HomeMy WebLinkAboutPD 16-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 16-05
Date: April 8, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 4/04
1612042 Ontario Limited
979- 983 Kingston Road
South Part of Lot 26, Concession 1
Part 2, 40R-11222
(East of the Police Credit Union, fronting Sheppard Avenue)
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 4/04 be APPROVED, to permit a
four-storey, thirty-two unit hotel, submitted by 1612042 Ontario Limited, on lands
being South Part of Lot 26, Concession 1, Part 2, 40R-11222, City of Pickering.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 4/04, as set out in Appendix I to Report PD 16-05 be FORWARDED to
City Council for enactment.
Executive Summary: The applicant requests a change to the zoning by-law to
permit a four-storey hotel on lands located on the south side of Sheppard Avenue, north
of Kingston Road, just east of Merritton Road (see Attachment #1 - Location Map).
The applicant's original submission proposed a five-storey hotel (see Attachment #2 -
Applicant's Submitted Plan). Upon review of this submission, planning staff and area
residents had serious concern that the proposal reflected over-development of the site.
Planning staff met with the applicant numerous times to discuss various matters related
to overall site design and function. The meetings with the applicant resulted in
numerous revisions to the original proposal. Ultimately, it was determined that a
four-storey, thirty-two unit hotel can be accommodated on site and meet City
development standards (see Attachment #3 - Applicant's Revised Plans).
The proposed hotel is intended to serve the needs of the travelling public. The
proposed use complies with the provisions of the City's Official Plan, meets City
development standards, is suitable development for the subject property, and is
compatible with other commercial developments in the surrounding area.
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4~04)
Date:
April 8, 2005
Page 2
It is recommended that the application be approved, subject to the implementing by-law
containing a Holding (H) provision, requiring the owner to satisfy the City of Pickering
respecting stormwater management and improvements to Merriton Road and
Sheppard Avenue (road upgrading / permanent turning circle / off-site works).
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 the June 24, 2004 Information Meeting
Numerous area residents and the applicant appeared at the public information
meeting to discuss the proposed zoning by-law amendment (see text of
Information Report and Meeting Minutes, Attachments #4 & #5).
1.2 Resident Comments in Objection
The main concerns expressed by the residents included (see Attachments #6 - #12,
Resident Comments):
· over-development of the subject property;
· traffic generation and adequacy of on-site parking;
· urban design - building size, location, materials, massing, height, signage
and landscaping;
· compatibility with surrounding area;
· security of surrounding neighbourhood;
· devaluation of surrounding residences;
· possibility of hotel rooms to become long term housing;
· tree preservation;
· overshadowing of adjacent properties;
· fire protection; and
· proximity of hotel to CNR rail line.
1.3 Agencies:
Durham Region Planning Department
conforms with Regional Official Plan;
municipal water supply and sanitary
sewer are available - an approximate
110 metre extension of the existing
sanitary sewer along Sheppard Avenue
is required to service the property - the
cost of extending the sewer service
will be at full cost to the applicant;
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4~04)
Date: April 8, 2005
Page 3
Durham Region Planning Department
(continued)
CN Railway
Veridian Connections
a Phase I Environmental Site
Assessment should be completed to
satisfy the municipality that the
environmental condition of the site is
suitable for the proposed use;
(see Attachment #13);
the owner is required to insert a CN
Railway warning clause in all
development agreements and noise
impact statement;
recommends that owner engage a
consultant to undertake an analysis of
noise and vibration and provide
abatement measures necessary to
achieve the maximum level limits set
by the Ministry of Environment;
(see Attachment #14);
no objection, however, applicant must
fulfill certain conditions including
accommodation on site for a transformer
(outdoor padmount in a 5 metre by 6
metre clear area);
(see Attachment #15);
1.4 City Departments:
Development Control
a stormwater management report will
be required;
a storm system does not exist within
the street fronting this property and a
storm system will be required;
access to the site will be from
Sheppard Avenue;
a permanent turning circle will be
required to be constructed;
the portion of Sheppard Avenue east
of Merritton Road will need to be
upgraded to a full load standard;
a preliminary grading and drainage
plan is required to be submitted for
review to ensure that the proposed
development can be accommodated
without adversely affecting the
adjacent properties;
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4/04)
Date: April 8, 2005
Page 4
Development Control
(continued)
Municipal Property & Engineering
Fire Service
the off-site works required to be
completed by this project will need to
be addressed in a development
agreement between the owner and the
City;
(see Attachment #16);
upgrades to Sheppard Avenue and
Merritton Road are required;
storm sewers are not available to the
site to allow for adequate drainage and
stormwater management;
Sheppard Avenue and Merritton Road
require to be urbanized to provide
adequate transportation network,
street lighting and sidewalks;
the impact of traffic generated by the
site on the intersection of Kingston Road
and Merritton Road is to be assessed
by the Region of Durham;
a stormwater management report is
required to support the proposed
development;
(see Attachment #17);
suggests there should be an
adequate setback from the building to
the right of way of the Canadian
National Rail lines exceeding the
minimum standard of 30 metres;
consideration should also be given to
the construction of a "berm" or sound
attenuation wall between the right of
way and the proposed building;
the site should be configured so that
people evacuating the building can do
so in a safe and efficient manner, so
as not to negotiate any barriers;
the Fire Service is reserving the
opportunity to make further comments
at the time of site plan review;
(see Attachment #18).
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4/04)
Date: April 8, 2005
Page 5
2.0
2.1
2.1.1
2.1.2
Discussion
Use and Compatibility
Proposed use conforms to the Pickerinq Official Plan.
The applicant is proposing to develop a four-storey, thirty-two unit hotel. The
subject property is designated "Mixed Use Area - Mixed Corridor" within the
Dunbarton Neighbourhood - Detailed Review Area in the Pickering Official Plan.
Mixed use areas encourage development having the highest concentration of
activity in the City and the broadest diversity of community services and facilities.
Permissible uses within this designation are residential, retailing of goods and
services generally serving the needs of the surrounding neighbourhood, offices
and restaurants, community, cultural and recreational uses, and special purpose
commercial uses. This designation permits the proposed use to be considered
for approval.
The proposed use conforms to the Region of Durham Official Plan. It also
conforms to Durham's Community Strategic Plan (CSP). A strategic objective of
the CSP is to facilitate the development of the Region's tourism facilities,
including addressing the needs for hospitality facilities, to make Durham a tourist
destination.
The site is suitable for the proposed use.
Sufficient site area is available to accommodate the proposed use, required
parking and landscaping. The proposed hotel would be compatible with the
present and future surrounding land uses, which are automobile dealerships
(existing Saturn, Saab, Isuzu / new Ford-Volvo), a credit union, a medical office
and a real estate office. The property is part of an existing commercial area of
the City that is situated between Kingston Road/Highway 401 to the south, and
the Canadian National Railway to the north. This rail line also forms a physical
barrier to separate this commercial area from the existing residential area to the
north.
The property immediately to the west (975 Merritton Road) of the proposal
contains a residential land use. To mitigate any potential impacts on this
single-detached dwelling, the four-storey hotel has been relocated to the eastern
portion of the site. Fencing and significant landscaping will be required to buffer
the residential side yard from the proposed hotel parking area. Detailed matters
such as this will be addressed through the site plan review process.
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4~04)
Date: April 8, 2005
Page 6
2.2
2.2.1
2.2.2
Site Planning
Applicant's revised conceptual site plan meets City development standards.
