HomeMy WebLinkAboutPD 26-03
Ciú¡ o~
REPORT TO
PLANNING COMMITTEE
Report Number: PD 26-03
Date: June 6, 2003
From:
Neil Carroll .
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 3/03
Emix Holding Limited
1101 Kingston Road
Part of Lot 24, Concession 1
(40R-12678, Parts 6 to 9)
City of Pickering
Recommendation:
1.
That Zoning By-law Amendment Application A 3/03, be APPROVED as set out in
the draft by-law attached as Appendix I to Report No. 26-03, to amend the zoning
of the lands to allow for a building to be constructed outside of the 'Build-to-Zone'
and provide a revised parking ratio, submitted by Dineen Construction Limited,
on behalf of the owner, Emix Holding Limited, on lands being Part of Lot 24,
Concession 1 (40R-12678, Parts 6 to 9), City of Pickering.
2.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 3/03, as set out in Appendix I to Report Number PD 26-03 be
FORWARDED to City Council for enactment.
3.
That Council direct staff to obtain a financial contribution toward future road
construction within or adjacent to the subject property through the Site Plan
Approval process.
Executive Summary: The applicant requests a change to the zoning by-law to
permit a proposed office building to be constructed outside of the 'build-to-zone'
established in the existing by-law, and to revise the parking requirements for the
development. The property is located east of the Smitty's Furniture Mall, west of TNT
Trucking (formerly Schindler Elevator), south of Kingston Road and north of Highway 401
(see Location Map, Attachment #1).
The applicant is proposing a three-storey commercial office building of approximately
4800 square metres of gross leasable floor area (see Attachment #2 - Applicant's
Proposed Plan). For marketing reasons, they wish to site the building close to
Highway 401 and are consequently unable to comply with existing zoning provisions
which require the building to be sited within a specific 'build-to-zone', close to an internal
street corner (see Attachment #3 - Build-to-Zones).
Report PO 26-03
Date: June 6, 2003
Subject: Emix Holding Limited (A 3/03)
Page 2
Staff support this amendment, as suitable corner treatment can be achieved through
alternative measures in the site plan approval process, including a landscape feature
area constructed within the corner 'build-to-zone'. Parking requirements suitable for the
proposed development can be achieved through the sharing of spaces on the adjacent
property to the west (Smitty's. Furniture Mall). Further, to support future road
construction initiatives in compliance with the Council approved Town Centre West
Guidelines, it is recommended that a financial contribution be required for this purpose
from the developer.
It is recommended that the application be approved, that the draft by-law be forwarded
to Council for enactment, and that the applicant be required to provide a financial
contribution toward future road construction within the Town Centre West
Neighbourhood through the Site Plan Approval process.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Comments Received
1.1 At March 20, 2003 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #4 and #5)
Counsel of Adjacent Landowner
application controlling
development
would like to be part of the
process
no communication with
Emix Ltd.
Aaent of Applicant
requesting relief from specific
conditions; being parking and
'build-to-zone';
requires better exposure to 401
1.2 Agencies:
Durham Region Planning Department - application conforms with Regional
Official Plan;
no provincial interests (see
Attachment #6);
Toronto & Region Conservation
Authority
- no concerns (see Attachment #7);
Ministry of Transportation
- no objection in principle, but would
require Ministry permits to develop
within 46 metres of Ministry property
(see Attachment #8);
Report PD 26-03
Date: June 6, 2003
Subject: Emix Holding Limited (A 3/03)
Page 3
1.3 City Departments:
Economic Development
- supports the application, good
visibility from 401 and must ensure
treatment for the future planned
internal road (see Attachment #9);
2.0 Discussion
2.1 Future Road Construction to be partially secured through financial
contribution from the landowner:
The internal road network planned for the Town Centre West Neighbourhood is an
integral component of development in this area and is necessary to adequately
serve the needs of future residents and businesses. The system will provide
internal linkage between various access points around the perimeter of the
Town Centre West neighbourhood.
The City of Pickering, through a previously executed agreement with Emix Holdings,
has until June 2015 to acquire specific lands within and adjacent to the Emix lands
for future road purposes (as shown on Attachments #10 and #11 - Roads A & E).
