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REPORT TO COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: January 21,2002
REPORT NUMBER: PD 08-02
SUBJECT:
Council Position for the Ontario Municipal Board Hearing on
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Wood, Carroll et al. (Hayes Line Properties Inc.)
Part of Lot 28, Range 3, B.F.c.
(778- 790 Kingston Road, east of Whites Road)
City of Pickering
RECOMMENDATION:
1.
That Council ADOPT a site specific amendment to the Northeast Quadrant Development
Guidelines as the City's strategy for detailed land use, urban design, transportation and
infrastructure for the Wood, Carroll properties (Hayes Line Properties Inc.) within the
Northeast Quadrant, as set out in Appendix I to Report Number PD 08-02;
2.
That Zoning By-law Amendment Application A 22/00, submitted by Wood, Carroll et al.
(Hayes Line Properties Inc.) on lands being Part of Lot 28, Range 3, B.F.C. in the
City of Pickering, to permit residential and retail/commercial and restaurant uses, as
revised by the applicant to only permit the development of retail/commercial and
restaurant uses, be ENDORSED IN PRINCIPLE, AS RECOMMENDED BY STAFF, as
set out in the staff recommended implementing by-law attached as Appendix II to
Report Number PD 08-02;
3.
That Council re-affirm the requirement for the applicants to pay their proportionate share
of the study costs of the Northeast Quadrant Review prior to the zoning coming into
force;
4.
That Council require the applicant to construct and convey to the City a public lane across
the north part of the property;
5.
That Council require the applicant to contribute to the costs of downstream stormwater
management efforts and construct on-site stormwater controls if construction on the
subject lands precedes downstream stormwater management works; and
6.
That Staff be authorized to present Council's ENDORSEMENT IN PRINCIPLE to the
Ontario Municipal Board as Council's position on Zoning Amendment
Application A 22/00 at an Ontario Municipal Board Hearing, and further authorize staff
to make adjustments to the staff recommended implementing by-law as technical issues
are finalized.
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ORIGIN :
Zoning By-law Amendment Application A 22/00 was submitted to the City by Wood, Carroll
et al. (Hayes Line Properties Inc.) on June 1, 2000 to permit residential, retail/commercial and
restaurant uses on the subject lands. Hayes Line Properties Inc. appealed Pickering Council's
refusal or neglect to make a decision to amend the zoning by-law within 90 days of receipt of the
application to the Ontario Municipal Board (OMB) in April 2001. The OMB originally
scheduled the Hearing on this matter to commence on October 16, 2001, and later adjourned it
until February 14, 2002 following Council's direction that the Solicitor for the City request such
adjournment.
REPORT NUMBER PD 08-02
Date: January 21,2002
003
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 2
Hayes Line Properties Inc. has recently submitted to the OMB a revised proposed amendI?ent to
the zoning by-law that would implement a revised preliminary site plan to penl11t only
retail/commercial and restaurant uses on the entire site (residential use of the property has been
deleted).
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AUTHORITY:
The Planning Act, RS.O. 1990, chapter P.13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of Council adopting a position on the
revised proposed development for submission to the Ontario Municipal Board. There will be
costs associated with maintenance of the public lane recommended by staff, but these costs are
similar to the road maintenance costs already endorsed by Council in the currently approved
Northeast Quadrant Development Guidelines.
EXECUTIVE SUMMARY:
Staff recommends that Council adopt a site specific amendment to the Northeast Quadrant
Development Guidelines to endorse development/design principles for the Wood, Carroll lands.
Staff support the site (see Attachment #1 - Location Map) being entirely developed for
retail/commercial/office uses (ie: no residential uses) provided 33% of the gross floor area is
provided in second storey floorspace and a 10 metre wide public lane is constructed in an
east-west direction across the north end of the site.
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The applicant's original submission (see Attachment #2 - Applicant's Original Concept) is
substantially not in compliance with the currently approved Northeast Quadrant Development
Guidelines. The applicant's response (see Attachment #3 - Applicant's Revised Concept) to staff
recommended revisions to the Development Guidelines, despite significant concessions by staff
in many respects, continues to fall well below existing and recommended provisions desirable
for appropriate development for Pickering's Kingston Road 'mainstreet'. Staff does recommend
however, that Council support commercial/retail/office uses across the entire property (ie: no
residential uses) provided a minimum of 33% of the gross floor area is located in second storey
space and a public lane is provided at the rear of the property.
The original vision contained in the Northeast Quadrant Development Guidelines for the subject
lands (see Attachment #4a - Northeast Quadrant Site Plan) included medium density residential
use of the internal portion of the lands, centred around an internal ring road with an interior
linear park and commercial/retail uses on the Kingston Road frontage. The commercial uses
were to be of a moderate to high intensity with required floor space indices of 0.5 FSI plus
residential uses at a density of 50 residential dwelling units per hectare, located in buildings of
22 to 30 metres (5 to 7 storeys).
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A number of applications were received for lands within the Northeast Quadrant that did not
meet the requirements of the Guidelines. Council subsequently authorized a review of the
Guidelines in the spring of 2001 and budgeted funds for this purpose, requiring developers to
contribute a minimum of 50% of the cost of the study. The review was to include
environmental, transportation and land use/urban design components.
Although the review of the Northeast Quadrant Guidelines is not yet complete, the Ontario
Municipal Board Hearing for the Hayes Line Properties Inc. is scheduled to start on
February 14, 2002. However, since staff have reached primary conclusions on the major
principles of the review, it is appropriate to reach decisions at this time for the Wood, Carroll
property without prejudicing the results of the remainder of the review of the
Northeast Quadrant.
004 REPORT NUMBER PD 08-02
Date: January 21,2002
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 3
The primary conclusions reached, to date, as they affect the Wood, Carroll properties, are that:
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. Residential uses are not required on the north end of the property;
. A public lane, of 10 metres in width, is required at the north end of the property;
. Retail/commercial/office uses are appropriate on the south part of the site provided
they contribute to main street characteristics of higher intensity and mixing of uses,
by an increased intensity (ie: with 33% of the gross floor area provided in second
storey floorspace); and,
. Detached dwellings to the north should be well buffered from commercial buildings
to be constructed on this property. Commercial buildings should be separated from
the residential yards by privacy fences, landscaped open space with preserved
existing vegetation and parking areas.
A concept for the development of the site that demonstrates the above-noted principles, prepared
by staff, is attached (see Attachment #4b).
In accordance with the amendment to the Northeast Quadrant Development Guidelines, staff
recommends that Council Endorse In Principle the Revised Zoning Amendment
Application A 22/00 submitted by Hayes Line Properties Inc. as Recommended By Staff, as set
out in the attached implementing by-law and authorize staff to present this position at the
scheduled Ontario Municipal Board Hearing on this matter as Council's position, subject to
adjustments by staff as technical issues are finalized.
BACKGROUND:
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1.0
Information Meetin1!
A Public Information Meeting for the applicant's original submission was held on
August 10, 2000 to obtain the views of the public. Information Report No. 23-00, which
summarizes the applicant's proposal and outlines the issues and comments identified
through circulation of the application, was prepared for the Public Information Meeting.
The text ofthe Information Report is provided for reference (see Attachment #5).
At the Public Information Meeting, Planning & Development staff gave an explanation
of the application and the applicant addressed the merits of the proposal. In addition,
other people expressed concerns respecting preservation of trees, a need for buffering,
the ring road and restaurant uses at the meeting. The discussion that occurred is recorded
in the Meeting Minutes (see Attachment #6).
2.0
Additional Information
2.1
Comments Received from Area Residents and Property Owners
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Since the preparation of the Information Report, J., C. and R. McConachie, the owners
of the abutting property to the west commented that:
. the driveway entrance to Kingston Road should be moved to the west property
line to establish a joint entrance to the two properties;
. access to the north part of the subject lands, and adjacent properties, should be
provided not by a ring road, which takes up too much space and serves no
purpose, but by a road connecting the north end of Delta Boulevard to the
Dunbarton school site (see Attachment #7);
Mike Dubroy, the resident of a dwelling whose rear yard abuts the subject lands,
commented that:
. commercial use is preferable to townhomes, provided an adequate buffer zone and
preservation of vegetation is provided (see Attachment #8);
REPORT NUMBER PD 08-02
Date: January 21,2002
005
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 4
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Normand and Rita Dufresne, residents of another abutting dwelling commented that:
. approval of developments that will add more residents to this block is
not appropriate until existing traffic problems are properly addressed
(see Attachment #9).
Further comment was received about this application from residents and property owners
at the Public Infonnation Meeting and Design Workshop held as part of the review of the
Northeast Quadrant Development Guidelines.
The consistent resident view expressed at the meetings was that medium density
residential uses are not appropriate for these lands and that adequate buffering should be
provided between proposed commercial buildings and the rear yards of existing
dwellings by means of landscaped strips, preservation of vegetation, privacy fencing,
set-backs and height limitations for the commercial buildings to mitigate the effects of
noise, light or odours on residents.
2.2
Agency comments
The following agencies provided written comments on the original application
subsequent to the Public Infonnation Meeting:
Durham District School Board: has no objections (see Attachment #10);
Bell Canada: has no concerns;
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Veridian Corporation: has extensive technical requirements in order to provide service
to the proposed (see Attachment #11);
Canada Post: has technical requirements and no concerns (see Attachment #12);
CN Rail: has extensive requirements to protect future residents from the effects of noise
caused by CN operations (see Attachment #13);
Region of Durham Planning Department:
The Durham Regional Planning Department commented that the proposed uses are
pennitted by the Region of Durham Official Plan and that municipal services are
available, subject to verification and connections. A road allowance widening may be
required at the site plan stage.
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Access to Kingston Road will be restricted, with a center median, to right-inlright-out
turns only, with the applicant responsible for the cost of improvements. Ministry of
Transportation approval will be required for the proposed access due to its proximity to
the 401 ramp. Full access to the site is to be provided from the future Ring Road to
Delta Boulevard and Kingston Road and a traffic impact study will be required to
evaluate the impact on the Kingston RoadlHighway 401 ramp intersection.
Requirements for costs of servicing, development charges and road improvements were
noted. In addition, a noise impact report on the proposed residential uses should be
conducted, due to proximity to the railway and Kingston road.
Adequate control measures should be implemented to protect the creek from adverse
impacts, to the satisfaction of the Conservation Authority and the City. A stand of
unclassified trees on the property was noted. The applicant may be required to prepare
and submit an archaeological assessment for review by the Ministry of Culture,
Citizenship and Recreation (see Attachment # 14).
