HomeMy WebLinkAboutInformation Report 01-10CUq oo Information Report
_ Report Number: 01-10
For Public Information Meeting of
ICKERING Date: March 1, 2010
Fix
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter P.13
Subject: Zoning By-law Amendment —A 21/09
Gazarek Realty Holdings Ltd.
(Fieldgate Commercial Properties Ltd.)
1800 Kingston Road
(Part 1 40R-3466, Parts 2-5 40R-5805 and Part 1 40R-11779)
City of Pickering
1.0 Property Location and Description
- the subject lands are located on the north side of Kingston Road east of
Brock Road and are approximately 2.6 hectares in area (see Location
Map - Attachment #1);
- a former vehicle dealership with showroom, offices and repair facilities (now
vacant) occupies.the eastern portion of the site;
- the western portion of the site is undeveloped, but was used as a secondary
parking area for the vehicle dealership;
- the surrounding land uses include:
north - Finch Avenue, large -lot detached houses and townhouses;
south - Kingston Road and a one storey shopping centre and
townhouses along Bainbridge Drive;
west - Canada Post and Durham Regional Police, Finch Avenue
and townhouses (under construction);
east - Kingston Road and townhouses.
2.0 Applicants Proposal
the applicant has requested to amend the zoning by-law to permit retail. and
service commercial uses including a pharmacy, financial institutions, medical
and other professional offices as well as complementary retail and service
commercial uses (see Applicant's Submitted Plan — Attachment #2);
the applicant is not requesting permission to enlarge or to build additional or
new structures on the subject lands;
the proposed uses will occur in the existing building;
- the automobile sales and servicing function of the site has been discontinued;
the use of potentially noxious materials required for the servicing of vehicles
has ceased and these materials will be removed from the site;
surface parking (for the eastern, paved section of the site) exists for 266 cars.
Information Report No. 01-10
0 Official Plan and Zoning
3.1 Provincial Growth Plan
Page 2
Places to Grow (the Provincial Growth Plan for the Greater Golden
Horseshoe) requires intensification of land uses within municipalities' built
boundaries;
the required review of the Pickering Official Plan (to bring it into conformity
with Places to Grow) may result in changes to the boundaries, designations,
prescribed densities, and other policies pertaining to the subject and other
adjacent properties;
3.2 Durham Regional Official Plan
the Regional Plan designates the subject property "Urban System - Regional
'Corridor";
Urban System - Regional Corridor" areas are to be planned and developed
as mixed-use areas, including residential, commercial and service areas with
higher densities;
the proposal appears to comply with the Durham Regional Official Plan;
3.3 Pickering Official Plan
the City of Pickering Official Plan designates the subject property "Mixed -Use
Area — Mixed Corridor' (Village East Neighbourhood);
the City is undertaking a review, of the Kingston Road Corridor as part of the
work required to bring the Pickering Official Plan into conformity with the
Provincial Growth Plan and specific policy amendments relating to land use,
site development and built form will be considered through this process;
the current Mixed Corridor designation is intended primarily for residential,
retail, community, cultural and recreational uses at a scale serving the
community;
the subject lands are located within a "Flood Plain Special Policy Area". The
Pickering Official Plan allows lands within "Flood Plain Special Policy Areas'
to be developed.where water velocity or depth during certain flood conditions
would not create unacceptable hazard to life or property, when restricted to
uses that are not considered highly vulnerable, and where the development
would not result in potential environmental impacts and when provided with
appropriate flood protection measures;
the' proposal complies with the Pickering Official Plan;
3.4 Kingston Road Corridor Urban Design and Development Guidelines
these guidelines establish a general design framework that supports the
long-term vision for the Kingston Road Corridor, and must be considered
when evaluating development proposals fronting Kingston Road;
the subject property falls within the Brock Road Corridor Precinct which is to
be established as the eastern entrance to Pickering, from Kingston Road and
Highway 401;
Information Report No. 01-10
Page. 3
03
- the precinct is expected to generally remain an auto -oriented corridor with
auto -dependant land uses, but with strengthened pedestrian connections at
significant intersections;
3.5 Zoning By-law 3036
- the subject property is currently zoned "CAT" — Commercial
AutomotiveNehicle Sales and Rental Establishment;
- an amendment to the zoning by-law is required to allow any other use on the
site;
- the.applicant has requested an appropriate zone that would permit the
proposed retail/commercial uses.
