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Home My WebLink AboutMay 19, 2005Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, May 19, 2005 7:00 P.M. Chair: Councillor Pickles (i) ZONING BY-LAW AMENDMENT APPLICATION A 7~05 MARSHALL HOMES (VILLAGE) LTD. 1295 WHARF STREET PART OF BLOCK 1, PLAN 40M-2177 PART 9, PLAN 40R-22540 1-8 3. 4. 5. Explanation of application, as outlined in Information Report #08-05 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. (11) ZONING BY-LAW AMENDMENT APPLICATION A 09~05 WHITEVALE GOLF CLUB, ET AL EAST SIDE OF GOLF CLUB ROAD; SOUTH OF CONCESSION 5 SOUTH PART OF LOTS 29 AND 30, CONCESSION 4 (PARTS 8 AND 9, PLAN 40R18997) 9-15 Explanation of application, as outlined in Information Report #09-05 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. 5. Staff response. Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, May 19, 2005 7:00 P.M. Chair: Councillor Pickles (111) DRAFT PLAN OF SUBDIVISION APPLICATION - SP-2005-02 ZONING BY-LAW AMENDMENT APPLICATION A 06105 946037 ONTARIO LIMITED (PROPERTY SOUTH OF WINGARDEN CRESCENT & SHADE MASTER DRIVE) (PART OF LOT 21, PLAN 819) (40R-20788, PART 1, 8, 9, 10 16-25 Explanation of application, as outlined in Information Report #10-05 by Planning Staff. 3. 4. 5. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. (IV) ZONING BY-LAW AMENDMENT APPLICATION A 08~05 FIRST CAPITAL (STEEPLE HILL LAND) CORPORATION 670 KINGSTON ROAD NORTH PART OF LOT 29, B.F.C. RANGE 3 (40R-23222, PART 1, 2) 26-40 Explanation of application, as outlined in Information Report #11-05 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. 5. Staff response. PICKERING INFORMATION REPORT NO. 08-05 FOR PUBLIC INFORMATION MEETING OF May 19, 2005 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 7/05 Marshall Homes (Village) Ltd. 1295 Wharf Street Part of Block 1, Plan 40M-2177 Part 9, Plan 40R-22540 City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is located on the south-west corner of Wharf Street and Liverpool Road and is approximately 0.023 hectares; - a property location map is provided for information (see Attachment #1); - the subject property currently supports a three-storey unoccupied residential dwelling with commercial uses permitted on the ground floor; - the surrounding land uses are primarily residential to the north and west, and residential uses with limited commercial uses to the south and east; - a reduced site plan and floor plan, compiled from the applicant's submitted plan, showing the existing site, is provided for information (see Attachment #2 and #3). APPLICANTS PROPOSAL the applicant proposes to amend the existing zoning on the subject lands to expand the permitted floor space of a business office to include the second and third floors and to amend the parking requirements for Unit 9, 1295 Wharf Street; the applicant proposes internal building alterations to accommodate the office use and is proposing to provide parking on the north side of the building with access from Wharf Street. 00 ~ Information Report No. 08-05 Page 2 3.0 3.1 3.2 3.3 OFFICIAL PLAN AND ZONING Durham Reqional Official Plan the Durham Regional Official Plan identifies the subject lands as being within a "Living Area" designation, where lands are to be used predominantly for housing purposes; in addition, limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed use developments, provided that the Community and Local Central Areas are designated in the area municipal official plan, and the functions and characteristics of such Central areas are not adversely affected; the applicant's proposal appears to comply with this designation; Pickerinq Official Plan the subject property is designated "Open Space System - Marina Area" within the Bay Ridges Neighbourhood; - Marina areas permit Marinas, yacht clubs and ancillary uses; Marina supportive uses, restaurants, limited retail uses; limited residential uses in conjunction with marinas and yacht clubs; - despite the uses permitted in a Marina Area; City Council has adopted the "Liverpool Road Waterfront Node Development Guidelines" which further identifies the subject property as being within the Liverpool Road Corridor; - the Liverpool Road Corridor permits limited residential uses, and restricts the permissible uses to retailing of goods and services, offices and community, cultural and recreation uses, to serve the tourist, recreational boating and other community needs; Schedule II to the Pickering Official Plan designates Liverpool Road, south of Bayly Street, a collector road and Wharf Street as a local road; 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; - local roads generally provide access to individual properties, to other local roads and to collector roads; carry local traffic; and generally have a right of way of up to 20 metres; the applicant's proposal appears to comply with this designation; Liverpool Road Waterfront Node Development Guidelines the Liverpool Road and Wharf Street intersection is subject to the Council adopted "Liverpool Road Waterfront Node Development Guidelines"; the guiding vision for the entire Node is that of a "Great Lakes Nautical Village" with a mix of uses and an ambiance that is inviting; Information Report No. 08-05 Page 3 00 ~ the area designated as "Liverpool Road Corridor" requires development