HomeMy WebLinkAboutInformation Report 09-06INFORMATION REPORT NO. 09-06
FOR PUBLIC INFORMATION MEETING OF
June 15, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 03/06
Brookdale Centre Inc.
Part of Lot 23 & 24, Concession 1
1105 Kingston Road
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the south side of Kingston Road, east of
Dixie Road;
- a property location map is provided for reference (see Attachment #1);
- the property is currently occupied with an industrial/warehouse building in the
rear of the property and a commercial plaza fronting onto Kingston Road;
- the vast majority of the property not occupied by the building is paved for
parking and truck delivery purposes with the exception of perimeter
landscaping parposes and the portion of the property along the eastern side
next to lands associated with the Pine Creek valley;
- the site's topography is relatively flat;
- the property is encumbered by existing easements for both servicing and
right-of-way;
- existing access to the property is provided by a driveway off of Kingston Road
and off of Dixie Road;
- surrounding land uses are:
north - on the opposite side of Kingston Road there is a commercial
building, detached dwellings and townhouses;
south - Highway 401;
east - automotive repair related business, a mixed use commercial
plaza and open space lands associated with the Pine Creek;
west - commercial buildings containing offices, restaurant, and retail
uses.
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Alnformation Report No. 09 -Ob
2.0 APPLICANT'S PROPOSAL
Page 2
- Brookdale Centre Inc. have submitted an application to amend the zoning
by-law in order permit a commercial shopping centre for a home improvement
store and a variety of retail; personal service shops, office and restaurant uses;
- the applicant's proposed site plan is provided for reference (see Attachment #2);
- the requested uses include: assembly hall; business and professional offices;
commercial clubs, schools and recreational establishments; day nursery;
discount department store; drug store; dry cleaning depot; financial institution;
general merchandise store; home improvement store; personal service shop;
restaurants; retail store; service store; video store and accessory seasonal
garden centre having outdoor storage;
- the submitted site plan indicates the development of both single and multiply
tenant building on the site with one dominate building that has a single user
being Home Depot;
- a seasonal outdoor garden centre associated with the home improvement
store is also proposed;
- other buildings include a lager retail format building located in the southern
portion of the site that is indicated to have three tenants, two buildings that
will flank the Kingston Road frontage and contain second story office space
and two small single user retail building centrally located on the site;
- the proposed site plan does not propose the creation of any new municipal
streets, rather the creation of private roads/laneways;
- access to the site is proposed by way of the existing access off of Dixie Road
and the existing driveway off of Kingston Road located in the northwest
corner of the property and the creation of a new entry off of Kingston Road
that will align up with Walnut Lane at the existing signalized intersection;
- the proposed plan indicates that almost the entire site will be hard surface
with only a small portion being landscaped;
- the proposal is intended to be developed in phases, the first phase being the
home improvement store (Home Depot) with the rest of the development to
follow at a later time;
- the following chart outlines the existing site details:
Details of Proposed Development
Total site lot area
— 7.596 ha
Home Depot lot area (Phase 1)
— 3.142 ha
Home Depot gross floor area
— 9,163 m2
Building "B" gross floor area
— 967 m2
Building "C" gross floor area
— 1,892 m2
Building "D" gross floor area
— 2,521 m2
Building "E" gross floor area
— 2,180 m2
Building "F" gross floor area
— 1,723 m2
Building "G" gross floor area
— 278 m2
Building "H" gross floor area
— 278 m2
Total gross floor area
— 19,005 m2
0; i
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nformation Report No. 09-06 Page 3
Home Depot parking spaces — 425
Phase II parking spaces — 390
Total Parking spaces — 815
Building Coverage — 25 percent
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- designates the subject lands as Special Policy Areas;
- the area is specifically shown as Special Policy Area A;
- the policy of the Durham Region Official Plan for Special Policy Area A is to
maximize the area's highway exposure as a mainstreet and gateway to the
Region;
- development of this area shall be intensified in a manner that will not
adversely affect similar development within the Main Central Areas of the City
of Pickering;
- the improvements of its visual impact from Highway 401 and Kingston Road
shall be a major consideration in the development of this area;
- Kingston Road where it abuts the subject lands is designated as a Type 8
Arterial Road and as a Regional Transit Spine;
- the subject application will be assessed against the policies and provisions of
the Durham Region Official Plan during the further processing of the
applications;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Area —
Mixed Corridors;
- permissible uses within Mixed Use Area — Mixed Corridors Area include,
amongst others, a variety of uses including residential, retailing of goods and
services, offices and restaurants;
- Mixed Use Areas are intended to have the widest variety of uses and highest
level of activities in the City when compared to other designations;
- the Pickering Official Plan establishes an intensification prerequisite in terms
of a minimum and maximum density range and a maximum floor space index
(FSI) for Mixed Corridors Area;
- the density requirement is over 30 and up to and including 140 dwelling units
per hectare and the maximum floor space index of 2.5;
- the proposed application has a floor space index of 0.25;
- the subject lands are within the Town Centre Neighbourhood of the Official Plan;
- the Pickering Official Plan encourages the highest mix and intensity of uses
and activities in the City to be in this neighbourhood;
r-,
-Information Report No. 09-06
015
Page 4
- the Pickering Official Plan has a specific policy related to the proposed
development in that prior to obtaining land for roadway purposes opposite
Walnut Lane, a traffic impact analysis is required along with consultation with
area residents to determine appropriate mitigation measures;
- the subject lands are within a Detailed Review Area and the City has adopted
the Town Centre West Development Guidelines that cover the subject lands
(see Section 3.3);
- Schedule II of the Pickering Official Plan - Transportation System designates
Highway 401 as a Freeway and designates Kingston Road where it abuts the
subject site as a Type 8 Arterial Road and a Transit Spine;
- Type 8 Arterial Roads are designed to carry moderate volumes of traffic at
