HomeMy WebLinkAboutFebruary 7, 2011
Cttq 00 Planning & Development
Committee Agenda
_ Monday, February 7, 2011
PICKERING Council Chambers
7:30 pm
Chair: Councillor McLean
Part "A" Pages
Planning Information Meeting
Information Report No. 05-11 1 - 11
Subject: Zoning By-law Amendment Application A 10/10
Gazarek Realty Holdings Ltd. on behalf of
St. Mary & St. John The Beloved Coptic Orthodox Church
980 - 984 Kingston Road
(Range 3 B.F.C. Part Lot 25, 26 Now RP 40R-1090 Part 14, 15, 17 and
Part Road Allowance between Range 3 B.F.C. & Concession 1 Now RP
40R-11222 Part 3, 4 and Concession 1 Part Lot 25, 26), City of Pickering
Information Report No. 06-11 12-23
Subject: Zoning By-law Amendment Application A 11/10
Starbank Development 1786 Corp. on behalf of
Golden Prospect Enterprises Ltd.
1786 & 1790 Liverpool Road
(Part Lot 23, Concession 1, Part 1, 40R-15786) City of Pickering
Part "B"
Planning & Development Reports
1. Director, Planning & Development & Director, Operations & 24-27
Emergency Services, Report PD 03-11
Building By-law Appointment Schedule Amendment
under the Buildinq Code Act
Recommendation
Accessible For information related to accessibility requirements please contact
PICKE NG Linda Roberts
Phone: 905.420.4660 extension 2928
TTY: 905.420.1739
Email: Irobertse.citvofpickerinq.com
City co Planning & Development
Committee Agenda
_ Monday, February 7, 2011
PICKERING Council Chambers
7:30 pm
Chair: Councillor McLean
That the City's Building By-law 6603/05 which appoints the Chief Building Official,
Deputy Chief Building Official and Inspectors be amended as set out in Attachment
1 to Report PD 03-11.
2. Director, Planning & Development, Report PD 04-11 28-33
Drive-Through Facilities Study, City of Pickerinq
Recommendation
1. That Report PD 04-11 of the Director, Planning & Development for the "Drive-
Through Facilities Study" be received;
2. That staff be directed to undertake a study to review the City's land use
planning policies, zoning regulations and design guidelines regarding drive-
through facilities and to recommend any necessary changes.
(II) Other Business
(III) Adjournment
c~W 00 Information Report
Report Number: 05-11
For Public Information Meeting of
PICKERING Date: February 7, 2011
01
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter P.13
Subject: Zoning By-law Amendment - A 10/10
Gazarek Realty Holdings Ltd. on behalf of
St. Mary & St. John the Beloved Coptic Orthodox Church
980 - 984 Kingston Road
(Range 3 B.F.C. Part Lot 25, 26 Now RP 40R-1090 Part 14, 15, 17 and
Part Road Allowance between Range 3 B.F.C. & Concession 1 Now RP
40R-11222 Part 3, 4 and Concession 1 Part Lot 25, 26)
City of Pickering
1.0 Property Location and Description
• the subject lands are located on the north side of Kingston Road east of
Merritton Road and are approximately 1.36 hectares in area (see Location
Map - Attachment #1)
• two vacant buildings previously occupied by vehicle dealerships occupy the
site
• the surrounding land uses include:
north - Merritton Road, CN Railway, a vacant parcel and a parcel
containing a single detached house
south - Kingston Road and Highway 401
west - Durham Regional Police Credit Union
east - Dunbarton Creek and CN Railway
2.0 Applicant's Proposal
• the applicant is proposing to amend the zoning by-law to permit a place of
religious assembly in the existing easterly building (Building B), and day
nursery and commercial uses (office and retail) in the westerly building
(Building A) (see Applicant's Submitted Plan - Attachment #2)
• the applicant is not requesting permission to enlarge or to build additional
structures on the subject lands
• surface parking exists for approximately 285 cars
• access is proposed from the two existing driveways on Kingston Road and.
