HomeMy WebLinkAboutAugust 8, 2002Statutory Public Information Meeting Agenda
Pursuant to the Planning Act
Thursday, August 8, 2002
7:00 P.M.
Chair: Councillor Brenner
(I)
PICKERING OFFICIAL PLAN AMENDMENT OPA 02-002/P
CITY INITIATED: NORTHEAST QUADRANT REVIEW
PART OF LOTS 27 & 28, RANGE 3, BFC
(LANDS GENERALLY BOUNDED BY KINGSTON ROAD, WHITES ROAD
AND SHEPPARD AVENUE
1-20
2.
3.
4.
5.
Explanation of application, as omlined in Information Report #22-02 by Planning Staff.
Comments ~om the applicant.
Comments from those having an interest in the applicatiom
Response ~om applicant.
Staff response.
0I)
ZONING BY-LAW AMENDMENT APPLICATION A 24/01
COUGS INVESTMENTS LIMITED
(SOUTHWEST CORNER OF BROCK ROAD AND FINCH AVENUE
21-26
2.
3.
4.
5.
Explanation of application, as outlined in Information Report #25-02 by Planning Staff.
Comments ~om the applicant.
Comments ~om those having an interest in the application.
Response ~om applicant.
Staff response.
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)
27-48
Explanation of application, as outlined in Information Report #26-02 by Planning Staff.
Coma,nents t~om the applicant.
Comments from those having an interest in the application.
Response from applicant.
Staff response.
Statutory Public Information Meeting Agenda
Pursuant to the Planning Act
Thursday, August 8, 2002
7:00 P.M.
Chair: Councillor Brenner
(IV)
2.
3.
4.
5.
ZONING BY-LAW AMENDMENT APPLICATION A 10/02
CENTURY GOLD PINS LIMITED
(950 SHEPPARD AVENUE)
Explanati°n of application, as outlined in Information Report #23-02 by Planning Staff.
Comments from the applicant.
Comments from those having an interest in the application.
Response ~om applicant.
Staff response.
49-53
(V) ADJOURNMENT
INFORMATION REPORT NO. 22-02
FOR PUBLIC INFORMATION MEETING OF
August 8, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Pickering Official Plan Amendment OPA 02-002/P
City Initiated: Northeast Quadrant Review
Part of Lots 27 & 28, Range 3, B.F.C.
(Lands generally bounded by Kingston Road, Whites Road and
Sheppard Avenue)
City of Pickering
1.0 LOCATION AND DESCRIPTION
- the proposed amendment would apply to lands generally bounded by
Kingston Road, Whites Road, and Sheppard Avenue, but would also affect
lands on the south side of Kingston Road, and on the west side of
Whites Road as identified on the Location Map provided as Attachment #1;
- the Amberlea Creek tributary, which traverses the Northeast Quadrant, flows
in a southerly direction under Kingston Road, through the lands east of the
Boyer car dealership, under the Highway 401 on/off ramp, and south of
Bayfair Baptist Church; from there it connects to the main branch of
Amberlea Creek which then flows into Frenchman's Bay;
- existing land uses in and around the Northeast Quadrant Area include: a
service station, two detached dwellings and school on the west side of
Whites Road; a gas bar, apartment buildings and detached dwellings on the
east side of Whites Road; detached dwellings fronting the north and south
sides of Sheppard Avenue; retail uses and restaurants on the north side of
Kingston Road; and a retail shopping plaza and car dealership on the south
side of Kingston Road;
the size of the Northeast Quadrant Area is approximately 12.9 hectares.
2.0 BACKGROUND
in June 2001, the City of Pickering, with the consulting assistance of
TSH Associates, Schollen & Company Inc., and Markson Borooah Hodgson
Architects Ltd., initiated a review of the 1990 Northeast Quadrant
Development Guidelines;
over the course of the Review, numerous public meetings were held with both
residents and landowners to discuss the process, transportation and
environmental findings, revised land use concepts and urban design
objectives, and potential amendments to the Pickering Official Plan that
implement the recommendations of the Review;
City Council, at its meeting on June 17, 2002, received Adendum to Report
Number PD 23-02, and passed a resoluton:
· receiving as background information the "Kingston Road - Whites Road
Northeast Quadrant Transportation Study, Phase 1 and 2 Reports";
2 Information Report No. 22-02 Page 2
· receiving as background information the "Amberlea Creek Northeast
Quadrant - Assessment of Alternatives" report;
· endorsing the recommendations of the "Northeast Quadrant Review";
· adopting in principle, the revised "Northeast Quadrant Development
Guidelines" as the City's strategy for detailed land use, urban design,
transportation and stormwater, and that the Guidelines be finalized in light
of the final official plan amendment;
· directing City Staff to hold a "Statutory Public Information" meeting to
discuss potential amendments to the Pickering Official Plan required
to implement the results of the Review, [modified by Council adding
new clauses pertaining to the Wood/Carroll property];
· requiring proponents of major development applications within the
Northeast Quadrant to contribute their proportionate share of the
Northeast Quadrant review cost prior to zoning bylaws being adopted for
their lands; and
· recommending that the Ministry of Transportation approve an intersection
design at the Kingston Road/Highway westbound on/off ramp intersection;
in addition, Council passed a resolution directing staff to make any necessary
changes to the proposed official plan amendment (and development
guidelines):
· ensuring no specific details are included respecting setbacks or other
design encumbrances affecting the City-owned lands so that suitable
'transitional' design strategies may be determined at a future point; and
· ensuring Council's position is clearly stated as being in support of piping
the watercourse that crosses through the Northeast Quadrant Area.
3.0
3.1
3.2
OFFICIAL PLANS
Durham Re.qional Official Plan
the lands north of Kingston Road are designated as Living Area and the
remainder of the area south of Kingston Road is designated as
Special Policy Area A on Map A4 of the Regional Official Plan.
lands designated Living Areas shall be used to a wide array of housing types,
certain home occupations and convenience stores, and limited office and
limited retailing of goods and services, in appropriate locations, as
components of mixed-used developments;
lands designated Special Policy Area A may be used for a mixture of
residential, retail, personal service and industrial uses; in addition, the
Regional Plan promotes the maximization of the area's highway exposure as
a main street and gateway; development shall be intensified in a manner that
will not adversely affect similar development within the Main Central Areas of
Pickering.
Kingston Road is classified as a Type B Arterial Road and Regional Transit
Spine, Whites Road is a Type A Arterial Road and Regional Transit Spine,
and Sheppard Avenue is a Type C Arterial Road on Map B2- Transportation
System of the Regional Official Plan;
Pickerinq Official Plan
the Pickering Official Plan designates lands along Kingston Road and
Whites Road as Mixed Corridors on Schedule I - Land Use Structure;
the lands located between the Mixed Corridors and Urban Residential Area -
Low Density Areas in the interior of the Quadrant are designated as
Urban Residential Area - Medium Density Areas; the lands fronting
Sheppard Avenue east of the Dunbarton School property are designated as
Urban Residential Area - Medium Density Areas;. the vacant
DunbartonSchool property is designated as an Urban StudyArea on
Schedule I of the Pickering Official Plan and is subject to the Urban Study
Areas: Old Dunbarton School policies;
Information Report No. 22-02 Page 3 3
- lands designated Mixed Corridors may be for residential uses, retailing,
offices, restaurants, community, cultural, recreational uses and special
purpose commercial uses within this designation; the permissible density for
residential development is a range of over 30 and up to and including
140 units per net hectare, except where the lands abut existing Iow density
development, where the maximum density shall be limited to 55 units per net
hectare;
lands designated Urban Residential Area - Low Density Areas are permitted a
maximum residential density of up to and including 30 units per net hectare;
- Whites Road is designated as a Type A Arterial and a Transit Spine;
Kingston Road is a Type B Arterial and a Transit Spine; and
SheppardAvenue is a Type C Arterial on Schedule II - the
Transportation System; however, section 11.8 of the Plan, the
Woodlands Neighbourhood Policies, indicates 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.
