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HomeMy WebLinkAboutPD 17-07 Citlf 0# REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PD 17-07 Date: June 4, 2007 ('17 From: Neil Carroll Director, Planning & Development SUBJECT: Zoning By-law Amendment Application A 8/06 Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham Part of Lot 24, Concession 1 (40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1) (1097,1099,1101, 1101A, & 1103 Kingston Road) City of Pickering Recommendation: 1. That Report PD 17-07 of the Director, Planning & Development, regarding Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham Zoning By-law Amendment Application A 8/06 be received; 2. That Zoning By-law Amendment Application A 8/06 submitted by Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham, on lands being Part of Lot 24, Concession 1 (40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1) (1097,1099, 1101, 1101A, & 1103 Kingston Road), City of Pickering, to amend the zoning to permit a broader list of commercial uses, including a variety of retail, personal service shop, office and restaurant uses on the subject properties, be approved subject to the conditions outlined in Appendix I to Report PD 17-07, and 3. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 8/06, as set out in Appendix II to Report PD 17..07, be forwarded to City Council for enactment. Executive Summary: The applicants propose to rezone the subject properties, that currently support three commercial buildings and two vacant parcels, to permit a broader list of commercial uses, including a variety of retail, personal service shops, office and restaurant uses. The subject application is similar to the application on the properties to the east being the Brookdale Centre Inc. lands that is subject to Report PD 18-07 for a similar list of permitted uses. The owners wish to ensure that the subject properties have a coordinated permitted uses and leasing opportunities. Report PO 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham (A 8/06) (\ 18 Page 2 The applicants have also requested through this rezoning application, that the road pattern of the Town Centre West Development Guidelines (TCWDG) be revised to delete Street 'A', as a public street through the centre of subject properties and permit this section of road to function as a private main aisle (see Attachment #3). The applicants do not propose any changes to the existing buildings or sites. The recommended uses are compatible and appropriate for the subject lands and conform to the Pickering Official Plan. The proposed zoning to permit a full range of retail, office and personal services uses will create a more dynamic commercial environment that will be more attractive to pedestrian traffic. The new uses will also promote opportunity for a more intensive use of the land, which will result in better utilization of the land and greater opportunity to achieve the floor space index goals of the Official Plan. Street 'A', whether a public road or a private main traffic aisle, will function as part of the overall transportation network to move traffic effectively through the Town Centre West area. It is recommended that this application be approved, and the draft by-law be forwarded to City Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the approval of the zoning for the additional commercial uses on the subject properties. Sustainability Implications: This development proposal is an infill project that provides for commercial intensification, makes efficient use of existing buildings and vacant lands, and takes advantage of existing infrastructure within the City's urban area. The site is located on a designated transit spine. The proposal generally represents a sustainable approach for the development of the subject lands. Background: 1.0 Introduction The applicants have submitted an application to amend the zoning by-law in order to permit additional commercial uses, revise the uses currently permitted, and remove the existing gross leasable floor area limitations and restrictions for the subject properties (see Location Map, Attachment #1). The subject lands are composed of five separate properties of which three contain existing buildings (see Attachment #2 - air photo of property layout). Report PO 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham (A 8/06) Page 3 The requested uses include: . assembly hall · business office · commercial-recreational establishment . commercial club · commercial school . day nursery · discount department store . drug store . dry cleaning depot . duplicating shop . financial institution · furniture & major appliance store · general merchandise store t) 1 ~ \.. .1.) · grocery store · home improvement centre with accessory garden centre · outdoor storage, display and sale of retail and garden centre products · personal service shops · professional office . place of amusemenVentertainment . restaurant - Type A . restaurant - Type F . retail store . service store . video store The applicants have also requested through this rezoning application, that the road pattern of the TCWDG be revised to delete Street 'A', as a public street through the centre of subject properties and permit this section of road to function as a private main aisle (see Attachment #3 - Development Guidelines Proposed Road Network and Attachment #4 - Development Guidelines Land Use Plan). 2.0 Comments Received 2.1 At the October 19, 2006 Public Information Meeting No public comments were received at the Public Information meeting (see text of Information Report and Meeting Minutes, Attachments #6 & #7). 2.2 Agency Comments Toronto and Region Conservation Authority - TRCA advised the subject properties are not located within TRCA regulated area, therefore they have no objection to the application; - TRCA does suggest that a comprehensive storm water management strategy for the area be completed (see Attachment #8); Report PO 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., '\ /and The Regional Municipality of Durham (A 8/06) l' /... II Page 4 Region of Durham - the proposal is permitted by the policies of the Durham Region Official Plan; municipal water supply and sanitary sewer services are available to the subject property; - transportation and access requirements will be concluded during site plan approval process; - the applications have been screened in accordance with Provincial Interests and Delegated Review (see Attachment #9); No other agency that provided any comments has any objection to the subject applications. Certain technical issues and requirements related to the proposed use of the site can be addressed through the site plan process, if this application is approved. 