Loading...
HomeMy WebLinkAboutPD 12-03 REPORT TO PLANNING COMMITTEE Report Number: PD 12-03 Date: February 28,2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 6/02 (R) Merriton Properties Inc. 902, 910, 922, and 940 Kingston Road Recommendation: 1. That Zoning By-law Amendment Application A 6/02(R), be APPROVED, subject to the conditions outlined in Appendix I to Report No. PD 12-03 to permit vehicle sales and service, submitted by Merriton Properties Inc., for 902, 910, 922, and 940 Kingston Road, being Part of Lot 26, B.F.C., Range 3, City of Pickering. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 06/02, as set out in Appendix II to Report Number PD 12-03 be forwarded to City Council for enactment. Executive Summary: The applicant proposes to change the zoning on the subject lands to permit vehicle sales and service on the subject property, located on the north side of Kingston Road, between Fairport Road and Merriton Road (see Location Map - Attachment #1). The applicant proposes to relocate the existing Formula Ford dealership from 1167 Kingston Road to the subject lands, and to allow for the establishment of other dealerships on the site (see Attachment #2). The proposed vehicle sales and service use complies with the provisons of the City's Official Plan and the subject lands are suitable for the proposed use. All existing buildings and structures on the property will be demolished. It is recommended that the application be approved, subject to the condition that the implementing by-law contain an Holding (H) provision, requiring the owner to obtain site plan approval and satisfy the City of Pickering and the Toronto and Region Conservation Authority respecting stormwater management. Financial Implications: Some of the costs associated with road improvements (i.e. sidewalks and street lights) along the Kingston Road frontage of the subject property are identified in the City's Development Charge By-law as a 2005 project. Report PD 12-03 February 28, 2003 Subject: Zoning By-law Amendment Application A 06/02 (R) Page 2 The recommended 2003 Capital Budget identifies this project as one where commitment will be made by the City in 2003, for payment in 2004. If the works are undertaken by the owner in 2003, the development agreement respecting such works will commit the City to participate in funding in 2004. Consequently, the requirement for funding will be brought forward to Council through the 2004 Budget process. Background: 1.0 Comments Received 1.1 At the June 19,2002 Information Meeting No one spoke for or against the application; 1.2 At the August 8, 2002 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) - a second Statutory Public Information Meeting was held on August 8th, 2002, as the application was amended to include 902 Kingston Road; comments from residents identified the following concerns: . Lighting and noise from the subject lands; . Traffic signalization required; . Opposition to automobile leasing; and . Need for fencing along railway lands; 1.3 Following the Information Meeting Concerned Resident (see Attachment # 5) A letter was received form. R. McConachie expressing concern respecting the management of storm water and requesting the City to monitor the conservation authority's comments respecting the watercourse on the site. 1.4 Agency Circulation Toronto and Region Conservation Authority (TRCA) : no objections to proposed uses given the willingness of the applicant to conduct necessary analysis and to be part of the comprehensive solution for the betterment of the storm water conditions for the drainage area Report PO 12-03 February 28,2003 Subject: Zoning By-law Amendment Application A 06/02 (R) Page 3 prior to final approval of the zoning by- law, the applicant must undertake the necessary analysis and provide contribution from this site to improve the downstream conditions (see Attachment # 6) Durham Planning Department - no objections to proposed uses conforms to the Durham Region Official Plan direct access to Kingston Road will not be permitted no Provincial interests appear to be affected (see Attachment # 7) Canadian National Railway no objections a 1.8 metre high fence is required along the mutual property line (see Attachment # 8) 1.5 City Department Comments Municipal Property and Engineering: applicant must address stormwater management for the site, accommodate drainage from the CN lands - the City is addressing quality and quantity control for flooding and erosion and an independent solution is required to avoid impacts downstream - (see Attachment # 9) 2.0 Discussion: 2.1 Proposed use conforms to the Pickering Official Plan The subject property is designated "Mixed Use Areas- Mixed Corridor" in the Pickering Official Plan. This designation permits the proposed use to be considered for approval. Approval of the rezoning would implement the Pickering Official Plan designation. The proposed use also conforms to the Region of Durham Official Plan. Report PO 12-03 February 28, 2003 Subject: Zoning By-law Amendment Application A 06/02 (R) Page 4 2.2 The Site is Suitable for the Proposed Use The applicant is proposing to develop a vehicle sales and service establishment. There are existing dealerships located in the immediate area. The proposed use would be compatible with the existing surrounding land uses of a medical office, professional office, car dealerships, automobile service station/gas bar, and the Police Credit Union. The CNR rail line to the north of the subject property provides a physical and visual barrier/buffer between the subject property and residential uses to the north. Sufficient site area is available to accommodate the proposed use and required parking and the applicant has agreed to restrict access to the site to Merriton Road and Fairport Road only. The existing uses within the Ounbarton Plaza located within the subject property and known as 922 Kingston Road will be permitted to continue to operate while the applicant pursues related approvals required to obtain a building permit. However, building permits for the new uses will not be issued until all existing structures on the property are demolished. 