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HomeMy WebLinkAboutInformation Report 02-2064 4 DICKERING Information Report to Planning & Development Committee Report Number: 02-20 Date: January 13, 2020 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 12/19 A., I. & S. Doria Part of Lot 29, Broken Front Range 3, Part 1 on 40R-5415 & Parts 2 to 5 on 40R-5809 (698 & 682 Kingston Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by Shell Canada Limited on behalf of A., I. & S. Doria, to permit the reconstruction of the existing automobile service station and associated automobile related and restaurant uses. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning matters. This report is for information and no decision is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located at the northwest corner of Kingston Road and Whites Road within the Woodlands Neighbourhood. The subject lands comprise two properties (682 and 698 Kingston Road) having a combined area of approximately 0.73 of a hectare with approximately 62 metres of frontage along Whites Road and approximately 79 metres of frontage along Kingston Road (see Location Map, Attachment #1). The two properties are currently under separate ownership; however the properties function as a single site. A Shell service station containing 10 islands (20 pumps) and a vehicle repair shop currently occupies 698 Kingston Road. A Tim Horton's restaurant with a drive-through and an automatic car wash currently occupies 682 Kingston Road. Full movement access to and from the site is provided from Kingston Road and Whites Road (see Existing Site Layout, Attachment #2). Information Report No. 02-20 Page 2 Surrounding land uses include (see Air Photo Map, Attachment #3): North: Dunbarton High School and associated sports facilities and fields, and a recently constructed residential development consisting of 92 stacked townhouses. East: South: West: Across Whites Road, an automobile service station and convenience store (Petro -Canada and 7 -Eleven) and a 6 -storey residential apartment building. Across Kingston Road, an existing commercial building occupied by National Sports, and further south is the Highway 401 eastbound on-ramp. Existing commercial development (Steeple Hill Shopping Centre) with various uses including, but not limited to restaurants, retail, grocery store, personal service uses and financial institution. 3. Applicant's Proposal Shell Canada Limited has submitted a rezoning application on behalf of the landowners requesting to repeal the two existing site-specific Zoning By-law Amendments (By-laws 1740/83 and 1825/84), and replace them with a new site-specific Zoning By-law to facilitate the redevelopment of the subject lands. As part of the redevelopment, the applicant is proposing to merge the two properties on title. The submitted conceptual site plan illustrates a new service station that consists of 8 islands (16 pumps) weather protected by a 5.3 metre high canopy. The proposed one -storey commercial building containing a retail store (which will also handle gas purchases) and a restaurant with a drive-through facility (Tim Horton's) will be located along the westerly portion of the site. The commercial building will have a gross floor area of approximately 323 square metres. The drive-through facility is proposed to be located along the north and west sides of the commercial building. The submitted plans illustrates approximately 4 automobile stacking spaces before the order boards and approximately 6 automobile stacking spaces between the order board and the pick-up window. The plans also illustrate a 2 -bay automatic car wash facility at the north end of the site. The site plan shows a vehicular stacking lane with a capacity for up to 9 vehicles for each bay (see Submitted Conceptual Site Plan, Attachment #4, and Submitted Elevations, Attachment #5). Restricted right -in and right -out vehicular access is proposed from Whites Road and Kingston Road. A total of 27 parking spaces are provided on-site, including two accessible parking spaces. The site plan indicates a minimum of 6 bicycle parking spaces being proposed to be located along the east side of the commercial building, and one loading space located on the north side of the commercial building. The conceptual site plan illustrates enhanced landscaping at the corner of Whites Road and Kingston Road. The applicant has indicated that they will work with the City to incorporate a public art piece at this corner. The development will be subject to site plan approval. Information Report No. 02-20 Page 3 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan designates the subject lands as "Urban System - Living Areas" with a "Regional Corridor" overlay along Kingston Road. Lands within this designation are to be planned and developed at higher densities and achieve a mix of commercial, residential, employment and institutional uses while supporting higher order transit services and pedestrian oriented development. The Regional Official Plan recognizes Whites Road as a Type 'A' Arterial Road and Kingston Road as Type `B' Arterial Road and a Rapid Transit Spine. Type 'A' Arterial Roads and Type `B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds and should be developed to their fullest potential. Rapid Transit Spines are intended to facilitate inter -regional and inter -municipal services along arterial roads. They shall intersect with local transit services which shall provide for complementary higher densities, mixed uses, and buildings oriented towards the street to reduce walking distances to transit facilities. 