HomeMy WebLinkAboutPD 08-03
CiÚf o~
REPORT TO
PLANNING COMMITTEE
Report Number: PO 08-03
Date: January 24, 2003
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 10/02
Century Gold Pins Ltd.
950 Sheppard Avenue
Part of Lot 26, B.F.C., Range 3
Recommendation:
1.
That Zoning By-law Amendment Application A 10/02, be APPROVED AS
REVISED, subject to the conditions outlined in Appendix I to Report No.
PO 08-03 to permit additional retail and commercial uses, submitted by Century
Gold Pins Ltd., for 950 Sheppard Avenue, being Part of Lot 26, B.F.C., Range 3,
City of Pickering.
Executive Summary: The applicant has requested that the Zoning By-law be
changed to permit additional retail and commercial uses within the existing building on
the subject property (see Location Map - Attachment #1).
The subject property is only suitable for some of the applicant's requested uses, due to
the size of the existing building, small lot area, limited on-site parking, and surrounding
land uses (see Attachment #2).
It is recommended that Council approve Zoning By-law Amendment Application A 10/02,
to permit only the following additional uses: bakery; commercial school; dry cleaning
depot; financial institution; laundromat; personal service shop; restaurant (without
drive-thru); and retail store, subject to the following conditions:
(i) that the implementing by-law include an (H) Holding Symbol; and
(ii) that prior to removal of the (H) Holding Symbol the owner will be required
to enter into an appropriate development agreement and receive site plan
approval from the City of Pickering.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Report PO 08-03
Date: January 24, 2003
Subject: Century Gold Pins Ltd. (A 10/02)
Page 2
Background:
1.0
1.1
1.2
1.3
1.4
2.0
2.1
Comments Received
At the August 8, 2002 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 and #4)
Resident Opposed (see Attachment #3):
One local resident expressed concerns that the site was inappropriate for
some of the proposed uses, and that there would be an increase in local
traffic.
Following the Information Meeting
Resident Opposed (see Attachment #4):
One letter of opposition was received outlining concerns regarding the limited
size of the site; existing traffic congestion near the subject property; and that
future uses should be limited to those with low parking requirements and
traffic.
Agency Circulation
The commenting agencies circulated had no objections to approval of the
application (see Attachments #5-8). Specific comments from agencies regarding
future development of the site will be addressed through site plan approval
where appropriate.
City Department Comments
Municipal Properly & Engineering
. No objection.
Development Control
. No objection - provided that, if necessary, minor road improvements
fronting the site and potential stormwater management details be
addressed through future site plan approval.
Discussion:
The proposed uses conform to the Pickering Official Plan.
The subject property is designated "Mixed Use - Mixed Corridor" in the Pickering
Official Plan. The "Mixed Use - Mixed Corridor" designation permits the
proposed uses to be considered for approval. Approval of the rezoning would
implement the Pickering Official Plan designation. The proposed uses also
conform to the Durham Region Official Plan.
Report PD 08-03
Date: January 24, 2003
Subject: Century Gold Pins Ltd. (A 10/02)
Page 3
2.2
The lot size, building siting, and available on-site parking restricts the type
of uses that are appropriate.
There is limited on-site parking available
The subject property has limited lot area (0.12 hectares) and the building has
limited floor area (200 square metres). Based on the limited lot area, the shape
of the existing lot, and the size and siting of the existing building, the subject
property may accommodate approximately 16 on-site parking spaces.
The required on-site parking for the requested uses ranged significantly between
9 and 22 spaces, depending on the use. The subject property cannot provide
the required parking for uses which generate high volumes of traffic and/or
require additional parking (Le. assembly hall; commercial club; commercial-recreational
establishment). However, the subject property and existing building are suitable for
uses which require approximately 16 parking spaces or less.
Appropriate uses are restricted to those that are compatible with, and have
negligible impact on, surrounding land uses.
The applicant is proposing to add the same uses as those uses currently
permitted at the neighbouring Dunbarton Plaza. However, the subject property is
not suitable for certain uses. For example, a day nursery is not suitable due to
the proximity to the CNR rail line to the north and east, nor are uses which
generate higher volumes of traffic, where required parking cannot be
accommodated on-site (Le. drive-thru restaurant; food store; place of
amusement or entertainment; assembly hall).