4.0
4.1
CITY PROPOSED AMENDMENT TO THE PICKERING OFFICIAL PLAN
General Overview
the City of Pickering proposes to amend the Pickering Official Plan in order to
implement the results of the Northeast Quadrant Detailed Review;
the proposed amendment, provided as Appendix I, includes the following
policy and Schedule revisions to the Official Plan:
· revise certain lands on Schedule I - Land Use Structure as follows:
· the south-east corner of Whites Road and Sheppard Avenue from
Mixed UseAreas - Mixed Corridors to Urban Residential Area -
Medium Density;,
· the 'old' Dunbarton School property from Other Designations- Urban Study
Areas to Mixed Use Areas - Mixed Corridors;
· the properties lying east of the 'old' Dunbarton School property, south
of Sheppard Avenue and west of the main Amberlea Creek tributary,
from Urban Residential Area - Medium Density to Mixed Use Areas - Mixed
Corridors; and
· the interior lands located north and east of Whites Road and Kingston
Road from Urban Residential Area - Medium Densily to Mixed Use Areas -
Mixed Corridors;
revising Schedule II - Transportation System, to change the road
classification of Delta Boulevard from local to Existing Collector, and to
add a Future Collector Road, opposite the Highway 401 westbound on/off
ramp to connect with Delta Boulevard; and
revising policy 11.8 - Woodlands Neighbourhood Policies with new
polices to:
· locate buildings closer to the street;
· require all buildings to be a minimum of two storeys in height;
· restrict new dwellings fronting Sheppard Avenue to a maximum of two
storeys;
· require new development to be compatible to existing Iow density
development on Sheppard Avenue;
· prohibit the development of new gas bars, automobile service stations
or car washes;
Information Report No. 22-02 Page 4
· secure a signalized intersection for a future collector road opposite
Highway 401 westbound on/off ramp;
· promote traffic speed reduction and improved pedestrian safety along
Sheppard Avenue;
· require easements across lands located south of Kingston Road and
west of Highway 401 westbound on/off ramp;
· support the piping of the Amberlea Creek tributary;
· ensure that development proposals are undertaken in a manner that
do not adversely impact downstream water quality and quantity
through of us of on-site controls.
5.0 RESULTS OF CIRCULATION
5.1 Resident Comments
Vivian VandenHazel, 1575 Fairport Road, commented that in order to
provide a buffer between the single family house located on the south side of
Sheppard Avenue, east of Amberlea Creek and the proposed townhouse
development, this property not be rezoned. She also commented on the
following: the Amberlea Creek tributary should not be piped, drive-thru's
should be eliminated to reduce pollution and noise; traffic and parking
problems should be improved in the Quadrant prior to development occurring,
and as much vegetation and open water courses should be maintained as
possible (see Attachment #2);
Lorelie Jones, on behalf of Hayes-Line Properties Inc., (778-790 Kingston
Road; Wood, Carroll et al lands), requested revisions to Council's
modifications that were intended to recognize the Ontario Municipal Board's
decision on the public road issue, as it affects the Hayes-Line properties (see
Attachment #3);
Alex Artuchov, on behalf of Pickering Holdings and Michael Boyer
Enterprises, is very concerned with the proposed policy requiring a mutual
exchange of easements for access purposes, between the two properties
(verbal);
5.2 Agency Comments
none received to date;
5.3 Staff Comments
- staff has reviewed the amendment considering Council's direction at the
June 17, 2002 meeting; the two concerns raised by Council, (ensuring the
policy does not contain design encumbrances on the City-owned lands, but
ensuring the policy does clearly state Council's position in support of piping
the watercourse), are reflected in the proposed policy;
- although resident concerns raised to date appear similar to those raised
during the Review, staff will give further consideration to comments of both
.residents and agencies in making final recommendations to Council.
6.0 PROCEDURAL INFORMATION
6.1 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;
Information Report No. 22-02 Page 5 ,~
6.2
General
written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- 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 the decision on this Amendment,
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,
you must request such in writing to the City Clerk;
if you wish to be notified of the decision of the Region of Durham with respect
to the proposed amendment to the official plan, you must make a written
request to the Commissioner of Planning, Region of Durham Planning
Department.
7.0
7.1
7.2
7.3
OTHER INFORMATION
Appendix_l
- copy of the City-initiated proposed Pickering Official Plan Amendment;
Back.qround Information
copies of the following documents are available for viewing at the office of the
City of Pickering Planning & Development Department:
· Kingston Road - Whites Road Northeast Quadrant TransportalJon Study, Phase 1
Report;
· Kingston Road - Whites Road Northeast Quadrant Transportation Study, Phase 2
Report;
· Amberlea Creek Northeast Quadrant - Assessment of Alternatives
Report; and
· Revised Northeast Quadrant Development Guidelines;
· Report to Council Number PD 23-02; and
· Addendum Report to Council Number PD 23-02;
Development Applications
- a number of development applications have been submitted to develop lands
in the Northeast Quadrant Area;
the applications consistent with the provisions of the proposed amendment
are continuing to be processed.
GM/td
Grant McGregor, MCIP, RPP
Principal Planner- Policy
Attachments
Catherine L. Rose
Manager, Policy
Copy: Director, Planning & Development
APPENDIX I TO
INFORMATION REPORT No. 22- 02
PROPOSED AMENDMENT TO THE
PICKERING OFFICIAL PLAN
PROPOSED AMENDMENT TO THE CITY OF PICKERING OFFICIAL PLAN
PURPOSE:
LOCATION:
The purpose of this proposed amendment is to implement the
results of the Northeast Quadrant Review. Certain
amendments to the Pickering Official Plan are required to
reflect proposed changes to the Development Guidelines, in
order to achieve a cohesive identity for the area, to guide
development on private property, and to provide Pickering
with a framework for reviewing development applications.
The proposed amendment would apply to lands generally
bounded by Kingston Road, Whites Road, and Sheppard
Avenue, but also affected lands on the south side of
Kingston Road, and on the west side of Whites Road.
PROPOSED
BASIS:
The Review has resulted in a renewed vision for the further
growth and evolution of the Northeast Quadrant.
The proposed Woodlands Neighbourhood Polices and
revised Northeast Quadrant Guidelines establish a
comprehensive framework for guiding private development
and investment within the quadrant, while ensuring a
sensitive 'fit' to the existing neighbourhood context. As well,
the framework provides direction and guidance for the
reorganization of the built and natural environments that
promotes the transformation of this section of Kingston Road
into a more vibrant 'mainstreet'.
Council of the City of Pickering passed Resolution #96/02,
Item #1, at its meeting of June 17, 2002, which included
initiating this proposed amendment to the Pickering Official
Plan to implement the 'results of the Northeast Quadrant
Review and an number of other associated
recommendations.
PROPOSED
AMENDMENT:
The Pickering Official Plan be amended by:
1. Amending Schedule I - Land Use Structure by
redesignating lands as follows:
· the south-east quadrant of Whites Road and
Sheppard Avenue from Mixed UseAreas Mixed
Corridors and Urban Residential Area - Low Density
to Urban Residential Area - Medium Density;
· the 'old' Dunbarton School property from
Other Designations - Urban Study Areas to Mixed Use
Areas - Mixed Corridors;
· the properties lying east of the 'old' Dunbarton
School property, west of the main Amberlea Creek
tributary, and south of Sheppard Avenue, from
Urban Residential Area - Medium Density to Mixed
Use Areas - Mixed Corridors; and
· the interior lands located north and east of Whites
Road and Kingston Road from Urban
- Medium Densi~ to Mixed Use Areas - Mixed Corridors, as
illustrated on Schedule 'A' attached to this draft
Amendment;
-2-
Amending Schedule H - Transportation System, to
change the road classification of Delta Boulevard
from local to Existing Collector Road,
and to add a
Future Collector Road, opposite the Highway' 401
westbound on/off ramp to connect with Delta
Boulevard, as illustrated on Schedule 'B' attached to
this draft Amendment;
o
Revise policy 11.8 - Woodlands Neighbourhood Policies,
by retaining the existing sections (a}, {b) and (c),
renumbering existing section (e) as (d), and adding
new subsections (e) through (g) as follows: ·
"11.8 City Council shall,
(a)
(b)
(c)
(d)
(e)
in the established residential areas along
Highbush Trail, Old Forest Road,
Rosebank Road and Sheppard Avenue,
encourage and where possible require new
development to be compatible with the character
of existing development;
encourage the introduction of uses and facilities
into the neighbourhood that complement and
support secondary school students and activities;
despite Table 6* of Chapter Three, establish a
maximum residential density of 55 units per net
hectare for lands located on the north side of
Kingston Road that are designated
Mixed Use Areas and abut lands developed as
low density development;
accommodate future improvements to Sheppard
Avenue and Rosebank Road within the existing
20 metre road allowance, except at intersections
where additional road allowance width may be
need to provide vehicular turning lanes;
to provide clearer direction for land use within
the lands covered by the Northeast Quadrant
Development Guidelines;
(i) further its objective of transforming
Kingston Road into a "mainstreet" for
Picketing by requiring the placement of
buildings to provide a strong and
identifiable urban edge, the construction
of some multi-storey buildings, and the
provision of safe and convenient
pedestrian access; acco~, for the lands
designa~ Mixed Use Areas - Mixed Conidor,
City Council shall require,
(A) buildings to be located close to
the street edge, with the minimum
specified percentage of their front walls
required to be located within build-to-
zones to be established in the
implementing zoning by-laws for each
site;
(B) all buildings to be a minimum of
two storeys in height;
(C) commercial development to
provide second storey functional floor
space, with the minimum percentage of
their gross floor area to be provided in
second (or higher) storeys to be
established in the implementing zoning
by-laws for each project;
Table 6 is attached to this Amendment for information purposes only; it does not
constitute part of the Amendment.
