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PICKERING
INFORMATION REPORT NO. 18-03
FOR PUBLIC INFORMATION MEETING OF
August 7, 2003
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 14/03
Montessori Learning Centre (750985 Ontario Ltd.)
401, 409, 417 Kingston Road & 4 Evelyn Avenue
Part of Lot 31, B.F.C. 3
(Part of Lots 17,18 and 19, Plan 230)
(southwest corner of Kingston Road & Evelyn Avenue)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject properties combined, are approximately 0.64 hectares in size, and
are located at the south-west corner of Evelyn Avenue and Kingston Road
(see Attachment #1 — Location Map);
the subject properties currently support a Montessori Learning Centre and a
single detached house;
Wakefeild, Mager, & Hawke, Law Office is located to the east, and
Allison Auto Wreckers to the west;
Highway 401 to the south, and to the north is Rougemount Co-operative
Housing and the Rougemount Centre.
2.0 APPLICANTS PROPOSAL
the applicant proposes to amend the zoning of 3 separate parcels and
combine them under one new comprehensive zone category to permit a
variety of Office, Commercial, Institutional, and Residential Uses;
development of these lands is proposed to be phased over the next 5 to 10
years (see Attachment #2- Phase 1 to 3 — Applicants Development Plan);
this development will promote concepts and policies expressed within the
City of Pickering Official Plan.
0 Information Report No. 18-03 Page 2
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;
intensify development in a manner that will not adversely affect similar
development within the Main Central Areas of the City of Pickering;
the applicants proposal appears to comply with this designation;
3.2 Pickering Official Plan
the subject property is designated "Mixed Use Areas — Mixed Corridor" within the
Rougemount Neighbourhood;
this designation permits a wide range of residential, retailing of goods and
services, offices, restaurants, community, cultural and recreational uses;
- Schedule II of the Pickering Official Plan — "Transportation Systems"
designates Kingston Road as a Type B — Arterial Road and Evelyn Avenue as
a Local Road;
3.3 Rougemount Neighbourhood
encourage and where possible require new development to be compatible
with the character of existing development;
require new development to have regard for the Rouge Park Management
Plan;
3.4 Kingston Road Corridor Guidelines — Rougemount Village
- Rougemount Village will support a pedestrian friendly mainstreet of an
evolving "urban village" that serves the neighbourhoods north and south of
the 401;
a mix of landuses, pedestrian friendly uses and low rise building shall
generally be encouraged;
village character streetscape elements should be established, including wide
sidewalks, comfortable sitting areas, pedestrian scale street lights, signage,
banners planting, and special pavement treatments;
Information Report No. 18-03
Page 3 1 1
3.5 Zoning By-law 3036
the subject properties are currently zoned "M1-8/SC-27" - Storage & Light
Manufacturing / Special Commercial by By-law 3036/00, as amended by
By-law 2497/87 & "MU -8" — Mixed Use by By-law 3036/00 as amended by
By-law 5150/97;
the current zoning by-laws permit the following uses:
Existinct Uses
"M1-8/SC-27"
"MU -8"
- Business Office;
- Business Office;
- Financial Institution;
- Commercial Club
- Furniture or Major Appliance Store;
- Commercial Recreation
- Home Improvement Centre;
Establishment;
- Light Machinery and Equipment Supplier;
- Commercial School;
- Professional Office;
- Custom Workshop;
- Rental Establishment;
- Day Nursery;
- Restaurant — Type A;
- Dry Cleaning Depot;
- Commercial Recreation Establishment;
- Duplicating Shop;
- Dry Cleaning Establishment (non -venting);
- Dwelling Unit;
- Food Preparation Plant;
- Financial Institution;
- Garden Centre;
- Funeral Home;
- Place of Assembly;
- Personal Service Shop;
- Scientific, Medical, or Research Laboratory;
- Place of Assembly;
- Vehicle Repair Shop;
- Private Club;
- Vehicle Sales or Rental Establishment;
- Private Non -Residential
- Private Non -Residential School;
School;
- Day Nursery;
- Professional Office;
- Public Club;
- Public School;
- Rental Establishment;
- Restaurant — Type A;
- Retail Store;
- Veterinar ryClinic;
CURRENT ZONING OF SUBJECT
PROPERTIES
J o _
-J
M1-8
(80-27)
MU -B
}
--`
12 Information Report No. 18-03 Page 4
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
- in reviewing the application to -date, the following matters have been identified
by staff for further review and consideration:
Use
• the compatibility of the proposed development with the existing built form
and neighbourhood;
• examine the types of uses, and determine whether any need to be
modified or eliminated to ensure that they are compatible with each other
and the surrounding area;
Parking
• examination of minimum parking standards for the site/zone to determine
if the site will function given the number of uses permitted on site;
Zone Requirements
• review zoning requirements with regard to present and future development
of the properties to ensure orderly development in a phased manner;
• determine if a build -to -zone or a building envelope is required to
implement the Kingston Road Corridor (Rougemount Village) Design
Guidelines;
• evaluate building heights and 'building coverage options for present and
future uses;
Special Regulations
• examination of the minimum and maximum net densities permitted in the
area for residential purposes;
• examination of gross Ieaseable floor areas for all uses proposed for the site;
• examination of the floor space index;
• examination of future access points from Kingston Road to the subject
properties;
Information Report No. 18-03
13
Page 5
Kingston Road Corridor Guidelines — Rougemount Village
• ensure that all guidelines within the Kingston Road Corridor Guidelines —
Rougemount Village are being considered;
• the intent of the guidelines are to create a pedestrian friendly
mainstreet of an evolving "urban village" that serves the
neighbourhoods north and south of the 401;
• support a mix of land uses, pedestrian friendly uses and low rise
building shall generally be encouraged;
• village character streetscape elements should be established,
including wide sidewalks, comfortable sitting areas, pedestrian
scale street lights, signage, banners planting, and special
pavement treatments;
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 onthe applications at the time of
writing report;
14 Information Report No. 18-03 Page 6
6.2 Information Received
full scale copies of the Applicants submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
Land Use Planning Assessment prepared by McDermott & Associates
Limited is available for viewing at the offices of the City of Pickering Planning
& Development Department;
6.3 Property Principals
- the principal of 401 Kingston Road is Cesaroni Holdings;
the principal of 409 Kingston Road is David and Eleanor Shortreed;
- the principal of 417 Kingston Road is Roderick McWilliams;
- the principal of 4 Evelyn Avenue is the Ministry of Transportation.
Ge anowski
Planner I
GXR:Id
Attachments
Copy: Director, Planning & Development
Lynda Taylor, IP, RPP
Manager, Development Review
15
APPENDIX NO. I TO
INFORMATION REPORT NO. 18-03
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date;
COMMENTING AGENCIES
(1) none received to date;
COMMENTING CITY DEPARTMENTS
(1) none received to date;
16
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INFORMATION PORTI -03
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