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PICKERING
INFORMATION REPORT NO. 10-03
FOR PUBLIC INFORMATION MEETING OF
March 20, 2003
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 03/03
Emix Holdings Limited
1101 Kingston Road
Part of Lot 24, Concession 1
(40R-12678, Parts 6 to 9)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 1.01 hectares in size, and located east
of Dixie Road and south of Kingston Road (see Attachment #1 — Location
Map);
- Smitty's Furniture Mall is located to the west and Schindler Elevator to the
. east of the subject property;
- residential uses are located to the north (north side of Kingston Road) and
Highway 401 to the south.
2.0 APPLICANTS PROPOSAL
the applicant proposes to amend the existing zoning on the subject lands to
allow for permitted uses to be constructed outside of the "Build -to -Zone" and
to reduce the minimum required parking ratio;
- a three-storey commercial office building of approximately 5454 square
metres of Gross Floor Area (4800 square metres of Gross Leaseable Floor
Area) is being proposed for the property (see Attachment #2 — Applicant's
Submitted Site Pian);
Information Report No.10-03 Page 2 11
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
the Durham Regional Official Plan identifies the subject lands as being
designated "Special Policy Area";
- this designations goal is to maximize the areas highway exposure as a main
street and gateway to the Region;
intensify development in a manner that will not adversely affect similar
development within the Main Central Areas of the City of Pickering;
the applicants proposal appears to comply with this designation.
3.2 Pickering Official Plan
the subject property is designated "Mixed Use Areas — Mixed Corridor" within the
Town Centre Neighbourhood;
this designation permits a wide range of residential, retailing of goods and
services, offices, restaurants, community, cultural and recreational uses;
- Schedule II of the Pickering Official Plan — "Transportation Systems"
designates Kingston Road as a Type B — Arterial Road and Dixie Road
(southern extension) as a Local Road;
3.3 Town Centre West Guidelines
adopted by City of Pickering Council on February 20, 1995;
identifies matters such as, Land Use Categories, Road Networks, Densities,
and Engineering Issues;
along with Urban Design Guidelines such as, Setbacks and Build -to -Lines,
Building Heights, Vehicular Circulation, Access, and Parking;
the applicants proposal may require a modification to the Town Centre West
Development Guidelines to address building outside of the identified "Build -to -
Zone".
3.4 Zoning By-law 3036
the subject property is currently zoned "SC -34" -- Special Purpose Commercial by
By-law 3036/00, as amended by By-law 4621/95;
- the current zoning permits the following uses:
■ Business Office
• Commercial Recreation Establishment
■ Duplicating Shop
• Financial Institution
• Furniture or Major Appliance Store
• Home Improvement Centre
12 Information Report No.10-03 Page 3
■ Light Machinery and Equipment Supplier
• Place of Amusement/Entertainment
■ Professional Office
■ Restaurant — Type B
the proposed use (office) is permitted by By-law 3036/00, as amended by By-
law 4621/95 as Business Office;
the current zoning -requires that a minimum of 50% of the length of the "Build -
to -Zone" shall have a building or part of a building located on it;
the current parking ratio on the site requires that 3 parking spaces be
provided for every 93 square metres of Gross Leaseable Floor Area;
a zoning amendment is required for this property in order to permit the
proposed three-storey building to be built outside of the "Build -to -Zone" and to
reduce the minimum parking ratio. (see Attachment #3 — Proposed Building &
Build -to -Zone)
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no resident comments have been received to date;
4.2 Agency Comments
- no 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:
Use
• the compatibility of the proposed development with existing uses within
the area;
Town Centre West Guidelines
• evaluation of the "Build -to -Zones" as identified in the Town Centre West
Development Guidelines. The applicants proposal contradicts the Town
Centre West Guidelines with respect to the "Build -to -Zones" and it has yet
to be determined if modifications are necessary;
• examine whether a structure would meet the intent of the "Build -to -Zone";
• examine whether future road patterns can be accommodated through the
site plan proposal;
Information Report No.10-03 Page 4 13
Parking
• examination of the minimum parking standards for the site/zone to
determine if the site will function given the number of uses permitted on
site;
• to determine if permitted uses would have to be limited due to the
proposal for reduced parking ratio;
Special Regulations
• examine the special regulations of the current zoning by-law to ensure that
Gross Leaseable Floor Limitations are appropriate;
- this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the 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 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 decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix No. 1
- list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of
writing report;
6.2 information Received
- full scale copies of the Applicants submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
14 Information Report No.10-03
Page 5
6.3 Property Principal
- the principal of Emix Holding Limited is W.A. Hepfer (President);
!iI i►. i4ua
G: •ff anowski
Lynda Taylor, IP, P
anning Technician Manager, Development Review
GXR:jj
Attachments
Copy: Director, Planning & Development
15
APPENDIX NO. 1 TO
INFORMATION REPORT NO. 10-03
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date;
COMMENTING AGENCIES
(1)
none received to date;
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department;
(2) Pickering Fire Service;
16
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 24, CONCESSION 1, PLAN 40R-12678, PART 6-9
OWNER EMIX HOLDINGS LTD.
DATE FEB. 11, 2003
DRAWN BY JB
APPLICATION No. A03/03
SCALE 1:5000
CHECKED BY GR
FOR DEPARTMENT USE ONLY PN -8 PA-
ATTACHMENT #. TO
INFORMATION REPORT# /O _O
INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN
A03/2003
PROPOSED
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City of Pickering Planning & Development Department
BUILDING ENVELOPE
BUILD--TO-ZONE
BUILDING FOOTPRINT
DATE MAR. 3, 2003