The original submission was for a five-storey, thirty-four unit all suites hotel.
Upon review of this submission, planning staff and area residents had serious
concerns that the proposal reflected over-development of the subject property.
Planning staff met with the applicant numerous times to discuss the concerns of
area residents, and to discuss overall site design and function. The applicant
obtained the assistance of an architect and returned with numerous alternatives
to the original proposal. The hotel was reduced in height by one storey and
relocated to the eastern portion of the property to buffer the westerly residential
property from possible conflicting land use issues. The footprint of the hotel was
also reduced in size to allow for pedestrian walkways, vehicle parking, more
efficient vehicular circulation and additional landscaping.
Many area residents expressed concern that all the units within the hotel would
have full kitchens. Their concerns were with the permanency of guests in the
hotel and potential security issues that may result. The applicant has revised the
room layouts and has eliminated the full kitchens and has replaced them with a
bar sink, bar fridge and possible microwave / toaster oven.
The revision also eliminated the upper floor activity room and large units. The
size of the rooms and facilities now proposed is reflective of a typical suit hotel
within the Region.
The revised four-storey, thirty-two unit hotel, with thirty-seven parking spaces can
be accommodated on site and meet City development standards.
The site plan approval process will address site development, site functioning,
and urbanization works to be secured through appropriate agreements.
The final detailed building and site design has not been determined. However,
based on detailed conceptual plans, adequate parking, landscaping and efficient
site functioning can be achieved.
The owner/applicant has also been advised that upgraded elevations and
entranceway into the hotel will be required rather than what is indicated on the
submitted conceptual elevation (see Attachment #19 - Conceptual Elevation).
The site plan approval process will require the applicant to formally address all of
the circulated agency and internal department comments. This will include, but
not be limited to the construction of a permanent turning circle, mitigating any
impacts of traffic generated by the proposal on the intersection of Kingston Road
and Merritton Road, providing a grading and drainage plan to ensure that the
proposed development can be accommodated without adversely affecting
adjacent properties and providing a Phase I Environmental Site Assessment.
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4/04)
Date:
April 8, 2005
Page 7
2.3
2.3.1
The site plan approval process will also address site development, site
functioning and will require urbanization of Sheppard Avenue and Merritton Road,
which will be secured through appropriate development agreements.
It is recommended that City Council approve this zoning by-law amendment
application subject to the implementing zoning by-law containing a "(H)"- Holding
provision. The "(H)" - Holding provision will enable the City to require a site plan
and development agreements with the property owner to address appropriate
development conditions of the site.
Zoning By-law Performance Standards
Performance Standards will ensure the proposed hotel meets City development
standards.
The zoning by-law will establish a hotel definition and strict development
standards that will control uses, building location, size, and height. It will also
control minimum parking standards and provide areas for landscaping.
Research conducted through other municipalities in the area revealed that one
parking space per hotel room is an adequate supply requirement. The proposed
hotel has thirty-two rooms and provides thirty-seven parking spaces.
The zoning by-law, attached as Appendix I, provides for a (H) Holding provision to
address the need for appropriate agreements to be entered into prior to lifting the
(H). The by-law will also ensure that over-development of the site does not occur.
The proposed hotel will be required to meet minimum City development
standards. The hotel will be compatible with other commercial developments in
the immediate area, and does not impose negative planning impacts on the
adjacent properties or residents of the area.
APPENDIX:
Appendix I:
Draft Implementing By-law
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4/04)
Date: April 8, 2005
Page 8
Attachments:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
Location Map
Applicant's Original Submitted Plan
Applicant's Revised Submitted Plans
Information Report
Minutes from Public Information Meeting
Resident Comment in Objection - Dr. M. Schwartz
Resident Comment in Objection - A. Wheeler
Resident Comment in Objection - J. & G. Shaw
Resident Comment in Objection - B. & N. Penny
Resident Comment in Objection - V. Bruce
Resident Comment in Objection - N. & M. Eickmeier
Resident Comment in Objection - J. Freeman & S. Purchase
Region of Durham Comments
Canadian National Railway Comments
Veridian Connections Comments
Development Control Comments
Municipal Property & Engineering Comments
Pickering Fire Service Comments
Conceptual Elevation
Report PD 16-05
Subject: 1612042 Ontario Ltd. (A 4~04)
Date: April 8, 2005
Page 9
Prepared By:
Approved / Endorsed By:
Ptanner-CT-~
Nei
Director, PIb~trri~ng & Development
Lynda DCTaylor, M~,.'i5, RPP
Manager, DevelolCnent Review
'PK:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City..,./[~Co~ n.cii.. , ,-
~ho~a~ OuinnChief *~ini~fficer/
APPENDIX I TO
REPORT NUMBER PD 16-05
DRAFT BY-LAW FOR
ZONING BY-LAW AMENDMENT APPLICATION A 4/04
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
DRtfFT
Being a By-law to amend Restricted Area Zoning By-law 3036, as
amended by By-law 2498/87, to implement the Official Plan of the City of
Pickering, Region of Durham, South Part of Lot 26, Concession 1, (Part 2,
40R-11222), City of Pickering. (A 04/04)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of a hotel on the subject lands, being South Part of Lot 26,
Concession 1, (Part 2, 40R-11222), in the City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended by By-law 2498/87, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE I
Schedule I attached to this By-law with notations and reference..; shown thereon
is hereby declared to be part of this By-law.
AREA RESTRICTED
The provisions of this By-law shall apply to those lands being South Part of Lot 26,
Concession 1, (Part 2, 40R-11222), in the City of Pickering, designated "SC-37"
on Schedule I attached to this By-law.
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.
DEFINITIONS
In this
(1)
By-law,
"Front Yard Depth" shall mean the shortest horizontal dimension of a front
yard of a lot between the front lot line and the nearest wall of the nearest
main building or structure on the lot;
(2)
"Hotel" shall mean a building or part of a building for the purpose of
providing temporary sleeping accommodations for the travelling public,
without a kitchen;
(3)
(a)
(b)
"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 a 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;
"Lot Coverage" shall mean the percentage of lot area covered by all
buildings on the lot;
(4)
(5)
"Rear Yard Depth" shall mean the shortest horizontal dimension of a rear
yard of a lot between the rear lot line or, where there is no rear lot line, the
junction point of the side lot lines, and the nearest wall of the nearest main
building or structure on the lot;
"Side Yard Width" shall mean the shortest horizontal dimension of a side
yard of a lot between the side lot line and the nearest wall of the nearest
main building or structure on the lot.
PROVISIONS
Uses Permitted ("SC-37" Zone)
(1)
No person shall, within the lands zoned "SC-37" 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) hotel
(2) Zone Requirements ("SC-37" Zone)
No person shall within the lands designated "SC-36" on Schedule I
attached hereto use any lot or erect, alter or use any building except in
accordance with the following provisions:
(a) BUILDING RESTRICTIONS
(i) Front Yard Depth (minimum):
(ii) East Side Yard Width (minimum):
(iii) West Side Yard Width (minimum):
(iv) Rear Yard Depth (minimum):
(v) Building Height(maximum):
(b) OUTDOOR STORAGE
12.0 metres
3.5 metre.,;
13.0 metres
4.0 metres
13.0 metres
(i) No outdoor storage is permitted in any yard;
(c) PARKING REQUIREMENTS
(i)
For a hotel use, there shall be provided and maintained on the
subject lands a minimum of one parking space per hotel room,
plus three additional parking spaces for hotel staff;
(ii) The minimum perpendicular width of a parking aisle used to gain
access to a parking stall shall be 6.0 metres;
Clauses 5.21.2a) to 5.21.2c) and 5.21.2e) inclusive, of By-law
3036, shall not apply to the lands zoned "SC-37" on Schedule I
attached hereto;
(iv)
Despite Clauses 5.21.2g) and 5.21.2k) of By-law 3036, all
entrance and exits to parking areas and all parking areas shall
be surfaced with brick, asphalt, or concrete, or ;any combination
thereof.
