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HomeMy WebLinkAboutPD 03-04 , , , . 2 Ciú/ o~ REPORT TO PLANNING COMMITTEE Report Number: PD 03-04 Date: December 19, 2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 17/03 Angelo Argiro & Theodore Papatheodorou (Part of Lot 27, Plan 492 & Part of Lots 23, 24, Plan 489) 1278 & 1284 Kingston Road City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 17/03, be APPROVED to permit the additional use of convenience 1 retail store to the existing C1 S - Local Commercial Specific Zoning, on lands being Part of Lot 27, Plan 492 & Part of Lots 23, 24, Plan 489, City of Pickering, submitted by Lorelei Jones & Associates on behalf of Kawar Investments Incorporated. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 17/03, as set out in Appendix I to Report PD 03-04, be FORWARDED to City Council for enactment. Executive Summary: The applicant is requesting a change to the C1 S - Local Commercial zoning on the subject lands to implement the City's Official Plan Town Centre designation, to permit the establishment of a retail store use. The subject property is located on the northeast corner of Kingston Road and Glendale Drive (see Location Map, Attachment #1 ). The proposed additional convenience 1 retail use will be compatible with the existing and future commercial development of the subject property. Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Report PD 03-04 Date: December 19, 2003 3 Subject: Angelo Argiro & Theodore Papatheodorou (A 17/03) Page 2 Background: 1.0 Comments Received 1.1 At the November 20, 2003 Public Information Meeting (see text of Information Report and Meeting Minutes, Attachments #2 and #3) 1.2 Agency Comments Veridian Connections - no objections; Region of Durham - the proposal is permitted by the policies of the Durham Region Official Plan; - municipal water supply and sanitary sewer service are connected (See Attachment #4; 1.3 City Departments Development Control - no concerns raised; Municipal Property and Engineering - no concerns raised; Fire Services - no concerns raised. 1.4 Community Comment To date no comment directly related to the proposed Zoning Amendment has been received. Comments raised by local residents at the Statutory Public Information Meeting were directed at the Burger King 1 proposed Tim Horton's building and were not in opposition to the proposed convenience store use proposed in this application. Discussion 2.0 The City's Official Plan designates the subject property "Mixed Use Areas Downtown Core", within the Town Centre Neighbourhood. This designation permits, amongst other uses, retailing of goods and services. The proposed by-law amendment to add retail use (which would permit a convenience store) implements the City's Official Plan's policies and contributes to the retail 1 commercial nature of the downtown. Current zoning on the property limits the permitted use to an eating establishment. This zoning was established in 1976 and does not fully implement the current Official Plan designation or provide appropriate flexibility of uses. 4 Report PD 03-04 Date: December 19, 2003 Subject: Angelo Argiro & Theodore Papatheodorou (A 17/03) Page 3 The introduction of a retail use will not negatively impact the site. A retail use generates similar traffic and parking characteristics as an eating establishment. A retail use is currently operating from the site and does not appear to be impacting the function of the property. It is recommended that the application be approved and the amending by-law be forwarded to Council for enactment. APPENDIX: 1. Appendix I: Draft By-law Attachments: 1. 2. 3. 4. Location Map Text of Information Meeting Report No. 20-03 Minutes from Statutory Public Information Meeting Region of Durham Comment Prepared By: Approved I Endorsed By: ,//;~7 ..- 'ii' ,..-¿"7 Mike Duff Planner" . ¡' Neil Carroll, IP " P Director, Planníng & Development 6f:U ,~.ft~ . Lynda Taylor, Mc(P, RPP Manager, Development Review MD:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council APPENDIX I TO REPORT NUMBER PD 03-04 5 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 17/03 6 THE CORPORATION OF THE CITY OF PICKERING BY-LAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-law 373/76, to implement the Official Plan of the City of Pickering, Region of Durham, Part of Lot 27, Plan 492 & Part of Lots 23,24, Plan 489, City of Pickering. (A 17/03) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to change the zoning of the lands to permit a retail store, on the subject land, being; Part of Lot 27, Plan 492 & Part of Lots 23, 24, Plan 489, City of Pickering. AND WHEREAS an amendment to By-law 3036, as amended