HomeMy WebLinkAboutPD 23-05PICKERING
EXECUTIVE COMMITTEE
REVISION JUNE 13, 2005
Report Number: PD 23-05
From:
Nell Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 1/04
Draft Plan of Subdivision S-P-2004-01
816 Kingston Road (Pickering) Limited &
852 Kingston Road (Pickering) Limited
816 & 852 Kingston Road
(Part of Lot 27, Range 3, B.F.C.)
City of Pickering
Recommendation:
That Draft Plan of Subdivision S-P-2004-01 be APPROVED AS REVISED for
two blocks, for the development of commercial uses and future residential
uses, submitted by Lorelei Jones & Associates on behalf of 816 Kingston
Road (Pickering) Limited and $52 Kingston Road (Pickering) Limited, on lands
being Part of Lot 27, Range 3, B.F.C., City of Pickering, subject to conditions
outlined in Appendix I to Report PD 23-05.
That Zoning By-law Amendment Application A 1/04, be APPROVED AS
REVISED to establish performance standards to permit the development of
Draft Plan of Subdivision S-P-2004-01 for one block for retail, commercial and
office uses fronting Kingston Road, and one block for future residential use as
submitted by Lorelei Jones & Associates on behalf of 816 Kingston Road
(Pickering) Limited and 852 Kingston Road (Pickering) Limited, on lands being
Part of Lot 27, Range 3, B.F.C., City of Pickering
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 1/04, be APPROVED for commercial uses (Block 1) and be
DEFERRED for future residential uses (Block 2), be FORWARDED to City
Council for enactment.
Report PD 23-05 Date: June 1,2005
Subject: 816 & 852 Kingston Road
Page 2
The proposed commercial uses will be compatible with the property to the west (Hayes
Lines Property Inc. / Kingswhite Properties) which was rezoned in 2002 for commercial
development. The 16 freehold townhouse units proposed on the northern portion of the
site are compatible with existing residential units in the area and form an appropriate
transition between the detached dwellings on Sheppard Avenue and the commercial
land uses fronting Kingston Road. The proposal is consistent with the intent of the
"Mixed Use Area-Mixed Corridor" designation of the City's Official Plan, the Northeast
Quadrant Development Guidelines and the Kingston Road Corridor Urban Design
Development Guidelines.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Introduction
Lorelei Jones & Associates, on behalf of 816 Kingston Road (Pickering) Limited
and 852 Kingston Road (Pickering) Limited, submitted applications for approval
of a draft plan of subdivision and an amendment to the zoning by-law in order to
implement the proposed draft plan of subdivision on the lands located on the
property known as the 'Former Dunbarton School Site' and the lands immediately
east of the school site (see Location Map, Attachment #1).
The draft plan of subdivision proposes to create one block for commercial
development fronting Kingston Road, four blocks for residential development
(16 traditional freehold townhomes) fronting and accessing from Sheppard Avenue
and one walkway block between the commercial and residential development.
The zoning by-law amendment proposes to rezone the subject property to
implement development as proposed by the draft plan of subdivision. Uses
proposed include, retail, commercial, business and professional offices including
a medical office and lab use (see Applicant's Submitted Draft Plan, Attachment
#2 and Conceptual Site Plan, Attachment #4).
2.0 Comments Received
2.1
At the April 15, 2004, Public Information Meeting
Several residents appeared at the meeting to raise concern regarding traffic
safety issues, proximity of the development to the rear yards of existing homes,
storm water run-off and nuisance due to noise and light spill (see text of
Information Report and Meeting Minutes, Attachments #7 and #8).
Report PD 23-05
Subject: 816 & 852 Kingston Road
Date:
June 1, 2005
Page 3
2.2
2.3
Written Public Submissions on the application (received at or following the
Public meeting)
An Ajax resident expressed objection to the removal of the Old Dunbarton school
and the need to recognize past history and culture of the area (see Attachment #9).
The property owners adjacent to the north-east corner of the subject lands
(823 and 827 Sheppard) expressed concern respecting the proximity of the
commercial activity to their rear yards, the negative impact of traffic and lighting
on their privacy, the incompatibility of townhomes with the existing detached units
on Sheppard Avenue, grading and tree preservation and privacy concerns (see
Attachment #10).
Following the Information Meeting the concerns of the owners of 823 and 827
Sheppard Avenue have been addressed and the owners have submitted a
rezoning application on their lands to permit the development of townhouse units.
Agency Comments
Region of Durham
· proposal is permitted by the policies of the Durham Region Official Plan;
· application has been screened with the terms of the provincial plan review
responsibilities;
· Kingston Road is designated Type 'B' Arterial Road;
· Sheppard Avenue is designated Type 'C' Arterial Road;
· noise report will be required to examine the impacts of traffic noise on the
proposed residential development (see Attachment #11 );
· water supply is available from the existing 350 mm diameter watermain on
Sheppard Avenue and 400 mm diameter watermain on Kingston Road;
· sanitary servicing is available from Sheppard Avenue; sanitary servicing of
Block 1 will require the extension of a sewer from the south side of
Kingston Road;
westerly access is to be controlled to right turns only by means of an
extension to the existing raised center media island on Highway 2;
easterly access can be designed as a two or three lane cross section;
will require the developer to provide a truck circulation drawing based on a
revised drawing;
applicant will be responsible for the cost of all necessary road improvements
(see Attachment #12).
TRCA
· orally advised that a comprehensive coordinated review of stormwater
management must occur on this site with regard to abutting properties;
· conditions to be satisfied will be provided through the Site Plan Review
process;
Report PD 23-05
Subject: 816 & 852 Kingston Road
Date:
June 1,2005
Page 4
2.4
MTO
· numerous submissions were reviewed to address access to the site and
traffic movements in the area;
· is satisfied with the Traffic Impact Study;
· while MTO is satisfied that traffic concerns have been adequately
addressed a stormwater management and illumination report must be
submitted prior to final clearance of the conditions for draft approval (see
Attachment #13).
No other agency that provided comments has any objection to the subject
applications. Technical issues and requirements related to the proposed use of
the site will be addressed during the site plan review process, if this application is
approved.
City Departments
Municipal Property & En.qineerin.q Division
· supports the development subject to conditions;
· urbanization of Kingston Road including sidewalks is required;
· sidewalk on Sheppard Avenue is required;
· public walkway through the site is not supported, the walkway must be
private and maintained by the land owner;
· formal review of the preliminary site plan has not been conducted, however,
a cursory review indicates general acceptance;
· more detailed review of truck movements will occur through the site plan
review process;
· a stormwater management report is required (see Attachment #14).
Supervisor, Development Control
· functional servicing report will be required;
· walkway along the western boundary must be consistent with the grade of
the abutting existing property;
· additional grading detail is required respecting the drive-aisle on the western
boundary and the grading proposed adjacent to the existing dwelling that
fronts Kingston Road at the eastern end of the site;
· stormwater management may be reviewed through the site plan review
process;
· subdivision agreement should address the residential portion of the site and
should include off-site works (Kingston Road improvements, storm outfall,
cost sharing, securities) (see Attachment #15).
Report PD 23-05 Date: June 1, 2005
Subject: 816 & 852 Kingston Road
Page 5
3.0 Discussion
The property at 816 Kingston Road, also known as the 'Former Dunbarton
School Site', is vacant, as the former building was removed on 2003. The
property at 852 Kingston Road is also vacant as the detached dwelling and
accessory buildings were removed in the fall of 2004. The property immediately
to the west of the subject site is also vacant and site plan approval for a retail
commercial development is anticipated to be issued in the very near future. The
land to the south of the site is part of the Highway 401 access ramp for
Whites Road. The land to the east on Kingston Road and the lands to the north,
east and west along Sheppard Avenue are developed with detached residential
dwellings (see Location map, Attachment #1 and Compiled Plan, Attachment #5).