3.0 Discussion 3.1 Broad Range of Commercial Uses Compliments the Official Plan The subject property is designated Mixed Use Area - Mixed Corridors Area in the Pickering Official Plan. Permissible uses within Mixed Use Area - Mixed Corridors Area includes, amongst others, a variety of residential uses including townhouses and apartment buildings, retailing of goods and services, offices and restaurants. The Official Plan also establishes a commercial intensification limit of 2.5 floorspace index (total building floorspace divided by total lot area). Mixed Use Area - Mixed Corridors Area are also encouraged to develop in an integrated manner for a wide variety of uses and purposes, and to intensify over time up to the maximum density and floorspace indices. The subject property is appropriately designated for the requested range of commercial uses. Both the principles of the TCWDG and the Kingston Road Corridor Urban Design Development Guidelines support expanded retail uses on the subject lands. Both these guidelines promote the area as a pedestrian friendly environment and intensified land use. The current zoning relies mostly on uses related to automobile traffic that detracts from the area becoming more pedestrian friendly. The proposed zoning amendment to allow for a full range of commercial uses will create a more dynamic commercial environment and encourage higher intensity of land use that is less automobile dependent. All of the requested uses are supportable with the exception of a 'Restaurant Type-F', (which is a drive thru restaurant) and a home improvement centre. The vision of creating a pedestrian friendly environment does not include drive thru restaurants or home improvement centres. The Market Justification Study for the application concluded that all requested uses are appropriate and will not result in any negative impact on Pickering's commercial structure. Report PD 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham (A 8/06) Page 5 '\ r~ oil' l .:"_l 3.2 Industrial Uses Should Be Eliminated Zoning on four of the five properties currently permits a light manufacturing use and equipment supplier. This use is more reflective of former uses in the area and should be eliminated as a permitted use given the areas change to a broad commercial purpose. The land use conflicts between industrial and commercial activities should be eliminated. Furthermore, the industrial use is not considered as being a form of land use that evokes a pedestrian friendly environment, as it is more automobile dependent. For the area to evolve, the industrial uses should be eliminated as they would be counter productive to the land use vision for the area. 3.3 Existing Commercial Floor Space Restriction No longer Required The existing zoning by-laws for the subject properties contain a restriction on the amount of floor space that can be utilized by some of the commercial uses. The removal of the commercial limitations will provide a greater opportunity to achieve the widest variety of uses and highest level of activity as set in the strategic policies of the Official Plan. However, there is still a need for certain retail restrictions to ensure this area will be supportive and complementary in function to the downtown core area. 3.4 Removal of the Public Road Requirement Through the Subject lands is supported subject to Appropriate Exchange of Right-of-Way Easements The TCWDG establish overall development principles for the area and includes an internal road network pattern. The internal road network planned for the Town Centre West Neighbourhood is an integral component of this development area and is necessary to adequately serve the needs of future businesses and residents. The road network provides for vehicular and pedestrian internal linkages between various access points around the perimeter of the Town Centre West Neighbourhood (see Attachment #4 - Development Guidelines Land Use Plan). The applicants request that the requirement for a public road extending east- west through the subject lands be removed (part of Street A in the TCWDG) ( see Attachment #3). In reviewing the need for a public road through the TCWDG area (and the rezoning application on the abutting property to the east, A03/06) it is being recommended that a public road be required to connect Kingston Road, south from Walnut Lane, to Liverpool Road (Attachment #5). The remainder of the 'road' network is recommended to be provided through the use of private' aisles'. Consequently, it is considered appropriate to eliminate the public road (Street A) through the subject lands, but retain a private aisle at the same location to ensure proper traffic circulation through out the area. MP&E supports the downgrading of this section of Street A to a private aisle. The intersection of this aisle with Dixie Road would be substandard if elevated to public road status. Assigning a more significant role to this aisle is not recommended. Report PO 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham (A 8/06) C ~ ~~ :.~~. Page 6 As part of the conditions of approval, it is recommended that the applicants enter into new or amending site plan agreements that will release them of any obligation for the conveyance of land for a municipal road. The agreement(s) will require that an exchange of right-of-ways be provided for the general public use of the traffic aisles to ensure proper traffic flows throughout the Town Centre West area. The Region of Durham's property located at 1103 Kingston Road is proposed for a EMS site. One of the accesses to the EMS site is proposed on the future private aisle located between the EMS property and the lands to the east owned by Brookdale Centre Inc (see Attachments #3 & #4). The design of this aisle will require careful consideration to accommodate the EMS facility access requirements. This aisle may require special easements to be registered on title to ensure functionality and permanency. 