HomeMy WebLinkAboutPD 19-04
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 19-04
Date: April 20, 2004
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 13/03
Home Hardware Stores Limited
477 - 481 Kingston Road
Part of Lot 31, Range 3, B.F.C.
(Part of Lot 1, 2, 3, 4, 9, Plan 230)
City of Pickering
Recommendation:
1.
That Zoning By-law Amendment Application A 13/03, be APPROVED as set out in
the draft by-law attached as Appendix I to Report No. 19-04, to amend the existing
zoning on the subject property to permit a variety of Office and Commercial uses,
submitted by Home Hardware Stores Limited, on lands being Part of Lot 31,
Range 3, B.F.C. (Part of Lot 1,2,3,4,9, Plan 230), City of Pickering.
2.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 13/03, as set out in Appendix I to Report Number PO 19-04 be
FORWARDED to City Council for enactment.
Executive Summary: The applicant requests a change to the zoning by-law to
permit a variety of office and commercial uses. The property is located at the south-west
corner of Rosebank Road and Kingston Road (see Location Map, Attachment #1). The
existing building will be maintained on the site (see Applicant's Submitted Plan,
Attachment #2).
The Kingston Road Corridor Guidelines - Rougemount Village is to promote a
pedestrian friendly mainstreet of an evolving "Urban Village". The Rosebank Road
intersection is to provide an entry point to the Rougemount Village precinct. The
proposal provides for new uses that support the intent of the Official Plan policy and the
Kingston Road Corridor Guidelines.
It is recommended that the application be approved and that the draft by-law be
forwarded to Council for enactment.
Report PO 19-04
Date: April 20, 2004
Subject: Zoning By-law Amendment Application A 13/03
Page 2
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0
1.1
Comments Received
At the August 7, 2003 Information Meeting
(see text of Information Report, Attachment #3)
1.2
Public Comments
- no public present at meeting
Agencies:
Durham Region Planning Department
Ministry of Transportation
Veridian Connections
1.3
City Departments:
Development Control
Applicant Comments
- no comments
- conforms with Regional Official Plan;
- municipal water supply and sanitary
sewer are available;
- direct vehicular access to Kingston Road
is not permitted;
- no Provincial interests identified
(see Attachment #4);
- no objection in principle;
- any new buildings must be set back a
minimum of 14.0 metres from
Highway 401;
- permits are required prior to any
construction being undertaken
(see Attachment #5);
- no objection;
- existing service to this site may be
inadequate. Details regarding a service
upgrade can be obtained from their office
(see Attachment #6);
- a sidewalk currently extends west from
the corner (along Kingston Road) and,
terminates west of the bus shelter, which
is located west of the Kingston Road and
Rosebank Road intersection;
- a sidewalk will be extended west along the
Kingston Road frontage, and possibly
along the Rosebank Road frontage, and
done simultaneous to the re-tenanting of
the building or site redevelopment, at the
Cit 's ex ense see Attachment #7 ;
Report PO 19-04
Date: April 20, 2004
Subject: Zoning By-law Amendment Application A 13/03
Page 3
2.0
2.1
Discussion
Uses & Parking
2.1.1 Restrict uses to those appropriate for 'entrv' to Rouqemount Villaqe.
The applicant has proposed uses similar to a 'SC-2' - Special Commercial
zoning used elsewhere in the City. It is recommended that certain uses,
including all currently permitted uses (see list below), not be permitted as they
are not reflective of or conducive to an 'urban village'. These uses are commonly
associated with higher volumes of vehicular traffic with associated loading and
unloading of vehicles, and are not considered appropriate for the entry to this
evolving "Urban Village" setting.
Uses that will assist to establish identification to the Rougemount Village entrance
include office, institutional, community, retail, and restaurant uses as set out in the
Council adopted guidelines for the Kingston Road Corridor (Rougemount Village).
These uses promote a vibrant healthy community atmosphere of an
"Urban Village", while providing greater opportunity for a proper gateway entry
presence.