3.1
The proposed Subdivision and Rezoning complies with the City's Official
Plan Mixed Use Areas - Mixed Corridor designation and the policies within
Neighbourhood 6: Woodlands.
Revised land use designations for Northeast Quadrant Development Guidelines
were approved through Amendment #10 to the Pickering Official Plan in 2002 (as
a result of a renewed vision for the future growth and evolution of the Northeast
Quadrant). The 'Former Dunbarton School Site' and the properties to the east
(included in this application) were re-designated to Mixed Use Areas-Mixed
Corridors.
The Mixed Use Areas-Mixed Corridors designation permits residential, retailing of
goods and services serving a broader area, office, restaurant, community,
cultural, recreational uses and special purpose commercial uses.
The policies for the Woodlands neighbourhood indicate that in order to transform
Kingston Road to a "mainstreet" the placement of buildings is to provide a strong
identifiable urban edge. All buildings are to be a minimum of two-storey height
with the maximum height established in the zoning by-law. Commercial
development is required to provide some second storey functional floor space.
The development of any new gas bars, automobile service stations or car
washes are prohibited from this area.
Due to the location of the property adjacent to residential development, the
density of the proposed townhouse blocks is limited to 55 units per net hectare to
provide for compatibility of housing density and a transition between existing
housing and commercial uses
The policies also require that buildings along Sheppard Avenue be close to the
street edge with front doors facing the street. The height of dwellings fronting
Sheppard Avenue is to be restricted to two storeys.
Report PD 23-05
Subject: 816 & 852 Kingston Road
Date: June 1,2005
Page 6
3.1.1
3.1.2
3.1.3
The Official Plan polices provide direction on transportation matters (shared
access points, easements between properties to provide vehicular access from
Delta Boulevard easterly across the Mixed Corridor lands east of the 'Former'
Dunbarton School Site'. The policies also address environmental and
stormwater management matters. Development must not adversely impact
downstream water quality or quantity. Use of on-site water controls and/or
financial contributions to a downstream stormwater facility is required.
Proposed Commercial Uses Comply with Land Use Designation
The applicant's proposed retail, commercial, business and professional offices
including a medical office and lab use comply with the Mixed Use Areas - Mixed
Corridors designation. No gas bar, automobile service station or car wash use is
proposed. Uses are proposed to be located within buildings situated close to
Kingston Road, minimum two-storey height and a minimum percentage of their
front elevation will be located within the recommended build-to zone. One of the
buildings (Building "A") is proposed to have a portion of the second floor as
functional floor space. The recommended zoning by-law contains provisions to
implement the proposal as outlined.
Proposed townhouses comply with Land Use Desiqnation
The proposed townhouses will be two storeys with dormer windows above for the
Sheppard Avenue elevation and three storeys at the rear (south) elevation. The
16 townhouse units are oriented with their front entry and driveway to the street,
which is consistent with existing dwellings in the surrounding area (see
Attachment #6). The proposed density (53 units per hectare) complies with the
special limitation for this area of the neighbourhood.
Access to Kinqston Road is controlled by MTO and Vehicular access to adjacent
properties will be provided
A traffic report prepared by the applicant's consultant supports the proposal and
concludes that the additional access and egress points to Kingston Road will not
detrimentally impact the flow and function of the regional roadway. The report
was reviewed by MTO, Regional Works and City Municipal Property &
Engineering staff who all concur with the findings of the report.
The proposed easterly site access to Kingston Road will function as a full turning
movement access. This access will be aligned with the existing church driveway
on the south side of Kingston Road. The mid-site (westerly) access to
Kingston Road will be restricted to a right-in / right-out access.
Lane configuration, pavement marking revision, and extension of the
Kingston Road centre median will be required to assist efficient traffic flow. The
owner will be responsible for the cost of all necessary road improvements.
Report PD 23-05
Subject: 816 & 852 Kingston Road
Date:
June 1,2005
Page 7
3.1.4
4.0
5.0
An (H) Holding provision is recommended to be applied to the zoning by-law to
ensure vehicular access easements between the westerly and easterly abutting
land owners are established.
Stormwater Manaqement Matters will be appropriately addresses and a financial
contribution to downstream improvements will be provided.
The applicant will be required to provide on-site quantity and quality stormwater
control. A contribution to downstream improvements will be required to the
satisfaction of the Toronto Region Conservation Authority based on site area
calculation.
The proposed Subdivision and Rezoninq complies with the Council
adopted "Northeast Quadrant Development Guidelines".
The Northeast Quadrant Development Guidelines identify the development
objectives for this area of the City. In addition to providing overall objectives,
specific direction is provided respecting the placement of commercial buildings.
A quality urban image is to be provided through the placement of high quality
buildings to define the street edge and improve the streetscape. New
development is to be compatible with existing development while recognizing the
evolution of the area.
The guidelines state that a build-to zone should be created on Kingston Road
within which 40 percent of the length should contain the front wall of buildings.
The guidelines also state that buildings shall be greater than one storey, not less
than 6.5 metres in height, and there must be a minimum amount of second
storey functional floor space.
The applicants' submitted plan proposes building locations to define the street
edge and provide for some second storey functional floor space. The
recommended zoning by-law contains provisions establishing a build-to-zone and
requiring 40 percent of that zone to be occupied with the face of buildings.
Further the by-law requires a minimum 500 square metres of functional second
storey floor space to be provided.
The proposed Subdivision and Rezoninq complies with the Council
adopted "Kinqston Road Corridor Urban Design Development Guidelines",
The Whites Road Corridor Precinct recognizes that this area of Kingston Road
will maintain its auto-oriented focus and a mix of land uses is permitted.
Automobile dependant uses may be encouraged to locate in this Precinct as it
offers good visibility and access from Highway 401. The proposed commercial,
retail and office uses comply with the intent of the Kingston Road Corridor Urban
Design Development Guidelines.
Report PD 23-05
Subject: 816 & 852 Kingston Road
Date:
June 1,2005
Page 8
6.0
6.1
6.2
The Site Plan Review process will address appropriate site functioninq for
the Commercial uses and conditions of approval for the subdivision will
address townhouse desiqn.
Site Plan Approval is required for the Commercial Uses
The City's requirements respecting development of the subject property adjacent
to Kingston Road will be addressed through the site plan review process.
Amongst other matters, the owner will be required to address:
· the need for a proper safety and landscaping buffer between the
traffic aisle and north side of Building 'C'
· the need for wider sidewalks adjacent to the commercial buildings
pedestrian access to the site from Kingston Road
· minimum amount of glazing
· screened rooftop equipment
· Kingston Road to be urbanized
· fully enclosed roofed garbage enclosures
· landscaping requirements
· exchange of required easement between abutting properties
· privacy fencing adjacent to existing residential development
Draft Plan Approval is required for the Residential Use
The City's requirements respecting development of the subject property adjacent
to Sheppard Avenue for residential development will be addressed through
conditions of draft plan approval. Amongst other matters, the owner will be
required to address:
· no more than four units attached before providing a break
two-storey height limit for the front elevation of units fronting
Sheppard Avenue
· stormwater management
· grading
· sidewalks on Sheppard Avenue (special attention to the sidewalk
siting in the boulevard will be required to maximize the driveway
length between the sidewalk and the garage entry to the townhouse
unit)
· fencing
· design planning
· noise attenuation
· parkland dedication
Report PD 23-05 Date: June 1,2005
Subject: 816 & 852 Kingston Road
Page 9
7.0
Abuttin.q Residents (823 & 827 Sheppard Avenue; Bayes / Costar) concerns
have been addressed.
