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HomeMy WebLinkAboutFebruary 21, 2002PICKERING AGENDA STATUTORY PUBLIC INFORMATION MEETING Anne Greentree Supervisor, Legislative Services FEBRUARY 21, 2002 Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, February 21, 2002 7:00 P.M. Chair: Councillor Holland (I) ZONING BY-LAW AMENDMENT APPLICATION A 29/01 PINE RIDGE PROPERTIES INC. PART OF LOT 21, CONCESSION 1 PART 2 TO 12, PLANT 40R-12896 1465 PICKERING PARKWAY ~SOUTH SIDE OF PICKERING PARKWAY~ WEST OF VALLEY FARM RD.~ 1-6 2. 3. 4. 5. Explanation of application, as outlined in Information Report #03-02 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. (II) 2. 3. 4. 5. (III) ZONING BY-LAW AMENDMENT APPLICATION A 23/01 WILLIAM WADDELL PARTS 1 TO 8, PLAN 40R-7348 WHITEVALE PARK WHITEVALE ROAD Explanation of application, as outlined in Information Report ~05-02 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff'response. ZONING BY-LAW AMENDMENT APPLICATION A 03/01 SEAN AND ANN REGAN 1911 VALLEY FARM ROAD PART OF LOT 20~ CONCESSION I 7-14 15-20 2. 3. 4. 5. Explanation of application, as outlined in Information Report ~06-02 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, February 21, 7:00 P.M. Chair: Councillor Holland (IV) ZONING BY-LAW AMENDMENT APPLICATION A 26/01 689629 ONTARIO LIMITED SOUTH PART OF LOT 31, CONCESSION 1, (PART 2, 40R-17618) 420 SHEPPARD AVENUE 21-26 2. 3. 4. 5. Explanation of application, as outlined in Information Report #08-02 bv Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff' response. (v) ZONING BY-LAW AMENDMENT APPLICATION A 22/01 1381190 ONTARIO LIMITED BLOCK T, PLAN M15 701 - 711 KROSNO BOULEVARD 2%32 3. 4. 5. Explanation of application, as outlined in Information Report #09-02 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. (VI) RESOLUTION OF DEFERRAL 36 TO THE PICKERING OFFICIAL PLAN DRAFT PLAN OF SUBDIVISION SP-2001-06 ZONING BY-LAW AMENDMENT APPLICATION A 21/01 ALCORN & ASSOCIATES LIMITED ON BEHALF OF E. AND E. TAYLOR PART OF LOT 29, CONCESSION 2 (WEST SIDE OF WHITES ROAD~ NORTH OF FINCH AVENUE) 33-50 3. 4. 5. Explanation of application, as outlined in Information Report ~-07-02 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Stall' response. Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, February 21, 2002 7:00 P.M. Chair: Councillor Holland (vii) REGIONAL OFFICIAL PLAN AMENDMENT APPLICATION OPA 01-008/D PICKERING OFFICIAL PLAN AMENDMENT APPLICATION OPA 01-005/P ZONING BY-LAW AMENDMENT APPLICATION A 25/01 FIRST SIMCHA SHOPPING CENTRES LIMITED (METRO EAST TRADE CENTRE) PART OF LOT 18, CONCESSION 51-68 2. 3. 4. 5. Explanation of application, as outlined in Information Report #04-02 by Planning Staff: Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Stall' response. ~VIII) ADJOURNMENT PICKERING INFORMATION REPORT NO. 03-02 FOR PUBLIC INFORMATION 51EETING OF February 21, 2002 IN ACCORDANCE XA1Tlt TIlE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning Bv-laxv Amendment Application A 29 (~1 Pine Ridge Proper-tics lac. Part of Lot 21, Concession 1 Pan 2 to 12. Plan 40R-12S90 1465 Picketing Park\var (South side of Pickering Parkx~ ay. west el'Valley Farm Road) City of Picketing 1.0 PROPERTY LOCATION ANI) I)ESCRIPTION the subject property is located on tt~e soutlq side of Picketing Parkway, west of Valley Fam~ Road (see Attachment ~l - location map ): a three storey office building is currently under construction on the subject property (see Attactnnent g2 .X. pplicant's Submitted Site Plan); surrounding land uses include residential apartment buildings to the north on the opposite side of Picketing Parkway, tile Vcridian Corporation sub-station to the east, tile Pickering Toxxn ('entre and associated parking area to tile north-v,'est, and Highv,'ay 401 to south. 2.0 APPLICANT'S PROPOSAI, tho subject property CUrTentlv supports a three storey office building under construction; the building is to be leased by Veridian Corporation for office use; the existing zoning provisions for tile site permit the development of storage and light manufacturing uses; the zoning by-law also contains a provision that pennits the use of land by a 'public utility' such as Veridian Co~3ooration: tile office buildin,.4 under construction was ~ixen zonin,,= clearance under tiao 'public utility' provision and consequently, an\ oi'I~ee usc on the site is restricted to that ora public utility (such as Veridian): in applying the T)ublic utility' provisions to tiao Veridian office development, a level of relief was provided to tile number of \chicle parking spaces required to be provided; ttne applicant is proposing to amend tile eXlsrin~ ×o~dn,._z to an appropriate office zone category to permit tl~e establishment or' <choral business and professional offices xx ithin the existing building. Information Report No. 03-02 Page 2 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, providing a fully integrated array of community, office, service and shopping, recreational, and residential uses; the applicant's proposal appears to comply with this designation; 3.2 Pickering Official Plan the Picketing Official Plan identifies the subject lands as being located in an Mixed Use Area - Downtown Core within the Town Centre Neighbourhood; this designation permits, among other uses, the establishment of offices at the greatest scale and intensity in the City, serving Citywide and Regional levels; the subject property is situated within an area of the City regulated by the Council Adopted "Pickering Downtown Core - Development Guidelines"; these guidelines are intended to guide the development or re-development of lands within the Downtown Core; these guidelines encourage street related mixed use buildings and employment uses (office, research facilities, etc.) along Pickering Parkway; the streetscape and landscaping is to provide a "downtown" character; the applicant's proposal complies with the requirements of the Picketing Official Plan; 3.3 Zoning By-law Zoning By-law 3036 as amended by By-law 1346/81zones the subject lands "M1-2" - Light Industrial which permits the development of storage and light manufacturing uses such as, light manufacturing plants, food preparation plants, scientific, research or medical laboratories, dry cleaning establishment or warehouse uses; the By-law also contains a provision permitting the use of the land by a public utility for the purpose of public service (Veridian Corporation qualifies as a public utility under the By-law); an amendment to the zoning by-law is required to implement the applicant's proposal for the establishment of general business and professional office uses other than a public utility office use. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no written resident comments have been received to date; 4.2 Agency Comments Ministry of Transportation advised that an MTO/Building/Land Use Permit was issued for the site on September 7, 2001. A sign permit will be required for any sign visible to Highway 401. MTO has no concerns with the proposal; 4.3 Staff Comments staff are generally supportive of the proposed amendment to permit the establishment~ of business and professional offices in the existing building; an assessment of the current parking provided on site, in relation to the demand for business and professional office space use, will be conducted; the applicant is proposing a parking ratio of 1 space per 344 square feet (approximately 1 space / 100 square meters); the parking / floor area ratio requirement to be established in the new zoning by-law for this site must be carefully reviewed to ensure appropriate parking supply and effective site functioning. Information Report No. 03-02 Page 5.0 6.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department: oral comments may be made at tt:e Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Devclopn~ent Departn~ent for a subsequent meeting o£Council or a Committee of Council: if you wish to reserve tile option to appeal Council's decision, you must provide comments to the City before Council adopts any bv-laxv lbr this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to tile City Clerk. OTHER INFORMATION 6.1 Appendix I 6.2 - list of neighbourhood residents, comnnunitx' associations, agencies and City Departments that have commented on the applications att the time of writing report; Information Received full-scale copies of' the applicant's subn~ittcd site plan utc available Ibr viewing at tile offices of the City of Picketing Planni~ag & Dex clopnaent Departnncnt. Lynda Taylor / Manager, Development Review LT/pr Attachments Cop>': Director, Planning 8c Development APPENDIX I TO INFORMATION REPORT NO. 03-02 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) Ministry of Transportation; COMMENTING CITY DEPARTMENTS ( 1 ) Planning & Development Department; ATTACH M ENT # ~_L_TO INFORMATION REPORT #~ FINCH ANTON EVERTON STREET SQUARE FAYLEE BRANDS COURT GLENANNA AVENUE FIELDLIGHT BOULEVARD ROSEF~ELD ROAD ROAD / ,/ FINCH 0 0 © 0 Pr' >- ]Z AVE. PICKERI! SUBJECT PR{ BAYLY ~LLIANCE STREET 8AYLY STREET [ ~VA STRE~ __ City of Pickering 31 Planning & Development Department JDATE JAN. 28, 2002 ATTACHMENT# '~-- TO INFORMATION REPORT# ~/~- (~ ~ Applicant's Submitted Site Plan 0 PICKERIN o07 INFORMATION REPORT NO. 05-02 FOR PUBLIC INFORMATION .MEETING OF February 21, 2002 IN ACCORDANCE ~,VITtt THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning Bx-lax~ Amendment Application A 23 I)l William \Vaddell Pans 1 to 8. Plan 40R-7348 Whitevale Park. Whitevale Road City of Picker;ns 1.0 PROPERTY LOCATION AND DESCRIPTION - tile subject lands are located on tine south side of \Vhitevale Road just west of the XVest Duffins Creek in the Hamlet of Whitex ale: - tho subject lands are municipal property known as Whitcvale Park; - a property location map is provided tbr relkrcncc (sec Attachment ~1); - tho subject property consists of a sports field, playground. Community Centre, a parking lot and three vacant buildings, tt:e "Christian House". the "Blacksmith Shop" and thc "Plax, Barn": - thc Staten Hiking Trail is located on the eastern portion oF the prope~y next to West Puffins Creek; - su~oundingland uses arc: no~h - wooded open spaces: south - wooded open spaces and agricultm'al: east - main channel oFthe West Duffins Creek; west hamlet residential. 2.0 APPLICANT'S PROPOSAL tile intention of the applicant is to relocate and restore tile original blacksmith shop that is currently located on thc subject property: the proposal is to use the site of the existing play bani and relocate the blacksmith shop there as the pla>,' barn structure no longer services its original purpose; the applicant's submitted plan is provided for reference I see Attachment #2); the blacksmith shop will operate as a functioning blacksmith stnop for the construction and sale of wrougtnt iron pieces, tile demonstration Ibr educational purposes of the operations o£ a blacksmith shop and the teaching of blacksmith;ns; the applicant also intends to demonstrate tine significant contribution of blacksmiths historically to tiao community, thus acting, as an educational and cultural resource; tile applicant tins requested to rezone tile property bx adding to tile existing CU zone the additional usc of an arts and craft sJlop tlTat x~ ould pennit tile proposed uses; prior to this application being submitted, tile applicant pi-esented the proposal to the Whitevale and District Residents' Association x~ tie adx ised ti'mt the proposal was well received by the Association (see Attachment ::3 ). 