4.2 Pickering Official Plan The City of Pickering's Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors" within the Woodlands Neighbourhood. This designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community. The Official Plan has additional policies related to retail gasoline outlets. The policies states that within the urban area or within a rural hamlet, City Council may approve a site specific zoning by-law with appropriate provisions and restrictions, to permit a retail gasoline outlet in any land use designation expect Open Space — Natural Areas, provided: • the retail gasoline outlet maintains the goals, objectives and policies of the City's Official Plan; • the retail gasoline outlet obtains access from an arterial road as identified on Schedule II of the City's Official Plan; • the retail gasoline outlet is not located adjacent to or opposite a school; • the number of retail gasoline outlets is limited to a maximum of 2 outlets within 100 metres of any intersection; and • the retail gasoline outlet will not adversely affect the safe and convenient movement of pedestrian and vehicular traffic. As noted earlier, 682 and 698 Kingston Road are two separate parcels under separate ownership, but function as an integrated site. The existing gas pumps and accessory retail kiosk are located on 698 Kingston Road, which does not directly abut Dunbarton High School to the north. Information Report No. 02-20 Page 4 4.3 Zoning By-law 3036 682 and 698 Kingston Road are regulated by 2 separate site-specific zoning by-laws. 698 Kingston Road is zoned "CA(C)" within Zoning By-law 3036, as amended by By-law 1740/83, which permits an automobile service station — type `C'. 682 Kingston Road is zoned "CN -1" within Zoning By-law 3036, as amended by By-law 1825/84, which permits a car wash, a restaurant — type 'A', a vehicle repair shop and a vehicle sales or rental establishment. The rezoning application is a technical housekeeping amendment, which will repeal the existing site-specific zoning by-laws and replace them with a new site-specific by-law to facilitate the redevelopment of the existing service station and associated facilities and uses. 5. Comments Received 5.1 Resident Comments As of writing this report, no comments or concerns have been received. 5.2 City Department Comments 5.2.1 Engineering Services As of writing this report, no comments or concerns have been received. 5.3 Agency Comments 5.3.1 Region of Durham • The Region in principle has no objection with this application • The submitted Phase Two Environmental Site Assessment and Human Health and Ecological Assessment will be peer reviewed • Additional comments regarding servicing, transportation and transit will be provided at a later date 5.3.2 Toronto and Region Conservation Authority (TRCA) As of writing this report, no comments have been received from the TRCA. 5.3.3 Durham Catholic District School Board • Durham Catholic District School Board has no objections to the proposal 5.3.4 Durham District School Board • Durham District School Board has no objections to the proposal Information Report No. 02-20 Page 5 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with the City's Official Plan policies • ensuring an appropriate landscape buffer and fencing are provided along the north lot line to mitigate any issues with respect to noise, specifically to the future residents immediately to the north • ensuring the architectural treatments of the buildings and structures are enhanced (e.g., increased building heights, raised wall extensions, glazing and canopies) given that the site is located at the intersection of two prominent arterial roads in the City • ensuring an enhanced level of landscaping is provided along Kingston Road and Whites Road (e.g., articulated trellis structures, wrought -iron fencing, seating, special paving and public art) • ensuring the proposed drive-through facility associated with the restaurant use provides for sufficient vehicle stacking Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated department, agencies and public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the offices of the City of Pickering, City Development Department: • Planning Rationale Report, prepared by WSP, dated August 23, 2019 • Noise Impact Study, prepared by AECOM, dated May 