Currently Permitted Proposed Uses Recommended Use
Uses (Yes I No)
Warehouse No
Home Improvement No
Centre
Liqht Manufacturinq Plant No
Banquet Facility Yes
Place of Assembly Yes
Place of Worship Yes
Club Yes
(Publ ic/Private/Commercial)
Bakery Yes
Office Yes
(Business/Professional/Admin. )
Commercial-Recreational Yes - No Bingo Hall
Establishment
Commercial School Yes
Drv Cleanina Establishment Dry Cleanina DeDot
Financial Institution Yes
Personal Service Shop Yes
Restaurant Yes - No Drive- Thru
--
Retail Store Yes
Scie ntifi c/Resea rch/Med i ca I No
Laboratory
Vehicle Sales/Rental Establishment No
Vehicle Accessorv Installation No
Report PO 19-04
Date: April 20, 2004
Subject: Zoning By-law Amendment Application A 13/03
Page 4
2.1.2 Parkinq standards to ensure land use compatibility.
Specific parking requirements will permit significant development of the subject
property while regulating parking associated with uses that are higher parking
generators. Over-intensification of the land will be avoided through the proposed
parking provisions.
The following table outlines parking standards that are recommended to
effectively control future development of the site.
Recommended Uses Minimum Off Street Parkina
Reauirements
Commercial-Recreational Establishments (No
Bingo Hall)
Commercial School 8 parking spaces per 100 square
Club (Public/Private/Commercial) metres of gross leasable floor area
Place of Assembly
Place of Religious Assembly
Banquet Facilitv
Office (Business/Professional/Administrative)
Restaurant (No Drive-Thru)
Dry Cleaning Depot 5.5 spaces per 100 square metres of
Financial Institution gross leasable floor area
Personal Service
Retail Store
Bakery
2.2
Site Planning
2.2.1 A Site Plan Aqreement & Holdinq Provision within the Zoninq By-law will help
implement the Official Plan Guidelines.
The additional uses recommended for this site will enhance the marketability of
the property and move the site closer to the 'urban village' envisaged by the
Official Plan. However, improvements to the site are required to accommodate
appropriate future development. The existing outdoor storage structures
(pole barns) must be removed and the landscaping at the corner of
Kingston Road and Rosebank Road should be enhanced to initiate
implementation of the Official Plan policies for an 'entry' to the evolving
"Urban Village". In order to ensure that these improvements are made, the
owner of the site will be required to enter into a site plan agreement with the City.
A Holding Provision in the implementing zoning by-law is proposed in order to
obtain this agreement.
Report PO 19-04
Date: April 20, 2004
Subject: Zoning By-law Amendment Application A 13/03
Page 5
2.2.2 Sidewalk completion alonq Kinqston Road will be required throuqh the Site Plan
Approval Process and associated Site Plan Aqreement.
A sidewalk currently exists along part of the Kingston Road frontage of the
property, from Rosebank Road, west to the existing bus shelter. This sidewalk
will be extended by the City to the western boundary of the site.
Depending on the use, a sidewalk may also be installed along the Rosebank Road
frontage of the property. This will be determined through the site plan review
process once the property enters into a site plan agreement (see Section 2.2.1)
and will also be constructed by the City (see Attachment #7 - Future Sidewalks).
Zoning By-law Performance Standards
2.3
2.3.1 Buildinq setbacks will encouraqe development toward Kinqston Road.
The owner of the property intends to retain the existing building. This building
was constructed prior to the establishment of the Kingston Road Corridor
Guidelines. Consequently it is recommended that the implementing by-law for
this site require any new structures or additions to the existing building, to be
located in closer proximity to Kingston Road.
New or re-development of the subject property should better frame the roadways
within the Rougemount Village precinct, especially at the intersection of
Kingston Road and Rosebank Road. This intersection should signal the entry to
the Village for westbound traffic.
It is therefore recommended that buildings be permitted to locate up to 3.0 metres
from Kingston Road and Rosebank Road (see Appendix I, Schedule II, of the
Draft By-law, Proposed Setbacks).
