HomeMy WebLinkAboutInformation Report 08-06001
INFORMATION REPORT NO. 08-06
FOR PUBLIC INFORMATION MEETING OF
June 15, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning Amendment Application A 05/06
1685279 Ontario Inc.
1741 Fairport Road
(Lot 126, Plan 1051 Now RP 40R-23692 Part 1)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is located at the southern edge of the Dunbarton
Neighbourhood, fronting on the east side of Fairport Road, immediately north
of CN Rail, approximately 200 metres from the new Ford and Volvo of
Durham automobile dealerships on Kingston Road (see Attachment #1 —
Location Map);
- existing detached dwellings are located to the north, east and west of the
subject property;
- the property has an approximate area of 0.5 of a hectare (1.2 acres), is
currently vacant and is generally rectangular in shape.
2.0 APPLICANT'S PROPOSAL
the applicant proposes to amend the existing zoning of the subject property to
permit the development of two buildings for retail commercial uses, having an
approximate total gross floor area of 4947 square metres (15,100 square feet)
and, providing parking at a rate of 4.0 spaces per 93 square metres of gross
floor area (1000 square feet) or 70 parking spaces (see Attachment #2 —
Applicant's Submitted Plan);
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Information Report No. 08-06
Page 2
- the applicant has requested that the amending zoning by-law permit the
following proposed uses on the property:
• bakery
• business office and professional office
• commercial school
• day nursery
• dry cleaning establishment
• financial institution
• fitness centre
3.0 BACKGROUND INFORMATION
• library
• personal service shop
• restaurant without drive-thru
• retail store including a
pharmacy
• veterinary clinic and grooming
facility
• accessory uses to the primary
use
• laundromat
- Pickering City Council approved Zoning Amendment Application A 15/04 and
passed By -Law 6529/05 on June 6, 2005, in association with Draft Plan of
Subdivision S -P-2005-01 to permit nine detached dwelling lots on the subject
lands;
- the lots proposed in the Draft Plan of Subdivision would be developed in
accordance with the provisions of a (H)S3-12 Detached Dwelling Zone;
- the Draft Plan of Subdivision was submitted by the previous owner,
R&D Investments Inc., and was subsequently appealed by CN Rail, the
abutting property owner to the south;
- the applicant has advised that, in the event that the current zoning
amendment application proposing retail commercial uses on the subject lands
is approved by City Council, the Draft Plan of Subdivision application would
be withdrawn.
4.0 OFFICIAL PLAN AND ZONING
4.1 Durham Regional Official Plan
- designates the subject property as Urban Areas - Living Area, which permits
development primarily for housing purposes;
- permits limited office development and limited retailing of goods and services
to serve the day-to-day needs of surrounding area residents;
- the subject application will be assessed against the policies and provisions of
the Durham Region Official Plan during the processing of the application;
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Information Report No. 08-06 Page 3
4.2 Pickering Official Plan
- designates the subject property as Urban Residential Areas - Low Density
Areas within the Dunbarton Neighbourhood;
- recognizes that Urban Areas are intended primarily for housing and related
uses and activities;
- requires that City Council, through the establishment of performance
standards, restrictions and provisions for this area, also consider the
protection and enhancement in character of the established neighbourhood;
- permits residential uses, home occupations, limited offices serving the area,
and limited retailing of goods and services serving the area;
- the property is subject to the Dunbarton Neighbourhood Development &
Design Guidelines;
- the site is located within one of three Detailed Review Areas identified within
the Dunbarton Neighbourhood Boundary;
- requires the submission of a vibration impact study, prepared to the
satisfaction of the City in consultation with relevant agencies, for all
development located within 75 metres of a railway right-of-way, and requires
appropriate measures to mitigate any adverse effects from the vibration
identified in such a study;
- may require the submission of a retail impact study for retail commercial
development outside the Downtown Core;
- the subject application will be further assessed against the policies and
provisions of the Pickering Official Plan during the processing of the
application;
4.3 Dunbarton Neighbourhood Development & Design Guidelines
- requires development to occur in a manner that is appealing, orderly, and
consistent with the character of the neighbourhood;
- requires that new development proposals comply with the Dunbarton
Neighbourhood Development and Design Guidelines;
- only permits detached dwellings on existing roads;
- in the event that City Council approves the applicant's proposal, an
amendment to the Dunbarton Neighbourhood Development & Design
Guidelines is required to allow the development of retail and commercial uses
on existing roads;
4.4 Zoning By-law 3036
- the subject property is zoned "R3" — Detached Dwelling Residential Zone,
which permits detached dwellings only;
- a Zoning By-law Amendment is required to permit the establishment of retail
commercial uses on the property including offices, personal service shops
and retail stores;
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Information Report No. 08-06
5.0 RESULTS OF CIRCULATION
5.1 Resident Comments
- residents' comments received to date outlined the following concerns:
(see Attachment #3);
Page 4
• the increase in overall vehicular traffic volume in the neighbourhood from
the applicant's proposal;
• the potential decrease in the enjoyment of residential properties due to the
increase in noise from the anticipated additional traffic generated of the
proposed retail commercial development;
• the adequacy of parking shown on the applicant's submitted plan;
• pedestrian traffic safety;
5.2 Agency Comments
Veridian Connections - no objections;
5.3 Staff Comments
in the event that the subject application is approved, Pickering Fire Services
reserve the right to provide comments through the site plan approval process
(see Attachment #4);
given the context of the subject site, staff is concerned with the overall scale
of the current proposal and considers the applicant's submitted plan to
represent over -development of the property;
based on a preliminary review of the application, the following matters have
been identified by staff for further investigation:
• the compatibility of the current proposal to surrounding existing residential
development;
• the absence of pedestrian connections on the applicant's submitted plan;
• the visual impact the proposed use / site changes may have on the
existing streetscape, the character of the neighbourhood and on adjacent
properties;
• traffic generation, adequacy of parking, landscaping and overall site
design and function;-
• the sightlines for motorists entering / exiting on Fairport Road due to the
existence of the CN Rail overpass located to the south of the subject
property;
staff have encouraged the applicant to scale down the proposal.