to achieve a high level of design and architectural quality, featuring a vibrant pedestrian environment; the guidelines provide for alternate parking strategies for developments such as on-street parking, public parking areas, commercial parking lots and off-site parking under long term leases and consideration of cash-in-lieu of parking in this area, particularly for the small-scale commercial developments anticipated along Liverpool Road and in Fairport Village; 3.4 Zonin~ By-law 2511 the subject property is currently zoned "MU-16" - Mixed Use Zone by By-law 2511, as amended by By-laws 6090/03 and 6147/03; - this zoning permits the establishment of multiple dwelling-horizontal, semi-detached dwellings, business office, commercial school, personal service shop, professional office, restaurant type A, and a retail store; - the commercial uses listed above are only permitted within the ground floor and basement of a dwelling unit; - an amendment to the by-law would be required to implement the applicant's proposal. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no resident comments have been received to date; 4.2 Agencv Comments - no agency comments have been received to date; 4.3 Staff Comments - in reviewing the application to date, staff has identified the following issues for further review and consideration: · with the full conversion of the dwelling unit for commercial purposes; staff have concerns with respect to the location and availability of parking to serve the business office users; and; · the acceptability of the applicant's request to provide parking within the City's road allowance on Wharf Street as it relates to streetscape design and pedestrian safety. 0 0 ('; Information Report No. 08-05 Page 4 5.0 6.0 6.1 6.2 6.3 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 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 Received copies of the applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Property Principal - lan McCullough P. Eng., is the Vice President of Marshall Homes. TB:Id Attachments Site Planning Lynda'Taylor, MCIP,/'RPP Manager, Development Review Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 08-05 O05 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department '008 NT I STR.~ET I WATERF <~TAC;.HMENT#/_L.T0 , mON ILONA PARK ROAD DRIVE SHEARER COMMERCE STREET ANNLAND COMMERCE BROADVIEW STREET STREET STREET COLMI WHARF STREET OA/7-A F~/O City of Pickering Planning & Development De,~artment PROPERTY DESCRIPTION PLAN 40M2177 PT BLK 1 NOW RP 40R2_'2540 PART 9 OWNER MARSHALL HOMES FILE No. A 07/05 DATE APRIL 8, 2005 I DRAWN BY JB SCALE 1:5000 I CHECKED BY TB PN-3 00'7 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED SITE PLAN A 07~05 WHARF STREET PROPOSED PARKING 1295 WHAR STREET UNIT 9 9 CKA 10 THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 18, 2005. 005 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED. FLOOR PLAN A 07~05 THIRD FLOOR PLAN ~llt.lllllJkll%N ~ BOARD RO0~ ~ iOFFICE 3 I DECOR CENTRE GARAGE SECOND FLOOR PLAN GROUND FLOOR PLAN THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 18, 2005. 005 PICKERING INFORMATION REPORT NO. 09-05 FOR PUBLIC INFORMATION MEETING OF May 19, 2005 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 9/05 Whitevale Golf Club, et al East side of Golf Club Road; South of Concession 5 South Part of Lots 29 and 30, Concession 4 (Parts 8 and 9, Plan 40R18997) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject property is located southeast of the Hamlet of Whitevale (see Attachment #1 - Location Map); the site has no road frontage, and has an area of approximately 12 hectares; these lands currently support a golf practice facility during the golfing season in compliance with the existing temporary zoning by-law; the site has rolling topography, and is at a higher elevation than the surrounding lands; the lands to the north and west are in field crops, and to the east are primarily valley lands related to a tributary of the Duffins Creek. APPLICANT'S PROPOSAL - the applicant (Whitevale Golf Club) proposes to extend the three-year term of a temporary use By-law passed in 2002 to permit a golf practice facility to continue for an additional three-year period; - Whitevale Golf Club acquired the majority of these lands from the Ontario Realty Corporation in 2002 and leases the remaining portion of the lands from the Toronto and Region Conservation Authority. Whitevale Golf Course will be entertaining a subsequent permanent rezoning and an official plan amendment with the City in order to permit an extension of the golf club and associated uses to the north of the existing golf club once the location of a Regional arterial road planned for lands north of the subject lands has been resolved. 0 i~. 