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HomeMy WebLinkAboutPD 26-03 Ciú¡ o~ REPORT TO PLANNING COMMITTEE Report Number: PD 26-03 Date: June 6, 2003 From: Neil Carroll . Director, Planning & Development Subject: Zoning By-law Amendment Application A 3/03 Emix Holding Limited 1101 Kingston Road Part of Lot 24, Concession 1 (40R-12678, Parts 6 to 9) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 3/03, be APPROVED as set out in the draft by-law attached as Appendix I to Report No. 26-03, to amend the zoning of the lands to allow for a building to be constructed outside of the 'Build-to-Zone' and provide a revised parking ratio, submitted by Dineen Construction Limited, on behalf of the owner, Emix Holding Limited, on lands being Part of Lot 24, Concession 1 (40R-12678, Parts 6 to 9), City of Pickering. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 3/03, as set out in Appendix I to Report Number PD 26-03 be FORWARDED to City Council for enactment. 3. That Council direct staff to obtain a financial contribution toward future road construction within or adjacent to the subject property through the Site Plan Approval process. Executive Summary: The applicant requests a change to the zoning by-law to permit a proposed office building to be constructed outside of the 'build-to-zone' established in the existing by-law, and to revise the parking requirements for the development. The property is located east of the Smitty's Furniture Mall, west of TNT Trucking (formerly Schindler Elevator), south of Kingston Road and north of Highway 401 (see Location Map, Attachment #1). The applicant is proposing a three-storey commercial office building of approximately 4800 square metres of gross leasable floor area (see Attachment #2 - Applicant's Proposed Plan). For marketing reasons, they wish to site the building close to Highway 401 and are consequently unable to comply with existing zoning provisions which require the building to be sited within a specific 'build-to-zone', close to an internal street corner (see Attachment #3 - Build-to-Zones). Report PO 26-03 Date: June 6, 2003 Subject: Emix Holding Limited (A 3/03) Page 2 Staff support this amendment, as suitable corner treatment can be achieved through alternative measures in the site plan approval process, including a landscape feature area constructed within the corner 'build-to-zone'. Parking requirements suitable for the proposed development can be achieved through the sharing of spaces on the adjacent property to the west (Smitty's. Furniture Mall). Further, to support future road construction initiatives in compliance with the Council approved Town Centre West Guidelines, it is recommended that a financial contribution be required for this purpose from the developer. It is recommended that the application be approved, that the draft by-law be forwarded to Council for enactment, and that the applicant be required to provide a financial contribution toward future road construction within the Town Centre West Neighbourhood through the Site Plan Approval process. Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Background: 1.0 Comments Received 1.1 At March 20, 2003 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #4 and #5) Counsel of Adjacent Landowner application controlling development would like to be part of the process no communication with Emix Ltd. Aaent of Applicant requesting relief from specific conditions; being parking and 'build-to-zone'; requires better exposure to 401 1.2 Agencies: Durham Region Planning Department - application conforms with Regional Official Plan; no provincial interests (see Attachment #6); Toronto & Region Conservation Authority - no concerns (see Attachment #7); Ministry of Transportation - no objection in principle, but would require Ministry permits to develop within 46 metres of Ministry property (see Attachment #8); Report PD 26-03 Date: June 6, 2003 Subject: Emix Holding Limited (A 3/03) Page 3 1.3 City Departments: Economic Development - supports the application, good visibility from 401 and must ensure treatment for the future planned internal road (see Attachment #9); 2.0 Discussion 2.1 Future Road Construction to be partially secured through financial contribution from the landowner: The internal road network planned for the Town Centre West Neighbourhood