At the Statutory public Information meeting the abutting residents at 823 & 827
Sheppard Avenue ( Bayes / Costar) express objection to the proposed draft plan
of subdivision and rezoning application, with particular concerns pertaining to the
proposed commercial development. Privacy, grading, tree removal, quality of
life, compatibility of proposed uses with the neighbourhood, access to the site
and the impact of development on the usability of their rear yards.
Since the public meeting the applicant's Planning Consultant has consulted with
Mr. & Mrs. Bayes and Mr. & Mrs. Costar to discuss fencing options and future
development potential of their lands. Installation of an eight foot wood privacy
fence by the applicant on the common lot line between the properties, has
recently occurred. Further, the Bayes and Costars have recently submitted a
rezoning application for their properties to permit the development of
8 townhouse units fronting Sheppard Avenue (Rezoning Application A 112/05).
The site plan review process and conditions of draft plan approval will address
the technical concerns of the residents. Rezoning of the residents properties will
provide for the continuation of the Sheppard Avenue streetscape and assist with
the transition between land uses.
8.0 Revised Northeast Quadrant Guidelines were established throu.qh a land
use study. A proportion of the Study Costs will be paid for by the
landowner
The property owner will be required to contribute to the costs of undertaking the
Review of the Northeast Quadrant Guidelines.
9.0 Draft Plan Revision
It is recommended that the proposed walkway within the draft plan of subdivision
form part of the commercial development. The walkway should be private and
maintained by the commercial plaza land owner. The Staff recommended Draft
plan has been revised to reflect the elimination of a walkway block by
incorporating it into the commercial block.
10. Zoninq By-law Provisions (H)
The zoning by-law attached as Appendix II to this report provides for a
(H) Holding provision to address the need for appropriate agreements to be
entered into prior to development of the subject lands.
It is recommended that the application be approved and the amending by-law be
forwarded to Council for enactment.
Report PD 23-05
Subject: 816 & 852 Kingston Road
Date: June 1, 2005
Page 10
APPENDICIES:
Appendix I: Conditions of Draft Approval
Appendix I1: Draft By-law
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Staff Recommended Plan
4. Conceptual Site Plan
5. Compiled Conceptual Site Plan
6. Sheppard Avenue Streetscape
7. Text of Information Report
8. Minutes from Statutory Public Information Meeting
9. Resident Comment-Alexander Krebelj
10. Resident Comment - Bayes / Coster
11. Region of Durham Planning Department Comment
12. Region of Durham Planning and Works Department Comment
13. MTO Comments
14. Municipal Property & Engineering Comments
15. Development Control Comments
Prepared By:
Lynda Taylor, MCIP, RPP
Manager, Development Review
Approved / Endorsed By:
Neil Carroll, MCIP, RPP
Director, Planning & Development
LT:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Cou~¢i~ ..
I.. ..... ":: ~,."-'--'-d/ -I-'"'-, J,.,',-,'~ '2.1
I-Tho,~a~ ~. Quinn~)~hiefUministri~,i,v,e Officer/
APPENDIX I TO
REPORT NUMBER PD 23-05
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISON S-P-2004-01
RECOMMENDED CONDITIONS OF APPROVAL FOR
DRAFT PLAN OF SUBDIVISION SP-2004-01
1.0
1.1
2.0
2.1
2.2
2.3
2.3.1
2.3.2
2.3.3
GENERAL CONDITIONS
That this recommendation apply to the draft plan prepared by Ertl Surveyors
Ltd., dated January 29, 2004, for Draft Plan of Subdivision Application
S-P-2004-01 submitted by Lorelei Jones & Associates, on lands being Part of
Lots 27 & 28, Range 3, B.F.C., City of Pickering, AS REVISED by City of
Pickering Council to permit 1 Block for commercial development and 1 Block for
future Residential development.
PRIOR TO THE REGISTRATION OF THE PLAN:
That the owners submit a Draft 40M~Plan to be approved by the City's
Planning & Development Department;
That the implementing by-law for Zoning By-law Amendment Application
A 01/04 become final and binding;
That the owner enter into a subdivision agreement with and to the satisfaction
of the City of Pickering to ensure the fulfillment of the City's requirements,
financial and otherwise, which shall include, but not necessarily be limited to
the following:
Storm Drainaqe
(a)
satisfaction of the Director, Planning & Development Department
respecting a stormwater drainage and management system to service all
the lands in the subdivision, and any provisions regarding easements;
(b) satisfaction of the Director, Planning & Development Department for
contributions for down stream stormwater management.
Gradinq Control and Soils
(a) satisfaction of the Director, Planning & Development Department
respecting submission and approval of a grading and control plan;
(b) satisfaction of the Director, Planning & Development Department
respecting the submission and approval of a geotechnical soils analysis.
Road Allowances
(a)
satisfaction of the Director, Planning & Development Department
respecting construction of Kingston Road with curbs, storm sewers,
sidewalks and boulevard designs.
2.3.4
2.3.5
2.3.6
(b)
-2-
that the owner construct service connections, a sidewalk and other
appurtenances, including boulevard restoration, along the south side of
Sheppard Avenue to the satisfaction of the Director, Planning & Development
Department.
Construction / Installation of City Works & Services
(a) satisfaction of the City respecting arrangements for the provision of all
services required by the City;
(b)
satisfaction of the appropriate authorities respecting arrangements for the
provision of underground wiring, street lighting, cable television, natural
gas and other similar services;
(c)
that the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by this development shall
be the responsibility of the subdivider.
Dedications / Transfers / Conveyances
(a) that the owner convey to the City, at no costs:
(i)
(ii)
any easements as required; and;
any reserves as required by the City.
(b)
that the subdivider convey any easement to any utility to facilitate the
installation of their services in a location(s) to the satisfaction of the City
and the utility.
Construction Management Plan
(a) that the owners make satisfactory arrangements with the City respecting a
construction management plan, such Plan to contain, among other things:
(i) details of erosion and sedimentation controls during all phases of
construction and provide maintenance requirements to maintain
these controls;
(ii) addressing the parking of vehicles and the storage of construction
and building materials during servicing and house construction, and
ensuring that such locations will not impede the flow of traffic or
emergency vehicles on either existing streets or the proposed public
street;
(iii) ensurance that the City's Noise By-law will be adhered to and that all
contractors, trades and suppliers are advised of this By-law;
(iv) the provision of mud and dust control on all roads within and adjacent
to the site;
(v) type and timing of construction fencing;
(vi) location of construction trailers.
2.3.7
2.3.8
2.3.9
2.3.10
2.3.11
Development Charqes
(a) satisfaction of the City
Charges Act.
Coordinated Development
(a)
-3-
financially with respect to the Development
satisfaction of the City with respect to arrangements necessary to provide
for coordination of services and roads with adjacent lands and any
phasing of development that may be required.
Fencin.q
(a)
(b)
(c)
satisfaction of the City with respect to the provision of temporary fencing
adjacent to any existing residential development during construction, prior
to the commencement of any works;
satisfaction of the City with respect to the provision of a wood privacy
fence where Block 1 abuts 823 & 827 Sheppard Avenue to the satisfaction
of the Director, Planning & Development Department;
satisfaction of the City with respect to the provision of appropriate fencing
on the west side of Block 2, where it abuts residentially zoned lands, to the
satisfaction of the Director, Planning & Development Department.