0 Information Report No. 09-05 Page 2 3.0 3.1 3.2 3.3 4.0 4.1 OFFICIAL PLAN AND ZONING Durham Regional Official Plan the subject property is designated Living Area and Major Open Space; within these designations, certain recreational uses are permitted provided they are compatible with their surroundings; recognizing a need to improve east-west connections through Durham Region, the Durham Regional Official Plan provides for a future Type B Arterial Road connection in the vicinity of this site joining a realigned Fifth Concession Road in the City of Pickering west to Fourteenth Avenue in Town of Markham; PickerinR Official Plan the subject property is designated Agricultural Area; golf courses and associated uses are not permitted in Agricultural Areas, however, the temporary use By-law policies of the City's Official Plan allow uses which do not otherwise conform to the Official Plan for a period not to exceed three years; Zoning By-law the subject property is currently zoned "A(T-GPF)" - Agricultural - Temporary Golf Practice Facility Zone by By-law 3037, as amended by By-laws 4825/96, 5512/99 and 6009/02; this zoning permits a golf practice facility as a temporary use until July 29, 2005; an amendment to the zoning By-law is required to extend the golf practice facility use for an additional three year period. RESULTS OF CIRCULATION Resident Comments - no written resident comments have been received to date; 4.2 Agency Comments - no written agency comments have been received to date; Information Report No. 09-05 Page 3 0 '; 4.3 4.3.1 4.3.2 Staff Comments Temporary Use By-law Provisions - the City's Official Plan includes policies specifying that a temporary use By-law may be considered when a use is intended to exist for a limited time period and when it is desirable to monitor a use for a period of time prior to considering it for permanent zoning; - a temporary use zoning By-law is appropriate due to the limited time period remaining in the land lease held by the Whitevale Golf Club and because it is premature to consider permanent zoning and official plan amendments until the Region of Durham can confirm that the proposed arterial road will not require the subject lands; - prior to passing a temporary use By-law, Council must be satisfied that the subject property ca.n adequately accommodate the use; that the use will be compatible with existing surrounding land uses; and that the use will not prejudice the future development of the lands and the surrounding area; Monitoring for Environmental Impacts the Whitevale Golf Club was required, as a condition of approval of the first temporary use By-law zoning application (A 5/96), to monitor the quality of downstream surface water to ensure it was not being adversely affected by the operation of the golf practice facility; the golf club provided a final monitoring report with the second temporary use By-law zoning application (A 2/99); the report indicated that there have been no environmental impacts downstream from the use of fertilizers and pesticides on the site; in fact, the quality of the upstream water entering the site is not as good as the quality of the water leaving the site, therefore, the golf club is assisting in improving the stream water quality; the report also concluded that further monitoring is not required provided that future management practices remain consistent with past practice and the applicable legislation; in support of the last temporary use by-law application for this site (A 7/02, the then Whitevale Golf Course Superintendent indicated via letter that turf maintenance practices were essentially the same as they were in 1996; the turf maintenance practices are described in detail in a report dated April 1996, completed by Burnside Environmental Limited, on behalf of Whitevale Golf Club and submitted to the City of Pickering with the first temporary use By-law zoning application in 1996; City staff will request Whitevale Golf Course to indicate whether turf maintenance practices continue to be consistent with the previous practices; staff has not been made aware of any instances where the golf practice facility has demonstrated any incompatibility with surrounding uses during the past three year period; 0 ~ ~ Information Report No. 09-05 Page 4 4.3.3 5.0 6.0 6.1 Technical Matters the Durham Regional Official Plan designates a future Type B arterial road connection between Fifth Concession Road in the City of Pickering and Fourteenth Avenue in the Town of Markham; - this interconnection, the remaining opportunity for an arterial road linkage south of Highway 7, is envisioned to support future development in Durham and to provide a by-pass of the Hamlet of Whitevale; - in reviewing previous applications, Regional staff expressed concern that the proposed Fifth Concession - Fourteenth Avenue interconnection may traverse or be located in close proximity to the subject lands; - it is the City's understanding that the Whitevale Golf Club has entered into an agreement with the Region of Durham regarding this matter; - the agreement places limitations, until January 1, 2006, on official plan, zoning and building permit applications Whitevale Golf Club can seek until the Region completes an Environmental Assessment to define the alignment; - the City of Pickering Planning & Development Department is still awaiting comments from the Region of Durham to confirm the acceptability of this application. 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 Appendix I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the application at the time of writing report; Information Report No. 09-05 Page 5 0 ~ ~ 6.2 6.3 Information Received the Applicant's file is available for viewing at the offices of the City of Pickering Planning & Development Department; Company Principal - the applicant advises that the President of Whitevale Golf Club is Walter Lemon. Steve Gaunt, MCIP, RPP Senior Planner SG:jf Attachment Lynda Taylor, Manager, Developm-~nt Review Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 09-05 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ATTACHb~ENT #/_,~T0 REPORT #.