HomeMy WebLinkAboutOctober 17, 2002 Statutory Public Information Meeting
Agenda
Pursuant to the Planning Act
Thursday, October 17, 2002
7:00 P.M.
Chair: Councillor McLean
(I) ZONING BY-LAW AMENDMENT APPLICATION A 16102 1-7
FRED CAMPETELLI, TRUSTEE
(COMMERCIAL DEVCO INC.)
(SOUTH-EAST CORNER OF VALLEY FARM ROAD AND DIEFENBAKER
COURT)
1. Explanation of application, as outlined in Information Report #30-02 by Planning
Staff.
2. Comments from the applicant.
3. Comments from those having an interest in the application~
4. Response from applicant.
5. Staff response.
(11) CITY-INITIATED ZONING BY-LAW AMENDMENT APPLICATION A 12/02 8-30
1184, 1194, 1200, 1222, 1234 KINGSTON ROAD AND ADJACENT CITY-
OWNED LANDS, GENERALLY LOCATED ON THE NORTH SIDE OF
KINGSTON ROAD~ WEST OF PINE CREEK, EAST OF WALNUT LANE
1. Explanation of application, as outlined in Information Report #29-02 by Planning
Staff.
2. Comments from the applicant.
3. Comments from those having an interest in the application.
4. Response from applicant.
5. Staff response.
(111) ADJOURNMENT
PICKERING
INFORMATION REPORT NO. 30-02
FOR PUBLIC INFORMATION MEETING OF
October 17, 2002
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 16/02
Fred Campetelli, Trustee / (Commercial Devco Inc.)
South-east corner of Valley Farm Road and Diefenbaker Court.
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the applicant's total land holdings comprise the lands on the east side of
Valley Farm Road from Diefenbaker Court to Pickering Parkway
(see Location Map - Attachment #1 );
the northern portion of the applicant's total land holdings are subject of this
application (See Phase 2 lands on the Applicant's Conceptual Development
Plan - Attachment #2);
the subject lands are currently vacant and the surrounding land uses include:
the Pickering Recreation Complex to the north; residential apartment
buildings to the east and west, and Highway 401 and office uses to the south.
2.0 APPLICANT'S PROPOSAL
- The applicant's zoning, by-law amendment application is comprised of 3
amendments which are:
1. That the applicant is proposing to reduce the minimum height
requirements for townhouses (multiple dwelling horizontal) from the
current 6 storey requirement to a minimum height requirement of 3
storeys (approximately 10 metres in height);
2. That the applicant is proposing to add a nursing home and retirement
home uses as a permitted use;
Information Report No. # 30-02 Page 2
3. That the applicant is proposing to increase the maximum permitted
height for an apartment development (multiple dwelling vertical) from a
maximum of 10 storeys to 16 storeys.
The applicant has provided a conceptual development proposal for the
proposed townhouse development only. No specific details of the nursing
home\retirement home use or the apartment development have been
submitted.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- The Durham Regional Official Plan identifies the subject lands as being within
a "Main Central Area". Main Central Areas are to be planned and developed
as the main concentration of urban activities within municipalities;
3.2 Pickerinq Official Plan
The Picketing Official Plan identifies the subject lands as being located in a
Mixed Use Area - Downtown Core within the Town Centre Neighbourhood.
This designation permits a wide variety of uses for residents, business people
and visitors, including residential, retail, commercial, business, office, service,
recreational, community and cultural uses;
The Plan establishes a density range for residential development within this
designation of over 80 units up to and including 180 units per net hectare.
Although the approval of the dwelling units will be completed through
separate processes, the applicant's conceptual plan provides densities of
81.6 units per net hectare on the north lands and 84.6 units per net hectare
for the development on the south lands. The applicant's proposal conforms to
the policies of the Pickering Official Plan;.
3.3 Compendium Document to the Official Plan
- the subject property also falls within the Council Adopted Pickering Downtown
Core-Development Guidelines and the Kingston Road Corridor Development
Guidelines; the guidelines are intended to guide the development or
redevelopment of sites within the designated areas;
3.4 Zoninq By-law 3036
- the subject lands are currently zoned RH/MU-2- Residential- Mixed Use Zone, by
Zoning By-law 3036 as amended by 5416/98. This zoning permits business
office, convenience store, day nursery, personal service shops, professional
office, multiple dwelling - horizontal and multiple dwelling - vertical uses.
Information Report No. # 30-02 Page 3 0 l~'i 3
an amendment to the existing by-law is required to add nursing home and
retirement home uses, to reduce the minimum building heights for multiple
dwelling horizontal (townhomes) and to increase the maximum building height
for multiple dwelling vertical (apartments).
