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HomeMy WebLinkAboutInformation Report 11-06M I -t t � �he13+i INFORMATION REPORT NO. 11-06 FOR PUBLIC INFORMATION MEETING OF October 19, 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 08/06 Nerotal Ltd., Emix Ltd., Lakeridge Properties Inc., and The Regional Municipality of Durham Part of Lot 24, Concession 1 (40R-16455, Parts 1 & 5, 40R-12678, Parts 1 & 2, 40R-12678, Parts 6 to 9, & 40R-12678, Part of Part 4 and Part 5 & 40R-22390, Part 1) (1097,1099, 1101, 1101A, & 1103 Kingston Road) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the five properties subject to this application total an approximate land area of 4.0 hectares in size; - the subject properties are located at the southeast corner of Kingston Road and Dixie Road (see Attachment #1 — Location Map); - residential uses are located to the north, across Kingston Road, Brookdale Centre Inc. lands are located to the east (proposed Home Depot), mixed industrial -commercial uses are located to the west, across Dixie Road, and Highway 401 and residential uses are located to the south; - the properties affected by this application are currently occupied by: • Tucker's Marketplace Restaurant (1097 Kingston Road — Emix Ltd.); • Two -Storey - Office/Retail Building (1099 Kingston Road — Emix Ltd.); • Three -Storey— Office/Retail Building (1101 Kingston Road — Nerotal Ltd.); • Vacant Land - (1101A Kingston Road — Lakeridge Properties Inc.); • Vacant Land - (1103 Kingston Road — Regional Municipality of Durham); (see Attachment #2 — Air Photo of Property Layout); - all of the properties subject to this zoning amendment application currently have special -commercial zoning which allows for a mix of retail -commercial, office, and restaurant uses, and are subject to floor area limitations and restrictions. 012 Information Report No. 11-06 2.0 AMENDMENT PROPOSAL Page 2 - the applicant proposes to amend the existing zoning by-laws pertaining to the subject properties to permit additional commercial uses, revise the uses currently permitted, and remove the existing gross leasable floor area limitations and restrictions; - requested uses to be added through zoning by-law amendment Application A 08/06 are: • assembly hall; • commercial club; • commercial school; • day nursery; • discount department store; • drug store; • dry cleaning depot; • garden centre associated with a home improvement centre; • general merchandise store; • grocery store; • outdoor storage, display and sale of retail and garden centre products; • personal service shops; • restaurant — Type A; • retail store; • service store; • video store; - this application is also requesting that uses currently permitted (refer to Table A in Section 3.4) be revised to allow for a broader range of uses, which will allow for better marketing/leasing flexibility, and that floor area restrictions and limitations on commercial uses and business/professional office uses be removed to aid in diversifying the properties from a land use perspective. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated "Special Policy Area — A (Pickering)'; - this designations goal is to maximize the areas highway exposure as a main street and gateway to the Region and to intensify development in a manner that will not adversely affect similar development within the Main Central Areas of the City of Pickering; - the subject application will be assessed against the policies and provisions of the Durham Region Official Plan during the further processing of the application; Information Report No. 11-06 3.2 Pickering Official Plan Page 3 013 - the Pickering Official Plan designates the subject lands as "Mixed Use Areas — Mixed Corridors Areas'; - permissible uses within "Mixed Use Areas — Mixed Corridors Areas" include, amongst others, a variety of uses including residential, retailing of goods and services, offices and restaurants; - "Mixed Use Areas — Mixed Corridors Areas" are intended to have the widest variety of uses and the highest level of activities in the City when compared to other designations; - the Pickering Official Plan establishes an intensification prerequisite in terms of a minimum and maximum density range and a maximum floor space index (FSI) for "Mixed Use Areas — Mixed Corridor Areas"; - the density requirement is over 30 and up to and including 140 dwelling units per net hectare and the maximum FSI of 2.5; - the proposed application has an overall FSI of 0.5, based on the developed lands within this application; - the FSI could fluctuate depending on future development of the lands owned by the Lakeridge Properties Inc. and the Regional Municipality of Durham; - the subject lands are within the Town Centre Neighbourhood of the Official Plan; - the Pickering Official Plan encourages the highest mix and intensity of uses and activities in the City to be in this neighbourhood; - the subject lands are within a Detailed Review Area and the City has adopted the Town Centre West Development Guidelines which envelop the subject lands (see Section 3.3); - Schedule II of the Pickering Official Plan — 'Transportation System" designates Highway 401 as a "Freeway', Kingston Road where it abuts two of the five properties as a 'Type B Arterial Road" and a "Transit Spine", and Dixie Road south of Kingston Road as a "Local Road"; - Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate to high speeds and have some access restrictions; - A Transit Spine is where a higher level of transit service is to be encouraged; - Local Roads generally provide access to individual properties and carries local traffic; - Schedule III of the Pickering Official Plan —'Resource Management' designates a portion of 1101 Kingston Road as being "Shorelines and Stream Corridors"; - Shorelines and Stream Corridors identify lands that may be prone to water impacts, such as flooding, erosion and slope instability; - the subject application will be assessed against the policies and provisions of the Pickering Official Plan during the further processing of the application; 3.3 Town Centre West Development Guidelines - the Town Centre West Development Guidelines were adopted by City of Pickering Council on February 20, 1995; - the Development Guidelines identify matters such as the land use mix and arrangement, the scale and