3.5 Revisions to the Town Centre West Development Guidelines are Required The subject lands are within the TCWDG area. The TCWDG were adopted by City Council in 1995, establishing a vision for the development of the area as a vibrant mixed use area that would incorporate residential, commercial and office uses. The TCWDG establishes certain overall principles for the areas development and they include a mix of use, an internal road network pattern, connections to the existing Town Centre Neighbourhood and adjacent neighbourhoods, a variety of housing and office building types and a pedestrian and open space network. The TCWDG were a result of development pressures on the area in the mid 1990's. However since their adoption their has been little development interest in the area. With Council's approval of the rezoning application for a Home Depot store on the abutting lands, the intensity of development envisioned by the TCWDG has been adjusted, especially in the short term. Development that currently exists on the subject lands was introduced in accordance with the TCWDG, however, the permitted uses of the subject lands should be expanded to allow for a broader range of commercial opportunities. The TCWDG should be reviewed and revised to incorporate Council's decisions on this application. Staff's revised concept for the road/aisle pattern for the Town Centre West area is shown in Attachment #5. These revisions should form part of an overall review of TCWDG that consider land use, urban design, and transportation/traffic (including right-of-way easements) in a comprehensive manner. It is therefore recommended that revisions to the TCWDG be considered through the Official Plan Review that has been initiated by Council. Report PO 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham (A 8/06) Page 7 (\ n ,..... \. :... ,) 4.0 Technical Matters 4.1 Amending or Future Site Plan Agreement will be Required An amending site plan agreement between the City and the owners of the subject lands will be required to ensure that all matters related to the requirement for public roads and/or private traffic aisles and the related right-of-way easements have been addressed. When development is proposed for the vacant properties associated with this application a site plan agreement will be required to address all matters of the City, financial and otherwise and will also require the exchange of right-of-ways to secure the provision of private traffic aisles. 4.2 Proposed Zoning By-law Amendment The draft implementing zoning by-law recommends that the subject properties be rezoned to permit the proposed broad range of commercial uses including retail, office and personal services. The by-law will also delete the floor space restrictions on some of the existing commercial uses and delete the industrial uses as permitted uses" 5.0 Applicant's Comment~ The applicant has been advised of the recommendations of this report and has indicated support for the recommendation. APPENDICES: APPENDIX I: APPENDIX II: Recommended Conditions of Approval for A 8/06 Draft Zoning By-law Amendment Attachments: 1. Location Map 2. Air photo of property layout 3. Development Guidelines Proposed Road Network 4. Development Guidelines Land Use Plan 5. Staff Vision for Town Centre West Area 6. Text of Information Meeting Report 7. Minutes from October 19, 2006 Statutory Public Information Meeting 8. Agency Comments - TRCA 9. Agency Comments - Region of Durham Planning Department Report PO 17-07 Date: June 4, 2007 Subject: Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., ('. r, /and The Regional Municipality of Durham (A 8/06) '- .._ l' Page 8 Prepared By: Approved I Endorsed By: -4 8,RPP Ing & Development Ros1~IP~ Principal Planner - Development Review RP:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council APPENDIX I TO REPORT PO 17-07 t\ ri "".... t. .~ ,^J RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-L.AW AMENDMENT APPLICATION A 8/06 1. That the owners enter into site plan agreements or amending agreements with the City to reflect the comments of the report of the Director, Planning & Development Report PO 17-07. The site plan agreements shall ensure the fulfillment of the City's requirements, financial and otherwise, which shall include, but not necessarily be limited to: (a) the registering of Hasements for the travelling public for access between properties and to abutting properties; (b) the establishment of traffic aisles in order to create an appropriate traffic flow across and through the subject properties; (c) the elimination of options to convey lands to the City for future internal municipal roadways. /"', r.,...." \. ..' U DRAFT BY-LAW APPENDIX" TO REPORT PO 17-07 ZONING BY-LAW AMENDMENT APPLICATION A 8/06 DRAFT THE COHPORATION OF THE CITY OF PICKERING .'\n-l \..; ...~..., ( BY-lAW NO. Being a By-law to amend Zoning By-law 3036, as amended by By-laws 2641/88 and 41321/95, to implement the Official Plan of the City of Pickering, Region of Durham, on Part of lot 24, Concession 1, in the City of Pickering. (A 8/06) WHEREAS the Council of The Corporation of the City of Pickering passed By-law 2641/88, amending By-law 3036, to permit the development of special purpose commercial uses on the subject lands, being Part of lot 24, Concession 1, in the City of Pickering; AND WHEREAS the Council of The Corporation of the City of Pickering passed By-law 3254/89, amending By-law 2641/88, to revise parking requirements and permitted uses on a portion of the subject lands, being Part of lot 24, Concession 1, in the City of Pickering; AND WHEREAS the Council of The Corporation of the City of Pickering passed By-law 4602/95, further amending By-law 2641/88, to permit the establishment of a restaurant with eat-in, take-out and drive-through order and pick-up services on a portion of the subject lands; AND WHEREAS the Council of The Corporation of the City of Pickering passed By-law 4621/95 to further amend By-law 3036, as amended by By-laws 2641/88, 3254/89 and 4602/95 to permit additional special purpose commercial uses, and a consolidation of uses on the subject lands, being Part of lot 24, Concession 1, City of Pickering; AND WHEREAS the Council of The Corporation of The City of Pickering deems it desirable to permit a variety of commercial uses on the subject lands, being Part of lot 24, Concession 1, in The City of Pickering; AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING ENACTS AS FOllOWS: 1. SCHEDULES I and II Schedules I and II attached hereto with notations and references shown thereon are hereby declared to be part of this By-law. - 2 - (\ (, ': t .... \~~ WAFT 2. AREA RESTRICTED The provisions of this By-law shall only apply to those lands on Part of 24, Concession 1, City of Pickering, designated "MU-22" on Schedule I attached hereto. 