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no written resident comments have been received to date;
4.2 Agency Comments
- no written comments have been received to date
4.3 Staff Comments
in reviewing the requested height amendments for the permitted multiple
dwelling horizontal and multiple dwelling vertical uses, staff will examine the
proposed amendments in conjunction with the polices\objectives of the
Council adopted Downtown Core Development Guidelines prior to the
preparation of a recommendation report;
- the applicant has advised that conceptual plans will be submitted for the
proposed nursing home and retirement home uses and the potential
apartment development in the near future, which will assist staff's review of
the proposed amendments respecting massing, site functioning and
compatibility with surrounding residential properties and the proposed
residential development to the south.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk;
Information Report No. # 30-02 Page 4
if a person or public body that files an appeal of a decision of the
Regional Municipality of Durham in respect of the proposed plan of
subdivision does not make oral submission at the public meeting, or make
written submissions to the Regional Municipality of Durham before the
proposed plan of subdivision is approved or refused, the Ontario Municipal Board
may dismiss the appeal.
6.0 OTHER INFORMATION
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
6.2 Information Received
- full scale copies of the Applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department:
· Phase 1 Site Assessment prepared by the Hazcon Group Limited.
6.3 Company Principal
- the principal of Commercial Devco Inc. is Mr. Jack Winberg.
'r ' __¢__ /vnda ~ ,P~ -
Manager, Develop-CrrCent Review
TB:td
Attachments
Copy: Director, Planning & Development
APPENDIX NO. I TO
INFORMATION REPORT NO. 30-02
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
ATTACHMENT# -~-, TO
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PROPERTY DESCRIPTION PART OF LOT 20, CONCESSION 1; BLOCK 11, 40M-1231
OWNER FRED CAMPITELLI TRUSTEE DATE SEPT 10, 2002 I DRAWN BY lB "-/~
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FILE No. A16/02 SCALE 1:7500 CHECKED BY JTB
FOR DEPARTMENT USE ONLY PN-8 PA-
ATTACHMENT# '~- TO
INFORMATION REPORT#~-
~. 0!'~7
APPLICANT'S CONCEPTUAL DEVELOPMENT PLAN
ZONING BY-LAW AMENDMENT APPLICATION -
A16/02
PHASE 2 PHASE 2
LANDS SUBJECT TO ZONING CONCEPTUAL 54 UNIT TOWNHOUSE
BY-LAW AMENDMENT DEVELOPMENT SHOWN. THE
APPLICATION A16/02 NURSING/RETIREMENT HOME
AND/OR APARTMENT
DEVELOPMENT PLAN(S) HAVE NOT
<~ BEEN SUBMITTED BY THE
.~ APPLICANT.
_J
-J
PHASE 1
TO BE DEVELOPED FOR 93
FREEHOLD TOWNHOUSE
UNITS ON CONDOMINIUM
ROAD.
THIS PORTION OF THE
APPLICANT'S TOTAL LAND
HOLDINGS ARE NOT SUBJECT
OF THIS APPLICATION AND IS
ILLUSTRATED FOR
INFORMATION PURPOSES
ONLY.
PICKERING
INFORMATION REPORT NO. 29-02
FOR PUBLIC INFORMATION MEETING OF
OCTOBER 17th, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: City-Initiated Zoning By-law Amendment Application A 12/02
1184, 1194, 1200, 1222, 1234 Kingston Road and adjacent
City-owned lands
Generally located on the north side of Kingston Road, west of
Pine Creek, east of Walnut Lane
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
Generally located on the north side of Kingston Road, west of Pine Creek,
east of Walnut Lane (see location sketch - Attachment #1).
2.0 CITY OF PICKERING'S PROPOSAL
On January 21st, 2002, Council directed "Planning & Development staff to
commence a City-initiated zoning by-law amendment for the lands generally
located on the north side of Kingston Road, west of Pine Creek, east of
"The Townhomes of Walnut Lane" development, and south of existing
dwellings fronting Storrington Street, to establish compatible residential
zoning on those lands generally in keeping with the Walnut Lane Area
Development Guidelines adopted by Council in June, 1994";
- further to Council direction, the City of Pickering proposes to change the
zoning on the subject lands to permit the development of townhouses,
generally in keeping with the '~Nalnut Lane Area Development Guidelines".