006
REPORT NUMBER PD 08-02
Date: January 21,2002
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 5
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Region of Durham Works Department:
The Region of Durham Works Department provided comments bye-mail on the traffic
study conducted by I-Trans Consulting Inc. that was submitted in December 2000 by the
applicant. The Regional Works Department commented that access to Kingston Road
will be restricted to right-in/right-out turns only by installation of a raised center median.
The comments noted that the I-Trans study did not address alternatives to alleviate
operational problems at the access point or give details of alternative accesses to provide
left turns to the proposed site. The comments noted that a connection must be provided
to the property to the east and that M.T.O should receive a copy of the study for review
(see Attachment #15).
Subsequent verbal comments on the applicant's revised submission were provided by the
Regional Works Department following the Phase I Transportation Study Report findings
and discussions with the applicant and Pickering Planning & Development staff. The
Regional Works Department will require:
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. a road widening of 2.0 metres;
. traffic access to Kingston Road to be provided at the west edge ofthe subject lands as
a combined access point to also serve the abutting westerly property;
. an easement limitation agreement with the owner of the abutting westerly property
that no further access from Kingston Road will be permitted;
. agreement to provide an access across the north part of the property to connect the
subject property to the abutting property to the east (Dunbarton school site);
. a deceleration lane to be constructed at the applicant's expense;
. urbanization of the Kingston Road frontage; and,
. recognition that left turns onto/from Kingston Road may be controlled in the future at
the discretion of the Region.
Toronto and Region Conservation Authority:
The TRCA commented that a stream flows across the south-west comer of the subject
lands. Any interference with the stream corridor would require a permit from TRCA and
TRCA will be requesting that the stream be recognized in the zoning of the site and that
any development be set back a minimum of 10 metres from the stream corridor
(see Attachment #16).
Ministry of Transportation:
The Ministry of Transportation (MTO) provided comments on the Phase I Final Report of
the TSH Transportation Study for the Northeast Quadrant. The comments emphasized a
preference that no access onto Kingston Road directly across from the Highway 401 ramp
terminal be provided. However, provided the need for such an access could be justified,
MTO would require the road to be a public road with no access, conflict points or sharp
radius curves for the first 110 metres of the north limit of the current
Kingston Road/Highway ramp intersection in order to provide adequate stopping
distances for any vehicles that run the amber light at the intersection. MTO commented
that they would require no full moves access points along the first 180 metres of this road
(see Attachment #17).
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3.0
Discussion
3.1
Original Application
The original application proposed zoning amendments to implement a preliminary
conceptual site plan that included 18 townhouses on the north part of the site and
1625 square metres of commercial/retail and restaurant uses on the lands fronting
Kingston Road. As submitted, the applicant's proposal failed to meet the City's
Northeast Quadrant Development Guidelines.
REPORT NUMBER PD 08-02
Date: January 21,2002
007
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 6
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However, this application was the first of four applications received by the City between
June of 2000 and May of 2001 for properties within the Quadrant (or the immediate
vicinity) that did not meet the requirements of the Northeast Quadrant
Development Guidelines. The cumulative impacts of these proposals suggested that a
review of environmental, transportation and land use/urban design issues may be
warranted for the Northeast Quadrant. Staff approached Council in early 2001 to
determine whether Council concurred that a review of the Northeast Quadrant was a
priority for 2001 and whether budget funds would be allocated for this purpose.
Council authorized the review in spring 2001 and provided budget allocations to hire
consultants to undertake environmental, transportation and land use/urban design studies.
Consequently, rather than send a report to Council recommending refusal of the
applicant's submitted application, staff held the Wood, Carroll application pending the
outcome of the review of the Northeast Quadrant Development Guidelines.
3.2
Appeal to Ontario Municipal Board
Despite Council's authorization to undertake the review, Hayes Line Properties Inc.
appealed Council's neglect to make a decision on the application to the Ontario
Municipal Board (OMB) on April 27, 2001. The hearing, initially scheduled to start
October 16, 2001, was subsequently adjourned until February 14, 2002, at Pickering's
request, to allow for the review to be completed.
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Due to the complexity of the issues, and the active involvement of area residents
requesting additional opportunities for involvement, the study has not yet been finalized,
and the hearing date set by the Board is upon us.
However, since substantial conclusions have been reached to date, staff has been able to
apply those conclusions to the Wood, Carroll site and make recommendations on the
proposal.
3.3
Revised Application
The application was revised through the submission to the OMB of a new proposed
amending zoning by-law. The City received circulation of the revised by-law in
December 2001 to implement a revised preliminary site concept. The revised
preliminary site concept eliminated the residential uses and reconfigured one-storey
retail/commercial/restaurant building envelopes (see Attachment #3 - Applicant's
Revised Concept).
3.4
Review of the Northeast Quadrant Development Guidelines
3.4.1 Progress
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On May 3, 2001, Council approved a budget allocation for the Northeast Quadrant
Development Guidelines Review with a total developer contribution of not less than 50%
of the total Review costs.
Subsequently, the Planning & Development Department: (a) retained an environmental
consultant to determine the feasibility for piping the Amberlea Creek tributary;
(b) retained a transportation consultant to undertake a traffic and access review for the
entire Northeast Quadrant; and (c) retained an urban designer/facilitator to assist staff in
the review of land use and urban design matters.
008
REPORT NUMBER PD 08-02
Date: January 21,2002
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 7
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TSH Engineers, Architects and Planners submitted the Phase I Final Transportation Study
Report to the City in September, 2001. The Phase I Study concluded that an access
management plan should be prepared that identifies access points for properties on
Kingston Road east of Delta Boulevard, restriction of turning movements along
Kingston Road, internal connections to adjacent properties, and an east-west public road
to access Delta Boulevard and the Kingston Road/Highway 401 ramp intersection. Not
completed yet is the Phase 2 Report, which is to address the alignment of a road to
connect to the Kingston RoadlHighway 401 ramp intersection and confirm traffic
generation based on proposed site plans.
Schollen & Company Inc. provided the City with an Assessment of Alternatives for
Amberlea Creek in the Northeast Quadrant in September 2001. The Assessment
concluded, and TRCA concurred, that a net environmental benefit could be achieved, and
consideration could be given to piping the tributary of Amberlea Creek through the
Quadrant, if a downstream stormwater management pond were constructed.
Staff arranged a meeting with the landowners in October 2001 at which a revised set of
urban design and land use principles were identified for the Northeast Quadrant, and the
results of the transportation and environmental studies were discussed. This information
was then presented at a public meeting, held on October 30, 2001. A design workshop
was subsequently held on November 24, 2001, with both area residents and landowners
attending.
3.4.2
Emerging Conclusions
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Although the review is not yet complete, staff have reached primary conclusions on the
major principles of the review. It is appropriate to apply the decisions reached at this
time for the Wood, Carroll property without prejudicing the results of the remainder of
the review of the Northeast Quadrant.
The primary conclusions reached, to date, as they affect the Wood, Carroll properties,
are that:
. Residential uses are not required on the north end of the property;
. A public lane, of 10 metres in width, is required at the north end of the property;
. Retail/commercial/office uses are appropriate on the south part of the site provided
they contribute to the City's 'mainstreet' objectives of higher intensity and mixing of
uses through the provision of33% of the gross floor area in second storey floorspace,
and a minimum building height of two-storeys; and,
. Detached dwellings to the north should be well buffered from commercial buildings
to be constructed on this property. Commercial buildings should be separated from
the residential yards by privacy fences, landscaped open space with preserved
existing vegetation and parking areas.
3.4.3
Draft Amendment #1 to the Northeast Quadrant Development Guidelines
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A Site Specific Amendment to the Northeast Quadrant Development Guidelines for the
Wood, Carroll site is recommended for Council adoption to provide direction for
subsequent site plan approvals for this property. This amendment will not prejudice
future decisions respecting detailed guidelines for other properties within the Quadrant.
The recommended guidelines implement the following objectives:
. Permit commercial land uses on the entire site'
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. Require access for pedestrians and traffic through the north part of the property by a
public lane, of 10 metres in width with a sidewalk provided on private property;
. Traffic access to Kingston Road be provided at the west edge of the property to serve
as a joint access to this property and the abutting property to the west;
REPORT NUMBER PD 08-02
Date: January 21, 2002
OO~J
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 8
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. No structures be permitted within 10 metres of the Amberlea Creek tributary;
. A minimum 3.0 metre landscape buffer strip be required between development on
this property and rear yards of abutting low density residential dwellings to screen
the yards from parking, loading and buildings, protect them from noise, light and
provide privacy;
. No buildings or structures be permitted on the subject lands north ofthe public lane;
. The Kingston Road frontage be urbanized and landscaped, including a sidewalk;
. Rooftop mechanical equipment be screened from view, restaurants be required to
install high-efficiency odour-control equipment, significant existing trees be
preserved at the north end of the property, and refuse storage be provided inside
buildings.
Staff is recommending that Council adopt the site specific amendment to the Northeast
Quadrant Development Guidelines contained in Appendix I to Report PD 08-02.
3.5
Outstanding Issues
3.5.1 Land Use Issues
Staff concurs with the applicant's interest in deleting residential uses for the north part of
the site and permitting retail/commercial/office uses on the entire site in accordance with
the Official Plan designations in force on the subject lands.
",....
The Northeast Quadrant Development Guidelines envisioned medium density use of the
internal portion of the subject lands, centred around an internal ring road with an interior
linear park and commercial/retail uses on the Kingston Road frontage
(see Attachment #4a - Northeast Quadrant Site Plan). The intensity and density of
development within the site was to be of a moderate to high intensity with required
residential density of 50 dwellings per hectare and commercial uses with required floor
space indices of 0.5 located in 5 storey buildings. The applicant's original submission
failed to include a public road, a park or the intensity and density of development
contemplated by the Northeast Quadrant Development Guidelines.
The revised concept for the Northeast Quadrant recommended by staff, is for
retail/commercial/office uses fronting Kingston Road and the southern two-thirds of the
Whites Road frontage lands with residential uses on properties with frontage on
Sheppard Avenue. The Quadrant should have an internal road to provide access to two
signalized intersections at Delta Boulevard/Kingston Road and the Highway 401 ramp
/Kingston Road. Although this will produce a small parcel north of the public road in the
Wood, Carroll properties in the staff recommended concept, on which no buildings would
be located, parking associated with the retail/commercial uses would be permitted.
With the recommended Guideline amendment, the applicant's deletion of residential uses
is supportable;
",....
The only further land use restrictions staff is recommending relate to restaurants and
vehicle rental establishments. It is recommended to restrict the gross leasable floor area
of restaurants within the retail/commercial zone for the Wood, Carroll property to
900 square metres, so as to not allow domination of the area by one use. It is also
recommended that vehicle rental establishments not be permitted within the Quadrant.