2.3 The Site Plan Approval Process will address Site Development, Site Functioning, Urban Design, and Servicing, to be secured through appropriate agreements The final detailed design of the site has not been determined. However, a conceptual site plan illustrates that adequate parking and efficient site functioning can be achieved (see Attachment # 2). In order to facilitate development, both on-site and off-site improvements will be required. The urbanization of Kingston Road (including sidewalks), along the frontage of the subject lands will be required to be completed by the property owner in conjunction with the development of these lands. The City has identified some urbanization costs for this section of Kingston Road as a development charge funded project. The City will participate financially toward sidewalks and street lighting. Full details of the urbanization will be identified through the site plan process and the City will address its component of funding in the 2004 Budget. The owner must also satisfy the City with respect to required improvements on Fairport and Merriton Roads. Report PD 12-03 February 28, 2003 Subject: Zoning By-law Amendment Application A 06/02 (R) Page 5 The City and the Region of Durham will be evaluating the nature and extent of required improvements through the submission of supporting reports to be provided by the applicant. The submission of the reports will be required through the site plan approval process. The subject property is in a prominent location within the City and has high visibility to Kingston Road and Highway 401. The City has not received a formal application for site plan approval, therefore details of the proposed building designs have not been reviewed. However the applicant is aware of the requirements for a building massing and location that is prominent to Kingston Road. The applicant has advised that the siting of the proposed building(s) is the result of constraints posed by several existing easements. Disposition of the easements will be dealt with through the site plan process. The conceptual site plan illustrates buildings located as close to Kingston Road as possible, with two storey massing, meeting the goals of the Council approved "Kingston Road Corridor Urban Design Guidelines". The buildings will be required, through the site pan approval process, to provide appropriate architectural treatment. It is recommended that City Council approve this zoning by-law amendment application based on a condition that requires the application of an "(H)"-Holding provision to the implementing by-law. The "(H)"-Holding provision will enable the City to require a site plan and development agreement with the property owner which will address appropriate development conditions for the site. 2.4 The Applicant's Proposal to Pipe the Remnant Watercourse is Acceptable Subject to the Acceptance of an Additional Stormwater Management Report and TRCA Approval of Applicable Permits The Applicant has requested permission to pipe a remnant of a tributary of Amberlea Creek that traverses the western part of the site. North of the site, the watercourse has been piped and re-directed into a storm sewer along Fairport Road. South of the site, the watercourse is piped under Kingston Road, and then joins the main branch of Amberlea Creek as it flows through the ravine behind Vistula Drive. Initially, the TRCA expressed concerns with the Applicant's proposal to enclose the existing remnant watercourse without a comprehensive solution for stormwater management and erosion control improvements within the drainage area. The TRCA is receiving other proposals to pipe the Northeast Quadrant tributary of Amberlea Creek, and is concerned existing erosion problems within the ravine behind Vistula Drive will worsen. Report PD 12-03 February 28, 2003 Subject: Zoning By-law Amendment Application A 06/02 (R) Page 6 Although the City is investigating opportunities to address downstream erosion and to improve stormwater quality within the drainage area, the standard of control for the subject property initially requested by TRCA to improve downstream conditions was unworkable. Following a meeting between staff of the City, TRCA, the Applicant and the applicant's consultants, TRCA concluded that they could support the rezoning and that piping of the remnant watercourse on the subject site could occur subject to certain conditions. As required by the City and TRCA, the Applicant has confirmed that they will: . have Sabourin Kimble prepare an addendum to the original October 2003 report to address the stormwater options investigated, and the on-site quality and quantity controls to be used: . contribute financially towards a broader stormwater solution; . compensate for the loss of fish habitat; and . obtain the necessary permits and approvals from TRCA (see Attachment #10). 2.5 Approval of the application should be subject to an (H) Holding Symbol A draft implementing zoning by-law is attached to this report for Council's consideration (see Appendix No. II). The by-law provides for an (H) Holding provision to address the need for appropriate agreements to be entered into prior to the lifting of the (H). Site functioning, required urbanization of street frontages and stormwater management issues will be addressed to the City's and Conservation Authority's satisfaction prior to Staff forwarding any by-law to remove the (H) symbol. The by-law permits the uses within the existing Dunbarton Plaza to remain in operation until such time as a vehicle sales and service establishment is developed on the site. 3.0 Applicant's Comments: The applicant is aware of the recommendations of this Report. APPENDICES: APPENDIX I: APPENDIX II: Recommended Conditions of Approval for A 06/02(R) Draft By-law Report PO 12-03 February 28, 2003 Subject: Zoning By-law Amendment Application A 06/02 (R) Page 7 Attachments: 1. 