HomeMy WebLinkAboutInformation Report 22-01025
INFORMATION REPORT NO. 22-01
FOR PUBLIC INFORMATION MEETING OF
AUGUST 9, 2001 REQUIREMENTS
IN ACCORDANCE WITH THE PUBLIC MEETING REQ
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Pickering Official Plan Amendment OPA 01-003/P
Zoning By-law Amendment Application A 10/01
North American Acquisition Corporation
816 Kingston Road
Part of Lots 27 & 28, Range 3, B.F.C.
(North side of Kingston Road, east of Delta Boulevard)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are 1.22 hectares in area and are located on the north side of
Kingston Road, east of Delta Boulevard;
the subject lands are owned by the Durham District School Board; North American
Acquisitions Corporation has entered into an agreement to purchase this property; it is
the location of the vacant Dunbarton School (see location map, Attachment #1);
uses surrounding the subject lands are: detached dwellings fronting both
Kingston Road and Sheppard Avenue to the east and west; a church with a daycare,
the Highway 401 on/off ramp and a car dealership to the south; and detached
dwellings fronting the north side of Sheppard Avenue to the north;
two private driveways provide vehicular access to Kingston Road.
2.0 APPLICANT'S PROPOSAL
- North American Acquisition Corporation proposes to amend the Pickering Official
Plan and the zoning by-law in order to permit development of the subject lands with
approximately 2,100 square metres of retail store, personal service shop, office and
restaurant uses within two buildings located on the east and north sides of the site,
and gas bar and car wash facilities located within two other buildings on the west part
of the site separated by a proposed right-of-way to the abutting property to the west;
more specifically, the submitted conceptual site plan shows:
• a one -storey 1400 square metre bank building, located adjacent to
Kingston Road at the south-east comer of the subject lands, with a vehicular
access around the building;
• a one -storey, 465 square metre commercial/retail building located on the north
part of the site intended to face Kingston Road; a common parking area is
located between the two commercial buildings;
• a 140 square metre gas bar located in the south-west comer of the site; and,
• a 90 square metre car wash with parking, located in the north-west comer of
the site;
a copy of the conceptual site plan including various site statistics is provided for
reference (see Attachment #2); a copy of the applicant's submitted proposed official
plan amendment is also provided (see Appendix 1);
- no information is provided on pedestrian facilities or linkages within or through the
site; no information is provided about landscaped areas within the proposed
development;
Information Report No. 22-01
026
Page 2
vehicular access is proposed to be provided to this site from Kingston Road at the
existing signalized intersection serving the Highway 401 on/off ramp; no vehicular
access is proposed to Sheppard Avenue;
the applicant has provided a Preliminary Assessment of Traffic and Access prepared
by Paul Hill Consulting that includes details of a proposed re -alignment of the.
existing intersection at Kingston Road and the Highway 401 on/off ramp to
accommodate a full range of turns onto the subject lands; the study also discusses
access through the subject lands to the abutting property to the west of the subject
lands;
the applicant is proposing to provide 121 parking spaces (5.38 spaces for each 93
square metres of floor area);
the applicant is proposing to demolish the existing Dunbarton School.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
the subject lands are designated as Living Area in the Durham Regional Official Plan;
lands designated Living Area may be used for housing purposes and other compatible
uses; in addition, limited office development and retailing of goods and services, in
appropriate locations as components of mixed use developments is permitted, provided
appropriate designations are found in the area municipal official plan and the planned
functions of Central Areas are not adversely affected; the proposal appears to conform;
Kingston Road is designated as a Type B Arterial Road and as a Regional Transit
Spine; Sheppard Avenue is designated as a Type C Arterial Road;
3.2 Pickering Official Plan
- the subject lands are designated as Urban Study Area in the Pickering Official Plan;
lands with an Urban Study Area designation may be used for conservation,
environmental protection, restoration, education, passive recreation, similar uses and
existing lawful uses; Council may replace the Urban Study Area designation for the
"Old Dunbarton School" property with appropriate land use designations and policies, by
amendment to this plan, following completion of a land use, transportation and design
study that responds appropriately to the dual frontage of the property along
Kingston Road and Sheppard Avenue, identifies an appropriate means of conserving and
re -using the old Dunbarton School, and adequately addresses the location opposite the
Highway 401 on / off ramps; the applicant's proposed official plan amendment would
amend the designation for the subject site to Mixed Use Areas - Mixed Corridor; the
applicant's proposed amendment is attached (see Appendix I);
the Mixed Corridor designation permits: residential uses; retailing; offices; restaurants;