Street Tree Plantinq
(a) the submission of a street tree planting plan to the satisfaction of the City.
Design Plannin.q
(a) the satisfaction of the Director, Planning & Development Department
respecting site plan approval for any commercial development proposed
on Block 1.
2.3.12
2.3.13
2.3.14
2.3.15
2.3.16
-4-
(b)
that the owner satisfy the City respecting the provision of appropriate
aesthetic details and design of all boundary fencing and noise attenuation
fencing.
Noise Attenuation
(a)
that the owners satisfy the requirements of the Ministry of the Environment
regarding the approval of a noise study recommending noise control
features satisfactory to the Region of Durham, and the City of Pickering.
Engineering Drawings
(a)
that the owner satisfy the City respecting the submission of appropriate
engineering drawings that detail, among other things, City services, roads,
storm sewers, sidewalks, lot grading, streetlights, fencing and tree
planting, and financially-secure such works;
(b) that the engineering plans be coordinated with the architectural design
objectives.
Other Approval Aqencies
(a)
(b)
(c)
that the subdivider satisfy all the requirements of the Region of Durham;
that the subdivider satisfy all the requirements of the Toronto and Region
Conservation Authority; and,
that any approvals which are required from the Region of Durham or the
Toronto and Region Conservation Authority for the development of this
plan be obtained by the subdivider, and upon request written confirmation
be provided to the City of Pickering as verification of these approvals.
Parkland Dedication
(a)
that the subdivider provide to the City cash-in-lieu of parkland dedications,
to the satisfaction of the Director, Planning & Development, in order to
satisfy Section 42(1) of the Planning Act.
Easements
(a) that the Owner provide reciprocal easements to the abutting westerly and
easterly commercial properties.
APPENDIX II TO
REPORT PD 23-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 1/04
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering District
Planning Area, Region of Durham in Part of Lot 27, Range 3, Broken
Front Concession, City of Pickering. (A 01/04)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of retail, commercial, office, restaurant and townhouse dwelling
units on the subject lands being Part of Lot 27, Range 3, Broken Front Concession in
the City of Pickering.
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
SCHEDULES I and II
Schedules I and II attached to this By-law with notation and references 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 in Part of Lot 27,
Range 3, Broken Front Concession, in the City of Picketing, designated "MU-20"
and "SA-10" on Schedule I attached hereto.
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 By-law,
(1)
"Adult Entertainment Parlour" shall mean a building or part of a building in
which is provided, in pursuance of a trade, calling, business or occupation,
services appealing to or designed to appeal to erotic or sexual appetites or
inclinations;
(2)
"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;
(3)
"Body Rub Parlour" includes any premises or part thereof where a body
rub is performed, offered or solicited in pursuance of a trade, calling,
business or occupation, but does not include any premises or part thereof
where the body rubs performed are for the purpose of medical or
therapeutic .treatment and are performed or offered by persons otherwise
duly qualified, licensed or registered so to do under the laws of the
Province of Ontario;
(4)
"Business Offices" shall mean a building or part of a building in which the
management of 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
theaters but shall not include a retail store;
(5)
"Club" shall mean a building or part of a building in which a not-for-profit or
non-commercial organization carries out social, cultural, welfare, athletic
or recreational programs for the benefit of the community;
(6)
"Commercial Club" shall mean an athletic or recreational club operated for
gain or profit and having public or private membership, but shall not
include an adult entertainment parlour as defined herein;
(7)
(8)
(9)
"Day Nursery" shall mean lands and premises duly licensed pursuant to
the provisions of the Day Nurseries Act, or any successor thereto, for use
as a facility for the daytime care of children;
"Dry Cleanin.q 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 article,
goods or fabrics which have been subject to any such processes;
(a) "Dwellinq" shall mean a building or part of a building containing one
or more dwelling units, but does not include a mobile home or trailer;
(b)
"Dwellinq Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent and separate
housekeeping unit containing a separate kitchen and sanitary
facilities;
(10)
(11)
(12)
(13)
(c)
"Dwelling, Sin.qle Attached or Sinqle Attached Dwellinq" shall mean
one of a group of not less than 3 adjacent dwellings attached together
horizontally by an above grade common wall;
"Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged, and which may include
drive-through facilities;
(a) "Floor Area-Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
(b)
"Gross Floor Area-Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the
case may be, other than a private garage, an attic or a cellar;
"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;
(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;
(b) "Lot Covera.qe" 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 ~ot lines
measured along a parallel to and 7.5 metres distant from the front lot
line;
(14)
"Medical Office Facility" shall mean a building or part of a building in which
professional medical services other than veterinary services are
performed, and may include,
(i)
(ii)
a medical dispensary,
facilities for medical, surgical, physiotherapeutic or other
human treatment,
medical testing and diagnostic facilities;
(15)
but shall not include a body-rub parlour;
"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;
(16)
"Place of Amusement or Entertainment" shall mean a building or part of a
building in which facilities are provided for amusement or entertainment
purposes, and which may include a billi,ard or pool room, a dance hall, a
music hall, or theatre, but shall not include a games arcade;
(17) "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 meetings purposes and may include facilities for entertainment
purposes such as musical or theatrical performances, but shall not include
a place of amusement or entertainment, or games arcade as defined
herein;
(18) "Private Garaqe" shall mean an enclosed or partially enclosed structure for
the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise;
(19) "Professional Office" shall mean a building or part of a building in which
medical, legal or other professional services are performed or consultation
given, and which may include a clinic, the office of an architect, a
chartered accountant, an engineer, a lawyer or a physician but shall not
include a body rub parlour;
(20) "Restaurant - Type A" shall mean a building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off 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;
(22)
(23)
i'Storey" shall mean that portion of a building other than a basement, cellar
or attic, included between the surface of any floor and the surface of the
floor, roof deck or ridge next above it;
(a) "Yard" shall mean an area of land which is appurtenant to and
located on the same lot as a building or structure and is open,
uncovered and unoccupied above ground except for such accessory
buildings, structures, or other uses as are specifically permitted
thereon;
(b) "Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
(c)
(d)
"Front Yard Depth" shall mean the shortest horizontal d~mens~on o a
front yard of a lot between the front lot and the nearest wall of the
nearest main building or structure on the lot;
"Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, 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;
(e)
"Rear Yard Depth" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line of the lot, 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;
(f)
"Side Yard" shall mean a yard of a lot extending from the front yard to
the rear yard and from the side lot line to the nearest wall of the
nearest main building or structure on the lot;
(g)
"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;
(h)
"Flanka.qe Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a
street;
(i)
"Flankaqe Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line
adjoining a street or abutting on a reserve on the opposite side of
which is a street and the nearest wall of the nearest main building or
structure on the lot; and
(j) "Interior Side Yard" shall mean a side yard other than a flankage side
yard.
