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HomeMy WebLinkAboutPD 44-02 Ciú¡ ()~ REPORT TO THE PLANNING COMMITTEE Report Number: PD 44-02 Date: September 27, 2002 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 5/02 Runnymede Development Corporation 1900 Dixie Road (Glendale Market Place) (South-west corner of Dixie Road and Finch Avenue) Recommendation: That Zoning By-law Amendment Application A 5/02, be APPROVED subject to conditions outlined in Appendix I to Report Number PD 44-02, to permit a temporary outdoor ~arden centre in association with the existing food store, between April 1 st to June 30t annually, and to permit an associated temporary reduction in the amount of required parking spaces, submitted by Runnymede Development Corporation, on lands being Block 1, Plan 40M-1591, City of Pickering. Executive Summary: The applicant requests a change to the zoning by-law to permit the establishment of a temporary outdoor ~arden centre in association with the existing food store, between April 1 st to June 30t annually, and to permit an associated temporary reduction in the amount of required parking spaces. The subject property is located on the south-west corner of Dixie Road and Finch Avenue and currently supports Glendale Market Place shopping centre. A property location map and a reduced site plan, compiled from the Applicant's Submitted Plan are included as Attachments #1 and #2 to this Report. It is recommended that the requested rezoning be approved, subject to certain conditions limiting the temporary outdoor garden centre operation to specific months of the year and requiring revised site plan approval. The subject lands function as a shopping area serving the broader community, where a greater intensity of mixed-use activities is considered appropriate. A temporary outdoor garden centre will not have an adverse impact on the appearance and operation of the property, traffic flow, accessibility, or surrounding properties. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. PD Report 44-02 Subject: Runnymede (A 5/02) Date: September 3, 2002 Page 2 Background: 1.0 Comments Received 1.1 At June 19, 2002 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) From Owner's Aqent: minor variance applications were approved for the identical garden centre use in March 2001 and 2002; and concurs with staff's recommendation that a zoning by-law amendment be submitted in order to avoid yearly renewals through the Committee of Adjustment. 1.2 Following Information Meeting From Aqencies: The Durham District School Board - no objections Durham Planning Department - conforms with Regional Plan - no provincial interests affected Bell - no objections Enbridge Consumers Gas - no objections Toronto and Region Conservation Authority - a portion of the subject property has been identified in the Authority's Fill Line Extension Program - no objections Veridian Connections - no objections From City Departments: Municipal Property & Engineering - no objections PD Report 44-02 Subject: Runnymede (A 5/02) Date: September 3, 2002 Page 3 2.0 Discussion 2.1 History - Previous Committee of Adjustment Applications to Permit Temporary Outdoor Garden Centre were Approved The City of Pickering's Committee of Adjustment, approved Minor Variance Applications PICA 17/01 in March 2001 and PICA 12/02 in March 2002, to permit a temporary outdoor garden centre in association with the existing food store during the months of April, May, and June, and to allow an associated reduction in the amount of required parking spaces. The Planning & Development Department requested that further approvals to operate a temporary outdoor garden centre on the subject lands be acquired by way of a zoning by-law amendment in order to recognize the proposed use on a permanent basis, as opposed to yearly renewals through the Committee of Adjustment. 2.2 The Design and Location of the Temporary Outdoor Garden Centre will not Impact Site Function The proposed location of the temporary outdoor garden centre at the north-west area of the site, as illustrated on the Applicant's Submitted Plan (Attachment #2) appears to be the best location for such a facility on the property. It does not interfere with either the driveway access to Finch Avenue or Dixie Road, or with the main pedestrian/vehicle traffic congestion point at the front entrance to the food store. The temporary outdoor garden centre will be situated in a location on the subject property that will minimize its visual impact, and it will be screened by a fence structure and existing landscaping. Detailed design matters will be addressed through the site plan review process, and a revised site plan agreement will be required. 