2.3.2 Establishment of a Build-to-Zone (BTZ) to promote a main street environment
with buildinqs close to the street.
A Build-to-Zone is recommended to be established in the by-law to ensure that
future development on-site is built in compliance with the intent of the
Official Plan policies. The location of the Build-to-Zone will be along the eastern
portion of the Kingston Road frontage toward the corner of the property. These
standards will only apply to new development on the site. The BTZ will be
setback 3.0 metres from the property boundary and have a dimension of
3.0 metres deep by 50.0 metres long. Fifty percent of the BTZ will be required to
be occupied by a building (see Appendix I, Schedule II, of the Draft By-law,
Proposed Bu ild-to-Zone).
Report PO 19-04
Date: April 20, 2004
Subject: Zoning By-law Amendment Application A 13/03
Page 6
2.3.3 Buildinq heiqht will be requlated to ensure that a pedestrian friendly streetscape
is presented and that built form does not overshadow Kinqston Road.
It is recommended, that building height be regulated to ensure that buildings do
not overshadow Kingston Road. The following chart outlines minimum and
maximum heights that will be implemented through the proposed zoning by-law.
Area Buildinq Heiqht Buildinq Heiqht
Minimum Maximum
Within the Build-to-Zone and
between 3.0 - 6.0 metres 6.5 metres 8.5 metres
depth abutting Kingston Road
& Rosebank Road
All other areas None 18.0 metres
The desired outcome is to provide a pedestrian friendly evolving "Urban Village"
streetscape by framing future development to the street, while maintaining the
site's ability to function and accommodate a wide variety of uses.
3.0
Applicant's Comments
Home Hardware owned this property at the time of application submission.
However, the property was recently sold and the new owner is 1575423 Ontario
Limited - Mr. Thadchaynani Kumaraswany. The new owner is aware of the
contents of this report, has reviewed the draft by-law, and concurs with staff's
recommendation.
APPENDIX:
Appendix I: Draft By-law
Attachments:
1.
2.
3.
4.
5.
6.
7.
Location Map
Information Report
Public Information Report
Comments from the Region of Durham Planning Department
Comments from the Ministry of Transportation
Comments from Veridian Connections
Proposed Sidewalks
Report PO 19-04
Date: April 20, 2004
Subject: Zoning By-law Amendment Application A 13/03
Page 7
Prepared By:
Approved / Endorsed By:
#!ff ~ '
. 0 omanowskr
lanner I
Lynda Taylor, MCIP PP
Manager, Development Review
GXR:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering CitY,Council
APPENDIX I TO
REPORT NUMBER PD 19-04
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 13/03
THE CORPORATION OF THE CITY OF PICKERING
BY-lAW NO.
DRAFT
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by
By-law 2499/87 to implement the Official Plan of the City of Pickering District Planning
Area, Region of Durham in Part of lot 31, Range 3, Broken Front Concession being
Part of lots 1,2,3,4, and 9, Plan 230, City of Pickering. (A 13/03)
WHEREAS the Council of the Corporation of the City of Pickering passed
By-law 2499/87, amending By-law 3036, to permit the establishment of restricted light
industrial uses, warehouse uses and a home improvement centre use on the subject
lands, on Part of lot 31, Range 3, Broken Front Concession being Part of lots 1,2,3,4,
and 9, Plan 230, in the City of Pickering.
AND WHEREAS the Council of the Corporation of the City of Pickering now deems it
desirable to further amend By-law 3036, by repealing and replacing By-law 2499/87, to
permit a mix of institutional, commercial, personal service, and office uses on the
subject lands, on Part of lot 31, Range 3, Broken Front Concession being Part of Lots
1,2,3,4, and 9, Plan 230 in the City of Pickering;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOllOWS:
1.
SCHEDULE I & II
Schedule I & II attached to this By-law with notations and references shown
thereon is hereby declared to be part of this By-law.
2.
AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Part of Lot 31,
Range 3, Broken Front Concession being Part of lots 1,2,3,4, and 9, Plan 230, in
the City of Pickering, designated "MU-18" on Schedule I attached to this By-law.
3.
GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected, moved
or structurally altered except in conformity with the provisions of this By-law.
4.
DEFINITIONS
In this By-law,
(1 )
"Bakery" shall mean a building or part of a building in which food products
are baked, prepared and offered for retail sale, or in which food products
baked and prepared elsewhere are offered for retail sale, but shall not
include a Restaurant - Type A;
"Banquet Facility" shall mean a building or part of a building used for the
purposes of catering to banquets, weddings, receptions, or similar
functions for which food and beverages are prepared and served on the
premises but shall not include a restaurant;
(2)
(3)
"Build-to-Zone" shall mean an area of land within which all or part of a
building or buildings are to be located;
D ~A f1
(5)
-2-
(4)
"Business Office" shall mean a building or part of a building in which the
management or direction of business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
"Commercial Club" shall mean an athletic or recreational club operated for
gain or profit and having public or private membership;
(6)
"Commercial - Recreation Establishment" shall mean a commercial
establishment in which indoor recreational facilities such as bowling alleys,
miniature golf courses, roller skating rinks, squash courts, swimming pools
and other similar indoor recreational facilities are provided and operated
for gain or profit, but shall not include a place of amusement or
entertainment or bingo hall facility as defined herein;
(7)
"Commercial School" shall mean a school which is operated for gain of
profit and may include the stud.io of a dancing teacher or music teacher,
and art school, a golf school or any other such school operated for gain or
profit, but shall not include any other school defined herein;
(8)
"Dry Cleaninq Depot" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to any such processes;
"Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
(9)
(10)
"Functional Floor Level" shall mean an enclosed building storey containing
an area of at least 50% of the building's ground floor area, and a ceiling
height suitable for the intended use;
(11) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas
of all storeys above or below established grade, designed for owner or
tenant occupancy or exclusive use only, but excluding storage areas
below established grade;
(12)
"Home Improvement Centre" shall mean a building or part of a building
used for the display, wholesale and retail sale of building materials,
hardware or accessories, including cabinets, electrical fixtures, carpets,
floor coverings, plumbing supplies, wall coverings, draperies, garden
supplies, and lumber;
(a) "Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as
the case may be, together with any accessory buildings or structures,
or a public park or open space area, regardless of whether or not
such lot constitutes the whole of a lot or block on a registered plan of
subdivision;
(13)
(b) "Lot Coveraqe" shall mean the percentage of lot area covered by all
buildings on the lot;
(c) "Lot Frontaqe" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front
lot line;
(14)
"Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty
salon, a shoe repair shop, a tailor or a dressmaking shop or a
photographic studio, but shall not include a body rub parlour as defined in
section 224 (9)(b) of the Municipal Act, RS.O. 1990, Chapter MAS, as
amended from time-to-time, or any successor thereto;
(15)
D~~f~16)
(19)
- 3 -
"Place of Assembly" shall mean a building or part of a building in which
facilities are provided for civic, educational, political, recreational, religious
or social meeting purposes and may include facilities for entertainment
purposes such as musical and theatrical performances, but shall not
include a place of amusement or entertainment;
"Place of Reliqious Assembly" shall mean lands or premises where people
assemble for worship, counselling, educational, contemplative or other
purposes of a religious nature, which may include social, recreational, and
charitable activities, and offices for the administration thereof;
(17)
"Private Club" shall mean an athletic, recreational or social club, and
includes the premises of a fraternal organization, but shall not include an
adult entertainment parlour as defined herein or a body rub parlour as
defined in section 224 (9)(b) of the Municipal Act, RS.O. 1990,
Chapter MA5, as amended form time-to-time, or any successor thereto;
(18) "Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given, and which may include a clinic, the offices of an architect, a
chartered accountant, and engineer, a lawyer or a physician, but shall not
include a body rub parlour as defined in section 224 (9)(b) of The
Municipal Act, RS.O. 1990, Chapter MA5, as amended from time-to-time,
or any successor thereto;
"Public Club" shall mean an athletic, recreational or social club not
operated for gain or profit and having public membership, but shall not
include an adult entertainment parlour as defined herein or a body rub
parlour as defined in section 224 (9)(b) of the Municipal Act, RS.O. 1990,
Chapter MA5, as amended from time-to-time, or any successor thereto;
(20) "Restaurant - Type E" shall mean a building or part of a building where
food is prepared or offered or kept for retail sale to the public for
immediate consumption in the building or elsewhere on the premises, but
shall not include a drive-thru;
(21) "Retail Store" shall mean a building or part of a building in which goods,
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public.