PROVISIONS
(~)
(a) Uses Permitted ("SA-10")
No person shall, within the lands zoned "SA-10" on Schedule I
attached, use any lot or erect, alter or use any building or structure
for any purpose except in accordance with the following provisions:
(i) single-attached dwelling
(b) Zone Requirements ("SA-10")
No person shall, within the lands zoned "SA-10" on Schedule I
attached, use any lot or erect, alter or use any building or structure
for any purpose except in accordance with the following provisions:
(i)
(~i)
(iii)
(iv)
LOT AREA (minimum):
LOT FRONTAGE (minimum):
FRONT YARD DEPTH (minimum):
160 square metres
5.4 metres
4.5 metres
INTERIOR SIDE YARD WIDTH (minimum): 1.2 metres; and
A
on the side where dwellings on adjacent lots are attached,
no side yard is required, provided any wall other than the
common wall that is on the side of the lot upon which the
dwellings are attached, shall be set back from the lot line
separating such lots as follows:
1.2 metres measured perpendicularly to such side lot
line if no side yard is provided on the abutting lot; or
0.6 of a metre measured perpendicularly to such side
lot line if a side yard is provided on the abutting lot;
(v) REAR YARD DEPTH (minimum): 7.5 metres
(vi) BUILDING HEIGHT (maximum): 9.0meb'es
(vii) DWELLING UNIT REQUIREMENTS: maximum one
dwelling unit per lot and minimum gross floor area - residential
of 100 square metres;
(viii) PARKING REQUIREMENT: A minimum one
private garage per lot, any vehicular entrance of which shall be
located not less than 6.0 metres from the front lot line and not
less than 6.0 metres from any side lot line immediately adjoining
or abutting a reserve on the opposite side of which is a street;
B no part of any attached garage shall extend more than
2.4metres beyond the wall containing the main front
entrance to the dwelling unit;
(c) SPECIAL REGULATIONS
(I) no more than 4 dwelling units shall be permitted to be
attached together;
(2) Uses Permitted ("MU-20") ZONE
No person shall, within the lands zoned "MU-20" 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) bakery
(b) business office
(c) club
(d) commercial club
(e) day nursery
(f) dry cleaning depot
(g) financial institution
(h) medical office facility
(i) personal service shop
(j) place of amusement and entertainment
(k) place of assembly
(I) professional office
(m) restaurant - Type A
(n) retail store
(3)
-6-
Zone Requirements ("MU-20") Zone
No person shall within lands zoned "MU-20" 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) Building Location and Setbacks:
(ii)
Buildings and Structures shall be located entirely within the
Building Envelope illustrated on Schedule II attached to this
By-law.
For the purpose of this clause, the building envelope and
build-to-zone shown on Schedule II attached hereto shall be
measured from the property lines;
No building or portion of a building or structure shall be
erected within the building envelope shown on Schedule II
attached hereto, unless 58 metres of the entire length of the
build-to-zone, adjacent to Kingston Road is occupied by a
continuous portion of the exterior wall of the building or
buildings containing the building interior;
(iv) Functional Floors:
A minimum of 500 square metres of second storey functional
gross floor area shall be provided in a building located within
the area shaded on Schedule II attached hereto;
(v) Building Height: A minimum 6.5 metres
Maximum 12.0 metres
B Despite (A) above, for any
building or part thereof situated within
10 metres of any residential zone the
maximum building height shall be
6.5 metres.
(b) PARKING REQUIREMENTS
(i)
A minimum of 4.5 parking spaces shall be provided and
maintained on lands zoned "MU-20" on Schedule I attached
to this By-law for every 100 square metres of gross leasable
floor area or part thereof;
(ii)
Clauses 5.21.2(a),(b),(c) and (e) inclusive, of By-law 3036,
as amended, shall not apply to the lands zoned "MU-20" on
Schedule I attached hereto;
(iii)
Despite Clauses 5.21.2(g) and 5.21.2(k) of By-law 3036, as
amended, all entrances and exits to parking areas and all
parking areas shall be surfaced with brick, asphalt, or
concrete or any combination thereof;
(c)
SPECIAL REGULATIONS
(i) A maximum combined gross leasable floor area for all
restaurants on the lands zoned "MU-20" on Schedule I
attached to this By-law shall be 1000 square metres;
(4)
-7-
Uses Permitted Zone Requirements ("H" Zone)
Until such time as the "H" Holding provision is lifted, the lands shall not be
used for any purpose other than one single detached dwelling and
accessory uses, subject to the provisions of Section 9 of By-law 3036.
(5) Removal of the "H" Holdinq Symbol
The "H" Holding Symbol shall not be removed from the "MU-20" zone until
such time as a fair portion of landuse/urban study costs has been paid to
the City, a Site Plan Agreement has been executed with the City and a
Development Agreement to provide for the; exchange of easements
between abutting properties; stormwater treatment on the lands subject to
this By-law and to provide for the urbanization (including provision of
sidewalks) of the boulevard fronting Kingston Road and Sheppard Avenue,
has been executed to the satisfaction of the City of Pickering.
BY-LAW 3036
By-law 3036 is hereby 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 specially dealt with by the By-law
shall be governed by the 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
Debi A.
(H)MU-20
PART LOT 27, B.F.C., RANGE 3
SCHEDULE T TO BY-LAW
PASSED THIS
DAY OF
MAYOR
2005
CLERK
BUILDING ENVELOPE
BUILD-TO-ZONE
SECOND STOREY FUNCTIONAL
FLOOR AREA REQUIRED
SCHEDULE 'rr TO BY-LAW.
PASSED THIS
DAY OF
MAYOR
CLERK
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 27, BROKEN FRONT CONCESSION, RANGE 3 ~
OWNER 816 & 852 KINGSTON (PICKERING) LTD. DATE MAR. 14, 2005 DRAWN BY JB
FILE No. SP 2004-01 &A01/04 SCALE 1:5000 CHECKED BY RP
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INFORMATION COMPILED FROM APPLICANTS
CONCEPTUAL SITE PLAN
PLAN - SP 2004-01 & A01/04
SHEPPARD AVENUE
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING,
PLANNING & DEVELOPMENT DEPARTMENT.
INFORMATION & SUPPORT SERVICES.
MARCH 8, 2005.
SHEPPARD AVENUE
STREETSCAPE
~TIAOHMENT # '7
REPORI # PD ,-~-~ '
INFORMATION REPORT NO. 06-04
FOR PUBLIC INFORMATION MEETING OF
April 15, 2004
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 01/04
Plan of Subdivision Application SP 2004/01
816 Kingston Road (Pickering) Limited &
851 Kingston Road (Pickering) Limited
816 - 852 Kingston Road
(Part of Lot 27, Range 3, B.F.C.)
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
816 - 852 Kingston Road is located on the north side of Kingston Road directly
opposite the 401 on / off ramp, and has frontage on both Kingston Road and
Sheppard Avenue. The site is also known as the "Old Dunbarton School Site"
(see Attachment #1);
the property abuts existing residential development on the north, west and
east sides, and a vacant site on the west that is zoned for a mixed
commercial, retail, and office land use and is currently subject to Site Plan
Application S07/03. A site plan of the proposed development of the adjoining
property is attached (see Attachment #2).
APPLICANT'S PROPOSAL
through a Plan of Subdivision the applicant proposes to further divide the
existing two properties into six blocks. The applicant also proposes to amend
the existing "R3" - Residential zoning, that requires 18 metre lot frontages on
the subject lands to permit a combination of commercial, open space and
residential land uses on the blocks created through the Plan of Subdivision
(see Attachment #3).
Information Report No. 06-04 Page 2
3.0
4.0
4.1
4.2
BACKGROUND
- prior to circulation Regional and City Councillors held a community meeting to
discuss and obtain preliminary response from the residents surrounding the
site. At the conclusion of the meeting it was determined that a smaller
neighbourhood working group be established to continue discussion on this
proposal throughout the review process. The applicant and residents were all
interested in working together to reach an amicable outcome through this less
formal process;
- at the time of writing this report the focus group meeting has not been held.
