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HomeMy WebLinkAboutInformation Report 09-14 city aq Information Report to .5 Planning & Development Committee• 073.PICKERING Report Number: 09-14 Date: September 2, 2014 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 6/14 N_ Niazi 1144 Kingston Road 1. Purpose of this Report The purpose of this report is to provide preliminary information on a Zoning By-law Amendment application, submitted by N. Niazi, to rezone the subject property to a commercial zone to facilitate the construction of a two-storey commercial building. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • the subject property is located on the north side of Kingston Road, west of Walnut Lane, and has a total land area of approximately 0.2 of a hectare with approximately 28.0 metres of frontage along Kingston Road (see Location Map, Attachment#1) • the property currently supports a one-storey detached dwelling, which is proposed to be demolished • mature vegetation currently exists throughout the property and will be removed in order to accommodate the proposed development • surrounding land uses include: north - existing low density residential development primarily consisting of detached dwellings east - an existing two-storey commercial building containing business and professional offices and personal service uses, and further east across Walnut Lane, is a residential condominium development consisting of three storey townhomes 1 Information Report No. 09-14 Page 2 south - across Kingston Road, the Brookdale Plaza, which consists of a variety of commercial and retail uses, and business and professional offices, and the Region of Durham Emergency Medical Services Paramedic Station west - large lot residential properties having frontage on the north side of Kingston Road containing detached dwellings 3. Applicant's Proposal • the applicant has requested to rezone the subject property to an appropriate commercial zone in order to facilitate the development of a 710.0 square metre two storey commercial building, fronting Kingston Road, with the parking area located behind the proposed building (see Submitted Site Plan, Attachment#2 and Conceptual Building Elevations, Attachment#3) • the applicant is requesting that the following commercial uses be permitted on the subject lands: • business office • professional office (including medical) • drug store • restaurant • retail store • a total of 35 parking spaces are illustrated on the applicant's plan, which equals a parking rate of approximately 5.2 spaces per 100 square metres of gross leasable floor area • the applicant proposes a right-in access off of Kingston Road, and at the rear of the property, a two-way east-west access connecting into an existing drive aisle over the easterly abutting property (1154 Kingston Road), leading out to Walnut Lane • 1154 Kingston Road currently contains an access easement for ingress and egress purposes, in favour of the subject property, to support the westerly extension of the existing drive aisle from Walnut Lane • the applicant has also submitted an application for Site Plan Approval (file • number S 07/14), which is currently under review; Site Plan Approval cannot be issued until the new Zoning By-law is in effect 4. Policy Framework 4.1 Durham Regional Official Plan • the Regional Official Plan designates the subject property as "Urban System — Living Area" with a "Regional Corridor" overlay • "Regional Corridors" are to be planned and developed at higher densities and achieving a mix of commercial, residential, employment and institutional uses . while supporting higher order transit services and pedestrian oriented development • the applicant's proposal complies with the policies and provisions of the Durham Regional Official Plan 2 Information Report No. 09-14 Page 3 4.2 Pickering Official Plan • the subject property is designated as "Mixed Use Areas — Mixed Corridors" within the Town Centre Neighbourhood • the Mixed Corridor designation encourages the highest mix and intensity of retail, community, cultural, recreational uses and activities and residential development in the City at a density range of over 30 units up to and including 140 units per net hectare for residential proposals, and up to and including a maximum floor space index (FSI) of 2.5 for commercial proposals • the proposal provides for a commercial FSI of 0.37 • applicant's proposal complies with the policies and provisions of the Official Plan 4.3 Kingston Road Corridor Development Guidelines —Town Centre West • the Kingston Road Corridor Guidelines require new development to provide the following: • create a new residential and mixed use neighbourhood next to the Downtown Core, offering a variety of experiences for living, working, and shopping • provide an appropriate transition between the Whites Road Corridor to the west, the Liverpool Neighbourhood to the north and the Downtown Core to the east • encourage buildings to be located closer to Kingston Road in order to create a main street ambiance along the corridor • provide sidewalks on both sides of Kingston Road with direct and convenient access to buildings fronting the street • encourage continuous street tree planting close to the curb to create a canopy over the pedestrian area • protect for a future transit/High Occupancy Vehicle (HOV) lane • the applicant's proposal for a two storey commercial building sited close to Kingston Road is generally consistent with the urban design vision along the Kingston Road Corridor 4.4 Zoning By-law 3036 • the property is currently zoned as "R3" —Third