is an integral component of development in this area and is necessary to adequately serve the needs of future residents and businesses. The system will provide internal linkage between various access points around the perimeter of the Town Centre West neighbourhood. The City of Pickering, through a previously executed agreement with Emix Holdings, has until June 2015 to acquire specific lands within and adjacent to the Emix lands for future road purposes (as shown on Attachments #10 and #11 - Roads A & E). Construction of portions of Roads A & E concurrent with this proposed commercial/office development, (as shown on Attachments #10 and #11) would: . initiate the implementation of the road pattern within the TCW Guidelines; . contribute to the alleviation of existing congestion at the Dixie Road intersection (Furniture Mall / Dairy Queen); . provide existing development to the east of the subject property (TNT Trucking) with an alternative to address conflicts with their shipping and receiving activities, directly opposite of the proposed three-storey office building and its shipping and receiving/refuse area; . encourage additional development in the area; . assist with overall site functioning. Emix Holdings does not agree that road construction should be required at this time. They advise that a requirement to construct their portion of 'Road A' and 'Road E' adjacent to the subject lands, (two sections, both 10 metres wide) simultaneous with development of the three-storey commercial office building will jeopardize the project's financial viability. However, Emix Holdings has agreed to secure with the City a financial contribution toward road construction within or adjacent to their development area, through the site plan approval process. Emix requests that its contribution be part of a mutual agreement with the City, requiring the City to complete road construction upon drawing the security, with any additional financial costs being the responsibility of the City through future budgeting. Report PD 26-03 Date: June 6, 2003 Subject: Emix Holding Limited (A 3/03) Page 4 Although the construction of municipal roads/portions of roads within the Town Centre West Neighbourhood would be beneficial to the continuing development of this area, there are uncertainties respecting the design and impracticality of building only portions of roads. Further, assumption of roads by the City in this neighbourhood at this time would have significant budget implications including costs for snow clearance, street cleaning, road maintenance, and construction upgrades. The Planning & Development Department recommends that the City secure a financial contribution from Emix and use it for the future construction of roads within or adjacent to the development area. Also, the City should consider budgeting for road construction in the Town Centre West area as development progresses, on an incremental basis. 2.2 A landscape structure will adequately meet the requirements of the 'Build-to-Zone' in the Development Guidelines. The Council approved Town Centre West Guidelines require that a prominent streetscape be achieved at corner locations through the use of 'build-to-zones' and this requirement is reflected in the current zoning. Following an evaluation of the Emix proposal, staff have concluded that a landscape structure/feature adequately meets the requirements of the 'build-to-zone' set out in the Town Centre West Development Guidelines. The guidelines state that 'build-to-lines' are to be interpreted as 'build-to-zones'. 'Buifd-to-Zones' are important controls when creating humanly scaled streetscapes. They establish prominence at street corners and create edges to primary pedestrian routes, both being important design elements of future streets in the Town Centre West Neighbourhood. No amendment is required to the Town Centre West Guidelines as 'build-to-zone' requirements may be interpreted to be satisfied through the introduction of either a 'structure' or a 'building'. Special landscape features, such as that proposed by Emix at the corner location, would qualify as a 'structure'. The current Zoning By-law only permits a 'building' or part of a building to be located within a 'build-to-zone'. A significant structure may adequately meet the intent of the 'build-to-zone' within the