Scheduling conflicts have made it necessary to postpone the neighbourhood
working group meeting until after the Public Information Meeting.
OFFICIAL PLAN AND ZONING
Durham Re.qional Official Plan
identifies the property as being within the 'Living Area' designation;
'Living Areas' should be developed to incorporate the widest possible variety
of housing types, sizes and to provide living accommodations that address
various socio-economic factors;
'Living Areas' shall be developed in compact form through higher densities
and by intensifying and redeveloping existing areas, particularly along arterial
roads;
the intent of the DROP is to achieve a compact urban form, including
intensive residential, office, retail and service and mixed uses along arterial
roads;
consolidation of special purpose commercial uses into nodes, with particular
emphasis on common internal traffic circulation and restricted access to
arterial roads by means of service or collector roads;
the attenuation of noise through design rather than fences is encouraged;
maximization of exposure to direct sunlight is encouraged;
Pickerinq Official Plan
identifies the subject property as being designated 'Mixed Use Area - Mixed
Corridor';
this designation permits development at a larger scale and intensity to serve
the broader area;
uses permitted include residential, retailing of goods and services, offices and
restaurants, and community cultural and recreational;
residential development should be at a density of over 30 and up to and
including 140 dwellings per hectare (the proposed residential density is
approximately 53 units per hectare);
Information Report No. 06-04
Page 3
4.3
4.4
5.0
5,1
Compendium Document (North East Quadrant)
The North East Quadrant states the following should be achieved with any
development within the area:
no more than one row of parking between buildings and Kingston Road;
a build-to-zone is required on Kingston Road within which 40% of the length
will contain the front walls of buildings;
buildings are to be greater than one storey in height;
building heights should be a minimum of 6.5 metres;
Zoning By-law 3036 ("R3" - Detached Dwellinqs)
the subject property is currently zoned "R3" - Detached Dwellings by
By-law 3036.
this zoning permits detached dwellings only on lots with a minimum of
550 square metres area and a lot frontage minimum of 18 metres.
RESULTS OF CIRCULATION
at the time of writing this report no comments or concerns have been received
by residents, City departments or external circulation;
Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· impact of change from existing Iow density development to the Official
Plan designated medium density. This will include reviewing appropriate
setbacks, height and privacy issues;
· review streetscape of proposed residential development in order to
provide a development that is both compatible within the character of the
existing neighbourhood and serves as an interface between this area and
surrounding lands;
· consider reducing the density of residential development in order to provide
a design that is more compatible to the residents on Sheppard Avenue;
· traffic impacts on Sheppard Avenue due to increased number of
driveways and vehicles;
· provision of an appropriately located pedestrian walkway that connects
Kingston Road and Sheppard Avenue;
· internal vehicular flow;
· impact of on-site vehicular flow on abutting residential uses;
· increasing amount of development within the build-to-zone;
· landscaping to minimize visual impact of parking;
· the neighbourhood working group will be used to continue an open forum
between the City, residents and the applicant.
Information Report No. 06-04
AT'IACHMENT,~ '7 TO
RE~'OR'I' ~' PD ~'~ ~ 0_"5'
Page 4
6.0
7.0
7.1
PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
- if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
OTHER INFORMATION
Information Received
full scale copies of the Applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department:
· site plan drawing;
· elevation drawing.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Mike Duff
Planner II
MD:Id
Attachments
Lynda Taylor, MCIP, RPP
Manager- Development Review
Copy: Director, Planning & Development
I ICKERI xTG
~.;~ ~., ,, ~;:, .~,2.,z.z.P. ~ Excerpts from
Statutory Public Information Meeting
Thursday, April 15, 2004
7:00 P.M.
The Manager, Policy, provided an overview of the requirements of the Planning Act and
the Ontario Municipal Board respecting this meeting and matters under consideration
there at.
ZONING BY-LAW AMENDMENT APPLICATION A 01/04
PLAN OF SUBDIVISION APPLICATION SP 2004/01
816 KINGSTON ROAD (PICKERING) LIMITED &
851 KINGSTON ROAD (PICKERING) LIMITED
816-852 KINGSTON ROAD
(PART OF LOT 27, RANGE 3, B.F.C.)
Mike Duff, Planner II, provided an overview of property location, applicant's
proposal and City's official plan policies pertaining to this site, as outlined in
Information Report #06/04.
Lorelei Jones, Planning Consultant, advised that they still wish to meet with the
residents to discuss the application but wanted it known that the scheduling
issue was not due to their timing. She further advised that this application is
for a 35,000' commercial development and sixteen townhouses and that a
walkway has been planned from the development to Sheppard Avenue. They
have attempted to meet the requirements of the development guidelines and
the Official Plan. A traffic consultant has been hired, has carried out testing on
both Sheppard Avenue and Kingston Road and has concluded that this
development should not exacerbate traffic conditions. They have also hired a
landscape architect to design a plan for noise attenuation that may include
8'cedar trees and 6' fences.
Sylvia Spencer, 771 Sheppard Avenue, requested a management office on site
for area residents to contact if a problem arises. She noted that Building 'C'
has not been provided with handicap parking. She advised that they do not
want ex-rated book or video stores or pubs. She questioned the new dates for
the widening of Kingston Road and Hwy. 401. She advised that Delta Blvd. has
become a racetrack and this situation will only get worse with' this development.
She requested that the height of Bldg. 'D' be no higher than the height of the
homes on Sheppard Avenue and stated that two storey semi's would be
acceptable.
-1-
r:;~i~u¢,~; ¢~:, ,25.~ ....... Excerpts from
Statutory Public Information Meeting
Thursday, April 15, 2004
7:00 P.M.
John Ibbetson, 777 Sheppard Ave., stated his objections to this application
including the closeness of Block 6 to his property, the walkway, and the
setbaCk. He further stated that Blocks 2, 3, 4 & 5 don't match the rest of the
properties, and that the Compendium Document of the North East Quadrant
Guidelines states that there shall not be more than one row of parking between
buildings but this is not the case in front of Building B. He questioned whether
or not fences could be higher than 6' and stated that his property is only 2'6"
from the property line and objects to anything less than 8'. He suggested that
garbage storage be contained within the building.
Tim Costar, 827 Sheppard Avenue, commented on behalf of himself and wife
and Jack and Bonnie Bayes, 823 Sheppard Avenue. Mr. Costar distributed
copies of his slide presentation strenuously objecting to the rezoning of 852
Kingston Road based on: a) the proposed usage; and b) its extreme negative
impact on the adjoining properties (Costar and Bayes) to the north. They feel
that the proposed development will significantly degrade their quality of life,
undermine their entitlement to a reasonable standard of privacy, and further
that the planned usage of the overall site falls well short of the community's
expectations for this location.
Alexander Krebelj, 960 Lakeridge Road, stated his relation to this property and
his interest in historical issues. He further stated his displeasure with the
demolishing of Dunbarton School and suggested that this development, in
some way, recognize the historical significance with either a plaque or in
building style.
Patricia Watson, 864 Kingston Road, resident directly adjacent to this property
stated her concern with run-off, not objecting to this development but wanting to
ensure that the property is not higher than hers.
Lorelei Jones, Planning Consultant, advised that run-off onto a neighbouring
property is not allowed and therefore, Ms. Watson's property would not be
affected by run-off. She further advised that they would consider various
heights of fences, trees and landscaping to provide buffering. The two
properties in question are owned by the same development group but the
Hayes Line application is separate. They feel this development is appropriate
but are aware of issues and are prepared to continue dialogue with the
residents.
