HomeMy WebLinkAboutInformation Report 20-02Cilq
PICKERING
INFORMATION REPORT NO. 20-02
FOR PUBLIC INFORMATION MEETING OF
June 19"', 2002
IN ACCORDANCE WITH THE PUBLIC MIEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990. chapter P.13
SUBJECT: Zoning By-law Amendment Application A 006 02
Merriton Properties Inc.
Part of Lot 26. B. F. C.. Ranee 3
910, 922, and 940 Kingston Road
('Northeast comer of Fairport Road and Kingston Road)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject lands are •located on the north side of Kingston Road, between
Fairport Road and \lcrriton Road as shown on the location map (see Attachment # 1);
the municipal address of the subject lands is 910. 022. and 940 Kingston Road;
the subject lands include a portion of the Sheppard Avenue road allowance, between
Fairport Road and \lcrriton Road. which has been closed by By-law, and conveyed to
the owner;
a portion of the subject lands. commonly known as the Dunbanon Plaza at
922 Kingston Road, is currently being used tvr commercial retail uses;
access to the subject lands is currently provided from Fairport Road and
\ferriton Road:
the surrounding land uses include: the Canadian National Railway and the Dunbarton
residential neighbourhood to the north; Kingston Road and Highway 401 to the south;
The Police Credit Union and two (2) vehicle sales and service establishments to the
east; and a gas bar automobile service station and church to the west.
2.0 APPLICANT'S PROPOSAL
the applicant is proposing to amend the existing zoning on the subject Lands to pennit
the additional use of vehicle sales and service;
the applicant seeks the additional proposed use on the subject lands in order to
relocate the Formula Ford automobile sales dealership. from the existing site at
1167 Kingston Road. to the subject property:
the applicant advises that the existing coinmcrcial building located on the northern
portion of the subject lands 1Dunbarton Plaza) would be demolished to accommodate
the proposed use.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being designated
Living Arca;
- the predominant use of lands designated Living Area shall be for housing purposes. In
addition, the Durham Regional Official Plan also states that "subject to inclusion of
appropriate provisions and designations in the arra municipal official plan...special
propose commercial uses serving specialized nerds on an occasional basis with
information Report No. 20-02
Pak'c 2
services and facilities which consume larger parcels of land and require exposure to
traffic such as, and similar in kind to, automotive sales and services...".
- the proposed use of vehicle sales and service appears to conform to the relevant
policies of the Durham Regional Official Plan,
3.2 Pickering Official Plan
Schedule 1 -- Land Use Structure of the City of Pickering Official Plan indicates the
subject lands are designated Mixed Use — Mixed Corridor within the
Dunbarton Neighbourhood;
the Mixed Use — Mixed Corridor designation permits the following uses: residential;
retailing of goods and services; offices; restaurants; community, cultural and
recreational uses; and special purpose commercial uses (such as vehicle sales and
service);
- the Mixed Use — ivlixed Corridor designation encourages permitted uses to serve a
broader area, at a community scale and intensity;
in establishing performance standards, restrictions and provisions for the
Mixed Use -Mixed Corridor Areas, City Council shall have particular regard to
encouraging development in an integrated manner for a wide variety of uses and
purposes, and encouraging intensification over time, up to the maximum floor space
indices outlined in the Official Plan;
the maximum Gross Leasable Floorspace for the retailing of goods and services
within a Mixed Use — Mixed Corridor designation, is to be determined by site specific
zoning;
- Council .niay however, limit floorspace below the maximum permitted by the
Official Plan policies to address concems related to such matters as design,
compatibility, and scale of development; and in response to provisions specified in
the Part Three (Dunbarton) Neighbourhood Plan;
Schedule II — Transportation System of the City of Pickering Official Plan indicates
the subject lands have frontage on a Type B Arterial Road (Kingston Road), a
Type CArterial Road (Fairport Road) and a Local Road (Merriton Road);
Schedule III — Resburce Management of the City of Pickering Official Plan, does not
indicate any Shoreline and Stream Corridor or Hazard Land designations on the
subject lands.
3.3 Compendium Document to the Official Plan
the subject lands fall within the Council adopted Kingston Road Corridor Urban Design Guidelines and
the Dunbarton Neighbourhood Development Guidelines, which are intended to guide
the development or redevelopment of sites within those designated areas;
the Kingston Road Corridor Urban Design Guidelines were developed as the result of
a 1996/97 study with the following purposes:
• to formulate a vision for the transformation of Kingston Road into a
"mainstreet" for Pickering;
• to identify elements of the vision that are crucial to the successful
transformation of the corridor; and
• to recommend an implementation strategy that can be used to guide public and
private development initiatives within the corridor over the next 5 — 10 years;
the Kingston Road Corridor Urban Design Guidelines contain policies respecting
design objectives for areas such as, but not limited to: urban form, streetscape,
livability and character, transportation, infrastructure, and economic development;
- the Dumbarton Neighbourhood Development Guidelines require that new
development be compatible with the character of existing development.