Town Centre West Guidelines. It is recommended that the Zoning By-law be amended to permit the requirements of a 'build-to-zone' to be satisfied through the construction of a 'structure' or a 'building', subject to specific standards including: . a structure or building within a 'build-to-zone' shall have a minimum and maximum height; . a structure or building within a 'build-to-zone' shall cover a minimum percentage of the length of the 'build-to-zone'; Report PO 26-03 Date: June 6, 2003 Subject: Emix Holding Limited (A 3/03) Page 5 2.3 Parking provisions can be achieved by combining a parking standard over both the subject property and the property located to the west. Through analysis of both existing parking provisions for the site and the City of Pickering Parking Study, staff have determined that adequate parking will be available if parking is provided and calculated over both the SC-33 & SC-34 zoned properties. The abutting property to the west (SC-33) currently provides parking in excess of the minimum zoning standard. When this zoning standard is applied over both the SC-33 & SC-34 zones there is adequate parking to comply with requirements. Consequently it is recommended that the by-law be amended to require the calculation of parking based on the combined spaces provided over both the SC-33 & SC-34 zones. 3.0 Applicant's Comments The applicant is aware of the contents of this report and the draft by-law. Report PO 26-03 Date: June 6, 2003 Subject: Emix Holding Limited (A 3/03) Page 6 Attachments: 1. Location Map 2. Applicant's Proposed Plan 3. Build-to-Zones 4. Information Report 5. Minutes from Public Information Meeting 6. Comments from Durham Region Planning Department 7. Comments from the Toronto & Region Conservation Authority 8. Comments from the Ministry of Transportation 9. Comments from the Economic Development Department 10. Town Centre West proposed Road Network 11. Roads subject to this application Prepared By: Approved I Endorsed By: #!#~ . G off manowski anner I ~ Lynda Tayl ,-- ,-pp . Manager, Development Review Ne~ Director, Planning & Development GXR:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council ~ ;t ", APPENDIX I TO REPORT NUMBER PD 26-03 DRAFT BY -LAW ZONING BY-LAW AMENDMENT APPLICATION A 3/03 THE CORPORATION OF THE CITY OF PICKEft BY-LAW NO. Ð~ Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-law 4621/95 to implement the Official Plan of the City of Pickering District Planning Area, Region of Durham in Part of lot 24, Concession 1, (40R-12678, Parts 6 to 9) City of Pickering. (A 3/03) WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to change the zoning of the lands to allow for a building to be constructed outside of the Build-to-Zone and provide a minimum required parking ratio over SC-33 & SC-34 zones, on the subject lands, being Part of lot 24, Concession 1, (40R-12678, Parts 6 to 9); City of Pickering. AND WHEREAS an amendment to By-law 3036, as amended by By-law 4621/95, is therefore deemed necessary; NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOllOWS: 1. TEXT AMENDMENT SECTION 5. Provisions of By-law 4621/95 is hereby amended, as follows: (1) Section 5.(3)(a)(i) is amended by replacing subclause B with the following subclause B, and by adding an additional subclause after subclause B which will be recognized as subclause C: B A structure or building may occupy the build-to-zone illustrated on Schedule I attached hereto; C A minimum of 45% of the length of the build-to-zone shall be occupied by a structure, or a minimum of 50% of the length of the build-to-zone shall be occupied by a building, both illustrated on Schedule I attached hereto; (H) (2) Section 5.(3)(a)(ii) to be deleted and replaced with; Arbour Structure and Building Height: A Minimum Building Height: 2 storey or 6.5 metres B Maximum Building Height: 4 storey or 13.0 metres C Minimum Arbour Structure Height: 4.5 metres entirely or partially located within the Build-to-Zone. D Maximum Arbour Structure Height: 6.5 metres entirely or partially located within the Build-to-Zone. (3) Section 5.