intensity of use, the transportation/internal roads network, engineering matters and community design requirements; - the Development Guidelines also addresses building setbacks and build -to -lines, building heights, vehicular circulation, access, and parking; 014 Information Report No. 11-06 Page 4 - the Development Guidelines establish certain overall principles for the areas development and they include a mix of use, an internal road network pattern, connections to the existing Town Centre Neighbourhood and adjacent neighbourhoods, a variety of housing and office building types and a pedestrian and open space network; - the internal road network planned for the Town Centre West Neighbourhood is an integral component in this area and is necessary to adequately serve the needs of future residents and businesses as they will provide internal linkage between various access points around the perimeter of the Town Centre West Neighbourhood (see Attachment #3 - Development Guidelines Land Use Plan); - the applicant's proposal may require a modification to the Town Centre West Development Guidelines as the applicant has requested that the road pattern be revised to remove the east/west public street identified as "Road A" (see Attachment #4 — Development Guidelines Proposed Road Network); 3.4 Zoning By-law 3036 - the subject properties are currently zoned "SC -18", "SC -19", "SC -33", and "SC -34" — Special Commercial Zone by By-law 3036, as amended by By-law 2641/88 and By-law 4621/95; - the table below outlines the uses which are currently permitted on the subject properties: Table A — Current Permitted Uses on Subject Properties 1097 1099 1101 1101A 1103 Kingston Kingston Kingston Kingston Kingston Road Road Road Road Road (SC -18) (SC -33) (SC -34) (SC -19) (SC -19) Business Office Commercial -Recreational Establishment Duplicating Shop Financial Institution f Furniture & Major Appliance Store Home Improvement J Centre Light Manufacturing & Equipment Supplier Professional Office Place of Amusement/Entertainment Restaurant - Type B Restaurant - Type F Information Report No. 11-06 Page P15 the applicant proposes to amend the existing zoning by-law on the subject properties to permit additional commercial uses, broaden the uses currently permitted to increase marketing/leasing flexibility, and remove the existing gross leasable floor area limitations and restrictions in order that all properties have the same permitted uses, development provisions, restrictions, and limitations; 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no resident comments have been received to date; 4.2 Agency Comments - no agency comments have been received to date; 4.3 Staff Comments The following list identifies matters and issues to date, which require further review and examination by staff: • review of the proposed uses to be introduced to the subject properties to determine their appropriateness; • review of the existing uses on the subject properties to examine their purpose and function; • review of the current floor areas of existing development and future development and determine if floor area restrictions and/or limitations should be applied to certain uses; • submission of a Retail Market Study in order to review and assess the impacts of this zoning amendment on the existing retail areas and to ensure that proposed retail uses would not negatively impact Pickering's downtown core; • review of the current parking requirements of the zoning by-law and determine if the established requirements are appropriate or if they should be updated to provide a coherent parking standard over all of the properties subject to this application; • ensure the application can achieve a high level of sustainable components; • provide specific zoning provisions in the amending zoning by-law which will foster and maintain the principles of the Town Centre West Development Guidelines; • review of the impacts of the Toronto and Region Conservation Authority (TRCA) flood mapping of Pine Creek on the development potential of the subject lands and the achievement of the broader development vision for the Town Centre West area; Informatid'nUport No. 11-06 Page 6 • review the application against the Council adopted Town Centre West Development Guidelines to ensure that development respects the fundamental elements and principles of the Town Centre West Development Guidelines, specifically with respect to road patterns as the internal road network is an integral component of development in this neighbourhood; This Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 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 applications at the time of writing report; 6.2 Information Received - copies of a Planning Analysis Report prepared by The Biglieri Group Ltd. is available for viewing at the offices of the City of Pickering, Planning & Development Department; Information Report No. 11-06 6.3 Property Principal The owners/applicants of the properties Nerotal. Ltd., Lakeridge Properties Inc., and the agent for this application is Tom Ge Mnowsk PYanne GXR:jf Attachments Copy: Director, Planning & Development 017 Page 7 subject to this application are Emix Ltd., and the Regional Municipality of Durham, Rees from the The Biglieri Group Ltd. Lynda aylor, M� P, RPP Manager, Development Review 0.18 APPENDIX NO. I TO INFORMATION REPORT NO. 11-06 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date; COMMENTING AGENCIES (1) none received to date; COMMENTING CITY DEPARTMENTS (1) none received to date. ^U)^, ^W W 0- 0 0 ^L LL 4-- 0 r9+ i^ C cu L— CD CD 0 �r 0 I ATTACHMENT#ATO INFORMATION REPORT# Z/ 00 R S j �• K� A� 91� •. L �f,y,. tr r � wy,• t u> t ilk + ; R � � "lk\ ✓°root - eu • '` �S 1'34' { "�`v4ar s ay e,' aHaNno {A � iA 1 3 Z Q J n W C0 D n Z Q J ,:TTACHMENT# TO IXOR? 44TION REPORT# / O 021 > > > I a NO R D ATTACHMENT#--V-TO INFORMATION REPORT# INFORMATION COMPILED FROM TOWN CENTRE WEST DEVELOPMENT GUIDELINES A 08/06 - EMIX LTD., NEROTAL INC., LAKERIDGE HEALTH, REGION OF DURHAM LEGEND PKILI T.T- II0--Al I AO 114HT.OF-WW WIDTH 3 '01 8 See Council Modification (iv) d. 4- ROAD A REQUESTED TO BE REMOVED FROM THE TOWN CENTRE WEST DEVELOPMENT GUIDELINES 3b 3. IG N THIS MAP WAS PRODUCED BY THE CITY OF PICKER114G PLANNING DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, OCTOBER 11, 2006.