HomeMy WebLinkAboutInformation Report 05-11Information Report
Report Number: 05-11
For Public Information Meeting of
Date: February 7, 2011
11
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA
Subject: Zoning By-law Amendment — A 10/10
Gazarek Realty Holdings Ltd. on behalf of'
St. Mary & St. John the Beloved Coptic Orthodox Church
980 - 984 Kingston Road
(Range 3 B.F.C. Part Lot 25, 26 Now RP 40R-1090 Part 14, 15, 17 and
Part Road Allowance between Range 3 B.F.C. & Concession 1 Now RP
40R-11222 Part 3, 4 and Concession 1 Part Lot 25, 26)
City of Pickering
1.0 Property Location and Description
the subject lands are located on the north side of Kingston Road east of
Merritton Road and are approximately 1.36 hectares in area (see Location
Map - Attachment #1)
two vacant buildings previously occupied by vehicle dealerships occupy the
site
• the surrounding land uses include:
north - Merritton Road, CN Railway, a vacant parcel and a parcel
containing a single detached house
south - Kingston Road and Highway 401
west - Durham Regional Police Credit Union
east - Dunbarton Creek and CN Railway
2.0 Applicant's Proposal
• the applicant is proposing to amend the zoning by-law to permit a place of
religious assembly in the existing easterly building (Building B), and day "
nursery and commercial uses (office and retail) in the westerly building
(Building A) (see Applicant's Submitted Plan — Attachment #2)
• the applicant is not requesting permission to enlarge or to build additional
structures on the subject lands
• surface parking exists for approximately 285 cars
• access is proposed from the two existing driveways on Kingston Road and,
Merritton Road
Information Report No. 05-11
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
Page 2
the Provincial Growth Plan for the Greater Golden Horseshoe (Places to
Grow) guides infrastructure planning and strategic investment decisions to
accommodate forecasted population and employment growth within
municipalities
the Growth Plan requires intensification of land uses within a municipality's
built-up area
3.2 Durham Regional Official Plan
• the Regional Plan designates the subject. property "Living Area" with the
"Regional Corridor" overlay
• "Living Areas" are to be used predominantly for housing purposes
• "Regional Corridors" are to be planned and developed as mixed-use areas,
including residential, commercial and service areas with higher densities
supporting higher order transit services and pedestrian oriented development
• cultural facilities including places of religious assembly are permitted in urban
areas at locations that are visible and accessible and preferably in close
proximity to existing and proposed transit routes
• development adjacent to Kingston Road, identified as a Type "B" Arterial
Road and Transit Spine, shall provide for complementary higher density uses
and buildings oriented towards the street
• Regional Official Plan Amendment No. 128 (ROPA 128), which implements
the Provincial Growth Plan, contains provisions that require significantly
higher densities for identified portions of Regional Corridors; the amendment
is currently under appeal
3.3 Pickering Official Plan
• the City of Pickering Official Plan designates the subject property "Mixed -Use
Areas — Mixed Corridors" (Dunbarton Neighbourhood)
• the current Mixed Corridor designation is intended primarily for residential,
retail, community, cultural and recreational uses at a scale serving the
community
• in response to the Provincial Growth Plan, the City initiated a Growth Strategy
Program in 2009 as part of the Official Plan Review, to identify appropriate
locations and policies for intensification, including the Kingston Road Corridor
• this work may result in future changes to the designations, prescribed
densities, and other policies pertaining to the subject property
Information Report No. 05-11
3.4 Kingston Road Corridor Urban Design and Development Guidelines
Page 3
• these guidelines, adopted by Council in 1997, establish a general design
framework that supports the long term vision for the Kingston Road Corridor,
and must be considered when evaluating development proposals fronting
Kingston Road
• the subject property falls within the Whites Road Corridor Precinct which lies
between Rosebank Road and the CN Rail overpass
• the guidelines recognize the precinct's auto -oriented focus, but provides for
pedestrian amenity zones and links at significant intersections
• these guidelines will be updated as a result of the Growth Strategy Program
work currently. underway
3.5 Zoning By-law 3036
• the subject property is currently zoned "SC -26" which permits office,
restaurant and vehicle sales and repair uses
• an amendment to the zoning by-law is required to allow the proposed place of
religious assembly, day nursery and additional limited retail uses in the
existing buildings on the site
4.0 Results of Circulation
4.1 Resident Comments
• none received to date
4.2 Agency Comments
• Toronto and Region Conservation Authority (see Attachment #3)
• no objection subject to the amending zoning by-law identifying the
Dunbarton Creek valleylands as "Natural Areas" or other appropriate
environmental zoning category
• Region of Durham Planning Department (see Attachment #4)
• a limited scope Phase II Environmental Site Assessment should be
conducted and a Record of Site Condition should be filed with the Ministry
of the Environment prior to approval of the application
4.3 City Department Comments
• Development Control
• no comments
4.4 Staff Comments
• in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
Information Report No. 05-11 Page 4
04
• ensuring that the proposed uses are viable for the location, compatible
with and sensitive to existing surrounding development
• access, on-site circulation, parking and traffic generation
• any remediation requirements identified in the Limited -Scope Phase II
Environmental Site Investigation
• consistency with applicable portions of the Kingston Road Corridor Urban
Design and Development Guidelines
• the removal of permissions for vehicle sales and repairs
• limiting the proposed permitted uses to the existing buildings to ensure the
future potential intensification of the site is not compromised
• proposed sustainable development components
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
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
6.0 Other Information
6.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have comments on the applications at the time of writing
report
6.2 Information Received
in addition to the full scale copies of the Applicant's Submitted Plan, the
following documents are available for viewing at the offices of the City of
Pickering Planning & Development Department:
• Planning Rationale
• Sustainable Development Report
• Site Parking Demand and Parking Supply Assessment
• Phase 1 Environmental Site Assessment
Information Report No. 05-11
6.3 Company Principal
the owner of the subject property is Gazarek Realty Holdings Ltd.