2. 3 4. 5. 6. 7. 8. 9. 10. Location Map Conceptual Site Plan submitted with Zoning By-law Amendment Application Information Report, Statutory Public Meeting, August 8,2002 Minutes from Statutory Public Meeting, August 8,2002 Letter from Robert McConachie Comments from Toronto and Region Conservation Authority Comments from Durham Region Planning Department Comments from Canadian National Railway Properties Inc. Comments from City of Pickering Municipal Property & Engineering Division Letter form Sabourin Kimble & Associates Ltd. Prepared By: Approved I Endorsed By: ...."---", ~~~. Lynda Taylor, ,RPP Manager, Development Review ~ EB/L T:jj Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council /' APPENDIX I to REPORTNUMBERPD12~3 RECOMMENDED CONDITONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 6/02 That the Implementing Zoning By-law: (a) (b) permit the establishment of vehicle sales and service; place a (H) Holding Symbol on the subject property restricting the use of the land to its current uses until the owners enter into an appropriate agreement(s) with the City and receive site plan approval to address matters such as, but not limited to, site function (agrees/egress, parking location, building location and design), site improvements and stormwater management); (c) include but not be limited to, the following provisions: - parking standards reflective of other vehicle sales and service establishment within the City - identification of a build to zone and building envelope to encourage building locations in proximity to the road frontages - require a two storey massing for all buildings - amend the existing LCA-6 and SC-13 zone category to establish a new zone category for the permitted use subject to an (H) - Holding symbol and provisions. DRAFT BY -LAW APPENDIX II TO REPORT NUMBER 12-03 ZONING BY-LAW AMENDMENT APPLICATION A 6/02 BY-LAW NUMBER Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham, in Part of Lot 26, Range 3 B.F.C., Lots 127" 128 and 129 Plan 1051, in the City of Pickering. (A 06/02) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to permit the development of a vehicle sales and service establishment, in Part of Lot 26, Range 3 B.F.C., Lots 127,128 and 129 Plan 1051, in the City of Pickering; AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I Schedule I attached to this By-law with notations and references shown thereon are hereby declared to be part of this By-law. 2. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lot 26, Range 3 B.F.C., Lots 127, 128 and 129 Plan 1051, in the City of Pickering, designated "SC-35" on Schedule I attached hereto. 3. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By- law. 4. DEFINITIONS In this By-law, (1 ) "Body Shop" shall mean an establishment in which motor vehicle bodies are repaired and / or painted; (2) "Build-to-Zone" shall mean an area of land within which all or part of a building or buildings are to be located; (3) (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coveraqe" shall mean the percentage of lot area covered by all buildings on the lot; 5. (4) - 2 - "Vehicle Repair Shop" shall mean an establishment containing facilities for the repair and maintenance of vehicles on the premises, in which vehicle accessories are sold and vehicle maintenance and repair operations are performed, but shall not include a body shop, as defined herein, or any establishment engaged in the retail sale of motor vehicle fuels; (5) "Vehicle Sales and Service" shall mean an establishment used for the sale, service, rent or lease of vehicles and which may include as an accessory use thereto a vehicle repair shop, but shall not include any establishment engaged in the retail sale of motor vehicle fuels, or a body shop as defined herein; (6) (a) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or structure and is open, uncovered and unoccupied above ground except for such accessory buildings, structures or other uses as are specifically permitted thereon; (b) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard of a lot between the front lot line and the nearest wall of the nearest main building or structure on the lot; (d) "Rear Yard" shall mean a yard extending across the full width of a lot between the rear lot line of the lot or, where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line or, where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the nearest main building or structure on the lot; (f) "Side Yard" shall mean a yard of a lot extending from the front yard to the rear yard and from the side lot line to the nearest wall of the nearest main building or structure on the lot; (g) "Side Yard Width" shall mean the shortest horizontal dimension of a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) "Flankaqe Side Yard" shall mean a side yard immediately adjoining a street or abutting on a reserve on the opposite side of which is a street; (i) "Interior Side Yard" shall mean a side yard other than a flankage side yard; PROVISIONS (1 ) Uses Permitted ("SC-35" Zone) No person shall, within the lands zoned "SC-35" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (a) vehicle sales and service (2) Zone Requirements ("SC-35" Zone) No person shall within the lands designated "SC-35" on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: - 3 - (a) BUILDING RESTRICTIONS (i) Building Location and Setbacks: A Buildings and structures