-3- 9
(0
(ii) despite Table 10' of Chapter Three,
establish a maximum residential density
of 55 units per net hectare for lands
located within the area governed by the
Northeast Quadrant Development
Guidelines that are designated Urban
Residential - Medium Density, in light of
their location abutting lands developed as
low density development;
(iii) despite ll.8(d)(ii) above, and Table 10' of
~ Chapter Three, permit residential
development below the minimum
residential density of 30 units per net
hectare'for lands, on the south side of
Sheppard Avenue;
(iv) require new development to establish
buildings on Whites Road and Sheppard
Avenue close to the street edge, with the
front doors facing the street, with a
specified percentage of their front walls
required to be located within
build-to-zones to be established in the
implementing zoning by-law for this site;
(v) restrict the height of the Sheppard Avenue
elevation of new dwellings fronting
Sheppard Avenue to a maximum of two
storeys;
(vi) require a minimum of four functional
storeys for the Whites Road elevations of
new dwellings fronting Whites Road;
(vii) recognize the existing low density
development on Sheppard Avenue, and to
this end~ require the design of new
residential or commercial development to
be compatible with existing development
with respect to such matters as building
heights, yard setbacks, building
orientation and massing, access to
sunlight, and privacy;
(viii) despite sections 3.6(b)*, 3.9(b)* and
15.38', and Tables 5* and 9* of Chapter 3,
prohibit the development of any new gas
bars, automobile service stations, or car
washes for lands designated
Mixed Used Area - Mixed Corridors or
Urban Residential - Medium Density;
(ix) despite section ll.8(e)(C), the requirement
for second storey functional floor space is
not mandatory for the zoning approved by
the Ontario Municipal Board issued on
May 21, 2002 on the Hayes Line Properties
Inc. lands, being Part of Lot 28, Range 3,
Broke Front Concession, City of Picketing;
to provide clearer direction for transportation
matters within and around the lands coveted by the
Northeast Q~_~adrant Development Guidelines,
(i) support shared access points between
properties along Kingston Road, in
consultation with the Region of Durham;
(ii) endeavour to secure with the approval of
the Ministry of Transportation and the
Region of Durham, in consultation with
the affected landowners(s), a signalized
intersection for a future collector toad
opposite the Highway 401 westbound
on/off ramp;
Tables 5, 9 and 10 and sections 3.6(b), 3.9(b) and 15.38 are attached to this Amendment
for information purposes only; they do not constitute part of the Amendment.
(g)
(iii)
(v)
(vii)
(viii)
(ix)
despite Section 4.10(c)(i)* and in
accordance with Section 4.11(a)*, reduce
the width of the future collector road to
10 metres, to the satisfaction of the City;
restrict vehicular access from Whites Road
to the property located at the south-east
corner of Whites Road and
SheppardAvenue, in the future, to
right-in/right-out turns only through the
installment of a centre median down
Whites Road between Sheppard Avenue
and Dunfair Street;
promote the reduction of traffic speeds
and improvement of pedestrian safety
along Sheppard Avenue by implementing
pavement markings and other measures,
and considering "traffic-calming"
techniques following the adoption of a
City policy;
require pedestrian access, by means of
easements, from Delta Boulevard and
from the future collector road through the
old Dunbarton School site to
Sheppard Avenue;
require vehicular and pedestrian access,
by means of easements, from
Delta Boulevard to Whites Road;
require easements to connect the old
Dunbarton School site to the
Mixed Corridor lands to the east;
require easements across the lands located
south of Kingston Road and west of
Highway 401 westbound on/off ramp in
order to provide access to Delta
Boulevard;
despite the designation of a Collector
Road on Schedule II -Transportation
System, connecting the Highway 401
westbound ramp to Delta Boulevard, and
Woodlands Neighbourhood Policy 11.8
(f)(iii), the implementation of the
Collector Road through the Hayes Line
Properties Inc. lands being Part of Lot 28,
Range 3, Broke Front Concession, City of
Pickering, is not mandatory for the zoning
approved by the Ontado Municipal Board
decision issued on May 21, 2002, and
instead may be achieved by the provision
of easements in favour of the City and
abutting land owners granting access to
the abutting easterly and westerly
properties;
to provide clearer direction for environmental and
stormwater management matters respecting the
Amberlea Creek tributary that flows through lands
covered by the Northeast Quadrant Development
Guidelines,
* Sections 14.10(c)(i) and 14.11(a) are attached to this Amendment for information
purposes only; they do not constitute part of the Amendment.
Ju~y 29. 2002
(h)
(i)
(ii)
support the principle of piping the
Amberlea Creek tributary that flows
through the Northeast Quadrant lands
and, at the same time, recognizing the
interests of landowners within the
Northeast Quadrant on whose lands
Amberlea Creek tributary flows to pipe
that tributary, and the interests of the
Toronto and Region Conservation Authority to
maintain the Amberlea Creek tributary
through the Northeast Quadrant lands as
an open and buffered creek channel;
require any developer of lands within the
Northeast Quadrant proposing to pipe or
relocate the Amberlea Creek tributary to:
(A) submit an environmental /
stormwater management report, to
the satisfaction of the City and the
Toronto and Region Conservation
Authority, which report must
demonstrate a strategy resulting in
a significant net environmental
benefit to the watershed if
justifying piping of the creek;
(B) obtain appropriate approvals and
permits from public review
agencies; and
(C) satisfy any required
compensation under the
Fisheries Act; and
(iii) ensure that development proposals are
undertaken in a manner that does not
adversely impact downstream water
quality and quantity through the use of
on-site controls and/or financial
contributions to a downstream
stormwater facility if necessary; and
to provide additional direction on
implementation matters for lands covered by the
Northeast Quadrant Development Guidelines,
(i) through the use of the holding provisions
of the Planning Act, require where
necessary, proponents to enter into
agreements with the City, Region and
other agencies as appropriate, respecting
various development related matters
including but not limited to: the
construction of a collector road across
their lands to the City's satisfaction and
conveying the road to the City upon
completion; entering into cost sharing
agreements between each other where
mutual shared access is necessary;
providing or exchanging easements over
lands where necessary; payment of study
costs; and providing contributions to the
cost of a downstream stormwater
management facility, if necessary."
Delete in its entirety, section 3.16,
Urban Study Area: Old Dunbarton School policies,
which policies identify that City Council shall,
following the results of an appropriate land use,
transportation and design study, establish
appropriate land use designations and policies for
the subject lands, by amendment.
Selected Policy Extracts from the Pickering Official Plan
Referred to in the Potential Amendment
Provided for Information Purposes Only - Not Part of Potential Amendment
TABLE $
Mixed Use Areas Permissible Uses
Subcatego~
(Restrictions and limitations on the uses permissible, arising from other
.......................................................................................... p...o....h.'..c..i..e...s...o...f..t..h..!.s....P...1..a...n..)..wi..'..H...b..e....d..et.a, ile.d...i.n....z...o..~...b..y..2!.a...w..s.:~. .................................
Local Nodes Residential;
Retailing of goods and services generally serving the needs of the
surrounding neighbourhoods;
Offices and restaurants;
Community, cultural and recreational uses.
Community Nodes All uses permissible in Local Nodes, at a larger scale and intensity,
and serving a broader area.
Mixed Corridors All uses permissible in Local Nodes and Community Nodes, at a
scale and int. ensity equivalent to Community Nodes;
Special purpose commercial uses.
Downtown Core All uses permissible in Local Nodes and Community Nodes, at the
greatest scale and intensity in the City, serving City-wide and regional
levels;
Special purpose commercial uses.