by By-law 373/76, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: (1) TEXT AMENDMENT (1 ) Section 4. DEFINITIONS of By-law 373/76, is hereby further amended by re-alphabetizing section 4 and by adding thereto the following: "Retail Store" shall mean a building or part of a building in which goods, wares merchandise, substances, articles or other things are stored, kept and offered for retail sale to the public. (2) Schedule 'B' of By-law 373/76, is hereby further amended by adding thereto the following under the USES PERMITTED heading: and Retail Store (3) EFFECTIVE DATE This By-law shall take effect from the day of passing hereof. BY-LAW read a first, second and third time and finally passed this ,2004, day of . ¡~è.~;, '< David Ryan,b át,Øf:,'" '" ',.;', , .;;~,) ',';:;, Bruce Taylor, Clerk ATTACHMENTI-l TO REPORT I PO n ~ ,- 0 t.f 7 0 « 0 cr: l ROAD w ~ œ: Cl -1 0 0 a.. a:: w > :J W 1- Z 0 a:: 'm w a:: < :J a (f) W -1 « a z w -1 (..? SUBJECT PROPERTY a « 0 a:: City of Pickering ...' Gr-\\N ~'< r-\\ AO'\ Planning & Development Department PROPERTY DESCRIPTION PLAN 492 LOT 27 PLAN 489 PT LOT 23,24 NOW RP 40R1985 PART 1 OWNER A. ARGIRO FILE No. A 17/03 FOR DEPARTMENT USE ONLY DATE SEPT. 29, 2003 DRAWN BY J8 SCALE 1:5000 CHECKED BY MD l' PN-10 PA. 8 ;'\ ATTACHMENT #- 0( TO RHlJRT # PO ()'~ - 0 t Ciú¡ o~ INFORMATION REPORT NO. 20-03 FOR PUBLIC INFORMATION MEETING OF NOVEMBER 20th, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O.1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 17/03 Angelo Argiro and Theodore Papatheodorou 1278 & 1284 Kingston Road Lots 23 & 24,27, Plan 489, Concession 492 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is situated at the northeast corner of Kingston Road and Glendale Drive (see Attachment #1); - the proposed retail 1 convenience store use currently exists on the subject site; - currently existing on the site is a Mary Brown's Chicken restaurant, convenience store and vacant Burger King restaurant; - the Burger King restaurant is currently the subject of Site Plan Application S12/079 to develop the vacant building as a Tim Horton's; - residential properties are situated to the north and west of the property; - south and east of the property is comprised of various land uses, which include office, restaurant, commercial and retail. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the existing C1 S - Local Commercial Specific zoning on the subject lands to add convenience / retail store as a permitted use (see Attachment #2). Information Report No. 20-03 ATTACHMENT #::< TO REFORT # PO 0.1- D 't 9 Page 2 4.0 4.1 4.2 4.3 5.0 5.1 3.0 BACKGROUND - the existing convenience store began operating during 2003, the subsequent non-compliance with the current Zoning By-law was brought to the attention of the City, which lead to the submission of the Zoning By-law amendment application. OFFICIAL PLAN AND ZONING Durham ReQional Official Plan - the Durham Regional Official Plan identifies the property as being within the 'Main Central Area' designation; 'Main Central Areas' should be developed as the main concentrations of urban activities within area municipalities providing a fully integrated array of community, office, service and shopping, recreational and residential uses; PickerinQ Official Plan - the Pickering Official Plan identifies the subject property as being designated 'Downtown Core' within the Town Centre Neighbourhood; - this designation, among other uses, permits the retailing of goods and services; land uses, including limited retailing of goods and services, are intended to take place at the greatest scale and intensity in the city, serving Citywide and regional levels; ZoninQ By-law 373/76 - the subject property is currently zoned "C1 S" - Local Commercial Specific by By-law 373/76; - the current zoning only permits an eating establishment use; an amendment to the Zoning By-law is therefore required in order to implement the applicant's proposal to add a convenience store to the subject property. RESULTS OF CIRCULATION Resident Comments - to date no resident comments has been received; 10 Information Report No. 20-03 ATTACHMENT # 61 TO RHJR1 # PO 03 -0 If- Page 3 6.0 7.0 7.1 5.2 AQencv Comments - to date no agency comments has been received; 5.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: . the impacts traffic flow within the site boundaries and the ability to adequately provide safe and suitable access to existing and future development; . review of the appropriateness of local convenience 1 retail store development within a Downtown Core Area designation. 