The URL can be used to link to this page

Home My WebLink AboutInformation Report 29-020118 PICKERING INFORMATION REPORT NO. 29-02 FOR PUBLIC INFORMATION MEETING OF OCTOBER 17th, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: City -Initiated Zoning By-law Amendment Application A 12/02 1184, 1194, 1200, 1222, 1234 Kingston Road and adjacent City -owned lands Generally located on the north side of Kingston Road, west of Pine Creek, east of Walnut Lane City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION Generally located on the north side of Kingston Road, west of Pine Creek, east of Walnut Lane (see location sketch — Attachment #1). 2.0 CITY OF PICKERING'S PROPOSAL On January 21st, 2002, Council directed "Planning & Development staff to commence a City -initiated zoning by-law amendment for the lands generally located on the north side of Kingston Road, west of Pine Creek, east of "The Townhomes of Walnut Lane" development,. and south of existing dwellings fronting Storrington Street, to establish compatible residential zoning on those lands generally in keeping with the Walnut Lane Area Development Guidelines adopted by Council in June, 1994"; further to Council direction, the City of Pickering proposes to change the zoning on the subject lands to permit the development of townhouses, generally in keeping with the "Walnut Lane Area Development Guidelines". 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan designated "Living Area"; lands designated "Living Area" are to be used predominantly for housing purposes; the proposed Zoning By-law Amendment appears to conform; Information Report No. 29-02 Page 2 3.2 Pickering Official Plan designated Mixed Use Areas — Mixed Corridor, lands designated Mixed Use Areas — Mixed Corridor are to have the highest concentration of activity and the broadest diversity of community services and facilities in the City; lands designated Mixed Use Areas — Mixed Corridor permit residential uses; retailing of goods and services; offices and restaurants; community, cultural and recreational uses; and special purpose commercial uses; despite Table 6 of the Official Plan, a maximum residential density of 55 units per net hectare is permitted for lands located on the north side of Kingston Road that are designated Mixed Use Areas and abut lands developed as low density residential; the subject lands are located within Neighbourhood 8: Town Centre and are part of a detailed review area; 3.3 Compendium Documents to the Official Plan Development Guidelines have been prepared for the subject lands: the Town Centre West Precinct section of the "Kingston Road Corridor Design Guidelines" and the "Walnut Lane Area Development Guidelines"; these Guidelines provide direction for development of the subject lands; a copy of the Town Centre West Precinct section of the "Kingston Road Corridor Design Guidelines" is attached (See Attachment #2); a copy of the "Walnut Lane Area Development Guidelines" is attached (See Attachment #3); 3.4 Zoning By-law 3036 subject lands are zoned: `R3' — Third Density Zone; `R3-1' — Third Density Zone Exception; and `G' — Greenbelt -Conservation Zone, by Zoning By-law 3036, as amended; the `R3' and `R3-1' zones only permit one (1) detached dwelling per lot; and the `G' zone only permits forestry, reforestation, conservation activities, and buildings or structures designed to be used in connection with parks and recreational purposes and the conservation of soil and wildlife, as well as those uses permitted in the Open Space Zones (i.e. parks, walks, statues, fountains, play lots, wading pools, playing fields, etc.). 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments residents' comments received to date outlined the following concerns: o whether the proposed rezoning would permit only townhouses, or townhouses, as an additional use; o inadequate drainage at the north end of the subject lands and along the ditches on north side of Kingston Road; Information Report No. 29-02 010 Page 3 o pedestrian link at Pine Creek should be maintained; o lands at Pine Creek are low-lying and environmentally sensitive; o need for sidewalks along the north of south sides of Kingston Road; o negative impact of townhouses on single family homes; o increased local traffic; o