(3)(b) is amended by replacing subclause (H) and subclause (Hi) with the two following subclauses (ii) and (Hi); . (ii) when parking is calculated and provided SC-33 and SC-34 zones shall be combined; (iii) a minimum of 168 parking spaces for the first 9,800 square metres of gross leasable floor area, plus a minimum of 3.0 parking spaces per 93 square metres of gross leasable area or part thereof in excess of 9,800 square metres of gross leasable floor area; -2- 2. BY-LAW 4621/95 By-law 4621/95 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 above. Definitions and subject matter not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended. 3. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Board, if required. BY-LAW read a first, second and third time and finally passed this of , 2003. day Bruce Taylor, Clerk f;nl.~¡?:cm#_-1-TO r;' ", '1 ¡' P[j -.~.i2o-':.,Q~., d\}\J ~ '< \-\\Gí\ A-O\ WAYFARER LANE RADOM City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 24, CONCESSION 1, PLAN 40R-12678, PART 6-9 OWNER EMIX HOLDINGS lTD. DATE FEB. 11,2003 DRAWN BY JB '/' APPLICATION No. A03/03 SCALE 1 :5000 CHECKED BY GR FOR DEPARTMENT USE ONLY PN-8 PA- ATTACHf'I.ErH #~bJ.. TO REPORT # PO .:; ~ -0 3, ,.~- INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN AO3/2003 FUTUF<E ðTl":l;:IH PROPOSED BUILDING ..... )( """" "","""PAl>",,," ~.. - - -----' ~ffl'õ¡¡y- -~- "'"""'" .. 'uos ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION. FEBRUARY 11. 2003. \ -'" \ -- \ --- \..--- J~ rv O' ~ i' ~ ~ ~ -.. -"-"-"-.. <101/'11 -.. 91<: -"-"-",-- -, \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ \ ,,' \ \ ,,/ \ ," 1ò1'ò \ , «<,'I) \ " ¡,.(j \ \"" \ , \ ' )(/ ,/ \ , " , , " , , " ,,' , , --/' Cj èJ Q: <:: f? (J :i; -..':¿ txO\ ~O' ~~ ~\GY:\ City of Pickering Planning & Development Department - - - - - - BUILDING ENVELOPE ~ BUILD-TO-lONE ~ BUILDING FOOTPRINT DATE MAR. 3, 2003 HTACHMENT # if TO L::--JR1 # po2,-=Q.3 INFORMATION REPORT NO. 10-03 FOR PUBLIC INFORMATION MEETING OF March 20, 2003 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O.1990, chapter P.13 SUBJECT: Zoning By-law Amendment Application A 03/03 Emix Holdings Limited 1101 Kingston Road Part of Lot 24, Concession 1 (40R-12678, Parts 6 to 9) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 1.01 hectares in size, and located on east of Dixie Road and south of Kingston Road (see Attachment #1 - Location Map); - Smitty's Furniture Mall is located to the west and Schindler Elevator to the east of the subject property; residential uses are located to the north (north side of Kingston Road) and Highway 401 to the south. 2.0 APPLICANTS PROPOSAL - the applicant proposes to amend the existing zoning on the subject lands to allow for permitted uses to be constructed outside of the "Build-to-Zone" and to reduce the minimum required parking ratio; - a three-storey commercial office building of approximately 5454 square metres of Gross Floor Area (4800 square metres of Gross Leaseable Floor Area) is being proposed for the property (see Attachment #2 - Applicant's Submitted Site Plan); Information Report No.1 0-03 ATTACHMENT# If TO F~....:x<rr If Po 'J /- - 0 3 .. ",. ,,-~"-"!-. Page 2 3.2 3.3 3.4 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Re~ional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated "Special Policy Area"; - this designations goal is to maximize the areas highway exposure as a main street and gateway to the Region; intensify development in a manner that will not adversely affect similar development within the Main Central Areas of the City of Pickering; - the applicant's proposal appears to comply with this designation. Pickerin~ Official Plan - the subject property is designated "Mixed Use Areas - Mixed Corridor" within the Town Centre Neighbourhood; - this designation permits a wide range of residential, retailing of goods and services, offices, restaurants, community, cultural and recreational uses; Schedule II of the Pickering Official Plan - "Transportation Systems" designates Kingston Road as a Type B - Arterial Road and Dixie Road (southern extension) as a Local Road; Town Centre West Guidelines adopted by City of Pickering Council on February 20, 1995; identifies matters such as, Land Use Categories, Road Networks, Densities, and Engineering Issues; along with Urban Design Guidelines such as, Setbacks and Build-to-Lines, Building Heights, Vehicular Circulation, Access, and Parking; the applicant's proposal may require a modification to the Town Centre West Development Guidelines to address building outside of the