3. DEFINITIONS In this By-law, (1) "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) "Body Rub Parlour" includes any premises or part thereof where a body rub is performed, offered or solicited in pursuance of a trade, calling, business or occupation, but does not include any premises or part thereof where the body rubs performed are for the purpose of medical or therapeutic treatment and are performed or offered by persons otherwise duly qualified, licensed or registered so to do under the laws of the Province of Ontario; (4) "Build-to-zone" shall mean an area of land in which all or part of a building elevation of one or more buildings is to be located; (5) "Business Office~ shall mean a building or part of a building in which the management or direction of a 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 station and related studios or theatres, but shall not include a retail store; (6) "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessities are kept for retail sale primarily to residents of, or persons employed in, the immediate neighlbourhood; - 3 - DRAFT ',r, '" l. ;... ,,1 (7) "Commercial Recreation Establishment" shall mean a commercial establishment in which indoor recreational facilities such as bowling alleys, miniature golf courses, bingo facilities, gymnastics facilities, roller skating rinks, squash courts, swimming pools and other similar indoor recreational facilities are provided, and which may include an athletic or recreational club; (8) "Dav Nursery" shall mean lands and premises duly licensed pursuant to the provisions of The Day Nurseries Act, or any successor thereto, and for the use as a facility for the daytime care of children; (9) "Dry Cleaninq Dl3POt" 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; (10) "Duplicatinq ShOlL shall mean a part of a building where such items as letters, plans, pictures and documents are reproduced by Photostatting, blueprinting or other similar methods; (11) "Dwellinq" shall mean a building or part of a building containing one or more dwelling units, but does not include a mobile home or trailer; (12) "Dwellinq Unit" shall mean one or more habitable rooms occupied or capable of being occupied as a single, independent, and separate housekeeping unit containing a separate kitchen and sanitary facilities; (13) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (14) "Floor Area - Hesidential" shall mean the area of the floor surface contained within the outside walls of a storey or part of a storey; (15) "Food Store" shall mean a building or part of a building in which food, produce, and other items or merchandise of day-to-day household necessity are stored, offered or kept for retail sale to the public; (16) "Furniture or Maior Appliance Store" shall mean an establishment in which furniture, major appliances or a combination thereof are stored, offered and kept for wholesale or retail sale; (17) "Gross Floor Area - Residential" shall mean the aggregate of the floor areas of all storeys of a building or structure, or part thereof as the case may be, other than a private garage, an attic, or a cellar; (18) (19) (20) (21 ) (22) (23) (24) (25) (26) - 4 - nD A J:'~r' lJn/-lrl "" ('\ ..... l''':;v "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; "Home Improvement Centre" shall mean a building or part of a building used for the display and wholesale and retail sale of building materials, hardware or accessories, including cabinets, electrical fixtures, carpets, floor coverings, plumbing supplies, wallpaper, draperies, garden supplies, lumber and swimming pool supplies; "Laundromat" shall mean a self-serve clothes washing establishment containing washing, drying, ironing, finishing or other incidental equipment; "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; "Lot" shall mean an area of land fronting on a street which is used or intended to be used as the site of a building, or group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; "Lot Coveraqe" shall mean the percentage of lot area covered by all buildings on the lot; "Lot Frontaqe" shall mean the width of a lot between the side lot lines measured along a line parallel to and 7.5 metres distant from the front lot line; "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 dressmaking shop or a photographic studio, but shall not include a body-rub parlour as defined in the Municipal Act, RS.O. 1980, Chapter 302, as amended from time to time, or any successor thereto; "Place of Amusement/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 a theatre, but shall not include a games arcade or an adult entertainment parlour as defined in the Municipal Act, R.S.O. 1990, c.M.45, as amended from time to time, or any successor thereto; - 5 - ,DRAFT '\ " l:01. (27) "Private Garaqe'~ shall mean an enclosed or partially enclosed structure for the storage of one or more vehicles, in which structure no business or service is conducted for profit or otherwise; (28) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and whic:h 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 the Municipal Act, R. S. O. 1980, Chapter 302, as amended from time to time, or any successor thereto; (29) "Restaurant - Tvpe 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 off the premises, or both, but shall not include an adult entertainment parlour as defined herein; (30) "Restaurant - Tvpe 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; (31) "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; (32) "Storey" shall mean that portion of a building other than a basement, cellar or attic, included between the surface of any floor and the surface of the floor, roof deck or ridge next above it; (33) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as; a building or structure and is open, uncovered, and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon. 4. PROVISIONS ("MU-22'" Zone) (1) Uses Permitted ("MU-22" Zone) No person shall within the lands designated "MU-22" on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose E!XCept the following: (a) assembly hall; (b) business office (c) commercial-recreational establishment (d) commercial club .'