direct access to Kingston Road; (See Attachment #4) 4.2 Agency Comments - Agency comments received to date; Veridian - no objection; 4.3 Staff Comments 4.3A Council Adopted Development Guidelines the "Kingston Road Corridor Design Guidelines" and the "Walnut Lane Area Development Guidelines" provide direction for future uses and buildings along this section of Kingston road; both sets of guidelines provide direction regarding such matters as building height; build -to zone; building setbacks; building orientation; land use compatibility; buffering and screening; landscaping treatments; signage; urban form; streetscape; livability and character; transportation; infrastructure; and economic development; the "Walnut Lane Area Development Guidelines" have already been implemented through approval of the rezoning for the Mattacchioni properties at 1210 and 1218 Kingston Road; 4.3.2 Technical Matters City Staff are preparing a Terms of Reference for consultant(s) to review the following matters: o Stormwater Management Plan; o Site Servicing; o Grading Plan; and o Environmental constraints; the review is required in order to determine environmental, servicing and developmental constraints; the consultant's fees were included in the Council -approved, 2002 budget; 4.3.3 General Comments there are currently no buildings proposed; a conceptual site plan has not yet been prepared; - development of the subject lands will require Site Plan approval; Planning & Development staff have been directed by Council to commence the City -initiated Zoning By-law Amendment; Information Report No. 29-02 Page 4 03. - development of the subject lands will not proceed until private initiatives are undertaken. 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 commented on the application at the time of writing report; Lynda Taylor j Ed Manager, Dev opment Review Planner II Betsey EB:td Attachments Copy: Director, Planning & Development 012 APPENDIX NO. I TO INFORMATION REPORT NO. 29-02 COMMENTING RESIDENTS AND LANDOWNERS (1) Francisco and Lucia Goytisolo, 1764 Storrington COMMENTING AGENCIES (1) Veridian Connections COMMENTING CITY DEPARTMENTS none received to date ATTACHMENT #TO INFORMATION REPORT# 2Q' /-AL 013 711 SOUAR HONEYWOOD 1111 ORES. J GLENANNA 2 O IMMO UMW WOW MEM 1111111111111 OWNTREE CRES. > K 0 41 \�111111�■1 RATHMO E 1111=, 1111 �„ w W _ • CRES. AVENUE z KITLEY mow, • ONONM AVE11111111 NU� INIWU Wow WOW FOLEYET AMMER MUUMUU -- MIN IIIIO MOM MOM �WU IMOMOS 111111111111-IIIMMEMELMM. SINEW Woo Ewa __ IUIMMUNEUWWWNIMUOM RESCENT MOM 111111111111►, , CULROSS AJE 1 111`mmi "111IIUe 11111 BPO !,,i1T01 • 1�) 10110 Iwo goo WW,wooi 0 O F Z 111111111111111 o IIIIIIIIII//� MEh /' ADOW W E IJJ\\1lvvrr77JJ 0 CRESpuff. Q IllilL ROAD ti Nsi re 0 w qpA N\GO PY City of Pickering MALDEN =-- OW NOW '_ U =Ems_IIIIIIIIIII�_ - �_ ` w = _ Ammo Imo moo woe mmoiNNI omm =g_ lommom mim nowwowiwouvileTrie • ,& tt1 ROAD 1 • 1 O m 0 Pgs OHO. *AI °v. 0 44..... � P:''' 4 1 Z 0 U INN= __ MEM MNINEE !IF i, i UBJECT OPERTIa F 0°1 rf re 0 N 2 RE -51 WAYFARER 111 -J 0 a 3 J 0 0 a w J G CRES. —lllilll BRANDS Ill CO GLENANNA PICKERIt BAYLY POPRAD K O w 5 Planning & Development Department PROPERTY DESCRIPTION PT. OF LOT 11, 12, 13, 16, 17 & 18 PLAN 489; PT. 2, 40R-4484; CLSD. RD. ALLOW. OWNER CITY OF PICKERING; B. SINGLETON; L MORGAN; J. MORGAN; N. AROUKATOS; B. KISHUNLAL DATE SEPT. 9, 2002 DRAWN BY IB FILE No. A 12/02 SCALE 1:7500 CHECKED BY EB FOR DEPARTMENT USE ONLY PN -8 PA - 01 4 ATTACHMENT# 4- TO INFORMATION REPORT#• "UZ. Excerpt from the Part 2 - Section 1 Kingston Road Corridor Urban Design DEVELOPMENT GUIDELINES 1.4.4 Town Centre West Extending from the CN Rail overpass to Pine Creek, the Town Centre West neighbourhood is a transition zone between the Whites Road Corridor and the Downtown Core. It is expected to evolve over the long term into a pedestrian friendly, mixed use neighbourhood that will act as an extension of the Downtown Core, especially east of Walnut Lane. Objectives (i) To create a new residential and mixed use neighbourhood next to the Downtown Core, offering a variety of experiences for living, working, and shopping; (ii) To encourage a neighbourhood that is an appropriate transition between the Whites Road corridor to the west, the Liverpool