3.4 Zoning By-law 3036
the subject lands are currently zoned "LCA -6" — Local Central Area, and "SC -13" —
Special Commercial, by By-law 3036, as amended by By-law 2498-87 (see
Attachment # 2);
- the "LCA -6" zone currently permits the following uses:
f) `) V Infomiation Report No. 20-02 Page 3
(i) Assembly hall
(ii) Bakery
(iii) Business office
(iv) Commercial club
(v) Commercial -recreational establishment
(vi) Commercial school
(vii) Day nursery
(viii) Dry cleaning depot
(ix) Financial institution
(x) Food store
(xi) Laundromat
(xii) Place of amusement or entertainment
(xiii) Personal service shop
(xiv) Private club
(xv) Restaurant - tvpe A
(xvi) Retail store
the "SC -13" Zone currently permits the following uses:
(i) Business office
(ii) Professional office
(iii), Public parking for uses permitted within the "LCA -6" zone
an amendment to the zoning by-law is required to permit the additional use of vehicle
sales and service on the subject lands.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no written comments from residents have been received to date.
4.2 Agency Comments
- no written comments from agencies have been received to date.
4.3 Staff Comments
4.3.1 Site Plan
a preliminary conceptual site plan has been submitted with the zoning by-law
amendment application (see Attachment # 3):
- based on the preliminary conceptual site plan submitted vvith the application, the site
appears to have sufficient area to accommodate the proposed use;
- whether the existing drainage channel on the subject lands can be filled will
detemiine whether the proposed building(s) will ha\ e alternate siting;
the applicant has proposed access from all three frontages: Kingston Road,
Fairport Road. and \lerriton Road:
- an application for Site Plan Approval \viil also be required prior to development
proceeding, but has not yet been submitted,
4.3.2 Technical Matters
in reviewing the application to date, the following matters have been identified by
staff for further review and consideration:
• the impact of the proposed use on surrounding land uses:
• the compatibility of the proposed use v ith surrounding land uses;
• the existing drainage channel on the subject lands can be filled (The applicant
advises that their preliminary discussions with the
Toronto and Region Conservation .Authority (TRCA) in February, 2002, indicate
that, through a stormwater drainage analysis, it may be feasible to fill in the
drainage channel on the westerly portion of the property, subject to an
engineering justification report):
Information Report No. 20-02 Page 41_ ? ;
• conformity with the applicable policies and guidelines of the
City of Pickering Official Plan and Compendium Documents;
• access to the subject lands from Kingston Road, Merriton Road and/or
Fairport Road;
• access over the privately owned, `closed' portion of the Sheppard Avenue road
allowance;
• various easements on the subject property (see Attachment #4), as follows:
(i) Durham Region Sanitary and Water;
(ii) Pickering Hydro (transmission lines, poles, anchors);
(iii) Pickering Storrn Drainage Works;
(iv) Bell (underground only);
(v) Pickering Bus Transportation easements; and
(vi) Enbridge Consumers Gas. (The applicant advises that
correspondence received from Enbridge Consumers Gas, dated
February 11, 2002, indicates that Enbridge Consumers Gas agrees
to relocate the existing natural gas main on Sheppard Avenue at
the proponent's expense).
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 Councilor 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 applications at the time of writing
report;
6.2 Information Received
full-scale copies of the Applicant's submitted plan(s) are available for viewing at the
offices of the City of Pickering Planning & Development Department:
• Preliminary Site Plan;
• Legal Plan of Survey (40R-11259);
• the applicant advises that a Storni Water Management Plan is currently being
prepared, and will be submitted upon completion.
6.3 Company Principal
the Zoning By-law Amendment application has been submitted by
Merriton Properties Inc. on behalf of Formula Ford.
Merriton Properties Inc. currently owns the southern half of the subject lands
(940 Kingston Road). However, a letter of authorization from the current registered
property owners of the northern half of the subject lands
(Springstead Investments Ltd. at 910 Kingston Road and Suffolk Industrial at
922 Kingston Road), and an executed purchase and sale agreement was submitted
with the rezoning application.
Information Report No. 20-02
Page 5
Edi rd \V. Belsey. M.Sc.PI. Lynda D. Taylor, M.C.1_P.
Planner II \tanager. Current Operations
EBtd
Attachments
Copy: Director. Planning & Development
j
APPENDIX NO. I TO
INFORMATION REPORT NO. 20-02
COMMENTING RESIDENTS AND LANDOWNERS
(I) None received to date
COMMENTING AGENCIES
(1) None received to date
COMMENTING CITY DEPARTMENTS
(1) None received to date
ATTACHMENT# TO
INFORMATION REPORT# -�
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Planning & Development Department
PROPERTY DESCRIPTION LOTS 127 AND 128, PLAN 1051; PART OF LOT 26, RANGE 3, B.F.C. AND
PART OF ROAD ALLOWANCE BETWEEN CONCESSION 1 AND RANGE 3, B.F.C.
OWNER MERRITON PROPERTIES INC.
DATE MAY 8, 2002
DRAWN BY RC
APPLICATION No. A 06/02
SCALE 1:7500
CHECKED BY GR
N
FOR DEPARTMENT USE ONLY PN -7 PA-
ATTACHMENT #=T0
INFORMATION REPORT# 2C
ZONING OF SUBJECT LANDS
(Excerpt from Zoning By-law 3036,
as amended by By-law 2498/87)
CANADIAN NATIONAL
No.
F116Hw AY
Np
SCHEDULE "I" TO BY- LAW 2498/87
Amended by By-law 2923/88
PASSED THIS 15th
DAY OF June
1987
AO
a�
CLERK ( BRUCE J. TAYLOR )
032
ATTACHMEKT TO
INFORMATION REPORT ti -
INFORMATION COMPILED FROM
APPLICANT'S SUBMITTED PLAN
A 006/02
KEY MAP
SITE STATISTICS
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IN FORMATION REPORT
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