identified Build-to- Zone. Zonin~ By-law 3036 - the subject property is currently zoned "SC-34" - Special Purpose Commercial by By-law 3036/00, as amended by By-law 4621/95; - the current zoning permits the following uses: . Business Office . Commercial Recreation Establishment . Duplicating Shop . Financiallnstitution . Furniture or Major Appliance Store . Home I mprovement Centre . Light Machinery and Equipment Supplier Information Report No.1 0-03 ATTACHMENT fI i TO REr'ORT it PO ~ /;, -03-.. -.. Page 3 4.0 4.1 4.2 4.3 . Place of Amusement/Entertainment . Professional Office . Restaurant - Type B - the proposed use (office) is permitted by By-law 3036/00, as amended by By- law 4621/95 as Business Office; - the current zoning requires that a minimum of 50% of the length of the Build- to-Zone shall have a building or part of a building located on it; - the current parking ratio on the site requires that 3 parking spaces be provided for every 93 square metres of Gross Leaseable Floor Area; a zoning amendment is required for this property in order to permit the proposed three-storey building to be built outside of the Build-to-Zone and to reduce the minimum parking ratio. (see Attachment #3 - Proposed Building & Bu ild-to-Zone). RESULTS OF CIRCULATION Resident Comments - no resident comments have been received to date; AQencv 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: Use . the compatibility of the proposed development with existing uses within the area; Town Centre West Guidelines . evaluation of the "Build-to-Zones" as identified in the Town Centre West Development Guidelines. The applicant's proposal contradicts the Town Centre West Guidelines with respect to the "Build-to-Zones" and it has yet to be determined if modifications are necessary; . examine whether a structure would meet the intent of the "Build-to-Zone"; . examine whether future road patterns can be accommodated through the site plan proposal; Information Report No.1 0-03 .,"; #_!i_TO ,",'I // PO .él6 -0 '~ Page 4 5.0 6.0 6.1 6.2 Parkina . examination of the minimum parking standards for the site/zone to determine if the site will function given the number of uses permitted on site; . to determine if permitted uses would have to be limited due to the proposal for reduced parking ratio; Special Reaulations . examine the special regulations of the current zoning by-law to ensure that Gross Leaseable Floor Limitations are appropriate; - 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 Councilor a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. OTHER INFORMATION Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; Information Received - full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Information Report No.1 0-03 ATTACHMENT #~!f .TO REPORT # PO e2 ~.-() '? Page 5 6.3 Property Principal - the principal of Emix Holding Limited is W.A. Hepfer (President); ORIGINAL SIGNED BY ORIGINAL SIGNED BY Geoff Romanowski Planning Technician Lynda Taylor, MCIP, RPP Manager, Development Review GXR:jj Attachments Copy: Director, Planning & Development "tr".""i;:~n If ...i TO '. ,- """;:;'Ü '-.Q6~'Q3- APPENDIX NO. I TO INFORMATION REPORT NO. 10-03 COMMENTING RESIDENTS AND LANDOWNERS (1 ) none received to date; COMMENTING AGENCIES (1 ) none received to date; COMMENTING CITY DEPARTMENTS (1 ) (2) Planning & Development Department; Pickering Fire Service; 3. 4. Excerpts from Statutory Public Information Meeting 5 .!hursday, March 20, 2003 d",-ù3;" 7:00P.M. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (II) ZONING BY-LAW AMENDMENT APPLICATION A 03/03 EMIX HOLDINGS LIMITED 1101 KINGSTON ROAD PART OF LOT 24, CONCESSION 1 .l40R-12678. PARTS 6 TO 9) 1. Geoff Romanowski, Planning Technician, provided an explanation of the application, as outlined in Information Report #10-03. 2. Julius DeRooter, on behalf of the applicant, advised that this application has been submitted requesting relief from site specific conditions including the placement of the building and number of parking spaces. The by-law requires the building to be placed at the north end of the site and due to highway exposure the applicant would like it to be placed on the south portion of the site close to Hwy. 401. The by-law further requires an additional five parking spaces but due to the building configuration and landscaping they are requesting relief from this condition. Michael Silver, Counsel and part owner of the adjacent property stated their concern that this application is controlling development of the area and would like to be part of the process in how this land is developed. He advised that there has not been any communication with Emix Holdings Ltd. Julius De Rooter, advised that this application is for an allowable use, they are just requesting relief from two by-law conditions. 