5.
(1 )
PROVISIONS
Uses Permitted ("(H)MU-18" Zone)
No person shall within the lands zoned "MU-18" on Schedule I attached to
this By-law use any lot or erect, alter or use any building or structure for
any purpose except the following:
(a) administrative office
(b) bakery
(c) banquet facility
(d) business office
(e) commercial club
(f) commercial-recreation establishment
(g) commercial school
(h) dry cleaning depot
(i) financial institution
U) personal service shop
(k) place of assembly
(I) place of religious assembly
(m) private club
(n) professional office
(0) public club
(p) restaurant - type E
(q) retail store
-4-
(2)
Zone Requirements ("(H)MU-18" Zone)
No person shall within the lands zoned "(H)MU-18" on Schedule I
attached to this By-law use any lot or erect, alter or use any building
ff except in accordance with the following provisions:
^ (a) BUILDING RESTRICTIONS:
D~" (i) Building Location and Setbacks:
A Buildings and structures shall comply with the minimum and
maximum building envelope illustrated on Schedule II
attached hereto;
B A minimum of 50% of the Build-to-Zone must be occupied
prior to the erection of any other buildings or structures on
the subject lands;
C The build-to-zone illustrated on Schedule II attached hereto
shall have located within it a building or buildings, or part of a
building or buildings, which must occupy the minimum
percentage of the build-to-zone as stated in clause B above;
D
Notwithstanding clause A above, in the event that the rear lot
line changes from the location of the line illustrated on
Schedule I attached to this By-law, there shall remain a
minimum rear yard building setback of 14.0 metres from the
rear lot line;
Notwithstanding clause B above, a deck, patio, or any
building addition having a gross floor area less than 10 square
metres, shall not be considered to be a building or part of a
building for the purpose of satisfying the requirements of that
clause, only;
E
(ii) Building Height:
A Within the Build-to-Zone and between 3.0 - 6.0 metres depth
abutting Kingston Road & Rosebank Road:
- minimum 6.5 metres;
- maximum 8.5 metres;
B
Within the building envelope, but beyond clause A above:
- maximum 18.0 metres;
(b) PARKING REQUIREMENTS:
(i)
For a banquet facility, a commercial-recreational establishment,
place of assembly, place of religious assembly, private / public /
commercial club, and commercial school there shall be provided
and maintained a minimum of 8 parking spaces for every 100
square metres of gross leasable floor area;
(ii) For all other uses, there shall be provided and maintained on the
lands a minimum of 5.5 parking spaces for every 100 square
metres of gross leasable floor area or part thereof;
(iii) Clauses 5.21.2 (a) and (b) of By-law 3036, as amended, shall not
apply on lands designated "MU-18" on Schedule I attached
hereto;
(iv) Notwithstanding clauses 5.21.2 (g) and 5.21.2 (k) of By-law 3036,
as amended, all entrance and exits to parking areas and all
parking areas shall be surfaced with brick, asphalt, or concrete,
or any combination thereof;
6.
7.
- 5 -
(c) SPECIAL REGULATIONS:
(i) All uses, other than parking, shall take place entirely within
enclosed buildings or structures with no outside storage or
display;
(ij) Section 5.22 (1) shall not apply to the lands designed U(H)MU-18"
on Schedule I attached hereto;
(iji) No parking shall take place within the Build-to-Zone.