community, cultural and recreational uses; and special purpose commercial uses; within
the Mixed Corridor designation, the maximum permitted gross leasable floorspace of
goods and services is to be determined by site specific zoning with the maximum
floorspace index (FSI) permitted up to and including 2.5 FSI; FSI is the total building
floorspace divided by total lot area; the submitted proposal is permitted up to and
including 2.5 FSI; the submitted proposal has an FSI of 0,19;
when considering applications to amend the Pickering Official Plan, section 15.5 in the
Plan requires Council to consider the overall benefit to the community of the proposal;
accordingly, all applications shall be accompanied by a Planning Analysis evaluating the
proposal against the Plan's relevant goals, objectives, and general purpose and intent in
the Plan; the applicant has submitted a Land Use Planning Analysis; a copy is available
for viewing at the Planning & Development Department;
retail gasoline outlets may be permitted within urban areas, by site specific zoning with
appropriate provisions and restrictions, provided: the goals, objectives and policies of the
Official Plan are maintained; access is available from an arterial road; it is not adjacent or
opposite a school; no more than two retail gasoline outlets are located within 100 metres
of an intersection; and the outlet will not adversely affect the safe and convenient
movement of pedestrians and vehicular traffic;
Page 3 027
Information Report No. 22-01
- retail gas stations must meet the requirements for location and access required under the
Gas Handlers Act;
- Map 16 of the Pickering Official Plan identifies the subject lands as lying within the
Woodlands Neighbourhood; further, Map 16 identifies the 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 Northeast Quadrant Development Guidelines which affect lands
abutting the subject lands; once Council has adopted development guidelines,
development shall comply with them;
the lands located both to the east and west of the subject site are subject to the
Northeast Quadrant Development Guidelines; the Northeast Quadrant Development
Guidelines are currently under review; it is anticipated that the revised Guidelines will
also apply to the subject lands;
- 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 a municipality, have some access restrictions, and
generally have a right-of-way width ranging from 30 to 36 metres;
- Schedule II also designates Sheppard Avenue as a Type C Arterial; Type C Arterials
are designed to carry lower volumes of traffic, at slower speeds, provide access to
properties, and generally have a right-of-way width ranging from 26 to 30 metres;
however, section 11.8 of the Plan, the Woodlands Neighbourhood Policies, indicate
that any future improvements to Sheppard Avenue shall be accommodated within the
existing 20 metre road allowance;
- section 4.18 of the Pickering Official Plan indicates that Council recognizes the
Ministry of Transportation jurisdiction over provincial highways and responsibility
for standards, design criteria (including intersection/interchange spacing and
locations) and widening requirements respecting those highways; the provincial
Public Transportation Act provides the Ontario Ministry of Transportation with the
authority to approve any new access opposite the Highway 401 on/off ramp;
- section 15.14 of the Official Plan indicates that Council may require the submission
of a retail impact study for a proposal for the development of less than 2,500 square
metres for the retailing of goods and services;
3.3 Compendium Document to the Pickering Official Plan
as noted above, the subject lands fall within a detailed review area and lands located
both to the east and west of the subject lands are subject.to the Northeast Quadrant
Development Guidelines;
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);
to the west of the subject lands, the Northeast Quadrant Development 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 connected to Delta Boulevard with an interior linear park; the
Northeast Quadrant land use plan permits commercial and residential buildings up to
5 storeys in height, floor space indices up to 0.5 times the lot area for the commercial
uses and residential densities between 25 and 50 units per hectare which would result
in 40 residential dwelling units on the lands west of the subject lands; the commercial
and office uses are contemplated along the Kingston Road frontage;
to the east of the subject lands, the Northeast Quadrant Development Guidelines
contemplate residential buildings up to 4 storeys in height with residential density
between 25 and 50 dwelling units per hectare, permitting up to 32 dwelling units with
vehicular access provided to Kingston Road;
Information Report No. 22-01
028
Page 4
the review of this proposal will be done in the context of any revised
Northeast Quadrant Development Guidelines arising from the City's on-going
review, considering recommendations both for the subject lands and abutting
properties;
the Kingston Road Corridor Development Guidelines apply to the subject site; these
Guidelines identify the subject lands as being located within the Whites Road
Corridor Precinct; the Guidelines generally contemplate .a transformation of