2.3 On-Site Parking and Traffic Movement is Acceptable During the operation of the temporary outdoor garden centre in the spring of 2001 and 2002, no undue traffic flow or parking problems occurred. An adequate parking area was maintained, as the garden centre was located in an area of the parking lot which is less heavily used than other locations in the parking area. In addition, the Planning & Development Department has not received any parking complaints from customers using the plaza, business tenants, or area residents. The minimum parking space requirement in the zoning by-law is to ensure that an adequate amount of parking spaces are provided on-site to serve the property users. The location of the proposed temporary outdoor garden centre in the existing parking area would result in the temporary removal of 11 parking spaces for the months of April, May and June. This reduction does not appear to have any negative impact on the subject property or surrounding properties, PD Report 44-02 Subject: Runnymede (A 5/02) Date: September 3, 2002 Page 4 The proposed location of the temporary outdoor garden centre does not infringe on the accessibility of adjacent businesses within the plaza, and there appears to be sufficient parking spaces available on-site to accommodate the traffic generated by those businesses. 3.0 Applicant's Comments The applicant concurs with the recommendations of this report. Attachments: 1. 2. 3. 4. Location Map Applicant's Submitted Plan I nformation Report Minutes from Public Information Meeting Prepared By: Approved I Endorsed By: Perry Korouye . Planning Tee. ian , pp . g & Development Prepared By: Lynda aylor, MCIP, PP Manager, Development Review PK:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Co iI . I 2 APPENDIX I TO REPORT NUMBER PD 44-02 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 5/02 1. That the current zoning by-law be amended only to the extent necessary to permit: (a) outdoor storage associated with a 362 square metre garden centre located in the parking lot of the subject property for the months of April, May and June only; and (b) the establishment of a minimum of 297 parking spaces on the subject property when the garden centre is in place during the months of April, May and June only. 2. That prior to the forwarding of an implementing zoning by-law, the applicant obtain revised site plan approval from the City to identify the location, design and associated site details of the garden centre. ATTACHMENT # I TO REPORT # PD /.f '-I ~ 0 ;1 I- 0: 0 a. 0: ~ ~ ~ .J ~ Ii: 0 a. 0: ~ ~ w ~ .J a. a. « w 9 ¡;¡ W 0: I- W I- City of Pickering PROPERTY DESCRIPTION BLOCK 1, 40M.1591 APPLICANT RUNNYMEDE DEVELOPMENT CORP. APPLICATION No. A 05/02 Planning & Development Department DATE MAY 27,2002 SCALE 1:7500 DRAWN BY RC 1'. IV CHECKED BY PK FOR DEPARTMENT USE ONLY PN.12 PA. ATTA.CHMBn #_óJ.__TO REPjRT # PO .--_¥-,'i- ~~^'". INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 05/02 . RUNNYMEDEDEVELOPMENTCOR~ FINCH AVENUE PROPOSED GARDEN CENTRE '- 8 {!j i "(] I: 8- Q) ~ ... ~ ~ 18tH ~ IffittffiHt+H , ItH##tttttH ~ ~ ~ 0 « 0 0::: w >< 0 ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. INFORMATION & SUPPORT SERVICES, MAY 28, 2002. ATT.F.CHMENT # 3 TO Be'or\! ti PD- 'I1.f-g-~,,==. INFORMATION REPORT NO. 18-02 FOR PUBLIC INFORMATION MEETING OF June 19, 2002 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 5102 Runnymede Development Corporation Block 1, Plan 40M-1591 1900 Dixie Road (Glendale Market Place) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject property is located on the south-west comer of Dixie Road and Finch Avenue and has access ITom both streets; a property location map is provided for information (see Attachment #1); the subject property currently supports Glendale Market Place, with Constantine's Your Independent Grocer food store being subject to this application; 2.0 APPLICANT'S PROPOSAL the applicant proposes to amend the existing zoning on the subject lands to permit a temporary outdoor garden centre in association with the existing food store, between April 1 to June 30 annually, and to pernùt a temporary reduction in the amount of required parking spaces; a reduced site plan, compiled ITom the Applicant's Submitted Plan, showing the proposed site, is provided for information (see Attachment #2); at all other times of the year, the outdoor garden centre would be removed ITom the prpperty, and the reduced parking spaces would be restored; the City of Pickering's Committee of Adjustment, approved Minor Variance Applications PICA 17/01 in March, 2001 and PICA 12/02 in March, 2002, to permit a temporary outdoor garden centre in association with the existing food store during the months of April, May, and June, and to allow a reduction in the amount of required parking spaces; the applicant was advised that the Planning Department has requested that further approvals to operate a temporary outdoor garden centre on the subject lands be acquired by way of a zoning by-law amendment in order to recognize the proposed use on a permanent basis. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Rel!ional Official Plan the Durham Regional Official Plan identifies the subject lands as being within a "Living Area" designation; this designation pernùts the limited retailing of goods and services, in appropriate locations, as components of mixed use developments, provided that Community and Local Central Areas are designated in the area municipal official plan, and the functions and characteristics of such Cèntral Areas are not adversely affected; the applicant's proposal appears to comply with this designation; Information Report No. 18-02 ÞTT¡;CHME~rr II :3 TO HEFURT ti PO LIt.¡ -02-_____. Page 2 3.2 Pickerin!! Official Plan the subject property is designated "Mixed Use Area - Local Node" within the Liverpool 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 floorspace 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 Dixie Road as a Type C Arterial Road and Finch Avenue as a Type B Arterial Road; the Pickering Official Plan designation of Dixie Road has been deferred (D44) pending further study of matters related to the transportation services of Seaton and the Airport; Type C Arterial Roads are designed to carry lower volumes of traffic, at slower speeds; provide access to properties; and generally have a right-of-way width ranging from 26 to 30 metres; . Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate speeds, within a municipality; have some access restrictions; and generally have a right-of-way width ranging from 30 to 36 metres; the applicant's proposal appears to comply with this designation; 3.3 Zonin!! Bv-Iaw the subject property is currently zoned "LCA-2" - Local Ce~tral Area Zone and "G" - Greenbelt Zone by By-law 3036, as amended by By-law 1494/82; this zoning currently permits retail stores, however it does not permit outdoor storage on the property; the proposed temporary outdoor garden centre would consist of an approximate 362 square metre fenced in area in the parking lot, within which garden supplies such as plants and bags oftop-soil would be stored (note: circulation incorrectly stated size of garden centre); an amendment to the by-law would be required to implement the applicant's proposal; the zoning by-law requires that a minimum of 5.5 spaces for each 93 square metres be provided on the subject property; with the addition of a 362 square metre temporary outdoor garden centre, the by-law would require a minimum of 328 parking spaces on the property; the subject property currently provides 308 parking spaces; the location of the proposed temporary outdoor garden centre in the parking area would result in the removal of 11 existing parking spaces on the property for the months of April, May, and June; an amendment to the by-law would be required to implement the applicant's proposal. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no written resident comments have been received to date; 4.2 A!!encv Comments no written agency comments have been received to date; Information Report No. 18-02 ATTACHMENT # 3 TO REPORT # PO if '-I - 02:- Page 3 4.3 Staff Comments in reviewing the application to-date, the following matters have been identified by staff for further review and consideration: . site design; . traffic generation; . on site parking availability. 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 CO1UlCil 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 OTHER INFORMATION 6.1 Appendix I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the application at the time of writing report; 6.2 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; 6.3 Company Principal Mr. Harry Froussios, of Zelinka Priamo Ltd. is the agent working on behalf of Runnymede Development Corporation and Loblaw Properties Limited. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Peny Korouyenis Planning Technician Lynda D. Taylor, MCIP RPP Manager, Development Review PXK!td Attachments Copy: Director, Planning & Development AFtWH[;ßP,n # 3 TO REF.();;T ~~PD_=.:=Zf..fL-;23-; .. APPENDIX I TO INFORMATION REPORT NO. 18-02 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) Planning & Development Department Excerpts from the Statutory Public Information Meeting Minutes Pursuant to the Planning Act ATTACHMFI1 #_.!i-TO Wednesday, June 19, 2002 REFmrr # PD,.__,~2_1:-:,,- 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 05/02 RUNNYMEDE DEVELOPMENT CORPORATION BLOCK 1, PLAN 40M-1591 1900 DIXIE ROAD (GLENDALE MARKET PLACE) 1. Peuy Korouyenis, Planning Technician, provided an explanation of the application, as outlined in Infonnation Report #18-02. 2. Harry Froussios, of Zelinka Priamo Ltd., agent for the applicant, advised that they went through minor variance and received approval. They concur with staff recommendation that a zoning amendment be submitted in order that they do not have to apply every year for minor variance.