-2-
~:r' ~ ' ~ ~ ~ [~ ,~ ~ ~ ¢~ Excerpts from
Statutory Public Information Meeting
Thursday, April 15, 2004
7:00 P.M.
Cathy Rose, Manager, Policy, advised that all proposals submitted to the
Planning Department must be considered and conveyed to the residents. She
further stated that it is appropriate to have one or more properties involved in
one zoning application.
-3-
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STATUTORY PUBLIC .INFORMATION MEETING
THURSDAY, APRIL 15, 2004
SIGN-UP SHEET FOR FUTURE NOTIFICATION
FILE: A 01/04
APPLICANT:
816 KINGSTON. RD. LTD.
851 KINGSTON RD. LTD.
(LEGAL DESCRIPTION)
(LOCATION OF PROPERTY)
# NAME ADDRESS POSTAL TELEPHONE
(PLEASE PRINT) CODE NUMBER
1.
4.
5 ..... '"? , --~' ~ .7 ~,.
(" .j ~..?fv <:2,
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12.
IF SUFFICIENT INFORI~
YOUR NAME AND A RE
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS ST. E.
4TM FLOOR. LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-728-7731
Fax: 905-436-6612
E-mail: planning@
April 12, 2005
Ms. Lynda Taylor
Planning & DeVelopment Department
Picketing Civic Complex
One The Esplanade
Picketing, Ontario
L1V 6K7
Dear Ms. Taylor:
Re:
Regional Review of an Application for Plan of Subdivision
File No.: S-P-2004-01
Cross Ref.: A 1/04
Applicant: 816 - 852 Kingston Road (Picketing) Limited
Location: Part of Lot 27, Range 3, BFC
Municipality: Picketing
region.du rham.on.ca
www. region.durham.on.ca
A.L. Georgieff, MOIP, RPP
Commissioner of Planning
"Service Excellence
for Our Communities"
This application has been reviewed by the Region and the following comments are
offered with respect to the Durham Regional Official Plan, Community Strategic Plan,
provincial polices, and the proposed method Of servicing.
Official Plan Conformity
The subject site is designated "Living Area" in the Durham Regional Official Plan. The
predominant land use shall be planned and developed to include a range of housing.
This designation also permits limited commercial uses such as offices and retailing of
goods and services, in appropriate locations, as components of mixed-use development.
The proposed subdivision may be permitted by pOlicies of the Official Plan.
Community Strateeic Plan (CSP)
An objective of the Community Strategic Plan (CSP) isle implement land use
planning which supports compact urban development and healthy neighbourhoods.
The desired outcome will be communities comprised of mix use develOpment with
viable services and public infrastructure.
Provincial Policies & Delegated Review Responsibilities
Thi s.application has been screened in accordance with the terms of the provincial plan
review responsibilities.
The proPosed development is located north of Kingston Road, a designated Type 'B',
and south, of Sheppard Avenue, a designated Type 'C' arterial road in the Durham
Regional Official Plan. A noise report will be required to examine the impacts of
traffic noise on the proposed residential development.
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A site-screening questionnaire completed and signed by a professional engineer was
received in support of the development application. In addition, the applicant has
submitted an environmental report, entitled "Tank Removal & Environmental
Remediation", prepared by Barenco Inc. dated September 1998. The report indicated
that a remedial work progam on tank removal was Conducted at 816 Kingston Road.
A Record of Site Condition (RSC) applicable to 816 - 852 Kingston Road will be a
condition of draft approval of the subdivision.
There are no other matters of provincial interest applicable to this application.
'Regional Servicing
The Region's. comments on method of servicing and transportation will be forwarded
when they beCome available: In addition, there is also the requirement to address noise
concerns prior to draft approval of the subdivision. Accordingly, conditions of draft
approval will be provided following the resolution of these requirements.
Please call Vannitha Chanthavong at (905) 728-7731, ext. 3298, if you have any
questions.
Yours truly,
Jim Blair, M;C.I.P., R.P.P.
Director, Current Operations Branch
cc: Peter Castellan, RegionalWorks Department
N:pim/vc/Subd/S-P-2004-01/Regional Review doc
Page 2
May 5, 2005
Ms. Lynda.Taylor
Planning & Development Department
One The Esplanade
Picketing, Ontario
L1V 6K7
The Regional
Municipality
of Durham
Ptanning Department
1615 DUNDAS ST. E.
4TM FLOOR LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON LIN 6A3
CANADA
Dear Ms. Taylor:
Re'.
Regional Review of an Application for Plan of Subdivision
File No.: S-P-2004-01
Cross Ref.: A 1/04
Applicant: 816 - 852 Kingston Road (Picketing) Limited
Location: Part of Lot 27, Range 3, BFC
Municipality: Picketing
905-728-7731
Fax: 905-436-6612
E-mail: planning@
region.durham, on.ca
www. region .durham.on .ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
Further to our letter dated April 123 2005, we wish to offer additional information on
method of servicing and transportatiOn for the proposed development.
Regional Servicing
Municipal Water Supply
The subject lands are within the designated Picketing Zone 1 pressure district. The
estimated static water pressure for this area ranges between 60 and 64 psi. Water supply
to the subject lands is available from the existing 350 mm diameter watermain.on
Sheppard Avenue and 400 mm diameter watermain on Kingston Road. A connection to
the existing 600 mm feedermain on Sheppard Avenue will not be permitted.
Sanitary Sewer Service
Sanitary sewer servicing is available to Blocks 2-5/Multi-Family Residential Blocks
from the existing 200 mm sanitary sewer on Sheppard Avenue. Foundation drains are
not permitted to be connected to the existing sanitary sewer.
Sanitary sewer servicing to Block 1 will require the'extensi0n of a sewer from the
existing 300 mm sanitary sewer on the south side of Kingston Road. The Region will
not permit open ~ut trenching across KingstOn Road. The applicant will be
responsible for all cost associated with the extension of the sanitary sewer.
Transportation
"SerVice Excellence
for du~ Communities"
The westerly access north of Kingston Road is to be controlled to tight tums only by
means of an extension to the existing raised center media island on Highway 2. The
required extension is in the plans submitted in support of the traffic analysis but not
contained within the draft plan submission. We will require the submission of detailed
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I:~EPORI-// PD~
engineering drawings and cost estimates for the median island works. Drawings must
provide details between the road right-of-way limits.
The westerly access should be designed with a 7.75 m throat width, 12.0 m inbound
curb turning radius and a 10.0 m outbound curb radius.
The easterly access north of Kingston Road can be designed as a two or three lane
cross section. It may be necessary to lengthen the proposed access throat to establish
a SBLT lane. We will require a min. 12 m inbound curb radius and a min. 10.0 m
outbound radius.
We will require the developer to provide attack circulation drawing based on a
revised drawing.
The applicant will be responsible for the cost of all necessary road improvements.
The traffic analysis provides a basis for the proposed design based upon future
conditions and assumptions. We are generally satisfied with the study methodology
and conclusions, however we will preserve the right to control the west access to
right-in only and the east access to right tums only at the Region's discretion should
we determine that future traffic operations of the site adversely impact the abutting
road.
Summar3,
A noise report will be required prior to clearance of draft plan approval. Upon the
comPletion of a noise report, please forward a copy to our Department forreview and
approval.
Please call Vannitha Chanthavong at (905) 728-7731, ext. 3298, if ?u have any
questions.
Yours truly,
Jim Blair, M.C.I.P., R.P.P.