'(3)
-3-
Uses Permitted ."(H)" Holding Zone
(i)
Despite the provisions of Clause 5.(1)(a), while, the "(H)" holding
symbol is in place, no person shall, within the lands zoned
"(H)SC-37" on Schedule I attached hereto, usE; any lot or erect,
alter or use any buildings or structure for any purpose a
business office and professional office as defined and regulated
by By-law 2498/87
(4)
Removal of "(H)" Holding Symbol
(i)
Prior to an amendment to remove the "(H)" - Holding Symbol
preceding the "SC-37" zone designation, the owner is required to
execute appropriate agreements with and to the satisfaction of
the City of Pickering to provide for stormwater management
requirements, road improvements and the development of
buildings or structures in accordance with tile provisions of
subsections 5.(1) and 5.(2) of this By-law.
BY-LAW 3036
(1)
By-law 3036 as amended by By-laws 2498/87, only as it applies to the
area zoned "SC-37" on Schedule I to this By-law, is hereby repealed.
(2)
By-law 3036, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the
area set out in Schedule I attached hereto. 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
,2005.
day of
David Ryan, Mayor
Bruce Taylor, Clerk
CON. 1
PART LOT 26
40R-11222
PART 1
O0 {.0'{ %6
SCHEDULE T TO BY-LAW
PASSED THIS
DAY OF
MAYOR
CLERK
GOLDENRIDGE
WELRUS STREET
SPRUCi
GOLD NRIDGE
C.N.R.
SH~-PPARD
KINGSTON
AVENUE
ROAD
City of Picketing PIanning& Development Department
DRAWN BY JB
PROPERTY DESCRIPTION CON 1 S PT LOT 26 NOW RP 40Rl12~ PART 2
OWNER 1612042 ONTARIO LIMITED DATE MAY 19, 2004
FILE No. A 04/04 SCALE I ;5000
FOR DEPARTMENT USE ONLY PN-9 ,PA-
CHECKED BY PK
INFORMATION COMPILED FROM APPLICANT'S
ORIGINAL SUBMITTED PLAN
1612042 ONTARIO LTD.
A 04/04
ATTACHMErVT ~_
REPORT
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Z
10 m,
11 ~
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27
5,3m
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13
15
16
17
18
N 72'5,
173m
32.3,
INFORMATION COMPILED FROM APPLICANT'S
REVISED SUBMITTED PLAN
1612042 ONTARIO LTD.
A 04/04
ATTACHMENT
REPORT d PD
56'0
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14
15
16
17
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N 72'54'
N 72'
32.4
32.34
FULL SCALE COPIES OF [HE APPLICANT'S
SUBMITTED PLAN ARE AVAILABLE FOR VIEWING Al-
INFORMATION COMPILED FROM APPLICANT'S REVISED
SUBMITTED PLAN
1612042 ONTARIO LTD. ,!~-,; :,, .~ _~ '
TOP OF WALL
II} TOP PLATE
FINISH FORTH FLOOR
FINISH THIRD FLOOR
FINISH SECONO FLOOR
FINISH FIRST FLOOR
GRADE
EAST ELEVATION
TOP DF PARAPET WALL
0 TOP PLATE
FINISH FORTH FLOOR
FIFiISH SECOND FLOOR NISH FIRST FLOOR
WEST ELEVATION
INFORMATION COMPILED FROM APPLICANT'S REVISED
SUBMI'FFED PLAN
1612042 ONTARIO LTD.
A04/04 ~',:-,d.~ ,. FC /~,-O~'
FINISH FORTH FLOOR '~ I
,,
NORTH ELEVATION
FINISH FORTH FLOOR ; ,
FINISH THIRD FLOOR
FINISH SECOND FLOOR ,
GRADE
PARKING LEVEL
SOUTH ELEVATION
INFORMATION COMPILED FROM APPLICANT'S REVISED
SUBMITTED PLAN
1612042 ONTARIO LTD.
A 04/04
STAFF 7 8 9 1 0 1 1 1 2 1 5 1 4 1 5
ROOM
1 2 3 4 5 6
i
UNDERGROUND
PARKING
FLOOR PLAN
INFORMATION COMPILED FROM APPLICANT'S REVISED
SUBMITTED PLAN
1612042 ONTARIO LTD.
A 04/04 '" ...... ;~-- ~----- _TO
SUITE 103 SUITE 105
RECREATION
OFFICE ROOM
GROUND FLOOR
PLAN
INFORMATION COMPILED FROM APPLICANT'S REVISED
SUBMITTED PLAN
1612042 ONTARIO LTD.
A 04/04
~ ~ITE~O1 SUI 203 SUITE 205 ~ SUITE 207 'SUITE 209~
i.~ ~, ~ . ,. .
2ND TO 4TH FLOOR
PLAN
/;TIACH~ENI #_~ TO
REPOR1 # PD /~,. 0 ,~ ......
PICKERING
INFORMATION REPORT NO. 08-04
FOR PUBLIC INFORMATION MEETING OF
June 24, 2004
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 4/04
1612042 Ontario Limited
979- 983 Kingston Road
South Part of Lot 26, Concession 1
Part 2, 40R11222
(East of the Police Credit Union, fronting Sheppard Avenue)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the south side of Sheppard Avenue, north of
Kingston Road, just east of Merritton Road (see Attachment #1 - Location Map);
the subject property fronts onto Sheppard Avenue, has an area of
approximately 0.16 hectares, a lot frontage of approximately 33 metres, and is
currently vacant;
the surrounding land uses are:
North CN Railway, Dunbarton Road
and Residential
East Auto Dealership
South Auto Dealership
West Residential, Business and
Professional Offices
Information Report No. 08-04
ATTACHI',~ENT//~T0
REPOR'I'// PD /~' "f;' ,-~
Page 2
2.0
APPLICANTS PROPOSAL
the applicant proposes to amend the existing zoning on the subject property
to permit a five-storey (approximately 15 metres in height) all suites hotel;
the applicant proposes a total of 34 suites in a total gross floor area of
approximately 2345 square metres, and 45 parking spaces to accommodate
guests of the hotel;
the proposed suites will contain kitchen facilities and separate bedrooms,
thereby allowing hotel guests the opportunity for extended accommodation;
reduced site plans, compiled from the applicant's submitted plans, are provided
for information (see Attachments #2 - #8 - Applicant's Submitted Plans).