Although vehicle rental offices will still be a permitted use under the definition of
"business office", possible vehicle repair and car wash activities and the display/storage
of large numbers of vehicles for rent is not considered compatible with the mix of retail
and high quality uses desired for the Northeast Quadrant.
3.5.2 IntensitvofDevelopment
Staff does not support the low intensity of commercial uses proposed by the applicant on
the Wood, Carroll property (ie: all one storey structures, FSI of approximately 0.17).
010
REPORT NUMBER PD 08-02
Date: January 21, 2002
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 9
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The Northeast Quadrant Development Guidelines contemplated development of the
Quadrant at a high intensity mixed use development with Floor Space Indices of 0.5 plus
residential development that could have been expected to produce a further floor space
index increment of approximately 0.5 in buildings of 5 to 7 storeys and predominantly
underground parking. The Mixed Corridor official plan designation permitted
development up to and including 2.5 FSI while an associated policy encouraged
intensification, over time, up to the maximum floorspace indices. The Kingston Road
Corridor Urban Design Development Guidelines prescribed low to mid-rise buildings on
the north side of Kingston Road with the minimum building height being 2-storeys for
the Whites Road Corridor Precinct.
The staff preferred concept accepts a lower intensity through elimination of residential
uses and replaces the mix contemplated with a higher intensity of retaiVcommercial uses
(with 33% of gross floor area in second storey space). The staff preferred concept
generally shows how this can be accomplished while still meeting appropriate parking
. standards (see Attachment #4b). The proposed implementing by-law contains a provision
requiring 33% ofthe gross floor area to be locatedin second storeys.
The objective of achieving two storey massing/appearance of buildings close to Kingston
Road implements the design objective for the Kingston Road corridor and the Northeast
Quadrant of a more intimate pedestrian-friendly streetscape for Pickering's 'mainstreet'
through the Northeast Quadrant. Inclusion of the second storey functional floorspace can
be expected to attract uses such as offices, adding variety to the mix of uses and times of
activity in the Quadrant, one of the primary objectives of the City for its 'mainstreet',
Kingston Road, and for the Northeast Quadrant. To eliminate second storey space as
desired by the applicant would undermine these 'mainstreet' objectives.
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3.5.3 Internal Public Lane
Staff does not support the applicant's proposal to exchange rights-of-way in lieu of an
internal public lane.
The Northeast Quadrant Development Guidelines (see Attachment #4a) contemplated an
internal ring road, with an interior linear park as a focus for a residential component, and
to provide access movements within the Northeast Quadrant. There are funds available
to assist with the construction of this road as it was identified as a Development Charge
project.
Staff continue to recommend an internal east-west public lane (10 metre wide
right-of-way), through the north end of the subject site to provide co-ordinated internal
movement between sites, to allow orderly development of the Quadrant, to reduce
congestion on Kingston Road and to provide for future intensification through
redevelopment over time.
,...
The public lane is to provide access to signalized intersections at Delta Boulevard and the
Highway 401 ramp intersections at Kingston Road. The Ministry of Transportation has
stated that a public road is required in order to permit access from the Dunbarton school
site to the Highway 401 ramp intersection and that access to the public road should be
limited to ensure that free flow of vehicles can be maintained.
The applicant's original submission failed to provide a public ring road. The revised
submission and the applicant's verbal comments indicate a willingness to exchange
rights-of-way through the north part of the site. The City prefers a public lane to the
rights-of-way because the City can guarantee maintenance and repair, obtain routes for
sewers and streetlights and guarantee no future owner can stop the right-of-way.
A public lane meets the MTO objective for a 'public road'.
REPORT NUMBER PD 08-02
Date: January 21,2002
011
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 10
""...
A requirement for a public lane would be implemented through imposition of a Holding
Provision for these lands in the by-law. The provision would require the owner to enter
into a financially secured development agreement requiring construction and conveyance
of a public lane to the City's satisfaction before removal of the Holding Provision.
In the event the OMB does not impose a requirement for a public lane, the City would be
requesting that a Holding Provision be in the by-law to address this issue. The Holding
Provision would require the owner to enter into an appropriate site/development
agreement creating rights-of-ways over traffic aisles, through the appropriate land
severance process, and conveying such rights-of-ways to the City, with the understanding
that the City may further convey such rights-of-ways to abutting land owners at a future
time.
3.5.4
Kingston Road Vehicular Access Location
Staff recommends that vehicular access to the property be located at the west edge of the
site as now proposed by the applicant.
This location complies with the Northeast Quadrant Development Guideline that
identified access adjacent to the McConachie property to the west of the subject lands,
opposite the current access to the Boyer/Pickering Holdings properties on the south side
of Kingston Road. The original Hayes Line Properties Inc. application showed the access
in the center of the site, while the revised application shows it at the west edge of the
property.
""...
This is also the location for the access point that meets the requirement of the
Regional Works Department. The Regional Works Department will require the applicant
to construct a deceleration lane to this access point, which will require partial
reconstruction of the Kingston Road frontage. The applicant will be required to recognize
that left turns onto and off Kingston Road at this point may be controlled by the Region
in the future, at the Region's discretion. This will permit the Region to construct a center
median on Kingston Road to prevent left turns across Kingston Road or other means of
controlling such turns, at the applicant's expense. The Region will also require the
applicant to provide securities to pay for such construction in the future, should it be
required. The Region will also require the applicant to provide access across the north
part of the property to connect to the abutting property to the east (Dunbarton
school site).
In addition, in order to reduce the number of access points along this part of
Kingston Road, Regional Works will require the owner of the abutting westerly property
to agree that no further access from Kingston Road will be permitted onto those westerly
lands.
The requirements respecting the access location and related provisions noted above
would also be implemented through a Holding Provision for these lands in the by-law.
The provision would require the owner to enter into a development agreement to the
City's satisfaction before removal of the Holding Provision.
3.5.5 Amberlea Creek Tributary
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The original Northeast Quadrant Development Guidelines did not contemplate an open
channel for this stream. The Schollen report on the feasibility of piping the creek has
concluded that a net environmental benefit will result from construction of a stormwater
pond north of Highway 401, and could allow consideration of piping the tributary. Until
a decision is reached on the matter of the stormwater pond facility, the creek channel may
remain open for a period of time. This will require imposition of TRCA's normal
requirement for a 10-metre buffer zone between development and the stream corridor.
Recently, TRCA staff have suggested that open space zoning is not necessary for the
buffer provided no structures are built within the buffer.
012
REPORT NUMBER PD 08-02
Date: January 21,2002
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 11
This requirement is proposed to be addressed by careful delineation of the building
envelope in the By-law that would ensure implementation at the site plan approval stage.
3.5.6 Stonnwater Treatment
-
Staff recommend that the applicant contribute to the downstream stonnwater
management efforts as well as constructing on-site controls, if construction of the
proposed development on the subject lands precedes a downstream solution.
As a result of the Schollen Report on the Amberlea Creek tributary, the potential for a
downstream Amberlea stonnwater quantity/quality control facility is being investigated.
In the event the development of the Wood, Carroll property precedes construction of the
Amberlea pond, landowners within the Northeast Quadrant will be required to contribute
to the downstream stonnwater control works and provide on-site treatment. On-site
stonnwater treatment is to be implemented through future site plan approval.
Contribution to a downstream facility is to be implemented by the imposition of a
condition for removal of the Holding Provision in the zoning requiring cost sharing
according to a fonnula to be set out in a development agreement based on the land area
and increased run-off co-efficient.
3.5.7 Other Design Matters
Staff recommend various design matters be addressed in a site specific amendment to the
Northeast Quadrant Development Guidelines for the Wood, Carroll property, through site
plan approval, or through specific provisions recommended to be contained in the
amending Zoning By-law. Such matters include:
-
. Minimum amount of functional 2nd storey floor area, with remaining buildings having
a minimum 2 storey facade (dealt with in proposed Zoning By-law);
. A maximum of one row of parking be pennitted plus a drive aisle between the front
wall of buildings and Kingston Road (dealt with in proposed site specific guideline
amendment);
. A minimum set-back and maximum building height where commercial buildings abut
existing residential lots (to be dealt with in proposed Zoning By-law);
. Privacy fences be required to be constructed by the applicant along the lot lines of all
existing dwellings where desired (to be dealt with in proposed site specific guideline
amendment);
. A build-to-zone be imposed to require 40% of the Kingston Road frontage lands to be
occupied by building walls within 18 metres ofthe Kingston Road right-of-way (to be
dealt with in proposed Zoning By-law);
. All roof-top mechanical equipment be screened from view from Kingston Road and
existing residential dwellings (to be dealt with in the site specific amendment to the
Northeast Quadrant Development Guidelines);
. High quality building materials be required for all building facades (to be dealt with
through the site specific guideline amendment and site plan agreement);
. Drive-through stacking preferred at rear of buildings with specified mInImUm
stacking spaces (to be dealt with in the site specific guideline amendment);
. Restaurants be required to install odour control devices at building
pennit/construction stage (to be dealt with in the site specific guideline amendment);
. High level pedestrian penneability and connections through the site to the public lane
and connected to the abutting commercial sites (to be dealt with in the site plan
agreement);
. Sidewalk required on the south side of the public lane on private property built to the
satisfaction of the City (to be dealt with in site plan agreement).
.-.
REPORT NUMBER PD 08-02
Date: January 21,2002
0.13
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 12
3.5.8 Study Costs
-
Staff recommends Council re-affirm the requirement that applicants pay a proportionate
share of the study costs before zoning is approved for each site. It is recommended that
this be a requirement prior to removal of the Holding symbol from the proposed zoning
for the subject lands.
Council previously required cost sharing with benefiting landowners/developers
contributing at least 50% of the approved maximum of $50,000. Some additional work
has been required, increasing costs. It is recommended that Council re-affirm the
requirement for benefiting landowners to pay costs in excess of $25,000 (the City's
share). Should these costs not be paid in 2002, the costs should be indexed to the
Southam Construction Index.
3.5.9 Zoning By-law Provisions
Staff recommends that Council endorse, in principle, the provisions of the Zoning By-law
amendment in Appendix II to Report Number PD 08-02, that staff be authorized to
present Council's endorsement in principle at the scheduled OMB hearing, and further
authorize staff to make adjustments to the By-law as technical issues are finalized.
Land uses proposed by the applicant for the subject lands include a range of retail,
commercial and office uses, including restaurants and vehicle rental establishments.
The staff proposed By-law restricts restaurant uses to 900 square metres of floor space
and removes vehicle rental establishments from the list of permitted uses as they are
already permitted in a limited form as business offices.
.-.