Kingston Road by reducing the dominance of the automobile while encouraging
increased pedestrian activity in the corridor; in the Whites Road Corridor Precinct,
however, the Kingston Road Corridor Development Guidelines recognize the
auto -oriented focus and land uses while seeking to provide pedestrian amenity zones
and links at significant intersections; one objective for urban form within the
Whites Road Corridor is that buildings should have a minimum height of 2 storeys;
3.4 Zoning By-law 3036
the subject lands are currently zoned "R3 - One Family Detached -Third Density Zone" in
Zoning By-law 3036; the "R3" zone permits detached dwellings on lots with minimum
street frontages of 18 metres and minimum lot areas of 550 square metres;
- this proposal is to amend Zoning By-law 3036 to permit approximately 2100 square
metres of commercial uses of retail, personal service shop, office and restaurant uses in
addition to gas bar and car wash facilities;
an amendment to the zoning is required to permit this proposal.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
although a number of residents have requested to be placed on the list to receive
notice of further proceedings on these applications, no comments have been received
from residents to date;
4.2 Agency Comments
- no agency comments have been received to date;
4.3 Staff Comments
4.3.1 Proposed Mixed Corridor Designation
the appropriateness of replacing the existing Study Area designation with the
proposed Mixed Use Areas — Mixed Corridor designation must be evaluated
considering such matters as: the Study Area policy requirements; the applicant's
submitted Planning Analysis; the relevant goals, objectives, and purpose and intent of
the Official Plan; and the revised land use concept resulting from the City's review of
the Northeast Quadrant Development Guidelines;
the specific form of the applicant's proposed amendment (see Appendix I) will also
be reviewed to determine whether any related text amendments w:ill also be required
to be added to the Neighbourhood section of the plan to guide development on this
site, or related policies in the Plan be deleted (such as section 3.16 dealing with the
"Old Dumbarton School" Study Area designation);
4.3.2 Permitted Uses
the suitability of the mix, arrangement and size of the proposed retail, personal
service, office, restaurant, gas bar and car wash uses must be examined; in particular,
the appropriateness of locating a gas bar facility on Kingston Road at this new
intersection, and a car wash facility at the north end of the site, must: be evaluated;
Information Report No. 22-01
Page 5 029
- the proposed building form, layout, height, design and intensity of development must
be reviewed in light of urban design objectives, traffic and access considerations and
the community context;
- the appropriate performance standards, restrictions, and provisions for the
commercial uses must be established;
4.3.3 Traffic Access
the proposal to redesign the existing "T" — shaped intersection at Kingston Road and
the Highway 401 on/off ramp to add full access to the subject lands must be evaluated
with input from the Region of Durham Works Department in accordance with any
restrictions and advice the Ministry of Transportation may provide; whether the
access should be provided by a dedicated public road or a private access must be
considered; the distance separating individual access points to buildings and parking
areas onto this new access road from the existing intersection must be determined to
ensure disruption of the function of the on/off ramp does not occur;
any proposed connection of the access from the subject lands to the Highway 401
on/off ramp must first be approved to the satisfaction of the Ministry of
Transportation;
the appropriateness of a right-of-way as either a private access or a public road to
lands located both to the west and to the east of the subject lands should be evaluated;
this should be considered as part of the transportation review of the entire
Northeast Quadrant;
4.3.4 Review of the "Northeast Quadrant" Lands
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 interests for lands in the Quadrant;
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 has
commenced the review of the Northeast Quadrant Development Guidelines; Council
has budgeted $50,000 for the costs of the review, on a partial cost -recovery basis
from the affected land owners for the review; the review components include:
• the engagement of a planner/urban designer as a facilitator to assist in revisions to
the urban design guidelines to include the arrangement of land uses, while
maintaining key urban design objectives and having regard to the community
context;
• the engagement of TSH transportation consultants to review transportation
elements including the intemal access network through the block, and external
access to and from the surrounding streets; and,
• the engagement of Mark Schollen Associates, environmental/engineering experts,
to examine the feasibility of piping the Amberlea Creek tributary; depending on
the conclusions of this Phase 1 study, land owners will be responsible for
preparing an application to the Toronto and Region Conservation Authority to
proceed with piping the tributary and any required environmental assessment in
support of such application;
0 3 0 Information Report No. 22-01
Page 6