shall be located entirely within the building envelope illustrated on Schedule I attached to this By-law; B No building, part of a building, or structure shall be erected within the "SC-35" Zone, unless a minimum of 70% of the length of the build-to-zones, as illustrated on Schedule I attached hereto, contains a building or part of a buildings; (b) BUILDING HEIGHT: a minimum 6.5 metres for the portion of a building located within a build to zone, and; a minimum 5.0 metres for the building or portion of a building located outside of the build to zone; (c) OUTDOOR STORAGE (i) No outdoor storage or display is permitted in any yard; (ii) Despite subclause 5(1 )(c)(i) above, the display of automobiles in association with a vehicle sales and seNice use shall be permitted in any yard; (d) PARKING REQUIREMENTS (i) For a vehicle sales or rental establishment use, there shall be provided and maintained on the subject lands a minimum of 3.0 spaces per 100 square metres of gross leasable floor area. (ii) No parking space, as required by subclause 5.(1 )(d)(i) above, may be used for the storage or display of automobiles; (iii) Clauses 5.21.2a) to 5.21.2c) and 5.21.2e) inclusive, of By-law 3036, as amended, shall not apply to the lands zoned uSC-35" on Schedule I attached hereto; (iv) Despite Clauses 5.21.2g) and 5.21.2k) of By-law 3036, as amended, all entrance and exits to parking areas and all parking areas shall be surfaced with brick, asphalt, or concrete, or any combination thereof; (3) Uses Permitted U(H)" Holding Zone (i) Despite the provisions of Clause 5.(1 )(a), while the U(H)" holding symbol is in place, no person shall, within the lands zoned U(H)SC-35U on Schedule I attached hereto, use any lot or erect, alter or use any buildings or structure for any purpose except the following uses, assembly hall, bakery, business office, commercial club, commercial recreational establishment, commercial school, day nursery, dry cleaning depot, financial institution, food store, laundromat, place of amusement or entertainment, personal seNice shop, private club, professional office, public club, restaurant-type A, and retail store, as defined by By-law 2498/87, in the existing building located on Lot 127, Plan 1051, as of the date of the passing of this By-law. - 4- (4) Removal of "(H)" Holdinq Svmbol (i) Prior to an amendment to remove the "(H)" - Holding Symbol preceding the "SC-35" zone designation, the owner is required to execute appropriate agreements with and to the satisfaction of the City of Pickering (and\or the Region of Durham), and such agreements have been registered on title to the lands, to provide for the stormwater management requirements and the development of buildings or structures. in accordance with the provisions of subsections 5.(1) and 5.(2) of this By-law. 6. BY-LAW 3036 (1 ) By-law 3036 as amended by By-laws 2923/88 and 2498/87, only as they each apply to the area zoned "SC-35" on Schedule I to this By-law, are hereby repealed. (2) By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 7. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY-LAW read a first, second, and third time and finally passed this day of , 2003. Wayne Arthurs, Bruce Taylor, Clerk --------- ------------- ------- --------- ---------- ------ ----------------- -------- r\f'Jþ-i Gr\í 0 C.~.?- ?-\ ---------------- --~- /~~;" \\ 'J <:( ~~ ~~~<:( ~ ~ ~ /- ~ 16 1) \j~ ~~~ ~ ..-(\ ~ ~ ~ /- 16 ~ ~ 0 ~\) :\O~ 'f--\~GS ------ BUILDING ENVELOPE ~ BUILD-TO-ZONE l' N SCHEDULE I TO BY,,-LAW PASSED THIS DAY OF 2003 MAYOR CLERK ATTACHMENT # I TO REPORT # PO 11- '03 City of Pickering Planning & Development Department LOTS 127 AND 128, PLAN 1051; PART OF LOT 26, RANGE 3, B.F.C. AND . PROPERTY DESCRIPTION PART OF ROAD ALLOWANCE BETWEEN CONCESSION 1 AND RANGE 3 a.F.C. OWNER MERRITON PROPERTIES INC. DATE MAY 8, 2002 DRAWN BY RC APPLICATION No. A 06/02{R) SCALE 1:7500 CHECKED BYES l' FOR DEPARTMENT USE ONLY PN-7 PA. 1 ATTACHMENT # v' TO REPORT # PO /.;1. - 03 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN MERRITTON PROPERTIES INC. A 06/02 ,. '. ,...."., .'."."."."."."."J""."."."."."."."., .',.".".',. '.".",", ~.....,~- II I Ii ilii : . . . . ..' . . . . "1\ 1" .VOLVO " . DEALERSHIP" ¡lÚíLDING ;A' 13,265 S.F. <"'~è~:;,,,2g~~ ~r."~. '" ',',,>< 'r->" ~i . . ¡ . '! ,,¡ ! I j ~ J . . . . ¡ ¡ .' ' ~. . ¡ ¡ ¡. \ ,. I ,# '.".".".".".".".".""""" ' #' '.. '... ,'#., .. # '","".". ,.".",; ... ~ "0 0 ~ "" ,~~ ,~ ".'Fe< '"~,,j>' ' }~f .".,,~,i.~'i".".' i !\, ¡" ~ 0 1" CI '-".".".".".' KINGSTON ROAD EASEMENTS BELL CANADA PICKERING HYDRO ENBRIDGE GAS DURHAM REGION SANITARYAND WATER STORM DRAINAGE PICKERING TRANSIT l' Q CI: 0 a: z 0 ... a: a: au ~ t r1 AGHMEN1 # __,3 TO ... '.JH I 11 PC -1.;)- 03 INFORMATION REPORT NO. 26-02 FOR PUBLIC INFORMATION MEETING OF August 8th, 2002 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 06/02 (R) Merriton Properties Inc. Part of Lot 26, B. F. C., Range 3 902,910,922, and 940 Kingston Road Please note that the above-noted application was first heard at the June 19th, 2002, Statutory Public Information Meeting. The applicant has REVISED the application to add the 902 Kingston Road property as part of the subject lands. 