Construction of portions of Roads A & E concurrent with this proposed
commercial/office development, (as shown on Attachments #10 and #11) would:
. initiate the implementation of the road pattern within the TCW Guidelines;
. contribute to the alleviation of existing congestion at the Dixie Road
intersection (Furniture Mall / Dairy Queen);
. provide existing development to the east of the subject property
(TNT Trucking) with an alternative to address conflicts with their shipping
and receiving activities, directly opposite of the proposed three-storey
office building and its shipping and receiving/refuse area;
. encourage additional development in the area;
. assist with overall site functioning.
Emix Holdings does not agree that road construction should be required at this
time. They advise that a requirement to construct their portion of 'Road A' and
'Road E' adjacent to the subject lands, (two sections, both 10 metres wide)
simultaneous with development of the three-storey commercial office building will
jeopardize the project's financial viability. However, Emix Holdings has agreed to
secure with the City a financial contribution toward road construction within or
adjacent to their development area, through the site plan approval process. Emix
requests that its contribution be part of a mutual agreement with the City, requiring
the City to complete road construction upon drawing the security, with any
additional financial costs being the responsibility of the City through future
budgeting.
Report PD 26-03
Date: June 6, 2003
Subject: Emix Holding Limited (A 3/03)
Page 4
Although the construction of municipal roads/portions of roads within the
Town Centre West Neighbourhood would be beneficial to the continuing
development of this area, there are uncertainties respecting the design and
impracticality of building only portions of roads. Further, assumption of roads by
the City in this neighbourhood at this time would have significant budget
implications including costs for snow clearance, street cleaning, road maintenance,
and construction upgrades.
The Planning & Development Department recommends that the City secure a
financial contribution from Emix and use it for the future construction of roads within
or adjacent to the development area. Also, the City should consider budgeting for
road construction in the Town Centre West area as development progresses, on an
incremental basis.
2.2 A landscape structure will adequately meet the requirements of the
'Build-to-Zone' in the Development Guidelines.
The Council approved Town Centre West Guidelines require that a prominent
streetscape be achieved at corner locations through the use of 'build-to-zones' and
this requirement is reflected in the current zoning.
Following an evaluation of the Emix proposal, staff have concluded that a landscape
structure/feature adequately meets the requirements of the 'build-to-zone' set out in
the Town Centre West Development Guidelines. The guidelines state that
'build-to-lines' are to be interpreted as 'build-to-zones'. 'Buifd-to-Zones' are
important controls when creating humanly scaled streetscapes. They establish
prominence at street corners and create edges to primary pedestrian routes, both
being important design elements of future streets in the Town Centre West
Neighbourhood.
No amendment is required to the Town Centre West Guidelines as 'build-to-zone'
requirements may be interpreted to be satisfied through the introduction of either a
'structure' or a 'building'. Special landscape features, such as that proposed by
Emix at the corner location, would qualify as a 'structure'.
The current Zoning By-law only permits a 'building' or part of a building to be
located within a 'build-to-zone'. A significant structure may adequately meet the
intent of the 'build-to-zone' within the Town Centre West Guidelines. It is
recommended that the Zoning By-law be amended to permit the requirements of a
'build-to-zone' to be satisfied through the construction of a 'structure' or a 'building',
subject to specific standards including:
. a structure or building within a 'build-to-zone' shall have a minimum and
maximum height;
. a structure or building within a 'build-to-zone' shall cover a minimum
percentage of the length of the 'build-to-zone';
Report PO 26-03
Date: June 6, 2003
Subject: Emix Holding Limited (A 3/03)
Page 5
2.3 Parking provisions can be achieved by combining a parking standard over
both the subject property and the property located to the west.
Through analysis of both existing parking provisions for the site and the City of
Pickering Parking Study, staff have determined that adequate parking will be
available if parking is provided and calculated over both the SC-33 & SC-34 zoned
properties. The abutting property to the west (SC-33) currently provides parking in
excess of the minimum zoning standard. When this zoning standard is applied
over both the SC-33 & SC-34 zones there is adequate parking to comply with
requirements. Consequently it is recommended that the by-law be amended to
require the calculation of parking based on the combined spaces provided over
both the SC-33 & SC-34 zones.
3.0 Applicant's Comments
The applicant is aware of the contents of this report and the draft by-law.