the consulting reviews for the traffic/access analysis, and the environmental
/engineering report for the piping of the tributary will provide input into 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 North American Acquisitions Corporation 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 urban design and traffic/access matters;
as the review of the Northeast Quadrant Development Guidelines proceeds,
recommendations on these zoning by-law and Pickering Official Plan amendment
applications will be formulated for consideration;
4.3.5 Urban Design
discussions have been held between the applicant and Planning & Development staff
about the nature of development that may be appropriate on the north side of
Kingston Road, east of Delta Boulevard; while staff recognize that there may be merit
in the removal of the Urban Study Area designation and its replacement with a
designation permitting the proposed commercial uses for the lands fronting onto
Kingston Road, potential provision of access to the Kingston Road/Highway 401
on/off ramp intersection, provision of traffic access to abutting lands to the west, and
surface parking, no commitments were given respecting the submitted development
concept;
a number of design elements for the subject lands will require careful consideration;
issues for review will include:
• pedestrian access to the site and through the subject lands;
• locations of traffic access points and turn movements to be permitted between the
subject lands, lands to the east and west, and to the intersection at Kingston Road
and the Highway 401 on/off ramp;
• adequacy, arrangement and number of parking areas for the proposed
development;
• whether the proposed height for the commercial buildings fronting Kingston Road
is appropriate;
appropriate buffering of the proposed buildings on the subject lands from abutting
low density residential dwellings fronting the south and north sides of
Sheppard Avenue and the north side of Kingston Road;
4.3.6 Technical Matters
preliminary grading information is required;
preliminary stormwater management information is required;
preliminary tree inventory and tree preservation plan is required;
5.0 PROCEDURAL INFORMATION
5.1 Official Plan Amendment Approval Authority
the Region of Durham may exempt certain local official plan amendments from
Regional approval if such applications are determined to be locally significant, and do
not exhibit matters of Regional and/or Provincial interest;
at this time, the Region has not yet determined whether this official plan amendment
application is exempt from Regional Approval;
Pagel 031
Information Report No. 22-01
5.2 General
written comments regarding this proposal should be directed to the Planning &
Development Department;
oral comments may be made at the Public Information Meeting; prepared
- all comments received will be noted and used as input in a Planning Reportp P
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 by-law for this proposal;
if you wish to be notified of Council's adoption of any official plan amendment, or
passing of any zoning by-law amendment, you must request such in writing to the
City Clerk; to the
if you wish to be notified of the decision of the uRegion
t make a _ amwriwith
respect
equest to the
proposed amendment to the official plan, you
Commissioner of Planning, Region of Durham Planning Department.
6.0 OTHER INFORMATION
6.1 Appendix I
- copy of the applicant's submitted proposed Pickering Official Plan Amendment;
6.2 Appendix II
- list of neighbourhood residents,community associations, agencies and City
Departments that have commented on the proposal at the time of writing this report;
6.3 Information Received
the City of Pickering is in receipt of the following reports submitted in conjunction
with this proposal;
▪ Traffic and Access — Preliminary Assessment, prepared by Paul Hill Consulting;
dated April 16, 2001;
• Land Use Planning Analysis Report, Proposed Retail Development, 816 Kingston
Road; prepared by Dillon Consulting, dated June, 2001;
6.4 Company Principal
Mr. Ronald Richards of Ronald G. Richards & Associates represents North American
Acquisition Corporation; the principal of North American Acquisition Corporation is
Mr. Sheldon Sugden.
Pr.
Steve Gaunt, MCIP, RPP
Planner 11
SG/jf
Copy: Director, Planning & Development
vv—
Catherine L. Rose
Manager, Policy
032
APPENDIX I TO
INFORMATION REPORT NO. 22 -01
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
033
PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
PURPOSE:
LOCATION:
PROPOSED
AMENDMENT:
IMPLEMENTATION:
The purpose of this amendment is to redesignate the subject lands from an
"Urban Study Area" designation to a "Mixed Corridor" designation. This
redesignation will permit use of the lands for a variety of retail, office,
restaurants, residential and, community and cultural recreational uses that
will be implemented in a zoning by-law.
The subject lands are approximately1.22 hectares in size and are located
on the north side of Kingston Road, east of Whites Road. The lands are
located within Part. of Lots 27 and 28, Range 3, Broken Front Concession.
The City of Pickering Official Plan is hereby amended by:
1. Replacing the "Urban Study Area" designation with a
"Mied Corridor" designation on Schedule I - the Land Use
Structure Map of the Pickering Official Plan as shown on
Schedule A attached hereto.