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject lands are located on the north side of Kingston Road, between Fairport Road and Merriton Road as shown on the location map (see Attachment # 1); - the subject lands include a portion of the Sheppard Avenue road allowance, between Fairport Road and Merriton Road, which has been closed by By-law, and conveyed to the owner; a portion of the subject lands, commonly known as the Dunbarton Plaza at 922 Kingston Road, is currently being used for commercial 1 retail uses; - access to the subject lands is currently provided from Fairport Road and Merriton Road; - the surrounding land uses include: the Canadian National Railway and the Dunbarton residential neighbourhood to the north; Kingston Road and Highway 401 to the south; The Police Credit Union and two (2) vehicle sales and service establishments to the east; and a gas bar 1 automobile service station and church to the west. 2.0 APPLICANT'S PROPOSAL - the applicant is proposing to amend the existing zoning on the subject lands to permit the additional use of vehicle sales and service (see Attachment # 12); - the applicant seeks the additional proposed use on the subject lands in order to relocate the Formula Ford automobile sales dealership, from the existing site at 1167 Kingston Road, to the subject property; - the applicant advises that the existing commercial building located on the northem portion of the subject lands (Dunbarton Plaza) would be demolished to accommodate the proposed use; - a Statutory Public Information Meeting was held on June 19th, 2002, regarding 910,922, and 940 Kingston Road; another Statutory Public Information Meeting is being held on August 8th, 2002, as the applicant has recently acquired 902 Kingston Road. and the rezoning application has been amended to include 902 Kingston Road. tTT~G'.J" iqn # c, ~_."., ,"TO ¡;.;......J.L9.} Information Report No. 26-02 Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham ReQional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated Living Area; the predominant use of lands designated Living Area shall be for housing purposes. In addition, the Durham Regional Official Plan also permits, "subject to inclusion of appropriate provisions and designations in the area municipal official plan...special purpose commercial uses serving specialized needs on an occasional basis with services and facilities which consume larger parcels of land and require exposure to traffic such as, and similar in kind to, automotive sales and services..."; - the proposed use of vehicle sales and service appears to conform to the relevant policies of the Durham Regional Official Plan; 3.2 PickerinQ Official Plan - the subject lands are designated Mixed Use Areas - Mixed Corridor within the Dunbarton Neighbourhood; - the Mixed Use Areas - Mixed Corridor designation permits the following uses: residential; retailing of goods and services; offices; restaurants; community, cultural and recreational uses; and special purpose commercial uses (such as vehicle sales and service); the Mixed Use Areas - Mixed Corridor designation encourages permitted uses to serve a broader area, at a community scale and intensity; in establishing performance standards, restrictions and provisions for the Mixed Use Areas - Mixed Corridor, City 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 indices outlined in the Official Plan; the maximum Gross leasable Floorspace for the retailing of goods and services within a Mixed Use Areas - Mixed Corridor designation, is to be determined by site specific zoning; Council may however, limit floorspace below the maximum permitted by the Official Plan policies to address concerns related to such matters as design, compatibility, and scale of development; and in response to provisions specified in the Part Three (Dunbarton) Neighbourhood Plan; Schedule II - Transportation System of the City of Pickering Official Plan indicates the subject lands have frontage on a Type B Arterial Road (Kingston Road), a Type C Arterial Road (Fairport Road) and a Local Road (Merriton Road); Schedule III - Resource Management of the City of Pickering Official Plan, does not indicate any Shoreline and Stream Corridor or Hazard Land designations on the subject lands; 3.3 Compendium Document to the Official Plan - the lands are subject to the Council adopted Kingston Road Corridor Urban Design Guidelines which are intended to guide the (re)development of sites within those designated areas; - the subject lands are also located within a Detailed Review Area of the Dunbarton Neighbourhood for which Council has not yet adopted area-wide development guidelines; - the existing Kingston Road Corridor Urban Design Guidelines will provide guidance for development of the site; - the Kingston Road Corridor Urban Design Guidelines were developed as the result of a 1996/97 study with the following purposes: A TlACH~RE~IT "- J__TO . ,.J~,:P3 Information Report No. 26-02 Page 3 . to formulate a vision for the transformation of Kingston Road into a "mainstreet" for Pickering; . to identify elements of the vision that are crucial to the successful transformation of the corridor; and . to recommend an implementation strategy that can be used to guide public and private development initiatives within the corridor over the next 5 to 10 years; - the Kingston Road Corridor Urban Design Guidelines contain policies respecting design objectives for areas such as, but not limited to: urban form, streetscape, livability and character, transportation, infrastructure, and economic development; 3.4 Zonina Bv-Iaw 3036 - the subject lands are currently zoned "LCA-6" - Local Central Area, and "SC-13" - Special Commercial, by By-law 3036, as amended by By-law 2498-87 (see Attachment # 2); . - the "LCA-6" zone currently permits the following uses: (i) Assembly hall (ix) Financial institution (ii) Bakery (x) Food store (iii) Business office (xi) Laundromat (iv) Commercial club (xii) Place of amusement or (v) Commercial-recreational entertainment establishment (xiii) Personal service shop (vi) Commercial school (xiv) Private club (vii) Day nursery (xv) Restaurant - type A (viii) Dry cleaning depot (xvi) Retail store - the "SC-13" Zone currently permits the following uses: (i) Business office (ii) Professional office (iii) Public parking for uses permitted within the "LCA-6" zone - an amendment to the zoning by-law is required to permit the additional use of vehicle sales and service on the subject lands. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - written comments from area residents identified the following concerns (see Attachments #3 and #4): . traffic; . pedestrian movements along Kingston and Fairport Roads; . vehicular access to Kingston Road; . access over the closed Sheppard Avenue road allowance; . compatibility with surrounding uses and the Dunbarton Neighbourhood; . whether the existing drainage channel will be filled; . whether 902 Kingston Road will also be developed; 4.2 AQencv Comments - comments from Toronto and Region Conservation Authority indicate that an assessment of drainage characteristics, including consideration of stormwater quantity and quality requirements for the site within the context of the contributing drainage area, is required prior to a favourable recommendation (see Attachment # 5); - other agency comments received to date indicate no objections, subject to certain conditions (see Attachments # 6 to 11); A r IACHMEN r f! ._...~- TO /.ó1.-:.C?".3... ~"'",.._- Information Report No. 26-02 Page 4 4.3 Staff Comments 4.3.1 Site Plan - a preliminary conceptual site plan has been submitted with the zoning by-law amendment application (see Attachment # 12); based on the preliminary conceptual site plan submitted with the application, the site appears to have sufficient area to accommodate the proposed use; - whether the existing drainage channel on the subject lands can be filled will determine whether the proposed building(s) will have alternate siting; - the applicant has proposed access from all three frontages: Kingston Road, Fairport Road, and Merriton Road; - an application for Site Plan Approval will also be required prior to development proceeding, but has not yet been submitted; 4.3.2 Technical Matters in reviewing the application to date, the following matters have been identified by Planning & Development staff for further review and consideration: . the impact of the proposed use on surrounding land uses; . the compatibility of the proposed use with surrounding land uses; . whether the existing drainage channel on the subject lands can be filled; . conformity with the applicable policies and guidelines of the City of Pickering Official Plan and Compendium Documents; . access to the subject lands from Kingston Road, Merriton Road and/or Fairport Road; . access over the privately owned, 'closed' portion of the Sheppard Avenue road allowance; . various easements on the subject property (see Attachment #13), as follows: (i) (ii) (iii) (iv) (v) (vi) Durham Region Sanitary and Water; Pickering Hydro (transmission lines, poles, anchors); Pickering Storm Drainage Works; Bell (underground only); Pickering Bus Transportation easements; and, Enbridge Consumers Gas; 4.3.3 Development Control Comments - in reviewing the application to date, Development Control provides the following comments: . a stormwater management report is required; . easements may be required; . a traffic report is required; . Kingston Road, Merriton Road, and Fairport Road will require urbanization and / or boulevard improvements; . a development agreement is required (see Attachment # 14). 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; MT Þ.CHMEi'JT #_-2.- TO - !,~:_~..i'-m~ Information Report No. 26-02 Page 5 6.0 if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 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 this report; 6.2 Information Received - full-scale copies of the Applicant's submitted plan(s) are available for viewing at the offices of the City of Pickering Planning & Development Department: . Preliminary Site Plan; . Legal Plan of Survey (40R-11259); . the applicant advises that a Storm Water Management Plan is currently being prepared, and will be submitted upon completion; 6.3 Company Principal - the Zoning By-law Amendment application has been submitted by Paul Rycroft on behalf of Merriton Properties Inc. and Formula Ford; Merriton Properties Inc. currently owns the southern half of the subject lands (940 Kingston Road). However, a letters of authorization and executed purchase and sale agreements were submitted with the rezoning application. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Edward W. Belsey Planner II Lynda D. Taylor, MCIP, RPP Manager, Development Review EB/pr Attachments Copy: Director, Planning & Development '~T'\",fJ~i~:'¡';" jJ_u 3 m REPORT # PO /,.;). - 03 APPENDIX NO. I TO INFORMATION REPORT NO. 26-02 COMMENTING RESIDENTS AND LANDOWNERS (1 ) (2) Vivian Vanden Hazel, 1757 Fairport Road Gail Clow, 1811 Fairport Road COMMENTING AGENCIES (1 ) (2) (3) (4) (5) (6) (7) Toronto and Region Conservation Authority Bell Telephone Veridian Corporation Canadian National Railway Enbridge Consumers Gas Durham District School Board Ontario Ministry of Transportation COMMENTING CITY DEPARTMENTS (1 ) Development Control 2. 3. ATTACHMErH #_.4 TO BEPORT 6' PO ;;! - 03 Excerpts from Statutory Public Information Meeting Pursuant to the Planning Act VVednesday, August 8, 2002 7:00 P.M. The Manager, Development Review, provided an overview of the requirements ofthe Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at (III) ZONING BY-LAW AMENDMENT APPLICATION A 06/02 MERRITON PROPERTIES INC. PART OF LOT 26, BROKEN FRONT CONCESSION, RANGE 3 940, 922 AND 910 OLD KINGSTON ROAD NORTHEAST CORNER OF FAIRPORT ROAD AND KINGSTON ROAD 1. Edward Belsey, Planner II, provided an explanation of the application, as outlined in Information Report #26-02. Sylvia Spencer, 771 Sheppard Ave. E., requested that careful consideration be given to lighting as residents already experience problems with lighting near St. Paul's Church. She further requested that some means of traffic signals be considered at the access on Sheppard Avenue. Ms. Spencer is opposed to the proposed Kingston Road access as it is too close to Fairport Road. As well, she is opposed to any automobile leasing on the site. Joanne Shaw, 938 Dunbarton Road, stated that she supports Ms. Spencer's comments regarding lighting. Additionally, she stated that residents already deal with noise from the train, and she is concerned with the additional noise impact this proposal may have on the area. Ms. Shaw advised that existing barriers to the railway tracks are inadequate and requested that they be improved. L ,¡ f.