~~ EXISTING ~WH'c%V~OLF ~~ i City of Pickoring Planning & Dovolopmont Dopa~mont PROPER~ DESCRIPTION SOUTH PART OF LOTS 29 & 30, CONC. 4, PART 8 & 9 P~N 40R-18997 ~ OWNER WHITEVALE GOLF COURSE DATE APR. 20, 2005 DRAWN BY JB FILE No, A 09/05 SCALE 1:10000 CHECKED BY SG 0!6 PICKERING INFORMATION REPORT NO. 10-05 FOR PUBLIC INFORMATION MEETING OF May 19, 2005 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application - S-P-2005-02 Zoning By-law Amendment Application - A 06/05 946037 Ontario Limited (Property south of Wingarden Crescent & Shade Master Drive) (Part of Lot 21, Plan 819) (40R-20788, Part 1, 8, 9, 10) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 0.95 hectares in size; - located immediately south of the terminus of Wingarden Shade Master Drive (see Attachment #1 - Location Map); - the surrounding uses are single detached residential. Crescent and APPLICANT'S PROPOSAL - the applicant proposes to establish 12 detached dwelling units fronting onto two new public streets; - 4 lots will front onto the east side of the future Wingarden Crescent extension and 8 lots will front onto the future Shade Master Drive extension (see Attachment #2 - Proposed Draft Plan); - minimum lot frontages for this proposal are approximately 15 metres; - minimum lot depths for this proposal range from 36 meters to 42 metres approximately; - the proposed zoning by-law amendment would permit the 12 detached dwellings to be constructed, and would set specific zoning standards for the development to adhere to. Information Report No. 10-05 Page 2 0 ~ '~"~ 3.0 3.1 3.2 3.3 OFFICIAL PLAN AND ZONING Durham Re.qional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated Living Area, which permits development predominately for housing purposes; the applicant's proposal complies with this designation; Pickerin.q Official Plan the subject property is designated "Urban Residential- Low Density" within the Dunbarton Neighbourhood; this designation permits residential uses and a mix of community, cultural and recreational uses; Iow density residential development permits up to and including 30 units per net hectare; the proposed development would provide a net density of 12.6 units per net hectare; the applicant's proposal conforms to the applicable Official Plan policies; Dunbarton Nei~qhbourhood Desi.qn Guidelines (see Attachment #3 - Dunbarton Neighbourhood Map) the Dunbarton Neighbourhood Development and Design Guidelines, state that new development should be compatible with the existing neighbourhood character. Minimum lot frontages for the Dunbarton Neighbourhood are: Cul-de-Sac New Internal Roads External Roads Minimum Lot 10 metres 12 metres 15 metres Frontages the Dunbarton Neighbourhood Development and Design Guidelines indicate that new developments shall maintain building setbacks consistent with recent subdivision standards. Minimum setbacks for the Dunbarton Neighbourhood are: Front Yard Side Yard Minimum 4.5 metres 1.2 meters & 0.6 metres Setback 3.4 (see Attachment #4 - Proposed lot areas and frontages) the proposal complies with the Dunbarton Neighbourhood Guidelines; Zoning By-law 3036 & Zoninq By-law 3036, as amended by By-law 5503/99 the lands subject to Draft Plan of Subdivision S-P-2005-02 & A 06/05 are dual zoned (see Attachment #5 - Zoning Map); 0 '~ ~ Information Report No. 10-05 Page 3 4.0 4.1 4.2 4.3 5.0 the north portion is zoned "R4" - Residential Zone by By-law 3036, as amended by 5503/99; the south portion is zoned "R3" - Residential Zone by By-law 3036; the existing zoning permits detached dwellings with minimum lot frontages of 15 metres and minimum lot areas of 460 square metres for the "R4" zoning and minimum lot frontages of 18 metres and minimum lot areas of 550 square metres for the "R3" zoning; an amendment to the zoning by-law is required to allow for the development of 12 detached dwelling units on lots with minimum lot frontages of 15 metres. RESULTS OF CIRCULATION Resident Comments no written resident comments have been received to date; Agency Comments no written agency comments have been received to date; Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · ensure that the proposed development is compatible with, and sensitive to, surrounding existing residential developments; · ensure that the proposed internal roads and lotting patterns do not conflict with the Dunbarton Neighbourhood Development and Design Guidelines; · ensure that the proposed road extensions are properly aligned with existing roads and for future roads; · ensure that all lots proposed have a minimum lot frontage of 12 metres as per the Dunbarton Neighbourhood Development and Design Guidelines for new internal roads; · a preliminary grading plan must be submitted and reviewed to identify potential grading issues; · the examination of this application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; - 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 proposal should be directed Planning & Development Department; - oral comments may be made at the Public Information Meeting; to the Information Report No. 10-05 Page 6.0 6.1 6.2 6.3 all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Pickering in respect of the zoning by-law amendment does not make oral submission at the public meeting, or make a written submission to the City of Pickering before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal. if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 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 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; Property Owner - the owner of this property is 946037 Ontario Limited; the principal of this company is Martin Gaffney. (~e~ff I~anowski, CP-T Pl§nner II GXR:jf Attachments Copy: Director, Planning & Development Lynda Taylor, M.C.