Merritton Road
Information Report No. 05-11 Page 2
02
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
• the Provincial Growth Plan for the Greater Golden Horseshoe (Places to
Grow) guides infrastructure planning and strategic investment decisions to
accommodate forecasted population and employment growth within
municipalities
• the Growth Plan requires intensification of land uses within a municipality's
built-up area
3.2 Durham Regional Official Plan
• the Regional Plan designates the subject. property "Living Area" with the
"Regional Corridor" overlay
• "Living Areas" are to be used predominantly for housing purposes
• "Regional Corridors" are to be planned and developed as mixed-use areas,
including residential, commercial and service areas with higher densities
supporting higher order transit services and pedestrian oriented development
• cultural facilities including places of religious assembly are permitted in urban
areas at locations that are visible and accessible and preferably in close
proximity to existing and proposed transit routes
• development adjacent to Kingston Road, identified as a Type "B" Arterial
Road and Transit Spine, shall provide for complementary higher density uses
and buildings oriented towards the street
• Regional Official Plan Amendment No. 128 (ROPA 128), which implements
the Provincial Growth Plan, contains provisions that require significantly
higher densities for identified portions of Regional Corridors; the amendment
is currently under appeal
3.3 Pickering Official Plan
• the City of Pickering Official Plan designates the subject property "Mixed-Use
Areas - Mixed Corridors" (Dunbarton Neighbourhood)
• the current Mixed Corridor designation is intended primarily for residential,
retail, community, cultural and recreational uses at a scale serving the
community
• in response to the Provincial Growth Plan, the City initiated a Growth Strategy
Program in 2009 as part of the Official Plan Review, to identify appropriate
locations and policies for intensification, including the Kingston Road Corridor
• this work may result in future changes to the designations, prescribed
densities, and other policies pertaining to the subject property
I'
Information Report No. 05-11 Page 3
03
3.4 Kingston Road Corridor Urban Design and Development Guidelines
• these guidelines, adopted by Council in 1997, establish a general design
framework that supports the long term vision for the Kingston Road Corridor,
and must be considered when evaluating development proposals fronting
Kingston Road
• the subject property falls within the Whites Road Corridor Precinct which lies
between Rosebank Road and the CN Rail overpass
• the guidelines recognize the precinct's auto-oriented focus, but provides for
pedestrian amenity zones and links at significant intersections
• these guidelines will be updated as a result of the Growth Strategy Program
work currently. underway
3.5 Zoning By-law 3036
• the subject property is currently zoned "SC-26" which permits office,
restaurant'and vehicle sales and repair uses
• an amendment to the zoning by-law is required to allow the proposed place of
religious assembly, day nursery and additional limited retail uses in the
existing buildings on the site
4.0 Results of Circulation
4.1 Resident Comments
• none received to date
4.2 Agency Comments
• Toronto and Region Conservation Authority (see Attachment #3)
• no objection subject to the amending zoning by-law identifying the
Dunbarton Creek valleylands as "Natural Areas" or other appropriate
environmental zoning category
• Region of Durham Planning Department (see Attachment #4)
• a limited scope Phase II Environmental Site Assessment should be
conducted and a Record of Site Condition should be filed with the Ministry
of the Environment prior to approval of the application
4.3 City Department Comments
• Development Control
• no comments
4.4 Staff Comments
• in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
Information Report No. 05-11 Page 4
04
• ensuring that the proposed uses are viable for the location, compatible
with and sensitive to existing surrounding development
• access, on-site circulation, parking and traffic generation
• any remediation requirements identified in the Limited-Scope Phase II
Environmental Site Investigation
• consistency with applicable portions of the Kingston Road Corridor Urban
Design and Development Guidelines
• the removal of permissions for vehicle sales and repairs
• limiting the proposed permitted uses to the existing buildings to ensure the
future potential intensification of the site is not compromised
• proposed sustainable development components
5.0 Procedural Information
• written comments regarding this proposal should be directed to the Planning
& Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council
any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
6.0 Other Information
6.1 Appendix No.
• list of neighbourhood residents, community associations, agencies and City
Departments that have comments on the applications at the time of writing
report
6.2 Information Received
• in addition to the full scale copies of the Applicant's Submitted Plan, the
following documents are available for viewing at the offices of the City of
Pickering Planning & Development Department:
• Planning Rationale
• Sustainable Development Report
• Site Parking Demand and Parking Supply Assessment
• Phase 1 Environmental Site Assessment
Information Report No. 05-11 Page 5
05
6.3 Company Principal
• the owner of the subject property is Gazarek Realty Holdings Ltd.