~ 0 '" \. oJ.... (e) (f) (g) (h) (i) U) (k) (I) (m) (n) (0) (p) (q) (r) (s) (t) (u) - 6 - commercial school day nursery discount department store drug store dry cleaning depot duplicating shop financial institution furniture & major appliance store food store outdoor storage, display and sale of retail and garden centre products personal service shops professional office place of amusement/entertainment restaurant - Type A retail store service store! residential apartments above the first floor of a building (2) Zone Requirements ("MU-22 " Zone) No person shall, within the lands designated "MU-22" on Schedule I attached hereto, use any lot or erect, alter or use any building or structure except in accordance with the following provisions: (a) BUILDING RESTRICTIONS: (i) Building Location and Setbacks: A Buildings and structures shall comply with the minimum setbacks illustrated on Schedule I attached hereto; B A structure or building may occupy the build-to-zone illustrated on Schedule I attached hereto; C A minimum of 45% of the length of the build-to-zone shall be occupied by a structure, or a minimum of 50% of the length of the build-to-zone shall be occupied by a building, both illustrated on Schedule I attached hereto; (ii) Building Height: A Minimum Building Height: 2 storeys or 6.5 metres B Maximum Building Height: 4 storeys or 13.0 metres C Minimum Arbour Structure Height: 4.5 metres entirely or partially located within the Build-to-Zone - 7 - Jr;tD ArT ~:;;f1/-1rA .. :'\ I) "" \. ,..h) (iii) Lot Coverage (minimum): 20 percent (b) PARKING REQUIREMENTS: (i) For the purpose of this clause "parking space" shall mean a useable and accessible area of not less than 2.6 metres in width and not less than 5.3 metres in length for the temporary parking of a vehicle, but shall not include any portion of a parking aisle or driveway; (ii) Then:! shall be provided and maintained a minimum of 4.5 parking spaces per 100 square metres of gross leasable floor area for all permitted uses listed in Section 4(1) of this by-law; (iii) Notwithstanding Clause 4. (2) (b) (ii) above the parking provided for the gross leasable floor area in existence on each propE~rty on the day of the passing of this by-law shall be deemed to comply with of the by-law, however all new buildings or new gross leasable floor area shall comply with Clause 4 (2) (b) (ii) above; (iv) Notwithstanding Clause 4.(2) (b) (ii) above, parking for a bingo facility as a commercial recreational establishment on the lands designated "MU-22" on Schedule 1 attached hereto shall be provided and maintained on those lands at a minimum of one parking space per 9 square metres of gross leasable floor area or part thereof; (v) Notwiithstanding Clause 4.(2) (b) (ii) above, a minimum 1.2 parking spaces per unit, and 0.3 spaces per unit for visitolrs, shall be provided for any residential apartment unit. (vi) Clauses 5.21.2a), 5.21.2b), 5.21.2c), 5.21.2d) and 5.21.2e) of By-law 3036, as amended, shall not apply to lands designated "MU-:22 on Schedule I attached hereto; (vii) Notwithstanding clauses 5.21.2g) and 5.21.2k) of By-law 3036, as amended, all entrances and exits to parking areas and all parking areas shall be surfaced with brick, asphalt or concrete, or any combination thereof. I''. r; .~ l';'" 'j - 8 - nil" , . '" ..'4t::7 (c) OPEN STORAGE: (i) All uses, other than parking, shall take place entirely within enclosed buildings or structures with no outside storage or display. (d) SPECIAL REGULATIONS: (i) All entrances and exits to parking areas and all parking areas shall be surfaced with brick, asphalt or concrete, or any combination thereof; (ii) At grade parking lots shall be permitted no closer than 3.0 metres from the limits of the "MU-22" Zone identified on Schedule I attached hereto, or any road; (iii) No drive-thru facilities are permitted on the lands designated "MU-22." as illustrated on Schedule I of this by-law; (iv) Notwithstanding Clause 4.(2) (d) (iii) above one Restaurant - Type F is permitted within the "MU-22" Zone; (v) Maximum floor area for a discount department store shall be 7 ,450 square metres; (vi) Aggregate of retail stores less than 300 square metres shall not exceed 4000 square metres; (vii) Total 9ross floor area of retail stores shall not exceed 9,500 square metres. - 9 - '\ r.".... \,-' 0 J 5. 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. 6. EFFECTIVE DATE This By-law shall come into force In accordance with the provisions of the Planning Act. BY-lAW read a first, second, and third time and finally passed this .1~' of June, 2007. David Ryan, ,. Debi A. Bentley, City Clerk ~ ~ ~ t; ~ ~ CON 1 S PT LOT 25 40R-1860 PART 1 PT PART 2..3 rx () '\ ~~ 0\G0 l' N SCHEDULE I TO BY-LAW PASSED THIS DAY OF MAYOR - DAVID RYAN CITY CL.ERK - DEBI A. BENTLEY ~ --- . - - - ~~ c.,'" <v<:;) <v~ c,v ~ ~ c1 t; J? ~ 1>< () '\ ~~ 0\GY' r--., I I BUILDING ENVELOPE L__.J l' N SCHEDULE ]I TO BY-LAW PASSED THIS DAY OF. MAYOR - DAVID RYAN ~ ~~ CITY CLERK - DEBI A. BENTLEY ~ ,', r,. ....... . . ,- v . "r) ~, l'0d tTTACHMENl # r;U;JRl # PD_ I TO 17-07 -J J.--.:=. -:1 CRESCENT ~ ~ I II I S~G-<"O~ ;// I \Y/ /Y ~O'r~ rI 1--:// I- \ \ \ ~?-\\~ V~ ~ I/J7Trr III t--0lI "'-\~ I \ .l.J S-<"O IU III II 1-=:::: COUR1_ VL../ /./ RAMB~EBERRY AVi" ~ ~ 1\ 1 ~~ /vY/ ./ ~ gs 'I/)~: ~ / /v /" ~ MEADOW € f--w-:~ -/ 'SV /" .-rJ t---. b< 'y ~ ~lIIID7 j ~ 3: ~ 5 CRES. ~ %1== V W is I I 11,\ zl== /' 83 u ?<J wl-- I -' ....J ....J ~ 01--' .... v [D _ L!. \ L ;s ~ ~~~ ' ~-~ ~\ G~0....y ~ ,~~ & f>=::k l/~~~S-" 1103 -;2 \t. ~ ~ ~}-" 1101A i5 ~~~ 0 i. 1097 ~ REGION F DURHAM LAKERIDGE PROPERTIES INC. o <( o ~ 1101 NEROTAL 1'099 LTD. ~ ~AO' rI'GrI""" _ ~ .... c.~.R. €,\ S',,€. 1 EMIX LTD. w x Ci ......... p..~\...'< ~ r-I : \\\\\\\\\ \\ \ 1/ U w .- til \\\\\\W~~ ~ ~ ~ ~~~~,-!\Il' ~ r:= 0 -,....~ 'Il ~ t f:= ~ WAYFARER U ----: Y- '-- ~ I-- LAN E :::::=:tt. '6..... - r-- ~ ~ :::-:; ~~r.. =- 8 f:= ~ ~" "O;m ,,7== ~ t== . .::!:..I/ \ ~ ~ ~-~ ~ Planning & Development Department Rt.t.\ / r--f\J'- h iW City of Pickering PROPERTY DESCRIPTION N/A OWNER VARIOUS FILE No. A 08/06 SCALE 1:5000 CHECKED BY GR l' DATE SEPT. 13,2006 DRAWN BY JB a~Q :loure..: Teron_.. Enterpri... Inc. and it. auppliera. All right. R.I..tved. Not 0 pion of aurve)'. 2005 MPAC ond a. ....ppli.rs. All rights Re_rv.d. Not CI pion Dr S...rvev. PN-8 CJ) Q) :e Q) 0- o "- c.. f l' '+- :~.j 0 >. ..c: 0- m "- C> o ...... o ..c: c.. I ~,~ t....... "- III g G) ::i: <c ,..,."( V"'" ""~'"T f! 3 TO , ". -/ ;-:-::- -} lOO&/3^1l OVOCl .- o <l' ~ ~ o :r. c z w CJ W ..J 00 W<( ...JO ~a:: <(0 W- >...J -al a:::J 00. "1M , ' , ' I ' , ' , I ....."'" ,,-------_...-, ',.' , ..... \ , ,-__, ___...-- 1.\ , , I I , , I I I I , \ I I I , I 1\ \ , I I , \ , I , I I I I I II I I II I I I . .~ I I I I . . A3l0j (f) (f) o Ct: -l ::J u OVOCl S;)NllMVCI W[J'f-- Ct: .. z o . ',.. 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",;..ti S~'~' ,.~' rT H If TO 17 1>7 " 4.,r i I \_'- INFORMATION COMPILED FROM TOWN CENTRE WEST DEVELOPMENT GUIDELINES A 08/06 - EMIX LTD. , NEROTAL ~NC., LAKERIDGE HEALTH, REGION OF DURHAM 3 BLOCK NUMDER D ROAD OESICNA liON ~[ClAllY TREATED ROADWAY LEGEND '~'.'