3.0
3.1
3.2
OFFICIAL PLAN AND ZONING
Durham Reqional Official Plan
the Durham Regional Official Plan identifies the subject lands as being within
a "Urban Area - Living Area" designation;
subject to the inclusion of appropriate provisions and designations in the area
municipal official plan, this designation permits special purpose commercial
uses serving specialized needs on an occasional basis with services and
facilities which consume larger parcels of land and require exposure to traffic
such as, and similar in kind to, automotive sales and services, drive-in
restaurants, motels, hotels, lumber yards, furniture and major appliance sales;
the applicant's proposal appears to comply with this designation;
Pickerinq Official Plan
the subject property is designated Mixed Use Area - Mixed Corridor within the
Dunbarton Neighbourhood - Detailed Review Area;
Mixed Use Areas are areas and corridors of development having the highest
concentration of activity in the City and the broadest diversity of community
services and facilities;
permissible uses within this designation are: residential, retailing of goods
and services generally serving the needs of the surrounding neighbourhood,
offices and restaurants, community, cultural and recreational uses, and
special purpose commercial uses;
the Pickering Official Plan establishes a maximum Floorspace Index (FSI),
being the total building floorspace divided by total lot area, of up to and
including 2.5 FSI for development within a Mixed Use Area - Mixed Corridor;,
the subject application has a FSI of 1.4;
Schedule II of the Pickering Official Plan- "Transportation System" designates
Sheppard Avenue where it abuts the subject property as a Local Road;
Information Report No. 08-04
3.3
3.4
4.0
4.1
4.2
4.3
Local Roads generally provide access to individual properties, to other local
roads and to collector roads; carry local traffic; and generally have a right-of-way
of up to 20 metres;
the applicant's proposal appears to comply with this designation;
Dunba~on Neiqhbourhood
the subject property is located within a detailed review area of the Dunbarton
neighbourhood;
no development guidelines have been prepared for this area of the
neighbourhood, however, City Council may adopt development guidelines for
any detailed review area identified in the City's Official Plan;
Zoninq By-law 3036
- the subject property is currently zoned "SC-12" - Special Commercial Zone by
Zoning By-law 3036, as amended by By-law 2498/87;
- the current zoning permits the following uses, subject to specific zone
requirements:
· Business Office, and
· Professional Office
a zoning by-law amendment is required to permit a five-storey hotel.
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to date;
A~encv Comments
- no agency comments have been received to date;
Staff Comments
in reviewing the application to-date, planning staff have serious concerns that
over-development of the site is proposed;
the following matters will need to be resolved prior to a recommendation
report being forwarded to Council for their consideration:
· compatibility with, and sensitivity to, surrounding existing residential and
commercial development;
· the impact the proposed use / site changes may have on the streetscape,
the character of the neighbourhood and on adjacent properties;
Information Report No. 08-04
ATTACHMENT #, /'/: TO
REPORT ~ PD /(~ -~9-~---~
Page 4
· building size, location and materials, massing and height;
· traffic generation, adequacy of parking and landscaping
insufficient);
· fencing and screening;
· sun-shade analysis;
· proximity of hotel to CNR rail line;
· fire protection and access;
· overall site design and function; and
· permanency of guests staying in the hotel;
(current plan
- several aspects of this hotel proposal do not meet current City development
standards;
- the submitted plans will require significant revisions to address the above-noted
concerns and may affect the feasibility of the proposal;
- this Department will conclude its position on the application after it has
reviewed the above-noted staff comments, received and assessed comments
from the circulated departments, agencies and the public.
5.0
PROCEDURALINFORMATION
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
6.1
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 Report No. 08-04 Page 5
6.2
6.3
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;
Property Principal
- Zul Jaffer is the principal and agent of 1612042 Ontario Limited.
ORIGINAL SIGNED BY
ORI011~AL SION'ED BY
Perry Korouyenis
Planner I
PK:Id
Attachments
Lynda Taylor, MCIP, RPP
Manager, Development Review
Copy: Director, Planning & Development
APPENDIX NO. I TO
INFORMATION REPORT NO. 08-04
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date;
COMMENTING AGENCIES
(1) none received to date;
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department.
Statutory Public Information Meeting
Thursday, June 24, 2004
7:00 P.M.
PRESENT:
Councillor McLean - Chair
STAFF:
L. Taylor
P. Korouyenis
D. Kearns
- Manager, Development Review
- Planner I
- Committee Coordinator
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.
(i)
ZONING BY-LAW AMENDMENT APPLICATION A 4/04
1612042 ONTARIO LIMITED
979 - 983 KINGSTON ROAD
SOUTH PART OF LOT 26, CONCESSION 1
PART 2, 40R-11222
(EAST OF THE POLICE CREDIT UNION, FRONTING SHEPPARD AVENUE)
Perry Korouyenis, Planner I, provided an overview .of property location,
applicant's proposal and City's official plan policies pertaining to this site, as
outlined in Information Report #08/04.
Zul Jaffer, agent for 1612042 Ontario Limited, stated his presence to answer
questions.
Sylvia Spencer, 771 Sheppard Avenue, questioned whether or not Sheppard
Avenue is to be eliminated, are traffic lights to be installed, would a failed hotel
be subject to rezoning and are these lands part of historic trespass roads. She
stated that this hotel is not local but migratory. She further questioned why
the applicant would build a hotel beside a 24-hour rail track and what is the
parking by-law for this area.
Don Gleed, 1754 Appleview Road, questioned why the applicant would want to
build a hotel in an area with no major road visibility. He stated that this building
would be too close to the railway and it is not wanted in their neighbourhood.
He requested to see a market study and questioned what the room rates would
be, if they have any other similar hotels and what is the success level. He
stated that this is nothing more than a transient flop house.
-1-
Statutory Public Information Meeting
Thursday, June 24, 2004
/~TTf~.CH,¥.E~,IT #. 5TO 7:00 P.M.
o
10.
11.
12.
13.
Wilma Flavell, 734 Sheppard Avenue, concurred with the neighbours remarks.
She questioned why individuals would come to Pickering to stay for an
extended length of time in a hotel. She suggested that this facility is not to be
used for the purpose stated but for a rooming house.
Sherrie Gleed, 1754 Appleview Road, advised that the zoning by-law states
that whatever is built must be serviceable to the area, which this is not, this is
for transient individuals.
Alison Wheeler, 1042 Dunbarton Road, stated that the traffic is already
congested in this area. She questioned the need for another hotel in Pickering
and advised that she does not want transients near her daughter.
Mike Atkinson, 1742 Appleview Road, advised that this is an inappropriate
application for the area, it could be dangerous for the children, would affect the
enjoyment of the area and will bring transients to the neighbourhood.
Vern Bruce, 975 Merritton Road, stated that this application is not in keeping
with and would not be an asset to the area. All newly built structures are no
more than two stories and this would overshadow the neighbouring homes by
four stories. This building will do nothing for the value of homes or enjoyment
of the residents.
Boyd Penny, 1062 Dunbarton Road, stated his concern with the use and the
safety of the children and the nursery school. This would be a blight to the
neighbourhood and will overshadow everyone's view.
Resident, 975 Merritton Road, advised that the trees on the applicant's property
act as a sound barrier but will have to be removed due to the location of the
building. She stated that the hotel would be six feet from the property line and
would block the sun from their property. This building would be located on
Merritton Road not Kingston Road as stated, therefore the address should be
amended. She advised of her concern with respect to increased traffic and the
danger to hotel customers if a train derailment or a fire occurs.
Joe Murray, 1751 Appleview Road, advised that the historic value of Dunbarton
Village is still there but will be dramatically affected by a five storey building.
Scott Currie, 1738 Appleview Road, stated his strong support of previous
comments. He advised of his concern for the children and the drastic impact
on the neighbourhood. He suggested that if this application is approved and
this building is constructed he will probably move. He stated that families may
move to this location and children will need to go to school, has the City
planned for this.
-2-
Statutory Public Information Meeting
Thursday, June 24, 2004
7:00 P.M.
14.
