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Home My WebLink AboutInformation Report 06-04001 INFORMATION REPORT NO. 06-04 FOR PUBLIC INFORMATION MEETING OF April 15, 2004 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 01/04 Plan of Subdivision Application SP 2004/01 816 Kingston Road (Pickering) Limited & 851 Kingston Road (Pickering) Limited 816 — 852 Kingston Road (Part of Lot 27, Range 3, B.F.C.) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION 816 — 852 Kingston Road is located on the north side of Kingston Road directly opposite the 401 on / off ramp, and has frontage on both Kingston Road and Sheppard Avenue. The site is also known as the "Old Dunbarton School Site" (see Attachment #1); the property abuts existing residential development on the north, west and east sides, and a vacant site on the west that is zoned for a mixed commercial, retail, and office land use and is currently subject to Site Plan Application S07/03. A site plan of the proposed development of the adjoining property is attached (see Attachment #2). 2.0 APPLICANT'S PROPOSAL through a Plan of Subdivision the applicant proposes to further divide the existing two properties into six blocks. The applicant also proposes to amend the existing "R3" — Residential zoning, that requires 18 metre lot frontages on the subject lands to permit a combination of commercial, open space and residential land uses on the blocks created through the Plan of Subdivision (see Attachment #3). 002 Information Report No. 06-04 Page 2 3.0 BACKGROUND prior to circulation Regional and City Councillors held a community meeting to discuss and obtain preliminary response from the residents surrounding the site. At the conclusion of the meeting it was determined that a smaller neighbourhood working group be established to continue discussion on this proposal throughout the review process. The applicant and residents were all interested in working together to reach an amicable outcome through this less formal process; - at the time of writing this report the focus group meeting has not been held. Scheduling conflicts have made it necessary to postpone the neighbourhood working group meeting until after the Public Information Meeting. 4.0 OFFICIAL PLAN AND ZONING 4.1 Durham Regional Official Plan - identifies the property as being within the 'Living Area' designation; - `Living Areas' should be developed to incorporate the widest possible variety of housing types, sizes and to provide living accommodations that address various socio-economic factors; 'Living Areas' shall be developed in compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads; the intent of the DROP is to achieve a compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads; consolidation of special purpose commercial uses into nodes, with particular emphasis on common internal traffic circulation and restricted access to arterial roads by means of service or collector roads; - the attenuation of noise through design rather than fences is encouraged; - maximization of exposure to direct sunlight is encouraged; 4.2 Pickering Official Plan - identifies the subject property as being designated `Mixed Use Area — Mixed Corridor'; - this designation permits development at a larger scale and intensity to serve the broader area; uses permitted include residential, retailing of goods and services, offices and restaurants, and community cultural and recreational; residential development should be at a density of over 30 and up to and including 140 dwellings per hectare (the proposed residential density is approximately 53 units per hectare); Information Report No. 06-04 Page 3 I_ j 9 3 4.3 Compendium Document (North East Quadrant) The North East Quadrant states the following should be achieved with any development within the area: no more than one row of parking between buildings and Kingston Road; a build -to -zone is required on Kingston Road within which 40% of the length will contain the front walls of buildings; buildings are to be greater than one storey in height; building heights should be a minimum of 6.5 metres; 4.4 Zoning By-law 3036 ("R3" — Detached Dwellings) the subject property is currently zoned "R3" — Detached Dwellings by By-law 3036. - this zoning permits detached dwellings only on lots with a minimum of 550 square metres area and a lot frontage minimum of 18 metres. 5.0 RESULTS OF CIRCULATION - at the time of writing this report no comments or concerns have been received by residents, City departments or external circulation; 5.1 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: • impact of change from existing low density development to the Official Plan designated medium density. This will include reviewing appropriate setbacks, height and privacy issues; • review streetscape of proposed residential development in order to provide a development that is both compatible within the character of the existing neighbourhood and serves as an interface between this area and surrounding lands; • consider reducing the density of residential development in order to provide a design that is more compatible to the residents on Sheppard Avenue; • traffic impacts on Sheppard Avenue due to increased number of driveways and vehicles; • provision of an appropriately located pedestrian walkway that connects Kingston Road and Sheppard Avenue; • internal vehicular flow; • impact of on-site vehicular flow on abutting residential uses; • increasing amount of development within the build -to -zone; • landscaping to minimize visual impact of parking; • the neighbourhood working group will be used to continue an open forum between the City, residents and the applicant. Information Report No. 06-04 094 Page 4 6.0 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. 7.0 OTHER INFORMATION 7.1 Information Received - full scale copies of the Applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department: • site plan drawing; • elevation drawing. Mike Diff. Planner II MD:Id Attachments Copy: Director, Planning & Development Lynda Tayll , MCIP, RPP Manager — Development Review ATTACHMENT#LTO INFORMATION REPORT# �D - 0L4 005 _ EDGEWOOD �� go" dio 8WI Vo 0.40 okilt ...a:i 4VVIV ri N!Witt . SPRUCE 4111 • NI -- 10 MIMI anl• SHADYBROOK 0,s4, NE .roll �1UIII !1111 1_-IIIRURIII1II liiiiiu,11111 .1111 �/ Imo SHEPPARD _ AVENUE 4volui S_ J A.411111SUBJECT 1 m lipoim � ROp,O J tio W c ,„.„ _ ....111111111111. r 0 O O 00 1 I*1% .��. ilRoiNAD A k, uo�� s�it` ,,CI„it Alimzepi .41, \A, City of Pickering R VI 8111011 Nf111 r- CECYLIA 111111 Planning & Development Department PROPERTY DESCRIPTION PART LOT 27, BROKEN FRONT CONCESSION, RANGE 3 OWNER 816 KINGSTON ROAD LIMITED & 852 KINGSTON ROAD UMITED DATE MAR. 9, 2004 FILE No. A 01/04 & SP 01/04 FOR DEPARTMENT USE ONLY PN -6 PA- SCALE 1:5000 DRAWN BY JB CHECKED BY MD 006 ATTACHMENT# Z T rNFORMAT1ON REPORT#= - ; rr_ ATTACHMENT# 3 To INFORMATION REFORT# 0 7 f IL if ,1! z1 1 11 • t (---;\ i,9! •-• ,---- ,. . i . . — • ''',.--..". t• et liN ' `k. -‘• --!! : . c -1.1 „...---; ct,';'• ._ ,__-- 44