Neighbourhood to the north and the Downtown Core to the east; (iii) To continue to permit automobile oriented characteristics over the short and medium term, or until the south side of Kingston Road is redeveloped as a residential/mixed use neighbourhood. Urban Form (i) As the area evolves, buildings shall be encouraged to have reduced setback from Kingston Road in order to create an appropriate mainstreet condition along the corridor; (ii) Low rise buildings shall be encouraged on both the north and south sides of Kingston Road; (iii) Residential uses shall generally be encouraged, and retail and community uses may be permitted, especially on the ground floor of buildings fronting Kingston Road; (iv) An appropriate open space edge and treatment shall be provided at the eastern boundary of the Precinct, to signify the Pine Creek crossing under Kingston Road. ATTACHMENT# 2 TO INFORMATION REPORT# KINGSTON ROAD si.....,....... 7 , i Streetscape (i) A distinctive character shall be established, through appropriate streetscape treatment; (ii) Sidewalks shall be provided on both sides of Kingston Road; the sidewalks should provide direct and convenient access to buildings fronting the street; (iii) Wide sidewalks with sitting areas shall be encouraged at Walnut Lane and at Pine Creek; (iv) Pedestrian scale streets lights, appropriate signage, special pavement treatment, banners and seasonal planting boxes shall be encouraged, especially at intersections; (v) Continuous street tree planting shall be encouraged close to the curb to create a canopy over the pedestrian area. Livability and Character (i) Pedestrian safety and security shall be encouraged to help establish the Precinct as a "people place"; (ii) Pedestrian related uses shall be encouraged to locate within any surplus ROW lands that may be available. Transportation (i) The roadway shall be designed for a 50 km/h operating speed limit over the medium to long term; (ii) The CNR overpass should be looked at as a potential gateway feature; Kingston Road Corridor Guidelines Page 9 015 01'6 ATTACHMENT # TO INFORMATION REPORT# (iii) The introduction of a centre median from the overpass east to Dixie Road should be considered; (iv) Over the mid to long term, on -street parking may be provided, particularly east of Walnut Lane, as new buildings are located closer to the street; (v) Strong north -south pedestrian links shall be established at Dixie Road and Walnut Lane; (vi) Transit stops shall be encouraged near intersections, linked to pedestrian amenity zones; (vii)The option for a future transit/HOV lane should be protected. nn YY 2SI 465 3.35 1.75 efil 3.25 135 I 165 125 100050 EAST OF NS CREEK 5.00 YEWS MESE Of OWE 2600 TOWN CENTRE WEST n Y s. Infrastructure (i) An urban road profile shall be encouraged; roadside ditches shall be removed; (ii) Hydro lines may be buried or relocated to the centre median, if feasible; (iii) Sidewalk locations should be integrated with any new street -oriented infill development. Economic Development (i) The precinct should be promoted as the downtown west neighbourhood, offering varied business and residential opportunities, and other land uses that benefit from being in close proximity to the downtown; (ii) Commercial intensification may be encouraged at intersections; (iii) Infill development may be encouraged within any surplus lands created as a result of reducing the ROW for Kingston Road. 1.4.5 Downtown Core Extending from Pine Creek to the Hydro corridor, the Downtown Core is the heart of Pickering and will support the highest intensity and diversity of uses, creating a pedestrian friendly mainstreet along Kingston Road, that will also serve as a regional focus. Objectives (i) To create a regional landmark and destination area; (ii) To establish the highest intensity of cultural, residential and economic activity, and the greatest density and diversity of land use mix; (iii) To create the highest zone of pedestrian activity in the City, that functions as a true "mainstreet" for Pickering; (iv) To establish Liverpool Road as a "portal" to Kingston Road; (v) To recognize Liverpool Road and Valley Farm Road as local "gateways" into the Downtown Core; (vi) To protect and enhance the prominence and visibility of the City Hall. Page 10 Kingston Road Corridor Guidelines ATTACHMENT#TO INFORMATION REPORT# - C 2. •i•9•• •' I KINGSTON / / ").4 ROAD .