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reqional Official Plan
designated "Living Area";
lands designated "Living Area" are to be used predominantly for housing
purposes;
the proposed Zoning By-law Amendment appears to conform;
Information Report No. 29-02 Page 2 I'.) !'~ 9
3.2 Pickerinq Official Plan
designated Mixed Use Areas - Mixed Corridor;,
lands designated Mixed Use Areas - Mixed Corridor are to have the highest
concentration of activity and the broadest diversity of community services and
facilities in the City;
lands designated Mixed Use Areas - Mixed Corridor permit residential uses;
retailing of goods and services; offices and restaurants; community, cultural
and recreational uses; and special purpose commercial uses;
- despite Table 6 of the Official Plan, a maximum residential density of 55 units
per net hectare is permitted for lands located on the north side of
Kingston Road that are designated Mixed Use Areas and abut lands
developed as Iow density residential;
- the subject lands are located within Neighbourhood 8: Town Centre and are
part of a detailed review area;
3.3 Compendium Documents to the Official Plan
- Development Guidelines have been prepared for the subject lands: the
Town Centre West Precinct section of the "Kingston Road Corridor Design
Guidelines" and the '~Valnut Lane Area Development Guidelines";
- these Guidelines provide direction for development of the subject lands;
a copy of the Town Centre West Precinct section of the "Kingston Road
Corridor Design Guidelines" is attached (See Attachment #2);
a copy of the '~Valnut Lane Area Development Guidelines" is attached (See
Attachment #3);
3.4 Zoninq By-law 3036
subject lands are zoned: 'R3' - Third Density Zone; 'R3-1' - Third Density
Zone Exception; and 'G' - Greenbelt-Conservation Zone, by Zoning By-law
3036, as amended;
the 'R3' and 'R3-1' zones only permit one (1) detached dwelling per lot; and
the 'G' zone only permits forestry, reforestation, conservation activities, and
buildings or structures designed to be used in connection with parks and
recreational purposes and the conservation of soil and wildlife, as well as
those uses permitted in the Open Space Zones (i.e. parks, walks, statues,
fountains, play lots, wading pools, playing fields, etc.).
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- residents' comments received to date outlined the following concerns:
o whether the proposed rezoning would permit only townhouses, or
townhouses, as an additional use;
o inadequate drainage at the north end of the subject lands and along
the ditches on north side of Kingston Road;
Information Report No. 29-02 Page 3
010
o pedestrian link at Pine Creek should be maintained;
o lands at Pine Creek are Iow-lying and environmentally sensitive;
o need for sidewalks along the north of south sides of Kingston Road;
o negative impact of townhouses on single family homes;
o increased local traffic;
o direct access to Kingston Road; (See Attachment #4)
4.2 Agency Comments
- Agency comments received to date;
Veridian - no objection;
4.3 Staff Comments
4.3.1 Council Adopted Development Guidelines
- the "Kingston Road Corridor Design Guidelines" and the '~Valnut Lane Area
Development Guidelines" provide direction for future uses and buildings along
this section of Kingston road;
both sets of guidelines provide direction regarding such matters as building
height; build-to zone; building setbacks; building orientation; land use
compatibility; buffering and screening; landscaping treatments; signage;
urban form; streetscape; livability and character; transportation; infrastructure;
and economic development;
the '~Valnut Lane Area Development Guidelines" have already been
implemented through approval of the rezoning for the Mattacchioni properties
at 1210 and 1218 Kingston Road;
4.3.2 Technical Matters
City Staff are preparing a Terms of Reference for consultant(s) to review the
following matters:
o Stormwater Management Plan;
o Site Servicing;
o Grading Plan; and
o Environmental constraints;
- the review is required in order to determine environmental, servicing and
developmental constraints;
- the consultant's fees were included in the Council-approved, 2002 budget;
4.3.3 General Comments
there are currently no buildings proposed;
a conceptual site plan has not yet been prepared;
development of the subject lands will require Site Plan approval;
- Planning & Development staff have been directed by Council to commence
the City-initiated Zoning By-law Amendment;
Information Report No. 29-02 Page 4 0.~_ J.
development of the subject lands will not proceed until private initiatives are
undertaken.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the application at the time of writing
report;
Lynda Taylor I,, ! Edw~a~d~elsey
Manager, Dev~opment Review Planner II
EB:td
Attachments
Copy: Director, Planning & Development
APPENDIX NO. I TO
INFORMATION REPORT NO. 29-02
COMMENTING RESIDENTS AND LANDOWNERS
(1) Francisco and Lucia Goytisolo, 1764 Storrington
COMMENTING AGENCIES
(1) Veridian Connections
COMMENTING CITY DEPARTMENTS
none received to date
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PROPERTY DESCRIPTION PT. OF LOT 11, 12, 13, 16, 17 & 18 PLAN 489; PT. 2, 40R-4484; eLSD. RD. ALLOW.