15, 2019 • Traffic Operations Assessment, prepared by AECOM, dated August 19, 2019 • Civil, Landscape, Architectural and Electrical Drawings, prepared by AECOM, dated August 8, 2019 • Geotechnical Investigation Report, prepared by AECOM, dated June 28, 2019 • Human Health and Ecological Assessment, prepared by GHD, dated April 29, 2019 • Phase Two Environmental Site Assessment, prepared by GHD • Stormwater Management Report, prepared by AECOM, dated September 2019 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Statutory Public Meeting • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council Information Report No. 02-20 Page 6 • 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 bylaw 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 9. Owner/Applicant Information The owner of these properties are A., I. & S. Doria, represented by WSP Canada Group Limited. Attachments 1. Location Map 2. Existing Site Layout 3. Air Photo Map 4. Submitted Conceptual Site Plan 5. Submitted Elevations Prepared By: Approved/Endorsed By: Tanjo Bal, 1CIP, RPP Catherine Rose, MCP, R Plann4 1 Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design TB:Id Date of Report: December 17, 2019 Attachment #1 to Information Report 02-20 Sheppard Avenue Dunbarton High School Dunbarton Pool 0 0 Steep e Hill Dunfair Street Dunbarton High Subject School South Lands .••• ....•4••• • 682 s�or�oad Kingston Road ' Whites Road 0 698 Kingston Road r y AP\ Ng a /\ \ C Location Map File: Al2/19 a/ PICKERING City Development Department Applicant: A., I. &S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (682 & 698 Kingston Rd) Date: Dec. 16, 2019 © The Corporation of the City 0 Pmken %Produced(inpart) under license from'.© Queens Printer. Ontario Min,ry 0 Natural Resources. All rights reserved.;© Her Majesty the Queen in Rlght of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and As suppliers all nghts reserved;© Municipal Property Assessment Corporation and its suppliers all rights reserved. : SCALE. 1:4,000 THIS IS NOT A PLAN OF SURVEY L:\PLANNING\01-MapFiles\A\2019\A12-19- Shell Canada LtdC12_19_Lo ratio Map.mxd Attachment #2 to Information Report 02-20 L:\Planning\01-MapFiles\A\2019 Attachment #3 to Information Report 02-20 APA ALT lI ■4.�a li� ;�� ,Sitratri d ti 137:.1 jam" 1 7 1 i l I I gmberwood_;:"4 Weyburn Square - sn®rm a.�i�gi�J�rililiVaA.'. 14l� Ige-lirj,14:1FIFIri a,,,1 411 A � ';' Shadybrook Drive , ' 'f. Dunfair Street f f 5! Subject Lands Cit, Air Photo Map File: A 12/19 a/ PICKERING City Development Department Applicant: A., I. & S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (682 & 698 Kingston Rd) Date: Dec. 16, 2019 (i©C The Corporation of the City of Picker ng Produced 6n part) under license from: ©Queens Printer, Ontario Ministry of Natural Resources, rights reserved.;® Her Majesty the Queen in Right of Canada, Departrnent of Natural Resources. All rights reserved.; ©Teranet Enterprises Inc and its suppliers all dghts reserved.; ©Municipal Property Assessment Corporation and its suppliers all rights reserved.; SCALE. 1:5,000I THIS IS NOT A PLAN OF SURVEY L:PLANNING\01-MapFiles 2201M 12-19- Shell Canada Ltd1.12_19_AirPhoto.mxd Attachment #4 to Information Report 02-20 O 0 o c as0 0. rn co L9 0 0 N d O z a O z ) W )0) NNco 1..1. 0) CN O J d 0 .0. V co w t d 0. O L 0. O rn O) Y co 0) 0 N 'co W DATE: Nov 19, 2019 0 z W 0 U a 0 0 U W 2 H 0 Z_ w W_ 0 J w Q z aw co I a 00 co I— w Z aw °- 0 0 w Uw co 0 J y LLU L:\Planning\01-MapFiles\A\2019 Attachment #5 to Information Report 02-20 Proposed Convenience Store and Tim Horton's ALLMM4d MPAEFROAF GUSUG BLACK FRAME -FINISH ALLPANUM WINDOWS Ma U.. RAINIED FRONT ELEVATION Proposed Service Station Canopy 111 EY 1200 120E TYE TE L Aar I w SELECt Ea_l ill 1� �r ALUMINUM MEOWS AND DOORS PAINTED RED ALUMINUM STOREFRONT GLOOM FLA. FRANC FRA61.1 CANOPY FASCIA IN SLELL WHNF CURVED FASCIA IN SHELL YELLOW INTERNALLY ILLUMINATED RED BAR -r DISPENSER NUMBERS DISPENSER, REFER 00 CIVIL, TYP BOLLARD, REFER TO CIVIL TVA PUMP ISLAND, REFER Fn STRUCTURAL FRONT ELEVATION stew 1 71 Proposed Car Wash BAC!( ELEVATION FOAIT MITE ArZN rElt E..DNVAM6.44 OVENFLOWSGRPNI N.stwN�re IeEEE eviauoEU:ICIuewnLcuEYI Z LEFT ELEVATION re n.sTOrn u.uEFRONIT GIALUO PICKERING City Development Department Proposed Elevations File No: A 12/19 Applicant: A., I. & S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (682 & 698 Kingston Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Nov 25, 2019 L:\Planning\01-MapFiles\A\2019 Shell Car Wash �ml , BAC!( ELEVATION FOAIT MITE ArZN rElt E..DNVAM6.44 OVENFLOWSGRPNI N.stwN�re IeEEE eviauoEU:ICIuewnLcuEYI Z LEFT ELEVATION re n.sTOrn u.uEFRONIT GIALUO PICKERING City Development Department Proposed Elevations File No: A 12/19 Applicant: A., I. & S. Doria Property Description: Pt Lot 29, BF Range 3, Now Pt 1, 40R-5415 & Now Pts 2-5, 40R-5809 (682 & 698 Kingston Rd) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Nov 25, 2019 L:\Planning\01-MapFiles\A\2019