• St. Mary & St. John the Beloved Coptic Orthodox Church (Fr. Daniel
Bessada) is the applicant
Isa J s, MCIP, RPP Marg Wouters, MCIP, RPP
Planner II Manager, Development Review &
Urban Design
IJ:jf
Attachments
Copy: Director, Planning & Development
Appendix No. I to
0 6 Information Report No. 05-10
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) Toronto and Region Conservation Authority
.(2) Region.of Durham Planning Department
Commenting City Departments
(1) none received to date
ATTACHMENT#.-I-TO
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PROPERTY DESCRIPTION Range 3 Pt It 25, 26, RP 40R-1090 Pt 14,15,17 & Pt Rd Allowance Between
Ran e 3 & Con 1 RP 40R-11222 Pt 3 4 & CON 1 Pt Lot 25 26
OWNER GAZAREK REALTY HOLDINGS LTD. DATE Nov 17, 2010 DRAWN BY JB `
FILE No. A10/10 SCALE 1:5,000 CHECKED BY IJ N
oeTerenet-Enterprl.e. Inc. antl IhAl•uppllens. All rlghte R.-.d.
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This map was produced by the City of Pickering,
Planning & -Development Deportment,
Information & Support Services,
November 19, 2010
ATTACHMENT #__3_T0
TORONTO AND REGInO~d REi~~{3RT#~ U - / _l
!A 1=29 C .,onservation 09
for The Living City 011TY F J:; OX-E UNG
January 6, 2011 PLANNING & EVELOPIVIENT CFN 43477.06
Y t?EPAR T MINT
VIA MAIL AND EMAIL (iiames(a~cityofpickering.com)
Ms. Isa James
City of Pickering
1 The Esplanade
Pickering ON L1V 6K7
Dear Ms. James:
Re: Zoning By-law Amendment Application A 10/10
On lands municipally known as 980 - 984 Kingston Road
(St. Mary and St. John The Beloved Coptic Orthodox Church)
Staff at the Toronto and Region Conservation Authority (TRCA) have now had an opportunity to review the
application captioned above and wish to provide the following comments:
Purpose of the Application
We understand that the purpose of the application is to amend Zoning By-law 3036, as amended to permit
a place of religious assembly in an existing building, a day nursery and additional commercial uses. We
understand that no new structures or grading are proposed to accommodate the proposed new uses.
Environmental Setting
The Dunbarton Creek, which is a tributary to Frenchman's Bay, and its associated valleylands traverse the
eastern limit of the subject lands. Accordingly, an area within the eastern portion of the lands is located
within a TRCA Regulated Area pursuant to Ontario Regulation 166/06. No development, including
erection of structures or grading may take place within the Regulated Area in the absence of a TRCA
permit.
Recommendation
We have no objection to the application subject to the following:
1. That the amendment contain provisions to zone the portions of the subject lands within the
Dunbarton Creek valleylands within the 'Natural Areas' or other appropriate environmental zoning
category to recognize the presence of the creek and the associated natural hazards such as
flooding and erosion.
Please contact the undersigned if you have any questions or concerns with these comments.
Yours truly,
Chris Jones, .-M PIP, RPP
Senior Planner
Planning and Development
Extension 5718
cc: Steve Heuchert, TRCA (via email: sheuchert@trca.on.ca)
F:\Home\Public\Development ServicesOurham Region\Pickering\980-984 Kingston_1.wpd
Member of Conservation Ontario
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca
s~n
ATTACEiWNT# `LT®
Mr-oRmAeT a-4 REPoRT# n - / I
January 17, 201.1 RECEjVL=E,
Isa James, Planner II JAN
Planning & Development Department CITY OF P4CKERiNG
e - City of Pickering PLANNING & I EVELOPp/LENT
• One The Esplanade DEPARTMENT
Pickering, ON L1V 6K7
Dear Ms. James:
The Regional
Municipality Re: Zoning Amendment Application A10/10
or Durham Applicant: Father Daniel Besada
Planning Department St. Mary & St. John The Beloved Coptic Orthodox Church.
605 ROSSLAND ROAD E Location: 980 & 984 Kingston Road
4TH FLOOR Part of Lots 25 & 26, BF Concession
PO BOX 623 Municipality: City of Pickering
WHITBY ON L1 N 6A3
CANADA The Regional Municipality of Durham (The Region)
has reviewed the above noted
905-668-7711
Fax: 905-666-6208 application and offers the following comments for your consideration.