Holdinq Provision - (H) Holding Symbol
(1 )
Holdinq Provision Requirements
(a) Permitted Uses
While the U(H)" holding symbol is in place, no person shall, on the lands
designated U(H)"MU-18, use the lands for any purpose other than for a
Home Improvement Centre;
(b) Removal of the (H) Holding Symbol
Prior to an amendment to remove the (H) Holding Symbol preceding the
above zoning category uMU-18" the following condition shall be met:
(i) An appropriate site plan agreement shall be entered into between
the owner of the lands to which the (H) Holding Symbol applies
and the City of Pickering, and shall be registered on title to the
lands, to address development of the site, removal of the outdoor
storage structures (pole barns), enhanced landscaping at the
corner of Kingston Road and Rosebank Road and other related
matters;
(c) Existing Development
(i)
All development existing on the date of the removal of the (H)
By-law on Part of Lot 31, Range 3, Broken Front Concession
being Part of Lots 1,2,3,4, and 9, Plan 230, shall be deemed to
comply with the provisions of By-law 3036, as amended.
BY-LAW 3036
(1 )
By-law 3036, as amended, is hereby further amended by repealing and
replacing By-law 2499/87, to give effect to the provisions of this By-law as
it applies to the area set out in Schedule I attached to this By-law.
(2)
8.
Definitions and subject matters not specifically dealt with in this By-law
shall be governed by relevant provisions of By-law 3036, as amended.
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
,2004.
day of
Dave Ryan, Ma~
Bruce ,gßlerk
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SCHEDULE I TO BY-LAW
PASSED THIS
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MAYOR
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PASSED THIS
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CLERK
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PLAN 230, BROKEN FRONT CONCESSION, PART LOT 31, LOTS 1,2,3,4 & 9 l'
OWNER HOME HARDWARE STORE LTD. DATE MAY 21,2003 DRAWN BY JB
APPLICATION No. A 13/03 SCALE 1 :5000 CHECKED BY GR
FOR DEPARTMENT USE ONLY PN-6 PA-
ATTACHMENT I. I JO
REPORT' PO /9 -0'1
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ATTACHMENT ,_3_TO
REPORT I PO /9 -()~
CitJ¡ q~
INFORMATION REPORT NO. 17-03
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 13/03
Home Hardware
477 - 481 Kingston Road
Part of Lot 31, B.F.C. 3
(Part of Lot 1,2,3,4,9, Plan 230)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the subject property is approximately 0.85 hectares in size, and located at the
south-west corner of Rosebank Road and Kingston Road (see Attachment #1
- Location Map);
- existing on the property is a vacated Home Hardware building with accessory
outdoor storage structures; .
- Pickering Volkswagen is located to the east, and Carpet-Towne is located to
the west;
- Highway 401 to the south, and to the north is a gas station.
2.0
APPLICANTS PROPOSAL
- the applicant proposes to amend the existing zoning on the subject lands to
permit a variety of Office and Commercial uses;
- the existing building will be maintained on the site;
total ground floor area of the existing building is 2096 square metres
(see Attachment #2 - Applicants Submitted Site Plan).