3.0 BACKGROUND as the subject property is municipal property, Citx CounciI authorized the application by the applicant on December 3, 2001 wittn tile I-ollox~ in*, resolution: ('} 0, ~ Information Report No05-02 Page 2 4.0 4.1 4.2 4.3 "That City Council at this time acknowledges and authorizes City-owed lands, being Whitevale Park, are the subject of an application to amend the zoning by-law respecting the proposed blacksmith shop in Whitevale, by William Waddell, on a xvithout prejudice basis to the ultimate position that City Council might take in the future respecting the rezoning" it is anticipated that if this rezoning application is successful the applicant will enter into an agreement with the City regarding the blacksmith restoration shop proposal and leasing agreement. OFFICIAL PLAN AND ZONING Durham Regional Official Plan - the Durham Regional Official Plan designates the subject lands as within the Hamlet of Wh itevale; the Durham Regional Official Plan states that Hamlets shall be developed in harmony with surrounding uses and may consist of a variety of housing types, community facilities, employment area, and commercial uses that meet the immediate needs of the residents of the hamlet and surrounding rural area - the application appears to conform to this designation; PickerinR Official Plan the Picketing Official Plan designates the subject lands as Rural Settlement; the Whitevale Settlement Plan, within the Official Plan, designates the lands as Open Space System -Recreational Areas and delineates the site as Park and Community Hall; uses permitted within Open Space System -Recreational Areas include, amongst others, active recreational, community and cultural uses and other related uses; the Whitevale Settlement Policies of the Official Plan encourage opportunities for enhancing the historical village of Whitevale through general or site-specific zoning that allows the introduction of arts and craft studios, custom workshops and small-scale commercial enterprises on suitable sites, provided the historical character of the village and the interests of the neighbouring residents are respected; the Whitevale Settlement Policies of the Official Plan specifies that development within the Whitevale Heritage Conservation District is to comply with the adopted Heritage District Guidelines and Heritage District permit process; the subject lands are in close proximity to lands designated as Open Space System - Natural Areas, the exact boundaries of the Open Space Systems will be determined with relevant agencies; Schedule III of the Pickering Official Plan - Resource Management, designates lands in close proximity to the subject lands as Shorelines and Stream Corridors and Environmentally Significant Areas in recognition of the subject properties proximity to West Duffins Creek; the exact boundaries of the Shorelines and Stream Corridors xvill be determined in consultation with the relevant agencies; Schedule II of the Pickering Official Plan Transportation Systems designates Whitevale Road where it abuts the subject lands as a Local Road; Local Roads generally provide access to individual properties, to local roads, carry local traffic and generally have a right-of-way width of up to 20 metres; the subject applications will be assessed against the policies and provisions of the Picketing Official Plan during the further processing of the applications. ZoninR By-law 3037~ as amended the subject lands are currently zoned "CU" by Zoning By-law 3037, as amended; the existing zoning only permits community uses; an amendment to the zoning by-law is required to implement the applicant's proposal; the application is only to add the additional use of 'arts and craft shop' to the permit uses and not to alter the existing permitted uses. InFormation Report No05-02 Page 4.4 5.0 5.1 5.2 5.3 6.0 Whitevale Heritagg_ Conservation District By-law the subject property is included wittnin the Wt6tevale Heritage Conservation District; the conservation guidelines apply to maintenance and repair of existing heritage building, alterations and additions to existing buildings, new buildings, site development, landscaping, and municipal infrastructure: a Heritage District Permit would be required fbr tine site development, any alterations which affect the external appearance of the existing building or for the construction of a new dwelling; the Whitevale Heritage Censer'alien District Guidelines provide guiding principles for new building and working wittn heritage building. RESULTS OF CIRCULATION Resident Comments no resident comments have been received to-date on tile application; A_5.gen cv Comments no comments from any of tile circulated agencies have been received to-date on the application; Staff Comments - in reviewing the application to-date, tiao folloxving matters trove been identified by staff for further review and consideration' · ensuring that tlne proposed dexclopment is compatible with, and sensitive to, surrounding lands: · wlnether the proposal is compatible with tile \Vhitexale Heritage Conservation District; · impacts of the proposed application on tilt? Staten Trail, considering the subject proposal would share the parking facilities in the park wittn Seaton Trail users; · the impact the proposed use / site changes may have on tile character of the park and community centre; · reviewing the environmental implication of the blacksmith Forge in terms of fumes, noise and disposal of waste materials and water. - this Department will conclude its position on the application after it tnas received and assessed comments from tile circulated departments, agencies and tile public. PROCEDURAL INFORMATI ON written comments regarding this proposal should be directed to the Planning & Development Department: oral comments naa',' be made at tile Public InForqnation Nleetim,' all comnnents received will be noted and used as input in a Planning Report prepared by the Planning & Development Department Ibr a subsequent meeting of Council or a Committee of Council: if you wish to be notified of Council's decision regarding the zoning by-law alnendment application, you must request such in writing to the City Clerk; if a person or public body tlnat files a notice of appeal of a decision of the City of Picketing in respect of tile zoning bv-lax~ amendment does not make oral submission at the public meeting, or make a written submission to tine City of Picketing before the zoning by-law is passed, tile Ontario Municipal Board naa3' dismiss all or part of fine appeal; if you wish to reserve thc option to appeal Council's decision of tine proposed zoning by-law anaendment application, you must provide comments to the City before Council adopts any by-law for this proposal. Information Report No05-02 Page 4 7.0 7.1 7.2 OTHER INFORMATION Appendices Appendix I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing this report; Information Received - copies of the applicant's proposal are available for viewing at the offices of the City of Pickering Planning & Development Department; - the City of Pickering has not received any technical information/reports on the proposed application; - certain technical reports may be required to be submitted and will be reviewed and reported on, as necessary. Ross Pym, MCIP, RP Principal Planner - Development Review RP/jf Attachn~ents Copy: Director, Planning & Development Department L~da Tayl6r, MCIP, RP~ Manager, Development Review APPENDIX I TO INFORMATION REPORT NO. 05-02 COMMENTING RESIDENTS AND LANDOV~'NERS ( 1 ) None received to-date COMMENTING AGENCIES ( 1 ) None received to-date COMMENTING CITY DEPARTMENTS None received to-date A'/~AeHMIEM'I' # I INPORMATIOH REPORT# ~-~.. ~ WHITEVALE WH~TEVALE ROAD Cit~ of ¢ickering Planning & Devolopment Dopartment PROPERLY DESCRIPTION LOTS 18-20, 42-415, laT. LOTS '14, '1 §, '17, 47, 6~-?'1, lal..~N 2'1; laTS. '1-15, 40R-7348 ~ OWNER CITY OF PICKERING DATE JAN 22, 2001 DRAWN BY RC APPLICATION No. A 23/01 SCALE 1:7500 CHECKED BY RP N FOR DEPARTMENT USE ONLY PN-S2 PA- ATTACHMEN"r# ~ TO ~ ~ ~? .2 INFORM.~T~N nE~ORT# ~- INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 23/01 CITY OF PICKERING .0 HMR3 97.5 131.6 1'5.7 G 175~ 147.8 G HMR3 109.? I&~ HMR3 § ~ A G ~ LOCATION OF PRESENT BUILDING 16'x20' APPROX (~) LOCATION OF "PLAY BARN" AND INTENDED LOCATION FOR SHOP- IS PRESENTLY WIRED FOR SECURITY LIGHTS (~ COMMUNITY CENTRE (~ VACANT HOUSE NOTE: ALL LOCATIONS ADDED TO MAP ARE NOT TO SCALE THIS MAP VFAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JANUARY 23, 2002. ATTACHMENT# -~ ,,TO Whitevale and District Residents'Association P.O. Box 28, Whitevale, Ontario. Operai:ions & Emergency Se~'vic~s ' LOH 1MO RECEIVED: OCT FILE NO.: October 2, 2001 ABEY. TO: FWD/COPY TO: MAYOR T i COUNC!I. CUL-~=-~EC' .... ~ i~,~c-~ -- Everett Buntsma City of Pickering, 1 The Esplanade, Pickering, Ontario. 0CT - 4 2001 OITY OF PICKERING, At our most recent residents' meeting Bill Waddell presented his proposal to restore the old Blacksmith shop and I am pleased to say that it was well received. The general feeling by everyone present was that it was in keeping with what the village wanted to do with the heritage buildings. It was agreed that the project would be monitored closely by the executive and once the plans started to take shape, Bill would come back and UPdate the village. Lloyd Thomas President, Whitevale and District Residents' Association (905) 294-1978 PICKERING INFOtLMAT1ON REPORT NO. 06-02 FOR PUBLlC INFORMATION MEETING OF February 21, 2002 IN ACCORDANCE V~T[H THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-lax\ Amendment Application .-X ()3 01 Sean and Ann Regan 1911 Valley Fama Road Pa~ of Lot 20. Concession 1 City of Picketing 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION the subject lands arc located on the east side of Valley Fam'~ Road. north of Kingston Road; a property location map is pro\ idcd Ibr the subject lands cun'entlx support a detached dx~clling that was constructed in 1953; the property is accessed fi'om X'allcx Fat-ln Road bt a drive\var on the south side of the lot: the subject lot has a lot Frontage of 30.4 metres ~ l~)l) 2~. I and a lot depth of 57.6 metres (189 ti.); the subject site has an area oF1,686 m2 (1 the subject prope~y is one of six detached al\veiling that tkont the east side of Valley Fa~ Road between Kingston Road and Fieldlight Boulevard; su~ounding land uses are; no~h - detached dxvelling south detactned dxvdling east - toxvnhouse complex west - on the opposite side of Valle\ Farm Nc)ad. detached dwelling APPLICANT'S PROPOSAl. the application that is being considered is to redevelop the subject property to permit the removal of the existing dwelling and construct ISx'e (5) street tovvnhouse dwelling units; the applicant's submitted plan is provided Ibr reference I sce Attachment ~2); the proposed design would haxe all the units fronting onto Valley Fann Road; the current design has only two (2) drix'ex~axs accessing Valley Faro2 Road, with a proposed right-et:\var across the front of all tine toxvnhouse dwelling units that will provide street access to all the dwelling units: the dwelling unit desian~ will provide each ~mit v, ittq a ~.oara,,e= , and a walk-up front door on the second storey: the applicant has indicated that if this ap?lication is successful applications will be made to Durham Region Land Dixision Comndttee to create the five individual parcels; the subject proposal would have an impact on the majority of the existing trees located on the property, ho;vex er some of the perimeter- x egetation may be preserved. 0 J ~ Information Report No. 06-02 Page 2 3.0 3.1 3.2 3.3 4.0 4.1 4.2 4.3 OFFICIAL PLAN AND ZONING Durham Regional Official Plan the Durham Regional Official Plan designates the subject lands as within a Living A rea; the Durham Regional Official Plan states that Living Areas are intended to be predominantly for housing purposes; Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; Valley Farm Road is designated as a T3~e "C" Arterial Road in the Durham Regional Official Plan the application appears to conform to this designation; Picketing Official Plan the Pickering Official Plan designates the subject lands as Urban Residential Area - Medium Density Area; permissible uses within this designation include a variety of residential uses, including townhouses; the Pickering Official Plan establishes a density range of over 30 and up to and including 80 dwelling units per hectare for development within an Urban Residential Area - Medium DensiO, Area, the proposed development would provide a gross density of 29.6 units per hectare, and if a road widening is taken from this property, a net density of 31.4 units per hectare; the subject property is within the Liverpool Neighbourhood of the Official Plan; no development guidelines have been prepared for this neighbourhood; Schedule II of the Pickering Official Plan - "Transportation Systems" designates Valley Farm Road where it abuts the subject lands as a T. vl2e "C" Arterial Road; Type "C" Arterial Road are designed to carry loxver volumes of traffic at a lower speed than a Type "B" Arterial Road, provide access to properties and generally have a right-of-way width ranging from 26 to 30 metres; the subject applications will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the applications. Zoning By-law 3036, as amended the subject lands are currently zoned "R3" - One Family Detached Dwelling Fourth Density Zone in Zoning By-law 3036, as amended; the existing zoning only permits detached dwellings on lots with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres; an amendment to the zoning by-law is required to implement the applicant's proposal; the applicant has requested an appropriate zone that would permit the proposed development. RESULTS OF CIRCULATION Resident Comments no resident comments have been received to-date on the application; Agency Comments - no comments from any of the circulated agencies have been received to-date on the application; Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: · ensuring that the proposed development is compatible with, and sensitive to, surrounding lands; Information Report No. 06-02 Page 3 {,} .