The URL can be used to link to this page

Home My WebLink AboutInformation Report 05-11Information Report Report Number: 05-11 For Public Information Meeting of Date: February 7, 2011 11 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA Subject: Zoning By-law Amendment — A 10/10 Gazarek Realty Holdings Ltd. on behalf of' St. Mary & St. John the Beloved Coptic Orthodox Church 980 - 984 Kingston Road (Range 3 B.F.C. Part Lot 25, 26 Now RP 40R-1090 Part 14, 15, 17 and Part Road Allowance between Range 3 B.F.C. & Concession 1 Now RP 40R-11222 Part 3, 4 and Concession 1 Part Lot 25, 26) City of Pickering 1.0 Property Location and Description the subject lands are located on the north side of Kingston Road east of Merritton Road and are approximately 1.36 hectares in area (see Location Map - Attachment #1) two vacant buildings previously occupied by vehicle dealerships occupy the site • the surrounding land uses include: north - Merritton Road, CN Railway, a vacant parcel and a parcel containing a single detached house south - Kingston Road and Highway 401 west - Durham Regional Police Credit Union east - Dunbarton Creek and CN Railway 2.0 Applicant's Proposal • the applicant is proposing to amend the zoning by-law to permit a place of religious assembly in the existing easterly building (Building B), and day " nursery and commercial uses (office and retail) in the westerly building (Building A) (see Applicant's Submitted Plan — Attachment #2) • the applicant is not requesting permission to enlarge or to build additional structures on the subject lands • surface parking exists for approximately 285 cars • access is proposed from the two existing driveways on Kingston Road and, Merritton Road Information Report No. 05-11 3.0 Official Plan and Zoning 3.1 Provincial Growth Plan Page 2 the Provincial Growth Plan for the Greater Golden Horseshoe (Places to Grow) guides infrastructure planning and strategic investment decisions to accommodate forecasted population and employment growth within municipalities the Growth Plan requires intensification of land uses within a municipality's built-up area 3.2 Durham Regional Official Plan • the Regional Plan designates the subject. property "Living Area" with the "Regional Corridor" overlay • "Living Areas" are to be used predominantly for housing purposes • "Regional Corridors" are to be planned and developed as mixed-use areas, including residential, commercial and service areas with higher densities supporting higher order transit services and pedestrian oriented development • cultural facilities including places of religious assembly are permitted in urban areas at locations that are visible and accessible and preferably in close proximity to existing and proposed transit routes • development adjacent to Kingston Road, identified as a Type "B" Arterial Road and Transit Spine, shall provide for complementary higher density uses and buildings oriented towards the street • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth Plan, contains provisions that require significantly higher densities for identified portions of Regional Corridors; the amendment is currently under appeal 3.3 Pickering Official Plan • the City of Pickering Official Plan designates the subject property "Mixed -Use Areas — Mixed Corridors" (Dunbarton Neighbourhood) • the current Mixed Corridor designation is intended primarily for residential, retail, community, cultural and recreational uses at a scale serving the community • in response to the Provincial Growth Plan, the City initiated a Growth Strategy Program in 2009 as part of the Official Plan Review, to identify appropriate locations and policies for intensification, including the Kingston Road Corridor • this work may result in future changes to the designations, prescribed densities, and other policies pertaining to the subject property Information Report No. 05-11 3.4 Kingston Road Corridor Urban Design and Development Guidelines Page 3 • these guidelines, adopted by Council in 1997, 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 Whites Road Corridor Precinct which lies between Rosebank Road and the CN Rail overpass • the guidelines recognize the precinct's auto -oriented focus, but provides for pedestrian amenity zones and links at significant intersections • these guidelines will be updated as a result of the Growth Strategy Program work currently. underway 3.5 Zoning By-law 3036 • the subject property is currently zoned "SC -26" which permits office, restaurant and vehicle sales and repair uses • an amendment to the zoning by-law is required to allow the proposed place of religious assembly, day nursery and additional limited retail uses in the existing buildings on the site 4.0 Results of Circulation 4.1 Resident Comments • none received to date 4.2 Agency Comments • Toronto and Region Conservation Authority (see Attachment #3) • no objection subject to the amending zoning by-law identifying the Dunbarton Creek valleylands as "Natural Areas" or other appropriate environmental zoning category • Region of Durham Planning Department (see Attachment #4) • a limited scope Phase II Environmental Site Assessment should be conducted and a Record of Site Condition should be filed with the Ministry of the Environment prior to approval of the application 4.3 City Department Comments • Development Control • no comments 4.4 Staff Comments • in reviewing the application to date, the following