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Home My WebLink AboutInformation Report 07-06. �'M -uAffauffia INFORMATION REPORT NO. 07-06 FOR PUBLIC INFORMATION MEETING OF June 1", 2006 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 06/06 S. R. & R. Bay Ridges Ltd. 1215 - 1235 Bayly Street Part of Block Y, Plan M-16 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject lands are located at the southeast corner of the intersection of Bayly Street and St. Martins Drive; - a property location map is provided for reference (see Attachment #1); - the property is currently occupied with the Bay Ridges Plaza that contains a variety of commercial uses including retail, personal services, office uses and a car wash; - the vast majority of the property not occupied by the building is paved for parking purposes with the exception of the portion of the property along the eastern side which is sloped and forms part of the Douglas Ravine; - the site's topography, other than the Douglas Ravine portion is relatively flat; - the property is encumbered by an existing easement in the eastern portion of the property for sewer purposes; - access to the existing site is provided by a driveway off of Bayly Street and two driveways off of St. Martins Drive; - the subject application does not include the lands associated with the smaller plaza at 1259 Bayly Street: - surrounding land uses are: north - on the opposite side of Bayly Street is the CN rail line and Highway 401; south - townhouses and apartment building; east - open space lands being the Douglas Ravine; west - on the opposite side of St. Martins Drive are detached dwelling lots that front onto Tanzer Court. Information Report. No. 07-06 W 3.1 Page 3 Apartment Building "A" Height — 16 storeys Apartment Building "B" Height — 18 storeys Office - Gross floor Area — 1,021 m — 1,041 mz Retail - Gross floor Area — 2,062 mZ Commercial - Gross floor Area Surface Parking for apartment/commercial building — 60 spaces Underground parking for apartment/commercial building — 462 spaces Total parking for apartment/commercial building — 522 Spaces OFFICIAL PLAN AND ZONING Durham Regional Official Plan - designates the subject lands as Living Areas; - areas designated as Living Areas are intended to be predominantly used for housing purposes, and may include limited office, retail and personal service uses; - in consideration of development applications in Living Areas the intent of the Plan is to achieve a compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads and in conjunction with present and potential transit facilities; - Bayly Street where it abuts the subject lands is designated as a Type A Arterial Road; - the proposal appears to conform to the Durham Region Official Plan; 3.2 Pickering Official Plan - the Pickering Official Plan designates the subject lands as Mixed Use Area — Mixed Corridors Area and Open Space Systems — Natural Areas; - permissible uses within Mixed Use Area — Mixed Corridors Area include, amongst others, a variety of residential uses including townhouses and apartment buildings, retailing of goods and services, offices and restaurants; - the Pickering Official Plan establishes a density range of over 30 and up to and including 140 dwelling units per hectare for development within a Mixed Use Area — Mixed Corridors Area; - the proposed application is proposing 572 dwelling units to be located on a net designated area of 3.38 hectares resulting in a net density of 169 dwelling units per hectare; - the current number of dwelling units does not comply with the density provisions of the Official Plan, maximum density of 140 dwelling units per hectare; - Mixed Use Areas are intended to have the widest variety of uses and highest level of activities in the City when compared to other designations; - the lands that are designated Open Space — Natural Area represent lands that are in proximity to the Douglas Ravine; Information Report No. 07-06 Page 5 - a copy of the Draft Urban Design Concept is provided for general reference (see Attachment #3); - preliminary review of the draft guidelines indicates that certain design matters will need further investigation resulting in refinements and enhancements; - it is anticipated that the Development Guidelines will be finalized by staff and brought before City Council for consideration; 3.4 Zoning By-law 3036 - the subject lands are currently zoned "C2" — General Commercial Zone by Zoning By-law 2511, as amended; - the existing zoning permits a variety of commercial uses including retail stores, restaurants, service stores, business and professional offices, car wash, dry cleaning and laundry and automobile service station; - an amendment to the zoning by-law has been requested by the applicant in order to permit the proposed mixed use development; - the applicant has requested an appropriate zone that would permit the proposed uses. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - written comments have been received from numerous residents providing comments and concerns/opposition with the application; - comments included concerns with: • loss of commercial facilities/grocery store, specifically to the number of seniors living in the immediate neighbourhood; • site density/number of units; • increased traffic in the area; • access locations to the site; • impacts on schools/capacity for students; • on-site traffic movements; • construction activity, phasing of development, timing of demolition of the existing plaza and impacts on the remaining businesses; • impact on the ravine/environmentally sensitive lands; • dangers to pedestrian traffic; • urban design; 4.2 Agency Comments - no formal agency comments have been received to date; Information Report No. 07-06 5.0 PROCEDURAL INFORMATION Page 7 - 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 be notified of Council's decision regarding either the proposed zoning by-law amendment application, you must request such in writing to the City Clerk; - if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed zoning by-law amendment, does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal; - if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 6.0 OTHER INFORMATION 6.1 Appendix No. I list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing the report; 6.2 Information Received full scale copies of the applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department including: • proposed development plan; • Traffic Impact Study, prepared by Javar Consultants Inc., dated February 2006; • Phase I Environmental Site Assessment, prepared by Jacques Whitford Engineering, dated August 13, 2004; • Phase II Environmental Site Assessment, prepared by Jacques Whitford Engineering, dated August 30, 2004; • Planning Report, prepared by Commercial Focus Advisory Services Inc., dated February 23, 2006; • Shadow Study, Prepared by Kirkor Architects & Planners, dated February 3, 2006; the need for additional information will be determined through the review and circulation of the applicant's current proposal; APPENDIX NO. I TO INFORMATION REPORT NO. 07-06 COMMENTING RESIDENTS AND LANDOWNERS (1) Ekkehard Zorn (2) Joyce Harkness (3) Margaret Sutton (4) Mary Jeffery (5) Jean Taylor (6) Brenda Wessely (7) Meredith Clark (8) John Smith (9) Maureen St. Jean (10) George Kolesnikovs (11) Pasquale Malandrino (12) Patricia Elson (13) Mike Danischewsky COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date rliTACHMENT#-Z--'rO REPORT# Ci 7 66 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN S. R. & R. BAY RIDGES LTD. A 06/06 P SC COPla O WE M 7U SUB UEO PUN ARf AVAIUB[f PGB Wfl AT INE CNY Of P/GYEBWG PUAWWC tr AN£LO ar OEPABIA/E ws A4P WAS PBOOUCEO BV ME CM OP PICaE PUNNWG tr BfVQCW W OEPABINW WfAPlgMN tr SUNOBRwffsl V .