HomeMy WebLinkAboutInformation Report 15-01008
INFORMATION REPORT NO. 15-01
FOR PUBLIC INFORMATION MEETING OF
MAY 17, 2001
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.12'
SUBJECT: Zoning By-law Amendment Application A 40/00
Pickering Holdings Inc., et al.
Part Lots 27 & 28, B F Range 3
(South side of Kingston Road, east of Whites Road)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are 3.3 hectares in area, and are located on the south side of
Kingston Road, east of Whites Road;
the subject lands comprise three parcels of land (see map, Attachment #1):
• parcel 1 is a 2.19 -hectare property owned by Michael Boyer Enterprises; it is
occupied by the Boyer Pontiac Buick dealership;
• parcel 2 is a 1.03 -hectare property owned by Pickering Holdings Inc.; it is being
used by Boyer Pontiac to display automobiles for sale; a tributary of
Amberlea Creek crosses the north-east corner of the parcel;
• parcel 3 is a 0.08 -hectare property owned by the Veridian Corporation; it is
currently vacant;
- uses surrounding the subject lands are: the Highway 401 on/off ramps to the east;
Highway 401 to the south; the Whites Road Shopping Centre to the west; and, on the
north side of Kingston Road, the Wendy's / Tim Horton' s and Swiss Chalet
restaurants at Delta Boulevard with detached dwellings to the east;
the main vehicular access to the subject lands is provided by a signalized intersection
on Kingston Road at a private driveway aligning with Delta Boulevard (on the north
side of Kingston Road); a second access to Kingston Road is located about mid -way
between the signalized intersections at Delta Boulevard and the Highway 401 on/off
ramps;
2.0 APPLICANT'S PROPOSAL
Pickering Holdings Inc., et al. propose to expand the uses permitted on the subject
lands to add vehicle sales and rental uses as an additional use on parcel 2, and permit
an increased range of other commercial uses on all the lands in accordance with the
Pickering Official Plan;
no changes are proposed to the existing access points;
the application is also proposing the enclosure of the watercourse.
3.0 Oi•1•1CIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
the subject lands are designated Special Study Area A in the Durham Regional
Official Plan; lands in the Special Study Area contain a mixture of residential, retail,
personal service and industrial uses; the area's highway exposure as a main street and
gateway to the Region is to he maximized; development is to be intensified in a
Information Report No. 15-01
009
Page 2
manner that will not adversely affect similar development within the Main Central
Areas (that is, the Downtown Core) of Pickering; the improvement of the visual
impact from Highway 401 and Highway 2 shall be a major consideration in the
development of this area;
- Kingston Road is designated as a Type B Arterial Road and as a Transit Spine;
3.2 Pickering Official Plan
- the subject lands are designated Mixed Use Areas: Mixed Corridor on Schedule I —
Land Use Structure in the Pickering Official Plan; the lands are located in the
Woodlands Neighbourhood;
the Mixed Corridor designation permits residential uses, retail, office, restaurant,
community, cultural and recreational uses at a scale and intensity serving a broad
area; this designation also permits special purpose commercial uses (such as car
dealerships);
within this designation, the maximum gross leasable floor space for the retailing of
goods and services is to be determined by site-specific zoning with a permitted
maximum floor space index (FSI) of up to and including 2.5 FSI (FSI is calculated by
dividing the total building floor space by the total lot area);
in establishing performance standards, restrictions and provisions for Mixed Use
Areas, Council shall have particular regard to encouraging development in an
integrated manner for a wide variety of uses and purposes, and encouraging
intensification, over time, up to the maximum floor space index;
section 15.14 of the Official Plan addresses the need for retail impact studies for new
or expanded gross leasable floor space for the retailing of goods and services; Council
shall for the development of 2,500 square metres or more, and may for the
development of less than 2,500 square metres, require a retail impact study to justify
the impact of the proposed floor space for the retailing of goods and services, and to
demonstrate that such additional floor space will not unduly affect the viability of any
lands designated or developed for the retailing of goods and services;
- the proposal to permit vehicle sales and rental establishment, hotel, commercial club,
retail, office, restaurant, financial institution and similar uses would conform to the
permissible uses of the Mixed Corridor designation;
Map 16 of the Pickering Plan identifies the subject lands as lying within a Detailed
Review Area; section 11.2 of the Official Plan indicates that Council may adopt
development guidelines for any part of a Detailed Review Area; Council shall
endeavour to complete a detailed review prior to approving major development
within the area; Council has adopted the Kingston Road Corridor Urban Design
Development Guidelines, which affect the subject lands; once Council has adopted
development guidelines, development shall comply with them;
- section 10.5 of the Pickering Official Plan identifies that Council shall promote the
retention of watercourses and stream corridors in an open and natural state and
require, where appropriate, the recommendations of an Environmental Report to be
implemented;
however, section 10.6 of the Pickering Plan states that Council shall consider
alterations or enclosures of limited portions of watercourses within existing,
urbanized areas if supported by an approved subwatershed plan or environmental
master servicing plan; in addition, section 10,19 of the Official Plan states that
Council may permit alterations to watercourses or stream corridors, including the
placement of fill, only following the appropriate approvals of the relevant
conservation authority and the Ministry of Natural Resources, if necessary;
further, Schedule 111 — Resource Management of the Official Plan designates the
valley of the creek tributary as Shoreline and Stream Corridors; among other matters,
this designation may permit new development in accordance with the land use
designation on Schedule I, (which as noted above is Mixed Corridor), subject to the
recommendations of an Environmental Report;
Information Report No. 15-01
Page4 011
4.2 Agency Comments
Durham District School Board — has no objections to the proposal (see Attachment #2).