~, RPP Manager, Development Review APPENDIX NO. I TO INFORMATION REPORT NO. 10-05 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ATT~MENT #..L,,,,,.'l"o ~A~ON REPORT# I A COURT ~ - ~ ~ i . BONITA AVENUE ! I STROUDS LANE ~ ( -- ~ iEDGEROW PL. : - - ~X. ~L , ', ~_ ~~ , Gitg of ~ickorin~ ~lannin~ & Dovolopmont Do~a~mont PROPER~ DESCRIPTION PART OF LOT 21, PLAN 819, 40R-20788, PARTS 1, 8, 9, & 10 ~/~ OWNER 946037 ONTARIO LTD. DATE APRIL 15, 2005 DRAWN BY JB FILE No. SP2005-02 & A06/05 SCALE 1:5000 CHECKED BY GR Teronet Enterpri~ee Inc. end i[~ auppliera. All rigbta Reaerved, Not ~ pion of eurvey, PN-7 02£ I~FORMA'DIO~ COMPIL£D I=ROI~I ~PPLICA~T'$ $~BMITTED ~1_~ ~4~03'? O~'I'ARIO lTD. WlNGAHDLN f ~ ~ PLAN ~ ~ ~ 40M ~ ~ -19~ REGISTERED ~ ,~ ~>~ BLOCK 38 ~ ~ ~ ~ ~ m > LOT 1 ~ ~ ~ / ~ 8 ~ > PART ~ Z ~ BLOCK 21 ~0'3 RESER~ ~ ¢8 2 L 0 PART ¢8 1. ~ ¢8 PLAN OR - 22552 ~8 ~ ~ 2 1 $~ ~ ' 5 6 ~ ~ X8 kBLOCK ' ~ ~ LOCK 17 BLOCK 15' ~ 15 ~ ~ ~ L ~.~. 0 T ~2 BLOCK 16' ,~0 ~BLOCK 14 LOCK 18~ ~, ~[1~ I I~.~ ~ BLOGK 2~ BLOCK 19 ~ L 0 t 2 4 L 0 T 2 5 o F- o DUNBARTON NEIGHBOURHOOD DEVELOPMENT l DESIGN GUIDELINES - NEIGHBOURHOOD CONCEPT P~N 0~? 0 Z ~N~O~iVJA'riO,~ I~EIK)RT # 10 - o $'~ R3 R,~. ElY-[.AW 4973/97- ,"' N4 STROUDS LANE , I 3Y-LA~N 4 ~72~96 RzP_9 , I S3-7 ~ S < ~ S3-7 ~4 ,' I ~ S3-7 I BY-LAW 4896/97 R3 I Gity of ~ickorin~ ~lannin~ & Development ~A~[: ~. O2,6 PICKERING INFORMATION REPORT NO. 11-05 FOR PUBLIC INFORMATION MEETING OF May 19, 2005 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 08/05 First Capital (Steeple Hill Land) Corporation 670 Kingston Road North Part of Lot 29, B.F.C. Range 3 (40R-23222, Part 1,2) City of Pickering 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject property is approximately 0.6 hectares in size, and located on the north side of Kingston Road between Steeple Hill Road and Whites Road (see Attachment #1 - Location Map); commercial land uses surround the subject property with National Sports to the South, Steeple Hill Plaza to the West, and Tim Hortons to the East; Dunbarton High School and the former Woodlands Centennial Public School abuts the subject property to the North. APPLICANT'S PROPOSAL - the applicant proposes to amend the existing zoning of the subject property to permit a variety of office and commercial uses similar to those existing in the Steeple Hill Plaza (see Attachment #2 - By-law 5438/99 - Proposed Uses); - this application is proposing approximately 1975 square metres of new floor area within two buildings (see Attachment #3 - Applicant's Submitted Plan); Building 'A' will consist of approximately 1405 square meters and is being proposed the rear of the property; - Building 'B' will consist of approximately 570 square metres and is being proposed in the southeast corner of the property, abutting Kingston Road. Information Report No. 11-05 Page 2 0 3.0 3.1 3,2 3.3 3.4 OFFICIAL PLAN AND ZONING Durham Regional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated "Living Area"; this designation permits 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; the applicant's proposal appears to comply with this designation; Pickerin.q Official Plan the subject property is designated "Mixed Use - Mixed Corridor" within the Woodlands Neighbourhood; this designation permits all uses permitted in Local Nodes and Community Nodes; uses that are permitted are residential, retailing of goods and services generally servicing the needs of the surrounding neighbourhood, offices, restaurants, and community, cultural and recreational uses; this property is located within one of the two Detailed Review Areas within the Woodlands Neighbourhood; Schedule II of the Pickering Official Plan -"Transportation Systems" designates Kingston Road as a Type B - Arterial Road and Transit Spine; The applicant's proposal would implement the "Mixed Use - Mixed Corridor" designation in the City's Official Plan; Woodlands Neiqhbourhood - 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; Kin.qston Road Corridor Development Guidelines - Whites Road Corridor The Whites Road Corridor should: · support a high volume of vehicular traffic but integrate pedestrian amenity zones at strategic intersections and linkages; · establish Whites Road as a local gateway to the residential communities to the north and south, across Highway 401; · enhance parking lot appearances by placing development at the street edge; · allow for a mix of uses on either side of Kingston Road; · encourage Iow to mid rise buildings on the north side of the street with a minimum building height of 2 storeys; · encourage urbanization of Kingston Road to enhace the pedestrian streetscape