3.6 City Council,
(a) ...;
(b) may zone lands designated Mixed Use Areas for one or more purposes as set out in
Table 5, and in so doing will apply appropriate performance standards, restrictions and
provisions, including those set out in Table 6;
Selected Policy Extracts from the Pickering Official Plan
Referred to in the Potential Amendment
Provided for Information Purposes Only- Not Part of Potential Amendment
TABLE 6
Mixed Use Maximum and Minimum Maximum Gross i Mammum
Areas Net Residential Density Leasable Floorspace for i Floorspace Index
Subcategory (in dwellings per hectare) the Retailing of Goods i (total building
and ServiCes floOrspace divided ·
(in square metres) i by total lo.t area)
Local Nodes i over 30 and up to and up to and including 10,000 i up to and including
i including 80 i 2.0 FSI
Community ' over 80 and up to and up to and including 20,000 up to and including
Nodes including 140 2.5 FSI
Mixed over 30 and up to and
Corridors including 140
Downtown over 80 and up to and
Core including 180
determined by site-specific up to and including
zoning 2.5 FSI
up to and including 300,000 up to and including
3.0 FSI
Permissible Uses (Restrictions and
Designation limitations on the Uses permissible, arising from
other policies of this Plan, will be detailed in
i zoning by-laws.)
.................................................................. ~.: .....................................................................................................................................
Urban Residential i Residential uses, home occupations, limited
Areas offices serving the area, and limited
· retailing of goods and services serving the
area;
Community, cultural and recreational uses;
Compatible employment uses, and
compatible special purpose commercial
uses serving the area.
3.9
City Council,
(a) ...;
- (b) may zone lands designated Urban Residential Areas for one or more purposes as set out
in Table 9, and in so doing will apply appropriate performance standards, restrictions and
provisions, including those set out in Table 10;
TABLE 10
Residential Area Maximum and Minimum
Net Residential Density
Subcategory (in dwellings per net hectare)
Low Density Area ..- up to and including 30
......................................... ;'"'""T"; ....................... ~ ............................................................................................................................
MediUm Density Area i over 30 and up to and including 80
High Density Area i over 80 and up to and including 140
Selected Policy Extracts from the Pickering Official Plan
Referred to in the Potential Amendment
Provided for Information Purposes Only- Not Part of Potential Amendment
4.10 City Council shall,
(b) ...;,
(c) recognize the following municipal road categories, wherein,
(i) Collector Roads: generally provide access to individual properties, to local
roads, to other collector roads and to Type C arterial roads; carry greater
volumes of traffic than local roads, including automobiles, pedestrians, bicycles
and transit; and generally have a right-of-way width ranging from 20 to 22
metres; and
4.11 Despite section 4.10, City Council may,
(a)
vary road right-of-way .widths, and related road category intersection criteria, for
roads under its jurisdiction and which are not designated on Map 'B' of the
Durham Regional Official Plan, either upward or downward, without amendment
to this Plan, where circumstances warrant such action, including,
(i) at intersections to improve sight-lines, accommodate turning movements, and
provide for transit stops;
(ii) for traffic calming purposes, and to provide for the installation, where
warranted, of traffic circles and other similar features;
(iii)where rear yard lanes are provided;
(iv) to avoid providing excessively wide roads or boulevards; and
(v) to improve streetscapes and/or reduce the crossing distance between buildings
and activities on opposite sides of a street; and
15.38
Within the urban area or within a rural hamlet, City Council may approve a site
specific zoning by-law with appropriate provisions and restrictions, to permit a retail
gasoline outlet in any land use designation except Open Space - Natural Areas,
provided,
(a) the retail gasoline outlet maintains the goals, objectives and policies of this Plan;
(b) the retail gasoline outlet obtains access from an arterial road as identified on
Schedule II;
(c) the retail gasoline outlet is not located adjacent to or opposite a school;
(d) the number of retail gasoline outlets is limited to a maximum of two outlets within
100 metres of any intersection; and
(e) the retail gasoline outlet will not adversely affect the safe and convenient
movement of pedestrian and vehicular traffic.
SCHEDULE 'A'
~J
SHEPPARD
CORRIDORS" AND "URBAN RESIDENTIAL
AREAS-LOW DENSITY AREAS" TO ~JRBAN
I DENSITY'
AVENUE
DESIGNATIONS-URBAN STUDY AREAS' TO
'MIXED USE AREA~MIXED CORRIDORS'
AREAS-MEDIUM DENSITY AREAS' TO ~llXED
USE AREAS-MIXED CORRIDORS'
:ROM q
ARF-A~MEDIUM DENSITY AREAS' TO 'MIXED
USE AREA~MIXED CORRIDORS'
EXTRACT FROM
SCHEDULE T TO THE
PICKERING
I NATURAL AREAS
EDITION 2 I ACTIVE RECREATIONAL
AREAS
SHEET 1 OF 3
JIVlARINA AREAS
MIXED USE AREAS
m LOCAL NODES
I COMMUNITY NODES
IMIXED CORRIDORS
LAND USE STRUCTURE
EMPLOYMENT AREAS FREEWAYS AND MAJOR UTILITIES
~ PRESTIGE EMPLOYMENT ~ CONTROLLED ACCESS AREAS
URBAN RESIDENTIAL AREAS OTHER DESIGNATIONS
LOW DENSITY AREAS m URBAN STUDY AREAS
J~ MEDIUM DENSITY AREAS
SCHEDULE 'B'
LANE STROUDS
COL
AVENUE
EDGEVVOOD
JACQUELINE
STROUDS
LANE
CRES.
VVELRUS STREET
17
TRAIL
WEYBURN
SQUARE
AVENUE
RAINY DAY
STEEPLE HILL
COURT
SHADYBROOK
SHEPPARD
ROAD
AVENUE
ROAD
DRIVE
City of Pickering
CRT.
BREDA AVENUE
SANOK
Planning & Development Department
illlll
· NORTHEAST QUADRANT REVIEW AREA
IDATE JULY 26, 20024
15
-RECEIVED
JUL 2 6 2002
CITY OF BICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT,~
vivian VandenHazel
1757 Fairport Rd.
Pickering, On
L1V lTl
July 18,2002
Grant Mcgregor
Planner
City of Bickering, Planning Department
Dear Mr. Mcgregor,
Re:Proposed Pickering official Plan Amendment Northeast Quadrant Review
I have suggestions regarding the above noted amendment.
In order to provide a buffer between the single family
homes on the south side of Sheppard and the proposed town-
house development do not rezone the one single family home
adjacent to Amberlea tributary. Maintain this residence as is.
Do not pipe the creek, develop it as open space/park. This
is much fairer to the adjacent residents.
Eliminate drive throughs to reduce pollution and noise.
Improve the traffic a~d parking problems in the NE
quadrant prior to development occurring. The TSH traffic
study states intersections are operating at or above capacity
at peak times now. The on road parking restriction at the
corner of Sheppard and Whites must be enforced.
The stormwater management pond can be developed without
tunnelling these tributaries. Maintain as much vegetation
and open water courses as possible. Do not turn this area
into a sea of concrete.
~S.~n c~
vivian VandenHazel.
July 26, 2002
City of Pickering
Planning Department
One, The Esplanade
PickerJng, Ontario
L1V 6K7
Attention:
Nell Carroll, MCIP, RPP
Director of Planning
RECE ?
JUL 2 2002 ,
Dear Mr. Carroll
Re: Northeast Quadrant Review
778 - 790 Kingston Road
Hayes Line Properties Inc.
I am writing on behalf of my client Hayes Line Properties Inc. who own the lands at 778 -
790 Kingston Road with respect to the proposed Official Plan amendment for the Northeast
Quadrant. As you know, we have been involved in the study since it's beginning and have
provided input throughout the process. In addition, I attended two public meeting with
respect to this matter in May and June of this year and provided my comments to Council at
this time. I will not be able to attend the next public meeting which scheduled for August 8,
2002 and woLIJd therefore like to go on record again with respect to our opposition to the
proposed Official Plan amendment for the Northeast Quadrant as it relates to this property.
As you know, a rezoning application was submitted for the subject property in June 2000 and
went to an Ontario Municipal Board hearing in February of this year. The Board decision
which is dated May 21, 2002 dealt with a number of the same issues for our property as are
currently being raised through the proposed Northeast Quadrant Official Plan amendment.