The proposed amending By-law provides that buildings only be permitted within the
building envelope located south of a proposed public lane, with parking permitted north
of the lane. The proposed By-law provides that buildings be located with at least 40% of
a build-to-zone along the Kingston Road frontage occupied by an exterior wall of a
building. The By-law further provides that not less than 33% of the gross floor area of
buildings to be constructed on the subject lands be provided in second storey space and
that second storey space be built as part of the first phase- of development on the subject
lands, should development on this site be phased. The By-law also provides for a
minimum building height of 6.5 metres and a maximum height of 12.0 metres.
-
The proposed Zoning By-law amendment should include Holding Provisions that can be
removed once specified conditions are met by the applicant. Conditions proposed
include:
. Payment of a proportionate share of the Northeast Quadrant Review study costs;
. Execution of appropriate Site Plan and Development Agreements with the City to:
0 Construct and convey to the City, a public road across the north portion of the
subject lands (including the provision of financial securities for the
construction of the road);
0 contribute towards downstream stormwater management facilities;
0 provide for stormwater management on the subject lands;
0 construct a deceleration lane on Kingston Road and urbanize the boulevard
fronting Kingston Road (including installation of storm sewers, curb and
gutter, sidewalks and landscaping);
0 include clauses required by the Region:
. warning that the Region reserves the right to install a central median on
Kingston Road at such time in the future that the Region considers it is
warranted for safety or efficiency of traffic; and
. satisfactory evidence that arrangements have been made with the owner of
the property to the west have the right to use the access along the west side
of the Wood Carroll property, and to forego further access points to
Kingston Road.
014
REPORT NUMBER PD 08-02
Date: January 21,2002
Subject:
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 13
4.0
Applicant's Comments
The applicant has been provided a draft copy of this Report, and advises as follows;
-
. The applicant is prepared to provide an easement across the property to provide the
same traffic function as a road, but considers that a public lane is not necessary;
. The applicant is prepared to accept two storey massing for buildings, but not second
storey functional space;
. The applicant is prepared to accept a joint access to Kingston Road at the west edge
ofthe property;
. The applicant is prepared to accept a requirement that 25% of the front walls of
buildings be located within a build-to-zone, as was the City requirement in the by-law
for the Steeple Hill development;
. The applicant is prepared to contribute towards the Northeast Quadrant Review study
costs, downstream and on-site stonnwater costs and the urbanization of the Kingston
Road frontage, but not through a holding provision in the zoning by-law amendment,
as the City has authority to require these costs to be paid under a Site Plan
Agreement; and lastly,
. The applicant is prepared to accept a limitation of in the pennitted gross leasable
floor area of restaurants but at a higher level than set out in the report.
APPENDICES:
-
I
II
Draft Amendment to the Northeast Quadrant Development Guidelines
Draft Amendment to Zoning By-law 3036
ATTACHMENTS:
-
1. Property Location Map
2. Applicant's Original Concept
3. Applicant's Revised Concept
4a. Northeast Quadrant Site Plan
4b. Staff Prepared Concept
5. Infonnation Report No. 23-00
6. Minutes of Public Infonnation Meeting
7. J., C. and R. McConachie Comments
8. Mike Dubroy Comments
9. Nonnand and Rita Dufresne Comments
10. Durham District School Board Comments
11. Veridian Corporation Comments
12. Canada Post Comments
13. CN Rail Comments
14. Region of Durham Planning Department Comments
15. Region of Durham Works Department Comments
16. Toronto and Region Conservation Authority Comments
17. Ministry of Transportation Comments
REPORT NUMBER PD 08-02
Subject:
Date: January 21,2002 015
Amendment to the Northeast Quadrant Development Guidelines
Zoning By-law Amendment Application A 22/00
Page 14
Prepared By:
-
.~ ~~~Jt-
Steve Gaunt, MCIP, RPP
Planner II
~~~~
Catherine Rose
Manager, Policy
SXG/CLR/sm
Attachments
Copy: Chief Administrative Officer
Solicitor for the City
Recommended for the consideration of Pickering
City Council /
","
¿¡a..
-
Approved 1 Endorsed by:
Neil Carro, P
Director, PlannIng & Development
.,
016
-
Þ-
,..
APPENDIX I TO
REPORT NUMBER PD 08-02
D RAFT AMENDMENT 1 TO THE
NORTHEAST QUADRANT DEVELOPMENT GUIDELINES
017
AMENDMENT 1 TO
NORTHEAST QUADRANT DEVELOPMENT GUIDELINES
To implement the primary conclusions to-date of the Review of the Northeast Quadrant
Development Guidelines, as they affect the Wood, Carroll properties, it is recommended that
Council adopt the following site specific Amendment to the Northeast Quadrant Development
Guidelines:
-
Despite any other section in this Guideline, lands known as Part of Lot 28, Range 3,
Broken Front Concession, located at 778 and 790 Kingston Road, subject to Zoning
Amendment Application A 22/00 shall be developed in conformity with the following
guidelines:
1) Land Uses
Permitted land uses shall be in accordance with the applicable designations
contained within the Pickering Official Plan.
2) Internal Public Lane
Internal access for vehicular traffic and pedestrians to other properties in the
Northeast Quadrant shall be provided by a publicly owned and maintained lane,
crossing the north part of the property, of approximately 10 metres in width,
generally consisting of a 1.0 metre north boulevard, 8.5 metre pavement, including
curbs, gutter and storm sewer and a 0.5 metre south boulevard. A publicly accessible
sidewalk shall be located on private property on the south side of the lane.
3) Kingston Road Access
-.
Access to Kingston Road should be provided at the west edge of the property in order
to provide a co-ordinated access with the westerly abutting property and
co-ordinated turn movements onto the property on the south side of Kingston Road,
subject to approval by MTO and the Region of Durham.
4) Condition Abutting Creek
No buildings or structures shall be permitted within 10 metres of the stream corridor
of the Amberlea Creek tributary. If possible, this area adjacent to the creek should be
landscaped in a manner that is sensitive to the natural processes of the stream, unless
the stream is piped.
5) Conditions abutting existing low density residential
-.
In order to foster compatibility between existing low density residential dwellings to
the north and west and commercial uses on this site, a minimum 3.0 metre landscaped
area shall be provided along the rear and side lot lines that abut low density
residential yards to screen parking, loading and buildings through privacy fencing,
architectural screening, landscape buffering, berming or a combination of these
treatments, from the view of abutting residential uses. Where possible, landscaping
will include preserved mature vegetation. This is in order to protect the rear yards of
existing dwellings fronting Sheppard Avenue from noise and light and provide
privacy. Any light sources on the property shall be of an appropriate intensity and
shall be directed away from the rear yards of abutting low density residential
dwellings.
6) No buildings north of road
No buildings or structures shall be located north of the public lane. Parking shall be
permitted north of the public lane.
O~8
- 2 -
7) Kingston Road Boulevard Improvements
In conjunction with the required construction of a deceleration lane, the Kingston
Road frontage shall be urbanized and landscaped by the applicant including a
sidewalk.
8) Rooftop Equipment
In all cases, rooftop mechanical equipment is to be screened from view from the
public roads and the rear yards of abutting residential areas.
-
9) Odour Control
Any restaurants or other food preparation facilities shall be required to install high
efficiency odour control mechanisms, approved by the City of Pickering, at the
construction stage. Requirements for such odour control mechanisms shall be
addressed at the time of building permit review.
10) Protection of Significant Trees at north end ofproperty
Significant trees at the north end of the property should be preserved, if possible.
A tree preservation plan shall be submitted by the applicant for approval by the City.
11) Refuse storage/garbage
Refuse storage shall be provided within fully enclosed and roofed structures,
preferably located internally within commercial buildings.
12) Location of Buildings
Buildings define the edges of public streets by their location, size, and also by their
quality and articulation.
þ>
Buildings shall be located as close to the street edge as is reasonably possible with
their front walls occupying at least 40% of the entire length of a build-to-zone set
18 metres north of the property line along Kingston Road.
In order to encourage a mix of different types of commercial uses (retail, personal
service, office and financial uses, among others) within the Quadrant, a minimum of
33% of the gross floor area to be constructed on this property shall be provided in
second storeys of buildings with front walls located within the build-to-zone.
In order to enclose and define the streets and public lanes, all buildings shall be a
minimum of two storeys (6.5m) in height.
Buildings shall be constructed from high quality materials, shall include a high
degree of architectural detailing and will provide at a minimum, a 50% proportion of
glazing on the facades facing the public streets or lanes. Entry doors facing Kingston
Road, regardless of whether these are the main entry points or not, will be required.
13) Parking
Parking may be provided in surface parking lots, provided they are set back at least
3 metres from existing low density residential dwellings.
14) Drive-thru facilities
-
Drive-thru facilities are permitted provided they are not located between the front
wall of buildings and Kingston Road. For restaurants, drive-thru facilities shall
provide for a minimum of 8 automobile stacking spaces before the order board and a
minimum of 4 automobile stacking spaces between the order board and the pick-up
window(s).
019
APPENDIX II TO
REPORT NUMBER PD 08-02
--
DRAFT AMENDMENT TO
ZONING BY-LAW 3036
;a..
--
O. í'¡ \'J
~c."
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
..-
WHEREAS the Ontario Municipal Board deems it desirable to permit the development of retail
commercial uses including a bakery, business office, club, commercial club, place of
amusement, day nursery, dry cleaning depot, financial institution, personal service shop, place of
assembly, professional office, restaurant and retail store uses in Part of Lot 28, Range 3, Broken
Front Concession;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary;
NOW THEREFORE THE ONTARIO MUNICJP AL BOARD HEREBY ENACTS AS
FOLLOWS:
1.
SCHEDULES I and II
Schedules I and II attached to this By-law with notation and references shown thereon is
hereby declared to be part of this By-law.
2.
AREA RESTRICTED
þ.
The provisions of this By-law shall apply to those lands in Part of Lot 28, Range 3,
Broken Front Concession, in the City of Pickering, designated "MU-13" on Schedule I
attached hereto.
3.
GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected, moved or
structurally altered except in confonnity with the provisions of this By-law.
4.
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)
"Business Offices" shall mean a building or part of a building in which the
management of 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 date 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 theaters but shall not include a retail store'
,
(4)
(5)
(6)
-
(7)
(8)
(9)
(10)
(11)
þ..