moderate to high speed and have some access restrictions;
- a Transit Spine is where a higher level of transit service is to be encouraged;
- Schedule II of the Pickering Official Plan - Transportation System designates
Dixie Road where it abuts the subject site as Local Roads;
- Local Roads generally provide access to individual properties and carries
local traffic;
- Schedule /// of the Pickering Official Plan - Resource Management designates
a portion of the abutting property associated with the Pine Creek as
Shorelines and Stream Corridors;
- Shorelines and Stream Corridors identify lands that may be prone to water
impacts, such as flooding, erosion and slope instability;
- the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the applications;
3.3 Town Centre West Development Guidelines
- the Town Centre West Development Guidelines were adopted by City of
Pickering Council on February 20, 1995;
- the Development Guidelines identifies matters such as the land use mix and
arrangement, the scale and intensity of use, the transportation/internal roads
network, engineering matters and community design requirements;
- the Development Guidelines also indicates; building setbacks and build -to -lines,
building heights, vehicular circulation, access, and parking;
- the Development Guidelines establishes certain overall principles for the
areas development and they include a mix of use, an internal road network
pattern, connections to the existing Town Centre Neighbourhood and
adjacent neighbourhoods, a variety of housing and office building types and a
pedestrian and open space network;
- the internal road network planned for the Town Centre West Neighbourhood
is an integral component of development in this area and is necessary to
adequately serve the needs of future residents and businesses as they will
provide internal linkage between various access points around the perimeter
of the Town Centre West Neighbourhood;
- a copy of the Development Guidelines Land Use Plan is provided for general
reference (see Attachment #3);
C16
Information Report No. 09-6ei
Page 5
- preliminary review of the application against the Development Guidelines
indicates that certain design matters will need further investigation which may
result in refinements and enhancements to the plan;
- the applicant's proposal may require a modification to the Town Centre West
Development Guidelines if the application is approved;
3.4 Zoning By-law 3036
- the subject lands are currently zoned "M1" — Storage and Light Manufacturing
Zone by Zoning By-law 3036, as amended;
- the existing zoning permits a variety of industrial and storage uses as well as,
business and professional offices and certain recreational uses;
- an amendment to the zoning by-law has been requested by the applicant in
order to permit the proposed development;
- the applicant has requested an appropriate zone that would permit the
requested uses.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- area residents and business owners have contacted the City to seek
information on the application, however no formal comments have been
received;
4.2 Agency Comments
- no formal agency comments have been received to date;
4.3 Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• reviewing the traffic report to determine the impact of the proposed
development on the existing traffic in the area;
• comparing the application to the approved Town Centre West
Development Guidelines to ensure general compliance to the guidelines
which will include land use, development layout, building locations,
massing, height internal road pattern, compatibility and integration to
surroundings development;
• ensuring that the proposed development is compatible with, and sensitive
to, surrounding land uses including, noise, pedestrian linkages, scale and
intensity of the uses;
• ensuring adequate parking is provided on the property in appropriate
locations;
.Information Report No. 09 -Ob
Page 6
• need to consider the environmental impacts on the Pine Creek from the
proposed development;
• stormwater management matters as they relate to the Frenchman's Bay
Stormwater Management Master Plan;
• reviewing the driveway/internal road pattern to ensure proper vehicle flow
through the proposed development and in relation to abutting properties
and the need for any of the roads to be municipal roads;
• examining the additional retail floor space to determine the impact on
existing retail facilities;
• reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
• reviewing the emerging Provincial Policies related to urban growth such as
the Places to Grow Policy which has identified Pickering as a growth
centre (therefore the need to achieve certain intensification requirements
at appropriate locations that will exhibit a high quality urban design based
on appropriate development design guidelines);
• ensuring the application can achieve a high level of sustainable
components;
- the Planning & Development Department will conclude its position on the
application and its design after it has received and assessed comments from
the circulated departments, 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 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 be notified of Council's decision regarding either the proposed
zoning by-law amendment application, you must request such in writing to the
City Clerk;
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment, does not
make oral submissions at the public meeting or make written submissions to
the City of Pickering before the zoning by-law is passed, the Ontario
Municipal Board may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
Information Report No. 09 -Ob Page 7
6.0 OTHER INFORMATION
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
the report;
6.2 Information Received
- full scale copies of the applicant's submitted plans are available for viewing at
the offices of the City of Pickering Planning & Development Department
including:
• proposed development plan;
• Traffic Impact Study, prepared by BA Group, dated March 2006;
• Phase I Environmental Site Assessment, prepared by InSite
Engineering, dated August 13, 2003;
• Phase II Environmental Site Assessment, prepared by InSite
Engineering, dated October 30, 2003;
• Planning Report Letter, prepared by MHBC Planning, dated March 7, 2006;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3 Company Principal
- the owner of the subject lands is Brookdale Centres Inc.;
- Guery Goyo is a principal of Brookdale Centres Inc.
Z4 P
Ross Pym, MCIP, RPP
Principal Planner - Development Review
RP:Id
Attachments
Copy: Director, Planning & Development
Lynda Ta lor, MCIP P
Manager, Development Review
APPENDIX NO. I TO
INFORMATION REPORT NO. 09-06
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
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ZYTIIn�t,.,..-ION REPORT# 09-06
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INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
BROOKDALE CENTRE INC.
A 03/06
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