The City took the position at the hearing thai there should be a public road through the
subject property. The Board decision indicated that based on the evidence, which included
the City's, own transportation'consultant, that a public road was not necessary on the subject
property as long as easements were provided. The City is now proposing to show a public
collector road in the Official Plan across the Hayes Line Properties land.
The Board also dealt with the issue of a minimum height of two functional storeys. We took
the position that it was not necessary to have a functional second storey for the proposed
commercial development but that we would provide a minimum two storey height and the
Board agreed. The City is now proposing to require a minimum height of two functional
storeys for commercial deve!opment on the subject property.
We realize that the city has now added two clauses to the proposed Official Plan amendment
that recognizes the zoning on the subject property that was approved by the Board.
However if we want to develop the site in a different manner to respond to a new end user for
Planning Consulting
950 ,Silver Birch Troil, Missi~ougo, Oniorio [5J 4C ]
Tel: 905-855-8222 · Fax: 905-855-9973 . E-mail: Ija@rogers.com
,o. ,4ones
.~ & associates
2
example, we would need to amend the zoning. Once we amend the zoning we would then
be required to provide for a public road and a functional second storey. We do not feel that it
is reasonable' to impose either of these requirements when these issues were fairly vetted
through an Ontario Municipal Board hearing and were denied.
We are not opposed to redesignating the northern portion of the subject property from
Medium Density Residential to Mixed Use Areas - Mixed Corridors. However we do object
to amending Schedule II to add a future collector road on the subject property and to clauses
11.8 (e)(i)(C), 11.8(e)(vii) and 11.8(f)(x).
We would be satisfied with the proposed Official Plan amendment if clause 11.8(e)(vii) were
amended to read:
"despite section 11.8(e)(i)(C), the requirements for second storey functional floor space
is not mandatory on the Hayes Line Properties Inc lands being Part of Lat 28, Range 3,
Broken Front Concession, City of Picketing."
and if clause 11.8(f)(x) were amended to read:
"despite the designation of a Collector Road on Schedule I - Transportation System,
connecting the Highway 401 westbound ramp to Delta Boulevard, and Woodlands
Neighbourhood Policy 11.8 (f)(iii), the implementation of the Collector Road through the
Hayes Line Properties Inc. lands being Part of Lot 28, Range 3, Broken Front
Concession, City of Pickering is not mandatory and may instead may achieved by the
provision of easements in favour of the City and abutting landowners granting access
to abutting easterly and westerly properties."
We feel very strongly about this position and if the City insists on adopting the Official Plan
amendment as currently proposed, we intend to appeal it to the Ontario Municipal Board. I
trust that our position is clear; however, if you require any further clarification, please contact
me. Thank you.
Yours truly
Lorelei Jones, MCIP, RPP
Planning Consultant
OC.
Hayes Line Properties
Ron Hawkshaw
21
INFORMATION REPORT NO. 25-02
FOR PUBLIC INFORMATION MEETING OF
August 8, 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 24/01
Cougs Investments Limited
South-west corner of Brock Road and Finch Avenue
Part of Lot 19, Concession 1
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject lands are located on the west side of Brock Road, south of
Finch Avenue;
a property location map is provided for reference (see Attachment #1);
the majority of the subject lands are currently vacant; there is one structure in
the south-east corner of the property used for a house sales presentation
pavilion;
the property currently has access from both Brock Road and from
Finch Avenue;
surrounding land uses are;
north
south
east
west
on the opposite side of Finch Avenue, the Brock Ridge
Community Park;
existing commercial plaza;
on the opposite side of Brock Road, a police station and
lands that are currently subject to a rezoning application to
permit the expansion of the existing vehicle dealership;
townhouse complex.
APPLICANT'S PROPOSAL
the application that is being considered is to amend the zoning by-law to
permit the redevelopment of the subject property for a residential complex
that will include an apartment building containing a proposed 151 apartment
dwelling units and 30 townhouse dwelling units;
- the applicant's submitted plan is provided for reference (see Attachment #2);
- the apartment building is proposed to be sited along the street frontage of
Brock Road and Finch Avenue and the townhouses are proposed to be
located in the interior of the site;
- the apartment building has been designed to have a prominent focal point
that will be located at the corner of Brock Road and Finch Avenue;
the apartment building will have a general massing of seven storeys with the
ends being six storeys;
the townhouse blocks are designed with two storey units at the ends and
three storey units in the middle of the townhouse blocks;
- the proposed access points are in the general locations of the existing
driveways into the property, being one access from Brock Road, north of the
existing sales presentation pavilion and the other off of Finch Avenue close to
the western property line;
Information Report No. 25-02 Page 2
2.1
the majority of the parking will be accommodated in a proposed underground
parking garage;
the house sales presentation pavilion is proposed to remain in the short term.
Development Detail
The following is proposed development detail for this application:
Durham Region Official Plan designation
City of Picketing Offidal Plan designation
Zoning: Existing
Proposed
Uses: Existing
Proposed
Site area
Building coverage
Parking coverage
Landscape coverage
Frontage on Brock Road
Frontage on Finch Avenue
Number of apartment dwelling units
Number of townhouse dwelling units
Total number of units
Net density
Gross floor area for townhouses
Gross floor area for apartment building
Gross floor area for site
Townhouse parking - residents
- visitors
Apartment parking - residents
- visitors
Total parking
Surface parking
Underground parking
- Living Area
- Mixed Use Area -Mixed
Corridor Area
- LCA-9 (By-law 4081/92)
- Appropriate to permit
proposed development
- House sales presentation
pavilion and vacant land
- Residential development
consisting of a 151 unit
apartment building and 30
townhouses
- 1.707 ha
- 31%
- 25%
_ 44%
- 151.8 m
- 95.2 m
- 151
- 30
- 181
- 106 units/ha
- 5,772 m2
_ 19,475 m2
- 25,247 m2
- 60
- 8
- 227
- 38
- 333
- 77
- 256
3.0
3.1
3.2
OFFICIAL PLAN AND ZONING
Durham Re.qional Official Plan
- the Durham Regional Official Plan designates the subject lands as within a
Living Area;
- the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes;
Living Areas shall be developed in a compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
- Brock Road is designated as a Type A Arterial Road and Finch Avenue is
designated as a Type B Arterial Road in the Durham Regional Official Plan;
- the application appears to conform to this designation;
Pickerin.q Official Plan
the Pickering Official Plan designates the subject lands as Mixed Use Area -
Mixed Corridors;
Information Report No. 25-02 Page 3 ~ 3
3.3
4.0
4.1
4.2
- permissible uses within this designation include, amongst others, a variety of
residential uses including apartment buildings and townhouses;
- the Pickering Official Plan establishes a density range of over 30 and up to
and including 140 dwelling units per hectare for development within an
Mixed Use Areas - Mixed Corridors;
- the proposed development would provide a net density of 106 units per
hectare;
- the subject property is within the Village East Neighbourhood of the
Official Plan;
no development guidelines have been prepared for this neighbourhood;
Schedule fl of the Pickering Official Plan - Transportation Systems,
designates Brock Road where it abuts the subject lands as a Type A Arterfal Road
and Finch Avenue as a Type B Arterial Road;
Type A Arterial Roads are designed to carry large volumes of traffic at a
moderate to high speeds, have some access restrictions and generally have
a right-of-way width ranging from 36 to 50 metres;
- Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds, have some access restrictions and generally have a
right-of-way width ranging from 30 to 36 metres;
- Schedule III of the Pickering Official Plan - Resource Management designates
the subject lands as Shorelines And Stream Corridors and within Flood Plain
Special Policy Areas;
- Shorelines and Stream Corridors identify lands that may be prone to
hydro-fluvial impacts and require an environmental report to be submitted that
appropriately addresses any environmental constraints on the subject
property;
- Flood Plain Special Policy Areas identify lands where communities have
developed on lands susceptible to flooding, and recognizes the continued
viability of those areas by permitting some new development, subject to
appropriate flood protection measures as set out in the Official Plan;
- the Official Plan identifies that the City and Conservation Authority may
require the submission of engineering and stormwater management studies
when considering applications on lands designated Flood Plain Special Policy Area;
- the subject applications will be assessed against the policies and provisions
of the Pickering Official Plan during the further processing of the applications;
Zonin,q By-law 3036, as amended
- the subject lands are currently zoned "LCA-9" by Zoning By-law 4081/92,
being an amendment to Zoning By-law 3036;
- the existing zoning permits a variety of commercial uses including hotel,
offices, restaurant, personal services and limited retail;
- the existing zoning also requires a portion of the building on the subject lands
be a minimum of 10 storeys in height, and permits a maximum building height
of 15 storeys;
- an amendment to the zoning by-law is required to implement the applicant's
proposal;
- the applicant has requested an appropriate zone that would permit the
proposed development.