Sylvia Spencer, 771 Sheppard Avenue, questioned if statistics have been
gathered concerning grass fires, has there been any talk about terrorism and
has Ontario Power Generation made comment concerning this issue, and if
hockey tournaments are booked, where would buses park.
15.
Jane & Deno D'Alessandro, 924 Dunbarton Road, questioned if the applicant
has any other hotel suites and what is the success level.
16.
Rick Thom, 1723 Dunchurch Street, stated his support of 'all comments and
suggested that there must be a better use for this site. The density and
development is too high for this location.
17.
Paul DaPrato, 1746 Appleview Road, stated that the area residents have
beautifully landscaped their properties which has increased their value but this
will change with the construction of a hotel.
18.
Councillor McLean, questioned if soil samples have been taken to indicate
support of this structure.
19.
Zefer Jaffer, thanked the residents for coming out to the meeting and voicing
their concerns. He advised that he travels with business and often stays in this
type of hotel.
20.
Zul Jaffer, agent for 1612042 Ontario Limited, stated that traffic will not be
generated from this site and will not go into neighbourhood as there is no
access to Appleview Road. This hotel is not for transients or families but for
business professionals. He advised that if the trees must be removed,
landscaping will be done and other trees will be planted. He further stated that
parking will not be enclosed as the lot slopes and this will create below and
above ground level parking. He advised that they do not have this type of hotel
in Ontario but out west, but he did provide locations of suites hotels in
Markham.
21.
Don Gleed, 1754 Appleview Road, questioned if this hotel would be booked
through a central booking area and would it be leased to a chain hotel. He
again requested seeing a market study and asked what the room rates would
be. He further advised that hotels along Kingston Road are very busy with
transients.
(11) ADJOURNMENT
The meeting adjourned at 8:05 p.m.
-3-
WWW. IvI~x- F~,¢I~L.CO M
VIN .IrCHW, RTZ
DR, HOW, RD I, HOLM
DR, BRIA, N J, FREUND
DR, CHI..CHIA
ORAL & HAXlLLOFACIAL IURGEONJ'
RECEIVED
JUN 1 8 20 4
CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT
944 HERRITTON ROAD, ./'UlTE 100, PICKERING, ONTARIO, C,.'~NADA UV 1BI
TEL: (905)837-1500 FAX: (905)837-1703
WWW. HAX-FACIAL.COH
15 June, 2004
Mr. Peter Korouyenis
Planner
Pickering Civic Complex
One The Esplanade
Pickering, ON
L1V 6K7
Re.: 979-983 Kingston Road
Dear Mr. Korouyenis,
We have received Notice of Public Meeting for the zoning amendment of the above
address. Sadly, this is the first time that the surgeons in this office have heard of this
application and I am unable to attend the hearing as I will be out of town. As we will be
directly impacted by this proposed change I am completely surprised at the lack of
transparency in the process which is diametrically opposed to the process undertaken by
the impending car dealerships next door. Our neighbours have informed me of the
detailed plans for this property, and I must inform you that we are distressed.
First and foremost, when we came to the Planner's Office to propose our building over
ten years ago, we were assured that the 'Merritton Development Area" was intended to
promote an upscale professional milieu. Briscoe Real Estate, The Police Credit Union
and our office were exemplary of the implementation of the plan. It is inconceivable that
a hotel as described will be able to do anything but ruin the traffic flow and utilization of
this area. Frankly, we fear for the security of our property when there are people
occupying this area at night.
On a more foreboding note, we question the business model of the developer. This hotel
will not be on a major thoroughfare and will have no way of providing adequate signage.
There are no tourist sites of note in the vicinity. Where will the clientele come from and
why will they occupy this particular facility? Secondly, as a suites only hotel with
kitchen facilities in each unit, there will be residents. With virtually no green space,
ATTAOHD~ENT # ~ TO
5
where are these residents expected to occupy themselves. This Merritton Area was not
intended for residential use of any sort and we oppose changes to facilitate it.
Finally, the lot involved is small. The planned structure is too large. The parking seems
woefully inadequate, especially with expectation of residential type use. Our office was'
held to considerably tighter standards by the planning office and I expect the same
standard applied to the new applicant.
In summary, Mr. Korouyenis, we oppose this application on the grounds that the "Special
Commercial Zone" should not be amended in general without a worthy project that
enhances this area and that this specific, severely flawed project should be rejected
outright as over-development of a limited property in a manner that is inconsistent with
the neighbourhood and that will be deleterious to the area. In accordance with the
Planning Act we formally request with this letter that we be kept aware of any decisions
related to this property and we reserve the option to appeal a decision by the City of
Pickering.
Oral and Maxillofacial Surgeon
Pickering Oral and Maxillofacial Surgery Group
Korouyenis, Perry
ATTACHMENT # '7 TO
REPOR3 # PD /~ - 0 ~
Page 1 of 1
From: AWheeler@syntax.net
Sent: June 21, 2004 11:08 AM
To.' Korouyenis, Perry
Subject: Information Report No. 08-04
Good morning. As a resident of Dunbarton Road I was very concerned to see the application for change in zoning
to allow for a 5 story hotel to be built within eyesight of my home. I am already dealing with the following issues:
- Dunbarton Road has become a cut through for cars not wanting to go 40KM on Fairport. The speeds reached by
these cars are often 60KM without any thought to the children living on this road. I have been at this location for 4
years and have yet to see a speed trap or any attempt by the city to stop this practice on a residential road.
- Some of the older row homes (some being rentals) on the road have clear by-law violations and yet after
repeated complaints the city has done nothing to correct the problems. Rental homes that have been painted in
the past are peeling away and yet nothing is done. Farm equipment that is clearly not functioning remains on site,
as an eyesore for everyone else.
- The owner of the old Dunbar home is running a landscape business from his home and the city will not do
anything about it. He is hiding behind a building permit (and laughing about that to his friends). Some of his items:
- he has a cherry picker in his front yard - it hasn't moved in months and would be used for tree trimming etc. not
his addition
- he is storing piles of leftover interlock brick in his front yard for all to view
- he has a sign up at the convenience store at the corner of Fairport and Hwy 2 advertising dirt for sale (busy
again in landscaping)
- nothing has happened on his addition for over 6 months. He has no plans to finish as he is busy with
landscaping and doesn't want the permit to ever end.
- I have no issue with him running a business but I do take issue with the mess that he keeps his home.
I have my home listed for sale as I am sick of the lack of action on the part of the city. I am paying a significant
amount in taxes and feel that the city should be acting when by-laws are broken. Everyone that has seen my
house has the same concerns - the row houses and the state that they are in as well as what is going on with the
street (zoning)! Adding a 5 stow hotel will only add to the eyesores. This was supposed to be a upscale
subdivision and yet there doesn't appear to be any effort to insure that it stays that way.
I will be attending the meeting to express my concern over adding to an already stressed residential
neighborhood.
Alison Wheeler
1042 Dunbarton Road
Pickering
awheelerl 218@rogers.com
21/06/2004
Perry Korouyenis
Picketing Civic Complex
One Esplanade
Picketing, ON L1V 6k7
Dear Mr. Korouyenis,
I am writing to express our concern regarding the proposed zoning change to allow a 5-
storey hotel in our neighbourhood.
The proposal is totally unacceptable for a number of reasons:
1. A structure of 5 storeys for any purpose is not in keeping with the neighbourhood.
2. A hotel of any size in this location is not an acceptable use of the property. The
property is not situated near any business centre. What type of clientele is this
hotel trying to cater to? Is this not some sort of high density, low income housing
in disguise? The community plan does not call for this type of development. Let's
keep it that way.