The CNR rail line to the north of the subject property provides a physical and
visual barrier/buffer between the subject property and residential uses to the
north. Most of the proposed uses are compatible with the other existing
surrounding land uses (Le. medical office use to the west; car dealership and
Police Credit Union uses to the south; and residential uses to the north).
Therefore, most of the proposed uses would have negligible impact on; and
would be complementary and compatible with surrounding land uses.
Accordingly, it is recommended that the following uses be permitted:
. bakery; . personal service shop;
. business office; . professional office
. commercial school; . restaurant (without drive-thru);
. dry cleaning depot; and
. financial institution; . retail store.
. laundromat;
Report PO 08-03
Date: January 24, 2003
Subject: Century Gold Pins Ltd. (A 10/02)
Page 4
2.3
Approval of the application should be subject to an (H) Holding Symbol.
Business and professional offices are currently permitted uses on the site and
will continue to be permitted under current site development conditions. It is
recommended that the introduction of any of the recommended additional uses,
other than business and professional offices, be controlled through the use of an
(H) Holding Symbol in the Zoning By-law, to ensure a higher level of site design
to meet current municipal standards. This will ensure that matters such as
on-site parking, site function (access/egress, traffic aisle movements, parking
locations), site improvements (fencing, landscaping, paved surfaces, road
improvements), and stormwater management are addressed prior to the
introduction of other new uses. The owner will be required to receive Site Plan
approval, and enter into an appropriate development agreement with the City,
prior to the removal of the (H) Symbol.
3.0
Applicant's Comments:
. The applicant is aware of the recommendations of this Report.
Attach ments:
1.
2.
3.
4.
5.
6.
7.
8.
Location Map
Site Plan (circa 1976)
Information Report, Statutory Public Meeting, August 8, 2002
Minutes from Statutory Public Meeting, August 8,2002
Letter from Gayle Clow, 1811 Fairport Road
Comments from Durham District School Board
Comments from Durham Region Planning Department
Comments from Canadian National Railway Properties Inc.
Report PO 08-03
Date: January 24, 2003
Subject: Century Gold Pins Ltd. (A 10/02)
Page 5
Prepared By:
Approved I Endorsed By:
~V1C¡ctI ~ i!dt- '
Lynda D. Taylor, MCIP, PP
Manager, Development Review
EB:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
APPENDIX I
TO REPORT NO. PD 08-03
RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW
AMENDMENT APPLICATION A 10/02
That the implementing Zoning By-law:
(a)
continue to permit business and professional offices as permitted uses
under current site development conditions;
(b)
place a (H) Holding Symbol on the subject property to restrict
establishment of a bakery, commercial school, dry-cleaning depot;
financial institution, laundromat, personal service shop, restaurant
(without drive-thru), and/or retail store on the subject property until the
owner enters into an appropriate agreement with the City and receives site
plan approval to address, such matters as, site function (accesS/egress,
traffic aisles, parking locations), site improvements (landscaping, paved
surfaces, road improvements), and stormwater management.
(c)
include, but not be limited to, the following provisions:
- parking standards for the permitted uses;
- recognizing existing building setbacks, lot dimensions, and lot
coverage;
- amend the existing SC-12 zone category to establish a new zone
category for the additional permitted uses subject to an (H) - Holding
Symbol.
ATTACHMENT I--L-TO
REPORT 1/ PO 0"'<' - C?
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PROPERTY DESCRIPTION LOT 40, PLAN 1051 l'
OWNER CENTURY GOLD PINS LTD. DATE MAY 21,2002 DRAWN BY JB
FILE No. A10 /02 SCALE 1 :5000 CHECKED BY GR
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REPORT 1/ PO t) fi ,; () 3
INFORMATION REPORT NO. 23-02
FOR PUBLIC INFORMATION MEETING OF
August 8th, 2002
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 010102
Century Gold Pins Ltd.
Part of Lot 26, B. F. C., Range 3
950 Sheppard Avenue
1.0
PROPERTY LOCATION AND DESCRIPTION.
- the subject property is located on the north-east corner of Sheppard Avenue
and Merriton Road (see Attachment # 1); .