~ ~ 5.0 6.0 · the impact the proposed use site changes may have on the character of the neighbourhood: · reviewing the implications that the proposal will have on the perceived identity of the neighbourhood: · whether the proposed development establishes a redevelopinent form ibr the rest of the immediate detached dwellings along the east side of Valley Farm Road: this Department will conclude its position on the application after it has received and assessed comments from tile circulated departments, agencies and the public. PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department: oral comments may be made at tile Public ln£onnation Nleeting: all comments received will be noted and tised as input ii1 a Planning Report prepared by the Planning & Development Department Ibr a subsequent meeting of Council or a Committee of Council: if you wish to be notified of Council's decision regarding tile zoning by-law amendment application, you must request such in writing to thc City Clerk; if a person or public body that files ti notice of appeal of a decision of the City of Picketing, in respect to tile zoning bv-laxx an~cndment, does not make oral submission at tile public meeting, or make a xxrittcn sL~bmission to tile City of Pickering before the zoning by-lay,' is passed, tile Ontario Nlunicipal Board may dismiss all or part of tile appeal: il' you wish to reserve tile option to appeal (,_'otmcil's decision et' tile proposed zoning bv-laxv amendment application, you n2k~st provide comments to tile City before Council adopts any by-law for this proposal. OTHER INFORMATION 6.1 6.2 A_4.p__pendices Appendix I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing this report; Information Received copies of the Applicant's submitted plans tire available tbr viewing at the offices of the City of Picketing Planning & Development Department; the City of Picketing has not received any technical informatioWreports on the proposed application. Principal Planner- Development Review RP/jf Attachments Taylor, MCIPi RPP Xlanager, Development Review Copy: Director, Planning & Development Departinent APPENDIX I TO INFORMATION REPORT NO. 06-02 COMMENTING RESIDENTS AND LANDOWNERS ( 1 ) None received to-date COMMENTING AGENCIES (1) None received to-date COMMENTING CITY DEPARTMENTS (1) None received to-date ATTACHMENT #/_..L._TO INFORMAT!ON REPORT# u ~ .... FINCH AVENUE F1ELDLIGHT ROSE.ELD ROAD ROAD B BOULEVARD fINCH SUBJECT )PERTY © AVENUE (;ETA CIRCLE COURT ~NSAKER COU_~ City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 20, CONCESSION OWNER SEAN AND ANN REGAN DATE JAN 22, 2002 APPLICATION No. A 03/01 SCALE 1:7500 FOR DEPARTMENT USE ONLY PN-12 PA- CHECKED BY ~P ATTACHMENT #__~TO INFORMATION EEPORT#~ INFORMATION COMPILED FROM APPLICANTS' SUBMITTED PLAN A 03101 SEAN AND ANN REGAN + + ! ! il l 1 I I/ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, FEBRUARY §, 2002. PICKERING 091 INFORMATION REPORT NO. 08-02 FOR PUBLIC INFORMATION MEETING OF February 21, 2002 IN ACCORDANCE x,~,'lTIt THE PUBLIC .MEETING REQUIREMENTS OF THE PI,ANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning Bv-laxv :>xmcndment Application A 26 01 689629 Ontario Limited South Part of Lot 3t, Concession 1. {Pan 2, 4()R-17618) 420 Shcppard Ax cnue City of Pickerin~ 1.0 2.0 3.0 3.1 3.2 PROPERTY I~OCATION AND DESCRIPTION thc subject property is located on thc north side oi' Sheppard Avenue just west of Old Forest Road and is approximately' 615 square metres in size with a lot frontage of 15.94 metres (see location map Attachment=l): tiao subject property currcntlx supports ti detached dxxclling, an existing barn, and a flame shed: tile surrounding land uses arc primarily residential to thc west, east, and south, with a Canadian National Raihx ax line adjacent to thc north property line. APPLICANT'S PROPOSAI~ tile applicant proposes to amend the existing zoning on tiao subject lands to permit the establishment of a second dv, elling unit in thc main dxvclling, and to convert the existing barn in the rear yard into a garage and dv,'ellin~ unit4wo bedroom apartment (see applicant's submincd plan - Attachment =£ ). OFFICIAL PLAN AND ZONING Durham Regional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Living Area", where lands are to be used prcdominatcly for housing purposes; the Durham Regional Official Plan designates Sheppard Avenue as a Type C - Arterial Road: the applicant's proposal appears to compl> with this designation. Picketing Official Plan the subject property is designated "Urban Residential Area [.o~ Density Area" within the Woodlands Ncighbourhood: Section 11.8 (a) of thc Official Plan. \Voodlands Neighbourhood, states that City Council shall, in established residential areas along Highbush Trail, Old ForestRoad, Roscbank Road and Shcppard Avenue. encourage and where possible require new dex elopment to be compatible with thc character of' the existing developments; this designation permits residential development up to and including 30 units per net hectare for development within an Urban residential :\rca Low Density Area, the proposed development would provide a net density of 10.19 units per net hectare; Schedule II of tile Picketing Official Plan "Transportation Systems" designates Sheppard Avenue as a Type C Arterial Road: Information Report No. 08-02 Page 2 022 - the applicant's proposal appears to conform to the applicable Official Plan policies. 3.3 Zoning By-law 4.0 4.1 4.2 4.3 5.0 6.0 6.1 - the subject property is currently zoned "R4" - Detached Dwelling Residential Zone by By-law 3036; - this zone permits the establishment of one detached dwelling unit on a lot with a minimum lot frontage of 15 metres and a minimum lot area of 460 metres square; - an amendment to the zoning by-law is required to permit the establishment of a second dwelling in the main dwelling, and the conversion of the existing barn in the rear yard to include a dwelling unit. RESULTS OF CIRCULATION Resident Comments no xvritten resident comments have been received to date; 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: · the compatibility with the surrounding lands and uses; · the impact of the uses and site configuration on the surrounding neighbourhood; · the impact of on-site parking and access to Sheppard Avenue; the impact of noise from the northerly abutting Canadian National Railway line; · the appropriateness of the location and building form (garage & main dwelling) of two additional units, for a total of 3 units, on the lot and within the neighbourhood. - this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 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. OTHER INFORMATION Appendix I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Report No. 08-02 Page 3 0.,'?_3 6.2 Information Received - copies of the Applicant's submitted plan are available for viewing at the offices of the City of Picketing Planning & Development Department: 6.3 Company Principal - the principal of 689629 Ontario Limited is Nit. Grant _Morris. ©c~owski Planldl]g Technician Lvnda Di Taylor .XlC;tl~ RPP Mana~,er Development Review GXR,jf Attachments Cop.,,: Director, Planning & Development APPENDIX I TO INFORMATION REPORT NO. 08-02 COMMENTING RESIDENTS AND LANDOWNERS ( 1 ) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) Planning & Development Department; ATTACHMEN'r FOXWOOD FOXWOO TRA/L AUTUMN CRE$. C.N.R. PROPERTY C.N.R. ROUGEMOUNT SHEPPARD DRIVE AVENUE CRESCENT SHEPPARD AVE. RAI NY DAY STEEPLE HILL City of Pickering OUGE HILL ROAD ~0~ Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 31, CONCESSION 1; PART 2, 40R-17618 OWNER 689629 ONTARIO LTD. DATE JAN 17, 2002 DRAWN BY RC '~ APPLICATION No. A 26/01 SCALE 1:7500 CHECKED BY GR FOR DEPARTMENT USE ONLY PN-6 PA- AI'rACHMENT# ~ TO .... oR,,,fl!,ON RE?ORT# cO~ c~ ~ INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 26/01 689629 ONTARIO LTD. C. N. R. 0.60 UNDISTURBED STRIP BREAK OUT EX, CO, NC RAMP ALLOW FOR SWALE .N 72' 58' 40' £ ,,[.%'t:)' 15.97 EX. COHC. I RAMP 0.60 UNDISTURBED CENTRELINE OF DITCH EDGE OF SHOULDER [~DGE OF PAVEMENT I EX W. BOX I I I CENTRELINE OF ROAD SHEPPARD AVENUE THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JANUARY 21. 2002. PICKERING o.9_7 INFORMATION REPORT NO. 09-02 FOR PUBLIC INFORMATION MEETING OF February 21, 2002 IN ACCORDANCE V~'ITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amcndinent Application A 22 ()1 1351190 Ontario Limited Block T, Plan Nil5 701 711 Krosno Boulevard City of Pickering 1.0 2.0 3.0 3.1 PROPERTY LOCATION AND DESCRIPTION tile subject property is located on the sottth-east corner of Krosno Boulevard and Liverpool Road and is approximatel> 3.533 square metres in size and has a Krosno Boulevard lot frontage of 58 nqeti'cs' a property' location map is prox idcd Ibr inlbrmation {sec Attachment 01 ); the subject property cu~cntlv supports a gas bar operation, which includes the limited sale of accessory convenience store items, and a restaurant: the surrounding land uses are primaril> residential to thc north and south, and commercial to the east and west; a reduced site plan, compiled fi-om thc applicant's submitted plan, showing the existing site, is provided t~r information see Attactnmont =2). APPLICANT'S PROPOSAE the applicant proposes to amend the existing zoning on the subject lands to permit the establishment of a converdence store and a dry cleaning depot associated with the existing gas bar, and technical amendments to clan fy existing yard requirements; no site or building alterations are proposed at this time to accolnmodate the proposed new uses; a Committee of Adjustment decision (File: P CA 44 2t}t)I)/ in September of 2000, approved a maximum gross tioor area of (54 square metres v, ithin the existing building dedicated to the limited sale of acccssorx coax enience items: the sale of accessory ¢oilvcnience items v, as limited bx tiao Corninittce of Adjustment to coffee, chips, donuts, muffins, cakes, cigarettes and bcxcra~4es, m single servings for immediate consumption by the travelling public, and specifically excluded a retail store, and a neighbourhood convenience store. OFFICIAL Pi~AN AND ZONING Durham Reg.ional Official Plan the Durham Regional Official Plan identifies the subject lands as being within a "Living Area" designation, where lands are to be t_lscd predominantly for housing purposes; in addition, convenience stores that are compatible with their surroundings with limited retailing of goods and services, in appropriate locations may be permitted; the applicant's proposal appears to comply with this designation; 0 ~ 8 Information Report No. 09-02 Page 2 3.2 3.3 4.0 4.1 4.2 4.3 Pickering Official Plan the subject property is designated "Mixed Use Area - Local Node" within the Bay Ridges Neighbourhood; mixed use areas are areas and corridors of development having the highest concentration of activity in the City and the broadest diversity of community services and facilities; this designation permits residential, retailing of goods and services generally serving the needs of the surrounding neighbourhoods, offices and restaurants, community, cultural and recreational uses; in the "Mixed Use Area - Local Node" designation, the Pickering Official Plan establishes a maximum gross leasable floorspace for the retailing of goods and services of up to and including 10,000 square metres and a maximum fioorspace index (total building floorspace divided by total lot area) of up to and including 2.0 FSI; Schedule II to the Pickering Official Plan designates Krosno Boulevard and the portion of Liverpool Road south of Bayly Street as collector roads; collector