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to-date on the application;
Agency Comments
- no comments from any of the circulated agencies have been received to-date
on the application;
Information Report No. 25-02 Page 4
4.3
5.0
6.0
6.1
6.2
Staff Comments
- in reviewing the application to-date, the following matters have been identified
by staff for further review and consideration:
· ensuring that the proposed development is compatible with, and sensitive
to, surrounding lands;
· the impact the proposed use / site changes may have on the character of
the neighbourhood as compared to the as-of-right permitted zoning uses;
· impact on the streetscape of Brock Road and Finch Avenue;
· traffic generation, site access and on-site parking;
· building location, massing, height and materials;
· landscaping, fencing, and vegetation preservation;
· stormwater management and flood control requirements;
this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
PROCEDURAL INFORMATION
- written comments regarding this pro.posal 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 the zoning by-law
amendment application, you must request such in writing to the City Clerk;
- 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.
OTHER INFORMATION
Information Received
- copies of the Applicant's submitted plans are available for viewing at the
offices of the City of Pickering Planning & Development Department;
- the City of Pickering has not received any technical information / reports on
the proposed application.
Company Principal
the Zoning By-law Amendment application has been submitted by
Gary Templeton of Templeton-Lepek Limited on behalf of Cougs Investments Limited;
the principle of Cougs Investments Limited is Gerry Coughlan.
Ross MCIP,
Pym, RPP
Principal Planner- Development Review
RP:td
Attachments
/ Lynda Taylor, MCII~, RPP
Manager, Development Review
Copy: Director, Planning & Development
25
- ~ ~ -' --E -'-..~ '-'--~ : ~ : --------- -~'
~ , ~ '~'-~ - ~ -- , __ , .
J .j,...Lj_glj J J , ""
-~ .... o ~ ' o* ~ --
: o I --~ ~ L J / /~=:~----
"' ;., ~1!_--~
Gitg of ~ickoring ~lanning & ~o¥olopmont Dopartmont
PROPERTY DESCRIPTION PART OF LOT 19, CONCESSION 1; PART 3, 40R-15638
APPLICANT COUGS INVESTMENTS LTD. DATE JUL 2, 2002 DRAWN BY JM
APPLICATION No. A 24/01 SCALE 1:7500 CHECKED BY lB
FOR DEPARTMENT USE ONLY PN-9 PA-
26
ATTACHMENT#_ ~. TO
INFORMATION REPORT#~.
INFORMATIOI~ COMPILED FROM APPLICANT'S SUBMITTED PLAN
COUGS INVESTMENTS LTD.
A24/01
--I
:33
Ill
FINCH AVENUE
7 STOREYS
151 UNiT
APARTMENT
BUILDING
STOREYS
27
PICKERING
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
June19th, 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
FairportRoad 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/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 / 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
northern portion of the subject lands (Dunbarton Plaza) would be demolished
to accommodate the proposed use;
a Statutory Public Information Meeting was held on June 19~h, 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.
Information Report No. 26-02 Page 2
28
3.0
3.1
3.2
3.3
OFFICIAL PLAN AND ZONING
Durham Regional 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;
Pickerin.q 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;
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:
· to formulate a vision for the transformation of Kingston Road into a
"mainstreet" for Pickering;
Information Report No. 26-02 Page 3 ~.9
3.4
4.0
4.1
4.2
· 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;
Zoninq By-law 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:
Assembly hall (ix) Financial institution
(i)
(ii) Bakery
(iii)Business office
(iv) Commercial club
(v) Commercial-recreational
establishment
(vi) Commercial school
(vii) Day nursery
(viii)
the
0)
(ii)
(iii)
(x)
(xi)
(xii)
(xiii)
(xiv)
(xv)
Food store
Laundromat
Place of amusement or
entertainment
Personal service shop
Private club
Restaurant - type A
Dry cleaning depot (xvi) Retail store
"SC-13" Zone currently permits the following uses:
Business office
Professional office
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.
RESULTS OF CIRCULATION
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;
A.qencv 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 );
Information Report No. 26-02 Page 4
30
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:
(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
following comments:
· a stormwater management report is required;
· easements may be required;
provides the
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;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the' City Clerk.
Information Report No. 26-02 Page 5 3.1_
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 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 Merdton 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.
~.~ ~Ed~~/. Belsey
Planner II
EB/pr
Attachments
Lynda D. Taylor, I~ICIP, RPP
Manager, Development Review
Copy: Director, Planning & Development
32
APPENDIX NO. I TO
INFORMATION REPORT NO. 26-02
COMMENTING RESIDENTS AND LANDOWNERS
(.1)
(2)
Vivian VandenHazel, 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
ATTACHMENT# I TO'
33
HEDGE. ROW
STROUDS
JACQUEMNE
LANE
WELRUS STREET
AVENUE
C.N.R.
DUNE
SHEPPAIRD AVENUE
--SUBJECT
PROPERTIES
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 37 B.F.C.
OWNER MERRITON PROPERTIES INC. DATE MAY 8, 2002 I DRAWN BY RC
APPLIcATIoN No. A 06/02(R) SCALE 1:7500 I CHECKED BY EB .
FOR DEPARTMENT USE ONLY PN-7 PA-
34
ZONINGOF SUBJECT LANDS
(ExCerpt from Zoning By-law 3036,
· as amended by By-law 2498/87)
CANADIAN
I
LCA;: 6
I
NATIONAL
SC., 12 'sc-
· / - ' ' Hb. ' ~ . ·
: SUBJECT~' _'_-'., , , _~-~- ,' ' ,o, ,o,'
·PROPERTIES~ . .'
SCHEDULE "I" TO BY- LAW ._249B~'87
PASSED THIS, - 15't'~. ,
· DAY OF' .'Trine. , ..... 1~87
"'//"CLERK {BRUCE J. T~Yi~O. i
Amended by'BY-law 2923/88
ATTACHMENT # -~.~..TO
35
Vivian VandenHazel
1757 Fairport Road
Pickering, On
LlV lTl
June 14, 2002
Ed BelSey
~lanning & Development Department
City of Pickering
Dear Sir/Madam,
Re: Zoning By-law Amendment A 006/02
I have.~several.:concerns with the above noted application.
1.The Sheppard/Kingston Road/Fairport intersection is very
dangerous and not designed properly. The whole inter-
section.needs to be redesigned including the Olco a~ess.
The proposed access from Kingston Road and Fairport should
be eliminated. .AcCess from Merritton Road and/or Sheppard
is sufficient.
2. Accommodation must be made for pedestrians et. sidewalks
and crosswalks.
3. What will be done with the watercourse at the corner of
Fairport/Kingston Road?
4. The permitted uses listed under ~he existing zoning
by-law are m~re desirable than two more car dealers.
There are already two; Saturn and Volvo.
5. Extensive landscaping and vegetation should be included.
6. The site plan seems to have Sheppard as the north property
line while the subject property goes to the CN line.
Which is correct?
Sincerely,
Vivian VandenHazel
RECEIVED
CITY OF PlO1~,ERtHG
PLANNING AND
DEVELOPMEN~ D~PAR~
36
ATTACHMENT#. 1~ TO
INFORMATION REPOI~ #
FROM : Brian + Gagle Clow
PHONE NO. : 985 8~9 ~158
RECEIVE~
CITY OF PtCKERING
.7;,4'8
ATTACHMENT #-..~TO
INFORMATION REPORT#..
37
CC.,
38
ATTACHMENT # ~._~..-TO
INFORMATION REPORT#_
~, ~'r~r~ONTO AND REGION ~ _
nserva[ on
for The Living City
June 27,2002
Ms. Catherine Rose
City of Picketing - Planning Department
Picketing Civic Centre
One The Esplanade
Pickering, Ontario LIV 6K7
CFN
Dear Ms. Rose:
Zoning By-Law Amendment APPlication A006/02
Re: Part Lot 26, BrokenFront Concession, Range 3 '
940, 922, and 910 0Id Kingston Road
City of Picketing .
(Merriton Properties Ins)
We acknowledge receipt of the zoning by-law amendment application to permit vehicle sales and
service as an additional use on the subject lands. Also attached to this application is a preliminary
site plan showing the proposed footprint of Volvo and Ford Dealerships and associated parking
on the subject lands. We offer the follOwing comments.