CITY OF PICKERING; B. SINGLETON; L MORGAN;
OWNER j. MORGAN; N. AROUKATOS; B. KISHUNLAL DATE SEPT. 9, 2002 DRAWN BY lB
FILE No. A 12/02 _ SCALE 1:7500 CHECKED BY EB
FOR DEPARTMENT USE ONLY PN-8 PA-
ATTACHMENT#
Excerpt from the
Part 2 - Section 1
Kingston Road Corridor Urban Design
DEVELOPMENT GUIDELINES
' ~ ,,,,,×' - t _.- Iyx, ×
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INFORMATION REPORT # ~-~?--
1.4.4 Town Centre West ~, ~
Extending from the CN Rail overpass to ~,.
Pine Creek, the Town Centre West
neighbourhood is a transition zone
between the Whites Road Corridor and the K,N~TONRO^~
Downtown Core. It is expected to evolve ~~
over the long term into a pedestrian
friendly, mixed use neighbourhood that will
act as an extension of the Downtown Core,
especially east of Walnut Lane.
Objectives '-'~2/'
(i) To create a new residential and mixed
use neighbourhood next to the Streetscape
Downtown Core, offering a variety of (i) A distinctive character shall be
experiences for living, working, and established, through appropriate
shopping; streetscape treatment;
(ii) To encourage a neighbourhood that is (ii) Sidewalks shall be provided on both
an appropriate transition between the .sides of Kingston Road; the sidewalks
Whites Road corridor to the west, the should provide direct and convenient
Liverpool Neighbourhood to the north
access to buildings fronting the street;
and the Downtown Core to the east; (iii) Wide sidewalks with sitting areas shall
(iii) To continue to permit automobile be encouraged at Walnut Lane and at
oriented characteristics over the short Pine Creek;
and medium term, or until the south (iv) Pedestrian scale streets lights,
side of Kingston Road is redeveloped as appropriate signage, special pavement
a residential/mixed use neighbourhood, treatment, banners and seasonal
planting boxes shall be encouraged,
Urban Form especially at intersections;
(i) As the area evolves, buildings shall be (v) Continuous street tree planting shall be
encouraged to have reduced setback encouraged close to the curb to create a
from Kingston Road in order to create
canopy over the pedestrian area.
an appropriate mainstreet condition
along the corridor; Livability and Character
(ii) Low rise buildings shall be encouraged (i) Pedestrian safety and security shall be
on both the north and south sides of encouraged to help establish the
Kingston Road; Precinct as a "people place";
(iii) Residential uses shall generally be (ii) Pedestrian related uses shall be
encouraged, and retail and community encouraged to locate within any surplus
uses may be permitted, especially on ROW lands that may be available.
the ground floor of buildings fronting
Kingston Road; Transportation
(iv) An appropriate open space edge and (i) The roadway shall be designed for a
treatment shall be provided at the 50km/h operating speed limit over the
eastern boundary of the Precinct, to medium to Iong term;
signify the Pine Creek crossing under (ii)The CNR overpass should be looked at
Kingston Road. as a potential gateway feature;
Kingston Road Corridor Guidelines Page 9
0.1 6 ATTACHMENT# '~-- TO _
(iii) The introduction of a centre median 1.4.5 Downtown Core
from the overpass east to Dixie Road
should be considered; Extending from Pine Creek to the Hydro
(iv) Over the mid to Ion§ term, on-street corridor, the Downtown Core is the heart of
parking may be provided, particularly Pickering and will support the highest
east of Walnut Lane, as new buildings intensity and diversity of uses, creating a
are located closer to the street; pedestrian friendly mainstreet along
(v) Strong north-south pedestrian links shall Kingston Road, that will also serve as a
be established at Dixie Road and regional focus.
Walnut Lane;
(vi) Transit stops shall be encouraged near Objectives
intersections, linked to pedestrian (i) To create a regional landmark and
amen ity zones; destination area;
(vii)The option for afuturetransit/HOV lane (ii) To establish the highest intensity of
should be protected, cultural, residential and economic
activity, and the greatest density and
Q(~) {~ (~)~ diversity of land use mix;
(iii) To create the highest zone of pedestrian
activity in the City, that functions as a
' ~ true "mainstreet" for Pickering;
,~%1 .......... _~.?~k ~';.~ (iv) To establish Liverpool Road as a
L~'~"~,.~ "portal" to Kingston Road;
(v) To recognize Liverpool Road and
Tow, CE,TRE WEST Valley Farm Road as local "gateways"
into the Downtown Core;
Infrastructure (vi) To protect and enhance the prominence
(i) An urban road profile shall be and visibility of the City Hall.
encouraged; roadside ditches shall be
removed;
(ii) Hydro lines may be buried or relocated
to the centre median, if feasible;
(iii) Sidewalk locations should be integrated
with any new street-oriented infill ~'/~.~,~ ~_~
Economic Development ~~-~~-
(i) The precinct should be promoted as the
downtown west neighbourhood, -~,~. ~~
offering varied business and residential ~.~
opportunities, and other land uses that ""'~
benefit from being in close proximity to
the downtown;
(ii) Commercial intensification may be
encouraged at intersections;
(iii) Infill development may be encouraged
within any surplus lands created as a
result of reducing the ROW for
Kingston Road.
