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HomeMy WebLinkAboutInformation Report 06-11Cali oo Information Report Al Report Number: 06-11 1 1 For Public Information Meeting of PICKERING Date: February 7, 2011 In Accordance with the Public Meeting Requirements of the Planning Act, R.S.O. 1990, chapter PA Subject: Zoning By-law Amendment Application A 11/10 Starbank Development 1786 Corp, on behalf of Golden Prospect Enterprises Ltd. 1786 & 1790 Liverpool Road (Part Lot 23, Concession 1, Part 1, 40R-15786) City of Pickering 1.0 Property Location and Description • the subject property is located at the southwest corner of Liverpool Road and Pickering Parkway (see Location Map — Attachment #1) • the subject property is approximately 0.69 hectares in area, with approximately 127 metres of frontage on Liverpool Road (see Applicant's Submitted Plan — Attachment #2) • an existing restaurant (Makimono) and a vacant restaurant building (Tropix) occupy the subject property • the surrounding land uses are: north - a private road and parking associated with the commercial site to the west; further north is a plaza with a variety of commercial uses west - a commercial development anchored by a Loblaws Superstore south - vacant lands owned by the Ministry of Transportation (MTO), and Highway 401 east - multi-storey office buildings and Pickering Town Centre on the east side of Liverpool Road 2.0 Applicant's Proposal the applicant is proposing to amend the zoning by-law to permit a financial institution use with an associated drive-through facility the applicant proposes to replace the northerly vacant building with a 1,120 square metre, two-storey financial institution and accessory drive-through facility two existing driveway accesses from Liverpool Road are proposed to be maintained; the northerly access is restricted to right in/right out movements; the southerly access is from a signalized intersection through the abutting MTO property to the south Information Report No. 06-11 Page 2 13 3.0 Official Plan and Zoning 3.1 Provincial Growth Plan 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 the subject lands are within the Downtown Pickering Urban Growth Centre; Urban Growth Centres are regional focal areas for institutional, recreational, commercial, cultural and entertainment uses and higher density residential and employment uses, supported by higher order transit 3.2 Durham Regional Official Plan • the Regional Plan designates the subject property as a "Regional Centre' • "Regional Centres" are to be developed as thehmain concentration of urban commercial, residential, employment, cultural and government functions in an intensive land use form • Regional Official Plan Amendment No. 128 (ROPA 128), which implements the Provincial Growth.Plan, designates the subject lands "Urban Growth Centre'; ROPA 128 is currently under appeal • Urban Growth Centres should be planned as focal areas for institutional, region -wide public services, major office, commercial, recreational, cultural, entertainment and residential uses, serving as major employment centres supporting higher order transit services • Urban Growth Centres should support an overall long term density target of 200 persons and jobs combined per gross hectare and a floor space index (fsi) of 3.0; the built form should be a mix of predominantly high-rise development, with some mid -rise development, as determined by the. City 3.3 Pickering Official Plan • the lands are designated "Mixed Use Areas — Downtown Core" and are within the Town Centre Neighbourhood • lands within this designation are intended'to be developed with the widest variety of uses at the greatest scale and intensity of all neighbourhoods within the City • permissible uses include retail and office, higher density residential, and community, cultural and recreational uses • the designation provides for a maximum floor space index of 3.0 (total floor area divided by lot area); in zoning for the permitted uses, Council shall have regard for. encouraging intensification over time, up to the maximum floor space index • the Town Centre Neighbourhood plan identifies proposed new road connections to the north and the west of the site Information Report No. 06-11 Page 3 14 • 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 Downtown Pickering Urban Growth Centre • this work may result in future changes to the designations, prescribed densities, and other policies pertaining to the subject property 3.4 Pickering Downtown