St. Mary & St. John the Beloved Coptic Orthodox Church (Fr. Daniel
Bessada) is the applicant
(,krx¢ia
Isa Jgb6s, MCIP, RPP
Planner II
IJ:jf
Attachments
Copy: Director, Planning & Development
Page 5
A( 0-)QCgcN-'
Marg Wouters, MCIP, RPP
Manager, Development Review &
Urban Design
05
M
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) Toronto and Region Conservation Authority
(2) Region.of Durham Planning Department
Commenting City Departments
(1) none received to date
Appendix No. I to
Information Report No. 05-10
ATTACHMENT#_LTO
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08 Information Compiled from Applicant's Submitted Plan -
A 10/10
Gazarek Realty Holdings Ltd
DUNBARTON
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EXISTING
COMMERC
BUILDING
BUILDING A EXISTING
COMMERCIAL
BUILDING
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BUILDING B
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p/onnlny & oevelopmenf 0,.,MMnl.
m/ermOa &support services.
November 19. X10
ATTACHMENT #__3__T0
t��TORONTO AND REGI k ON REFORTI; U E I E 011
onserva tion , AM I
for The Living City
January 6, 2011
VIA MAIL AND EMAIL (iiames(p)citvofpickering.com)
Ms. Isa James
City of Pickering
1 The Esplanade
Pickering ON L1 V 61<7
Dear Ms. James:
u lu rp
CITY Ut- PICKERING
PLANNING u DEVELOPMENT
DEPARTNIENT CFN 43477.06
Re: Zoning By-law Amendment Application A 10/10
On lands municipally known as 980 - 984 Kingston Road
(St. Mary and St. John The Beloved Coptic Orthodox Church)
Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the
application captioned above and wish to provide the following comments:
Purpose of the Application
We understand that the purpose of the application is to amend Zoning By-law 3036, as amended to permit
a place of religious assembly in an existing building, a day nursery and additional commercial uses. We
understand that no new structures or grading are proposed to accommodate the proposed new uses.
Environmental Setting
The Dunbarton Creek, which is a tributary to Frenchman's Bay, and its associated valleylands traverse the
eastern limit of the subject lands. Accordingly, an area within the eastern portion of the lands is located
within a TRCA Regulated Area pursuant to Ontario Regulation 166/06. No development, including
erection of structures or grading may take place within the Regulated Area in the absence of a TRCA
permit.
Recommendation
We have no objection to the application subject to the following:
That the amendment contain provisions to zone the portions of the subject lands within the
Dunbarton Creek valleylands within the 'Natural Areas' or other appropriate environmental zoning
category to recognize the presence of the creek and the associated natural hazards such as
flooding and erosion.
Please contact the undersigned if you have any questions or concerns with these comments.
Yours truly,
Chris Jones, MPIP,RPP
Senior Planner
Planning and Development
Extension 5718
cc: Steve Heuchert, TRCA (via email: sheuchert@trca.on.ca)
F:\Home\Public\Development Services\Durham Region\Pickering\980-984 Kingston_t.wpd
Member of Conservation Ontario
09
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca 4
ATTACHMENT*®TO
INF0RVt ATldN REP0RT0 n- / 1
January 17, 2011
Isa James, Planner II
Planning & Development Department
City of Pickering
One The Esplanade
Pickering, ON L1V 6K7
e
m n 1 l lam.
JAN 19 20n
C'PIKPLAT NINE a RTMENDEVELO 131NCa
DEPAT M E N T
A.L. Georgieff, MCIP, RPP within the two existing buildings located at the above addresses. The subject
Commissioner of Planning lands are currently zoned SC26 - Specialty Commercial. .
Regional Official Plan
The subject lands are currently designated 'Living Area' with the 'Regional
Corridor' overlay in the Durham Region Official Plan (ROP). The ROP states that
Living Areas shall be used predominantly for housing purposes. The ROP also
states that Living Areas shall be developed in a compact form through higher
densities and by intensifying and redeveloping existing areas, particularly along
arterial roads.