~' '01 ROADWAY ~ RIGHT-OF.WAY WIDTH see Council Modification (iv) -'-- ," - '-::-:. / / :-:-- ./-:::'~:-::- .. ---- :;;':>.. - ~ ::~..:t~::::-~ ----.... --~ -:~ :::::::::-.. -- ~::-.-::::--'.~ .-...-..-."'---- / .. ~~_ _/:::ii0~;~~/ --=::::::: :--./ -- ---.. :--........ STREET A REQUEST THAT THIS PORTION OF STREET A BE REMOVED FROM THE TOWN CENTRE WEST DEVELOPMENT GUIDELINES ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, MAY 17, 2007. 'ATTACHMENT' . .,y. TO ~EPORT I PO 17-01"'} STAFF VISION FOR TOWN CENTRE WEST i'iO~ RO~O ~~G5 """-c ~ """-c ~ ""-c -- __-=-_."...- _F"---~ ----- -- ......-----... (~'R \ o~ \ ~~j n~ \\. =--___1 .i ~ 'C;. ~"""'''' "" ~ --- 0 ~ f15 oS :::; /~ I ~ / ( \ \ \ \ p~ \ \ "'- ~, ------' --- ,", 4. f"' t, (" THIS MAP WAS PRODUCED BY THE CITY OF PICKERING, PLANNING & OEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, MAY 18, 2007. .. b ',1,", ;7__ ~ ~:J'.J ,.I J ,; b"'lJ_~"..i7='!:[1..". "4 .'" l: 0 CifJI (]~ INFORMATION REPORT NO. 11-06 FOR PUBLIC INFORMATION MEETING OF October 19, 2006 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 08/06 Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham Part of Lot 24, Concession 1 (40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1) (1097,1099,110'1, 1101A, & 1103 Kingston Road) City of Pickering 1.0 PROPERTY LOCATIO'" AND DESCRIPTION - the five properties subject to this application total an approximate land area of 4.0 hectares in size; - the subject properties are located at the southeast corner of Kingston Road and Dixie Road (see Attachment #1 - Location Map); residential uses are located to the north, across Kingston Road, Brookdale Centre Inc. lands are located to the east (proposed Home Depot), mixed industrial-commercial uses are located to the west, across Dixie Road, and Highway 401 and residential uses are located to the south; - the properties affectEld by this application are currently occupied by: . Tucker's Marketplace Restaurant (1097 Kingston Road - Emix Ltd.); . Two-Storey - Office/Retail Building (1099 Kingston Road - Emix Ltd.); . Three-Storey -- Office/Retail Building (1101 Kingston Road - Nerotal Ltd.); . Vacant Land - (11 01A Kingston Road - Lakeridge Properties Inc.); . Vacant Land -, (1103 Kingston Road - Regional Municipality of Durham); (see AttachmEmt #2 - Air Photo of Property Layout); - all of the properties subject to this zoning amendment application currently have special-commercial zoning which allows for a mix of retail-commercial, office, and restaurant uses, and are subject to floor area limitations and restrictions. .i b '(I', f~;:;;:.,:.;;.:.;..'-,:,;;::~:~~''Ji jHr i 'fD"",.j.Z:.f21=,.,,..,~... Page 2 Infor~4q~ Report No. 11-06 2.0 AMENDMENT PROPOSAL the applicant proposes to amend the existing zoning by-laws pertaining to the subject properties to permit additional commercial uses, revise the uses currently permitted, and remove the existing gross leasable floor area limitations and restrictions; requested uses to be added through zoning by-law amendment Application A 08/06 are: . assembly hall; . commercial club; . commercial school; . day nursery; . discount department store; . drug store; . dry cleaning depot; . garden centre associated with a home improvement centre; . general merchandise store; . grocery store; . outdoor stora!~e, display and sale of retail and garden centre products; . personal service shops; . restaurant - Type A; . retail store; . service store; . video store; this application is also requesting that uses currently permitted (refer to Table A in Section 3.4) be revised to allow for a broader range of uses, which will allow for better marketing/leasing flexibility, and that floor area restrictions and limitations on commercial uses and business/professional office uses be removed to aid in diversifying the properties from a land use perspective. 3.0 OFFICIAL PLAN AND ;ZONING 3.1 Durham Regional Offic:ial Plan - the Durham Regional Official Plan identifies the subject lands as being designated "Special Policy Area - A (Pickering)"; this designations goal is to maximize the areas highway exposure as a main street and gateway to the Region and to intensify development in a manner that will not adversely affect similar development within the Main Central Areas of the City of Pickering; - the subject application will be assessed against the policies and provisions of the Durham Region Official Plan during the further processing of the application; ,f b I7:J~7 Page 3 ., 4- ~....,i J Information Report No. 11-06 3.2 Pickering Official Plan the Pickering Official Plan designates the subject lands as "Mixed Use Areas - Mixed Corridors Areas"; permissible uses within "Mixed Use Areas - Mixed Corridors Areas" include, amongst others, a variety of uses including residential, retailing of goods and services, offices and restaurants; "Mixed Use Areas -, Mixed Corridors Areas" are intended to have the widest variety of uses and the highest level of activities in the City when compared to other designations; the Pickering Official Plan establishes an intensification prerequisite in terms of a minimum and maximum density range and a maximum floor space index (FSI) for "Mixed Use Areas - Mixed Corridor Areas"; - the density requirement is over 30 and up to and including 140 dwelling units per net hectare and the maximum FSI of 2.5; - the proposed application has an overall FSI of 0.5, based on the developed lands within this application; - the FSI could fluctuate depending on future development of the lands owned by the Lakeridge Properties Inc. and the Regional Municipality of Durham; - the subject lands are within the Town Centre Neighbourhood of the Official Plan; the Pickering Official Plan encourages the highest mix and intensity of uses and activities in the City to be in this neighbourhood; the subject lands are within a Detailed Review Area and the City has adopted the Town Centre V\fest Development Guidelines which envelop the subject lands (see Section 3..3); Schedule II of the Piickering Official Plan - "Transportation System" designates Highway 401 as a "Freeway", Kingston Road where it abuts two of the five properties as a "Type B Arterial Road" and a "Transit Spine", and Dixie Road south of Kingston Road as a "Local Road"; Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speeds and have some access restrictions; - A Transit Spine is where a higher level of transit service is to be encouraged; Local Roads generally provide access to individual properties and carries local traffic; Schedule III of the Piickering Official Plan - "Resource Management" designates a portion of 1101 Kingston Road as being "Shorelines and Stream