Page 10 Kingston Road Corridor Guidelines
ATTACHMENT# '~-TO
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t
KINGSTON ROAD
TOWN CENTRE
WEST
PRECINCT
ATTAC~IMENT# '~ TO
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Excerpt from the
TOwn Centre NeighboUrhood
Section Hi
Walnut Lane Area
DEVE LO P MEN T GU! DE L! N E S
DEVELOPMENT
GUIDEUNES
ATTA~IEI~i"I"# ?) ~
0J9
Walnut Lane Area
Development Guidelines - Table of Contents
Section Page
H1.1 Introduction
H1.1.1 Walnut Lane Area 1
H1.1.2 Study Process 1
H 1.1.3 Context 1
H1.1.4 Principles 1
H1.2 Site Structure/Development Patterns
H1.2.1 Build-to-Zone 2
H1.2.2 Building Setback, Height, and Length 3
H1.2.3 Building and Orientation 4
H1.2.4 Pedestrian and Vehicular Systems 4
H1.3 Landscaping
H1.3.1 Kingston Road 5
H1.3.2 Walnut Lane 5
H1.3.3 Pine Creek 5
H 1.3.4 Adjacent Residential 5
H 1.3.5 Landscape Features 5
H1.4 Building Controls
H1.4.1 Building Faces 6
H1.4.2 Equipment and Service Area Screening 6
H1.4.3 Commercial and Building Signage 6
Appendix No. 1 Study Process 7
Diagram "A" - Walnut Lane Study Area 8
ATTACHMENT# % TO
Walnut Lane Area
Development Guidelines
The following Walnut Lane Area Development Guidelines were adopted by Pickering Council on
June 27, 1994 through Resolution # 134/94.
H1.1 INTRODUCTION
H1.1.1 Walnut Lane Area
The Walnut Lane Area is bounded by Kingston Road to the south, a Iow density residential area to
the north, Walnut Lane to the west, and Pine Creek to the east. (See Diagram 'A')
H1.1.2 Study Process
The Study Process used in the preparation of the Guidelines is outlined in Appendix No. I.
H1.1.3 Context
The existing development along Kingston Road in the vicinity of the Walnut Lane Area is different
on the north and south sides of the street. To the south, is a series of larger retail-commercial uses
occupying the large and irregular lots between Highway 401 and Kingston Road. The properties
fronting the north side of Kingston Road are much shallower and are either vacant or support
detached residential buildings. A few of the residential dwellings are being used for commercial
purposes.
H1.1.4 Principles
The standard suburban development pattern is one of large detached houses situated on winding
streets. These streets are connected by arterial roads to commercial strip development,
characterized by Iow single use retail buildings, with occasional office buildings interspersed,
surrounded by surface parking. These parking lots are usually situated between the buildings and
the street, and minimize the opportunity to achieve a pedestrian scale or related activities on the
street.
A "new suburban model combines the physical characteristics of traditional
towns - intimate scale, through streets, varied housing types, a mixed-use centre
within walking distance, clearly defined public space - with the social and
environmental concerns of the last few decades, such as reducing the use of
automobiles, increasing the use of public transportation, creating a more diverse
mix of residents and respecting the natural environment... "(Progressive Architect,
1993).
The form that development takes under these principles favours rectangular street grids, tighter
street oriented building configurations, with clear public space and commercial/residential districts
well connected by pedestrian and transit links.
While it is clear that the goals of the new model are worthwhile, they are difficult to implement in a
piecemeal fashion. In situations of urban infill or redevelopment, such as the Walnut Lane Area,
ATTACHMENT# '~ TO
Walnut Lane Area Development Guidelines Page 2(~..) ~ ~
the extent of the land and proximity to existing suburban patterns of development usually result in
a hybrid approach to development guidelines that attempt to integrate more street and community
oriented new development, with existing arterial commercial development and residential
subdivisions.
In the specific case of the Walnut Lane Area, Kingston Road serves as a significant east/west
commuter link with large traffic flows. Although Kingston Road is currently regulated by the
Ministry of Transportation, it is expected their jurisdiction will be transferred to the Region of
Durham effective January 1, 1995. As a result of this anticipated change, guidelines based on
reduced building setbacks from Kingston were formulated to develop the Kingston Road street edge
as an intimately scaled pedestrian precinct.
The intent of the proposed guidelines is to outline a basis for development that has regard for the
Iow density residential uses to the north and create street oriented development that is focused on
Kingston Road. To this end the guidelines establish a build-to-zone along both Kingston Road and
Walnut Lane, within which 40% of the face of all buildings must be located. The guidelines also
suggest a scaling down of building heights toward the rear to improve the relationship between
new developments and existing housing to the north.