Veridian Corporation
- agrees to the inclusion of its property in the rezoning application, and to the change in
the zoning to the proposed mixed use;
Veridian also indicates that once the property is rezoned, Veridian would be prepared
to undertake discussion with Pickering Holdings Inc. to determine the best use of the
property (see Attachment #3);
4.3 Staff Comments
4.3.1 Permitted Uses
the suitability of the proposed range of uses requested to be included in the zoning for
the lands must be examined;
the appropriate performance standards, restrictions, and provisions for the requested
uses must be established;
- the requirement for a market study to support the floor space for the retailing of goods
and services must be determined;
4.3.2 Urban Design
- the appropriate performance standards, restrictions, and provisions required to
implement the Kingston Road Corridor Development Guidelines must be reviewed
and established;
consideration must be given to whether additional Development Guidelines are
required to guide development of the site;
4.3.3 Amberlea Creek and Stormwater Management
the appropriateness of piping the tributary of Amberlea Creek must be reviewed; it is
noted that the tributary is piped all upstream of Sheppard Avenue, and portions of the
tributary are piped downstream under Highway 401, and the CN Rail; some
downstream reaches of the Creek are experiencing stream and valley erosion;
the location of the remnant reaches of the open channel on the subject lands, and on
the lands to the north, frustrates the land use and urban design objectives
contemplated for these lands; accordingly, there appears to be some merit in
considering piping of these remnant pieces of the watercourse;
however, an appropriate Environmental Report is required to support the request; the
report must examine the impacts to the tributary both upstream and downstream, and
justify the benefit of piping the creek; from an environmental perspective, it is
anticipated that any justification would be required to demonstrate how the
implementation plan would result in a net benefit to the watershed; to -date, no report
has been submitted by the applicant;
ultimately, any application to pipe the creek would be required to receive appropriate
approvals and permits, for fill and alteration to a watercourse, from the Toronto and
Region Conservation Authority, and the Federal Department of Fisheries, and
possibly the Ministry of Natural Resources where required;
however, there is also an interest by the owners of lands located to the north of the
subject lands, between Kingston Road and Sheppard Avenue, to pipe the tributary of
Amberlea Creek through their lands; accordingly, there is an opportunity for all
landowners to undertake a single study; the City is one of these landowners;
OO Information Report No. 15-01
1
Page 3
sections 15.9, 15.11 and Appendix II indicate that Council shall for major
development, and may for minor development, require the submission of an
Environmental Report, as part of the consideration of an application on lands
designated Shoreline and Stream Corridor;
Schedule II — Transportation Network designates Kingston Road as a Type B Arterial,
and a Transit Spine; Type B Arterials are designed to carry moderate volumes of
traffic at moderate speeds, within the municipality; they generally have a right-of-way
width between 30 to 36 metres;
3.3 Compendium Document to the Pickering Official Plan
- Council adopted the Kingston Road Corridor Urban Design Development Guidelines
to formulate a vision for transforming Kingston Road into a mainstreet; under the
Guidelines, the subject lands fall within the Whites Road Corridor precinct, which
extends from Rosebank Road to the CN rail overpass;
the Guidelines recognize the Whites Road Corridor as an area as having good
visibility from Highway 401, with highway access at Whites Road; further, the
Guidelines acknowledge that this precinct will generally maintain its auto -oriented
focus and land uses, but will provide pedestrian amenity zones and Iinks at significant
intersections;
the Guidelines identify a number of objectives, urban form, and economic