Corridors"; Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability; the subject application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the application; 3.3 Town Centre West Development Guidelines - the Town Centre VVest Development Guidelines were adopted by City of Pickering Councilor! February 20, 1995; - the Development Guidelines identify matters such as the land use mix and arrangement, the scale and intensity of use, the transportation/internal roads network, engineerin~~ matters and community design requirements; the Development Guidelines also addresses building setbacks and build-to-lines, building heights, vehicular circulation, access, and parking; Information Report No. 11-06 6 ___, 17-Q1 Page 4 ~'i 4tGe Development Guidelines establish certain overall principles for the areas development and they include a mix of use, an internal road network pattern, connections to the existing Town Centre Neighbourhood and adjacent neighbourhoods, a variety of housing and office building types and a pedestrian and open space network; the internal road network planned for the Town Centre West Neighbourhood is an integral component in this area and is necessary to adequately serve the needs of future residents and businesses as they will provide internal linkage between various access points around the perimeter of the Town Centre West Neighbourhood (see Attachment #3 - Development Guidelines Land Use Plan); the applicant's proposal may require a modification to the Town Centre West Development Guidelines as the applicant has requested that the road pattern be revised to remove the east/west public street identified as "Road A" (see Attachment #4 - Development Guidelines Proposed Road Network); 3.4 ZoninQ By-law 3036 the subject propertilss are currently zoned "SC-18", "SC-19", "SC-33", and "SC-34" - Special Commercial Zone by By-law 3036, as amended by By-law 2641/88 and By-law 4621/95; the table below outlines the uses which are currently permitted on the subject properties: Table A - Current Permitted Uses on Subiect Properties 1097 Kingston Road (SC-18) 1099 Kingston Road (SC-33) ..J Business Office Commercial-Recreationall Establishment Duplicating Shop ..J ..J ..J ..J Financial Institution Furniture & Major Appliance Store Home Improvement Centre Light Manufacturing & Equipment Supplier ..J Professional Office ..J Place of Am usementlE ntertai n mellt ..J Restaurant - Type B ..J ..J ..J Restaurant - Type F 1101 Kingston Road (SC-34) ..J ..J ..J ..J ..J ..J ..J ..J ..J ..J 1101A 1103 Kingston Kingston Road Road (SC-19) (SC-19) ..J ..J ..J ..J ..J ..J ..J ..J ..J ..J ..J ..J ..J ..J Information Report No. 11-06 6 17-e7 Page 5 _ the applicant proposes to amend the existing zoning by-law on the subject properties to permit additional commercial uses, broaden the uses currently permitted to increase marketing/leasing flexibility, and remove the existing gross leasable floor area limitations and restrictions in order that all properties have the same permitted uses, development provisions, restrictions, and limitations; C47 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no resident comments have been received to date; 4.2 Agency Comments no agency comments have been received to date; 4.3 Staff Comments The following list identifies matters and issues to date, which require further review and examination by staff: . review of the proposed uses to be introduced to the subject properties to determine their appropriateness; . review of the existing uses on the subject properties to examine their purpose and function; . review of the current floor areas of existing development and future development and determine if floor area restrictions and/or limitations should be applied to certain uses; . submission of a Retail Market Study in order to review and assess the impacts of this :z:oning amendment on the existing retail areas and to ensure that proposed retail uses would not negatively impact Pickering's downtown core; . review of the current parking requirements of the zoning by-law and determine if the established requirements are appropriate or if they should be updated to provide a coherent parking standard over all of the properties subject to this application; . ensure the application can achieve a high level of sustainable components; . provide specific zoning provisions in the amending zoning by-law which will foster and maintain the principles of the Town Centre West Development Guidelines; . review of the impacts of the Toronto and Region Conservation Authority (TRCA) flood mapping of Pine Creek on the development potential of the subject lands and the achievement of the broader development vision for the Town Centre West area; Information Report No. 11-06 : H.6 . i7-(5'r" Page 6 (~4;; review the application against the Council adopted Town Centre West Development Guidelines to ensure that development respects the fundamental elements and principles of the Town Centre West Development Guidelines, specifically with respect to road patterns as the internal road neltwork is an integral component of development in this neighbourhood; This Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Pllanning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received copies of a Plannin~l Analysis Report prepared by The Biglieri Group Ltd. is available for viewing at the offices of the City of Pickering, Planning & Development Department; 6 0-07 Page 7 Information Report No. 11-06 6.3 Property Principal The owners/applicants of the properties subject to this application are Emix Ltd., Nerotal. Ltd., Lakeridge Properties Inc., and the Regional Municipality of Durham, and the agent for this application is Tom Rees from the The Biglieri Group Ltd. ',' 4.... l' ;.1 ORIGINAL SIGNED BY ORIGINAL SIGNED BY Geoff Romanowski Planner II Lynda Taylor, MCIP, RPP Manager, Development Review GXR:jf Attachments Copy: Director, Planning & Development ,"., r: \.. ...J \J G I 7-0 7 APPENDIX NO. I TO INFORMATION REPORT NO. 11-06 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) none received to date. 7 17-07 ----.-T---...-.-.w.-.-~.-..-.--.--..-..-..-...... ....--..-.- Item I Details & Discussion & Conclusion Ref # . (summary of discussion) "r.::'" l J 1. i -' --ZoningBy-lawAmemdrrlent Application A 0.8/0.6 Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Munic;ipality of Durham Part of Lot 24, Concession 1 (40R-16455, Parts 1 & 5:1 40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12618, Part of Part 4 and Part 5 & 40R-22390, Part 1) -J g~~::~t;k:r~~i ~01A.