matters have been identified by staff for further review and consideration: Information Report No. 05-11 Page 4 04 • ensuring that the proposed uses are viable for the location, compatible with and sensitive to existing surrounding development • access, on-site circulation, parking and traffic generation • any remediation requirements identified in the Limited -Scope Phase II Environmental Site Investigation • consistency with applicable portions of the Kingston Road Corridor Urban Design and Development Guidelines • the removal of permissions for vehicle sales and repairs • limiting the proposed permitted uses to the existing buildings to ensure the future potential intensification of the site is not compromised • proposed sustainable development components 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 • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal 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 in addition to the full scale copies of the Applicant's Submitted Plan, the following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Planning Rationale • Sustainable Development Report • Site Parking Demand and Parking Supply Assessment • Phase 1 Environmental Site Assessment Information Report No. 05-11 6.3 Company Principal the owner of the subject property is Gazarek Realty Holdings Ltd. St. Mary & St. John the Beloved Coptic Orthodox Church (Fr. Daniel Bessada) is the applicant (,krx¢ia Isa Jgb6s, MCIP, RPP Planner II IJ:jf Attachments Copy: Director, Planning & Development Page 5 A( 0-)QCgcN-' Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design 05 M Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) Toronto and Region Conservation Authority (2) Region.of Durham Planning Department Commenting City Departments (1) none received to date Appendix No. I to Information Report No. 05-10 ATTACHMENT#_LTO INFORMATION REP0RT#-L9---L- 07 - fllllll��!�: � % �_ : __ .IIID► `• 11111 �� ► -:-. �� .� ,��. �� •_ 111111111��_�, .............. .............................. ........... ................ .......... .......................... :.:.:............ I • ��111111�� _ 11 X11111 ■ 1 �_ ■� - �� C��_I_illil ��iii� ATTACHIVENTf`-.2—TO 08 Information Compiled from Applicant's Submitted Plan - A 10/10 Gazarek Realty Holdings Ltd DUNBARTON WO EXISTING COMMERC BUILDING BUILDING A EXISTING COMMERCIAL BUILDING K\�4GSj ON BUILDING B I IV )M1ls mop wvs produced by Me Gly o/ Picketing. p/onnlny & oevelopmenf 0,.,MMnl. m/ermOa &support services. November 19. X10 ATTACHMENT #__3__T0 t��TORONTO AND REGI k ON REFORTI; U E I E 011 onserva tion , AM I for The Living City January 6, 2011 VIA MAIL AND EMAIL (iiames(p)citvofpickering.com) Ms. Isa James City of Pickering 1 The Esplanade Pickering ON L1 V 61<7 Dear Ms. James: u lu rp CITY Ut- PICKERING PLANNING u DEVELOPMENT DEPARTNIENT CFN 43477.06 Re: Zoning By-law Amendment Application A 10/10 On lands municipally known as 980 - 984 Kingston Road (St. Mary and St. John The Beloved Coptic Orthodox Church) Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the application captioned above and wish to provide the following comments: Purpose of the Application We understand that the purpose of the application is to amend Zoning By-law 3036, as amended to permit a place of religious assembly in an existing building, a day nursery and additional commercial uses. We understand that no new structures or grading are proposed to accommodate the proposed new uses. Environmental Setting The Dunbarton Creek, which is a tributary to Frenchman's Bay, and its associated valleylands traverse the eastern limit of the subject lands. Accordingly, an area within the eastern portion of the lands is located within a TRCA Regulated Area pursuant to Ontario Regulation 166/06. No development, including erection of structures or grading may take place within the Regulated Area in the absence of a TRCA permit. Recommendation We have no objection to the application subject to the following: That the amendment contain provisions to zone the portions of the subject lands within the Dunbarton Creek valleylands within the 'Natural Areas' or other appropriate environmental zoning category to recognize the presence of the creek and the associated natural hazards such as flooding and erosion. Please contact the undersigned if you have any questions or concerns with these comments. Yours truly, Chris Jones, MPIP,RPP Senior Planner Planning and Development Extension 5718 cc: Steve Heuchert, TRCA (via email: sheuchert@trca.on.ca) F:\Home\Public\Development Services\Durham Region\Pickering\980-984 Kingston_t.wpd Member of Conservation Ontario 09 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca 4 ATTACHMENT*®TO INF0RVt ATldN REP0RT0 n- / 1 January 17, 2011 Isa James, Planner II Planning & Development Department City of Pickering One The Esplanade Pickering, ON L1V 6K7 e m n 1 l lam. JAN 19 20n C'PIKPLAT NINE a RTMENDEVELO 131NCa DEPAT M E N T A.L. Georgieff, MCIP, RPP within the two existing buildings located at the above addresses. The subject Commissioner of Planning lands are currently zoned SC26 - Specialty Commercial. . Regional Official Plan The subject lands are currently designated 'Living Area' with the 'Regional Corridor' overlay in the Durham Region Official Plan (ROP). The ROP states that Living Areas shall be used predominantly for housing purposes. The ROP also states that Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Regional