1615 DUNDAS ST. E. 4TH FLOOR. LANG TOWER WEST BUILDING .. P,O. BOX 623 WHITBY, ON L 1 N 6A3 --'(iDS) 728-7731 \X: (905) 436-6612 www.region.durham.on.ca A.L. Georgieff, MCIP, RPP We have reviewed this application and the following comments are Commissioner of Planning offered with respect to the Durham Regional Official Plan, the proposed method of seNicing, and the delegated provincial plan review . responsibilities. The Regional Municipality of Durham Planning . Department '.0 .~. .,;)b-o 3 .i May 6, 2003 RECEIVED Geoff Romanowski, Planning Technician Planning & Development Department One the Esplanade ' Pickering, Ontario L 1V 6K7 ,., 9 ? n 'u""¡ i "" ~" v. CITY OF PICKEF-1ING PLANNING & DEVELOPMENT DEPARTMENT Dear Mr. Romanowski: Re: Zoning Amendment Application A 03/03 Applicant: Emix Holding Limited Location: Part of Lot 24, Concession 1 1101 Kingston Road Municipality: City of Pickering' The application' proposes to amend the existing, zoning on the subject lands to allow for permitted uses to be constructed outside of the "Suild- ,. to-Zone" and to reduce the minimum required parking ratio. Durham ReÇlional Official Plan The subject lands are designated "Special Policy Area A" in the Durham Regional Official Plan. This area contains a mixture of residential, retail, personal seNiteand industrial uses. Development shall be intensified ill a manner that will not adversely affect similar development within the Main Centr~1 Area orthe.City of Pickering. The improvement of its visual impact from Highway 401 and Highway 2shallbea major consideration in the development ofthis area. Municipal ServicinÇl Municipal water supply and sanitary sewer seNice is available to the subject property. . . Provincial Plan Review Responsibilities "The application has been screened in accordance with the provincial. plan review responsibilities. . No provincial interests are affected by the ." . proposal. ' "SERVICE EXCELLENCE jorOHrCQA/A/VNITY" * 100% Post Consumer .' \Ci'n II" ,t '~i 1; Pù _,_.D2k:23.,. " Page '2 If you have any questions or require additional information, please call me. ' , Yours truly; ;$JL Ray Davies, Planner . Current Operations Branch cc. Rob Roy, Durh~m Region Works Department R:\traininglrdlzoninglpickering aO3-03,doc r MAY-15-2003 12:16 Tor Region Conserv Author 416661 6898 P.02/03 ,/"""0- t.~TOR.ONTO AND REGIONt;y-.. A..,OnSerVi' Ion " for The Living City April 23, 2003 Mr. Tyler Barnett Senior Planner - Site Planning City of Pickering Pickering Civic Complex One The Esplanade Pickering, ON L1V 6K7 X REF CFN 34197.01 CFN 7.- '~¡\.Jdi Ii 'r'íJ.~,.~.Þ.::.J;¡.3,~., Dear Mr. Barnett: As: Site Plan Application 502/03 Emìx Holdings Umlted Part Lot 24, Conc:ession 1 (1101 Kingstøn Road) City of Pickering r"'. The Toronto and Region Conservation Authority (TACA) has reviewed the above noted site plan application, received March 1~, 2003, and offers the following comments. This site plan application involves the construction of a three storey office building on the subject lands, located between Highway 401 and Kingston Road, east of Dixie Road. A previous application for a zoning by-law amendment has been reviewed by this office and preliminary comments were sent to the City of Pickering on March 11, 2003. A preliminary digital data review of the subject property identified a watercourse and associated valley on the east side of the subject property which was to be impacted by the proposed development. A site visit was thus conducted on April 17, 2003, in order to determine the extent of the natural feature. Through the site visit, it was determined that the feature contained little to no stream flow. and no hydrophytic vegetation, and thus was deemed to be a relatively inactive drainage swale. That said, this office continues to have an interest in the stormwater management design for the subject property. While