~1~O~ingston Road) I I I 1. Planner Comments i II Geoff Romanowski, Planner II provided an overview of the property location, applicant's proposal and City's Official Plan policies pertaining to this site, as outlined \ in the Information Report # 11-06. I 2. Applicant Comments Thomas Rees of The Biglieri Group, the agent for the application overviewed the application and noted the property owners wish to obtain a greater commercial and office use rights for the properties without the existing floor space restrictions. Thomas Reese noted that the property owners want to maintain their existing use rights for the properties as well as obtain new use rights. The property owners have requested that the existing east-west road in the Town Centre West Development Guidelines be removed. I 3. Comments from Members of the Public I I I I L...".._..... I No comments from memlJers of the public. I +- --------- .L-__. ._u__ The meeting adjourned at 7:42 pm. Page 2 CORP0228-2/02 9 1,-01 .,..r.....'.>>...C.... TORONTO AND REG/ONt';Y- ~~i;' onserva .Ion c~~r The Living City f- f:\. Cl" h~'\H\nr\~c? r. rj.~',,:~:L();:-:!\liF.i'. DF:\~"': fJ"P.fh!ll~}.J' 'Jctcoer 24, 2006 CFN 37747.08 XREF CFN 37736.05 t-)tt~m_N~tdL (fax 9054207(48) Geoff Romanowski Development Review City of Pickering Pickering Civic Cornpiex ;::)rle Tne Esplanade Flickering, ON L 1 V 6K7 ';ear ~v'!r. Romanowski ZOlilf19 dy-Iaw AiT1undnHHlt No. A 08/06 1079,1099,1101, 1101Aand 1103 Kingston Road City of Pickering Emix Limited, Nerotal Limited, Lakeridge Properties Inc. and Region of Durham Thank you for H18 opportunity to review the above referenced Zoning By-law Amendment application. f~urH,er iO our letter of October 24,2006 in respect to 1105 Kingston Road, we offer the following CeJlj'r i l-tt;:rl IS. Flood P,ain Issues ,',s notea In our letter in respect to 1105 Kingston Road, all properties located west of 1105 Kingston i~~03(i, south of Kingston Road, east of Dixie Road and north of Hwy 401 have been identified through .,.....,v-l f1~r-j:'h;r n';:,rr;;"c; 2,10 being outside of the regional storm floodplain As such, the TRCA's ..,temst in the properties is limited to their inclusion within a comprehensive water management strategy relatve to the Pickering Centre West area. APf.JiicaiJle Regulations r flU subject properties are not located within the TRCA's Regulated Area and, as such, an Ontario ':~eglJ!ation 166/06 permit is not required. i"eClJIi Ill'leflOa lions "I ii9f1! or Ule CiO()Ve, TF~CA staff Il<3Ve no objection to the approval of the Zoning By-law Amendment for ~ 079 to 1103 Kingston Road. We continue to recommend that a comprehensive water management strategy tor the Pickenng Centre West area be completed. We would appreciate the opportunity to review Jr;j development proposals on these sites in the context of the water management strategy, either through Site r)ian circulation or direct circulation from the Region of Durham. \:VA trust tnese cormnents are of assistance Please feel free to contact me if you have any questions. ~'r':C(-;rei~/. ,", -".,r', , .c,' '~ID 'PP -,.R'TD1' _..~..." ..,., I ..........v' ........, '..,,,-,, r I . 1. j.,/I 1 fJianager, Develo::.HT....:!nt Planning and Regulation l'i3'1',ing ane Dcveicprnent ~=\'t(:)r'cir~n ~r;-1 "l .,G. Antnony Blgiien, The Biglien Group (fax 416.693.9133) r~ay Davies, Region of Durham (fax 905.666,6208) RODert Starr City of Pickering (fax 905.420.7(48) C;'''C);"Jl::::\P:J8U:,LJEVELOP!v1EW SERVICr:::D: ;:"f-iM/ f:~E(;i()N\PI'KERrNG'1 07' . 1103 KINGSTON_1.DOC 5 Shol,;ham Drive, DO\\llsvipvv. Ontario M;N 154 (4H 661.(,60( HX 661-689B wwvdrca,on.ca @ The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4TH FLOOR P.O. BOX 623 WHITBY, ON L 1 N 6A3 (905) 668-7711 Fax: (905) 666-6208 E-mail: planning@ region.durham.on.ca www.region.durham.on.ca A.L. Georgieff, MCIP, RPP Commissioner of Planning "Service Excellence for Oil! Communities" 9 1}"07 November 2, 2006 "5 ''''I t.' .) Ross Pym, Principal Planner Pickering Civic Complex One The Esplanade Pickering, Ontario L 1V 6K7 ~sent via email to: rpvm@citv. pickerino. on. ca --------- Mr. Romanowski: Re: Zonin~, Amendment Application A 08/06 Applicants: Emix Ltd., Nerotal Ltd., Lakeridge Properties Inc. Location: 1097, 1099, 1101, 11 01A,. and 1103 Kingston Road Southeast corner of Kingston Rd. and Dixie Rd. Lot 24, Concession 1 Municipality: City of Pickering This application has been reviewed and the following comments are offered. The purpose of this application is to amend the zoning of the subject properties to permit additional commercial uses, revise the uses currently permitted and remove the existing gross leasable floor area limitations and restrictions. Reaional Official Plan The lands subject to this application are currently designated Special Policy Area 'A' in the Durham Regional Official Plan. The policy of the plan is to maximize the areas highway exposure as a mainstreet and gateway to the Region. Development should be intensified in a manner that does not adversely affect similar development within the Main Central Area. Council adopt,ed Amendment 114 to the Durham Regional Official Plan redesignates the subject property as a "Regional Corridor". "Regional Corridors" are to be planned as mixed-use areas, which include commercial and service areas with higher densities, supporting higher order transit services and featuring a high degree of pedestrian oriented design, as detailed in area municipal plans. Kingston Road (Regional Road 2) is designated as a "Type B" arterial road and is further designated as a "Transit Spine" by Amendment 114. "Type B" arterial roads are typically comprised of a 36 metre right-of-way. "Transit spines" should compliment higher density and mixed uses. Transportation and access requirements will be provided through subsequent site plan applications. The proposal may be permitted by the Regional Official Plan and by Council adopted Amendment 114. Provincial Policies & Deleqated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. As the subject properties are in the vicinity of Kingston Road (Regional Highway 2) and Highway 401, a noise study is required if sensitive land uses are permitted. .. ~' l. v'-:t q f7-o1 Page 2 Reaional Services Municipal watl;;r supply and sanitary sewer services are available to the subject property. Servicing requirements will be provided through subsequent site plan applications. If you have any questions or require further information, please do not hesitate to contact me. Qrn~fwV1 Dwayne Campbell, Planner Current Planning Cc (via email): Regional Works Department - Peter Castellan