(12)
(13)
(14)
(15)
-
(16)
- 2 -
021
"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;
"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;
"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 article, goods or fabrics which
have been subject to any such processes;
"Financial Institution" shall mean a building or part of a building in which money
is deposited, kept, lent or exchanged, and which may include drive-through
facilities;
"Gross Leasable Floor Area" shall mean the aggregate of the floor areas of all
storeys above or below established gr~signed for owner or tenant occupancy
or exclusive use only, but excludin\\...~areas below established grade;
"Lot Coverage" shall mean k"'. tJ'age of lot area covered by all building in
the lot; ~~
"Personal Service Shop" shall mean an establishment in which a personal service
is perfonned 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,
RS.O. 1990, Chapter MAS, 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
meetings purposes and may include facilities for entertainment purposes such as
musical or theatrical perfonnances, but shall not include a place of amusement or
entertainment, or games arcade as defined herein;
"Professional Office" shall mean a building or part of a building in which
medical, legal or other professional services are perfonned or consultation given,
and which may include a clinic, the office 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, RS.O. 1990, chapter MAS, as
amended from time to time or any successor thereto;
"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;
"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;
022
-
.-.
-
5.
PROVISIONS
- 3-
(1)
Uses Permitted "MU-13" Zone
No person shall, within the lands zoned "MU-13" 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)
(b)
(c)
(d)
(e)
(t)
(g)
(h)
(i)
G)
(k)
(1)
(m)
bakery
business office
club
commercial club
day nursery
dry cleaning depot
financial institution
personal service shop ~
place of amusement and entertainment ~
place of assembly ~,
professional office V
restaurant - type F
retail store
(2) Zone Requirements "MU-13" Zone
No person shall within lands zoned "MU-13" 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:
Buildings and Structures shall be located entirely within the
Building Envelope illustrated on Schedule II attached to this
By-law;
(ii)
For the purpose of this clause, the building envelope and
build-to-zone shown on Schedule II attached hereto shall be
measured from the property lines;
(iii) No building or portion of a building or structure shall be erected
within the building envelope shown on Schedule II attached hereto,
unless 40% of the entire length of the build-to-zone adjacent to
Kingston Road is occupied by a continuous portion of the exterior
wall of the building containing the building interior, or the approved
Site Plan identifies this provision will be met through phased
development;
(iv) Functional Floor Area:
A minimum of 33% of the total gross floor area of all buildings
constructed on the lands zoned MU-13 on Schedule I attached to this
By-law, shall be provided within functional floor area above the
ground floor area;
(v)
Despite clause (2)(b )(iv) above, where development of the lands
zoned MU-13 on Schedule I attached to this By-law is phased, a
minimum of 33% of the total gross floor area of all buildings
constructed in the first phase of development shall be provided
within functional floor area above the ground floor area;
(vi) Building Height:
minimum 6.5 metres
maximum 12.0 metres
(b)
-
(iii)
(iv)
(c)
023
- 4 -
PARKING REQUIREMENTS
(i)
A minimum of 4.5 parking spaces shall be provided and
maintained on lands zoned MU-13 on Schedule I attached to this
By-law for every 100 square metres of gross leasable floor area or
part thereof;
Clauses 5.21.2(a),(b),(c) and (e) inclusive, of By-law 3036, as
amended, shall not apply to the lands zoned "MU-13" on Schedule
I attached hereto;
Despite Clauses 5.21.2(g) and 5.21.2(k) of By-law 3036, as
amended, all entrances and exits to parking areas and all parking
areas shall be surfaced withy brick, asphalt, or concrete or any
combination thereof;
All parking spaces shall be set back a minimum of 3.0 metres from
the boundary of lands zoned MU-13 on Schedule I attached to this
By-law;
(ii)
SPECIAL REGULATIONS
(i)
The maximum combined gross leasable floor area for all
restaurants on the lands zoned MU -13 on Schedule I attached to
this By-law shall be 900 square metres.
(3) Holding Provisions ("(II)" Holding Symbol) ~
(a) USES PERMITTED at.t
While the "(II)" holding SymbOV¡;; place, no person shall, on the lands
designated "MU-13" on Schedule I attached to this By-law, use the lands
for any purpose other than one detached dwelling and accessory uses;
""
(b)
REMOVAL OF THE "H" HOLDING SYMBOL
Prior to an amendment to remove the "(H)" Holding Symbol preceding the
zone category "MU-13", the following conditions shall be met:
(i)
(ii)
-
The owner has paid its proportionate share of the Northeast
Quadrant Review study costs; and
The owner has executed appropriate Site Plan and Development
Agreements, with and to the satisfaction of the City, and such
Agreements have been registered on title to the lands, to address
the following matters:
A
construction and conveyence to the City, of a public lane
across the north portion of the subject lands (including the
provision of financial securities for the construction of the
lane);
contribution towards downstream stormwater management
facilities;
provision for stormwater management on the subject lands;
construction of a deceleration lane on Kingston Road and
urbanization of the boulevard fronting Kingston Road
(including installation of storm sewers, curb and gutter,
sidewalks and landscaping); and,
B
C
D
02,4
- 5-
II
inclusion of the requirements of the Region of Durham,
including:
I a clause warning that the Region reserves the right
to install a central median on Kingston Road at such
time in the future that the Region considers it is
warranted for safety or efficiency of traffic; and
a clause requiring provision by the owner of
satisfactory evidence that the owner has made
appropriate arrangements with the owner of the
property to the west, to provide that property with
vehicular access across the west limit of the lands
zoned "MU-13" to connect to Kingston Road, and
that the owner of the property to the west agrees to
forego further access points to Kingston Road.
E
-
6.
BY-LAW 3036
By-law 3036 is hereby 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 specially dealt with by the By-law shall be governed
by the relevant provisions of By-law 3036, as amended.
7.
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof, subject to the approval of
the Ontario Municipal Board, if required.
AS MADE BY THE ONTARIO MUNICIPAL BOARD, this of,.Pl1
,2002.
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778- 790 KINGSTON RD,
PROJECTII9955
MIXED USE DEVELOPMENT
A - 18 two storey townhouses
Each floor 15.75x40=630
, Total gr.floor area 18x630=11300
B - COMMERCIAL,
Floor. Area 17 500 (1625.75 sq. m;
Parking Required 82 cars
5 cars/1 00 sq m
Parking Provided 89 cars
SK -:- 13(a) Scale: 1" = 40' ,
Date: April 25, 2000
Revised: May 1, 2000
-
RECEIVED
JUN 2 2000
CITY Rt..t'~l1~RING
DEVelOPMENT DEPARTMENT
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ATTACHMENì # 3 TO
REPORT # PO ()~ - pri
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Applicant's Revised Concept Plan
Zoning By-law AmenCl.ment Application A 2'J,/00
Wood, Carroll et al (Hayes Line Properties Inc.)
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SITE STATISTICS
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Ground Floor G.F.A.
Second Floor G.F.A.
Total G.F.A.
1,688 Sq. M
740 Sq. M
2,428 Sq. M
Pa~king Required,
4.51100 Sq. M
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114
Wood, Carroll Et AI. (Hayes Line Properties Inc.)
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City of Pickering, Planning & Development Department
. January 21, 2002
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ATTACHMENT #::; TO
REPORT # PO ift. -()~
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INFORMATION REPORT NO. 23-00
FOR PUBLIC INFORMATION MEETING OF
August 10, 2000
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 22/00
Wood, Carroll et al.
Part of Lot 28, Range 3, B.F.C.
(778-790 Kingston Road, east of Whites Road)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
2.0
3.0
3.1
subject lands consist of two properties totaling an area of 0.97 hectares;
the lands are located on the north side of Kingston Road, east of Whites Road (see
Attachment #1 - Location Map);
a detached home is located on the western portion of the subject lands;
surrounding land uses include the fonner Dunbarton School to the east, low density
residential development to the north, and commercial development to the south and
west.
APPLICANTfS PROPOSAL
. .
Hayes Line Properties Inc. has submitted the application on behalf of the current
owners - Wood, Carroll et al.; Hayes Line Properties Inc. has an agreement to
. purchase the two properties; .
the proposed development includes retail/commercial and restaurant uses along the
Kingston Road frontage, and townhouses along the northern portion of the site (see
Attachment #2 - Concept Plan);
the commercial development would include approximately 1,625 square metres of
floorspace; the Concept Plan appears to identify two single-storey buildings with
drive-through facilities;
the residential component consists of. 18 two-storey townhouse units that are
approximately 4.8 metres wide;
the Concept Plan identifies an access point to Kingston Road near the mid-point of
the site to serve the proposed commercial development;
for the proposed residential development, the Concept Plan identifies an access point
to a future public "ring road", conceptually illustrated on lands to the west of the
subject lands. .
OFFICIAL PLAN AND ZONING
Durham Reeional Official Plan
the Durham Regional Official Plan designates the subject lands as "Living Area",
which pennits a broad range of residential, commercial, recreational, and institutional
uses;
the applicant's proposal appears to comply with this designation;
Kingston Road (which is under Regional jurisdiction), is designated as a Type B
Arterial; such a designation indicates the road is designed to accommodate moderate
volumes of traffic at moderate speeds;
ATTACHMENT # 5 TO
RI:?ORT # PO O~ -().ól
Infonnation Report No. 23-00
Page 2 033
3.2
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3.3
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Pickering Official Plan
Schedule I of the Pickering Official Plan - "Land Use Structure", designates the
southern portion of subject lands as "Mixed Use Areas - Mixed Corridors" which
pennits a broad range of residential, commercial, recreational, and institutional uses;
the northern portion of the subject lands are designated as "Urban Residential Areas-
Medium Density" which pennits residential development of greater than 30 units per
hectare up to and including 80 units per hectare; the townhouse block is located
within this designation;
in considering whether to zone for one or more of the uses noted above, Council shall
apply appropriate perfonnance standards, restrictions and provisions;
the. density of the townhouse block is approximately 45 units per hectare, which
complies with the Official Plan's density provisions;
section 15.14 of the Plan states that for proposed retail/commercial development of
less than 2,500 square metres, Council may require the submission of a Retail Impact
Study to justify the proposed floorspace;
the subject lands are within the Woodlands Neighbourhood; Map 16 of the Official
Plan identifies a proposed park in the general vicinity ofthe subject lands;
Schedule II - "Transportation Schedule", designates Kingston Road as a Type B
Arterial, with a Transit Spine; such a designation indicates the road is designed to
accommodate moderate volumes of traffic at moderate speeds, and that a higher level
of transit service is expected to be offered along Kingston Road;
Schedule III - "Resource Management", identifies that a "Shoreline and Stream
Corridor" may be located within 50 metres of the subject lands; this designation
recognizes that certain lands generally associated with water bodies and stream
corridors may feature hazards such as flooding, erosion, and slope instability; the
nearby presence of a watercourse may require the submission of an Environmental
Report;
Compendium Documentto the Official Plan
section 11.2( e) of the Official Plan states that development proposals must comply
with any applicable Council-adopted Development Guideline;
the subject lands are affected by the Northeast Quadrant Development Guidelines,
and the Kingston Road Corridor Urban Design Development Guidelines; .
the Northeast Quadrant Development Guidelines were adopted by Council in 1990;
the Guidelines establish a vision for future development of lands in the general
vicinity of the north-east comer of Kingston Road and Whites Road (see
Attachment #3 - Final Urban Design Configuration);
generally, the Guidelines envision a medium-density residential neighbourhood
oriented around a public "ring road" that features a public park along its centre;
multi-storey commercial buildings are intended to frame Kingston Road and provide
a transition between the street activity and residential areas; it is anticipated that
underground parking will be necessary in order to accommodate the intensity of
development and provision of park space supported by the Guidelines;
regarding the subject lands, approximately 40 residential units and 5,300 square
metres of commercial floorspace are anticipated; additionally, the Guidelines depict:
. a 5-storey building mass oriented along the south and east edges of the subject
lands; .