development provisions, for this precinct, including:
• a mix of land uses should be allowed on either side of Kingston Road;
• automobile dependant uses may be encouraged to locate in this precinct since it
offers good visibility from Highway 401;
• buildings should be located closer to the street;
• mid -rise buildings should be allowed on the south side of Kingston Road, with a
minimum building height of 2 storeys;
• it is an objective to create a corridor that supports a high volume of vehicular
traffic but with pedestrian amenity zones;
• it is an objective to create a clear separation between pedestrian activities and
vehicular spaces; and
• clear, safe and welcoming pedestrian routes shall be provided from intersections
to individual commercial developments;
3.4 Zoning By-law 3036
- the subject lands are zoned by Zoning By-law 3036, as amended by By-law 2284/86
and By-law 3254/89; the By-law establishes two different zone categories for the
lands, as follows:
• parcel 1 is zoned as "CA3-3", which permits a vehicle sales or rental
establishment; and
• parcels 2 and 3 are zoned as "SC -8", which permits a hotel that may include a
commercial club and retail store, with a restriction on the maximum floor area for
retail stores of 500 square metres;
the application is to permit, on all three parcels, all of the uses currently permitted by
both the "CM -3" and "SC -8" zone categories, in addition to a broader mixture of
commercial uses as permissible under the Mixed Corridor designation; the applicant
is proposing additional uses such as business and professional office, restaurant,
financial institution, day nursery, personal service shop and other similar commercial
and community uses.
4.0 RESULTS OF CIRCULATION (see Attachments #2 & 3)
4.1 Resident or Landowner Comments
- to date, no comments have been received from either residents or abutting
landowners;
Information Report No. 15-01
Page 6
01.3
based on a preliminary study design, it is anticipated that staff would work closely
with landowners on finding common ground between their interests and the City's;
but, it is suggested at this time that a new approach, using a consultant who is a
facilitator with urban design expertise, or an urban designer with expertise in
facilitation, may best accomplish this task in a timely manner;
additional consulting help would also be required in two technical areas not currently
available on staff; consultants would be required to complete a traffic/access analysis,
and the environmental /engineering report for the piping of the tributary; the
consultants' work would provide input into, and support, any revisions to the
Northeast Quadrant Development Guidelines;
based on a preliminary study design, it is also anticipated that staff would work
closely with the community to understand issues and concerns so that neighbourhood
development continues to achieve an appropriate fit;
the representative for the Boyer/Pickering Holdings/Veridian lands has indicated at a
preliminary level that his client is interested in having the subject lands included in
the review of the Northeast Quadrant Development Guidelines, particularly with
respect to the environmental report on the piping of the tributary, and traffic/access
matters;
should a review of Northeast Quadrant Development Guidelines proceed,
recommendations on this zoning by-law amendment application would await the
outcome of that process;
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 in a Planning Report prepared
by the Planning & Development Department for a subsequent meeting of Council or a
Committee of Council;
If you wish to reserve the option to appeal Council's decision, you must provide
comments to the City before Council adopts any official plan amendment of by-law
for this proposal;
if you wish to be notified of Council's decision regarding this proposal, you must
request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix I
- those whose comments on the proposal were received at time of writing are listed;
6.2 Company Principals
- Mr. Michael Boyer is the principal of both Michael Boyer Enterprises and
Pickering Holdings Inc., Mr. Alex Artuchov is representing Mr. Boyer.