Recognizing the potential for the Walnut Lane Area, in conjunction with vacant lands to the west,
to be a "gateway" to the Liverpool Neighbourhood to the north, buildings at intersections and
major entries are encouraged to be located at the edge of the street to act as marker buildings,
giving a distinct character to the area. By encouraging private development to take a more urban
form, activity can be concentrated on Kingston Road, enlivening the street and enhancing
community identity.
H1.2 SITE STRUCTURE/DEVELOPMENT PATTERNS
H1.2.1 Build-to-Zone
To contribute to a more pedestrian scaled precinct, better define the street edges, and retain the
historic parallelogram angles of the lot lines, a minimum of 40% of a building face or combined
face of a group of related buildings, must be within a Build-to-Zone (BTZ).
For Kingston Road, the BTZ extends 6.0 metres from the property line. The Walnut Lane BTZ is an
area not less than 4.5 and not more than 6.0 from the property line. Figure 1 illustrates both BTZ's
and how the 40% requirement is determined.
B?Z
Wolnut Lone
40% of projected
:ting width to be I I
within BTZ
I
min. 40% of projected builidng Kingston Road
width to be within BTZ
Figure 1
ATTACHMENT# ~ TO
()?2Walnut Lane Area Development Guidelines INFORMATION REPORT#~ Page 3 ~i~73
H1.2.2 Building Setback, Height, and Length
Buildings should be of an appropriate height and setback from the north property line to prevent
overshadowing and loss of privacy to abutting residences.
No building shall exceed a height of three storeys and 12.0 metres, inclusive of the roof.
Building setbacks from the north property line are established by an imaginary 1 ? degree angular
plane extending from a point 7.5 metres into the rear yard of the lots that abut the Walnut Lane
Area. Buildings must be set back from the north property line so that no part of the structure
projects above the 17 degree angular plane. For example, a 12.0 metre high building would touch
the angular plane at a point 26 metres from the north property line (see Figure 2.), which becomes
the minimum setback for that building from the north property line.
Maximum 12.0m
Building Height ..~
6.5m Building He;ght
Storrington ~ ~ ~' ~' ~' ~" ~' ~'-- / Kingston
Street 1 ~ I ], S~/L
.Sm 17" Road
S2L 7,5m 7.5m P/LT 7.5m 26.0m
/
LS.Om Minimum Setback for Accessory Buildings
Figure 2
Notwithstanding the above setback provision, no building other than an accessory building or parts
thereof, shall be closer than 7.5 metres to the north property line. Accessory buildings, or parts
thereof, can be setback a minimum of 3.0 metres from the north property line, provided they do
not exceed one storey in height.
To contribute to the pedestrian scale environment, and help create a focal point at Walnut Lane
and Kingston Road, buildings adjacent to both Walnut Lane and Kingston Road shall be a minimum
of 2 storeys in height.
New development at the west end of the Area should not overshadow, nor result in the loss of
privacy for the existing detached dwellings on Walnut Lane. In this regard, the opportunity to
locate built form that is compatible with the existing dwellings (height and massing) should be
examined through the City's site plan review process.
To ensure that a reasonable living environment shall be maintained for existing residents in the
Walnut Lane Area as redevelopment occurs, matters such as building heights, and setbacks from
side lot lines will be examined through the City's site plan review process.
Buildings shall not have a continuous length of I
50.0 m without a break in the building face.
I Break in Building Face
50 metre maximum
Figure 3
ATTACHMENT# ~ ,TO
Walnut Lane Area Development Guidelines INFORMATION REPORT#~ Page 4
H1.2.3 Building & Orientation
To encourage pedestrian activity at the street edge, developments should have their main building
entrance facing Kingston Road. The resulting building pattern should not create "canyons" by
siting two higher buildings too close together (see Figure 4), and building orientation should not
result in large expanses of surface parking adjacent to Kingston Road.
I /'
Kingston Road
Figure 4
H1.2.4 Pedestrian and Vehicular Systems
A main pedestrian promenade shall be provided on private property adjacent to the street. Logical
connections between buildings and the promenade shall be made. Where possible, additional
pedestrian connections should be made between sites.
Where the pedestrian promenade crosses a vehicular zone, the walkway should be expressed in a
material different than the vehicular zone. Dropped curbs are also required at these locations to
ensure full accessibility.
Vehicular access shall primarily be from Kingston Road. Shared access is acceptable. One
entrance from Walnut Lane to serve the western end of the Area is permitted. The exact location of
the Walnut Lane entrance shall be determined through the City's site plan review process.