. the presence of a public "ring road" to provide access to the north portion of the
subject lands, which connects with lands to the west;
. access to Kingston Road is shared between the subject lands and the westerly
abutting property;
. park space is located within and to the north of the "ring road";
the Kingston Road Corridor Urban Design Development Guidelines were adopted by
Council in 1997;
the Guidelines provide direction on the transfonnation of Kingston Road into a
"mainstreet" for the City; this includes direction on improvements to the road itself,
and urban design objectives for adjacent lands;
regarding the subject lands, the Guidelines encourage:
. a mix of retail,. commercial, office and retail uses;
034
ATTACHMENT # ~ TO
REPORT # PO ~ ~n;l
Infonnation Report No. 23-00
Page 3
3.4
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4.0
4.1
4.2
4.3
4.3.1
~
.
a lninimum building height of 2 storeys;
buildings located close to the street;
an enhanced pedestrian streetscape at all intersections with Kingston Road;
urbanization of Kingston Road (the addition of sidewalks, the removal of roadside
ditches, etc.);
.
.
.
Zonin2 By-law 3036
Zoning By-law 3036 identifies the subject lands as "R3" - Residential Third Density
Zone, which requires a minimum lot frontage of 18 metres;
an amendment to the by-law would be required to allow the applicant's proposal to
proceed.
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
Concept Plan
Concept Plans are typically required with the submission of zoning by-law
amendment applications in order to provide a basis for the preparation of zoning
by-law provisions;
staff have undertaken a preliminary review of the Concept Plan, and have detennined
that it does not currently confonn with components of the Northeast Quadrant and
Kingston Road Development Guidelines; issues include:
. the scale of the proposal (building heights, residential units, and commercial
floorspace) is substantially less that that envisioned by the Guidelines;
. a substantial building presence along Kingston Road is lacking;
. the absence ofthe public "ring road" and park space;
. a mid-block siting of a Kingston Road access rather than a joint access with the
westerly-abutting property; .
. a large group of trees at the north end of the property are identified in the
Northeast Quadrant Development Guidelines for possible retention;
. the Concept Plan does not accommodate the build-to lines and parking
arrangements recommended by the Development Guidelines; .
with respect to the proposed townhouse block, its configuration orients the front face
of homes towards a privacy fence and the back wall of the proposed èommercial
buildings; such an orientation may result with a questionable living environment; the
Northeast Quadrant Development Guidelines orients the front face of residential
. buildings towards a public "ring road" and park space, which is a far more
appropriate focus;
4.3.2 Technical Matters
-
staff will continue to work with the applicant to revise the Concept Plan such that it
better confomis with the Development Guidelines;
opportunities to integrate vehicular aisles with abutting properties will be explored;
zoning provisions will include such matters as pennission for specific uses,
minimum/maximum building heights, "build-to zones", maximum floorspace, and
minimum parking requirements;
as mentioned previously, an Environmental Report may be required due to the nearby
presence of a watercourse; staff will consult with' the Toronto and Region
Conservation Authority to detennine if such a report is necessary;
Infonnation Report No. 23-00
ATTACHMENT #!:5 TO
REPORT # PO QR-('J~
Page 4
035
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also mentioned previously, a. Retail Impact Study may.be required to support the
proposed retail/commercial floorspace of 1,625 square metres; staff are currently of
the view that the scale of the proposed development is unlikely to warrant such a
study;
a Traffic Study which examines access points to Kingston Road may be required;
staff will consult with the Region of Durham on this matter;
a Stonnwater Management Study may be required for the subject lands (and possibly
the surrounding lands); staff will consult with the Toronto and Region Conservation
Authority on this matter.
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 Irifonnation 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 béfore 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 I
list of rieighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing report;
.-
6.2.
Information Received
full scale copies of the applicant's submitted plan are available for viewing at the
offices of the City of Pickering Planning and Development Department;
6.3
Company Principal
applicant advises that Derek Ruston is the contact fór Hayes Line Properties Inc.
.~
Catherine L. Rose
Manager, Policy
-
copy: Director, Planning & Development Department
03B
ATlACHMEN1 # -þ TO
REPORT Ii PO O~. 0:.1
Excerpts of Statutory Public Information Meeting Minutes
of
Thursday,1\ugust 10,2000
STATUTORY PUBLIC INFORMATION MEETING MINUTES
1\ Statutory Public Information Meeting was held on Thursday, 1\ugust 10, 2000 at 7:05
p.m. in the Council Chambers.
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(VI)
ZONING BY-LAW AMENDMENT APPLICATION A 22-00
WOOD, CARROLL ET AL.
PART OF LOT 28, RANGE 3 BFC
(778- 790 KI~GSTO~ ROAD. EAST OF WHITES ROAD)
1.
Geoff McKnight, Planner II, provided an explanation of the application, as
outlined in Information Report #23-'00.
2.
Ms. L. Jones, Planning Consulting representing the applicant, advised that they
are concerned with the TRCA encouraging the retention of the creek which will
affect this development and the joint access with the neighbours to the west. 1\
meeting is being arranged to address environmental issues. She further advised
that the townhouses will not be taller than two stories and an attempt will be made
to preserve the trees. Fencing will be dealt with at Site Plan.
3.
Paul White, 507 Cliffview Road, advised that wood fencing deteriorates quickly,
therefore, consideration should be given to brick veneer fencing.
4.
John Ibbetson, 787 Sheppard 1\ve., stated his objection to anything higher than a
two storey townhouse and his concern with 18 townhouses being constructed on
five lots. He questioned if the townhouses are to be rented or sold and at what
price. He also stated his concern over the possible loss of a 100 year old tree.
5.
Robert McConachie, 770 Kingston Road, stated his concern with the entrance
which if not moved will landlock their site. He advised that the Region of
Durham will only allow a certain number of access and egress points off Kingston
Road.
6.
Sylvia Spencer, 771 Sheppard 1\venue, advised that the ring road is located on a
portion of her property which she has no intention of selling. She questioned if
the townhomes can be converted to home based businesses, will the parkland
encroach on the creek and what size parkland has been allocated. She stated her
objection to zoning changes and to any restaurant proposÿd for the site.
7.
Mike Dubroy, 773 Sheppard 1\ve., advised that the original plan called for a
buffer zone. The current proposal shows the townhouses to be built very close to
his property.
8.
Robert Lawrie, 852 Kingston Road, advised that his home is adjacent to the Old
Dunbarton School and he questioned what is proposed for this site. He stated his
concerns with respect to people accessing his property from the restaurant if built
on this site. He questioned how transport trucks will enter and exit this site and
how wi~l emergency vehicles access townhouses 15-18.
.-.
037
ATTACHMENT fI- ::r TO
REPORT # PO ()~ ~ ð~
July 27 2000
RECEIVED
AUG 0 4 2000
CITY OF PICKERING
PLANNING & DEVELOPMENT
Since tbe late 1980,s there bas been very much controversY abnet the development DEPAATME"T
of the land in th~ NW Quadrant. We the property owners at 760 &770 Kingston
Rd. have some concerns about this site plan.
Dear Sir,
RE; Zoning By-law Amendment Application A22/00
Part Lot 28 Range 3 B.F.C.
778-790 Kingston Rd. Pickering
1. The driveway entrance to Kingston Rd. should be moved to the west property line
to allow only one entrance on to Kingston Rd. and used by all four properties
(761>-790 KingstOn Rd. ). as per the City plan & DnrbalR Region Traffic Dept.. ot.hefWÌSO
we are landlocked with no entrance to Kingston Rd.
2. This site plan shows 18 town homes with no driveway access. By moving the Retail
building easterly on the property and changing the driveway entrance, there then
could be a driveway going along the west property line giving access to the townhouses.
--
3. The ring road that was suggested in the urban study which was performed in the
1980's should be abolished as it takes up to much space and serves no real purpose.
Since the Board Of Education Property is noW for sale, the road for this NW quadrant
should start at the stop lights at the school property, cross tbru the adja- properties and
join op with Delta Blvd which would let the traffic come oot at the other traffic light on
Kingston Rd. We feel this would make a safe entrance 1ß service the north portinn nf all the
properties. (as per sketch)
4. There is no provision on this site plan showing any privacy fence for the adjacent
properties.
5. There is no provision on this site plan showing any building for the storage of garbage.
6. There is nothing showing placement of a retaining walt should the developer change
the existing grade of the property
7. There is no mention of storm water management during or after construction.
.8. The original City plan showed interconnecting driveways thru all the properties,
This can not be feasible now because of the finish grade of the properties west of are
property.
Yours Truly
..-.
J. McConachie 760 Kingston Rd.
C McConachie 770 Kingston Rd.
R McConachie 770 Kingston Rd.
cc
B. Taylor
G. McKnight
Council Members.
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Planning & Development Department
PROPERlY DESCRIPTION PART OF LOT 28, RANGE 3, B.F.C. . /f\
OWNER WOOD CARROLL ET. AL DATE JUL 12, 2000 D~WN BY RC I '
APPUCATION No. A 22/00 dCALE 1:7500 " CHECKED BY GM Ii
FOR DEPARTMENT USE ONLY
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City of Pickering July 28~QR~K'S DIVISION
Planning and Development Dept.
RE: Zoning By-law Amendment Application A 22/00
Written Comments
.-
As an adjoining land owner directly behind the subject property I
object to the proposed town homes less than 2S feet from the property line.
The location of the town homes is where a stand of pine trees are.
These trees provide some green space and a home for birds and other
animals. The town plan called for these trees to be a buffer zone of natural
vegetation between high and low density housing.
Because the area of the proposal is small there is not enough
space for both residential and commercial developments on that one lot.
This area is part of the Pickering City core with immediate access to
HWY# 401. This proposal doesn't seem to properly use the area. I believe it
would be more appropriate to have a commercial or govt. office building on
that space with a buffer zone on the north side. Do we really want to have
little kids playing near some very major roads and multiple intersections?