roads generally provide access to individual properties, to local roads, to other collector roads and to Type C arterial roads: carry greater volumes of traffic than local roads, including automobiles, pedestrians, bicycles and transit; and generally have a right-of-way width ranging from 20 to 22 metres; the applicant's proposal appears to comply with this designation; the Liverpool Road and Krosno Street intersection is subject to the Council adopted "Liverpool Road Waterfront Node" Development Guidelines; - the guiding vision for the entire Node is that of a "Great Lakes Nautical Village" with a mix of uses and an ambiance that is inviting; - the Liverpool Road and Krosno Street intersection is intended to create a "gateway" to attract travelers down Liverpool Road by maintaining visual continuity and interest between Bayly Street and the 'Nautical Village'; - the "gateway" is to consist of many design elements that will be implemented on the public right-of-way; Zoning By-law the subject property is currently zoned "C3" - Highway Comlnercial Zone by By-law 2520, as amended; this zoning permits the establishment of automobile service stations, motels, hotels, places of amusement, open-air farmers' market, a restaurant type A, service stores and parking stations; an amendment to the by-law would be required to implement the applicant's proposal. RESULTS OF CIRCULATION Resident Comments - no written resident comments have been received to date; Agency Comments - the Durham District School Board has reviewed the application and has stated that it has no objections; Staff Comments - in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: impact on the streetscape of the Krosno Boulevard and Liverpool Road intersection; Infom~ation Report No. 09-02 Page 3 () 9 9 5.0 6.0 6.1 6.2 6.3 · the scale and appropriateness of the proposed uses in relation to abutting commercial properties and SUlTounding residential properties; · potential floor area restrictions on proposed uses: · traffic generation and on-site parking availability: · vehicular access and egress; · landscaping: · pedestrian access egress and safety; · site lighting; · applicant has indicated the potential for a possible land severance of tile subject property, theretbre land severance impacts shall be considered; · staff will review tile need to update and clarit\' existing by-lay, definitions and provisions to reflect current standards For nexver gas bar operations and cornnaercial uses. PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Depamnent: oral comments may be made at the Public Inlbnnation Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department Ibr a subsequent meeting of Council or a Comndttee of Council: it' you wish to reserve the option to appeal Cocmcil's decision, you must provide colllnqcF~ts to the City belbre Council adopts any b~-lax', for this proposal; if you wish to be notilied of Council's decision regarding this proposal, you must request such in writing to tile City Clerk. OTHER INFORMATION Appendix I list of neighbourhood residents, communitx associations, agencies and City Departments that have commented on thc application at the time of writing report; Information Received full-scale copies of the .Applicant's submitted plan are available for viewing at the offices of the City of Picketing Planning az Development Department; Companv Principal the applicant advises that thc principal of 1381190 Ontario Limited is Nit'. Ramesh Patel. Planning Technician PXK pi' ,Attac}lI'fi Cl,_ts Lynda, D. ~f~.'lor. xI('Ip RPP Nlanager. Development Review Copy: Director, Planning & Development t 30 APPENDIX I TO INFORMATION REPORT NO. 09-02 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) The Durham District School Board COMMENTING CITY DEPARTMENTS (1) Planning & Development Department ATTACHMENT#._/-.-TO INFORM~Tt~",' nEPORT#~ WAYFARER LANE RADOM STREET BAYLY POPRAD TATRA GRENOBLE AVENUE DRIVE ~ORDON STREET STREET HALLER AVENUE BOULEA/ARD ALYSSUM OLD ORCHARO AVE. AVE. PLACE ILONA PARK ROAD FOXGLOVE AVENUE BOULEVARD ~ BALATON AVENUE WA/'ER'PO/NT S~EET :OMMERCE STREEt FR£NCHM~AN 'S ANNLAND WHARF BROAD~E%~ STREET STREET STREET COLMAR AVENUE PARKHAM CRESCENT City of Pickering PROPERTY DESCRIPTION BLOCK T, M-15 OWNER 1381190 ONTARIO LTD. Planning & Development Department 1:7500 CHECKED BY K APPLICATION No. A 22/01 DATE SCALE FOR DEPARTMENT USE ONLY PN-3 PA- ATTACHMENT# ~ TO INFORMATION RE~RT# ~C~. (~) '~ INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 22101 - 1381190 ONTARIO LTD. _K R O S N _O.~_QU.L E__VA R D GAS DISPENSERS PROPOSED ~PROPANE THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION & SUPPORT SERVICES, JANUARY 18. 2002. ?ICKERING 033 INFORMATION REPORT NO. 07-02 FOR PUBLIC INFORMATION MEETING OF February 21, 2002 IN ACCORDANCE %VITH THE PUBLIC MEEIING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Resolution of Deferral 36 to thc Picketing Official Plan Draft Plan of Subdivision 5P-2(}01-06 Zonin~ Bv-lax~ Amendment Application A 21/01 Alcom & Associates Limited on behalf orE. and E. Taylor Part of Lot 29. Concession 2 (West side of Whites Road. north of Finch Avenue) Gity of Pickerin~ 1.0 PROPERTY LOCATION AND DESCRIPTI()N the subject lands are located on thc xvc>t ~idc of \Vhites Road, north of Finch Avenue betv,'een tile hydro corridor and tile railroad tracks: a property location map is provided for reference t sce Attachment #1); tile property is currently vacant of any buildings or structures: tile majority of tile subject lands are currenth' Ibrcsted: the site's topography is relatively Flat v, irh a slight slope from the northv, est to the southeast; there is a drainage sx;atc that runs through the property fi'om the north to the southeast; surrounding land uses are: north York-Durham se\vet corridor and CPR rail line; south Gatineau Hydro corridor: east one small residential property at the northeast subdivision: west comer of the on thc opposite side of \Vhitcs Road is an open space block and a residential subdivision: vacant land with forest cover. 2.0 APPLICANT'S PROPOSAL Alcom & Associates Limited on behalf of the owner, have submitted an application for approval of a draft plan of subdivision and an application to amend the zoning by-law in order to implement thc proposed draft plan: the applicant is also requesting that tt~c land usc designation l~r the subject lands be established throuoh the resolution o/' Det~Tal Y0 to tine Pickerin~ Official Plan: the applicant's proposed subdivision pi'an ~s proxided tbr reference (see Attachment =2 ): the draft plan proposes thc creation et' one new "t)-Ioop'' shaped municipal streets. extending west lkom Whites Road: the new street is proposed to intersect Whites Road at thc existim,. = intersection of Craighurst Court and Whites Road: half of the subject lands are proposed to remain as open-space: an existing drainage swale, that is to remain, bisects thc subject lands and has resulted in the proposed residential area being set back over 42 metres From Whites Road; the applicant proposes residential lots next to thc hxdro corridor on the south side of the draft plan; a small park is proposed in the southeast comer of thc draft plan; 0 ~q~ 4 Information Report No. 07-02 Page 2 the following chart outlines the proposed development detail: Details' of the Draft Plan Total area of draft plan Area proposed for residential development Open space blocks Park block New road Road widening block Number of single detached dwelling lots Number of semi-detached building lots Number of semi-detached dwelling units Total dwelling units Net residential density 12.5 hectares -- 4.25 hectares -- 6.03 hectares -- 0.07 hectares -- 1.48 hectares -- 0.42 hectares -- 1 -- 74 -- 148 -- 149 -- 35 units per hectare. 3.0 3.1 3.2 3.2.1 3.2.2 OFFICIAL PLAN AND ZONING Durham Regional Official Plan designates the subject lands as Living Area, where development is intended to be predominantly lbr housing purposes: lands in the vicinity of the subject property arc also identified as Open Space Linkagex which recognizes an east-west ecological linkage known as the Rouge-Duffins Corridor; Whites Road is designated as a ~vpe A Arterial Road where it abuts the subject property; the proposal appears to conform to these designations; Pickering Official Plan Deferral 36 in March 1997, the Council adopted Official Plan designation for the subject land was Open Space - Natural Area and Urban Study Area; in August 1997, Council, following receipt of Whites Road North Area Urban Study, adopted modifications 22 and 23 to the Pickering Official Plan affecting these lands; the modifications proposed the establishment of Open Space - Natural Area and Urban Residential Area -Low Density Area on the subject lands; the Toronto and Region Conservation Authority (TRCA) did not support the modifications and requested further detailed information about the subject lands; in September 1997, Regional Council deferred consideration of the land use designation for the subject lands and established Deferral 36; it was understood that through subdivision and rezoning applications and the required supporting reports, the additional information required by TRCA would be submitted in order to resolve the outstanding issues of Deferral 36; Other Policies modification 22 and 23 of the Pickering Official Plan proposes the establishment of Urban Residential Area - Low Density Area and Open Space - Natural Area designations for the subject lands; permissible uses within the Urban Residential Area - Low Density Area designation include residential uses, including both single detached dwellings units and semi-detached dwelling units; the proposal is within the Amberlea Neighbourhood of the Pickering Official Plan; the Plan establishes a maximum density range for the low density residential development designation of up to and including 30 units per net hectare; however, the Amberlea Neighbourhood plan provides some additional policies for the development of the subject lands including the option of residential density of up to 80 units per hectare if the resulting development form demonstrates that the size characteristics and constraints are better addressed; hnfolTnation Report No. 0'7-0: Page 3.3 tine proposed developlnent xx ould pro\ idca net site density of approximately 35 units per hectare (based on the potential 1-!.9 al\veiling units being developed on approximately 4.25 hectares of land i: tile lands that are proposed to be designated O?e~ .5}o(a'c - :x,k~tura/Area represent land that are within and or abut tile Rou~c-Duffins Wildlife Corridor: permissible uses within land designated O?c~ St;~a'e -- Natural Area include conservation, environmental protection, restoration and passive recreation: Schedule II of tile Picketing Official Plan - D'a~,V)ortation Systems designates \Vhites Road Mnere it abuts the draft plan as a T)'?e ,4 Arterial Road; ~]37w .4 Arwria[ Roads are tile higtnest order arterial road that are designed to carry large volumes of traffic at moderate to high speed and have access restrictions: tile proposed new public streets serving thc proposed development would function as Local Road: section 11.13(c) of the Official Plan requires new public roads intersections on Whites Road north of tile Ontario Hvdi-o con'idor is provided to the satisfaction of the Region of Durham: section 11.13(d) of thc Official Plan pro\ides dcxelopment guidelines tbr tine subject lands that encourages 'a development lbrm that takes advantage of the small, isolated pockets of land in clo>e proximity to a Type 'A' arterial road, and minimizes the impact of dexelopment on the area's natural I~aturcs and fkmctions: and. ensure that new roads connecting to WSitcs Road arc ctcsigned in a manner that lninimizes impacts on the area'~ natural I~aturcs and hmctions, and intersects with Whites Road at locations that do not prejudice thc Ik~turc construction of a Whites Road/C.P. rail line overpass: Schedule III of tile Pickcring Official Plan - Rcsourc'c ;tlam~gement designates lands to the noah, west and south of tine subject property as Rouge-Dq/fi~ts Corridor; section 10.17 of the Official Plan clarific~ that thc boundau of the Rouge-DqJfins II'i/dl(/P Corridor coincides with the boLmdarv of thc O?c~z ,S~)acc: - 5atural Areas designation; this section of the plan also requires an Enx ironmental Report to address setbacks, buffers, edge management and stormwater: in accordance with Official Plan policies, an cnxironmental report has been submitted: tile subject applications will be assessed against the policies and provisions of the Picketing Official Plan during the further processing of d~c applications; Zoning By-law 3036. as amended tile subject lands are currently ×oned ":V' t~,ural :\griculture Zone. by Zoning By-law 3036, as amended: the existing zoning perinits a range of a?cultural usc:,, one detached dxvelling, some recreational and conlmunitx institutional usc~, and selected agricultural comnlercial uses; an amendment to the zoning bv-lax~ is required to 'allow tile development of the proposed draft plan oi' subdivision. 