Report PO 26-03
Date: June 6, 2003
Subject: Emix Holding Limited (A 3/03)
Page 6
Attachments:
1. Location Map
2. Applicant's Proposed Plan
3. Build-to-Zones
4. Information Report
5. Minutes from Public Information Meeting
6. Comments from Durham Region Planning Department
7. Comments from the Toronto & Region Conservation Authority
8. Comments from the Ministry of Transportation
9. Comments from the Economic Development Department
10. Town Centre West proposed Road Network
11. Roads subject to this application
Prepared By:
Approved I Endorsed By:
#!#~ .
G off manowski
anner I
~
Lynda Tayl ,-- ,-pp .
Manager, Development Review
Ne~
Director, Planning & Development
GXR:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
~
;t
",
APPENDIX I TO
REPORT NUMBER PD 26-03
DRAFT BY -LAW
ZONING BY-LAW AMENDMENT APPLICATION A 3/03
THE CORPORATION OF THE CITY OF PICKEft
BY-LAW NO. Ð~
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by
By-law 4621/95 to implement the Official Plan of the City of Pickering District Planning
Area, Region of Durham in Part of lot 24, Concession 1, (40R-12678, Parts 6 to 9)
City of Pickering. (A 3/03)
WHEREAS the Council of the Corporation of the City of Pickering deems it
desirable to change the zoning of the lands to allow for a building to be
constructed outside of the Build-to-Zone and provide a minimum required
parking ratio over SC-33 & SC-34 zones, on the subject lands, being Part of
lot 24, Concession 1, (40R-12678, Parts 6 to 9); City of Pickering.
AND WHEREAS an amendment to By-law 3036, as amended by By-law 4621/95, is
therefore deemed necessary;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOllOWS:
1. TEXT AMENDMENT
SECTION 5. Provisions of By-law 4621/95 is hereby amended, as follows:
(1) Section 5.(3)(a)(i) is amended by replacing subclause B with the following
subclause B, and by adding an additional subclause after subclause B which will
be recognized as subclause C:
B
A structure or building may occupy the build-to-zone illustrated on
Schedule I attached hereto;
C
A minimum of 45% of the length of the build-to-zone shall be
occupied by a structure, or a minimum of 50% of the length of the
build-to-zone shall be occupied by a building, both illustrated on
Schedule I attached hereto;
(H)
(2) Section 5.(3)(a)(ii) to be deleted and replaced with;
Arbour Structure and Building Height:
A
Minimum Building Height:
2 storey or 6.5 metres
B
Maximum Building Height:
4 storey or 13.0 metres
C
Minimum Arbour Structure Height: 4.5 metres entirely or partially
located within the Build-to-Zone.
D
Maximum Arbour Structure Height: 6.5 metres entirely or partially
located within the Build-to-Zone.
(3) Section 5.(3)(b) is amended by replacing subclause (H) and subclause (Hi) with
the two following subclauses (ii) and (Hi); .
(ii)
when parking is calculated and provided SC-33 and SC-34 zones
shall be combined;
(iii)
a minimum of 168 parking spaces for the first 9,800 square
metres of gross leasable floor area, plus a minimum of
3.0 parking spaces per 93 square metres of gross leasable area
or part thereof in excess of 9,800 square metres of gross
leasable floor area;
-2-
2. BY-LAW 4621/95
By-law 4621/95 is hereby further amended only to the extent necessary to give
effect to the provisions of this By-law as set out in Section 1 above. Definitions and
subject matter not specifically dealt with in this By-law shall be governed by the
relevant provisions of By-law 3036, as amended.
3. EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the approval
of the Ontario Municipal Board, if required.
BY-LAW read a first, second and third time and finally passed this
of , 2003.
day
Bruce Taylor, Clerk
f;nl.~¡?:cm#_-1-TO
r;' ", '1 ¡' P[j -.~.i2o-':.,Q~.,
d\}\J ~ '<
\-\\Gí\
A-O\
WAYFARER
LANE
RADOM
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 24, CONCESSION 1, PLAN 40R-12678, PART 6-9
OWNER EMIX HOLDINGS lTD. DATE FEB. 11,2003 DRAWN BY JB '/'
APPLICATION No. A03/03 SCALE 1 :5000 CHECKED BY GR
FOR DEPARTMENT USE ONLY
PN-8
PA-
ATTACHf'I.ErH #~bJ.. TO
REPORT # PO .:; ~ -0 3, ,.~-
INFORMATION COMPILED FROM APPLICANT'S PROPOSED PLAN
AO3/2003
FUTUF<E ðTl":l;:IH
PROPOSED
BUILDING
..... )( """"
"","""PAl>",,,"
~..