•e a i 411'•~ii.i4s•sr AM.=_ � z •• • • •P, w 017 TOWN CENTRE WEST PRECINCT. FEBRUARY,1998. ._ 018 ATTACHMENT # TO INFORMATION REPORT#al-02 Excerpt from the Town Centre Neighbourhood Section H1 Walnut Lane Area DEVELOPMENT GUIDELINES ATTACHMENT#_T'0 INFORMATION REPORT # 2 ` C 2 019 Walnut Lane Area Development Guidelines -- Table of Contents Section Page H1.1 Introduction H1.1.1 Walnut Lane Area 1 H1.1.2 Study Process 1 H1.1.3 Context 1 H1.1.4 Principles 1 H1.2 Site Structure / Development Patterns H1.2.1 Build -to -Zone 2 H1.2.2 Building Setback, Height, and Length 3 H1.2.3 Building and Orientation 4 H1.2.4 Pedestrian and Vehicular Systems 4 H1.3 Landscaping H1.3.1 Kingston Road 5 H1.3.2 Walnut Lane 5 H1.3.3 Pine Creek 5 H1.3.4 Adjacent Residential 5 H1.3.5 Landscape Features 5 H1.4 Building Controls H1.4.1 Building Faces 6 H1.4.2 Equipment and Service Area Screening 6 H1.4.3 Commercial and Building Signage 6 Appendix No. 1 Study Process 7 Diagram "A" — Walnut Lane Study Area 8 020 ATTACHMENT# TO INFORMATION REPORT# 2i `) Walnut Lane Area Development Guidelines The following Walnut Lane Area Development Guidelines were adopted by Pickering Council on June 27, 1994 through Resolution #134/94. H1.1 INTRODUCTION H1.1.1 Walnut Lane Area The Walnut Lane Area is bounded by Kingston Road to the south, a low density residential area to the north, Walnut Lane to the west, and Pine Creek to the east. (See Diagram 'A') H1.1.2 Study Process The Study Process used in the preparation of the Guidelines is outlined in Appendix No. I. H1.1.3 Context The existing development along Kingston Road in the vicinity of the Walnut Lane Area is different on the north and south sides of the street. To the south, is a series of larger retail -commercial uses occupying the large and irregular lots between Highway 401 and Kingston Road. The properties fronting the north side of Kingston Road are much shallower and are either vacant or support detached residential buildings. A few of the residential dwellings are being used for commercial purposes. H1.1.4 Principles The standard suburban development pattern is one of large detached houses situated on winding streets. These streets are connected by arterial roads to commercial strip development, characterized by low single use retail buildings, with occasional office buildings interspersed, surrounded by surface parking. These parking lots are usually situated between the buildings and the street, and minimize the opportunity to achieve a pedestrian scale or related activities on the street. A "new suburban model combines the physical characteristics of traditional towns - intimate scale, through streets, varied housing types, a mixed-use centre within walking distance, clearly defined public space - with the social and environmental concerns of the last few decades, such as reducing the use of automobiles, increasing the use of public transportation, creating a more diverse mix of residents and respecting the natural environment... "(Progressive Architect, 1993). The form that development takes under these principles favours rectangular street grids, tighter street oriented building configurations, with clear public space and commercial/residential districts well connected by pedestrian and transit links. While it is clear that the goals of the new model are worthwhile, they are difficult to implement in a piecemeal fashion. In situations of urban infill or redevelopment, such as the Walnut Lane Area, ATTACHMENT#TO Walnut Lane Area Development Guidelines INFORMATION REPORT# Page 2 f) �) the extent of the land and proximity to existing suburban patterns of development usually result in a hybrid approach to development guidelines that attempt to integrate more street and community oriented new development, with existing arterial commercial development and residential subdivisions. In the specific case of the Walnut Lane Area, Kingston Road serves as a significant east/west commuter link with large traffic flows. Although Kingston Road is currently regulated by the Ministry of Transportation, it is expected their jurisdiction will be transferred to the Region of Durham effective January 