Information Report No. 08-06
6.0 PROCEDURAL INFORMATION
Page 5
- 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.
7.0 OTHER INFORMATION
7.1 Appendix No. I
- list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
7.2 Information Received
- full scale copies of the Applicant's Submitted Plan and a Planning Justification
Report prepared by Action Planning Consultants dated March 31, 2006, are
available for viewing at the offices of the City of Pickering Planning &
Development Department;
7.3 Property Principal
- the registered owner of the subject property is 1685279 Ontario Inc.; the
principal is Davis Quayson;
- the authorized agent is Franco Romano of Action Planning Consultants.
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Rick Cefaratti
Planner II
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J:REPORTSVNFOR 006W8 -06 -.AOS 6.Ex
Attachments
Copy: Director, Planning & Development
Lynda Taylor, CIP, RPP
Manager, Development Review
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APPENDIX NO. I TO
INFORMATION REPORT NO. 08-06
COMMENTING RESIDENTS AND LANDOWNERS
(1) Boyd & Nancy Penny, 1062 Dunbarton Road
COMMENTING AGENCIES
(1) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) Fire Services
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PROPERTY DESCRIPTION LOT 126 PLAN 1051, NOW RP 40R23692
OWNER 1685279 ONTARIO INC.
DATE APR. 28, 2006
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Mr. Rick Cefaratti
Planner II
City Of Pickering
One The Esplanade
Pickering ON L1V 6K7
Dear Mr. Cefaratti,
ATTACHMENT# 3 TO
iNFORMATIONREPORT# bS-04o
1062 Dunbarton Rd
Pickering On L IV 1 G8
June 3, 2006
Re: Zoning By -Law Amendment App —A 05/06
We are residents of the neighbourhood and are adamantly opposed to the proposed
zoning by-law amendment A05/06.
The CNR rail line is a "natural' and logical dividing line between commercial and
residential interests. Encroachment into residential neighbourhood is inappropriate.
To permit the rezoning and allow commercial enterprises reflects negatively on the
reputation of the City. A rezoning decision borders on "deceitful' and misrepresentative
to the families who just recently purchased new home immediately to the east of the
property in question.
Traffic on Fairport and Dunbarton is already excessive. Additional traffic noise decreases
enjoyment of residential property, increases `noise" and increases safety concerns.
The intersections of both Old Sheppard Rd, where it meets Fairport, and Dunbarton
where it meets Fairport are becoming increasingly dangerous due to increased vehicle
traffic. At rush hours it is difficult to enter Fairport from either Dunbarton or Old
Sheppard. Individuals are forced to nudge into oncoming traffic or accelerate dangerously
across the path of on -coming traffic. This is becoming increasingly dangerous, as more
and more people use Old Sheppard as an alternate route to Kingston Rd (to avoid three
sets of traffic lights).
The intersection of Old Sheppard and Fairport will become more dangerous as the full
impact of the additional traffic resulting from the new car dealership which also enters
onto Fairport immediately across from Old Sheppard increases, with the full opening and
operation of the car dealerships.
99
ATTACHMENT#s1—T0 +,
WORE ATIONREPORT# 2S-06
Planning Act
Requirements
If you wish to reserve the option to appeal a decision of the
City of Pickering, you must provide oral comments at the
public meeting, or written comments to the City before
Council adopts any zoning by-law amendment.
Date of this Notice
May 09, 2006
Fire Department
comments
We reserve the opportunity to provide further comment if
there are any changes to the original site plan approval
process.
Dated: May 15, 2006
1ZpCjTeatk
Tire (Prevention Officer
ftkenng'Fire Services
ATTACHMENT#-? �
010 1NFaRMAM4 REpaRT# LS
The proposed retail commercial site will eventually have a retail walk -by pedestrian
clientele. If not initially then eventually. The worse example would be a retail variety
store. Due to its location virtually all pedestrian traffic would have to cross either
Dunbar -ton or Fairport roads to access it. Current traffic levels require considerable
caution. Increased traffic augments this problem, especially if it eventually becomes a
commercial enterprise attracting children.
Without knowing the specific tenants, parking could also become a problem. A good
example of inadequate parking facilities is the medical clinic on the northeast comer of
Whites Road and Old Sheppard. Clients of the Clinic are required to park on both sides
of the street and extremely close to the intersection/traffic lights. This is both dangerous
and an irritation, to say the least, to the residents of Old Sheppard. It is conceivable and
probably quite likely that street parking will increase, regardless of number of planned
parking spaces. Similarly, this will be both dangerous and a nuisance to our neighbours.
In summary, we believe approval of the rezoning application would be detrimental to the
Dunbarton neighbourhood and its residents.
Please accept this as our request to be notified of any updates with respect to this
application.
Yours sincerely,
Boyd & Nancy Penny