- - -----' ~ffl'õ¡¡y- -~-
"'"""'"
.. 'uos
~
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION. FEBRUARY 11. 2003.
\ -'"
\ --
\ ---
\..---
J~
rv
O'
~
i'
~
~
~
-..
-"-"-"-.. <101/'11
-.. 91<:
-"-"-",--
-,
\
\
\
\
\
\
\
\ \
\ \
\ \
\ \
\ \
\ ~
\ ,,' \
\ ,,/
\ ,"
1ò1'ò \ ,
«<,'I) \ "
¡,.(j \ \""
\ ,
\ '
)(/
,/ \
,
"
,
,
"
,
,
"
,,'
,
,
--/'
Cj
èJ
Q:
<::
f?
(J
:i;
-..':¿
txO\
~O'
~~
~\GY:\
City of Pickering
Planning & Development Department
- - - - - - BUILDING ENVELOPE
~ BUILD-TO-lONE
~ BUILDING FOOTPRINT
DATE MAR. 3, 2003
HTACHMENT # if TO
L::--JR1 # po2,-=Q.3
INFORMATION REPORT NO. 10-03
FOR PUBLIC INFORMATION MEETING OF
March 20, 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 03/03
Emix Holdings Limited
1101 Kingston Road
Part of Lot 24, Concession 1
(40R-12678, Parts 6 to 9)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 1.01 hectares in size, and located on east of
Dixie Road and south of Kingston Road (see Attachment #1 - Location Map);
- Smitty's Furniture Mall is located to the west and Schindler Elevator to the
east of the subject property;
residential uses are located to the north (north side of Kingston Road) and
Highway 401 to the south.
2.0
APPLICANTS PROPOSAL
- the applicant proposes to amend the existing zoning on the subject lands to
allow for permitted uses to be constructed outside of the "Build-to-Zone" and
to reduce the minimum required parking ratio;
- a three-storey commercial office building of approximately 5454 square
metres of Gross Floor Area (4800 square metres of Gross Leaseable Floor
Area) is being proposed for the property (see Attachment #2 - Applicant's
Submitted Site Plan);
Information Report No.1 0-03
ATTACHMENT# If TO
F~....:x<rr If Po 'J /- - 0 3
.. ",. ,,-~"-"!-.
Page 2
3.2
3.3
3.4
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham Re~ional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being
designated "Special Policy Area";
- 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 applicant's proposal appears to comply with this designation.
Pickerin~ Official Plan
- the subject property is designated "Mixed Use Areas - Mixed Corridor" within the
Town Centre 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 Dixie Road
(southern extension) as a Local Road;
Town Centre West Guidelines
adopted by City of Pickering Council on February 20, 1995;
identifies matters such as, Land Use Categories, Road Networks, Densities,
and Engineering Issues;
along with Urban Design Guidelines such as, Setbacks and Build-to-Lines,
Building Heights, Vehicular Circulation, Access, and Parking;
the applicant's proposal may require a modification to the Town Centre West
Development Guidelines to address building outside of the identified Build-to-
Zone.
Zonin~ By-law 3036
- the subject property is currently zoned "SC-34" - Special Purpose Commercial by
By-law 3036/00, as amended by By-law 4621/95;
- the current zoning permits the following uses:
. Business Office
. Commercial Recreation Establishment
. Duplicating Shop
. Financiallnstitution
. Furniture or Major Appliance Store
. Home I mprovement Centre
. Light Machinery and Equipment Supplier
Information Report No.1 0-03
ATTACHMENT fI i TO
REr'ORT it PO ~ /;, -03-.. -..