by removing ditches; Information Report No. 11-05 Page 3 3.5 Zoning By-law 3036 & Zoning By-law 3036 as amended by By-law 3620 the subject property is dual zoned "R3" - Residential Zone by By-law 3036 (Western Portion - School Access Lane) and "C3" - Highway Commercial Zone by By-law 3036, as amended by By-law 3620 (Eastern Portion - Pickering Nurseries) (see Attachment #4 - Zoning Map); Permitted Uses for "R3" - Residential Zone for By-law 3036 One Single Detached Dwelling Permitted Uses for "C3" - Highway Commercial Zone for By-law 3036, as amended by By-law 3620 - exclusively for the production and sale of nursery stock 4.0 4.1 the applicant is requesting to amend the existing zoning of the subject property to permit a variety of office and commercial uses; this amendment applies to 670 Kingston Road. RESULTS OF CIRCULATION Resident Comments - no written resident comments have been received to date; 4.2 4.3 Agency Comments no written agency comments have been received to date; Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · the compatibility and the appropriateness of the proposed use with the existing built form; · the examination of the preliminary site plan to ensure adequate site function; · the examination of building location on the subject property to ensure that the buildings are as close to Kingston Road as possible; · the evaluation of the Kingston Road Corridor Guidelines - Whites Road Corridor and its effect on the subject property; · the evaluation of the "MU-10" zoning to ensure that it is appropriate for the development of the subject property; Information Report No. 11-05 Page 4 0 2 ?~ 5.0 · the examination of the parking requirements for the proposed use to ensure minimum on-site parking is available, while keeping in mind that there may be the potential for shared parking to occur; · the examination of this application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; 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 proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 6.1 6,2 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 Received copies of the Applicant's Submitted Plan prepared by Scoler Lee & Associates, and a Phase I Site Assessment prepared by Jacques Whitford are available for viewing at the offices of the City of Pickering Planning & Development Department; 0 ~ (] Information Report No. 11-05 Page 5 6.3 Property Principal The owner of the property is First Capital (Steeple Hill Land) Corporation and the agent for this application is Ron Richard from R.G. Richards & Associates. p~a~nffne rl~l i~la ~w~ki, CPT - GXR:Id Attachments Lynda Tay~r, MCI~ Manager, Development Review Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 11-05 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date Itl SQUARE ~~o~ SQUARE C.N.R. SUBJECT PROPERTY I, DUNFAIR STREET DAYLIGHT SHEPPARD AVEN U E CATTAIL RAINY DAY HILL DRIVE City of Pickering Planning & Development Department PROPERTY DESCRIPTION NORTH PART OF LOT 29, 40R-23222 PART 1 & 2 OWNER FIRST CAPITAL (STEEPLE HILL LAND) CORP. DATE APR. 19, 2005 DRAWN BY JB FILE No. A08/05 SCALE 1:5000 CHECKED BY GR · THE CORPORATION OF THE TOWN OF PiCKERINO BY-LAW NUMBER 5438/99 Being a By-law to amend Restricted Ar~a (Zoning) By-law 3036, as amended, to implement the Official Plan of the Town of Picketing District Planning Area, Region of Durham, in the north part of Lot 29, Range 3, B.F.C., in the Town of Picketing. (A 4/98) WHEREAS the Council of the Corporation of the Town of Pickering deems it desirable to permit the development of retail commercial uses including a food store, business offices, financial institutions, personal service shops, professional offices, rental establishments, community uses, and restaurants in the north part of Lot 29, Range 3, B.F.C., in the Town of Picketing; AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF PICKERiNG HEREBY ENACTS AS FOLLOWS: SCHEDULES I AND II Schedules I and II attached to this By-law with notations and references shown thereon are hereby declared- to be part of this By-law. AREA RESTRICTED The provisions of this By-law shall apply to those lands in the north part of Lot 29, Range 3, B.F.C., in the Town of Picketing, designated "MU-10" on Schedule I'attached hereto. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved or structurally altered except in conformity with the provisions of this By-law. 033 DEFINITIONS Ir~this (1) By-law, "Adult Entertainment Parlour" shall mean a building or part of a building in which is provided, in pursuance of a trade, calling, business or occupation, services appealing to or designed to appeal 'to erotic or sexual appetites or inclinations; (2) "Bakery" shall mean a building or part of a building in which food products are baked, prepared and offered for retail sale, or in which food products baked and prepared elsewhere are offered for retail sale; (3) "Build-to-Zone" shall mean an area of land within which all or part of a building or buildings are to be located; (4) "Business Offices" shall mean a building or part of a building in which the management or direction of business, a public or private agency, a brokerage or a labour or fraternal organization is carried on and which may include a telegraph' office, a data processing establishment, a newspaper publishing office, the