4.0 4.1 4.2 RESULTS OFCIRCt'I.ATION See .-Xttachmcnts =3 to --9 ) Resident Comments no resident comments have been received to-al'ate. ~encv Comments Veridian Connections has no objection to the propo>cd development and requests a number of technical requirements if the application is approved (see Attachment ~3); 0 ~ ~ Information Report No. 07-02 Page 4 Canada Post - requests conditions of draft approval be imposed on their behalf regarding the location and installation of a temporary and permanent Community Mailbox, and required sidewalk, boulevard and curb works serving the mailbox (see Attachment #4); Bell Canada - requests conditions of draft approval be imposed on their behalf addressing the location and installation o f underground servicing (see Attachment #5); Enbridge Consumers Gas - requests conditions of draft approval be imposed on their behalf addressing utility distribution plans and the installation of gas lines (see Attachment #6); Durham District School Board - advises that they have no objection to the applications, that approximately 75 elementary students could be generated by the proposed development and these students will be accommodated within existing school facilities (see Attachment #7); Durham Catholic District School Board advises that they have no objection to the applications, that approximately 30 students could be generated by the proposed subdivision, and the development falls within the catchment area of St. Marguerite Bourgeoys Catholic School (see Attachment #8); Toronto and Region Conservation Authority (TRCA) - advises that the proposed development is within a tableland woodlot; TRCA staff promote the protection of the woodlot features as it serves a significant linkage function and appears to provide a significant habitat function; however, since an Environmental Impact Study has been submitted TRCA staff will be reviewing the study prior to providing any detailed comments on the applications (see Attachment #9). 4.3 Staff Comments 4.3.1 Deferral 36 4.3.2 4.3.3 staff are reviewing, along with other agencies, all the technical reports to ensure the information received in conjunction with the applications for approval of draft plan of subdivision and rezoning will provide sufficient clarity to resolve Deferral 36; a decision on deferral 36 must be made by Regional Council prior to any decision by the City of Pickering on the subject development applications becoming final; Council's approved modifications 22 and 23 illustrate a different arrangement of open space and residential area than proposed by the development applications; staff will need to make recommendations to Council on this matter. Environmental Matters significant environmental matters being revie~ved by staff include: · ensuring the integrity of the Rouge-Duffins Wildlife Corridor is not negatively impacted by the proposed development; · reviewing the proposed development to ensure that it will not have a negative impact on the surrounding woodlot or whether any impacts could be appropriately mitigated; reviewing the impacts on the watercourse and the water budget for the area that will result if the development proceeds in it's current configuration; Other Draft Plan and Rezoning Issues in reviewing the application to-date, the following other matters have been identified by staff for further review and consideration: · reviewing the appropriateness of the lot frontage mix and proposed dwelling type mix; Infbrmation Report No. 07-02 Page 5 {'} 3 7 reviev,'ing the proposed subdivision design to determine if the development form qualifies tbr the increased densitx as pernaitted by tine Official Plan: ensuring that the proposed street, lotting patten~ and dv,'elling designs maintain a thigh quality residential streetscape: · ensuring that the proposed development is compatible with, and sensitive to, surrounding lands: · reviewing supporting technical submissions and reports to ensure that adequate mt'on-nation is prox idcd. that technical requirements are met and that the proposed subdivision design docs not impact on the abutting properties; Further issues may be identified following receipt and review of comments fi'om the circulated departments, agencies and public: 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Dcpartn~cnt: oral comments may be made at the Public Inlb~x~ation Meeting: all comments received will be noted and used as input in a Planning Repo~ prepared by the Planning & Developn~cnt Depa~mcnt Ibr a subsequent meeting of Council or a Committee of Council: if you xxish to bc notilScd of ('o[lncil'> decision rc~arding either the proposed plan of subdivision or zoning bx-laxx anaendnqcnt application, you must request such in writing to thc C'itv Clerk: if you wish to rescrx e thc opUolq to cxppcal C/ouncil's decision of the proposed zoning bv-laxv amendment application, or Council's dcciMon on tho draft plan of subdivision, you must provide cotangents to thc City belbre Council adopts any by-law or before the City of Picketing issues it's notice of decision Ibr this proposal. 6.0 OI'HER INFORMATION 6.1 A__M2,pendix I 6.2 list of neighbourhood residents, connnnunitx associations, agencies and City Departments that have commented on the applications at tine time of writing this report; Information Received full scale copies of the Applicant's submitted plan arc available ibr viewing at the offices of the City ofPickerinz Planning & I)cx elopnncnt Depatxment: the City of Pickering is in receipt o/' duc listed repot-ts, which contains technical inlbrmation and recomn~cndations on tho proposed subctivision' · Planning Report Taxlor Propcrt> City of Picketing by Alcorn & Associates Limited. dated October £()01: · Stormwater and Servicino Analyses by Cosburn Patterson Mather Limited, dated October 2001: · Whites Road Propcrt> Pickerin5. Enxironnaental lnq3act .~.ssessnacnt report by ESG inten~ational Inc.. dated October 2()1)1: · Hydrogeologic Study Proposed Tnxlor P. esidelatial Subdix'isioia bv Terraprobe. dated October 10.2(!{tl: - the need for updated intbrmation and or addcndLlins to these reports will be determined through the rex'iex~ of tine applicant's CtnTent proposal: information Report No. 07-02 Page 6 038 6.3 Property Owners the current property owners are Earl and Elizabeth Taylor. Ross Pym, MCIP, RPP~' Principal Planner - Development Review RP/pr Attachments Catherine Rose Manager, Policy Copy: Director, Planning 8,: Development Department APPENDIX I TO INFORMATION REPORT NO. 07-02 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES 1) 2) 3) 4) 5) 7) Yeridian Connections Canada Post Bell Canada Enbridge Consumers Gas Durham District School Board Dm'lmm Catholic District School Board Toronto and Region Conservation Authoritx' COMMENTING CIT5~ DEPARTMENTS (1) Planning & Development Department '!40 ATTACHMENT# I TO INFORMATION REPORT Co~/O0~ SUBJECT PROPERTY O0~\ ~o~-° FINCH SEGUIN SQ. AMOERLEA COGNAC GRACELAND WAN PLACE AVENUE FINCH AVE. PARKSIDE DRIVE ROAD COURT COURT ROAD City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 29, CONCESSION 2 OWNER E. AND E. TAYLOR DATE JAN 23, 2002 DRAWN BY RC ~'"/'~ APPLICATION No. SP-2001-06 SCALE 1:7500 CHECKED BY RP FOR DEPARTMENT USE ONLY PN-11 PA- ATTACHMENT #_~TO '",'I:ORMATION REPORT# )41 INFORMATION COMPILED FROM APPLICANTS' SUBMITTED PLAN SP-2001-06 E. AND E. TAYLOR Residential Subdivlslon Hydro Bectdc n~'ni~s~on Corridor THIS /'JAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING 3. DEVELOPMENT DEPARTMENT, INFORMA-ION & SUPPORT SERVICES, JANUARY 23, 2002. n42 ATTACHMENT# --~ TO INFORMATION REPORT# 0'7 -o'}_ UL,~ _ ~ ZOLll DEVELOP 2'; ',:qTMENT VERIDIAN CONNECTIONS DEVELOPMENT APPLICATION REVIEW PROJECT NAME: Earl and Elizabeth Taylor Lot 29, Concession 2 (Wkitcs Road, north of Finch Avenue) - NO,: S-P-2001-06 Durham Region Ref. No: 66208 SUBMISSION DATE: September 10, 2001 4 10, 11, 12. Electric So--ce is available on the toad allowance(s) touching this property. SerVacing x~511 be from thc'cast side of Whites Road. Individual metering for each trait is requited. The following standard fixed fcc costs will apply (all figures are approximate): Service Cormccfion Fcc $130.00 pet unit The Applicant must make direct application to the Corporation to obtain specific approval of the electrical service arrangements and related work for tls project. The applicant is caufio~acd that ten&ts, corxtract~, or work initiated prior to obtaining specific approval ~ll be subject to change, A Servicing Agreement must bc signed with the Co~oradon in order to obtain scxvicirxg fbr this site, All work from the public road allowance to the service entrance and the rnetenng arrangements must comply with the Corporation's requirements and specifications. Thc Applicant will be reqUaXed to grant to the Corporation a seandard occupation easement, registered on talc. for possible route for primary cable through Block B & D. Prior to energizing any new service, thc Applicant shall apply to the Corporation's Customc~ Cam Department to open at, energy account. Prior to obtaining a building permit, the Applicant shall, by agreement, confirm acceptance of the terms and conditions of providing elecmcal service. Where c~anes or material handling =qnipment or workers must work in proximky to exisang overhead wares, with the capability of contact oI coming within the limits of approach, the developer/builder shall pay all costs for the temporary relocation, burial, or protection of the Wtres, or other action deemed neccssaly by 'Vcridian to pm~ide for worker safety and the security of the electrical uystem, Landscaping, specifically tre~s and shrubs, should be relocated away from thc Corporation's eransformer to ,avoid interference with equipment access. Lop,qided appearance of trees from trimming may result. Will not attend schedtfled City of Picketing DART Meeting for this development. ~0/~0 'd 0[~0 6[9 506 'ON XgJ N~I~IS~A ~ [[:0[ ~g,L !OO~-~O-,LO© ATTACHMENT# ~ TO INFORMATION REPORT# )43 Page 2 V-ERID La2,/CONNECTIONS DEVELOPMF-2qT APPLICATION 13. Veridian Comaecfions has ho obiection to the proposed developmer~t. Please forward a copy of first submission d,Al design so that a prchm, mary design and esamate car. be completed, Technical Representative - Dave BeLl T=lepb. one 427-9fl70 Ext. 5233 PP/df P'.\Word Doosmen~\vt'nd~:~ia\E"g'i~c-"~t~ ~e ComlrucmonlDe'ml.~pm~nt .*,ppfic=e. on II~,w-.e'~',,p~r~nng',200; FE.m-~ -~d 'F.~nct~, Ti~ - Lo! 29, Conc~:u0n ~ Plc~rir,~,d~¢ Rev. Date: November 1, 1999 ~0/~0 'd OISO 8[9 ~06 "~I~ .... ×WJ ;q~i<~;?,',,.,,~ . t,I¢ ~: ~' ,r~_, 3g.L [00;~-g0-,L00 044 ATTACHMENT# L/..TO INFORM,A. TION RE~ORT# 0 -7 -0c,l DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGH ON MIP 5Al (416) 285-5385 (T) (416) 285-7624 (F) December 11, 2001 Mr. N. Carroll Director of Planning City of Picketing 1 The Esplanade Picketing On L1V 6K7 Dear Mr. Carroll, EIE C 1 3 2001 GITY OF PICKERING PICKERING, ONTARIO Application for Approval of a Plan of Subdivision Durham Region File No.: S-P-2001-06 Applicant: Earl and Elizabeth Taylor Lot: 29 Concession: 2 City of Pickering Re/No.: 66213 Thank you for the opportunity to comment on the above noted application. As a condition of draft approval, Canada Post requires that the owner/developer comply with the tbllowing conditions: - The owner/developer agrees to include on all offers of purchase and sale, a statement which advises the prospective purchaser that mail delivery will be from a designated Community Mailbox. - The owner/developer will be responsible for notifying the purchaser of the exact Community Mailbox locations prior to the closing of any home sale. - The owner/developer will consult with Canada Post Corporation to determine suitable locations for the placement of Community Mailbox and to indicate these locations on the appropriate servicing plans. -The owner/developer will provide the following for each Community Mailbox site and include these requirements on the appropriate servicing plans: - An appropriately sized sidewalk section (concrete pad) as per municipal standards, to place the Community Mailboxes on. - Any required walkway across the boulevard, as per municipal standards. ATTACHMENT# ~ TO INFORk~TION REPORT# ~ '7- ~ ]45 DELIVERY PLANNING 1860 MIDLAND AVE 2ND FL. SCARBOROUGHON M1P 5Al (416) 285-5385 (T) (416) 285-7624 (F) -Any required curb depressions ~br wheelcIqair access. The owner/developer further agrees to detemqine and provide a suitable temporary Community Mailbox location(s), which may be utilized by' Canada Post until the curbs, sidewalks and final grading have been completed at the permanent Community Mailbox locations. This will enable Canada Post to provide mail deliveu, to new residence as soon as the homes are occupied. 