Page 3
4.0
4.1
4.2
4.3
. Place of Amusement/Entertainment
. Professional Office
. Restaurant - Type B
- the proposed use (office) is permitted by By-law 3036/00, as amended by By-
law 4621/95 as Business Office;
- the current zoning requires that a minimum of 50% of the length of the Build-
to-Zone shall have a building or part of a building located on it;
- the current parking ratio on the site requires that 3 parking spaces be
provided for every 93 square metres of Gross Leaseable Floor Area;
a zoning amendment is required for this property in order to permit the
proposed three-storey building to be built outside of the Build-to-Zone and to
reduce the minimum parking ratio. (see Attachment #3 - Proposed Building &
Bu ild-to-Zone).
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to date;
AQencv Comments
- no agency comments have been received to date;
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 existing uses within
the area;
Town Centre West Guidelines
. evaluation of the "Build-to-Zones" as identified in the Town Centre West
Development Guidelines. The applicant's proposal contradicts the Town
Centre West Guidelines with respect to the "Build-to-Zones" and it has yet
to be determined if modifications are necessary;
. examine whether a structure would meet the intent of the "Build-to-Zone";
. examine whether future road patterns can be accommodated through the
site plan proposal;
Information Report No.1 0-03
.,"; #_!i_TO
,",'I // PO .él6 -0 '~
Page 4
5.0
6.0
6.1
6.2
Parkina
. examination of the minimum parking standards for the site/zone to
determine if the site will function given the number of uses permitted on
site;
. to determine if permitted uses would have to be limited due to the
proposal for reduced parking ratio;
Special Reaulations
. examine the special regulations of the current zoning by-law to ensure that
Gross Leaseable Floor Limitations are appropriate;
- this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
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 Councilor 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.
OTHER INFORMATION
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;
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;
Information Report No.1 0-03
ATTACHMENT #~!f .TO
REPORT # PO e2 ~.-() '?
Page 5
6.3
Property Principal
- the principal of Emix Holding Limited is W.A. Hepfer (President);
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Geoff Romanowski
Planning Technician
Lynda Taylor, MCIP, RPP
Manager, Development Review
GXR:jj
Attachments
Copy: Director, Planning & Development
"tr".""i;:~n If ...i TO
'. ,- """;:;'Ü '-.Q6~'Q3-
APPENDIX NO. I TO
INFORMATION REPORT NO. 10-03
COMMENTING RESIDENTS AND LANDOWNERS
(1 )
none received to date;
COMMENTING AGENCIES
(1 )
none received to date;
COMMENTING CITY DEPARTMENTS
(1 )
(2)
Planning & Development Department;
Pickering Fire Service;
3.
4.
Excerpts from Statutory Public Information
Meeting
5 .!hursday, March 20, 2003
d",-ù3;" 7:00P.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.
(II)
ZONING BY-LAW AMENDMENT APPLICATION A 03/03
EMIX HOLDINGS LIMITED
1101 KINGSTON ROAD
PART OF LOT 24, CONCESSION 1
.l40R-12678. PARTS 6 TO 9)
1.
Geoff Romanowski, Planning Technician, provided an explanation of the
application, as outlined in Information Report #10-03.
2.
Julius DeRooter, on behalf of the applicant, advised that this application has
been submitted requesting relief from site specific conditions including the
placement of the building and number of parking spaces. The by-law requires
the building to be placed at the north end of the site and due to highway
exposure the applicant would like it to be placed on the south portion of the site
close to Hwy. 401. The by-law further requires an additional five parking spaces
but due to the building configuration and landscaping they are requesting relief
from this condition.
Michael Silver, Counsel and part owner of the adjacent property stated their
concern that this application is controlling development of the area and would like
to be part of the process in how this land is developed. He advised that there
has not been any communication with Emix Holdings Ltd.
Julius De Rooter, advised that this application is for an allowable use, they are
just requesting relief from two by-law conditions.
1615 DUNDAS ST. E.
4TH FLOOR. LANG TOWER
WEST BUILDING
.. P,O. BOX 623
WHITBY, ON L 1 N 6A3
--'(iDS) 728-7731
\X: (905) 436-6612
www.region.durham.on.ca
A.L. Georgieff, MCIP, RPP We have reviewed this application and the following comments are
Commissioner of Planning offered with respect to the Durham Regional Official Plan, the proposed
method of seNicing, and the delegated provincial plan review
. responsibilities.
The Regional
Municipality
of Durham
Planning
. Department
'.0
.~.