3. Recent development in the area, including the Volvo dealership at the corner of
Fairport and Kingston Rd has already caused a change in traffic flow. A
development such as the one proposed (housing, even for transient residents) will
only serve to exacerbate the problem.
We could add several other reasons such as proximity of the site to the CN tracks, and the
creation of an eyesore for residents of Dunbarton Rd and Appleview Rd. In summary,
however, it is quite clear that this proposal is a bad one for the community. Please stop it.
Sincerely,
Jomme and Glen Shaw
938 Dunbarton Rd
Picketing, ON L1V 1G8
905~839-1597
CC:
Bill McLean Local Councillor
Mark Holland Regional Councillor
David Ryan Mayor
City of Picketing
Planning & Development Department
Picketing Civics Complex
One the Esplanade
Pickering ON L1V 6K7
1062 Dunbarton Rd
Pickering ON L1V1 G8
June 19, 2004
RECEIVED
JUN 2
CITY OF PICKERtNG
PLANNING AND
DEVELOPMENT DEPARTMENT
Dear Sir/Madam,
Information Report 08-04, Zoning By-Law Amendment
Application A 4/04, South Part of Lot 26, Concession 1
Part 2, 40R11222
We would like to lodge an official comment against the proposed amendment to
existing zoning. We believe there are numerous important and serious issues regarding
this proposal. A height of five stories is inconsistent with other buildings along that
section of Kingston Rd.. Not only would it be unsightly from Kingston Rd but also be a
visual eyesore for many residents living north of the CNR rail line.
The City of Picketing has made numerous efforts to maintain the charm and
character of historic Dunbarton Village. In recent years there have decisions regarding
street lights, power lines and housing development (on the original Dunbarton estate) to
complement and maintain the integrity of the Village. Construction of any building more
than two stories would be visible from the yards and windows of many residents living in
Dunbarton Village and adjacent neighbours of Appleview and Dunbarton. In fact, the
proposed structure would be the focal point on the horizon as one entered the Village,
hardly an endorsement of preserving our history and culture.
Only a few years ago, when we constructed our garage we were requested by the
City to preserve all trees (and with which we willingly complied) so as not to negatively
impact the integrity of the neighbourhood. It does not seem reasonable to now allow this
commercial blight to encroach the residential area north of the rail line.
The elevated CNR line currently serves as a barrier, albeit a noisy barrier (in of
itself), to "protect" the residential neighbourhood, both visually and audibly, from the
traffic and business of Kingston Rd.. Approval of the proposed amendment would, in
essence, remove the obstacle and bring the presence and attributes of Kingston Rd to our
front lawns.
In summary, we are against the proposed amendment.
Sincerely,q
Boyd Penny
Nancy Penny
Korouyenis, Perry
Page 1 of 1
From:
Sent:
To:
Cc:
Subject:
mominthekitchen [mominthekitchen@hotmail.com]
June 22, 2004 2:26 PM
Korouyenis, Perry
mominthekitchen@hotmail.com
Zoning By -Law Amendment Application A 4/04 1612042 Ontario Limited ( 5 story hotel on
Merritton Road)
Importance: High
Vernon Bruce
975 Merritton Rd
Pickering.
22nd June 2004
905-839-1943
City Of Pickering
Perry Korouyenis
As adjacent property owner I have serious concerns that the over development of this property is being proposed.
The proposal of a 5 stow hotel is not in keeping with the area, and may devalue surrounding residential
properties.
A 5 floor hotel approximately 50 feet height, would totally over shadow my home from the east side and eliminate
all privacy to my property. There will be approximately 9 feet between my home and this proposed hotel.
Fire protection and access is also a concern because of the underground parking ( car fires)
The entrance to the underground parking is located on the south side of the building with no access to Kingston
Road.
The proposal of suits with complete kitchens, also brings concerns of guests living on a permanent bases, turning
this into a boarding house/apartment.
On the west side of the site are mature trees which would have to be cut down to accommodate the hotel. The
trees act as a natural air filter and sound barrier from the CN and Go trains as well as the constant flow of traffic
on the 401 and Kingston Road
The traffic volume would be dramatically increased on Merritton Road which now serves the Volvo and Saturn
dealerships, as well as the Police Credit Union, Century 21 and The Medical Center and my residence.
Soon we will have Heritage Ford and Volvo also making their home at the intersection of Merritton and Kingston
Road. With the Ford and Volvo development the access from Fairport Road to Merritton has been closed on a
permanent basis, leaving the only way in and out of Merritton via Kingston Road, with no traffic lights on to a busy
highway.
Vernon Bruce
22/06/2004
,motel by police credit union
Korouyenis, Perry
//
Page 1 of 2
From:
Sent:
To:
Cc:
CustomerCare Web Email
June 24, 2004 2:58 PM
Korouyenis, Perry
McLean, Bill, Councillor
Subject: FW: motel by police credit union
Good afternoon Perry,
As per Councillor McLean's request, could you please include Mr. & Mrs. Eickmeier's concerns in the application
file.
Thank you Perry, your assistance is appreciated.
Chyrel
..... Original Message .....
From: McLean, Bill, Councillor
Sent: June 24, 2004 2:50 PM
To: Mike Eickmeier
Cc: CustomerCare Web Email
Subject: RE: motel by police credit union
Thank you for the e mail and I will forward this onto our planning staff to be included with the
application
..... Original Message .....
From: Mike Eickmeier [mailto:donvalley@hotmail.com]
Sent: Thu 24/06/2004 12:50
To: McLean, Bill, Councillor
Cc:
Subject: motel by police credit union
Dear Mr. Mclean
City Councillor
Ward 2
As new residents to Goldenridge Rd in Pickering, we are extremely concerned
with the news that a motel may be built very close to our home. The home
that we recently purchased is a custom home that compliments the other
custom homes on the street. Building a five story motel so close to us would
undoubtedly decrease the value of these homes. We understood that the
Dunbarton area of Pickering was an established area and no mention of hotels
or motels were ever mentioned to us. Please reconsider the request for
rezoning and vote no.
Yours Truly
Nancy & Mike Eickmeier
165 Goldenridge Rd
Picketing, Ontario
L1V-7J5
905-420-0414
24~06/2004
Attention Needed for council meeting June 24 Page 1 of 2
Korouyenis, Perry
From: CustomerCare Web Email
Sent: June 24, 2004 3:01 PM
To: Korouyenis, Perry
Subject: FW: Attention Needed for council meeting June 24
Good afternoon Perry,
As discussed could you please include the concerns listed below in the file.
Thank you.
Chyrel
..... Original Message .....
From: josephine freeman [mailto:jmf934@hotmail.com]
Sent: Thu 24/06/2004 09:58
To: McLean, Bill, Councillor
Cc:
Subject: Attention Needed for council meeting June 24
To City of Pickering Mayor, City council and all concemed
This is in response to the proposed Rezoning- By Law Amendment application
A/4/04 1612042 Ontario Limited 979-983 Kingston Road South part of lot 26,
concession 1 part 2, 40R11222 .This applicattion is strongly opposed by
myself Josephine Freeman and Smith Purchase Residents of 934 Dunbarton Road.
_Over development of the property is being proposed
_Not at all in keeping with the area and surrounding community
_Value loss on our property due to the overshadowing building that will be
our view from our home we purchased only 2 years ago.