Yours Truly:
~þ~/
Mike DuBroy
773 Sheppard Ave. .
Pickering, On.
LIV-IG4
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From:
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Normand and Rita Dufresne[SMTP:ngd46@home.com]
August 10, 2000 8:53 PM
Brenner, Maurice, Councillor
Re building of town houses east of Whites on Sheppard
Dear Mr. Brenner:
I understand the above matter was discussed tonight at a town meeting. I was unable to attend the meeting due to
health problems. I however would like to voice to you my concern in seeing more people living along Sheppard
because our concern regarding speeding along Sheppard is still outstanding. These townhouses will mean more traffic
along Sheppard, which is already taxed to the limit. Speeding continues unabated despite the numerous complaints
from several of the residents along Sheppard. We did see a Police car on our street in a couple of occasions, but they
catch two or three cars and go away. This does not frighten the rest of the drivers who continue to use Sheppard at
speeds from 60 to 90 km/hr in the 40 and 50 km zone, making it difficult and dangerous for the residents to get out of
their driveways. Sheppard is narrow and cannot safely accommodate the speeds of a large proportion of the cars,
especially when some cars are parked along the street. You should notice that from Altona to Fairport there are 6 red
lights along Kingston Road but only one along Sheppard. This makes Sheppard the preferred route for those in a
hurry.
Please do not approve this building blitz along Sheppard until a solution is found to calm our traffic. I know of the
program where citizens can man a radar and send listS of licenses to the police. This can lead to being the subject of
vandalism as people notified would have seen you on the side of the road. You know what kind of nuts we have in our
midst by listening to the news every night! I am adamant that enforcement is the affair of the police, who are mandated
to do just that.
Best regards.
Normand G. Dufresne
604 Sheppard Avenue
Pickering, Ont
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THE
DURHAM
DISTRICT
SCHOOL
BOARD
Facilities Services
400 Taunton Road East
Whitby, Ontario
LI R 2K6
Telephone: [905) 666-5500
.- 1-800-265-3968
x: (905) 666-6439
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August 14, 2000
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JlJ AUG 1 7 2000
..:::.t
CITY OF PICKERING
PICKERING, ONTARIO
The Corporation of the
City of Pickering
Planning Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
LIV 6K7
Attention: Mr. GeoffMcKnight
Dear Mr. McKnight,
RE:
Zoning By-law Amendment Application A22/00
Wood CalTon et. at
Part of Lot 28, Range 3, B.F.C.
(778-790 Kingston Road, east of Whites Road)
City of Pickering
Staff has reviewed the infonnation on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly,
...
~ ç¿QQ
Christine Nancekivell,
Planner
CN:em
I:\PROPLAN\DAT A\PLNG\ZBL\A22-O0
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ATTACHMEN1 # f í , _IV
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VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
I PROJECT NAME:
I
Wood CattoII et. aI.
ADDRESS/PLAN:
778 - 790 Kingston Road (east ofWbites Road)
I
I MUNICIPALITY:
Pickering
REF. NO.:
A 22/00
SUBMISSION DATE:
July 19, 2000
1.
Electric Service is available on the road allowance(s) touching this property.
2.
An. extension of the Corporation's plant is required on the road allowance in order to service this project.
.
Owner's cost - Amount to be determined.
.All such extensions are normally underground.
3.
The applicant must provide accommodation on site for the Corporation's transformer(s).
4.
Individual metering for each unit is required.
5.
The Applicant must ptOvide a looped concrete encased underground duct system from the designated supply
point(s) to the transformer location(s) on the property.
6.
The Applicant must pay the CorpoIatÏon's costs to supply .and install underground service cables along the
route of 5. above.
Estimated range of costs to be determined.
7.
The following standard fixed fee costs will apply (aU figures are approximate);
Service Connection Fee $130.00 per unit
Existing Corporation plant on Kingston Road may have to be replaced/relocated at the Applicant's cost to
accommodate the proposed service.
The Applicant must make direct application to the Corporation to obtain specific approval of the electrical
service arrangements and related work for this project.
A Multi-Tenant Agreement may be requited to be entered into and may be registered on title as part of the
servicing requirements. Legal costs for this will be charged to the Applicant.
All work from the public road allowance to the service entrance and the metering arrangements must comply
with the Corporation's requirements and specifications.
Prior to energizing any new service, the Applicant shall apply to the Corporation's Customer Care Department
to open an energy account.
An energy deposit must be posted and maintained on account at all times - Amount to be determined.
INNVld ~NIH3~~Id ~~~
NVI<IIH3A
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ATTACHMEN1 #_JJ_ïO
REPORT # PO OX' -O~
043
Page 2
VERIDIAN CONNECTIONS
DEVEWPMENT APPUCATION REVIEW
13.
14.
15.
16.
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Prior to obtaWng a building pennit, the Applicatlt shall, by agreement, confirm acceptance of the tenDS and
conditions of providing electrical service. .
Where cranes or material handling equipment or workers must work in proximity to existing overhead wes,
with the capability of contact or coming within the limits of approach, the developer/builder shall pay all costs
fot the tempotary relocation, burial, or protection of the wires, or other action deemed necessary by Veridian to
provide foJ: worket safety and the security of the electrical system. .
Landscaping, specifically trees and shrubs, should be relocated away from the Corporation's transfonner(s)
to avoid interference with equipment access and future growth.
Other:
.
Servicing will be determined when load details arc provided.
Technical Representative - Fred Raininger
Telephone 427-9870 Ext. 3255
(ìþ
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F:\Word DuculT\en..\ Veridian\Distribu,;on p..clnprncnl\DevcloplT\""t Applicarion Rcvicw\Pickering\2000\WoDd Car:ral1 ct. al.' nQ .190 Kingston Raid - Joly 19, :moo.doc
-
Rev. Date: Novembet 1, 1999
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CANADA ~ POSTES
POST CANADA
CANADA POST CORPORATION
DELIVERY PLANNING
1860 MIDLAND AVE 2ND FL
SCARBOROUGH ON M1P 5A1
AUGUST 10, 2000
-
Mr. G. McKnight
Planning & Development Department
City of Pickering
1 The Esplanade
Pickering On L1 V 6K7
Dear Mr. McKnight,
RE:
ZONING BY-LAW AMENDMENT APPLICATION A22/00
WOOD CARROLL ET.AL.
PART OF LOT 28, RANGE 3, B.F.c.
(778- 790 KINGSTON RD, EAST OF WHITES RD)
CITY OF PICKERING
0 1E [; Œ: ~ ~.q ~ 1J ..
- . AU G 1 1 lOOn }
CITY OF PICKERING
PiCKERING, ONT/IAID
Canada Post Corporation will require two copies of the Composite Utility Plans and/or
Site Plans in order for us to determine type of mail delivery for the proposed retail/
commercial and townhouse development.
If you have any questions, please call me at 416-285-5385.
Sincerely,
-
~~~
Debbie Greenwood
Delivery Planning Officer
In Business to Serve / En ajJàires pmrr vuus seroir
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CITY OF PICKERING
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Mr. Bruce Taylor. AtH 'Z. \
City Clerk \ (;iTt JI
City of Pickering ¡ [en:,;;),;r,!' ,-,~._~.~r""" .
One the Esplanade ,,_v..."" .,,>c-' -." ..,
Pickering, Ontario
L 1V 6K7
CN
Dear Mr. Taylor:
Re:
..J F lö..-\'ìnì<ìc...
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8th Floor RECE;'!ED
277 Front Street W/¿~TY OF PICKERING
Toronto, Ontario AUG 0 1 2000
M5V 2X7
25 July 2000
CLERK'S DIVISION
Your File: A22/00
Our File: TZ-4500-P-02
Proposed Zoning By-law Amendment
778-790 Kingston Road
Part of Lot 28, Range 3, B.F.G.
We have reviewed your letter dated 19 July 2000, regarding the above noted application
and have the following comments:
--
1. The Owner is required to insert the following warning clause in all development
agreements, offers to purchase, agreements of Purchase and Sale or Lease and
include in a Noise Impact Statement:
"Warning: Canadian National Railway Company or its assigns or successors
in interest has qr have a right-af-way within 300 metres from the land the
subject hereof. There may be alterations to or expansions of the rail facilities
on such right-of-way in the future including the possibility that the railway or
its assigns or successors as aforesaid may expand its operations, which
expansion may affect the living environment of the residents in the vicinity,
notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s). CNR
will not be responsible for any complaints or claims arising from use of such
facilities and/or operations on, over or under the aforesaid right-of-way. "
2. The Owner is required to engage a consultant to undertake an analysis of noise and
provide abatement measures necessary to achieve the maximum level limits set by
the Ministry of Environment and Canadian National.
We request receiving notice of the Amendment being approved.
Should you have any further questions, please do not hesitate to contact the
undersigned at 416217-6961.
-
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T errÝ Stortz () { "
Development Review Coordinator
046
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The Regional
Municipality
of Durham
Planning
Department
Box 623 : '
1615 Dundas St. E.
4th Floor Lang Tower
West Building
Whitby, Ontario
Canada L 1 N 6A3
Tel: (905) 728-7731
-. (905) 436-6612 '
L.. Georgieff, MCIP, RPP
Commissioner
of Planning
-
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September 14, 2000
Geoff McKnight, Planner
City of Pickering Planning Department
Pickering Civic Complex
One The Esplanade.
Pickering, ON L 1 V 6K7
Dear Mr. McKnight:
Re:
Zoning By-law Amendment Application A 22/00
Applicant: Wood Carroll et al. '
Location: North side of Kingston Road, east of Whites Road
Part of Lot 28, Range 3, Broken Front Concession
Municipality: City of Pickering
In' response to your request, we wish to provide the following comments with respect
to conformity with the Region of Durham Official Plan, the proposed method of
servicing and delegated provinciaì plan review responsibilities. The purpose of the
proposed zoning by-law amendment is to permit retail/commercial uses (restaurant)
and 18 townhouse units on the subject lands. To date no application for severance
has been submitted to the Land Division Committee nor has a condomin'ium
application been received. ' .
The Region of Durham Official Plan designates the subject lands "Living Area". This
designation is used predominantly for housing purposes, however, the designation
also permits limited office development and limited retailinfj of goods and services,
in appropriate locations, as components of mixed use developments, provided that
Community and Local Central Areas are designated in the area municipal official
plan, and the functions and characteristics of such Central Åreas are not adversely
affected. ' '
Kingston Road is designated a Type "B" Arterial Road in the Region of Durham
Official Plan. The policies state that within Urban Areas, intensive residential, office,
shopping and 'mixed uses shall be locat,?d along arterial roads.