1 trust that this infbrmation is sufficient, however, should you require further information, please do not hesitate to contact me the above number or mailing address. Sincerely, Debbie Greenwood Delivery Planner a:utildraw.sam C.c. ,<. ATTACHMENT# --J TO INFOR~fiTIR!~ RE~ORT# O 7 - O ~,, Bell Right of Way Floor 5,100 Borough Drive Scarborough, Ontario M 1P 4W2 Tel: (416) 296-6291 1-800-748-6284 Fax: (416) 296-0520 OCT 1 8 Z001 CITY OF PICKERINI PICKERING, ONTARIO October 12, 2001 Town of Pickering Planning Department 1 The Esplande, Pickering, Ontario L1V 6K7 Attention: N. Carroll RE: Draft Plan of Subdivision Whites and Finch Earl and Elizabeth Taylor File No: S-P-2001-06 Town of Pickering Thank you for your letter of September 10, 2001 concerning the above proposed Draft Plan of Subdivision. Would you please ensure that the following paragraphs are/have been included as conditions of Draft Plan Approval: - The Owner shall be requested to enter into an agreement (Letter of Understanding) with Bell Canada complying with any underground servicing conditions imposed by the municipality, and if no such conditions are imposed, the owner shall advise the municipality of the .... · ' ..... * made for such set;icing. If there are any conflicts with existing Bell Canada facilities or easements, the Owner/Developer shall be responsible for re-arrangements or relocation. If you have any questions, please contact: Sushannah Spataro at (416) 296-6599. Yours truly, ng Manager - Right of Way ATTACHMENT # ~._,~_TO INFOR~ATIOy RE~ORT# n47 500 Elgin Mills Road East Richmond Hill Ontario L4C 501 2001-09-24 RECEIVED 0C7 1 2001 CITY OF PIC.KERING D /~ ~L~%r',,%G AND EL =LOPME%T EEPARTMENT EIVBRIDGE Consumers Gas MR N CARROLL DIRECTOR OF PLANNING CITY OF PICKERING -MUNICIPAL BLDG 1 THE ESPLANADE PICKERING ON L1V 6K7 Dear Sirs Re: APPLICATION FOR APPROVAL OF A PLAN OF SUBDIVISION DURHAM FILE NO. S-P-201-06 EARL & ELIZABETH TAYLOR REF. NO. 66200 It is requested that the following conditions be included in the subdivision agreement. The owner is to co-ordinate the preparation of an overall utility distribution plan to the satisfaction of all effected authorities. Streets are to be constructed in accordance with the municipal standards. The owner shall grade all streets to final elevation prior to the installation of the gas lines, and provide the necessary field survey information required for the installation of the gas lines, all to the satisfaction of Enbridge Consumers Gas. All of the natural gas distribution system will be installed within the proposed road allowances therefore easements will not be required. H. Wilcox Planning Supervisor (905) 883-2613 HW/swc ATTACHMENT# ~ , TO THE DURHAM DISTRICT SCHOOL BOARD Facilities Services 400 Taunton Road East Whitby, Ontario L1R 2K6 hone: (905) 666-5500 1-800-265-3968 Fax: (905) 666-6439 September 19, 2001 The Regional Municipality of Durham Planning Department 1615 Dundas Street East 4th Floor, Lang Tower West Building, Box 623 Wbitby, Ontario LIN 6A3 Attention: Richard Szarek Dear Mr. Szarek, RE: Application for Approval of Plan of Subdivision S-P-2001-(}6 Earl and Elizabeth Taylor Lot 29, Concession II City of Pickering Ref. No.: 66205 ~ Staffhas reviewed the information on the above noted application and has the following comments... 1. Approximately 75 elementary pupils could be generated by the above noted application. 2. It is intended that any pupils generated by the above noted plan of subdivision, be accommodated within an existing school facility. 3. Under the mandate of the Durham District School Board, staff has no objections. Yours truly, Christine Nancekivell, Planner cc: 3&'. N. Carroll, Director of Planning, City of Pickerin,, CN: em I:\PROPLAN\DATA\PLNG\S U B\SP2001-06 ATTACHMENT # ~_~..iTO INFO~'U,'~T!;,~,, PEr~ORTfl.~ THE DURHAM CATHOLIC DISTRICT SCHOOL BOARD October 15, 2001 Richard Szarek Current Operations Branch Planning Department The Regional Municipality of Durham 1615 Dundas St. E., Box 623 4~ Floor Lang Tower, West Building Whitby, ON L1N 6A3 Dear Mr. Szarek: RE: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION S-P-2001-06 EARL AND ELIZABETH TAYLOR LOT 29, CONCESSION 2 CITY OF PICKERING REF. NO,: 66206 At the Regular Board Meeting of October 10, 2001 the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the Regional Municipality of Durham and the City of Pickering that the Board has no objection to Plan of Subdivision S-P-2001-06." The subject lands affected by this Plan of Subdivision fall within the catchment area of St. Marguerite Bourgeoys Catholic Elementary School, located at 1765 Meadowview Avenue in Pickering. The projected student yield from t~is development is 30 students. Sincerely yours, Controller of Planning and Admissions cc: v/Nell Carroll, Director of Planning, City of Pickenng GON:SMR:smr ATTACHMENT# ~ TO October 2, 2001 Mr. Richard Szarek Planning Department The Regional Municipality of Durham 1615 Dundas Street East 4th Floor Lang Tower, West Building P.O. Box 623 Whitby, Ontario L1N 6A3 CFN 32577 Dear Mr. Szarek: Re: Application for Approval of Plan of Subdivision S-P-2001-06 Lot 29, Concession 2 City of Pickering (Earl & Elizabeth Taylor) We acknowledge receipt of the above application and drawing No. 32 - DP9 dated August 22, 2001 prepared by Alcorn and Associates. We also acknowledge receipt of an Environmental Impact Assessment prepared by ESG International provided by the applicant. The proposal is to allow for a 75 lot subdivision within a tableland woodlot. The woodlot is part of the Rouge Duffins Corridor and is designated as Open Space within the Morningside Heights Official Plan. Staff promote the protection of the woodlot feature as it serves a significant linkage function and appears to provide a significant habitat function. However given the applicant's submission of an Environmental Impact Study, prior to providing detailed comments, we request additional time to review the provided document. A meeting with TRCA staff has also been requested to discuss the above proposal. Therefore staff withhold providing further comments on the application until we have had an opportunity to review the ElS and further discuss the proposed with the applicant. Please contact the undersigned if you have any questions. Yours truly, Plans Analyst Development Services Section Ext. 5306 RW/gc cc: Nell Carroll, Planning Department, City of Pickering F:\PRS\CORRESP\PICKERIN\CFN32577.WPD Rivers · BiodiversiW. and Gre~n~pace , Ed~.¢c'at]oz~ r~o;' ........... .~;~'~t;~4',.*,;~¢*_.,~._ ¢.~:~¢~g"": 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www. trca.on.ca PICKERING INFORMATION REPORT NO. 04-02 FOR PUBLIC INFOILMATION MEETING OF February 21, 2002 IN ACCORDANCE %'ITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Regional Official Plan Amendment Application ePA 01-008/D Picketing Official Plan Amendment Applicaiion ePA 01-005/P Zoning Bv-law Amendment Application A 25 01 First Simcha Shopping Centres Limited (Metro East Trade Ccntre~ Part of Lot IS. Concession l Cji) o~' Picketing 1.0 2.0 3.0 PROPERTS' LOCATION ANI) DESCRIPTION the METC property including tile Wal-Nlart store is approximately 19.6 hectares in area, and is located at the north-cast comer of Brock Road and Picketing Parkway (see location map Auachment =1): tine METC building is used as a weekend fica market and occasionally tbr specialized short-tenn sales and trade shoxvs: uses surrounding the NIETC propert> arc: lox~-medium density residential development to tine east: thc Home & Leisure Centre aild the new Canadian Tire store on thc south side of Picketing Parkway: medium density residential development on the west side of Brock Road: and a service station and Brockington Plaza to the no~h. APPLICANT'S PROPOSAI~ First Simcha Shopping Centres Limited. ov,'ners of tl~e _XIETC/Wal-Mart property, is proposing to amend the Picketing Official Plan and zoning bvlaxv by: redesignating the METC ;Val-Nlan propert) and su~ounding lands including Canadian Tire and thc Picketing ttomc ~M Leisuzre Centre Ikom Regional Node 2 to 5~)ecial Puunose ('ommercz~d: deleting the trade centre and hi?~ density residential uses that are cu~ently pe~issible on the METC Wal-Mart property and su~ounding lands, from the new Special Purest Commercial designation: adding the new Special Pu~ose Conamercial designation and related policies to the :~ixed Use Are'cz section of tho Picketing Official Plan: ,oo o, = leasable ~2oor area ITem o 1,000 square . increasing the maximum a==re=atc gross ' metres to 49.0~){~ square metres for the XIETC Wal-Nlan property: and amending thc zoning }w-law tbr the NIETC XVal-Nlart property to implement the proposed changes to ttne Official Plan; a copy of the conceptual site plan is provided for retkrence (see Concept Plan - Attac hm ent ~2); a copy of the proposed amendment to the Picketing Official Plan is included as Appendix i; BACKGROUND in September. 1997. tile Region of Durham approved the Picketing Official Plan, which designated tine trade centre and surrounding lands as R.c,gio~zcz/YTode 2; within the Regional Node 2 policies, the Region deI'c~Ted (Deferral 4) the approval of major retailers, supemaarkcts, department stores, and residential uses as permissible uses; 0 ,~ 2 Information Report No. 04-02 Page 2 3.0 3.1 3.2 in June, 1998, the Region resolved Deferral 4 by approving the following permissible uses within the Node: · trade centre and hotels; · special purpose commercial uses such as: large format retailers (including large format food stores and large format discount department stores); retail warehouses; membership clubs; themes and/or speciality retailers; automotive uses; and ancillary retailing of other goods and services including restaurants; · limited offices; · community, cultural and recreational uses; and · limited residential development at higher densities as an integral part of an overall development scheme; this decision of the Region was appealed to the Ontario Municipal Board; in June, 1999, the Ontario Municipal Board further modified and approved Deferral 4 by approving the permissible uses approved by the Region and by adding floorspace and units size restrictions, as well as a definition of"large format discount department store". OFFICIAL PLAN AND ZONING Durham Regional Official Plan - the Durham Regional Official Plan designates the METC property and surrounding lands as Regiona/Node 'a '; Regional nodes are to be developed in a manner that will attract compatible uses, provide necessary transportation facilities, and incorporate high quality designs and visual standards; - Node 'a' is to be developed for specialized uses such as trade centres and ancillary facilities such as a hotel and complementary uses, including select special purpose commercial uses, industrial uses, offices, research and data processing centres, and limited residential development at higher densities; - Brock Road is designated as a Type A Arterial Road and as a Transit Spine in the Regional Official Plan; - an application to amend the Regional Official Plan to redesignate the METC property and surrounding lands, from Regional Node 'a' to a Living Area designation, to permit the redevelopment of the property for large format and special purpose commercial uses has been submitted; Pickering Official Plan - Schedule I of the Pickering Official Plan - Land Use Structure designates the METC property and surrounding lands as Regional Node 2; it is intended as a trade centre and specialty retailing node serving a broad regional