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; - the following used for 18T applications only; if a person or public body that files an appeal of a decision of the Regional Municipality of Durham in respect of the proposed plan of subdivision does not make oral submission at the public meeting, or make written submissions to the Regional Municipality of Durham before the proposed plan of subdivision is approved or refused, the Ontario Municipal Board may dismiss the appeal. OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Report No. 20-03 ATTACHMENT#~TO RH~¡Rì # PO 03-0 f- Page 4 11 7.2 Information Received - full-scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department. ORIGINAL SIGNED BY Mike Duff Planner II - Development Review ~RrGINAL SIGNED BY Lynda Taylor, MCIP, RPP Manager - Development Review MD:ld Attachments Copy: Director, Planning & Development 12 , ,', I ¥ :;(, U " ,.,,; '".",..,-,~,,' , p D2 Ô't it /I'). LJ -,,---¿":,., '" .... APPENDIX NO. I TO INFORMATION REPORT NO. 20-03 COMMENTING RESIDENTS AND LANDOWNERS (1 ) none received to date; COMMENTING AGENCIES (1 ) none received to date; COMMENTING CITY DEPARTMENTS (1 ) none received to date; 4. 5. , 5 t:¡~¡l~ ~fö~tma~~~e~~ e~~; Thursday, November 20, 2003 7:00 P.M. 13 The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (I) ZONING BY-LAW AMENDMENT APPLICATION A 17/03 ANGELO ARGIRO AND THEODORE PAPATHEODORU 1278 & 1284 KINGSTON ROAD LOTS 23 & 24.27, PLAN 489, CONCESSION 492 1. Linda Taylor, Manager - Development Review, provided an explanation of the application, as outlined in Information Report #20-03. 2. No comments from applicant. 3. James Newman, 1820 Glendale Drive, advised of his opposition to the 24 hour Tim Horton's store proposed because of the noise disturbance, increase traffic and parking problems. Mr. Newman asked if a new site plan approval has been granted by the City and if the demolition permit for the Burger King restaurant has been issued at this time. He further advised that there has been a history of gangs and vandalism in this area and this will only encourage them to stay longer. Additionally, he is concerned about the preservation of the trees near the parking lot. Fred Newman, 1820 Glendale Drive, inquired whether there was a by-law that would restrict the location of the 24 hour stores near residential areas. Mr. Newman was advised to contact Anne Greentree, Supervisor, Legislative Services to inquire about the by-law. 14 The Regional Municipality of Durham Planning Department 1'615 DUNDAS ST, E, 4TH FLOOR, LANG TOWER WEST BUILDING PO BOX 623 WHITBY ON L1N 6A3 ,.'~ANADA 05-728-7731 Fax: 905-436-6612 Email: planning@ region,durham,on,ca www,region.durham,on,ca A.L. Georgieff, MCIP, RPP Commissioner of Planning ATTACHMENT # ~ if TO REFORT # PO O.~. 0 If RECEIVED December 5,2003 DEC 0 8 2003 CtTy OF P!CKER!N~ :OI..ANNING & DEVELOPMEN I , , DEPc,RTM'ENT Mike Duff, Planner II Planning & Development Department One the Esplanade Pickering, Ontarìo L1V 6K7 Dear Mr. Duff: Re: Zoning Amendment Application A 17/03 Applicant: Angelo Argiro & TheodorePaptheodorou/Kawar Investment Inc. ' , Location: Part of Lot 23, Concession 1 Municipality: City of Pickering We have reviewed this application and the following comments are, offered with respect to the Durham Regional Official Plan, the proposed method of servicing, and the delegated provincial plan review' responsibilities. ' The application proposes to rezone the subject property to permit convenience store and retail uses. ' , Durham Reç¡ional Official Plan The subject lands are designated "Main Central Area" in the Durham Regional Official Plan. Main Central Areas are to be developed as the main concentrations of urban activities providing a folly integrated array of community, office, service and shopping, recreational, and residential uses. The proposed amendment conforms to the policies of the Durham Regional Official Plan. Municipal Servicinç¡ The subject property is connected to full municipal services. Transportation Upon submission of a site plan application, the Region may require a road widening and/or road improvements along the frontage of Regional' Highway No.2. Direct access to Regional Highway No.2 will not be permitted. <Ð 100% Post ConSl!mer 11A"""""I!' U_Hj' /:..,' ;,r""".:J' ,__T-:"",-- RttuRI Ii PO 'ð3 - () Y-- ~,~- , 15 Page 2 Provincial Plan Review Responsibilities The application has been screened in accordance with the provincial' , plan review responsibilities. No provincial interests are affected by the proposal. ' If you have any questions or require additional information, please call me. ' Yours truly, ~¿)~ ' Ray Davies, Planner Current Operations Branch, GG. Hob Roy, Durham -Region Works Department R:ltraininglrdlzonin'glpickering a 17-03:doc