1, 1995. As a result of this anticipated change, guidelines based on reduced building setbacks from Kingston were formulated to develop the Kingston Road street edge as an intimately scaled pedestrian precinct. The intent of the proposed guidelines is to outline a basis for development that has regard for the low density residential uses to the north and create street oriented development that is focused on Kingston Road. To this end the guidelines establish a build -to -zone along both Kingston Road and Walnut Lane, within which 40% of the face of all buildings must be located. The guidelines also suggest a scaling down of building heights toward the rear to improve the relationship between new developments and existing housing to the north. Recognizing the potential for the Walnut Lane Area, in conjunction with vacant lands to the west, to be a "gateway" to the Liverpool Neighbourhood to the north, buildings at intersections and major entries are encouraged to be located at the edge of the street to act as marker buildings, giving a distinct character to the area. By encouraging private development to take a more urban form, activity can be concentrated on Kingston Road, enlivening the street and enhancing community identity. H1.2 SITE STRUCTURE/DEVELOPMENT PATTERNS H1.2.1 Build -to -Zone To contribute to a more pedestrian scaled precinct, better define the street edges, and retain the historic parallelogram angles of the lot lines, a minimum of 40% of a building face or combined face of a group of related buildings, must be within a Build -to -Zone (BTZ). For Kingston Road, the BTZ extends 6.0 metres from the property line. The Walnut Lane BTZ is an area not less than 4.5 and not more than 6.0 from the property line. Figure 1 illustrates both BTZ's and how the 40% requirement is determined. Walnut Lane 40% of projected ding width to be within BTZ Figure 1 min. 40% of projected builidng Kingston Road width to be within BTZ �-� Walnut Lane Area Development Guidelines ATTACHMENT# 2 TO INFORMATION REPORT# Z 02. Page 3 H1.2.2 Building Setback, Height, and Length Buildings should be of an appropriate height and setback from the north property line to prevent overshadowing and loss of privacy to abutting residences. No building shall exceed a height of three storeys and 12.0 metres, inclusive of the roof. Building setbacks from the north property line are established by an imaginary 17 degree angular plane extending from a point 7.5 metres into the rear yard of the lots that abut the Walnut Lane Area. Buildings must be set back from the north property line so that no part of the structure projects above the 17 degree angular plane. For example, a 12.0 metre high building would touch the angular plane at a point 26 metres from the north property line (see Figure 2.), which becomes the minimum setback for that building from the north property line. Storrington Street S/L 7.5m Figure 2 Maximum 12.0m Building Height 6.5m Building Height 1.5mr---17:1 7.5m P/L" 7.5m 26 Om _3.0m Minimum Setback for Accessory Buildings Kingston Road S/L Notwithstanding the above setback provision, no building other than an accessory building or parts thereof, shall be closer than 7.5 metres to the north property line. Accessory buildings, or parts thereof, can be setback a minimum of 3.0 metres from the north property line, provided they do not exceed one storey in height. To contribute to the pedestrian scale environment, and help create afocal point at Walnut Lane and Kingston Road, buildings adjacent to both Walnut Lane and Kingston Road shall be a minimum of 2 storeys in height. New development at the west end of the Area should not overshadow, nor result in the loss of privacy for the existing detached dwellings on Walnut Lane. In this regard, the opportunity to locate built form that is compatible with the existing dwellings (height and massing) should be examined through the City's site plan review process. To ensure that a reasonable living environment shall be maintained for existing residents in the Walnut Lane Area as redevelopment occurs, matters such as building heights, and setbacks from side lot lines will be examined through the City's site plan review process. Buildings shall not have a continuous length of 50.0 m without a break