. ,
Full municipal services are available to service the site through the existing water
and sewer mains. The Region will require that the sanitary sewer connection across
Kingston Road be installed with a tunneling, operation. '
If the site were to be severed into residential and commercial components, each site
would require separate service connections. The commercial site, fronting onto
Kingston Road, would be serviced from Kingston Road. The townhouse, site would
require the extension of the 200-mmsanîtary sewer and 300-mm watermain from
Delta Boulevard easterly to the site. The existing 200-mm sanitary sewer pipe on
Delta Boulevard will require verification that capacity is available to service the
townhouse block. .
The applicant will be required to convey, at the site plan stage, sufficient road
allowance widening to allow for a minimum 18.0 m. right of way from the existing
centreline of Kingston Road. '
Access onto Kingston Road will be restricted, with a centre median, to right-in/right-
out only. The applicant will be responsible for the full cost of installation of the
centre-median and any associated road improvements.
...2
100% Post Consumer
,
047
ATTACHMENT # 15 TO
BËPORT # PD---'lR-~)d. .
--
-----Original Message-----
. L-rom: Greg Gummer [mailto:Greg.Gummer@region.durham.on.ca]
ent: Friday, March 09, 2001 12:46 AM
To: rtaylor@city.pickering.on.ca
Subject: Rezoning A22/00, Wood Carroll, 778 - 790 Kingston Rd. - Traffic
-
'Jdy
The Regional Works Department has reviewed the traffic study for the subject property and offer the following comments.
Level of Service Calculations
The study is to be revised to reflect the following:
1. Calculations shown in the study utilize the CCG/CALC 2 Performance Analysis Data, we do not accept this data, we
accept the HCS software only
2. We require a 90 second cycle length and not a 120 second cycle length.
Proposed Access
A full access as shown onto Kingston Road is not acceptable. As stated in previous comments: To avoid operational
problems the proposed access onto Kingston Road will be restricted to right-in/right-out only by the installation of a raised
~~ntre median. The cost of the centre median will be 100 % the responsibility of the applicant. The study does not address
...<!ternatives to alleviate the operational problems at the access as shown.
The traffic study does not give details of alternative accesses and the impact that an alternative access would have on left
turns to the proposed site. If it is shown that an alternative entranceway can decrease the operational concerns (left turns)
at the proposed access, then consideration may be given to the possibility of a full turns access. However, the Region
would then reserve the right, in case of operational and safety concerns, to contml the full access at their discretion.
Development of Site
An alignment must be preserved to the east, this should be shown as part of the study.
M.T.O. should receive a copy of the Traffic study for their review.
..w.te trust the above is sufficient for your purpose.
Greg Gummer
Development Approvals
1
1)48
ATTACHMENT # --1 ~ TO
REPORT # PO O'X - ^ t:)..
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II'THE TORONTO AND REGION CONSERVATION AUTHORITY
.... 5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898http://www.trca.on.ca
August 9, 2000
Clry' CI<E
PICKEHiNG. ONTARIO
Mr. Geoff McKnight
Planning Department
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, ON L 1 V 6K7
Dear Mr. McKnight:
Re:
File No. A 22/00
Zoning By-law Amendment
Wood Carroll et. at
Part of Lot 28, Range 3, B.F.C.
(778-790 Kingston Road, east of Whites Road)
City of Pickering
-
This will acknowledge receipt of the above zoning by-law amendment.
It is our understanding that the applicant is seeking to amend the zoning by-law to facilitate the
construction of retail, commercial and restaurant uses along the Kingston Road frontage, and
18 townhouse units along the northern portion of the subject site.
The subject property is located partially within the stream corridor of a tributary which flows into
Frenchman's Bay which is subject to the Authority's Fill Construction and Alteration to
Waterways Regulation, Ontario Regulation 158. In accordance with Ontario Regulation 158 a
permit is required from the Authority prior to the following works taking place:
.
straighten, change, divert or interfere in any way with the existing channe! of a river,
creek, stream or watercourse.
Enclosed please find a part print of the Authority's Proposed Fill Line Extension map (Waterfront
Sheet 60), on which we have highlighted in yellow the subject property, and in green the
Authority's proposed fill regulation line. The stream corridor traversing the westerly boundary of
the subject property drains an area less than 125 hectares.
-
Under the Authority's Valley and Stream Corridor Management Program, a stream corridor
draining an area less than 125 hectares is defined as being:
"a minimum of 10 metres inland from the predicted meander belt of the
watercourse, expanded as required to convey the major system flows
and/or to maintain riparian stream functions. "
Authority staff have completed their review of the submitted documents and offer the following
comments:
.../2
049
ATTACHMENT #_lb. _TO
':;EPOHT # PO ()8'-Ód
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Mr. Geoff McKnight
- 2-
August 9, 2000
Authority staff note that a watercourse appears to traverse the south west corner of the site and
flow along the westerly boundary of the property. In order to confirm the limits of this natural
feature, staff have arranged to conduct a site visit on August 16, 2000. Once the limits of the
natural feature on the property has been identified, Authority staff will be requesting that they be
recognized and zoned accordingly in the bylaw. Staff also note that the block encompassing
the stream corridor is suitable for public acquisition. We will forward more detailed comments
after our site visit on August 16, 2000.
We trust this is satisfactory; however, should you have any questions, please do not hesitate to .
contact the undersigned.
-
Yours truly,
~
Russel White
Plans Analyst
Development Services Section
Ext. 5306
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ATTACHMENT #_L:T____.,TO
'~iEPORT # PO C~ -.Qa -,~
NOV.-09'01(FRI) 16:07
CORRIDOR MANAGEMENT
TEL:4162354267
P. 002
- Ministry of
Trantportlltlon
MlnlBtère des
Truns"orl8
~
Ontario
Phone: (416) 235-3509
Fax: (416) 235-4267
E-mail: charles.petro@mto.gov.on.ca
Corridor Management Office
7th FloOT, Atrium Tower
1201 Wilson Avenue
DoWTIsview, Ontario
M3M 118
November 9, 2001
File No: 42-80197
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
LI V 6K7
Attention: GrantMcGregor
-
Dear Sir: .
RE: Kingston Road - Whites Road Northeast Quadrant Transportation Study
Phase 1 Final Report
City of Pickering
Highway 401
We have reviewed the submitted information and offer the fol1òwing comments:
It is this ministry's preference that there be no access On Kingston Road directly across the Highway 401
ramp terminal. We would therefor encou.rage development as shown in Alternative 5, Alternative 6 and
Access Concept A,
,-'.
Our Concerns regarding the alternatives involving access across from the Highway 401 E~E/W ramp are as
follows:
-
. As mentioned in the report, the need for this access must be justified. The Delta Boulevard access
may be su.ffic:ient to serve the development. Benefits of the new access would have to be weighed
against impacts of locating directly across a ramp terminal.
. Any access across from the ramp terminal shall have no southbound through movement to access
Highway 401 WE- This through movement would probably necessitate an additional signal phase, .
which is not possible as the signals are at capacity and the signal timing has no free time. Signal timing
must be maintained to ensure preference is given to ramp traffic.
. Ifnorthbound through movements are considered fÌ'om the ramp to the access; it must be ensured that
minimum stopping distances are maintained. The current advisory speed on the ramp is 50km/hr.
Thete is the possibility of northbound ramp through vehicles crossing the intersection at 60kmlhr-
70kmlhr if they are trying to "beat" an amber signal. Therefore if the 70km/hr is assumed, a minimum
'"
n5~
An ACHMENT #_.1 J _TO
REPORT # PO ÒX' -{}d
NOV,-09'G1(PRI) 16:07
CORRIDOR MANAGEMENT
TEL:4162354267
Po 003
-
stopping distance of 110m is required, which means there should be no accesses, no conflict points, no
sharp radius CU1Ves, etc. within 110m north of the north limit ofthe intersection.
. Some alternatives consider a southbound left turn movement to go east on Kingston Road. This
presents a conflict point if northbound ramp vehicles are pennitted through the intersection to the
development (Alternatives 1,2, and possibly Access Concept B). If northbound ramp vehicles ar~ not
pennitted through the intersec~ion, as shawn in Alt~mative 3, "no though access" signage would have
to erected for the ramp. This may not be effective, and depending where this signing is erected, it may
possibly confuse Kingston Road left turn and right turn vehicles attempting to access the development.
. The road would have to be a public road, (not an entrance as indicated in OP A Ol-O03/P and ZBA
AIOIOI,for North American Acquisition Corp). We would also require that there be no full moves
access points along the first 180m of this road. This requirement may preclude the viability ofthe gas
bar as indicated in the OP AlZBA.
We are also prepared to discuss access opportunities as they relate [0 Highway 401 and ramp terminals at
Whites Road and Kingston Road, during Phase 2 of the Transportation Network review. We will require:
1. Estimates of site generated traffic from all existing and proposed land uses within the study area.
2. Detailed traffic operational analysis of the impact of future traffic on the level of traffic service on
Highway 401 and associated ramps and ramp termlna.Js on Whites Road and Kingston Road.
Analysis of existing traffic conditions
Table I - Characteristics of Study area roads - does not include the Hwy 401 WB on ramp from
southbound on Whites road. From Figure 1 - Study Area - the Whites road north and south approaches on
ramps to WB 401 fall within the boundaries of the StudY area. At least the on ramp from the north
- approach of Whites road should be included for analysis in Phase 2. This one lane on-ramp had peak a.m.
volume of about 1900 vph, according to OUI 1995 database.
Please provide justification for the assumption that p.m. peak hour volume is 12% of daily tTaffic (Table 1
-<:ohunn 6). A check with Kingston on/off ramp 1995 data indicates an average of about 6.7% of daily
traffic as p.m. peak volume, and ranges from 6% to 10%. Using 12% for all roads in the study area
underestimates the daily traffic where the actual percentage is less. The consultant should determine the
actual percentage for eaçh road. Also, it should be confinned that the daily traffic is an estimation of the
annual average daily traffic. As' well, Table 1 does not indicate the dates for the p.m. peak hour volumes
from wruch the daily traffic was estimated. We believe the source is the p.m. peak flows given in Figure 3
of the report. Table 1. which appears before Figure 3, doesn't indicate that.
Additional comments will be provided once a detailed analysis is received.
,-"
I trust that this is sufficient to your needs. Please do not hesitate to call should you require filrther
information or clarification.
Yours truly,
;:e?~~ ~
Charlie Petro
. Project Manager
~ cc.
Tom Hewitt, MTO
Michael DeMichele, MTO
Ken Sherbanowski, MTa
Steve Gaunt, City of Pickering
Steve Mayhew, Durham Region