peak flow control is adequately addressed in the submitted Stormwater Management Report, meaS1,lres addressing water quality management have not yet been identified. Technical staff of this office recommend that an oil and grit separator sized for Level 1 treatment be included as part of the storm water management design for the site. While the TACA promotes further stormwater management review by the City of Pickering, this office has no objections to the approval of the site plan application, or the zoning by-law amendment. By copy of this letter, please advise the applicant that the TACA has implements!:! a fee schedule for the development'planning application review services. This application is subject to a $150 preliminary analysis fee. For further clarification, the applicant should contact TAGA Development Services staff. We trust this should be of assistance. If you have any further questions or concerns, please do not hesitate to contact the undersigned. 5 Shoreh;¡m Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trc:a.on.c;a .~ ~w.~ "-,' ,---, r MAY-15-2Ø03 12:17 Tor Region Conserv Author 7 ct26'.o 3 r, Wier Barnett -2- Yours truly, ~ Kirsten Kontor Plans Analyst Development Services Section Extension 5370 c.c. Dineen Construction Corporation F:\PR$\KiI5t370\Comments\emix holdings_2.wpd 416661 6898 P.Ø3/03 Acril 23. 2003 TOTAL P.03 ~~(~qfL~~~ 1~:~5 416-235-4267 CORRIDOR MANAGEMENT PAGE 82/82 MinWry /If TN MpOrtaCion Minlstm: des Tranf )Orts '1¡"",~"rr:"I,n,' Q 1-0 ;:¡;:¿~;';"PD"~ro-~ -- (W) Ontario Phone; (416) 235-4572 Fax: (416) 235-4267 E~mai1: hugh.fyffe@mto.gov.on.ca Conido! Management Office ih Floor~ "Building D" 1201 Wilson, Avenue Downsview. Ontario M3M 1.J8 ¥J c:~~ Mr- Bru, aylor, AM.C.T. e s Division Administration Department City of Pickering One The Esplanade Pickering, Ontario 11 v 6K7 March 04, 2003 Re: ZøniDg Amendment Application - ~ nOt Kingston Rd. ~ Part ofLõt24, Concession 1 (40R-1.2678, Parts 6 to 9) City of Pickering Dear Mr. Taylor Thð Ministry has no objection in principle to the above application, however note our comments that follow: The City of Pickering and the Applicant should be made aware, that prior to any construction being undertaken, ministry permits are required for developments within 46m of ministry property. Further information on Our permit requirements is availab1e from our office by contacting Mr. Ken. Sherbanowski, Officer, at 416-235-5560. ~urs . ,) Hu~ Yffe CMO '-. ,,<1 ".,. '.. . d'-.....__.__Iv 1..." vi'¡ , ilL' ..---~.Æ. -_9.3._.... ADMINISTRATION DEPARTMENT CORPORATE. PROMOTIONS & ECONOMIC DEVELOPMENT MEMORANDUM April2,2003 RECEIVED APrJ - '1 'ìO!O" I f'I '- L . J To: Geoff Romanowski Planning Technician CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT From: Ron Taylor Economic Development Officer Subject: Zoning By-law Amendment Application A 03/03 Emix Holdings Limited (1101 Kingston Road) - File: 0-3300-001 Our Division has reviewed the above-noted application, and supports the applicant's proposal. The proposed location of the building will make it highly visible from Highway 401, adding to a desired visible cluster of office buildings existing and/or encouraged to be located along that corridor. The presence of high quality office facilities in and surrounding the City's Downtown are an important source of local employment, while providing day population within the City to utilize and visit surrounding local businesses. The proposed treatment of the northeast corner of the subject lands is necessary in order to ensure a quality streetscape along the future planned internal road network for the Town Centre West neighbourhood, where prestige employment uses will be encouraged to locate. . RST:LW:kr R:t:r; (- Copy: Manager, Corporate Promotions & Economic Development J: \P&E CO\SHARE\Development\D-3300-00 1 \m3O4020 1. doc . ; ~ LEGEND . 'r~:-~~t' 3 D ROADWAY SPECIAllY TREATED ROADWAY RIGHT-Of-WAY WIDTH BLOCK NUMBER ROAD DESIGNATION I. 20.0 ~ see Council Mod ification (iv) 0 / / J ----"- . -:.:..~ -- " 13 tTTACHMENT # i I TO REPGRT # PO ó2 ~-o 3 ~~ ~~~ 5~~ Ð\iw Õ:W5 tc"-' o~ -' ~~ 00 ~ " z Z z 5 (l z ~ er a I- If) If) I- 0 W Z er « 0 I- a w a w u - OJ er lLZ wI- -, « :;; OJ r,¿ :J 0 oa :J--1 Z W w¡:: If)lL If) If)U lL y: a aw If) « U lL lLZ 0 a a az <(If) --1 er era a- OJ lL lLU er~ (§V I