The lands are traversed by a remnant watercourse feature, from which the mino~ system flows
have been Piped or redirected to the Dunbarton Creek. We understand that there is still local
drainage which outlets to this feature. While there has been a redirection of some of flows away
from this feature, the Authority requires an assessment of the contributing drainage area to
determine the major system flows for the area and the function of this remnant tributary to convey
these flows. We also recognize that the tributary is open in sections downstream of this property
and part of the contributing drainage area may be the source of erosion and sedimentation
downstream and in Frenchman's Bay.
Therefbre prior to a favorable recommendation on this application staff will require an assessment
of the drainage characteristics of this feature. The assessment should also Consider the
stormwater quantity and quality requirements for the site in the context of the contributing
drainage are'~. Further, an ecologic¢.! assassment of the watercou[se feature and its functions will
be required.
Until the above information is provided staff cannot support the prop°sed zoning by.law
amendment. For further clarification on the extent and nature of works required please contact the
undersigned at ext..5306.
Development Services section
Ext. 5306
RW/dl.
F:\PRS\CORRESP~PIcKERIN~O02v~cx~'02'WPD
5 5horeham Drive, DOwnsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www. trca.on.ca
ATTACHMENT #_.(,~._TO
INFORMATION REPORT#
39
Right of Way
Floor 5,100 Borough Drive
Scarborough, Ontario
MIP 4W2
Tel: (416) 296-6291
1-800-748-6284
Fax: (416) 296-0520
JUN I 4 201]Z
CITY OF PICKERING
PIOKEFffNG, OId~rARIO
June 12, 2002
Town of Pickering
Planning Department
1 The Esplande,
Pickering, Ontario
L1V 6K7
Attention: Bruce Taylor
RE: Zoning Amendment
940, 922, and 910 Old Kingston Rd
File No: A 006/02
Town of Pickering
Thank you for your letter of May 30, 2002 concerning the above proposed Zoning Amendment.
Would you please ensure that the following paragraphs are/have been included as conditions of
Draft Plan Approval:
1 - Bell Canada requires one or more conduit or conduits of sufficient size from each unit to the
.electrical room and one or more conduits from the electrical room to street line.
If there ar& any conflicts with existing Bell Canada facilities or easements' the Owner/Developer
shall be responsible for re-arrangements or relocation.
If you have any questions,'please contact Heather I~ivet at (905) 433?308.3.
anager - Right of Way
4O
.~TTACHMENT #_..~.._TO
iNFORMATION REPORT#
LO. II
VERIDIAN CONNECTIONS
DEVELOPMENT AI~PLIC~TION REVIE~
f
4.
5.
6.
10.
11.
ATTACHMENT# '7 TO
INFORMATION REPORT#,,
41
8/27/02 9:37 PAGE 3/3
Ri~htFA~
Page 2
VERIDIAN CONNEC'I~ONS
DEVELOPMENT APPLICATION KEVIEW
12. A Multi-Teacht Agmemeat may be mc/u/m/as p~tt o£ ~he ~eMdag m~a/mne~t~. Legd cost~ £oz ~ ~ be
14, ~e ~p~t may be ~ m g~t m ~e Co~o~fi~ a ~d~ ~pa~ e~mg ~ ~ ~fl~
' ~ me~ d~o~t mint be po~d md m~ m a~o~t at ~ ~ _ ~t yet ~ be de--ed.
22. 0~
The applicant mint pay the cosu m supply and in.till requ/md padmount tmm~mmt.
Technic[ lUpa:~m~w _K:a
Te~phoae 427-9870 Ex~ 3262
Rev. Date: Novembe~ 1, 1999
42
ATTACHUENT # ~._~--TO
INFORMATION REPORT #
..1'1._11'.t.
1: £3F'M
C]'-tRF' 1 L)ROHi ']
I"tC). 323 F'. 1 .~,.
Canadian Prapri~t~
National ferrovlaim$ du
Railway Canadlen
Properties Inc, National Inc.
277 Fm~t
Floor 8
Toronl~, Ontario
M5V 2X7
Telephone: (416) 217-6961 '
Fa=imilc: 016) 217-6743
T~l~phone: (416) 217-6961
T~lb~pieur. (41 6) 217-674~
V~A FACS'XMTLE - (905) 420-9685
3une 13, 2002~.~
Mr. Bruce__.~T~. or, AMCT
Cib~oFPickering '
Your Rle: A 006/02
Our Rle: TZ~tS00-P-02.
Administration Department, Clerk's Division
One The Esplanade
Picketing, Ontario
L1V 6K7
Dear Hr. Taylor:
Re." Proposed Zoning By-law Amendmenl~ Application
Part of Lot 26, Broken Front Concession, Range 3
940~ 922, and 9:L0 Old Kingston Road
City_~f picketing
We have reviewed your letter dated May 30, 2002, regarding the above noted application and have
the following comments:
1. 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.
2. Any proposed alterations to the existing drainage pattern affecting Railway property must
receive prior concurrence from the Railway and be substantiated by a drainage report to Ule
saUsfaction of the Railway. ·
In addiUoll, rail noise, vibration and safety Should be considered in the design of the development,
to the satisfaction of the munldpallty. Appropriate miUgaUon measures should be included In the
Zoning By-law Amendment. CN's current guidelines recommend that the acceptable protectNe
measures for the land use proposed include the following:
1.. A minimum 15 metre buiiding setback from the railway right-of-way In conjuncuon with an
earthen berm. The berm should be 2.0 metres above grade at the property line, having side
slopes not steeper than 2.5 to 1, adjoining and parallel to the railway right-of-way with
returns at the ends.
· 2. we recommend that the Owner engage a consultant to undertake an analysis of noise and
vibration and to undertake appropriate measures to mitigate .any adverse effects from noise
and/or vibration that were Identified.
We reque.~ receiving notice of the Amendment being appr°ved.
Should you have any further quesUons,~ Please do not hesitate to contact the undersigned at
(416)217-6961,
You~
Development Review Coordinator
A wholly ov~md sobsldla~ of Canadian National Railway Company I Uae flllale on pml~lAt4 axdu~lve de la Cnmpagnle des &emlns de fo~ rmeoAaux du Canada
ATTACHMENT# C/ TO
INFORMATION REPORT#
43
500 Elgin Mills Road East
Richmond Hill ON L4C 5Gl
RECEIVED
CITY OF Pl~,.~:.m',iO
JUN 2 0 2002
CLERK'S DIVISION
Consumers Gas
2002-06-14
P.~-I~RING CIVIC COMPLEX
ONE THE ESPLANADE
PICKERING ON L1V 6K7
JUN 2 0 200Z
CITy OF PI KERING
PlCKERINo, O01~i.ARi0
Dear Sirs
Re:
ZONING BY-LAW AME~MENT APPLICATION A 006~02
MERRITON PROPERTIES INC. (FORMULA FORD)
Enbridge Consumers Gas has no comments or suggestions on your application.
H. Wilcox
Planning Supervisor
(905) 883-2615 .,1
EM/swc
44
ATTACHMENT#1C) TO
'NFORMATION REPORT# "}-
THE
DURHAM
DISTRICT
SCHOOL
BOARD
July 16, 2002
The Corporation of the
City of Pickering
Planning Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
LI¥ 6K7
RECEIVED'
JUL 1'8 200~
CITY OF PICKERING
PLA~NI NG AND
, DEVELOP~ENT DEPARTMENT
JUL 1'8 ZOOZ
CITY OF PiOKER
PICKERING, OI~FARI
Facilities Services
400 Taunton Road East
~(/hitby, Ontario
L1R 2K6
'elephone: (905) 666-5500
1-800-265-3968
Fax: J905) 666-6439
Attemion: Mr. Ed Belsey,
Dear Mr. Belsey,
RE: Zoning By-law. Amendment Application A06/0 (R~
Merriton Properties Inc. (Formula Ford)
Part of Lot 26, Broken Front Concession, Range 3
902,910,922, and 940'O!d Kingston Road
City of Pickering
Staff has reviewed the information on the above noted application and under the
mandate of the Durham. District School Board, has no objections.