Core Development Guidelines these guidelines, adopted by Council in 1997, provide for: • developing a special image and character on Liverpool Road reflecting its role as a north/south gateway into downtown Pickering • street related mixed use buildings along Liverpool Road • buildings with a minimum height of 2 to 3 storeys with potential for higher tower buildings at gateway intersections such as Liverpool Road near Highway 401 • buildings framing the street and occupying at least 70% of the street frontage, and in corner locations, most of the frontage of both streets • improving pedestrian comfort and amenity along Liverpool Road with the use of appropriate lighting, tree planting, signage and street furniture these guidelines will be updated as a result of the Growth Strategy Program work currently underway 3.5 Drive-through Facilities Study • a drive-through facilities study is being initiated by City staff to address concerns regarding the appropriateness of drive-through facilities in certain locations within the City, and to address their impacts on, among other things, traffic circulation, pedestrian safety, built form and the public realm • the study will review current land use policies, zoning standards and urban design guidelines related to drive-through facilities and recommend any necessary changes • staff anticipate that a report on this matter will be considered at the February 7, 2011 Planning & Development Committee meeting 3.6 Zoning By-law 3036 • the subject property is currently zoned "C3" — Highway Commercial Zone which permits 'a variety of commercial uses but does not include the financial institution use • an amendment to the zoning by-law is required to permit a financial institution use 4.0 Results of Circulation 4.1 Resident Comments 0 none received to date Information Report No. 06-11 Page 4 4.2 Agency Comments 15 Region of Durham (see Attachment #4) • the 0.23 floor space index (fsi) for the proposed development falls short of the Regional expectation of 3.0 fsi within the Urban Growth Centre, particularly in light of the site's exposure and accessibility to Highway 401 and the partial interchange at Liverpool Road • in the absence of additional information regarding the overall re -development of the site, this proposal is not consistent with ROPA 128 • the Regional Works Department will require the Owner to convey a 5.0 metre road widening • additional comments will be provided once the Regional Works Department has had an opportunity to review correspondence from the Ministry of Transportation for the subject property as it relates to the driveway access and the Hwy 401 interchange 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • the appropriateness of the proposed two-storey built form within the Downtown Pickering Urban Growth Centre, and particularly for the redevelopment of this particular site • the appropriateness of a drive-through facility within the Downtown Pickering Urban Growth Centre • access, on-site circulation, parking and traffic generation • consistency with applicable portions of the Pickering Downtown Core Development Guidelines • 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 Information Report No. 06-11 6.0 Other Information 6.1 Appendix No. I Page 5 • list of neighbourhood residents, community associations, agencies and City Departments that have commented 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 Report • Sustainability Report • Traffic Impact Study 6.3 Company Principal • Golden Prospect Enterprises Ltd. is the owner of the subject property • Starbank Developments 1786 Corp. is the applicant • Goldberg Group is the agent of°G� Mila Yeung Planner I MY:ld Attachments Copy: Director, Planning & Development ::�MCJO � Marg Wouters, MCIP, RPP Manager, Development Review and Urban Design 17 Appendix No. I to Information Report No. 06-11 Commenting Residents and Landowners (1) none received to date Commenting Agencies (1) The Regional Municipality of Durham Commenting City Departments (1) none received to date ATTACHMENT#-L-TO ATTAGHMENTO-2—TO Information Compiled from Applicant's 9 Submitted Plan A 11/10 Golden Prospect Enterprises Ltd. This map was produced by the City of Pickering Planning 8 Development Depai menl, Planning Information Services division Mapping and Design. Dec 10. 