- the subject property is currently developed as a one-storey business office
used by Century Gold Pins Ltd.;
- access to the subject property is currently provided from Sheppard Avenue;
- the surrounding land uses include: the Dunbarton residential neighbourhood
to the north; Kingston Road, Highway 401, The Police Credit Union and
two (2) vehicle sales and service establishments to the south 1 southeast; the
Canadian National Railway to the east 1 northeast; and the Dunbarton Plaza
and a gas bar 1 automobile service station to the west.
the applicant is proposing to amend the existing zoning on the subject
property to permit, in addition to the existing business and professional office
uses, the following commercial and retail uses:
(i) Assembly hall (ix)
(ii) Bakery (x)
(iii) Business office (xi)
(iv) Commerèial club (xii)
(v) Commercial-recreational
establishment
Commercial school
Day nursery
Dry cleaning depot
2.0
APPLICANT'S PROPOSAL
(vi)
(vii)
(viii)
1
(xiii)
(xiv)
(xv)
(xvi)
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham ReQional Official Plan
Financial institution
Food store
Laundromat
Place of amusement or
entertainment
Personal service shop
Private club
Restaurant- type A
Retail store.
- the subject property is designated LivingArea in the Durham Regional Official Plan;
- the predominant use of lands designated Living Area shall be for housing
purposes;
- the Living Area designation also permits limited office development and
limited retailing of goods and services;
- the proposed uses appear to conform to the relevant policies of the
Durham Regiònal Official Plan; .
4.3
Information Report No. 23-02
ATTACHMENT#~------TO
REPORT # PO c> g -0 .~
Page 2
3.2
PickerinQ Official Plan
- the subject property is designated Mixed Use Areas - Mixed Corridor within
the Dunbarton Neighbourhood shown on Schedule I - Land Use Structure of
the City of Pickering Official Plan;
- the Mixed Use Areas - Mixed Corridor designation permits the following uses;
residential; retailing of goods and services; offices; restaurants; ~mmunity,
cultural and recreational uses; andspecìal purpose commercial uses;
- the Mixed Use Areas - Mixed Corridor designation encourages permitted
uses to serve a broader area, at a community scale and intensity;
in establishing performance standards, restrictions and provisions for the
Mixed Use Areas - Mixed Corridor areas, City Council shall have particular
regard to encouraging development in an integrated manner for a wide variety
of uses and purposes, and encouraging intensification over time, up to the
maximum floor space indices outlined in the Official Plan;
- the maximum gross leasable floors pace for the retailing of goods and
services within a Mixed Use Areas - Mixed Corridor designation, is to be
determined by site specific zoning;
- Council may, however, limit floorspace below the maximum permitted by the
Official Plan policies to address concerns related to such matters as design,
compatibility, and scale of development; and in response to provisions
specified in the Part Three (Dunbarton) Neighbourhood Plan;
3.3
ComDendium Document to the Official Plan
- the subject property is located within a Detailed Review Area of the
Dunbarton Neighbourhood for which Council has not yet adopted area-wide
development guidelines;
- Section 11.2 (d) of the Pickering Official Plan requires that development
guidelines be prepared within a Detailed Review Area prior to any major
development proceeding;
3.4
Zonina Bv-Iaw 3036
- the subject property is currently zoned "SC-12" - Special Commercial, by
By-law 3036, as amended by By-law 2498-87;
- the "SC-12" Zone currently permits the following uses:
(i) Business office
(ii) Professional office
- an amendment to the zoning by-law is required to permit the proposed
commercial and retail uses.
4.0
RESULTS OF CIRCULATION
4.1
Resident Comments
- no written comments from residents have been received to date;
4.2
Aaencv Comments
- no written comments from agencies have been received to date;
Staff Comments
4.3.1 Land Use and Technical Matters
- although development guidelines for a Detailed Review Area are required
prior to major development proceeding, the applicant proposes to use the
existing building on the subject property (see Attachment #2);
- staff considers the development to be minor in nature, and therefore,
preparation of development guidelines are not required prior to permitting the
proposed rezoning; .
ATTACHMENT #-3-TO
REPORT # PO ()"~ - 0 3
Information Report No. 23-02
Page 3
- the existing f{jngston Road Corridor Urban Design Guidelines will provide
some guidance for (re)development of the site;
- an application. for Site Plan Approval may be required prior to any
(re)development proceeding, but has not yet been submitted;
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
. impact of the proposed uses on surrounding land uses;
. compatibility of the proposed uses with surrounding land uses;
. conformity with the applicable policies of the City of Pickering Official Plan
and Compendium Document; .