Email: planning@durham.ca
WWw.durham.ca The purpose of this application is to amend the zoning on the subject lands to
permit a place of religious assembly, day nursery and limited additional retail uses
A.L. Georgieff, MCIP, RPP within the two existing buildings located at the above addresses. The subject
Commissioner of Planning lands are currently zoned SC26 - Specialty Commercial.
Regional Official Plan
The subject lands are currently designated `Living Area' with the `Regional
Corridor' overlay in the Durham Region Official Plan (ROP). The ROP states that
Living Areas shall be used predominantly for housing purposes. The ROP also
states that Living Areas shall be developed in a compact form through higher
densities and by intensifying and redeveloping existing areas, particularly along
arterial roads.
Regional Corridors shall be planned and developed as mixed-use areas, which
include residential, commercial and service areas with higher densities, supporting
higher order transit services and pedestrian oriented development.
Amendment No. 128 to the Regional Official Plan states that portions of Regional
Corridors with an underlying Living Area designation, which are identified as
appropriate for higher density mixed-use development in area municipal official
plans, should support a floor space index of 2.5. This amendment is currently
under appeal.
The ROP states that cultural facilities for such purposes as religion shall be
.permitted within urban areas. The ROP also states that cultural facilities shall be
directed to locations that are visible and accessible to residents of the Region,
preferably in close proximity to existing and future transit routes.
Kingston Road (Regional Highway 2) is designated as a Type 'B' Arterial Road
and is a Transit Spine in the Durham Regional Official Plan. Development
"Service Excellence
for, ou' Commuriities"
100% Post Consumer
i
ATTACHMENT #-Z-T0
adjacent to Transit Spines shall provide for complementary higher density uses
and buildings oriented towards the street.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities.
Potential Site Contamination
A Phase I Environmental Site Assessment (ESA) report, prepared by. McClymont
Rak Engineers, Inc. and dated November.2010, was submitted in support of the
application. The report concluded that, based on the results of their assessment,
there is a potential for contamination on the site from a car repair and maintenance
business operating on the site for almost two decades, and as a result, a limited
scope Phase II ESA should be conducted. According to Ontario Regulation
153/04 the Environmental Protection Act, a Record of Site Condition (RSC) is
required, as the application is proposing to change to a more sensitive land use.
Additionally, Regional policies require a RSC when a Phase II ESA is required to,
be undertaken. The RSC should be filed with the Ministry of the Environment prior
to approval of the application.
There are no other matters of provincial plan interest applicable to this application..
Regional Services
Municipal water supply and sanitary.sewer service is available to the subject
:property. The Regional Works Department has no objection to further processing
of the zoning amendment application and site plan amendment application.
Durham Region Transit & Transportation
The proposal does not present any significant Durham Region Transit or
transportation impacts.
Please contact David Perkins at 905.668.4113 ext.. 2571 should you have any,
questions or require additional information.
Yours trul
Vannitha Chanthavong,l GIP, RPP
Planner .
Current Planning
cc: Regional Works Department - Pete Castellan
Durham Region Transit - Neil Killens
Durham Region Transportation Planning - Amjad Gauhar
2
I
c~wo~ Information Report
Report Number: 06-11
For Public Information Meeting of
PICKERING Date: February 7, 2011
In Accordance with the Public Meeting Requirements
of the Planning Act, R.S.O. 1990, chapter PA 3
Subject: Zoning By-law Amendment Application A 11/10
Starbank Development 1786 Corp. on behalf of Golden Prospect
Enterprises Ltd.
