HomeMy WebLinkAboutJune 24, 2004Statutory Public Information Meeting
Agenda
Pursuant to the Planning Act
Thursday, June 24, 2004
7:00 P.M.
Chair: Councillor Pickles
(i)
3.
4.
5.
ZONING BY-LAW AMENDMENT APPLICATION A 4~04
1612042 ONTARIO LIMITED
979- 983 KINGSTON ROAD
SOUTH PART OF LOT 26, CONCESSION 1
PART 2, 40R11222
(EAST OF THE POLICE CREDIT UNION,
FRONTING SHEPPARD AVENUE)
Explanation of application, as outlined in Information Report ~K)8-04 by Planning
Staff.
Comments from the applicant.
Comments from those having an interest in the application.
Response from applicant.
Staff response.
(11) ADJOURNMENT
PICKERING
INFORMATION REPORT NO. 08-04
FOR PUBLIC INFORMATION MEETING OF
June 24, 2004
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 4/04
1612042 Ontario Limited
979- 983 Kingston Road
South Part of Lot 26, Concession 1
Part 2, 40R11222
(East of the Police Credit Union, fronting Sheppard Avenue)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is located on the south side of Sheppard Avenue, north of
Kingston Road, just east of Merritton Road (see Attachment #1 - Location Map);
- the subject property fronts onto Sheppard Avenue, has an area of
approximately 0.16 hectares, a lot frontage of approximately 33 metres, and is
currently vacant;
- the surrounding land uses are:
North CN Railway, Dunbarton Road
and Residential
East Auto Dealership
South Auto Dealership
West Residential, Business and
Professional Offices
Information Report No. 08-04 Page 2
2.0 APPLICANTS PROPOSAL
- the applicant proposes to amend the existing zoning on the subject property
to permit a five-storey (approximately 15 metres in height) all suites hotel;
- the applicant proposes a total of 34 suites in a total gross floor area of
approximately 2345 square metres, and 45 parking spaces to accommodate
guests of the hotel;
- the proposed suites will contain kitchen facilities and separate bedrooms,
thereby allowing hotel guests the opportunity for extended accommodation;
- reduced site plans, compiled from the applicant's submitted plans, are provided
for information (see Attachments #2 - #8 - Applicant's Submitted Plans).
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reqional Official Plan
the Durham Regional Official Plan identifies the subject lands as being within
a "Urban Area - Living Area" designation;
subject to the inclusion of appropriate provisions and designations in the area
municipal official plan, this designation permits special purpose commercial
uses serving specialized needs on an occasional basis with services and
facilities which consume larger parcels of land and require exposure to traffic
such as, and similar in kind to, automotive sales and services, drive-in
restaurants, motels, hotels, lumber yards, furniture and major appliance sales;
the applicant's proposal appears to comply with this designation;
3.2 Pickerinq Official Plan
- the subject property is designated Mixed Use Area - Mixed Corridor within the
Dunbarton Neighbourhood- Detailed Review Area;
- 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;
permissible uses within this designation are: residential, retailing of goods
and services generally serving the needs of the surrounding neighbourhood,
offices and restaurants, community, cultural and recreational uses, and
special purpose commercial uses;
~ the Pickering Official Plan establishes a maximum Floorspace Index (FSI),
being the total building floorspace divided by total lot area, of up to and
including 2.5 FSI for development within a Mixed Use Area - Mixed Corridor;,
- the subject application has a FSI of 1.4;
- Schedule II of the Pickering Official Plan -"Transportation System" designates
Sheppard Avenue where it abuts the subject property as a Local Road;
Information Report No. 08-04 Page 3
3.3
3.4
4.0
4.1
4.2
4.3
Local Roads generally provide access to individual properties, to other local
roads and to collector roads; carry local traffic; and generally have a right-of-way
of up to 20 metres;
the applicant's proposal appears to comply with this designation;
Dunba~on Neighbourhood
the subject property is located within a detailed review area of the Dunbarton
neighbourhood;
no development guidelines have been prepared for this area of the
neighbourhood, however, City Council may adopt development guidelines for
any detailed review area identified in the City's Official Plan;
Zoning By-law 3036
the subject property is currently zoned "SC-12" - Special Commercial Zone by
Zoning By-law 3036, as amended by By-law 2498/87;
the current zoning permits the following uses, subject to specific zone
requirements:
· Business Office, and
· Professional Office
a zoning by-law amendment is required to permit a five-storey hotel.
RESULTS OF CIRCULATION
Resident Comments
no 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, planning staff have serious concerns that
over-development of the site is proposed;
- the following matters will need to be resolved prior to a recommendation
report being forwarded to Council for their consideration:
· compatibility with, and sensitivity to, surrounding existing residential and
commercial development;
· the impact the proposed use / site changes may have on the streetscape,
the character of the neighbourhood and on adjacent properties;
Information Report No. 08-04 Page 4
· building size, location and materials, massing and height;
· traffic generation, adequacy of parking and landscaping (current plan
insufficient);
· fencing and screening;
· sun-shade analysis;
· proximity of hotel to CNR rail line;
· fire protection and access;
· overall site design and function; and
· permanency of guests staying in the hotel;
several aspects of this hotel proposal do not meet current City development
standards;
the submitted plans will require significant revisions to address the above-noted
concerns and may affect the feasibility of the proposal;
this Department will conclude its position on the application after it has
reviewed the above-noted staff comments, received and assessed comments
from the circulated departments, agencies and the public.
5.0
PROCEDURAL INFORMATION
written comments regarding this proposal should be directed to the
Planning & Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0
6.1
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 Report No. 08-04 Page 5
6.2
6.3
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;
Property Principal
Zul Jaffer is the principal and agent of 1612042 Ontario Limited.
Planner I
PK:Id
Attachments
Copy: Director, Planning & Development
Lynda Ta'y~r, MCI~
Manager, Development Review
APPENDIX NO. I TO
INFORMATION REPORT NO. 08-04
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date;
COMMENTING AGENCIES
(1) none received to date;
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department.
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WELRUS STREET
SPRUCE
GOLDENRIDGE
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C.N,R.
SHEPPARD
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KINGSTON
ROAD
City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION CON I S PT LOT 26 NOW RP 40R11222 PART 2
OWNER 1612042 ONTARIO LIMITED
DATE MAY 19, 2004
DRAWN BY
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