in the building face. Break in Building Face 50 metre maximum Figure 3 f) 3 ),4 Walnut Lane Area Development Guidelines ATTACHMENT# 3 TO INFORMATION REPORT# ."C7 Page 4 H1.2.3 Building & Orientation To encourage pedestrian activity at the street edge, developments should have their main building entrance facing Kingston Road. The resulting building pattern should not create "canyons" by siting two higher buildings too close together (see Figure 4), and building orientation should not result in large expanses of surface parking adjacent to Kingston Road. -r Walnut -� Lane i Figure 4 Kingston Road H1.2.4 Pedestrian and Vehicular Systems i A main pedestrian promenade shall be provided on private property adjacent to the street. Logical connections between buildings and the promenade shall be made. Where possible, additional pedestrian connections should be made between sites. Where the pedestrian promenade crosses a vehicular zone, the walkway should be expressed in a material different than the vehicular zone. Dropped curbs are also required at these locations to ensure full accessibility. Vehicular access shall primarily be from Kingston Road. Shared access is acceptable. One entrance from Walnut Lane to serve the western end of the Area is permitted. The exact location of the Walnut Lane entrance shall be determined through the City's site plan review process. Vehicular parking should be underground wherever practicable. However, to avoid large expanses of surface parking adjacent to Kingston Road, parking areas shall be broken up into courts. In any situation where there are more than approximately 10 car parking spaces in a line, a landscape break of approximately 2.5m by the depth of the parking space should be provided. These landscape breaks should be coordinated into a linear arrangement wherever possible. Walnut Lane Area Development Guidelines ATTACHMENT#TO INFORMATION REPORT# -O2 Page 5 (4,9'5 H1.3 LANDSCAPING H1.3.1 Kingston Road To establish the Kingston Road promenade, a minimum 1.5m sidewalk with street tree plantings at approximately 12.0m intervals beside the sidewalk shall be provided on each site in conjunction with the following landscape treatment: (a) complementary site landscaping, adjacent to a building; and (b) screening measures such as ornamental fences, bollards, low walls, planters, and shrubbery adjacent to a parking area. Vehicular and pedestrian access points should be easily identifiable through a combination of fencing, masonry features and lighting. These features should be consistent with the building and signage designs. H1.3.2 Walnut Lane Planting on this frontage should continue treatment similar to the residential streets to the north, ending in a hard surface court at the intersection. This court should be a prominent and attractive outdoor amenity space for the neighbourhood. H1.3.3 Pine Creek Planting should integrate with indigenous planting along the creek edge. H1.3.4 Adjacent Residential To accommodate buffering between future development in the Walnut Lane Area and the abutting residential dwellings to the north, a 3.0 metre continuous landscape strip shall be provided along the north property line. Fencing and plantings within this landscape strip shall provide adequate visual screening and noise abatement for the existing dwellings. Existing trees should be protected where possible. Site lighting from developments in the Area should not spill over to the abutting residential area. H1.3.5 Landscape Features Consideration should be given to the scale and placement of lighting standards. Within pedestrian zones, such as connections to public transit, retail mews and building entrances, lower pedestrian scale lighting standards should be used. Lighting standards should not exceed approximately 4.5- 6.0m in height on the site. Public seating, bicycle stands and garbage receptacles should also be provided at convenient locations on site. Tree planters should preferably be constructed of masonry and could incorporate elements such as perimeter benches or terraced planting. Walnut Lane Area Development Guidelines ATTACHMENT#TO INFORMATION REPORT #t`- Page 6 Chain-link fences are discouraged except where an evergreen hedgerow or creeper is planted and maintained along its length. H1.4 