3.2
3.3
3.4
Information Report No. 17-03
AnACHMENT'~_TO
REPORT I PO /9 -oLJ
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;
Pickering Official Plan
- the subject property is designated "Mixed Use Areas - Mixed Corridor" within the
Woodlands 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 asa Type B - Arterial Road and Rosebank Road
(south of Highway #2) as a Local Road;
Woodlands Neighbourhood
encourage and where possible require new development to be compatible
with the character of existing development;
encourage the introduction of uses and facilities into the neighbourhood that
complement and support secondary school students and activities;
Kingston Road Corridor Guidelines - Rouç¡emount 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 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;
Rosebank Road intersection should signal the entry to the
Rougemenout Village precinct;
Information Report No. 17-03
ATTACHMENTI_J. TI)
REF OAT # PO /9 ';(J'I
Page 3
3.5
ZoninQ By-law 3036
the subject property is currently zoned "M1-8/SC-10" - Storage & Light
Manufacturing/Home Improvement Centre by By-law 3036/00, as amended by
By-law 2499/87;
- the current zoning permits the following uses:
. Light manufacturing plant;
. VVarehouse;
. Home improvement centre;
- the applicant is requesting to zone the subject property "SC-2" - Special
Commercia/;
- this zoning would permit the following uses:
. Bakery;
. Business Office;
. Commercial Recreational Establishment;
. Commercial School;
. Dry Cleaning Establishment;
. Financial Institution;
. Personal Service Shop;
. Professional Office;
. Restaurant;
. Retail Store;
.. Scientific, Research or Medical Laboratory;
. Vehicle Sales or Rental Establishment;
. Vehicle Accessory Installation Shop;
please note that the above list of uses are the applicants requested uses for
the property;
- this rezoning will evaluate the appropriateness of the requested uses.
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;
Information Report No. 17-03
ATTACHMENT #-3._TO
REf-vAl # po--,,9- 6.£
Page 4
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 uses with the existing built form and
future re-development opportunities;
. consider the elimination of outdoor storage;
Parking
. examination of the parking requirements for uses to ensure minimum
on-site parking is available;
. examination of existing parking standards for the site/zone to determine if
the site will function appropriately based on the number of uses proposed
for the site;
. evaluate parking options to determine if floor space limitations are
required;
. evaluate the maximum parking capacity of the site;
Kingston Road Corridor Guidelines - Rougemoun~
. ensure that all guidelines within the Kingston Road Corridor Guidelines-
Rougemount Víllage 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;
. Rosebank Road intersection should signal the entry to the
Rougemenout Village precinct;
- this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
Information Report No. 17-03
ATTACHMENT '~TO
REPORT I PD - 'I
Page 5
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 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.
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
- full scale copies of the Applicants submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
6.3
Property Principal
- the principal of 477 -,- 481 Kingston Road is Home Hardware Stores Limited.
()RIGINAL SIGNED BY
ORIGINAL SIGNED BY
Geoff Romanowski
Planner I
Lynda Taylor, MCIP, RPP
Manager, Development Review
GXR: Id
Attachments
Copy: Director, Planning & Development
ATTACHMENT ,- 3 TO
ÆFOAT I PO /9 - 671
APPENDIX NO. I TO
INFORMATION REPORT NO. 17-03
COMMENTING RESIDENTS AND LANDOWNERS
(1 )
none received to date;
COMMENTING AGENCIES
(1 )
none received to date;
COMMENTING CITY DEPARTMENTS
(1 )
none received to date;
The Regional
Mùnicipality
of Durham
Planning
Department
1615 DUNDAS ST. E.
4TH FLOOR, LANG TOWER
WEST BUILDING
P.O. BOX 623
WHITBY, ON L 1N 6A3
(905) 728-7731
FAX: (905)436-6612
www.region.durham.on.ca
ATTACHMENT'
. REFORT 'PD
Lf :ro
/9 -0 tj
August 19, 2003
RECEIVED
SEP 0 3 2003
Geoff Romanowski, Planner I .
Planning & Development Department
One the Esplanade
Pickering, Ontario
L1V6K7
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Romanowski:
Re:
Zoning Amendment Application A 13/03
Applicant: Lymbird' Lumber (HorT}e Hardware)
Location: Part of Lot 31, Broken Front Concession
477-481 Kingston Road
Municipality: City of Pickering.
. ..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 servicing, and the delegated provincial plan review
responsibilities. .
"SERVICE EXCELLENCE
for our COMMUNITY'"
The application proposes to rezone the subject property to permit a
variety of office and commercial uses. ' '
. Durham Reqional Official Plan
The subject lands are designated "Special Policy Area A" in the Durham
Regional OfficialPlar1. This area contains a mixture of residential, retail,
personal seNice and industrial uses. The policy of the Regional Plan is
to maximize the area's highway exposure as a mainstreet and gateway
to the Region. Development is'to be intensified in a manner 'that will not.
adversely affect similar development in ,the City's Main Central Area.