Corridors shall be planned and developed as mixed-use areas, which include residential, commercial and service areas with higher densities, supporting higher order transit services and pedestrian oriented development. Amendment No. 128 to the Regional Official Plan states that portions of Regional Corridors with an underlying Living Area designation, which are identified as appropriate for higher density mixed-use development in area municipal official plans, should support a floor space index of 2.5. This amendment is currently under appeal. The ROP states that cultural facilities for such purposes as religion shall be permitted within urban areas. The ROP also states that cultural facilities shall be directed to locations that are visible and accessible to residents of the Region, preferably in close proximity to existing and future transit routes. Kingston Road (Regional Highway 2) is designated as a Type 'B' Arterial Road and is a Transit Spine in the Durham Regional Official Plan. Development "Service Excellence for our Communities" 1 ,- 100% Post Consumer Dear Ms. James: The Regional. Municipality Re: Zoning Amendment Application A10/10 of Durham Applicant: Father Daniel Besada Planning Department St. Mary & St. John The Beloved Coptic Orthodox Church. Location: 980 & 984 Kingston Road . 605 ROSSLAND ROAD E 41H FLOOR Part of Lots 25 & 26, BF Concession PO 13Ox 623 Municipality: City of Pickering WHITBY ON L1 N 6A3 CANADA sos-ssa-nff The Regional Municipality of Durham The Region) has reviewed the above noted 9� p Y ( 9� ) Fax: 905-666-6206 application and offers the following comments for your consideration. Email: planning@durham.ca The purpose of this application is to amend the zoning on the subject lands to www.durham.ca permit a place of religious assembly, day nursery and limited additional retail uses A.L. Georgieff, MCIP, RPP within the two existing buildings located at the above addresses. The subject Commissioner of Planning lands are currently zoned SC26 - Specialty Commercial. . Regional Official Plan The subject lands are currently designated 'Living Area' with the 'Regional Corridor' overlay in the Durham Region Official Plan (ROP). The ROP states that Living Areas shall be used predominantly for housing purposes. The ROP also states that Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Regional Corridors shall be planned and developed as mixed-use areas, which include residential, commercial and service areas with higher densities, supporting higher order transit services and pedestrian oriented development. Amendment No. 128 to the Regional Official Plan states that portions of Regional Corridors with an underlying Living Area designation, which are identified as appropriate for higher density mixed-use development in area municipal official plans, should support a floor space index of 2.5. This amendment is currently under appeal. The ROP states that cultural facilities for such purposes as religion shall be permitted within urban areas. The ROP also states that cultural facilities shall be directed to locations that are visible and accessible to residents of the Region, preferably in close proximity to existing and future transit routes. Kingston Road (Regional Highway 2) is designated as a Type 'B' Arterial Road and is a Transit Spine in the Durham Regional Official Plan. Development "Service Excellence for our Communities" 1 ,- 100% Post Consumer ATTACHMENTO O��Ot�atFiT9i"SJRE13i;FZT� �5-/ / adjacent to.Transit Spines shall provide for complementary higher density uses 1 and buildings oriented towards the street. Provincial Policies & Delegated Review Responsibilities this -application has been screened in accordance with the terms of the provincial plan review responsibilities. Potential Site Contamination A Phase I Environmental Site Assessment (ESA) report, prepared by. McClymont Rak Engineers, Inc. and dated November. 2010, was submitted in support of the application. The report concluded that, based on the results of their assessment, there is a potential for. contamination on the site from a car repair and maintenance, business operating on the site for almost two decades, and as a result; a limited scope .Phase II ESA should be conducted. According to Ontario Regulation 153/0.4 the Environmental Protection Act, a Record of Site Condition (RSC) is required, as the application is proposing to change to a more sensitive land use. Additionally, Regional policies require a RSC when a Phase II ESA is required to be undertaken. The RSC should be filed with the Ministry of the Environment prior . to approval of the application. There are no other matters of provincial plan interest applicable to this application. .Regional Services Municipal, water supply and sanitary sewer service is available to the subject property. The Regional Works Department has no objection to further processing. of the zoning amendment application and site plan amendment application. Durham Region Transit & Transportation . The proposal does not present any significant Durham Region Transit or transportation impacts. Please contact David Perkins at 905.668.4113 ext. 2571 should you have any, questions or require additional information. Yours truly, , I. Vannitha Chanthavong MCIP, RPP. Planner Current Planning cc: Regional Works Department - Pete Castellan Durham Region Transit — Neil Killens Durham. Region Transportation Planning — Amjad Gauhar .2