1786 & 1790 Liverpool Road
(Part Lot 23, Concession 1, Part 1, 40R-15786)
City of Pickering
1.0 Property Location and Description
• the subject property is located at the southwest corner of Liverpool Road and
Pickering Parkway (see Location Map - Attachment #1)
• the subject property is approximately 0.69 hectares in area, with
approximately 127 metres of frontage on Liverpool Road (see Applicant's
Submitted Plan - Attachment #2)
• an existing restaurant (Makimono) and a vacant restaurant building (Tropix)
occupy the subject property
• the surrounding land uses are:
north - a private road and parking associated with the commercial site to
the west; further north is a plaza with a variety of commercial
uses
west - a commercial development anchored by a Loblaws Superstore
south - vacant lands owned by the Ministry of Transportation (MTO), and
Highway 401
east - multi-storey office buildings and Pickering Town Centre on the
east side of Liverpool Road
2.0 Applicant's Proposal
• the applicant is proposing to amend the zoning by-law to permit a financial
institution use with an associated drive-through facility
• the applicant proposes to replace the northerly vacant building with a 1-,120
square metre, two-storey financial institution and accessory drive-through facility
• two existing driveway accesses from Liverpool Road are proposed to be
maintained; the northerly access is restricted to right in/right out movements;
the southerly access is from a signalized intersection through the abutting
MTO property to the south
Information Report No. 06-11 Page 2
13
3.0 Official Plan and Zoning
3.1 Provincial Growth Plan
• the Provincial Growth Plan for the Greater Golden Horseshoe (Places to
Grow) guides infrastructure planning and strategic investment decisions to
accommodate forecasted population and employment growth within
municipalities
• the Growth Plan requires intensification of land uses within a municipality's
built-up area
• the subject lands are within the Downtown Pickering Urban Growth Centre;
Urban Growth Centres are regional focal areas for institutional, recreational,
commercial, cultural and entertainment uses and higher density residential
and employment uses, supported by higher order transit
3.2 Durham Regional Official Plan
• the Regional Plan designates the subject property as a "Regional Centre"
• "Regional Centres" are to be developed as thenmain concentration of urban
commercial, residential, employment, cultural and government functions in an
intensive land use form
• Regional Official Plan Amendment No. 128 (ROPA 128), which implements
the Provincial Growth Plan, designates the subject lands "Urban Growth
Centre"; ROPA 128 is currently under appeal
• Urban Growth Centres should be planned as focal areas for institutional,
region-wide public services, major office, commercial, recreational, cultural,
entertainment and residential uses, serving as major employment centres
supporting higher order transit services
• Urban Growth Centres should support an overall long term density target of
200 persons and jobs combined per gross hectare and a floor space index
(fsi) of 3.0; the built form should be a mix of predominantly high-rise
development, with some mid-rise development, as determined by the. City
3.3 Pickering Official Plan
• the lands are designated "Mixed Use Areas - Downtown Core" and are within
the Town Centre Neighbourhood
• lands within this designation are intended'to be developed with the widest
variety of uses at the greatest scale and intensity of all neighbourhoods
.within the City
• permissible uses include retail and office, higher density residential, and
community, cultural and recreational uses
• the designation provides for a maximum floor space index of 3.0 (total floor
area divided by lot area); in zoning for the permitted uses, Council shall have
regard for. encouraging intensification over time, up to the maximum floor
space index
• the Town Centre Neighbourhood plan identifies proposed new road
connections to the north and the west of the site
Information Report No. 06-11 Page 3
1 4 • in response to the Provincial Growth Plan, the City initiated a Growth
Strategy Program in 2009 as part of the Official Plan Review, to identify
appropriate locations and policies for intensification, including the Downtown
Pickering Urban Growth Centre
• this work may result in future changes to the designations, prescribed
densities, and other policies pertaining to the subject property
3.4 Pickering Downtown Core Development Guidelines
• these guidelines, adopted by Council in 1997, provide for:
• developing a special image and character on Liverpool Road reflecting its
role as a north/south gateway into downtown Pickering
• street related mixed use buildings along Liverpool Road
• buildings with a minimum height of 2 to 3 storeys with potential for higher
tower buildings at gateway intersections such as Liverpool Road near
Highway 401
• buildings framing the street and occupying at least 70% of the street
frontage, and in corner locations, most of the frontage of both streets
• improving pedestrian comfort and amenity along Liverpool Road with the
use of appropriate lighting, tree planting, signage and street furniture
• these guidelines will be updated as a result of the Growth Strategy Program
work currently underway