Vehicular parking should be underground wherever practicable. However, to avoid large expanses
of surface parking adjacent to Kingston Road, parking areas shall be broken up into courts. In any
situation where there are more than approximately 10 car parking spaces in a line, a landscape
break of approximately 2.5m by the depth of the parking space should be provided. These
landscape breaks should be coordinated into a linear arrangement wherever possible.
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Walnut Lane Area Development Guidelines INFORMATION REPORT# 2C)-C)2-. Page 5
H1.3 LANDSCAPING
H1.3.1 Kingston Road
To establish the Kingston Road promenade, a minimum 1.5m sidewalk with street tree plantings at
approximately 12.0m intervals beside the sidewalk shall be provided on each site in conjunction
with the following landscape treatment:
(a) complementary site landscaping, adjacent to a building; and
(b) screening measures such as ornamental fences, bollards, Iow walls, planters, and shrubbery
adjacent to a parking area.
Vehicular and pedestrian access points should be easily identifiable through a combination of
fencing, masonry features and lighting. These features should be consistent with the building and
signage designs.
H1.3.2 Walnut Lane
Planting on this frontage should continue treatment similar to the residential streets to the north,
ending in a hard surface court at the intersection. This court should be a prominent and attractive
outdoor amenity space for the neighbourhood.
H1.3.3 Pine Creek
Planting should integrate with indigenous planting along the creek edge.
H1.3.4 Adjacent Residential
To accommodate buffering between future development in the Walnut Lane Area and the abutting
residential dwellings to the north, a 3.0 metre continuous landscape strip shall be provided along
the north property line. Fencing and plantings within this landscape strip shall provide adequate
visual screening and noise abatement for the existing dwellings. Existing trees should be protected
where possible. Site lighting from developments in the Area should not spill over to the abutting
residential area.
H 1.3.5 Landscape Features
Consideration should be given to the scale and placement of lighting standards. Within pedestrian
zones, such as connections to public transit, retail mews and building entrances, lower pedestrian
scale lighting standards should be used. Lighting standards should not exceed approximately 4.5-
6.0m in height on the site.
Public seating, bicycle stands and garbage receptacles should also be provided at convenient
locations on site.
Tree planters should preferably be constructed of masonry and could incorporate elements such as
perimeter benches or terraced planting.
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Chain-link fences are discouraged except where an evergreen hedgerow or creeper is planted and
maintained along its length.
H1.4 BUILDING CONTROLS
H1.4.1 Building Faces
All buildings should incorporate architectural details, colours and materials that reflect a residential
design theme. Building elevations, including roof design, facing the adjacent residential uses
should maintain a consistent level of residential architectural detail, colour and materials. Changes
in materials on the building elevations should generally happen at inside corners or at major
building elements.
H1.4.2 Equipment and Service Area Screening
Roof mounted mechanical equipment should be screened so it is not visible from the road or any
adjacent use. Screening methods should be integrated into the building design. Mechanical
equipment and service areas at grade should be housed in the main building form where possible,
or, where not possible, screened with decorative fences, landscape features or building elements.
Refuse storage must be fully enclosed, and preferably internal to the buildings. Provision must also
be made to accommodate waste recycling.
H1.4.3 Commercial and Building Signage
Signage systems should be considered in the overall design of any commercial building. Backlit
box signage systems used on a commercial building should not be surface mounted. They should
be flush with adjacent materials or integrated into the design in some other way. Ground related
signage, instead of vertical and freestanding commercial signage, is encouraged. All commercial
signage should be coordinated with the overall building and site design.
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APPENDIX NO. I
Walnut Lane Area Development Guidelines
STUDY PROCESS
Pickering retained the services of an urban design consultant, Mr. Alan Hirschfield, of U + D & D Inc. to assist
in the preparation of these guidelines. The study process was originally intended to delineate and, to the
extent possible, reconcile the concerns of the residents with the objectives of the Municipality and of the
private developer of lands at the northeast corner of Kingston Road and Walnut Lane. Subsequently, the
process evolved to produce a set of design guidelines for all lands in the Walnut Lane Area.
STAGES
1) Stage One consisted of reviewing all current documentation, as well as an analysis of the existing context.
Planning staff provided to the consultant a significant amount of information on existing buildings,
mapping and previous development applications as well as a record of resident concerns.
2) Stage Two comprised a series of preliminary massing and layout studies from U + D & D Inc., intended to
better relate developer objectives with Pickering's urban goals and resident concerns for privacy. These
sketches and other related ideas were discussed at a meeting with the residents.
3) Stage Three utilized computer modeling to assess the impact of various heights and layouts in three
dimensions. The two major objectives were to take into account resident issues of overlook, massing and
shadowing of houses to the north of the study area and municipal intent to have development with a clear
street focus and definable street "edge". This work was presented to staff and some members of council
for preliminary review and comment.