Regional Corridors shall be planned and developed as mixed-use areas, which
include residential, commercial and service areas with higher densities, supporting
higher order transit services and pedestrian oriented development.
Amendment No. 128 to the Regional Official Plan states that portions of Regional
Corridors with an underlying Living Area designation, which are identified as
appropriate for higher density mixed-use development in area municipal official
plans, should support a floor space index of 2.5. This amendment is currently
under appeal.
The ROP states that cultural facilities for such purposes as religion shall be
permitted within urban areas. The ROP also states that cultural facilities shall be
directed to locations that are visible and accessible to residents of the Region,
preferably in close proximity to existing and future transit routes.
Kingston Road (Regional Highway 2) is designated as a Type 'B' Arterial Road
and is a Transit Spine in the Durham Regional Official Plan. Development
"Service Excellence
for our Communities"
1
,- 100% Post Consumer
Dear Ms. James:
The Regional.
Municipality
Re: Zoning Amendment Application A10/10
of Durham
Applicant: Father Daniel Besada
Planning Department
St. Mary & St. John The Beloved Coptic Orthodox Church.
Location: 980 & 984 Kingston Road .
605 ROSSLAND ROAD E
41H FLOOR
Part of Lots 25 & 26, BF Concession
PO 13Ox 623
Municipality: City of Pickering
WHITBY ON L1 N 6A3
CANADA
sos-ssa-nff
The Regional Municipality of Durham The Region) has reviewed the above noted
9� p Y ( 9� )
Fax: 905-666-6206
application and offers the following comments for your consideration.
Email: planning@durham.ca
The purpose of this application is to amend the zoning on the subject lands to
www.durham.ca
permit a place of religious assembly, day nursery and limited additional retail uses
A.L. Georgieff, MCIP, RPP within the two existing buildings located at the above addresses. The subject
Commissioner of Planning lands are currently zoned SC26 - Specialty Commercial. .
Regional Official Plan
The subject lands are currently designated 'Living Area' with the 'Regional
Corridor' overlay in the Durham Region Official Plan (ROP). The ROP states that
Living Areas shall be used predominantly for housing purposes. The ROP also
states that Living Areas shall be developed in a compact form through higher
densities and by intensifying and redeveloping existing areas, particularly along
arterial roads.
Regional Corridors shall be planned and developed as mixed-use areas, which
include residential, commercial and service areas with higher densities, supporting
higher order transit services and pedestrian oriented development.
Amendment No. 128 to the Regional Official Plan states that portions of Regional
Corridors with an underlying Living Area designation, which are identified as
appropriate for higher density mixed-use development in area municipal official
plans, should support a floor space index of 2.5. This amendment is currently
under appeal.
The ROP states that cultural facilities for such purposes as religion shall be
permitted within urban areas. The ROP also states that cultural facilities shall be
directed to locations that are visible and accessible to residents of the Region,
preferably in close proximity to existing and future transit routes.
Kingston Road (Regional Highway 2) is designated as a Type 'B' Arterial Road
and is a Transit Spine in the Durham Regional Official Plan. Development
"Service Excellence
for our Communities"
1
,- 100% Post Consumer
ATTACHMENTO
O��Ot�atFiT9i"SJRE13i;FZT� �5-/ /
adjacent to.Transit Spines shall provide for complementary higher density uses 1
and buildings oriented towards the street.
Provincial Policies & Delegated Review Responsibilities
this -application has been screened in accordance with the terms of the provincial
plan review responsibilities.
Potential Site Contamination
A Phase I Environmental Site Assessment (ESA) report, prepared by. McClymont
Rak Engineers, Inc. and dated November. 2010, was submitted in support of the
application. The report concluded that, based on the results of their assessment,
there is a potential for. contamination on the site from a car repair and maintenance,
business operating on the site for almost two decades, and as a result; a limited
scope .Phase II ESA should be conducted. According to Ontario Regulation
153/0.4 the Environmental Protection Act, a Record of Site Condition (RSC) is
required, as the application is proposing to change to a more sensitive land use.
Additionally, Regional policies require a RSC when a Phase II ESA is required to
be undertaken. The RSC should be filed with the Ministry of the Environment prior .
to approval of the application.
There are no other matters of provincial plan interest applicable to this application.
.Regional Services
Municipal, water supply and sanitary sewer service is available to the subject
property. The Regional Works Department has no objection to further processing.
of the zoning amendment application and site plan amendment application.
Durham Region Transit & Transportation .
The proposal does not present any significant Durham Region Transit or
transportation impacts.
Please contact David Perkins at 905.668.4113 ext. 2571 should you have any,
questions or require additional information.
Yours truly, , I.
Vannitha Chanthavong MCIP, RPP.
Planner
Current Planning
cc: Regional Works Department - Pete Castellan
Durham Region Transit — Neil Killens
Durham. Region Transportation Planning — Amjad Gauhar
.2