Steve Gaunt, MCIP, RPP Catherine L. Rose
Manager, Policy
Planner 2
SG/jf
Copy: Director, Planning & Development
Information Report No. 15-01
012
Page 5
in addition, the City is currently undertaking a review of the downstream reach of
Amberlea Creek which is experiencing the erosion problems; work associated with
this mitigation / restoration project appears to duplicate much of the effort required
for the piping justification; a collaborative effort between the City and the other
affected landowners would appear to be the most strategic approach to completing the
required report;
- further discussion is required on how an appropriate Environmental Report is best
completed; opportunities for collaboration are currently being explored through a
proposed review of the lands lying immediately north of the Boyer / Pickering
Holdings / Veridian lands;
regardless of whether the tributary is ultimately piped, the specific contribution of the
Pickering Holdings lands for stormwater management purposes (which may include
flow detention and/or quality treatment), will also have to be reviewed through this
application;
4.3.4 Relationship with "Northeast Quadrant" Lands
lands to the north of the subject properties are referred to in City planning documents
as the "Northeast Quadrant"; the Northeast Quadrant is the block of land bounded
generally on the south by Kingston Road, on the west by Whites Road, on the north
by Sheppard Avenue, and on the east by the main branch of the Amberlea Creek
(east of the Dunbarton School site);
- as noted above, the same small tributary of Amberlea Creek that passes through the
central portion the Northeast Quadrant flows under Kingston Road and continues
through the Pickering Holdings property;
Council has adopted the Northeast Quadrant Development Guidelines, for these
lands; in addition, two parcels on the west side of Whites Road, south of Dunfair
Street, are also governed by the same Guidelines;
the Northeast Quadrant Guidelines contemplate a high intensity mixed-use
development, with substantial underground parking; the vision is centred around an
internal residential area fronting on a public `ring' road with an interior linear park; in
addition, commercial and office uses, with office and office -support uses, are
permitted along the Kingston Road and Whites Road frontages respectively;
the City has received several development applications for lands within the
Northeast Quadrant, requesting revisions to the Guidelines; these changes relate to the
arrangement of uses, design matters, provision of the park, provision of the internal
ring road, and access to the external road network; in addition, the City is aware of
other development interest for lands in the Quadrant;
furthermore, several owners of land, through which the tributary of Amberlea Creek
flows, are interested in piping the creek;
although the City has had some successes in implementing the vision set out in the
Guidelines, there are some on-going challenges; these challenges include the interest
in primarily commercial development adjacent to Kingston Road, the cost of and lack
of interest in underground parking, the difficulty in implementing the internal public
road, and the location of the tributary through the block;
in an effort to be more proactive in working with development interests, the City is
considering a review of the Northeast Quadrant Development Guidelines; although
the process, tasks and funding are still under discussion, preliminary work done to
date suggests that the review would look at:
• revisions to the arrangement of land uses, while maintaining key urban design
objectives and having regard to the community context;
• the internal access network through the block, and external access to and from the
surrounding streets; and
• the potential for piping the Amberlea Creek tributary.
ATTACHMENT# 1 TO
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City of Pickering
Planning & Development Department
• MICHAEL BOYER ENTERPRISES
O PICKERING HOLDINGS INC.
VERIDIAN CORPORATION
DATE MAR 29, 2001
014
APPENDIX I TO
INFORMATION REPORT NO. 15-01
COMMENTING RESIDENTS AND LANDOWNERS
(1) None received to date
COMMENTING AGENCIES
(1) The Durham District School Board
(2) Veridian Corporation
COMMENTING CITY DEPARTMENTS
(1) Planning & Development
ATTACHMENT #_S _W
INFORMATION REPORT#-11—:�•.
017
VERIDIAN
CORPORATION 1920 Bayly Street
Pickering, ON L1W 3R6
November 30, 2000 TEL (905) 427-9870
TEL 1-888-420-0070
FAX (905) 427-4998
Mr. Alex Artuchov, MCIP, RPP www.veridian.on.ca
Urban L'Atttude
789 Don Mills Road
Suite 500
Don Mills, Ontario
M3C 1T5
Dear Mr. Artuchov
Re: Re -zoning of Veridian Corporation Property on the South West Corner of Kingston
Rd and the Highway 401 on Ramp east of White's Road
Further to your letter of November 29, 2000, we hereby consent to your firm including the above
referenced property in the re -zoning application to the City of Pickering to change the zoning to
Mixed Use.
We understand that the fees for the application are covered under the re -zoning application for the
adjacent Boyer Property to the west.
Once the property is re -zoned we would be prepared to undertake discussions with your client to
determine the best use of the property.
Yours very truly,
fohn Wiersma
I/President & Chief Executive Officer
The power to make your community better.
RECEIVED
DEC 1 5 2000
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
016
THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
'YThitby, Ontario
LIR 2K6
elephone: (905) 666-5500
1-800-265-3968
Fax: (9051666-6439
ATTACHMENT# TO
INFORMATION REPORT# /S' 0 /
May 2, 2001
The Corporation of the
City ofPickering
Planning Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1V 6K7
Attention: Mr. Steve Gaunt
Dear Mr. Gaunt,
RE:
REECEflIED
MAY - 3 2001
CITY OF PIC1' ERING
rtl.ttNING AND
OEVELOPFP.ENT D P.4RTMENT
Zoning By-law Amendment Application A40/00
Pickering Holdings Inc.et al..
Part of Lots 27 & 28, B F Range 3
(South -side of Kingston Road, east of Whites Road))
City of Pickering
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
Christine Nancekivell,
Planner
CN:em
T:IPROPLAMDATATLNGIZBL\A40-00