~.'H.f,rnI1 # 5 TO "".,...11 --- ,"I;. ,:¡r¡ I ;;¡. - 0 3 . . " .. "'-"'----'< ~~~~~~o~~ Dear Catherine Rose CITY OF PICKERING PICICEPUNG. ONTAAIO August 26 2002 Re: Zoning Bylaw Application AO06/02 Merriton Properties Inc. 910,922 and 940 Kingston Rd, RECEIVED SEP 3 2002 We have some concerns to the plan submitted by the applicant. CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT 1) This applicant is proposing to pipe the creek, which crosses through this property, if this creek is allowed to be piped it will add fast flowing storm water into the main Ambre1ea Creek adding to the erosion problem. 2) These types of automobile establishments have a pretension for hazardous spills and would hope that the Planning Dept. would take precaution to make sure if there was ever a spill that it would not find it way into the Frenchman,s Bay water shed.. 3) There has been extensive studies performed on the Ambrealea Creek and tributaries and the building of a future retention pond. This Developer should contribute financially to these studies and the building of the retention pond. 4) When the property on the southside of Kingston Rd. develops, at this time this creek should be redirected to run parrell on the southside of Kingston Rd. to the future retention pond. 5) I would take this opportunity to ask that the City Of Pickering to monitor the Toronto Region Conservation Authority actions on this property and that the same principals and policies are being used on both the Easterly and Westerly tributaries of the Ambrelea Creek. cc; Neil Carroll Mayor Arthurs EdEB-elsey Thank You ~? ../,/~. /' ~. ::Y /- /,~/"_/ ~ ¿;::A:' r b~--- Robert McConachie 760 - 770 Kingston Rd. Pickering .d-ltl-¿IðIð.5 1.3:::'121 Tor Region Conserv Author 416 661 6898 P. 02,"02 . ~ 1ORONTO AND REG/ONt:;y-. .l1\..-onser.va Ion for The Living City k AC¡-jíVJEN1# REPORT # PO (ç TO, I').. - 03 "'-. . February 17,2003 . Mr. Ed Belsey . City of Pickering Pickering Civic Centre One The Esplanade Pickering, 'Ontario L 1V 6K7 CFN 32928.05 Dear Mr. Belsey: Zoning By-Law Amendment Applic~tion AOO6/02 ,Part of Lot 26, Broken' Front.'Concesslon, Range 3 940, 922, 910 Old KIngston Road City of Pickering, Durham Region (Mertiton PropertIes Inc.) , Further to our discussions with the applicant please accept the following clarification on the above noted application. TRCA staff expressed concerns with the proposal to enclose an existing remnant ,feature on the above property without a comprehensive solution for stormwater management and erosion control improvements within the drainage area. Re: The applicant has indicated that while our requirements for on site.erosion control are not technically feasîble they are prepared to conduct an analysis of the drainage area conditions to determine recommendations for stormwater management and erosion control which could be undertaken as part of future works to be conducted by the City of Pickering 'though an upcoming Environm81ltal Assessment. Given the enclosure, the applicant is also prepared to look at contributing restoration works that will be required for lower reaches on Amberlea in the context of the future Environmental Assessment process. Staff are generally supportive of this approach. The applicant is also seeking approval of the zoning by law amendment at this stage. Given the willingness to conduct the necessary analysis and to be part of the comprehensive solution for betterment of stormwater condition$ for this drainage areal staff are prepared to support the zoning by law amendment subject to the following condition: That prior to final approval of the zoning by law amendment the applicant must undertake the necessary analysis of the conditions of the drainage area and provide for any necessary contributions from this site in order to improve the downstream conditions as being conducted through the City's Environmental Assessment process. We trustthat this is satisfactory. It you have any questions please contact is undersigned. RW/gc CC; Alan Kimble, Sabourin KImble & Associates Ltd. F :\PRS\COrTesp \PICKERI N\2003\cfn32928 .05. wpd b~, c... )~,,\\§.\ (.e>~,oJ"fJ.. J " The Regional Municipality of Durham Planning Department ,~,"'1 ^CH~.rP.1T fl... l__~=To i ,9.c - cd August 1, 2002 Ed Belsey, Planner II , Planning '& Development Department One the Esplanade Pickering, Ontario, L1V 6K7 ' , Dear Mr. Belsey: 1615 DUNDAS ST. E. , 4TH FLOOR, LANG TOWE.R Re: WEST BUILDING P.D. BOX 623 WHITBY, ON L 1N 6A3 (905) 728-7731 FAX: (905) 436-6612 www.region.durham.on.ca A.L. Georgieff, MCIP, RPP Commissioner of Planning "SERVICE EXCELLENCE for our COMMUNITY" Zoning Amendment Application A 06/02 Applicant: Merriton Properties Inc. (Formula Ford) Location: Part of Lot 26, Range 3 B.F.C. Municipality: City of Pickering We have reviewed this application and the following comments are offered with respect to compliance with the Durham Regional Official Plan, the proposed method of servicing and delegated provincial plan review responsibilities. The purpose of the application is to rezone the subject lands to permit vehicle sales and services as an additional use. The subject property is desiglJated "Living Area" in the Durham Regional Official Plan. Subject to the inclusion of appropriate provisions and designations in area municipal