4) Stage Four consisted of collecting and formatting this information into an urban design guideline
document for the entire Walnut Lane Area. This will act as a framework, which together with the zoning
by-law, will assist private development to proceed in a manner consistent with the objectives for a new
.urban focus along major routes in Pickering. A set of Draft Guidelines was submitted to Pickering in
March 1994.
5) These Draft Guidelines were discussed with the Executive of the Liverpool West Community Association
on March 28, 1994. At this meeting they requested the Draft Guidelines be circulated to the broader
community for their information and review.
6) On April 26, 1994 a Neighbourhood Information Meeting was held to provide area residents with an
opportunity to find out more about the Draft Guidelines, and to provide comments. Residents in
attendance requested that a "follow-up" meeting be held so that Pickering Staff could present amendments
to the Guidelines proposed in response to their concerns
7) The "follow-up" meeting was held on May 31, 1994, at which 9 amendments to the Draft Guidelines were
presented. Following that meeting the Recommended Urban Design Guidelines were prepared and
forwarded for Council's consideration on June 27, 1994.
8) Council passed Resolution #134/94 on June 27, 1994, thereby adopting the Walnut Lane Area Urban
Design Guidelines, with revisions, as Amendment No. 11 to the Liverpool Development Plan.
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Walnut Lane Area Development Guidelines INFORMATION REpoRT# '~q- O~- Page 8
DIAGRAM "A"
Walnut Lane Study Area
Belse¥, Edward '
From: F.Goytisolo [flgoyti@rogers.com]
Sent: September 24, 2002 10:29 PM
To: Belsey, Edward
Cc: Taylor, Bruce
Subject: Zoning By-Law Amendment Application A 12/02
Mr. Edward Belsey
We live and own a house in Storrington St. and pay all our taxes.
In the past few years we have seen that the quality of living in this
area
has deeply deteriorated, and our taxes gone up.
Deterioration coincides with the construction of condominiums at the
corner
of Kingston Rd. & Walnut Lane.
Examples are:
Increased illegal parking on local streets (specially Walnut Lane)
Increased theft and car damage (our car was vandalized - reported to
police). Car and bicycle thefts have become common.
People with dogs failing to use a leash.
People with dogs defecating on our property and failing to scoop and
stoop
Passers-by throwing garbage on our lawn - littering
People leaving their trash and writing graffiti on the Hydro transformer
on
our front.
Most of these people do not live in Storrington St. but come for a walk
through Storrington St.
towards the bridge on Pine Creek.
The construction of the condominiums could have meant some added value
to
our vicinity but never took place:
- No sidewalks to walk along the North or South sides of Kingston Rd.
We
have to walk on gravel or mud to get to the mall.
- A mountain bike is more fitted to transit under these conditions but
Kingston Rd. has no bicycle lanes. Please go out at 5:30 in
the morning and see people going to work on their bicycles risking
their
lives.
- A ditch-like water drain that runs East-West along the North side of
Kingston Rd was never canalized and buried with adequate
water ducts.
The only improvement made is the traffic light at Kingston & Walnut.
Poor maintenance and much littering at the bridge over Pine Creek. Poor
surveillance and dangerous night conditions.
The lack of sidewalks on Kingston Rd. is absolutely ridiculous to say
the
least.
We bought our house in a single-family-homes area fourteen years ago to
find that the quality of life has changed with the coming of these
condominiums with no compensation as explained above, but aggravation.
Extending my comments a bit further, Pickering roads are not prepared to
increased local traffic brought by each new owner of these little new
houses. Pickering roads are not made to support more traffic going East
as
1
~]3~ickerin9 road design is apparently meant to connect mainly with the 401
to
the West. We rather go to Whites Rd. interchange to go East than to
head
to Brock Rd. and try to make it to the 401. The condominium built at
Walnut Lane & Kingston Rd. is an exceptional case at affecting traffic
only
because of the existence of Walnut Lane. The proposed amendment A 12/02
implies that homeowners along the north side of Kingston Rd. will have
direct access to Kingston Rd. which is not only dangerous but
unacceptable. Will create also a hazard because of new residents trying
to
walk across Kingston Rd. to Loblaws commercial plaza. We have seen
enough
car accidents at Kingston Rd. and the exit coming out directly from this
plaza. Please check police accident statistics on this last one.
For all the above reasons we find Application A 12/02 for the
development
of townhouses totally inappropriate and will vigorously oppose such
proposal.
City Clerk Bruce Taylor please take note and keep us informed of future
meetings and related developments.
Francisco Goytisolo
Lucia Goytisolo
1764 Storrington Street
Pickering, ON
LIV 2Y1