.,;)b-o 3
.i
May 6, 2003
RECEIVED
Geoff Romanowski, Planning Technician
Planning & Development Department
One the Esplanade '
Pickering, Ontario
L 1V 6K7
,., 9 ? n 'u""¡ i
"" ~" v.
CITY OF PICKEF-1ING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Romanowski:
Re:
Zoning Amendment Application A 03/03
Applicant: Emix Holding Limited
Location: Part of Lot 24, Concession 1
1101 Kingston Road
Municipality: City of Pickering'
The application' proposes to amend the existing, zoning on the subject
lands to allow for permitted uses to be constructed outside of the "Suild-
,. to-Zone" and to reduce the minimum required parking ratio.
Durham ReÇlional Official Plan
The subject lands are designated "Special Policy Area A" in the Durham
Regional Official Plan. This area contains a mixture of residential, retail,
personal seNiteand industrial uses. Development shall be intensified ill
a manner that will not adversely affect similar development within the
Main Centr~1 Area orthe.City of Pickering. The improvement of its visual
impact from Highway 401 and Highway 2shallbea major consideration
in the development ofthis area.
Municipal ServicinÇl
Municipal water supply and sanitary sewer seNice is available to the
subject property. . .
Provincial Plan Review Responsibilities
"The application has been screened in accordance with the provincial.
plan review responsibilities. . No provincial interests are affected by the
." . proposal. '
"SERVICE EXCELLENCE
jorOHrCQA/A/VNITY"
*
100% Post Consumer
.' \Ci'n II" ,t '~i
1; Pù _,_.D2k:23.,. "
Page '2
If you have any questions or require additional information, please call
me. '
, Yours truly;
;$JL
Ray Davies, Planner
. Current Operations Branch
cc. Rob Roy, Durh~m Region Works Department
R:\traininglrdlzoninglpickering aO3-03,doc
r
MAY-15-2003 12:16
Tor Region Conserv Author
416661 6898
P.02/03
,/"""0-
t.~TOR.ONTO AND REGIONt;y-..
A..,OnSerVi' Ion
"
for The Living City
April 23, 2003
Mr. Tyler Barnett
Senior Planner - Site Planning
City of Pickering
Pickering Civic Complex
One The Esplanade
Pickering, ON L1V 6K7
X REF CFN 34197.01
CFN
7.-
'~¡\.Jdi Ii 'r'íJ.~,.~.Þ.::.J;¡.3,~.,
Dear Mr. Barnett:
As:
Site Plan Application 502/03
Emìx Holdings Umlted
Part Lot 24, Conc:ession 1
(1101 Kingstøn Road)
City of Pickering
r"'.
The Toronto and Region Conservation Authority (TACA) has reviewed the above noted site
plan application, received March 1~, 2003, and offers the following comments.
This site plan application involves the construction of a three storey office building on the
subject lands, located between Highway 401 and Kingston Road, east of Dixie Road. A
previous application for a zoning by-law amendment has been reviewed by this office and
preliminary comments were sent to the City of Pickering on March 11, 2003.
A preliminary digital data review of the subject property identified a watercourse and
associated valley on the east side of the subject property which was to be impacted by the
proposed development. A site visit was thus conducted on April 17, 2003, in order to
determine the extent of the natural feature. Through the site visit, it was determined that the
feature contained little to no stream flow. and no hydrophytic vegetation, and thus was deemed
to be a relatively inactive drainage swale. That said, this office continues to have an interest in
the stormwater management design for the subject property. While peak flow control is
adequately addressed in the submitted Stormwater Management Report, meaS1,lres
addressing water quality management have not yet been identified. Technical staff of this
office recommend that an oil and grit separator sized for Level 1 treatment be included as part
of the storm water management design for the site.
While the TACA promotes further stormwater management review by the City of Pickering, this
office has no objections to the approval of the site plan application, or the zoning by-law
amendment.
By copy of this letter, please advise the applicant that the TACA has implements!:! a fee
schedule for the development'planning application review services. This application is subject
to a $150 preliminary analysis fee. For further clarification, the applicant should contact TAGA
Development Services staff.
We trust this should be of assistance. If you have any further questions or concerns, please do
not hesitate to contact the undersigned.