market; major retail uses may also be permitted in a manner that is complementary to the Downtown Core; residential uses may also be permitted; - Policy 3.7 (c) of the Official Plan specifies that prior to zoning for significant retail floor space, a retail impact study is required justifying to the City's satisfaction, in consultation with the Region of Durham, that the addition of such floor space will not adversely affect the planned function of the Downtown Core, the Community Nodes, or other Main Central Areas in other municipalities of the Region; Brock Road is designated as a T~vpe A Arterial Road and Transit Spine in the Pickering Official Plan: such a designation indicates that the road is designed to accommodate large volumes of traffic at moderate to high speeds over relatively long distances, and that a higher level of transit service is expected to be offered along Brock Road; a portion of the property is also within the Flood Plan Special Policy Area of Schedule HI - Resource Management of the Official Plan, this designation permits development provided appropriate flood protection measures are instituted; Information Report No. 04-02 Page 3 0 5 3 3.3 3.4 4.0 4.1 4.2 4.3 4.3.1 the subject property is situated within tile Viltagc East Ncighbourhood which includes Council-adopted development guidelines for Regional Node 2; such guidelines are intended to guide the development or redevelopment of lands within the Node; Policy 11.2 o£ the Official Plan indicates ttnat Council shall ensure that any development proposal complies with the adopted guidelines: the applicant has submitted an application to amend the Pickering Official Plan to delete the trade center usc and redevelop thc NIETC property with large tbmmt and special purpose commercial uses, containin~ a maxinaum aggregate gross leasable floor area of 49,000 square metres (see Appendix I): Compendium Document as noted above, the subject lands ~'all within a Detailed Review Area tbr which Council has adopted the Re~giom~/.V(;dc ' Dove/et, acm Guidelines; thc Guidelines provide direction on conamunitv design o~jectives relating to building location and orientation, l~nestration, massing, aesthetics, and exterior amenities; there are detailed dcsion clcnqcnts ibr all oI'the lands north of Pickerin~ Parkxvav such as vicxv comdors, primary drixing aisles, access points, build-to zones, bounda~' al'ca, special design requirements, and ortner dot:died design interests: thc applicant has indicated that thc [0reposed rcdcx clopmcnt of the METe lands xxiI1 bc consistent with the Guidelines: ZoIliIl~o By-law Zoning By-law 3036, as amended by Bx-laxx 5522 99, zones the subject lands "TC/(H-2)SPC"- Trade Centre Special Purpose Commercial, which permits trade centre, office, large lbrmat and special p~rposc commercial uses; an amendment to the zoning bx-lax~ i> required to implement the applicant's proposal to delete the trade centre as a permitted usc, increase thc maximum aggregate floor area tbr all uses from 40.(~0{) square moires re 49.23- square metres; and reduce the minimum floor area Ibr a tbod store fi'om 0.{,~)~ square metres to 4.515 square metres: other minor changes including parking standards and relief I?ona building locations are requested. RESULTS OF CIRCULATION Resident Comments no written resident comments }aax'e been received to date' however, several telephone calls have been received expressing concerns x~itln ctlrrcnt operational/maintenance matters with the METC property. A.:_~oe n c v Comments Durham District School Board has no objections to the proposal (see Attachment #3); Veridian Connections advises that the applicant must obtain specific approval of the new electrical se~'ice arrangement that v, iI1 be required (sec .-\ttachnaent Staff Comments Pro_Dosed Regional Plan .Amendment staff must review the purpose and intent of Regional Nodes in tiao Regional Official Plan and make a reconnmendation to tlno le. ogion tis to x~hetbcr the proposed Living Area designation for Regional Nods 'a' is appropriate to implement the applicant's proposal: preliminary review rinds that although large Ibrmat and special purpose commercial uses are generally intended to serve specialized needs, tine market area is not always regional in nature: Information Report No. 04-02 Page 4 4.3.2 in contrast, a Regional Living Area designation can permit, through a Special Purpose Commercial designation in the local Official Plan, other specialized retailing opportunities serving occasional needs and requiring larger parcels of land; depending on the final outcome of the regional and local plan changes; Pickering may be recommending site specific provisions in the Regional Official Plan to address development of the former Regional Node 2 lands in their entirety or specifically for the METC lands; Proposed Picketing Plan Amendment staff is reviewing the required planning analysis submitted by the applicant that provides the rationale for the proposed amendment; as well, several sub-issues have been identified for review as follows; (a) proposed deletion of the trade centre use previous planning approvals had shifted focus of Regional Node 2 from primarily Trade Centre function with ancillary special purpose commercial uses to primarily large format and special purpose commercial uses; the METC, even when operating at it original full size, failed to capture a strong trade show business; the current by-law requires retention of the METC floor area, but the trade centre is primarily used on weekends for a flea market and the occasional specialized short term sale or trade show; elimination of the METC building will displace the flea market business; the applicant's submitted planning analysis indicates that the METC is not performing as intended, and concludes it is therefore appropriate to consider a more efficient use of this portion of the property for other uses; First Simcha is proposing to replace the METC floor area with new large format retail uses; although the METC may close in its present location, staff needs to assess whether other opportunities can be provided elsewhere in the Node 2 lands that could provide a similar function, prior to determing the appropriateness of deleting the trade centre use; (b) proposed increase in floor area for large format and special purpose commercial uses during the 1999 approvals for the METC lands, certain minimum unit and floor area requirements were established; the current proposal represents an increase of 18,792 square metres over the amount of large format and special purpose commercial floor area permitted under current the official plan and zoning floor area restrictions; the applicant's submitted market study concludes that there is market support for the proposed additional floor area and that it should be absorbed in the market in a reasonable period of time without an undue risk of market impact on existing and planned retail centres; the City, in consultation with the Region, is retaining a consultant to peer review the market study; with the exception of the minimum size for the food store use, the proposal is not changing any of the other per unit minimum floor space sizes; (c) proposed reduction in required minimum floor area of the large format food store previous planning approvals for the METC property concluded that the minimum floor area for a large format food store should be 6,000 square metres; the minimum floor area requirement for the food store was based on the market study submitted with the 1998 applications, the peer review of that market study, and analysis undertaken of the work by the Region of Durham relating to Amendment 28 to the Regional Official Plan that dealt with retail warehousing; hdbrmation Report No. 04-02 Page 5 {} ~ 5 4.3.3 tile applicant's market study submitted in conjunction with this current application concludes that despite tile reduced minimum floor area for the proposed food store, tile tbod store will surpass the draw of smaller and more common 'neighbourhood servicing' supern~arkcts that are lbund throughout Pickerinw as indicated above, a peer reviexx of thc mar'ket studx is being undertaken with an emphasis on the review of tbod groceu store component; results from tine peer review are anticipated in :\pril: further reviev, by staff is required to determine wilethcr a reduction of the minimuna floor area Ibr a food store floor area maintains tile purpose and intent of large l-brmat and special purpose comnaercial area. or xx bother it is appropriate to allow an exception tbr tile reduced ~]oor area Ibod store: (d) proposed elimination of the opportunity for high density residential use throu-h= thc 190- approval tbr the Pickerinc~ Official Plan and subsequent dcvelopmcm application. Ocntra Canada Inxestment Inc.. received approval for high density development as part of a co-or'dinatcd development concept; subsequently, in 1998. GCllti-a C:tllacia sold the METe property to First Simcha Shopping Centre Inc.: throuoh= carel~l desi-n~ = . high ctensitx residential can be coordinated with large fbrmat and special puli>ese cointncrcial [1505: }aoxx ever preliminary review of the submitted concept plan shoxx no protection of land Ibr such pu~oscs: nevertheless, other landox~ nors max choo~c to take advanta,,c= of this permission: Further. thc special pk~rpo~c designation under the Regional Official Plan des not typically permit residential uses despite ir> "parent*' Living Area designation: the appropriateness of deleting thc permission Ibr residential use from the Official Plan requires further rcvicxv: (e) proposed content and Ibrm ofdrat't annendn~cnt consideration must be ~ivcn to tt~c un~quc naix of uses requested, and how they can be permitted if recommended rbr approv'al under the tkamework of both the Regional and local ot2gciaI plans: preliminary review ~ndicatcs an inconsistencx bctx~ccn the applicant's proposals to amend thc Regional Official Plan to hix/nz .&rea while amending the Pickering Official Plan to special puu>osc commercial under the Mixed Used Areas section of the Picketing Official Plan: the Mixed Use Areas designation in the Picketing Official Plan co~esponds to the Central Area framework of the Regional OIEcial Plan; accordingly, staffmust determine xvhetlncr ~t is appropriate to include the Special Pupose Commercial designation in thc Nlixcd Usc Area section of the Picketing Official Plan as suggested by tiao applicant, or create a new section in the Official Plan to address special puU>ose comnaercial, or possibly to inco~orate it under the residential section of thc Planz depending on the approach, tcctqnical rex/sic)ns w/Il bo required to the lbrm of the amendment to implement the new designation: Regional Node 2 Development Guidelines the METC properU and sun'ounding land5 'arc currently goxerned by the Regional Node 2 Development Guidelines: site plan approval was granted for earlier coI!strt_lotion of tile \Val-Nlart store and partial demolition of trade centre buildin5 ora the basis of a "comprehensive design/concept plan": this design concept plan conaplied with t}'~e Development Guidelines; tile applicant has submitted a preliminary site plan Ibr tI~e entire property, as proposed to be redeveloped by tile current application t sec ..',,ttactlnqent =2 t: Information Report No. 04-02 Page 6 preliminary review suggests several key structural elements of the design/concept plan (including traffic aisles, pedestrian connections, and landscaped areas) are no longer being complied with; therefore additional review' of these discrepancies is required to ascertain whether additonal zoning or new guidelines are required to address concerns, or whether these matters can be dealt with at the site plan approval stage; further, if the broader area is redesignated as requested from Regional Node 2 to a new designation, staff will have to process technical amendments to change the name of the Guidelines and references thereto; 4.3.4 4.3.5 4.3.6 4.3.7 5.0 5.1 Zoning based on the final recommended land use provisions, further review of the requested zoning changes will be undertaken; staff will also need to determine whether any conditions of approvals are required prior to for~varding the implementing zoning bylaw: in addition, the need for any additional zoning provisions to be added to control development of these lands will be assessed; Regional Official Plan Review (Commercial Policy Review) - the Region of Durham is currently