Density Residential Zone within Zoning By-law 3036, as amended • the existing zoning only permits a detached dwelling on a lot with a minimum lot frontage of 18.0 metres and a minimum lot area of 550.0 square metres • the applicant has requested to rezone the property to permit a variety of commercial uses, as listed in Section 3 of this report, to facilitate the development of a two-storey commercial building 3 Information Report No. 09-14 Page 4 5. Comments Received • 5.1 Resident Comments • staff have received phone inquires and written comments from surrounding property owners • the key concerns that have been expressed by area residents include the following: • remove the proposed restaurant use due to potential animal infestation and cooking odour concerns • provide appropriate landscaping buffers between abutting property owners and the proposed development • provide a "pre-condition survey" to ensure the proposed development will not negatively impact the foundation walls of the existing dwelling immediately to the west (1134 Kingston Road) 5.2 Agency Comments none received in response to the circulation to date 5.3 City Departments Comments By-Law Enforcement • ensure sufficient number of parking spaces Services are provided on-site to support the proposed development 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring the proposed development and the requested commercial uses are compatible with and sensitive to the existing surrounding uses, specifically with the existing residential dwellings immediately to the west and north • ensuring that the total number of parking spaces provided is sufficient to accommodate the parking demands for the proposed mix of uses • establishing a site specific restriction on the total gross floor area for certain uses that have a higher parking requirement (such as medical office and related uses, and restaurants) • ensuring the proposed building and site layout provide appropriate setbacks and buffers, and are consistent with the City's urban design objectives • ensuring the location and design of the proposed right-in access from Kingston Road satisfies all technical requirements of the Region of Durham • ensuring that the subject property provides appropriate easements for vehicular and pedestrian ingress and egress purposes in favour of 1154 Kingston Road, and the westerly abutting properties municipally addressed as 1122, 1128 and 1134 Kingston Road • ensuring that any requirement of Durham Region Transit proposed Bus Rapid Transit (BRT) can be accommodated 4 Information Report No. 09-14 Page 5 • ensuring a tree compensation plan and/or a financial contribution is provided to compensate for the loss of existing mature trees and other significant vegetation • ensuring that the proposed development contains appropriate sustainable development components • the City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies, Site Plan Committee and the public 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Rationale Report (which • Site Servicing and Grading Plan includes Sustainable Development, (which includes a Construction Urban Design Brief and Draft Zoning) Management Plan) • Elevation Plans and Architectural • Phase I Environmental Site Renderings Assessment • Stormwater Management Report • Site Lighting Plan • Transportation Assessment •v Landscape Plan • Site Plan • Arborist Report • Floor Plans 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information • the owner of the subject property is Mr. Naseer Niazi and is represented by TRIGA Corporation 5 Information Report No. 09-14 Page 6 Attachments 1. Location Map 2. Submitted Site Plan , 3. Conceptual Building Elevations Prepared By: Approved/Endorsed By: Ashley Yea o., MCIP, RPP Catherine Rose, MCIP RPP �Plat�n:� Chief Planner i Nilesh Curti, MCIP, RPP Manager, Development Review & Urban Design AY:jf Attachments Date of Report: August 14, 2014 Copy: Director, City Development • 6 Attachment# L to Information Report# 09"/' • riff -.10 allow &Aim= ma gm En mi wow 1pm `_w 1PJ1INI= = == = 1 - 111,MINIM —_ __ IM ME C. �111111� _ _ =IN EMI=(1♦ =N�� w�M��almes I♦■ �` ROWNTREE � �•■o1■11= I= —zMIMI D- mem ma; o� ∎�H....am ma m.a= � En MOE= MI= Nimm mom mom ENEmmi wip• ma m. 11•1111M1 m. ma. _ Nom - i- .� m X11• MO I♦� =p CRESCENT =w z�= t == -_ -%eiill_ _ �___ I Will P_J_t!1!!1E a I 1� i�I �j �j ��! 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E` w'J•" �pA _ d�r \ �5� • E 9 A? i PROPOSED DRIVE AISLE TO z "\ CONNECT INTO EXISTING f ' © DRIVE AISLE THROUGH 1154 KINGSTON ROAD ? 41 ICI + 6U e@ ASP1ALT PARKING AREA •Ip 35 CARS e I,Ik K r1 i 1 I K) ly ,a,,, I. IIJ e i l'.F aI e_ �i lk - E AT 7-41111— 1 11 -aZ RED �� `N' PRJPOSED 2 STOREY WA iQ ,.4 ,..,,,,,,,i :it 49.' I ; \:, E �� 1 ., ,,.„, „It.,___...__________„,.4-., ,_, 40,000,,w..„... ... ..,411. .„... . _0• . 4-:' , io• A Submitted Site Plan l'`fy°it FILE No:A 06/14 — ----q APPLICANT: N. Niazi IIMISO1►,IZIC PROPERTY DESCRIPTION:1144 Kingston Road (Part of Lot 6, Plan 489) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:May 23, 2014 8 L .t a,1hmema - to nform tion m enolrf 0 -/y__._ ! .i: � � ,�. ; � i_ -I ' � .psi tt:/.i....4- .i ' , 1 1 1 . I 1 - i :------1' Lam--. 1,. if�_s I T1 fi .,1,_ � -1 I '.q, SIDE(EAST) ELEVATION I l i• SIDE(WEST) ELEVATION 1 . I F' �' 1 , � r 1, FRONT(SOUTH) ELEVATION Conceptual Building Elevations Cali'0 FILE No: A 06/14 `` • ltugg APPLICANT: N. Niazi WilliCIONIZIC PROPERTY DESCRIPTION: 1144 Kingston Road (Part of Lot 6, Plan 489) City Development Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE:May 22,2014 CITY DEVELOPMENT DEPARTMENT. •