Yours truly,
Christine Nancekivell,
Planner
CN:em
I:\PROPLAN\DATA\PLNG~ZBL~A06/02
^'rr^c.M~N'r# Il 'to
INFORI~4ATION REPORT# ~-~
45
~'16' 02(TUE} 09:14
GORRIDOR MANAGEMENT
TEL:416235426= P. O03
Ministry of Min|~t~r,
TranspOrtation Transports
Ontario
Phone: (416) 235-4572
Fax: (416) 235-4267
E-mail: fyffe~mto.gov.on.ca
Bruce Taylor, AMCT
City Clerk
Picketing Civic Complex
One The Esplanade
Pickering, Ontario
L1V 6K7
Re,'
Zoning By-law.Amendment Application A 006/0~
Merrlton Properties Inc. (Formula Ford)
Part Lots 26, Broken Front Concession, Range 3
940, 922, and 910 Old Kingston Road
City .of Pickering
Corridor Management Office
7th Floor, 'Building D'
1201 Wilson Avenue
Downsview, Ontario
M3M 1J8
July 16,2002.
RECEIVED
JUL 1 7 2002
CITY OF PICKERING
PLANNING AND
_ DEVELOPMENT DEPARTMENT
The Mitfistry ha~ no objection in principle to the above application, however ministry permits are require:
for all signs visible from the highway.
Yours tml~
Hugh Fyffe
CMO
46
ATT,~,HMENT# [~-~ TO
INFORMATION GOMPILED FROM
APPLIGANT'S SUBMITTED PLAN
A 006/02
IKEY MAP
p,~-~.~ -.~..
SITE STATISTICS
ROAD
KINGSTON
PRELIMINARY SITE PL
FORD /VOLVO DEALERSHIP
ATTACflMENT#~ !-~ TO · _
INFORMAllON REPORT#~ ·
INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN
MERRITTON PROPERTIES INC.
A 06/O2
47
0
13,265 S.F,
BUILDING 'B'
21,694 S.F.
tip
0
KINGSTON ROAD
EASEMENTS
BELL CANADA
PICKERING HYDRO
ENBRIDGE GAS
STORM DRAINAGE
PICKERING TRANSIT
MAP ~'AS PRODUCED BY THE C/I'Y' OF PICKERING
P~NING ~ ELOP~E~T DEPA~EN~
JUNE 4, 2002.
INFO.aA O..F. mm'# 02.
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
July 3, 2002
To:
Fr°m:
Subject:
Ed Beasley
Planner II
Robert Starr
Supervisor, DevelOpment Control
Zoning By-law Amendment Application A 006/02
Merriton Properties Inc. (Formula Ford)
Part of Lot 26, Broken Front Concession, Range 3
940, 922, and 910 Old Kingston Road
City of Pickering
We have reviewed the above-noted application and provide the following comments:
1)
2)
3)
4)
A stormwater management report will be required. It must address the existing
stormwater outlets .and channel and identify the proposed stormsewer alignment.
Easements may be required by the City.
The S.W.M. report must also address the minor / major flows from Fairport Road
and the flow from the culvert under the CNR Rail line. The SWM report must also
address quality and quantity issues as they relate to the Amberlea Creek.
A traffic report should be provided to determine if the' proposed accesses in relation
'to the proposed use will have any detrimental affect to existing traffic conditions in
this area.
Kingston Road, Merriton Road, and Fairport Road will require urbanization and/or
boulevard improvements fronting and .adjacent to this development. The Kingston
Road frontage was identified in the City's development charge study and the City will
contribute to the cost of these works.
Works regarding City stormsewers and/or stormwater management and road
works/cost sharing, external to the site must be addressed in a development
agreement with the city.
Robert Starr
RS/pr
49
PICKERING
INFORMATION REPORT NO. 23-02
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 010/02
Century Gold Pins Ltd.
Part of Lot 26, B. F. C., Range 3
950 Sheppard Avenue
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the north-east corner of Sheppard Avenue
and Merriton Road (see Attachment # 1);
the subject property is currently developed as a one-storey business office
used by Century Gold Pins Ltd.;
access to the subject property is currently provided from Sheppard Avenue;
the surrounding land uses include: the Dunbarton residential neighbourhood
to the north; Kingston Road, Highway 401, The Police Credit Union and
two (2) vehicle sales and service establishments to the south / southeast; the
Canadian National Railway to the east / northeast; and the Dunbarton Plaza
and a gas bar / automobile service station to the west.
APPLICANT'S PROPOSAL
the applicant is proposing to amend the existing zoning on the subject
property to permit, in addition to the existing business and professional office
uses, the following commercial and retail uses:
(i) Assembly hall (ix)
(ii) Bakery (x)
(iii) Business office (xi)
(iv) Commercial club (xii)
(v) Commercial-recreational
establishment (xiii)
(vi) Commercial school (xiv)
(vii) Day nursery (xv)
(viii)Dry cleaning depot (xvi)
Financial institution
Food store
Laundromat
Place of amusement or
entertainment
Personal service shop
Private club
Restaurant - type A
Retail store.
3.0
3.1
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
- the subject property is designated LivingArea in the Durham Regional Official Plan;
- the predominant use of lands designated Living Area shall be for housing
purposes;
- the Living Area designation also permits limited
limited retailing of goods and services;
- the proposed uses appear to conform to the
Durham Regional Official Plan;
office development and
relevant policies of the
Information Report No. 23-02 Page 2
50
3.2
3.3
3.4
4.0
4.1
4.2
4.3
4.3.1
Pickerin.q Official Plan
the subject property is designated Mixed Use Areas - Mixed Corridor within
the Dunbarton Neighbourhood shown on Schedule I- Land Use Structure of
the City of Pickering Official Plan;
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;
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 areas, 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 concems related to such matters as design,
compatibility, and scale of development; and in response to provisions
specified in the Part Three (Dunbarton) Neighbourhood Plan;
Compendium Document to the Official Plan
the subject property is located within a Detailed Review Area of the
Dunbarton Neighbourhood for which Council has not yet adopted area-wide
development guidelines;
Section 11.2 (d) of the Pickering Official Plan requires that development
guidelines be prepared within a Detailed Review Area prior to any major
development proceeding;
Zoning By-law 3036
the subject property is currently zoned "SC-12" - Special Commercial, by
By-law 3036, as amended by By-law 2498-87;
the "SC-12" Zone currently permits the following uses:
(i) Business office
(ii) Professional office
an amendment to the zoning by-law is required to permit the proposed
commercial and retail uses.
RESULTS OF CIRCULATION
Resident Comments
- no written comments from residents have been received to date;
A.qency Comments
no written comments from agencies have been received to date;
Staff Comments
Land Use and Technical Matters
although development guidelines for a Detailed Review Area are required
prior to major development proceeding, the applicant proposes to use the
existing building on the subject property (see Attachment #2);
staff considers the development to be minor in nature, and therefore,
preparation of development guidelines are not required prior to permitting the
proposed rezoning;
Page 3
51
Information Report No. 23-02
5.0
6.0
6.1
6,2
the existing Kingston Road Corridor Urban Design Guidelines will provide
some guidance for (re)development of the site;
an application for Site Plan Approval may be required prior to any
(re)development proceeding, but has not yet been submitted;
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· impact of the proposed uses on surrounding land uses;
· compatibility of the proposed uses with surrounding land uses;
· conformity with the applicable policies of the City of Pickering Official Plan
and Compendium Document;
· access to the subject property; and
· small lot area which limits parking and may constrain (re)development.
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.
OTHER INFORMATION
Information Received
legal plan of survey;
Phase I - Environmental Site Assessment (a copy is available for viewing at
the Planning & Development department);
Company Principal
- the Zoning By-law Amendment application has
Richard Briscoe on behalf of Century Gold Pins Ltd.;
- Richard Briscoe is part owner of Century Gold Pins Ltd.
been submitted by
Edw~ar.d-W~. Belsey
Planner II
EB:td
Attachments
Lynda D. Taylor, PP
Manager, Development Review
Copy: Director, Planning & Development
52
ATTAOHMENT#~_ TO
~r-OR~'no~ REtoRT # 2 ~- 02.
AVL~NUE:
WID-RU'~
C.N.R.
SHEPPARD AVENUE:
ROAD
LYNX
City of Pickering
Planning & Development Department
PROP'~HTY DESCRIPTION LOT 40, PLAN 1051,
OVVNER CENTURY GOLD PINS LTD.
APPLICATION No. A 10/02
FOR usE ONLY PN-7
PA-
DAT~E
SCALE
MAY 21, 2002
1:7500
DRAWN BY
RC -:
CHECKED BY ~R ~' ' '
53
d
,J