undertaking a review of the commercial policies of its official Plan; - Regional staff is in the process of retaining a retail consultant to assist in this review; - the City will consider any available results from the commercial review in completing our review of this proposal; Transportation/Traffic Impacts the applicant has submitted a traffic study describing thc changes in traffic anticipated by the proposed redevelopment, impacts on level of service of existing intersections, and recommended improvements are proposed; the study concludes that the proposed development can be supported by the current transportation network, with the recommended modifications to the road network; City and Regional staff are reviewing the traffic study; as part of the site plan review process, the City will be requesting an "on-site system control analysis"; current areas of concern include the internal intersection to Wal-Mart just north of the Pickering Parkway signal opposite Canadian Tire, and deletion of any main aisles or pedestrian connections in previously approved site plans; Technical Matters a stormwater management report addressing on site management controls during and post construction will be required at the site plan stage; the stormwater report will also have to address the need for any special grading to address flood plain issues; revised site plan approval will be required; PROCEDURAL INFORMATION Official Plan Amendment Approval Authority the Region of Durham may exempt certain local official plan amendments from Regional approval if such applications are determined to be locally significant, and do not exhibit matters of Regional and / or Provincial interest; since this proposal also requires a Regional Official Plan Amendment, the local official plan amendment is NOT exempt from Regional approval; Information Report No. 04-02 Page 5.2 General 6.0 6.1 6.2 0.3 written comments regarding this proposal should bc directed to the Planning & Development Department: oral comments may be made at the Public inllonnation Nleeting: all comments receixed will be noted and clscd as input in a Planning Report prepared by the Planning & Development Department Ibr a subsequent meeting of Council or a Committee of Council: it' you wish to reserve the option to appeal ('ouncil's decision, you must provide comments to the City belbrc Council adopts any official plan amendment or zoning by-law for this proposal: il' you wish to be notified of the decision of the Re.sion of Durham with respect to the proposed amendment to tiao official plan. xou must make a written request to the Commissioner off Planning, Region el'Durham Planning Department if you wish to be notified of the adoption off an oi'I~cial plan amendment or the passing ora zoning by-lax~, you ~27L~st make a written rcctucst to thc C'itx' Clerk. OTHER INFOR.~IATI()N A_9_pendix I copy of the proposed Pickerin~ OFficial Plan Appendix II those whose cotangent on thc proposed x~cre received at time oI'writing are listed; Information Received the City of Pickerin~,= has rcccix ecl the l'olloxvin~ technical information/reports on the proposed applications: a "Planning Report" dated October 2001, prepared by Am'~strong Goldberg Hunter; a "Metro East Trade Centre Traffic Studx" dated October 2001, prepared by iTRAN$ Consuhing inc. a "Retail Market OpportunitN ~_k Impact Studx" dated December 2001, prepared by the Climans Group hie.; and full-scale copies of the applicant's submitted site plan: all of the above intbnnation is available for viewing at the City of' Pickering Planning & Development Department: the applicant has xvithdravcn their original request to delete policy 3.7(v) of the Official Plan restricting the occupancy off thc Ibod store on the property prior to June 11, 2003. Grant McGregor, MCIP, RPP Principal Planner- Policy O.Xl ChRsm Attachments ('atherine Rose Nlanagcr. Policy Cop>': Director, Planning & Development f 58 APPENDIX I TO INFORMATION REPORT NO. 0 Purpose: Location: Basis: THE CORPORATION OF THE CITY OF PICKERING OFFICIAL PLAN AMENDMENT NO. DRAFT The purpose of the Amendment to the City of Pickering Official Plan is as follows: To redesignate the lands outlined on Schedule 'A' of this Amendment from "Regional Node 2" to "Special Purpose Commercial"; To amend the maximum aggregate gross leasable floor area for all permitted Special Purpose Commercial uses from 31,000 square metres to 49,237 square metres; Deleting the trade centre and residential uses as permissible uses in the Special Purpose Commercial area; and By adding a Special Purpose Commercial designation and related policies to the "Mixed Use Areas" section of the Pickering Official Plan. The Amendment Area includes three (3) sites extending along the east side of Brock Road from Highway 401 in the south to the northern limit of the Metro East Trade Centre property, as shown on Schedule 'A' of this Amendment. The Amendment Area is currently occupied with the Pickering Home and Leisure Centre, a Canadian Tire Store, a Wal- Mart Store and the recently reduced Metro East Trade Centre building. Approvals were granted to the Metro East Trade Centre site in 1999 to permit a variety of retail and service commercial uses, including Special Purpose Commercial uses. Various aggregate and commercial unit floor space restrictions were also approved. The current owner of the Metro East Trade Centre site wishes to remove the Trade Centre building and function, and in its place, construct the whole site with a variety of retail and service commercial uses at a density common for DRAFT The Amendment: Page 2 n59 this form of land use. Absent the Trade Centre function, there remains little if any planning justification for the Regional Node designation in either the Region of Durham or the City of Picketing Official Plans. Therefore the owner of the Metro East Trade Centre site has applied to both the Region and the City to amend their respective Official Plans by removing the Regional Node designation for this area and applying the Special Purpose Commercial designation and policies to better reflect the existing and proposed use for the Amendment Area. Schedule Amendments Schedule '1' is amended by deleting the "Regional Node 2" designation in it entirety and replacing it with a "Special Purpose Commercial' designation, as shown in Schedule 'A' of this Amendment, attached hereto. Text Amendments The "Regional Node" paragraphs preceding Section 3.7 are amended as follows: 2.1 With the exception of the first sentence, the first paragraph is deleted in its entirety. 2.2 The third paragraph is deleted in its entirety. Section 3.7 (b)is amended by deleting the words "or Regional Node 2" after the words "Regional Node 1" 4. Delete Section 3.7 (c) and (d) in their entirety. Delete in its entirety from Table 7, the Regional Node Subcategory "Regional Node 2" and its related Permissible Uses. Add the foliowing sentence to the end of the second paragraph in the "Mixed Use Areas" Section: "A Special Purpose Commercial" Area, in accordance with Section 10.3.2 (c) of the Durham Region Official Plan is provided to provide for retail uses, which are complementary to the Downtown Core," DRAFT 10. Page 3 Table 4 is amended by adding the following to the "Regional Plan Categorization" column: "Section 10.3.2 (c) relating to Special Purpose Commercial uses" Table 4 is amended by adding the following to the right of Amendment 7 referred to above, under the "Pickering Plan Designation" column: "Special Purpose Commercial areas" In the paragraph following Table 4, delete the word "and" after the words "Mixed Corridors," and add the words "and Special Purpose Commercial Area" after the words "Downtown Core". Add the following as Section 3.6 (g), after Section 3.6 (f): "(g) within the Special Purpose Commercial area, (i) prior to zoning for significant retail floor space, shall require the submission of a retail impact study justifying, to the City's satisfaction, in consultation with the Region of Durham, that the addition of such floor space will not adversely affect the planned function of the Downtown Core, the Community Nodes, and nearby Main Central Areas in other municipalities in the Region; (ii) for lands north of Pickering Parkway, shall establish a minimum gross leasable floor area of 500 square metres for any permitted individual retail unit, except that up to an aggregate of 1,400 square metres of gross leasable floor Page 4 DRAFT area may be devoted for any permitted individual retail unit of less than 500 square metres of gross leasable floor area, but not less than 300 square metres of gross leasable floor area; (iii) for lands north of Pickering Parkway, shall establish a maximum aggregate gross leasable floor area of 49,000 square metres for Special Purpose Commercial uses permitted by Table 5; (iv) shall not permit an enclosed shopping centre of pedestrian mall; (v) shall not permit occupancy of any type of food store with a gross leasable floor area greater than 700 square metres prior to June 11, 2003: and (d) for the purposes of Table 5, shall define "large format discount stores" to include a discount department store as defined by Statistics Canada. such as but not limited to Zelters and Wal-Mart, engaged in general merchandising of a wide range of commodities and services which may include but is not limited to apparel, hardware and household goods, garden supplies, automotive supplies, leisure, pet and drugs items and toys, but shall not include a major department store as defined by Statistics Canada, such as but not limited to Eatons, Sears and The Bay." 11. Table 5 is amended by adding after the Downtown Core column, the following: "Special Purpose hotels; Commercial 061 6 2 age 5 DRAFT Special Purpose Commercial uses such as: large format retailers (including large format discount stores); food stores; retail warehouses; membership clubs; theme and/or specialty retailers; automotive uses; and, ancillary retailing of other goods and services including restaurants; Limited offices; Community, cultural recreational uses." and Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. D R/~ FT SCHEDULE 'A' TO AMENDMENT NO. TO THE PICKERING OFFICIAL PLAN APPENDIX II TO INFORMATION REPORT NO. 04-02 COMMENTING RESIDENTS AND LANDO~VNERS (1) None received to date COMMENTING AGENCIES (1) (2) The Durham District School Board Veridan Connections COMMENTING CITY DEPARTMENTS (1) Planning & Development ATTACHMENT# / TO INFORMATION REPORT #~ n,65 FINCH AVENUE FINCH AVENUE DR~VE O >- GL~'A CIRCLE DICKERING PARKWAY COURT L BAYLY PLUMMER STREET STREET City of Pickering BAYLY STREET Planning & Development Department LANDS SUBJECT TO OFFICIAL PLAN AMENDMENT OPA 01-005/P LANDS SUBJECT TO ZONING BY-LAW AMENDMENT A 25/01 DATE FEB. 12, 2002 a66 ATTACHMENT# ~ TO INFORMATION REPORT# THE DURHAM DISTRICT SCHOOL BOARD F aciii?es Services Jau,~tcn .Road East V.,'i~tbv, C)ntar~o L~R 2K~ ~tepi~onc. 1o051 oo6-5500 ~ -800-265-3968 Fax (905.i 666-6439 ATTACHMENT # ~..~_.TO INFORMATION REPORT#~ February 5. 2002 The Corporation of the City of Picketing Planning Department Picketing Civic Complex ()ne The Esplanade Pickering. Ontario LIV 6K7 Attn. Mr. Grant McGreoor Dear Mr. lXlc(Jregor. RE: Regional Official Plan Amendment Application OPA 01-008/D Picketing Official Plan Amendment Application OPA 01-005/P Zoning Bv-la~v Amendment Applications A 25/01 First Simcha Shopping Centres Limited Part of Lot 18, Concessions 1 (Metro East Trade Centre) City of Picketing Staff' have reviev,'ed the information on the above noted and. under the mandate of the l)urham District School Board. have no ob cctions. Yours truly. Christine Nancekivell, Planner I ;PLNG'OPA/ROPA I)I-008D Pickcrmg FEB-O?-2002 THU 03:i3 PR VER I D I RN FRX NO, ATTACHMENT# ~ ,,TO INFORMATION REPORT# dc/`- ~'~ - 905 619 0210 VERI:DIAN CONNECTIONS DEVEL :[I,PMENT APPLICATION REVIEW PROJECT 'NAME; First San, ha Shopping Centres Ltd. ADDRESS/PLA.N: Metro Ea.;l: Trade Cent*e - Part of Lot 18, Concession 1 MUNICIPALITY: Picketing REF- NO.: zoning By4aw Ame:~:Lment SUBMISSION DATE: January 30. 2002 Application A 25/01 03/O3 Other: Vericfian Cormecfions has no c >:items with flxe zmfing ~nendment of this properS. The applicant must make d:.~,mt application to the corporation to obtain specific approval of thc nt-w electrical service arrangeme~ m~ that will be required a~ a result of this zoning amendment. Techn/cal Representative: Don Barnett Telephone 427-9870 Ext. 3253