The Pickering Offical Plan states the mixed use area is designed to allow
services & facilities that will serve the surrounding neighbourgood the
purposed use of this property does in no way serve our neighbourhood. There
are many other options that would be of a much greater benefit to the
neighbourhood, area, and Picketing as a whole.
Durham Regional Offical Plan States. On occasion services which consume
larger parcels of land which require exposure ot traffic may be given extra
consideration.
This property is at the end of MERRITTON ROAD not on Kingston Road a dead
end street not directly accessible to a main street. The propert cannot be
considered large enough when the plan calls for undergroung parking.
In closing this type ofbuisness is not what is needed to bring what is best
for the area and for Pickering as a beautiful young city, Please plan what
is best for the future of all our residents.
thank-you Josephine Freeman & Smith Purchase
MSN Premium: Up to 11 personalized e-mail addresses and 2 months FREE*
h!J~l~;//join.msn.com/?pgmarket=en-
24/O6/2O04
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS S'E E.
4TM FLOOR. LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-728-7731
Fax: 905-436-6612
Email: planning@
region.durham.on.ca
www. region.d urham.on.ca
.L. Georgieff, MCIP, RPP
Commissioner of Planning
July 6, 2004
IRECE'IVED
JUL 0 7 2004
Perry Korouyenis, Planner I
Planning & Development Department
One tile Esplanade
Pick~ering, Ontario
L1V 6K7
CiTY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Korouyenis:
Re:
Zoning Amendment Application A 4/04
Applicant: Zul Jaffer on behalf of 1612042 Ontario Limited
Location: Part of Lot 26, Concession 1
979-983 Kingston Road
Municipality: City of Pickering
We have reviewed this application and the following comments are
offered.
The application proposes to rezone the subject property to permit a five-
storey all suites hotel.
Durham Reqional Official Plan
The subject lands are designated "Living Area" in the Durham Regional
Official Plan. Special purpose commercial uses, including hotels; are
permitted within this designation. The proposal would be 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. An approximate 110 metre extension of the existing
sanitary sewer along Sheppard Avenue is required to service the
property. The cost of extending the sewer service will be at full cost to
the applicant.
Durham's Community Strateqic Plan (CSP)
A strategic objective of the CSPis to facilitate the development of the
Region's tourism facilities, including addressing the needs for hospitality
facilities, 'to make Durham a tourist destination. The proposal is
consistent with this objective.
"Service Excellence
forcer,Communities"
100% Post Coosumer
Page 2
Provincial PI.an Review Responsi.bilities
The application has been screened in accordance with the provincial
plan review responsibilities. The subject site appears to be used for the
storage of motor vehicles and is located in proximity to major road and
rail transportation corridors. A Phase I Environmental Site Assessment
should be completed to satisfy the municipality that the environmental
condition of the site is suitable for the proposed use. No further
provincial interests appear to be affected by the proposal.
If you have any questions or require additional information, please call
me.
Yours truly,
Ray Davies, Planner
Plan Implementation
Current Operations Branch
cc. Pete Castellan, Durham Region Works Department
R:\rd~onmg,0ickedng a04-04.doc
Korouyenis, Perry
From:
Sent:
To:
Subject:
REPOR]'# Pr., /~"~
Geoff.Woods@cn.ca
June 24, 2004 12:29 PM
Korouyenis, Perry
Proposed rezoning, 979-983 Kingston Road (File No. A 4/04)
Perry:
We have the following comments:
1. The Owner is required to insert the following warning clause in all
development agreements and include in a Noise Impact Statement:
"Warning: Canadian National Railway Company or its assigns or successors
in interest has or have a right-of-way within 300 metres from the land
the subject hereof. There may be alterations to or expansions of the rail
facilities on such right-of-way in the future including the possibility
that the railway or its assigns or successors as aforesaid may expand its
operations, which expansion may affect the living environment of the
residents in the vicinity, notwithstanding the inclusion of any noise and
vibration attenuating measures in the design of the development and
individual dwelling(s). CN will not be responsible for any complaints or
claims arising from use of such facilities and/or operations on, over or
under the aforesaid right-of-way."
5o
We strongly recommend that the Owner engage a consultant to undertake an
analysis of noise and vibration and provide abatement measures necessary to
achieve the maximum level limits set by the Ministry of Environment.
We request notice of Council's decision.
Regards,
Geoff Woods, B.E.S.
Development Review Coordinator
CN Railway Properties
1 Administration Road
Concord ON L4K lB9
Tel.: 905-760-5007, Fax: 905-760-5010
VERIDIAN
CONNECTIONS
[~;'diVi'/,' pIL,. /~ - C' ~.~_ 55 Taunton Road East
RECEIVED
L1T 3V3
JUL 1 4 2004
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
FAX TRANSMISSION
TEL 905 427-9870
EXT 3247
FAX g05 61g-0210
www.veddian.on.ca
To: PertT Korouye~is Fax: 905420-7648
Company: Cit7 o£Pickering Date: July 14, 2004
From: Dorma Flizzell c:
Re: ZulJaf£er on Behalf of 1612042 Ontazio Ltd. Pages: 3
979 - 983 l~. gstOn Road A 4/04
Development application review - attached.
Thc po~Ce~ to m~,~.~ your co~mmlmiey bcttc~.
LPROIECT NAME:
REF. NO.: Z 4/04
:.,. 5 RECEIVED
V R[nl tN CONNECTIO qS JUL 200¢
DEVELOPMENT APPLICATION REVIEW CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
ZulJaffcr oa Behalf of 1612042 Ontario Ltd. - Five Sro,ey Hotel
979 - 983 Kingstoa Road
SUBMISSION DATE:
Picke~in§
June 2, 200~
10.
]~lectric Service is available on the *oad allowance(s) touching thb propel:W,
Servicing vAIl be from Pl12058 on north side of property,
~Uae applicant must provide accommodation on sit* for thc Corpom6on's tran~foi:mcr(s)-
* outdoor padmount in a 5m X 6m clear area
Individual metering fo~ each uait is ~equked.
· Estimated total per unit- to bc de~etmined,
The Applicant mast prov/de a coactete encased uudergrou~d duct system from a supply point at P112058
m a ~ansfom*c~ location on the ?rope;ry.
The Applicant must pay costs to supply and install unde, rg~ound servic~ cables along the rou~e o£4, above.
The following standard fixed fee costs will apply (all figm'es a~e app~oxims£e):
Sereice Connect/on Fee $130,00 pc; mait
Transfo~me~ Cost - Amount to he detcm'dned.
The Applicant must make dkect applicstion to thc Corporations to obtain ~ec/fic approval of the electfica~
sexvice arrangement~ and related *aork fo~ this project, ,Ma elecmcal consultant ox electricias~ is strongly
recommendext to co.ordinate service details, The applicant is cautioned that tenders, contracts, o~ work
iniliat;d prior to ohtaiaing specific approval~ bc subject ro change.
All work f:mm the pllblic ~md allowance m the sc~ice entrance and thc metering arrangements must comply
with thc Go~po~afion'* l:equircments and specificifions.
Prior to eaergi~g any new serdcc, tho Applicant shall apply to the Corpomtioa's Custom~ Car* Depmcot
to op~ ~'~ en~gy account.
An energy deposit estimated mus~ be posted mci maintained oa account at all times - amount ~o be
Prio~ to obt~i~i"g a b~lilding pelf'nit, thc Applicant: shall, by agreement, confirm acceptance of thc feints and
conditions of providing electrical service.