premises of a real estate or insurance agent, or a radio or television broadcasting · 034 (5) (6) (7) (8) (9) -2- "Club" shall mean a building or part of a building in which a not-for-profit or non-commercial organization carries out social, cultural, welfare, athletic or recreational programs for the benefit of the community; "Commercial Club" shall mean an athletic or recreational club operated for gain or profit and having public or private membership, but shall not include an adult entertainment parlour as defined herein; "Commercial Recreational Establishment" shall mean a commercial establishment in which indoor recreational facilities such as bowling alleys, miniature golf courses, roller skating rinks, squash courts, swimming pools and other similar indoor recreation facilities ars provided and operated for gain or profit, and which may include an arena or stadium but shall not include a place of amusement or entertainment, or games arcade as defined herein; "Commercial School" shall mean a school which is operated for gain or profit and may include the studio of a dancing teacher or music teacher, or an art school, a golf school or any other such school operated for gain or profit, but shall not include any other school defined herein; "Day Nursery" shall mean lands and premises duly licensed pursuant to the provisions of the Day Nurseries Act, or any successor thereto, for use as a facility for the daytime care of children; (lO) (11) "Dry Cleaning Depot" shall mean a building or part of a building used for the purpose of receiving articles, goods, or fabrics to be subjected to dry cleaning and related processes elsewhere, and of distributing articles, goods or fabrics which have been subjected to any such processes; "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (12) (13) (14) (15) (16) "Food Store" shall mean a building or part of a building in which food, produce, . and other items c~ ~'~:rchandise of day-to-day household necessity are stored, offered or kept for va:mil sale to the public; "Functional Floor Level" shall mean an enclosed building storey containing an area of at least 50% of the building's ground floor area, and having a ceiling height suitable to permit the intended use; "Games Arcade" shall mean any building, room, or area in which facilities are 'offered for the play of (a) three or more games of chance, (b) three or more games ofmixed chance and skill, (c) a combination of three or more games of chance and games of mixed chance and skill, for the amusement of the public, which games are not contrary to the Criminal Code of Canada, but does not include premises in which the amusement facilities offered are pool tables, billiard tables, or bowling alleys; "Gross Leasable Floor Area" shall mean the aggregate of the floor areas of all storeys above or below established grade designed for owner or tenant occupancy or exclusive use only, but excluding storage areas below established grade; (a) "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site ora building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not ~uch lot constitutes the whole of a lot or block on a registered plan of subdivision; (17) (18) (19) (20) (21) (22) (23) (b) "Lot Coverage" shall mean the percentage of lot area covered by all buildings on the lot; "Personal Service Shop" shall mean an establishment in which a personal service is performed and which may include a barber shop, a beauty salon, a shoe repair shop, a tailor or a dressmaking shop or a photographic studio, but shall not include a body-rub parlour as defined in section 224 (9)(b) of the Municipal Act, R.S.O. 1990, Chapter M.45, as amended from time-to-time, or any successor thereto; "Place of Amusement or Entertainment" shall mean a building or part of a building in which facilities are provided for amusement or entertainment purposes, and which may include a billiard or pool room, a dance hall, a music hall, or theatre, but shall not include a games arcade; "Place of Assembly" shall mean a building or part of a building in which facilities are provided for .civic, educational, political, recreational, religious or social meeting purposes and may include facilities for entertainment purposes such as musical and theatrical performances, but shall not include a place of amusement or entertainment, or games arcade as defined herein; "Professional Office" shall mean a building or part cfa building in which medical, legal or other professional service is performed or consultation given,' and which may include a clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician, but shall not include a body-rub parlour as defined in section 224 (9)(b) of the Municipal Act, R.S.O. 1990, chapter M.45, .as amended from time-to-time, or any successor thereto; (a) "Private School" shall mean a school which is maintained for educational or religious purposes but shall not include any other school defined herein; (b) "Private Residential School" shall mean a school which is maintained for educational or religious purposes and which includes accessory residential facilities but shall not include any other school defined herein; (c) "Public School" shall mean, (i) a school under the jurisdiction of'a board of education which board is established pursuant to the Education Act, R.S.O. 1980, or any successor