BUILDING CONTROLS H1.4.1 Building Faces All buildings should incorporate architectural details, colours and materials that reflect a residential design theme. Building elevations, including roof design, facing the adjacent residential uses should maintain a consistent level of residential architectural detail, colour and materials. Changes in materials on the building elevations should generally happen at inside corners or at major building elements. H1.4.2 Equipment and Service Area Screening Roof mounted mechanical equipment should be screened so it is not visible from the road or any adjacent use. Screening methods should be integrated into the building design. Mechanical equipment and service areas at grade should be housed in the main building form where possible, or, where not possible, screened with decorative fences, landscape features or building elements. Refuse storage must be fully enclosed, and preferably internal to the buildings. Provision must also be made to accommodate waste recycling. H1.4.3 Commercial and Building Signage Signage systems should be considered in the overall design of any commercial building. Backlit box signage systems used on a commercial building should not be surface mounted. They should be flush with adjacent materials or integrated into the design in some other way. Ground related signage, instead of vertical and freestanding commercial signage, is encouraged. All commercial signage should be coordinated with the overall building and site design. Walnut Lane Area Development Guidelines ATTACHMENT#-) TO INFORMATION REPORT # - 2 Page 7 0 ? 7 APPENDIX NO. I Walnut Lane Area Development Guidelines STUDY PROCESS Pickering retained the services of an urban design consultant, Mr. Alan Hirschfield, of U + D & D Inc. to assist in the preparation of these guidelines. The study process was originally intended to delineate and, to the extent possible, reconcile the concerns of the residents with the objectives of the Municipality and of the private developer of lands at the northeast corner of Kingston Road and Walnut Lane. Subsequently, the process evolved to produce a set of design guidelines for all lands in the Walnut Lane Area. STAGES 1) Stage One consisted of reviewing all current documentation, as well as an analysis of the existing context. Planning staff provided to the consultant a significant amount of information on existing buildings, mapping and previous development applications as well as a record of resident concerns. 2) Stage Two comprised a series of preliminary massing and layout studies from U + D & D Inc., intended to better relate developer objectives with Pickering's urban goals and resident concerns for privacy. These sketches and other related ideas were discussed at a meeting with the residents. 3) Stage Three utilized computer modeling to assess the impact of various heights and layouts in three dimensions. The two major objectives were to take into account resident issues of overlook, massing and shadowing of houses to the north of the study area and municipal intent to have development with a clear street focus and definable street "edge". This work was presented to staff and some members of council for preliminary review and comment. 4) Stage Four consisted of collecting and formatting this information into an urban design guideline document for the entire Walnut Lane Area. This will act as a framework, which together with the zoning by-law, will assist private development to proceed in a manner consistent with the objectives for a new .urban focus along major routes in Pickering. A set of Draft Guidelines was submitted to Pickering in March 1994. 5) These Draft Guidelines were discussed with the Executive of the Liverpool West Community Association on March 28, 1994. At this meeting they requested the Draft Guidelines be circulated to the broader community for their information and review. 6) On April 26, 1994 a Neighbourhood Information Meeting was held to provide area residents with an opportunity to find out more about the Draft Guidelines, and to provide comments. Residents in attendance requested that a "follow-up" meeting be held so that Pickering Staff could present amendments to the Guidelines proposed in response to their concerns 7) The "follow-up" meeting was held on May 31, 1994, at which 9 amendments to the Draft Guidelines were presented. Following that meeting the Recommended Urban Design Guidelines were prepared and forwarded for Council's consideration on June 27, 1994. 