The proposal is permitted by the policies of the Durham Regional Official
Plan. .' ,
Municipal Servicing
Municipal water supply and sanitary sewer service are available to the
subject property.
Transportation
The site has two access points from Rosebank Road. Direct access to
the site from Kingston Road will not be permitted.
(j,
100% Post Consumer
ATTACHMENT ,- 'I TO
REFORT I PO . /9 .tJ ¡: .
Page 2'
Provincial Plan Review Responsibilities
The application has been screened in accòrdance with the provincial
. plan review responsibilities. No provincial interests are affected by the
proposal. .
If you have any questions or require additional. information, please call
me. . . .
Yours truly, .
I~ZL
Ir.~'
Ray Davies, Planner
Current Operations Branch
cc. Jeff Almeida, Durham Region Works Department
R:ltraininglrdlZoninglpickering a13-03.doc
07/22/2003 16:05
416-235-4267
CORRIDOR MANAGEMENT
PAGE 03/03
ATTACHMENT # - L TO
REFúRT # PO /9-ðfl
@
Ontario
Mllli:nrý of
Tnn~portatjoo
JVl:lni5t~rt clas
TrA1Isports
Phone: (416) 235~4572
Fax: (416) 235-4267
E-mail: hugh.fyffe@mto.gov.on.ca
Corridor Managemét1t Office
th Floor. "Building D)'
1201 Wilson Avenue
DownsvÍew. Ontario
M3M U8
July 22. 2003
Mr. Bruce Taylor, AM.C.T.
Administration. Department
Clerk's Division
City of Pickering
On.e The Esplanade
Pickering. Ontario
L1 V 6K7
RECEIVED
JUL 2 5 2003
CITY OF PICKERING
PLANNING & DEVELOPMENT
. DEPARTMENT
Re:
Notice of Public Mèeting
Zoning Amendment Applieati.on - AU/O3
Lymbird Lumber (Home Hardware)
407 - 481 Kingston Rd.
Part of Lot 31, Concession B.F.C. 3
City of littering
Dear Mr. Taylor:
The ministry has no objection in principle to the above application, but note the following comments.
This Ministry will require that any new buildingS/structures, above and below ground, be setback a.
minimum of 14m (46 feet) from the highway property line. Further. no indispensable arrangement, traffic
and otherwise should utilize the:: 14m setback
The owner should be made aware that ministry permits are required prior to any constroction being
undertaken. Ministry permits are also required for all signs visible to the highway.
Further infonnation on our pemùt requirements is available ftom our office by contacting Mr. Ken
Sherbanowski, Permits Officer, at 416-235-5560). AB part of our pennit review process, we will require
the submission of an illumination plan, indicating the intended treatment of glare emanating from signs and
or other lightening affecting the highway, for our review and approval.
~
~;;:
CMO
Veridian
7/21/2003 3:13
PAGE
2/2
RightFAX
ATTACHMENT'
REFORT , PO
b 10
/9-()tj
VERIDIAN CONNECTIONS
DEVELOPMENT APPliCATION REVIEW
~ PROJECT NAME:
CITY OF PICKERING - Lymbird Lumber
/PLAN :
477 - 481 Kingston Road
~ MUNICIPALITY:
PICKERlNG
A 13/03
SUBMISSION DATE:
JULY 15,2003
1.
The existing se.t:VÍce to this site may be inadequate. Details.œgatding a se.t:VÍce upgJ:ade can be obtlined from
our offices.
2.
Other:
Ve.ridia.n Connections has no objection with the Zoning Amendment of this property.
Tecbnícal RepresentJltive - Don Bamett
Telephone 427-9870 Ext. 3253
/MF
KINGSTON
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City of Pickering
ATTACHMENT ,_7~TÇ)
REFûRT' PO /9 - 04
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DATE NOV. 10,2003