thereto; (ii) a college of applied arts and technology established pursuant to the Ministry of Education, Colleges and Universities, pursuant to the Ministry of Colleges and Universities Act, R.S.O. 1980, or any successor thereto; (iii) a university eligible to receive provincial funding from the Minister of Education, Colleges /md Universities, pursuant to the Ministry of Colleges and Universities Act, R.S.O. 1980; or any successor thereto; "Restaurant - Type A" shall mean a building or part of a building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises or offthe premises, or both, but shall not include an adult entertainment parlour as defined herein; "Restaurant - Type F" shall mean a building or part of a building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises or off the premises,' or both on and off the premises, and which may include a drive-through order and pick-up service; 0 3,:5 036 (2) (24) "Retail Store" shall mean a building or part of a building in which goods, wares, merchandise, substances, articles or things are stored, kept and offered for retail sale to the public. PROVISIONS (I) Uses Permitted ("MU-10" Zone) No person shall, within the lands zoned "MU-10" on Schedule I attached to this By-law, use any lot or erect, alter or use any building or structure for any purpose except the following: (a) bakery (b) business office (e) club (d) commercial club (e) commercial recreational establishment (f) day nursery (g) dry cleaning depot (h) financial institution (i) food store (j) personal service shop (k) place of assembly (1) private school (m) professional office '(n) restaurant - type A (o) restaurant - type F (p) retail store Zone Requirements ("MU-10" Zone) No person shall within the lands designated "MU-10" on Schedule I attached hereto use any lot or erect, alter or use any building except in accordance with the following provisions: (a) BUILDING RESTRICTIONS (i) Building Location and Setbacks: A Buildings and structures shall be located entirely within the building envelope illustrated on Schedule II attached to this By- law; B On the southern and eastern portions of the subject lands, buildings · shall be located in such a manner that the minimum percentage of the length of the build-to-zone as indicated on Schedule II attached to this By-laW contains all or part ora building or buildings; (ii) Building Height: minimum 6.5 metres (iii) maximum 12.0 metres Functional Floors: Any building within the area zoned "MU-10" on Schedule I attached to this By-law shall be limited to one functional floor, except that within the area cross-hatched on Schedule I, all buildings shall have two functionai floors; Revoked by By-law 5556/99 (3) -5- (iv) Lot Coverage: minimum 20% maximum 40% (b) PARKING REQUIREMENTS (i) A minimum of 5 parking spaces shall be provided and maintained on each lot for every 100 square metres of gross leasable floor area or part thereof; (ii) Clauses 5.21.2a) to 5.21.2e) inclusive, of By-law 3036, as amended, shall not apply to the lands designated "MU-10" on Schedule I attached hereto; (iii) Despite Clauses 5.21.2g) and 5.21.2k) of By-law 3036, as amended, all entrance and exits to parking areas and all parking areas shall be surfaced with brick, asphalt, or concrete, or any combination thereof. (c) SPECIAL REGULATIONS (i) The maximum combined gross leasable floor area for all uses on the lands zoned "MU-10" on Schedule I attached to this By-law shall be 7,000 square metres; (ii) The maximum combined gross leasable floor area for all restaurants on the lands zoned "MU-10" on Schedule I attached to this By-taw shall be 900 square metres; (iii) The maximum combined gross leasable floor area for alt food stores on the lands zoned "MU-10" on Schedule I attached to this By-law shall be. 3,500 square metres; (iv) A maximum of two Restaurant - Type F uses are permitted on the lands zoned "MU-10" on Schedule I attached to this By-law, one of which is restricted to the lands within the cross-hatched area; (v) A maximum of one restaurant, located wholly on the ground floor, with a maximum gross leasable floor area of 230 square metres is permitted on the lands within the cross-hatched area on Schedule I attached to this By-law; (vi) The maximum ground floor area for all buildings located within the area cross-hatched on Schedule I attached to this Byqaw shall be 660 square metres, for which a maximum gross leasable floor area of 1320 square metres will be permitted. Uses Permitted Zone Requirements ("(H)" Zone) 03TM 038 Revoked by By-law 5556199 o (4) -6- Removal of"(H)" Holding Symbol BY-LAW 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. EFFECTIVEDATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY-LAW read a first, second, and third time and finally passed this 1999. 1 st day of February, Signed Wayne Arthurs, Mayor Signed Brace Taylor, Clerk INFORMATION COMPILED FROM APPLICANT'S SUBMITTED SITE PLAN A 08/05 EXISTING ADJACENT PROPERTY KINGSTON ROAD THIS MaP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT. PI_ANN lNG INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 19, 2005. 0 ~ 0 ATTaiNmENT #~TO INFORI~'~,TION I:EPOET# R3 DUNFAIR STREET (H)MU BY-LAW 41 R3 ON-' 825/84 CA(C) BY-LAW 1740/83 263~ (H)MU-10 BY-LAW 4121/92 City of Pickering Planning & Development Department DATE: MAFL 9' ~t~-5¢ t ¢