8) Council passed Resolution #134/94 on June 27, 1994, thereby adopting the Walnut Lane Area Urban Design Guidelines, with revisions, as Amendment No. 11 to the Liverpool Development Plan. Walnut Lane Area Development Guidelines ATTACHMENT#J TO INFORMATION REPORT# sC)2 Page 8 CULROSS AVENUE I I I I I I I I I t--- I I 1 I I 1 I 1 I I r-- NO1SY110M 0 0 I li / I \ '' I-� y ›V - Y -J DIAGRAM "A" Walnut Lane Study Area \ / � \ � \\ \\ \ \\ \\ SSR \ \ \ 1 I \NG y --r- D 1 1 r 1 I I 1 1 1 ATTACHMENT #ATO INFORMATION REPORT# 2q Belsey, Edward From: F.Goytisolo [flgoyti@rogers.com] Sent: September 24, 2002 10:29 PM To: Belsey, Edward Cc: Taylor, Bruce Subject: Zoning By -Law Amendment Application A 12/02 Mr. Edward Belsey We live and own a house in Storrington St. and pay all our taxes. In the past few years we have seen that the quality of living in this area has deeply deteriorated, and our taxes gone up. Deterioration coincides with the construction of condominiums at the corner of Kingston Rd. & Walnut Lane. Examples are: Increased illegal parking on local streets (specially Walnut Lane) Increased theft and car damage (our car was vandalized - reported to police). Car and bicycle thefts have become common. People with dogs failing to use a leash. People with dogs defecating on our property and failing to scoop and stoop Passers-by throwing garbage on our lawn - littering People leaving their trash and writing graffiti on the Hydro transformer on our front. Most of these people do not live in Storrington St. but come for a walk through Storrington St. towards the bridge on Pine Creek. The construction of the condominiums could have meant some added value to our vicinity but never took place: - No sidewalks to walk along the North or South sides of Kingston Rd. We have to walk on gravel or mud to get to the mall. - A mountain bike is more fitted to transit under these conditions but Kingston Rd. has no bicycle lanes. Please go out at 5:30 in the morning and see people going to work on their bicycles risking their lives. - A ditch -like water drain that runs East-West. along the North side of Kingston Rd was never canalized and buried with adequate water ducts. The only improvement made is the traffic light at Kingston & Walnut. Poor maintenance and much littering at the bridge over Pine Creek. Poor surveillance and dangerous night conditions. The lack of sidewalks on Kingston Rd. is absolutely ridiculous to say the least. We bought our house in a single -family -homes area fourteen years ago to find that the quality of life has changed with the coming of these condominiums with no compensation as explained above, but aggravation. Extending my comments a bit further, Pickering roads are not prepared to increased local traffic brought by each new owner of these little new houses. Pickering roads are not made to support more traffic going East as ATTACHMENT#J_TO }}, INFORMATION REPORT# -C�., ickering road design is apparently meant to connect mainly with the 401 to the West. We rather go to Whites Rd. interchange to go East than to head to Brock Rd. and try to make it to the 401. The condominium built at Walnut Lane & Kingston Rd. is an exceptional case at affecting traffic only because of the existence of Walnut Lane. The proposed amendment A 12/02 implies that homeowners along the north side of Kingston Rd. will have direct access to Kingston Rd. which is not only dangerous but unacceptable. Will create also a hazard because of new residents trying to walk across Kingston Rd. to Loblaws commercial plaza. We have seen enough car accidents at Kingston Rd. and the exit coming out directly from this plaza. Please check police accident statistics on this last one. For all the above reasons we find Application A 12/02 for the development of townhouses totally inappropriate and will vigorously oppose such proposal. City Clerk Bruce Taylor please take note and keep us informed of future meetings and related developments. Francisco Goytisolo Lucia Goytisolo 1764 Storrington Street Pickering, ON LIV 2Y1