P~g¢ 2
VERIDIAN CONNECTIONS
DEV]RLOPI~ENT APPLICATION REVIEW
11.
12.
14.
~ ~c C~B~b~ of contact o~ co~g ~ the ~t~ of ~ppzo~ch, ~e devdapcdb~d~ ~h~ B~y ~ costs
Eo~ ~e tempor~ ~eloc~do~, b~ o~ p~ote~on of the ~cs, o~ o~e~ at,on d~ed nec~ss~ b~ V~ to
pzo~d~ fo~ ~ sd~ ~nd th= ~e~ of~e elect~c~l
Landscap~g, ~pcdfica~y ~cc~ ~d s~bs, shoed be ~located a~y f~om ~c Co.option%
to avoid ~tede~eace ~th e~pmem access.
W~ not attend schcd~d Ciw of Pi~g DART M~dng fo~ ~s devMopmcnt
Vcfidia~ Co=ecfioas has no objection ro ~e p~oposcd development, Plcaac fo~d a copy of~st
sab~on d~ des~ s0 ~at Vcfi~aa Come'ons ~y p,~p~e ~ electfi;1 desi~ ~d aa Offe~ m Se~ice.
Elcc~c~ ~gs ~o zcq~red 0/6) monks prior to elecMcal ~g dace,
Technical Repzescntarive - Tcxe:sce Butlc~
Telephone 4.2%9870 .E~, 4.308
Form # - EC0003
Rev. D~te: Ap~ 13, 2004
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
June 23,2004
To:
From:
Subject:
Perry Korouyenis
Planner I
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A 4~04
- Zul Jaffer on behalf of 1612042 Ontario Limited
- 979 - 983 Kingston Road (Sheppard Ave.)
- City of Pickering
We have reviewed the above-noted application and provide the following
comments:
1)
A stormwater management report will be required for this development. A
storm sewer does not exist within the street fronting this property and a
storm system will be required to accommodate this site. Quality, quantity
and erosion controls must be addressed. Drainage to Amberlea
Watercourse will need to control post development flows to pre-
development levels.
2)
Access to the site will be from Sheppard Ave. The present situation of
Sheppard Ave. leading into the driveway of the car dealership will need to
be corrected so that traffic is not directed to their Kingston Road access.
A permanent turning circle will be required to be constructed having a
minimum curb line radius of 12.5 metres and a property line radius to be
determined by the City.
The existing road allowance can be used, however, any additional lands
required will be from the applicant. These lands would need to be conveyed
to the City and dedicated as road, following completion of the works.
The portion of Sheppard Ave. east of Merritton Road will need to be
upgraded to a full load standard. Urbanization and/or the extent of road
improvements required to be completed by the applicant will need to be
determined by the City.
Zoning By-law Amendment Application A 4/04
Zul Jaffer on behalf of 1612042 Ontario Limited
lb -od5'
June 23,2004
Page 2
3)
4)
A preliminary grading and drainage plan is required to be submitted for
review to ensure that the proposed development can be accommodated
without adversely affecting the adjacent properties.
The off-site works required to be completed by this project will need to be
addressed in a development agreement between the owner and the City.
RS:bg
Copy:
Robert Starr
Coordinator, Development Approvals
Development Control Inspector
2
~T~FAOH~ENT # /~' ,TO
Notice of a Public Meeting to be held
Thursday, June 24th, 2004 at 7:00 p.m.
Pickering Civic Complex - Council Chambers
One the Esplanade, Pickering, L1V 6K7
for the following Planning Applications
File Type & Number
Owner / Applicant
Property Location
Proposal
Reports Submitted with
the Application
Written Information
Available
Official Plan Amendment Application (A 4/04)
Zul Jaffer on behalf of 1612042 Ontario Limited
979 - 983 Kingston Road
To amend the zoning on the subject property to permit a
five storey all suites hotel.
No reports submitted with application.
Information Report available from the office of the City Clerk
on or after June 18th, 2004 and at the Information Meeting
Last Date for Comment July 2, 2004
Planning Contact
Pickering Official Plan
Designation
Zoning By-law 3036, as
amended by By-law
2498~97
To receive notice of
future meetings on this
matter
Perry Korouyenis, Planner 1
Tel.: 905-420-4660, extension 2194
Fax: 905-420-7648
"Mixed Use Area" - Mixed Corridor within the Dunbarton
Neighbourhood - Detailed Review Area
'SC - 12 ' - Special Commercial Zone
Write to, the City Clerk, Mr. Bruce Taylor, at the address
above; OR
E-mail: btaylor~city, pickerin.q.on.ca
Public Meeting Notice
Page 2
Planning Act
Requirements
Date of this Notice
Fire Department
comments
Dated: Monday, June
14, 2004
If you wish to reserve the option to appeal a decision of the
City of Picketing, you must provide oral comments at the
public meeting, or written comments to the City before
Council adopts any zoning by-law for this proposal.
If you wish to be notified of the adoption of an official plan
amendment or the passing of a zoning by-law respecting
the proposed applications, you must make a written request
to the City Clerk
If you wish to be notified of the decision of the Region of
Durham with respect to the proposed amendment to the
official plan, you must make a written request to the
Commissioner of Planning, Region of Durham Planning
Department.
May 28, 2004
The Pickering Fire Service has the following concern.
Understanding the proposed building may have as many as
thirty four (34) units having provisions for long term living
with an unspecified occupant load.
&
The proposed building may abut properties owned by
Canadian National Railways, presently used to transport
certain commodities, which, if accidentally spilled or catch
fire via derailment may cause personal injury or full-scale
evacuation of the area. It may be viewed, that the
municipality may have to provide short-term
accommodations for people involved in any such
evacuation. Therefore, it may be expected that the City
bear some of the costs for transporting and accommodating
people in situations noted within.
Further:
There should be an adequate set back from the building to
the right of way to Canadian National Rail Lines exceeding
the minimum standard 30 meters (100 feet).
Consideration should be given to the construction of a
"Berm" or sound attenuation wall between the right of way
and the proposed building.
The site should be configured so that people evacuating the
building can do so in a safe and efficient manner, so as not
to negotiate any barriers.
The Pickering Fire Service reserves the opportunity to
make further comment at the time of "Site Plan Review"
3
ATTACHMENT #,,,,/-'7 TO
REPORT # PD
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
September 10, 2004
To: Perry Korouyenis
Planner 1
From:
Subject:
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
Zoning By-law Amendment Application A4/04
161 2042 Ontario Limited
979- 983 Kingston Road
The Municipal Property & Engineering Division has completed its review of the above
noted Zoning By-law Amendment Application to permit a five storey, 34 suite all suites
hotel fronting Sheppard Avenue and provide the following comments:
In order to properly service the site, upgrades to Sheppard Avenue and Merritton
Road are required. Currently, storm sewers are not available to the site to allow
for adequate drainage and storm water management. Sheppard Avenue and
Merritton Road require to be urbanized to provide adequate transportation
network, street lighting and sidewalks.
2. The impact of the traffic generated by the site on the intersection of Kingston
Road and Merritton Road is to be assessed by the Region of Durham.
A storm water management report is required to support the proposed
development. The report is to address how increased run off will be mitigated,
and how pre-development rates can be achieved as this site drains into
Amberlea Creek.
RH:ds
Copy:
Director, Operations & Emergency Services
Technician, Design & Construction
h\SITEPLAN~,4-O4.doc