5 Shoreh;¡m Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trc:a.on.c;a
.~
~w.~
"-,'
,---,
r
MAY-15-2Ø03 12:17
Tor Region Conserv Author
7
ct26'.o 3
r,
Wier Barnett
-2-
Yours truly,
~
Kirsten Kontor
Plans Analyst
Development Services Section
Extension 5370
c.c.
Dineen Construction Corporation
F:\PR$\KiI5t370\Comments\emix holdings_2.wpd
416661 6898
P.Ø3/03
Acril 23. 2003
TOTAL P.03
~~(~qfL~~~ 1~:~5
416-235-4267
CORRIDOR MANAGEMENT
PAGE 82/82
MinWry /If
TN MpOrtaCion
Minlstm: des
Tranf )Orts
'1¡"",~"rr:"I,n,' Q 1-0
;:¡;:¿~;';"PD"~ro-~ -- (W)
Ontario
Phone; (416) 235-4572
Fax: (416) 235-4267
E~mai1: hugh.fyffe@mto.gov.on.ca
Conido! Management Office
ih Floor~ "Building D"
1201 Wilson, Avenue
Downsview. Ontario
M3M 1.J8
¥J c:~~
Mr- Bru, aylor, AM.C.T.
e s Division
Administration Department
City of Pickering
One The Esplanade
Pickering, Ontario
11 v 6K7
March 04, 2003
Re:
ZøniDg Amendment Application - ~
nOt Kingston Rd. ~
Part ofLõt24, Concession 1 (40R-1.2678, Parts 6 to 9)
City of Pickering
Dear Mr. Taylor
Thð Ministry has no objection in principle to the above application, however note our comments that
follow:
The City of Pickering and the Applicant should be made aware, that prior to any construction being
undertaken, ministry permits are required for developments within 46m of ministry property.
Further information on Our permit requirements is availab1e from our office by contacting Mr. Ken.
Sherbanowski, Officer, at 416-235-5560.
~urs
. ,)
Hu~ Yffe
CMO '-.
,,<1 ".,.
'.. . d'-.....__.__Iv
1..." vi'¡ , ilL' ..---~.Æ. -_9.3._....
ADMINISTRATION DEPARTMENT
CORPORATE. PROMOTIONS & ECONOMIC DEVELOPMENT
MEMORANDUM
April2,2003
RECEIVED
APrJ - '1 'ìO!O"
I f'I '- L . J
To:
Geoff Romanowski
Planning Technician
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
From:
Ron Taylor
Economic Development Officer
Subject:
Zoning By-law Amendment Application A 03/03
Emix Holdings Limited (1101 Kingston Road)
- File: 0-3300-001
Our Division has reviewed the above-noted application, and supports the applicant's
proposal. The proposed location of the building will make it highly visible from Highway
401, adding to a desired visible cluster of office buildings existing and/or encouraged to
be located along that corridor.
The presence of high quality office facilities in and surrounding the City's Downtown are
an important source of local employment, while providing day population within the City
to utilize and visit surrounding local businesses.
The proposed treatment of the northeast corner of the subject lands is necessary in
order to ensure a quality streetscape along the future planned internal road network for
the Town Centre West neighbourhood, where prestige employment uses will be
encouraged to locate. .
RST:LW:kr
R:t:r; (-
Copy:
Manager, Corporate Promotions & Economic Development
J: \P&E CO\SHARE\Development\D-3300-00 1 \m3O4020 1. doc
.
;
~
LEGEND
. 'r~:-~~t'
3
D
ROADWAY
SPECIAllY TREATED ROADWAY
RIGHT-Of-WAY WIDTH
BLOCK NUMBER
ROAD DESIGNATION
I. 20.0 ~
see Council
Mod ification (iv)
0
/
/
J
----"- .
-:.:..~
-- "
13
tTTACHMENT # i I TO
REPGRT # PO ó2 ~-o 3
~~
~~~
5~~
Ð\iw
Õ:W5
tc"-'
o~
-'
~~
00
~
"
z
Z
z
5
(l
z
~
er a
I-
If) If) I-
0 W Z
er « 0 I- a
w a w u -
OJ er lLZ wI-
-, «
:;; OJ r,¿
:J 0 oa :J--1
Z W w¡:: If)lL
If) If)U lL
y: a aw If) «
U lL lLZ 0
a a az <(If)
--1 er era a-
OJ lL lLU er~
(§V I