official plans, special purpose commercial uses, such as automobile sales and ,services, are permittedii1 Living Areas. Special purpose commercial uses serve specialized needs on an occasional basis with services and facilities consuming large parcels of land and req!Jiring exposure to .traffic. The proposed amendment is in conformity with the Durham Regional Official Plan; Municipal Water Supply and Sanitary Sewer Serv~ Municipal water supply and sanitary sewer services are available to the subject lands. The applicant should be made aware that should the road allowance for Old Kingston Road be closed, the Region will require a 20 metre easemen1 to maintain the existing watermains and sanitaiysewer. Transportation Direct access to Kingston Road will not be permitted. Access is to be provided from Fairport Road and Merriton Roa,d, as shown on the preliminary site plan. The proposed access to .Kingston Road must be * 100% Post Consumer HI ^CHMEf\IT fl.", 1,.=..~TO p¡ ./:J.. -03 . . ,. ,...~-,,~.<.=-_.~-----"~~ Page 2 , . removed from the.site plan.. The Region will evaluate the..need fora westbound right-turn taper at the intersection of Kingston Road and Merriton Road through the site plan application process. . . This application has been screened in accordance with the terms of the provincial plan review responsibilities. No provinqial interests appear to . be affected. . If you have any questions or require additional information, please call me.' . /?ru2L Ray'Davies, PlanneJ Current Operations Branch cc; Rob RÓy, Durham Region 'WorksDepartment" . . R:\trainiriglrdlZoninglpickering aO6,O2,doc n'-'~.-'-'."""-"-""" .....-~-, ,. ~. "" .~. ,~. ,. - \:I !, n #.0 . L- TO ..,hl II PO._,.l:>--O3 0 .-. --. Canadian Propriétés National ferrol(iaires du Railway CanadIen Properties Inc. Nationallnc. 277 Front Street West Floor S Toronto, Ontario M5V 2.X7 277, rue firont ouest S' étage Toronto (Ontario) MSV 2X7 Téléphone; (416) 217-6961 T@lécopleur. (416) :217"6743 I::N Telephone: (416) 217-6961 Facsimile: (415) 217-6743 .VIA FAX: 905-420-7648 13 August 2002 Your Rle: A 06/02 (R) Our File: TZ-4500-P..O2 Mr. Ed Belsey Planning and Development Department City of Pickering One The Esplanade Pickering ON L1V 61<7 RECEIVED AUG 1 3 2002 Dear Mr. Belsey: CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT Re: Proposed REVISED Zoning By-Law Amendment 902, 910, 922 and 940 Old Kingston Road MERRITON PROPERTIES INC. (Formula Ford) We have reviewed the letter from the City Clerk dated 12 July 2002, regarding the above noted application and have the following comments: L Any future development adjacent to the railway right-of-way would be expected to comply with our environmental and safety standards. 2. The Owner must install and maintain at his own expense, a chain link fence of minimum 1.83 metre height along the mutual property line. We request receiving notice of the Amendment being approved. Should you have any further questions, please do not hesitate to contact the undersigned at (416) 217-6961. Geoff Woods, B.E.S. Development Review Coordinator A wholly ownød subsidla¡y of canadian NatiOnal Railway C:oll1pany I Une ¡¡nare en proprl~t4 exclusive de 13 C;OII1pagnîG dos chemins de fer natfollaL Jf. ~u Cana~a , ., i.' 1 m lóJ - 0.3 OPERATIONS & EMERGENCY SERVICES DEPARTMENT MUNICIPAL PROPERTY & ENGINEERING DIVISION MEMORANDUM February 24, 2003 To: Ed Belsey Planner" From: Richard Holborn, P. Eng. Division Head, Municipal Property & Engineering Subject: Zoning By-law Amendment Application AO06/02 Merriton Properties Inc. (Formula Ford) Part of Lot 26, Broken Front Concession, Range 3 940,922, and 910 Old Kingston Road City of Pickering Further to the DART meeting held with City staff and the applicant on January 23, 2003 and after review of the letter dated February 17, 2003 from TRCA, I provide the following comment. 1. The applicant must be able to document and confirm that the storm water management for this site can be designed such that the post development flows can match the pre-development flows for the 2 year to 100 year levels; i.e. (100 year post to 2 year pre). 2. The site must accommodate drainage from the CN lands and the low point on Fairport Road under the CN bridge (overland flow). 3. Since this site ultimately drains into the Amberlea Creek, and the City is trying to address quality and quantity control for flooding and erosion, and independent solution is required so that impacts are not going to occur down stream. RH:ds Copy: Director, Operations & Emergency Services 1:\8 ITEPLAN\AOO6-02( #2). docF ~b-O 3 I f 10 ,._fl. "i, ,",! d!::.Q.:;?,-,~"-,", -- SA, BOURIN KI,' MB,LE III & ASSOCIATES LTD. . CONSULTTNG ENGINEERS 110 Old Kingston Road, Pickering Village: Ajax, Omario L1 T 2Z9 Tél: (905) 426-9451 fax: (905)'426-9452 Email: admiD@~k:;,eDgi)')eering,ço!11 February 17, 2003 FILE 02:992:D#6213 City of Pickering One The Esplanade Pickering, Ontario L 1V 6K7 Attention: Mr. E. Belsey Dear Sir: SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION AO06/02 PART LOT 25, BROKEN FRONT CONCESSION, RANGE 3 940,922 AND 910 OLD KINGSTON ROAD FAMPA HOLDINGS, CITY OF PICKERING Further to our meeting of January 23, 2003 with City staff and Mr. R. White of Toronto Region Conservation (TRC) we wish to confirm that we will prepare an addendum to our report of October 10, 2003, to adequately address all of the requirements of the City and the TRC. The addendum will specifically address those issues required to support Zoning By-Law Amendment Application AOO6/02. We trust that this is sufficient for your needs at this time. If you should have any questions, please contact the undersigned. Yours truly, SABOURI KIMB~E & A , OCIATES L TO. //2 ~ ' ~~ ,/ A. . Kimb[~/P. Eng. A so ' c.c. Fampa Holdings - Mr. P. Rycroft Toronto Region Conservation - Mr. R White