4.0 Results of Circulation
4.1 Resident Comments
- none received in response to the circulation to date;
4.2 Agency Comments
Toronto Region and Conservation Authority
accepts the findings and conclusions of the Letter Report describing the .
flood susceptibility and potential flood -proofing measures for the subject
lands and will provide detailed comments as part of their formal response
to the rezoning application;
4.3 City. Department Comments
Development Control
• no concern with the application provided that no site changes with
respect to grading, drainage or site servicing are proposed;
4.4 Staff Comments
the 2005 Provincial Policy Statement specifies that "(a) Special Policy Area is
not intended to allow for new or intensified development and site alteration, if
a community has feasible opportunities for development outside the flood
plain." (The Planning Act classifies a change in zoning land use category as
new development);
staff note that the proposed rezoning does not involve any changes to the
site or building form and removes the automotive uses from the subject
lands, thereby reducing the chance potential contamination of the Duffins
Creek through a flooding event. The TRCA, the Ministry of Municipal Affairs
and Housing (MMAH) and the Ministry of Natural Resources (MNR) are
aware of staffs position that the proposed rezoning be considered as an
interim use until such time as the City completes its conformity exercise
including the work necessary to update its Special Policy Areas to align with
the most recent TRCA flood plain mapping and MNR and MMHA policies.;
Information Report No. 01-10
4 - in reviewing the application to date, the following matters have been
identified by staff for further review and consideration:
Page 4
• whether a road widening may be required for Kingston Road;
• the site currently has an over -supply of parking. Staff are evaluating
whether there is merit in proposing the removal of some of the impervious
parking to allow for larger landscape areas even though the proposal is for
an interim use;
• ensuring that the proposed uses are viable for the location, compatible
with and sensitive to existing surrounding development, including traffic,
noise, level of activity, scale and intensity of the uses;
• resident and neighbouring owner concerns;
• agency comments with respect to the uses that could be considered high
risk for,inclusion within the flood plain;
• in consideration of the interim nature of the zoning amendment application
a sustainability report was not required. Staff will, however, evaluate and
report back on the sustainable aspects of the application.
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 Other Information
6.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have comments on the applications at the time of writing
report;
6.2 Information Received
- copies of the plans and studies listed below are available for viewing at the
offices of the City of Pickering Planning & Development Department:
Conclusions summarized here are for information purposes only. Further
review and staff/agency comments are still required;
Information Report No. 01-10 Page 5
05
- Planning Justification Letter (comments required from City and Region)
• concludes that the reuse of the existing building and site is a sustainable
approach to development of the land and that the proposed uses are more
appropriate to the neighbourhood than the former vehicle sales and rental
establishment;
- Limited Phase II Geo -Environmental, Subsurface Investigation, 2003
(comments required from City Engineering)
• concludes that subsurface conditions on the site meet Ministry of the
Environment guidelines for commercial uses;
- Proposed/Existing Site Plan; (comments required from City and Region
Engineering);
- Proposed Elevations;
6.3 Company Principal
- the owner of the subject property is Gazarek Realty Holdings Ltd.;
Fieldgate Commercial Properties Ltd. (Matthew West) is the applicant.
Isa Jam, MCIP, RPP Catherine Rose, MCIP, PP
Planner Manager, Policy
IJ:jf
Attachments
Copy: Director, Planning & Development
Appendix No. I to
06 Information Report No. 01-10
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) Toronto and Region Conservation Authority
Commenting City Departments
(1) Development Control
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