HomeMy WebLinkAboutInformation Report 03-08;F
INFORMATION REPORT NO. 03-08
FOR PUBLIC INFORMATION MEETING OF
January 7, 2008
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 8/07
1331030 Ontario Inc.
Part of Lots 3 and 4, Plan 228
Part of Part 1, 40R-8966
356 and 364 Kingston Road
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
17
- the subject properties are located at the northwest corner of Kingston Road
and Rougemount Drive;
- a property location map is provided for reference (see Attachment #1);
- 356 Kingston Road is currently vacant and 364 Kingston Road currently
supports two buildings used for business offices;
- access to the properties is provided from Kingston Road;
- surrounding land uses are:
south - on the opposite side of Kingston Road there is a Montessori school;
north - detached dwellings;
west - automotive service station;
east - on the opposite side of Rougemount Drive there is a commercial
plaza.
2.0 APPLICANT'S PROPOSAL
- Kipfinch Developments Ltd. have submitted an application to amend the
existing zoning on the subject properties to permit a variety of commercial uses
including;
• commercial club;
• commercial school;
• dry cleaning depot;
Information Report No. 03-08
1 B . laundromat;
• personal service shop;
• public club;
• restaurant — Type A;
• retail store;
Page 2
- it is staff's understanding that this application has been submitted in order to
facilitate the future redevelopment of the subject properties;
- the applicant has not provided any information regarding the conceptual site
design or building elevations for the future redevelopment of the site.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the subject properties as Living
Areas;
- the Durham Regional Official Plan states that Living Areas are intended to be
predominantly used for housing purposes, with limited office development and
limited retailing of goods and services in appropriate locations;
- Kingston Road is designated as a Type 8 Arterial Road;
- the subject application will be assessed against the policies and provisions of the
Durham Region Official Plan during the further processing of the application;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Area —
Mixed Corridors;
- permissible uses within Mixed Use Area — Mixed Corridors include, amongst
others, a variety of uses including residential, retailing of goods and services,
offices and restaurants;
- Mixed Use Areas are intended to have the widest variety of uses and highest
level of activities in the City when compared to other designations;
- the Pickering Official Plan establishes an intensification prerequisite in terms
of a minimum and maximum density range and a maximum floor space index
(FSI) for Mixed Corridors;
- the density requirement for these properties is 55 dwelling units per hectare
and the maximum floor space index is 2.5;
- the subject properties are within the Rougemount Neighbourhood of the Official
Plan and within a Detailed Review Area;
- the City has adopted the Kingston Road Corridor Urban Design and
Development Guidelines that apply to the subject properties (see Section
3.3);
- Schedule II of the Pickering Official Plan - Transportation System designates
Kingston Road as a Type 8 Arterial Road and a Transit Spine;
Information Report No. 03-08
Page 3
19
- Type B Arterial Roads are designed to carry moderate volumes of traffic at
moderate speeds and have some access restrictions;
- a Transit Spine is where a higher level of transit service is to be encouraged;
- Schedule II of the Pickering Official Plan - Transportation System designates
Rougemount Drive as a Local Road;
- Local Roads generally provide access to individual properties and carry local
traffic;
- the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the application;
3.3 Kingston Road Corridor Urban Design and Development Guidelines
- the Kingston Road Corridor Urban Design and Development Guidelines were
adopted by City of Pickering Council on December 15, 1997;
- the Development Guidelines establish a general design framework for the
Corridor, and the five corridor precincts, that supports the long-term vision for
the transformation of Kingston Road from a highway to a mainstreet;
- the guidelines must be considered when preparing and evaluating
development proposals;
- the subject properties are located within the Rougemount Village precinct, which
is an area that is identified "to evolve into an 'urban village' that plays a role in
portraying Pickering as a place to live, and highlighting Kingston Road as a
'mainstreet' for the adjacent residential neighbourhoods";
- pedestrian friendly uses along the street and low rise buildings (minimum
2 -storeys) are encouraged in this precinct;
- preliminary review of the application against the Development Guidelines
indicates that certain design matters will need to be addressed to ensure the
future development of the site respects the fundamental elements and
principles of the guidelines;
3.4 Zoning By-law 3036
the subject lands are currently zoned "CO/(H)RM1" — Commercial Office /
Residential Multiple Dwelling Zone by Zoning By-law 3036, as amended by
By-law 2658/88;
the existing zoning permits business and professional offices and multiple
dwellings vertical and horizontal;
the applicant has requested an amendment to the zoning by-law to allow the
CO/RM1(Cl 5) zone, in order to permit a variety of commercial uses.