. access to the subject property; and
. small lot area which limits parking and may constrain (re)development.
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
Information Received
- legal plan of survey;
- Phase I - Environmental Site Assessment (a cPpy is available for viewing at
the Planning & Development department);
6.2
Company Principal
- the Zoning By-law Amendment application has been submitted by
Richard Briscoe on behalf of Century Gold Pins Ltd.;
- Richard Briscoe is part owner of Century Gold Pins Ltd.
..k~
r Lynda D. Taylor, M'cIP, RPP
, Manager, Development Review
I
EB:td
Attachments
Copy: Director, Planning & Development
Excerpts from Statutory Public Information
Meeting
Pursuant to the Planning Act
ATTACHMENT' ¥- TO
REPORT # PO og - cJ 3
VVednesday,August8,2002
7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of the Planning Act and
the Ontario Municipal Board respecting this meeting and matters under consideration there at.
(IV)
ZONING BY-LAW AMENDMENT APPLICATION A 10/02
CENTRUY GOLD PINS LIMITED
.l950 SHEPPA~D AVENUEL-
1.
Edward Belsey, Planner II, provided an explanation of the application, as outlined in
Information Report #23-02.
2.
Sylvia Spencer, 771 Sheppard Ave. E. advised that she was opposed to the following
uses: Assembly Hall, Bakery, Commercial club, Commercial-recreational
establishment, Day nursery, Financial institution, Food store, Place of amusement or
entertainment, Private club, and Restaurant.
FROM: Brian + Ga~le Clow
PHONE NO. : 9058393158
P01
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A1T/\CHMENT ,,5 TO
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THE
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DISTRIC'r
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FacilitIes Sen¡ices I
400 Taunton Road East I
Whitby. Ontario I
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Telephone: 1905) 666-5500
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Fax (905) 666-6439
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A IT ACHMENT I ~v-:õ TO
REPORT # PO lJ - 0 3
rRECElveDl
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I JUL 1 8 2002 II'
, CITY OF P!CKERING
PU.NNING AND
DEVELOPMENT DEPARTMENT ,
--"
July 16, 2002
The Corporation of the
City of Pickering
Planning Department
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
LIV 6K7
Attention: Mr. Ed Heisey
Dear Mr. Belsey,
RE:
Zoning By-law Amendment Application A010/02
Century Gold Pins Ltd.
Part of Lot 26, Broken Front Concession, Range 3
950 Sheppard Ave.
City of Pickering
fõ)~~~Q\W~fñ)
I.fJJ J U L 1 a zooz IW
CITY OF PICKERING
PICKERING. Ot«ARIO
Staff has reviewed the information on the above noted application and under the
mandate of the Durham District School Board, has no objections.
Yours truly, "'<\
~J ()jLŒ-l~QJ¿
Christine Nancekivell,
Planner
CN:em
I:\PROPLAN\OA T A \PLNG\zBLlA I 0/02
JUL ':'1 ¿1ð1!J¿ l.'-I...jO rr<. lJur<.nMI, rLMI~I~11~t.;I lJ¡;;:r I ;>I<J"> ""t..JCJ CJCJJ.<:' IU r 1'-'r'<¡;;:r<.11~o..;¡ rLI~t.;I
1- . I<J<:'" I<J..J
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The Regional
Mllnlc;ipillity
of Durham,
Planning
Department
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July 31, 2002 ' , "
, ATTACHMENT I 7 ' TO
: R,EPDRi,# ,pO 0 R: - () 3
¡¡ n J'., 1 'ìnm
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Ed Belsey, Planner, II , .
, Þianning '.& Developmënt Department
One the. Esplanade . ,,'
Pi~kèring~ Ontario.
L1 V 61<7 ' '
CITY OF P¡C¡ŒFHNG
PLANNi¡'iL
DEVELOPMENT
Dear Mr. Belsey:
1615 DUNDAS ST. E.
4TH FLOOR, LANG TOWER Re:
WEST BUILDING
. P.O. BOX 623
WHITBY, ON, L 1 N 6A3
(905) 728.7131
'FAX: (905) 436.6612 '
wwvy,resion.durham,gn,ca
,Zoning Am~ndm'ent Application A 10/02
Applicant: Cen~ury Gold Pins Limited
Location: Pan of Lot,. 26, ,Range' 3 B.F.e.
