and weekends when the offices
are typically closed. Additionally, the site is located adjacent to existing public
transit and the future Bus Rapid Transit (BRT) services along Kingston Road,
further reducing the demand for on-site parking. City staff are satisfied that the
proposed parking supply is sufficient to accommodate the parking requirements
for this commercial development.
Report PLN 07-16 June 20, 2016
Subject: 816 Kingston Road (Pickering) Limited (A 01/16)
•
Page 5
3.3 The increase in the gross leasable floor area for restaurant uses will still
allow for a variety of uses within this development
The applicant is requesting to increase the maximum combined GLFA for
restaurant uses from 1,000 square metres to 1,220 square metres to allow
restaurant uses to be located on the entire ground floor of Building A and to
recognize the restaurant use in Building C.
The intent of limiting the maximum combined GLFA for all restaurant uses within
this development was to ensure a variety of uses are provided within this
development and sufficient parking is available on-site to accommodate all uses.
The request to increase the total GLFA for restaurant uses within this
development would represent approximately 37 percent of the entire
development, while still allow approximately 2,068 square metres of GLFA for a
variety of other uses including personal service, medical and professional offices,
and retail. Staff are satisfied that the request to increase the maximum combined
GLFA for restaurant uses will still allow for a variety of uses to be accommodated
within the development to service the community.
3.4 The City's urban design objectives along Kingston Road can be achieved
The Region's Long Term Transit Strategy (LTTS) and Highway 2 Transit
Property Measures Class EA identified a road widening conveyance of
approximately 2.0 metres across the Kingston Road frontage of the subject
property. The revised site plan provides for the 2.0 metre road widening along
the frontage of Kingston Road, which will be dedicated to the Region at the site
plan approval stage.
As a result of the Region's request for a road widening, the required building
setbacks and landscape buffer width along Kingston Road have been reduced.
Building A and Building C will be setback 1.25 metres and 0.9 of a metre,
respectively from Kingston Road. The landscape buffer width has also been
reduced from 3.0 metres to 0.9 of a metre along majority of Kingston Road,
except in some instances the landscape buffer has been reduced to zero metres.
In June 2015, the Committee of Adjustment approved a minor variance to reduce
the minimum building setback from Kingston Road for Building C from 3.0 metres
to 0.9 of a metre. The applicant has advised that the buildings façades fronting
Kingston Road will be enhanced with additional glazing, principle entrances and
architectural articulations to create an attractive and active streetscape along
Kingston Road. Through the site plan approval process, staff will continue to
work with Regional staff and the applicant to enhance opportunities for
landscaping between the regional boulevard and the applicant's property.
Staff are satisfied that the reduced building setbacks and landscape buffer width
along Kingston Road will continue to achieve the City's urban design objectives
along Kingston Road.
Report PLN 07-16 June 20, 2016
Subject: 816 Kingston Road (Pickering) Limited (A 01/16) Page 6
3.5 The applicant has provided additional information to address concerns
raised by area resident
In response to the various concerns identified by an area resident to the north,
the applicant has provided additional information in support of the rezoning
application. The applicant has advised that Starbuck's is tentatively confirmed to
operate the drive-through facility, which will be in use between 6:00 am and
10:00 pm. All buildings will have its own internal waste collection area. Security
cameras and pedestrian lighting will be installed to mitigate any potential crime
activities. The existing site plan agreement includes provisions requiring all
restaurant tenants to install a mechanical exhaust ecologizer odour control unit to
mitigate potential cooking odours.
The applicant has submitted a noise analysis to include a drive-through facility.
HGC Engineering concluded that sound levels from rooftop mechanical
equipment, idling vehicles in the drive-through queue and speaker-board will be
within the Ministry of Environment criteria due to the significant background traffic
sound levels from Highway 401 and Kingston Road. Further, the consultant
indicates that the proposed noise attenuation fence along the north property,
previously approved under the existing site plan, is sufficient for noise attenuation
from road traffic noise for the properties to the north.
3.6 Technical matters will be addressed during the Site Plan Review process
Detailed design and technical matters will be addressed through the site plan
approval process. Matters to be addressed through the site plan review process,
include, but are not limited to:
• the dedication of road widening along the frontage of Kingston Road to the
Region of Durham
• MTO Building and Land Use Permit for Building A
• landscaping details between the Kingston Road and Buildings A and C
• review of building elevations, details of materials and exterior lighting
• signage of new commercial development
• any other City and agency requirements
3.7 Staff support the final proposal and recommend that a zoning by-law be
finalized and forwarded to Council for enactment
The applicant's request to permit one drive-through facility associated with a
restaurant use, increase the GLFA for restaurant uses, and marginally reduce the
required number of parking spaces, complies with policies of the Pickering
Official Plan and Northeast Quadrant Development Guidelines, will have
minimum impact on internal site design and vehicular circulation, and will
complement the existing uses permitted on the subject lands. Staff supports the
application and recommends that the site specific zoning provision containing the
standards attached as Appendix I to this report be finalized and be brought
before Council for enactment.
Report PLN 07-16 June 20, 2016
Subject: 816 Kingston Road (Pickering) Limited (A 01/16) Page 7
3.8 Applicant's Comments •
The applicant has been advised of the recommendations of this report.
Appendix
Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment
Application A 01/16
Attachments
1. Location Map
2. Approved Site Plan
3. Revised Submitted Site Plan
4. Submitted Elevations — Building A
• Prepared By: Approved/Endorsed By:
4//
Lalita Paray, MCIP, RPP Catherine Rose, MCIP, RPP
Planner I Chief Planner
Nilesh Su i, M IP, RPP Thomas Mel mut MCIP, RPP
Manager, Development Review & Director, City Development
Urban Design
LP:NS:Id
Recommended for the consideration
of Pickering City Council
/,� �
i% e94144.Q 3f ly
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix I to
Report PLN 07-16
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 01/16
Additional Permitted Use
1. Drive-through facility
Building Restrictions
2. Reduce the minimum building setback to Kingston Road property line from 3.0
metres to 0.9 of a metre
3. Reduce the minimum length of the built-to-zone adjacent to Kingston Road to be
occupied by buildings from 58.0 metres to 46.0 metres
Minimum and Maximum Floor Areas
4. Maximum gross leasable floor area of 1,220 square metres for all restaurant
uses
Minimum Parking Requirements
5. A minimum of 144 parking spaces
6. Exempt the minimum setback requirement for a parking area abutting a road
allowance (Kingston Road)
Drive-through Requirements
7. A maximum of one drive-through is permitted
8. A drive-through queuing lane shall not be located between the building and any
street (Kingston Road)
9. A drive-through queuing lane shall be setback a minimum of 15.0 metres from a
residential zone
10.Minimum of 8 vehicle queuing spaces before the order board and 4 vehicles
queuing spaces between the order board and pick-up window
Notes:
Recommended zoning provisions 2 and 3 noted above reflect Committee of Adjustment
decision on Minor Variance application P/CA 73/15
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City Development Plan 40R-23393 and Part 1, Plan 40R-23394 (820 Kingston Road) DATE: Jan. 27, 2016
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