Information Report No. 03-08
4.0
4.1
4.2
4.3
RESULTS OF CIRCULATION
Resident Comments
Page 4
- one resident comment has been received outlining the following concerns (see
Attachment #2);
the application should be refused as the proposal will adversely impact
adjacent property values and the right of adjacent residents to the quiet
enjoyment of their properties;
the proposal will result in an increase in noise, pollution, traffic and
garbage;
Agency Comments
- no agency comments have been received to date;
Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• review of the proposed uses in terms of compatibility with, and sensitivity
to, surrounding lands;
• review of the application to ensure adequate information is provided and
that all technical requirements are met;
• ensuring the amending zoning by-law contains specific provisions which
will foster and maintain the principles of the Kingston Road Corridor Urban
Design and Development Guidelines through building location, height,
design, parking and access;
• determine whether any floor area limitations
additional uses proposed;
• evaluate the abutting property immediately to
there is a need to incorporate the lands into
ensure compatible and cohesive development;
may be required for the
the west to determine if
the subject application to
the Planning & Development Department will conclude its position on the
application after it has received and assessed comments from the circulated
departments, agencies and public.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to be notified of Council's decision regarding the proposed zoning
by-law amendment application, you must request such in writing to the City Clerk;
Information Report No. 03-08
Page 5
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment, does not
make oral submissions at the public meeting or make written submissions to
the City of Pickering before the zoning by-law is passed, the Ontario
Municipal Board may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
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
the report;
6.2 Information Received
- the applicant has not provided a conceptual site plan or proposed elevation
drawings with this application submission;
- the applicant has provided the following studies which are available for
viewing at the offices of the City of Pickering Planning & Development
Department:
• Phase I Environmental Site Assessment, prepared by Pinchin
Environmental, dated July 19, 2007;
• Phase 11 Environmental Site Assessment, prepared by Pinchin
Environmental, dated July 19, 2007;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal.
6.3 Owner / Applicant Information
- the owner of the subject lands is 1331030 Ontario Inc. (G. Tsinokas)
- this Zoning By-law Amendment Application has been submitted by Kipfinch
Developments Inc.
LOnix. PI_Lll\: ,
Carla Pierini
Planner II
CP:ld
Attachments
Copy: Director, Planning & Development
Lynda T ylor, MCIP, R�
Manager, Development Review
21
22
APPENDIX NO. I TO
INFORMATION REPORT NO. 03-08
COMMENTING RESIDENTS AND LANDOWNERS
(1) Tony Salvatore, 1006 Dalewood Drive
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT# I TO
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Pierini, Carla
From:2 4 tony salvatore [mrcorolla@gmail.com]
Sent: December 16, 2007 6:47 PM
To: Pierini, Carla
Subject: Fwd: Zoning by-law amendment -A 0907 356 and 364 Kingston Rd
---------- Forwarded message ----------
From: tony salvatore <mrcorollanamail.com>
Date: Dec 14, 2007 9:31 PM
Subject: Zoning by-law amendment -A 0907 356 and 364 Kingston Rd
To: "corpserv�citv.pickering.on.ca" <comserv@city.pickerin .og n ca >
Further to the notice of public meeting to be held January 7, 2008 concerning the above, I wish to submit that I oppose
the applicant's proposal to amend the existing zoning of the subject properties for the following reasons:
The proposal contravenes the official Plan and will cause irreparable adverse consequences for adjacent residences,
including excessive noise, pollution, traffic and garbage in the adjacent area.
The proposal will adversely impact adjacent property values,
The proposal ignores the right of adjacent residents to the quiet enjoyment of their properties.
The proposal is aesthetically unappealing as it is described and will add to the view of Pickering as a basket -case
community.
The proposal only considers the developer's wishes to maximize profits with unappealing, low -quality commercial
ventures (i.e. laundry mat, commercial club, etc.)
The proposal is being presented by the city of Pickering without the provision of detailed and clear descriptions as to the
nature of the ventures proposed (i.e., what is a commercial school and what kind of personal service shop)?
The proposal is likely to result in attracting unsavory characters to the neighborhood, who patronize such dives as
commercial clubs and personal service shops.
The proposal should be denied as the city of pickering does not have as its priority, the interest of the residents in the
community.
Based on previously approved developments in the area, the proposal will reduce any of the few attractive elements that
remain in Pickering.
The proposals should be denied as the residents in west Pickering continue to flee the area due to the poor level of
development approved by the city.
The proposal should be denied as it will be vigorously opposed by area residents by any legal means available, including
civil disobedience (even if we have to lie down in front of bulldozers with media cameras recording it!).
Tony Salvatore
1006 Dalewood Dr
Pickering, ON