, Municipality: City Qf pickering ,
A.L Georglliff, MCIP. RPP We have reviewed this application and'the following comments are
Commissioner of Planning offered' with' respect to"compliance with the Durham Regiol}al Official
Plan, the proposed method of servicing and delegated provincial' plan
, review responsibiliti~s. '
, .
, '
, .
, The purpose of the application is to rezone,the ri!ubjeCt property-to permit
certain commercial an9 retail uses in àddition to th~ E!xisting permitted'
'uses. ' .
, ,
The subject property is' designated "Living Årèa~ in the Durham Regional
Official Plan. Limited offic;:edevelopment,and' retailing of good~ and
, services are permitted,with,in this de,signation,in appropriate locations.' ,
These uses are permitted as components of mixed u,se developments, '
provided that Community. and Local Central Areas are designated in the
area municipal official plan, and the funCtions and characteristics of the
Central Areås are not adVersely 'affet::ted. The propo.sed amendment is
in conformity with the Dûrham ReQional, Offici,al Plan. .'
, '
" Municipal water supply'and sanit~ry sewer services are available to the' ,
,subjåct site.' ' " .' , ,
. This åpplic~tìön has'been screened in accordance with'the terms of the
, .provincial plan review respot:1'sibilities. No provincial interests appear to .
be affected.' " ' , .
If yo~ have any ,questions ò¡"requlre additional'iri~ormatjon; 'pf~ase calf
me.' .
, .
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ATTACHMENT # - l5 TO
REPORT II PO (/ F -03
Tel@phone:(416}217-fi961
Faa¡mlle~ (416) 217.6743
277. rue Front ouest
81 étage
Toronto (OnTario)
M5V 2X,
TéléphQne: (416) 217-6961
Télécopleur. (416) 217-6743
..-
Canadian Propriétés
National ferroviaires du
Railway Canadien
Properties Inc:. National Inc.
277 Front Street West
Floor ß
Toronto, Ontario
M5V lX?
J
VIA FAX: 905-420-7648
13 August 2002
Mr. Ed 6elsey
Planning and Development Department
City of Pickering
One The Esplanade
Pickering ON Ll V 6K7
Your File: A 010/02
Our File: TZ~4500-P~O2
RECEIVED
AUG 1 3 2002
'Dear Mr. Belsey:
Re:
Proposed Zoning By-Law Amendment
950 Sheppard Avenue, Part Lot 26; BFC; Range 3
CENTURY GOLD PINS L TO.
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
We have reviewed the letter from the City Clerk dated 12 July 2002, regarding the above noted
application and have the following comments:
1. The Owner must install and maintain at his own expense, a chain link fence of minimum 1.83
metre height along the mutual properly line.
2. Any proposed alterations to the existing drainage pattern affecting Railway property must
receive prior concurrence from the Railway and be substantiated by a drainage report to the
satisfaction of the Railway.
In addition, rail noise, vîbration and safety should be considered in the design of the development,
to the satisfaction of the municipality. Appropriate mitigation measures should be included in the
Zoning By-law Amendment. CN's current guidelines recommend that the accep~ble protective
measures for the land use proposed include the following:
1. A minimum 30 metre building setback from the railwayrJght~of~way in conjunction with an
earthen berm. The berm should be 2.5 metres above grade at the property line, having side
slopes not steeper than 2.5 to 1, adjoining and parallel to the railway right-of-way with
returns at the ends.
4. We, recommend that the Owner engage a consultant to undertake an analysis of noise and
vibration and to undertake appropriate measures to mitigate any adverse effects from noise
and/or vibration that were identified.
We request receiving notice of the Amendment being i;lpprovec!.
Should you have any further questions, please do not hesitate to con~ct the undersigned at
(416) 217~6961. .
;~~
Geoff Woods, B.E.S.
Development Review Coordinator
A wholly owned &~bsld'ary of canadilln Na1lonalllllilway Cgmpany I Une fliiale en proprfété ~~Ive de Ia CompagnIe dl!.!i chemins ¡fe fer nij ÌOl1a~]( d~ caMda