Director, Current Operations Branch
Attach.: Conditions of Draft Approval
cc: Peter Castellan, Regional Works Department
N:pim/vc/Subd/S-P-2004-01/Regional Review2.doc
Page 2
Attachment to letter dated May 5, 2005
Re~
Plan of Subdivision S-P-2004-01
816 - 852 Kingston Road (Picketing) Limited
City of Pickering
DRAFT CONDITIONS OF DRAFT APPROVAL
1.
o
o
o
The Owner shall prepare the final plan on the basis of the approved draft plan of subdivision,
prepared by Lorelei Jones & Associates dated January 2004, which illustrates 4 blocks for
multi-family residential, a commercial block and an open space block.
The Owner shall name road allowances included in this draft plan to the satisfaction of the
Regional Municipality of Durham and the City of Pickering.
The Owner shall submit plans showing the proposed phasing to the Region for review and
approval if this subdivision is to be developed by more than one registration.
The Owner shall grant such easements, as may be required for utilities, drainage and
servicing purposes to the Regional Municipality of Durham.
The Owner shall submit to the Regional Municipality of Durham for review and approval, a
noise report preparedby an acoustic engineer, based on projected traffic volumes provided
by the Region's Planning Department, recommending any necessary noise attenuation
measures. The Owner shall provide the Region with a copy of the Subdivision Agreement
containing such provisions prior to final approval of the plan.
Prior to final approval, the OWner is required to submit a signed Record of Site Condition
(RSC) to the Regional Municipality of Durham, the City of Pickering and the Ministry of
Environment (MOE). This RSC must be to the satisfaction of the Region, including an
Acknowledgement of Receipt of the RSC by the MOE.
The Owner shall provide for the extension of such sanitary sewer and water supply facilities
which are external to, as well as within, the limits of this plan. that are required to service this
plan. In addition, the Owner shall provide for the extension of sanitary sewer and water
supply facilities within the limits of the Plan which are required to service other
developments external to this subdivisiOn. Such sanitary sewer and water supply facilities
are to be designed and constructed according to the standards and requirements of the
Regional Municipality of Durham. All arrangements, financial and otherwise, for said
extensions are to be made to the satisfactiOn of the Regional Municipality of Durham, and
are to be completed prior to final approval of this plan.
Prior to entering into a Subdivision Agreement, the Regional Municipality of Durham shall
be satisfied that. adequate water pollution control plant and water supply capacities are
available to the proposed subdivision.
Page 1
The Owner shall satisfy all requirements, financial and otherwise, of the Regional
Municipality of Durham. This shall include, among other'matters, the execution of a
Subdivision Agreement between the Owner and the Region concerning the provision and.
installation of sanitary sewers, water supply, roads and other regional services.
N:pim/vc/Subd/S-P-2004-01 .Draft Conditions.doc
page 2
Mlnls~r7 of Minist,~re des (~
. Ontario
Tel: (416) 235-3509
Fax: (416) 235-4267
Central Reg/.on
Corridor Management Section
1201 Wilson Avenue
Building D, 7th Floor
Downsvi.ew, Ontario
M3M 1J8
February 23, 2005
David B. Richardson, P,Eng,, ]>TOE
Marshall Macklin Mo.naghan
80 Commerce Valley Dr. East
Thomhill, Ontario
Canada L3T 7N4
Dear Mr, Richardson:
Traffic Impact Study
Proposed Commercial and Residential Development
816 and 852 Kingston Road
Part of Lot 27 & 28, Concession BFC
Pickering
Highway 401
We have completed our review of your correspondence of January 18, 2005 and tlae proposed
lane configuration and pavement markJ.~g scheme for Kingston Road in the vicinity of the
proposed development site. We have no farther comments or concerns with respect to the
proposed access arrangement. The Ministry has now completed its review of the Traffic Impact
Study as requested ~ our. letter to the City of Picketing dated April 26, 2004, and has found it to
be acceptable.
Please note that while traffic concerns have been adequately addressed, we are still awaiting
submission of Stormwater Management, and Illumination inform.ation for our review, prior to
final clearance of the conditions of draft approval.
Cc
Tom Hew[t-t, MTn
Mike Duff, City of Picketing
Yours truly,
Charlie ?etro
Project Manager
OPERATIONS & EMERGENCY SERVICES
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
/Y
April 11,2005
To:
From:
Subject:
Lynda Taylor
Manager, Development Review
Richard Holborn, P. Eng.
Division Head, Municipal Property & Engineering
Plan of Subdivision Application SP 2004-01
Zoning By-Law Amendment Application A01-04
816 & 852 Kingston Road
City of Pickering
The Municipal Property & Engineering Division has reviewed the documents
submitted that supports the above noted development applications and provide
the following comments.
RH:ko
1. Services such as sidewalk on Sheppard Avenue and the urbanization of
Kingston Road including sidewalk installation is required.
2. Location of entrances on Kingston Road as well as review of the Traffic
Impact Study to be completed and approved by the Region of Durham and
Ministry of Transportation, Ontario.
3. This Division does not support a public walkway from Sheppard Avenue
into the north corner of the site. Further review and public input would be
required in order to support a private walkway to be maintained by the
property owner.
4. Although a preliminary site plan has been submitted, a formal review has
not been conducted at this time. A cursory review indicates general
acceptance however, more details are required including evaluation of
truck turning requirements.
5. Comments are forthcoming on the traffic and access impacts for the town
houses on Sheppard Avenue.
6. A stormwater management report is required to be submitted and
reviewed.
Ric~rd Holbor,¢¢, P. Eng.
?i~ision Head, Municipal Property & Engineering
Copy: Director, Operations & Emergency Services
Municipal Property & Engineering Development Review Team
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
April 12, 2005
To:
From:
Subject:
Lynda Taylor
Manager, Development Review
Robert Starr
Supervisor, Development Control
Zoning By-law Amendment Application A 01/04 and
Plan of Subdivision Application SP-2004-01
816 Kingston Road (Pickering) Limited and
851 Kingston Road (Pickering) Limited
816 & 852 Kingston Road, Pickering
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
We have reviewed the information provided regarding the above-noted application and
provide the following comments:
1)
A functional Servicing Report should be required to address the storm sewer outfall
for the commercial portion of this site.
2)
A preliminary Grading Plan should be provided to ensure adjacent properties are
not adversely affected.
a)
There is a concern with grade adjacent to the existing dwelling that fronts onto
Kingston Road at the easterly end of the site. The proposed access from
Kingston Road and parking area will create a large grade difference between
the properties if the existing Kingston Road grade is to be maintained.
b)
The walkway along the west boundary should be consistent with the grade of
the existing adjacent property.
c)
The drive aisle on the west side of Building "B" appears to be directly adjacent
to the westerly boundary. Grading must be consistent with the adjacent
residential property and reviewed to determine if this is feasible without
disturbance or encroachment during construction.
816 Kingston Road (Pickering) Limited and
851 Kingston Road (Pickering) Limited
April 12, 2005
Page 2
3)
4)
5)
The subdivision agreement should address the residential portion of the site and
included off-site works such as Kingston Road improvements, storm outfall, cost
sharing, securities, etc.
Stormwater management must be consistent with the most recent reports related to
the Amberlea Creek and may be addressed at the site plan stage, pending a
review of the functional Servicing Report.
The applicant should be advised that the City has a Fill and Topsoil Disturbance
By-law and a copy has been provided for their information.
Robert Starr
RS:bg
Attachment
Copy:
Coordinator, Development Approvals
Development Control Inspector