The provisions set forth in the City of Pickering Official
Plan as amended, regarding the implementation of the Plan shall
apply in regard to this Amendment.
INTERPRETATION: The provisions set forth in the City of Pickering Official Plan, as
amended, regarding the interpretation of the Plan shall apply in
regard to this amendment.
034
SCHEDULE 'A'
0
CL
REDESIGNATE FROM `OTHER
DESIGNATIONS.URBAN STUDY AREA' TO
'MIXED USE AREAS -MIXED CORRIDORS'
r.
•
EXTRACT FROM
SCHEDULE I TO THE
PICKERING
OFFICIAL PLAN
EDITION 2
IT
SHEET 1 OF 3
OPEN SPACE SYSTEM
NATURAL MEAS
AMCTRECREATIONAL
EMM
MARINA MEM
MIXED USE AREAS
LOCAL NOOEs
1111 COMMUNITY NODES
1111 MIMED CORRIDORS
LAND USE STRUCTURE
EMPLOYMENT AREAS
® PRESTIGE EMPLOYMENT
FREEWAYS AND
S l
MAJOR UTILITIES
CONTROLUEO ACCESS MEAS
URBAN RESIDENTIAL AREAS OTHER DESIGNATIONS
LOW DENSDY AREAS LIRISAN SIUDY AREAS
® MEDIUM DEN SRY AREAS
APPENDIX II TO
INFORMATION REPORT NO. 22-01
COMMENTING RESIDENTS AND LANDOWNERS
- none have been received to date;
COMMENTING AGENCIES
- none have been received to date;
COMMENTING CITY DEPARTMENTS
- Planning & Development
035
f136
°111111 ' 1111�� 1111
x SOUARE � . FLAVELLE COURT
%411111111►tr: wimp
�111111/�� 11►���
a.a x
......... ,m
.. 1,71/ii
<D I♦�
_�_
I.
_u -TREEIMI
_..... if MR
INE
Einv��'�I//11111
1 �I111111111/
NUN
_...r--' _ ° Ein
ammo
own illklllil
SQUARE
a
11111111
SHEPPARD
AVENUE
t
04 LII
Ito
Iry
�j
1A_
• -
DUNFAIR. ST.
l
0,.0
ATTACHMENT#J__TO
INFORMATION REPORT# , 0 1
lommt
Nam M
Memo
NM =MIN
=NEM Min.
Nom. glibmm
RION
Inn
111111111111111
NMI
MEM
MENNE
UMW
MINN
0
I!III
m
.111 _ ■
AVENUE _ `r
iii 11111111111 _..t 1111111►
:1111111111111111 1j�� I�I�i1111►���I
E09EWOOp -,",,,�
0,51111111111/l
evi
1111 11111111
COURT
4v CRT.,/
el ill"
larj in
Its%T*
bum nonomounedimi
!=1111
1111111 1
SHEPPARD
MOPEAP"
SUSI
EO
r �r
A.0
N
R
STREET
MIN
mom
01110.A
mem
-_
5-
1111111
AVENUE
ROAD
or
91
%IP"-
_
MIN
immin
MIN
•
•
Al111
DRIVE I If =, , 112
_ =_ gall SA FORD
An
- != 01 LAME
MI == BREDA AVENUE
MO_= 1111111
4 pC'1E 111111
mil
O _= Y MORETTA AVENUE ---___::_-=mill
WWI/1111111(1T)iT3 0
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 27, RANGE 3, B.F.C. (816 KINGSTON ROAD)
APPLICANT NORTH AMERICAN ACQUISITION CORP.
A
111111111111p
'111wINNEN
==
MINN
MINE
NOM
mnit
LYNX
O
Ir
U
DATE JUL
9,
2001
DRAWN BY RC
APPLICATION ND, OPA01-003/P; A 10/01
SCALE 1:7500
CHECKED BY SG
FOR DEPARTMENT USE ONLY
PN -6 PA-
ATTACHMENT # a TO
INFORMATION REKNIT# a
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 10/01
NORTH AMERICAN ACQUISITIONS CORP.
SHEPPARD AVE.
CAR
WASH
PROPOSED al
R.O.W. b
CRU
15,000 SF
70'
55
037
SITE AREA # 2.81 ACRES
BUILDING AREA 22400 SF
PARKING 121
RATIO 5.38/1000SF
CRU -COMMERCIAL RETAIL UNITS
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
JULY 12, 2001.