2010. LIJ ATTACHMENT#afLTO I!J_� II II �x� ���I < i ni t - IIS■®i® t O 'E' aim I Z; 0 a II ; rt t - IIS■®i® t O 'E' k rel I'e Ih 1— I�k I �•� II o� 1 4-11 � II I •_ jet © 7; r F77 Wji h N tTi R i 11 Lr9e O `s` yi Z; 0 a II ; t S WI Wji h N tTi t F ee ij 11 �I 111h yi —6 ;A Z; 0 a �o t h N it yi ;A i r r , B, �T C }riNl1����'i M. Z; 0 a The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4TM FLOOR PO BOX 623 WHITBY ON L1 N 6A3 CANADA 905-668-7711 Fax: 905-666-6208 Email: planning@durham.ca ATTACHMENT# PEPo'3T. January 17, 2011 Mila Yeung Planning Analyst Planning & Development Department City of Pickering One The Esplanade Pickering, ON L1V 61<7 Dear Ms. Yeung 21 JAN 19 2011 C'TPIPLA NIING & DECLOPMtENT - DEPARTMEENT Re: Zoning Amendment Application A11/10 Applicant: Starbank Development 1785 Corp. on behalf of Golden Prospect Enterprises Ltdg. Location: 1786 and 1790 Liverpool Road Part of Lot 23, BF Concession 1, Part 1, 40R-15786 Municipality: City of Pickering The Region has reviewed the above noted application and offers the following comments for your consideration. www.durham.ca The purpose of this application is to amend Zoning By-law 3036 to permit a A.L. CommiGeorssioner eff, f PlaCIP RPP two storey financial institution and drive through facility. Commissioner of Planning "Serviced Excellence for our Communities" S Regional Official Plan The subject lands are Region Official Plan concentration of comt currently designated 'ROP). Centers an iercial, residential, c in a well designed and intensive land use 'Regional Centre' in the Durham to be developed as the main Iltural and government functions orm, within Urban Areas.. In the Council Approved Regional Official Plan Amendment No. 128'(ROPA 128), the subject lands are designated "Urban Growth Centre". Urban Growth Centres shall be planned as focal .areas for institutional, region -wide public services, major office, commercial, recreational, cultural, entertainment and residential uses, serving as major employment centres supporting higher order transit services. Urban Growth Centers should support an overall long-term density target.. of 200 persons and jobs combined per gross hectare and a floor space index (fsi) of 3.0. The built form of the Urban Growth Centre should be a mix of predominately high-rise development, with some mid -rise, as determined by area municipalities. A Planning Report (dated November, 2010, by Goldberg Group) has been submitted in support of the application. The report indicates that the floor space index for the proposed development is 0.23. Although we recognize that the 3.0 fsi is an overall target for the entire Urban Growth Centre, the proposed 0.23 fsi falls short of the Regional expectations, particularly in light of the site's exposure and accessibility to Highway 401 and the partial ® 1 100% Post Consumer ATTR H13AAr.NT in �: �,:,-.,•��a R�_���a�tt 0�-1 J_. 22 interchange at Liverpool road. The developer should explore, opportunities to increase the fsi of the subject site. Conversely, the municipality should demonstrate that the shortfall will be captured elsewhere within the Urban Growth Centre. Given the fact that no additional information has been provided for the overall re -development of the site, this proposal is not consistent the ROP, as amended by ROPA 128. 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 completed site screening questionnaire has been submitted with the application. The Region of Durham requires that the questionnaire be signed by a qualified person. There are no other matters of provincial plan interest applicable to this application Regional Services The subject property is connected to municipal water supply and sanitary sewer servicing. Should the development require upgrades to the existing municipal services, they shall be addressed at the time of site plan application. The Regional Works Department will require the Owner to convey a 5.Om road widening as illustrated on drawing A101 Site Plan and Statistics. Additional comments will be provided once the Regional Works Department has had an opportunity to review correspondence from the Ministry of Transportation for the subject property as it relates to the driveway access and the 401 interchange. Durham Region Transit & Transportation The proposal does not present any significant Durham Region Transit or transportation impacts. 2 �'e�••11A lrot Crn�i�j/I36`dt Please do not hesitate to contact the undersigned should you have any questions or comments. Yours truly, Brad Anderson, MCIP, RPP Planning Analyst cc: Regional Works Department — Pete Castellan _ Durham Region Transit — Martin Ward Durham Region Transportation Planning — Amjad Gauhar 3