3.5 Drive-through Facilities Study
• a drive-through facilities study is being initiated by City staff to address
concerns regarding the appropriateness of drive-through facilities in certain
locations within the City, and to address their impacts on, among other things,
traffic circulation, pedestrian safety, built form and the public realm
• the study will review current land use policies, zoning standards and urban
design guidelines related to drive-through facilities and recommend any
necessary changes
staff anticipate that a report on this matter will be considered at the
February 7, 2011 Planning & Development Committee meeting
3.6 Zoning By-law 3036
• the subject property is currently zoned "C3" - Highway Commercial Zone
which permits 'a variety of commercial uses but does not include the financial
institution use
• an amendment to the zoning by-law is required to permit a financial institution
use
4.0 Results of Circulation
4.1 Resident Comments
• none received to date
Information Report No. 06-11 Page 4
15
4.2 Agency Comments
• Region of Durham (see Attachment #4)
• the 0.23 floor space index (fsi) for the proposed development falls short of
the Regional expectation of 3.0 fsi within the Urban Growth Centre,
particularly in light of the site's exposure and accessibility to Highway 401
and the partial interchange at Liverpool Road
• in the absence of additional information regarding the overall re-development
of the site, this proposal is not consistent with ROPA 128
• the Regional Works Department will require the Owner to convey a
5.0 metre road widening
• additional comments will be provided once the Regional Works
Department has had an opportunity to review correspondence from the
Ministry of Transportation for the subject property as it relates to the
driveway access and the Hwy 401 interchange
4.3 Staff Comments
• in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• the appropriateness of the proposed two-storey built form within the
Downtown Pickering Urban Growth Centre, and particularly for the
redevelopment of this particular site
• the appropriateness of a drive-through facility within the Downtown
Pickering Urban Growth Centre
• access, on-site circulation, parking and traffic generation
• consistency with applicable portions of the Pickering Downtown Core
Development Guidelines
• proposed sustainable development components
5.0 Procedural Information
• written comments regarding this proposal should be directed to the Planning
& Development Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council
• any member of the public who wishes to reserve the option to appeal
Council's decision must provide comments to the City before Council adopts
any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision
regarding this proposal must request such in writing to the City Clerk
Information Report No. 06-11 Page 5
16
6.0 Other Information
6.1 Appendix No.
• list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report
6.2 Information Received
• in addition to the full scale copies of the Applicant's Submitted Plan, the
following documents are available for viewing at the offices of the City of
Pickering Planning & Development Department:
• Planning Rationale Report
• Sustainability Report
• Traffic Impact Study
6.3 Company Principal
• Golden Prospect Enterprises Ltd. is the owner of the subject property
• Starbank Developments 1786 Corp. is the applicant
• Goldberg Group is the agent
i
Mila Yeung Marg Wouters, MCIP, RPP
Planner I Manager, Development Review
and Urban Design
MY:ld
Attachments
Copy: Director, Planning & Development
Appendix No. I to
Information Report No. 06-11
Commenting Residents and Landowners
(1) none received to date
Commenting Agencies
(1) The Regional Municipality of Durham
Commenting City Departments
(1) none received to date
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PROPERTY DESCRIPTION Part Lot 23, Concession 1, Part 1, 40R-15786 407\
OWNER Golden Prospect Enterprises Ltd. DATE Jan 13, 2011 DRAWN BY JB
FILE No. A11/10 SCALE 1:5,000 CHECKED BY IJ
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` REPORT 21
January 17, 2011 RECEIVED
Mila Yeung
Planning Analyst JAN 19
Planning & Development Department ~9TYAN
- City of Pickering DVE MBE
PLANNING 8E
V
om.
One The Esplanade DEPARTMENT
Pickering, ON L1V 61<7
Dear Ms. Yeung
The Regional
i Municipality
of Durham Re: Zoning Amendment Application A11/10
Planning Department Applicant: Starbank Development 1785 Corp. on behalf of Golden
Prospect Enterprises Ltdg.
605 ROSSLAND ROAD E Location: 1786 and 1790 Liverpool Road
FLOOR
PO BOX 623 Part of Lot 23, BF Concession 1, Part 1, 40R-15786
P
WHITBY ON L1N 6A3 Municipality: City of Pickering
CANADA
905-668-7711
Fax: 905-666-6208 The Region has reviewed the above noted application and offers the
Email: planning@durham.ca following comments for your consideration.
www.durham.ca
The purpose of this application is to amend Zoning By-law 3036 to permit a
A.L. issio eer r of f Planning two storey financial institution and drive through facility.
Commissioner
Regional Official Plan
The subject lands are currently designated `Regional Centre' in the Durham
Region Official Plan (ROP). Centers are to be developed as the main
concentration of commercial, residential, cultural and government functions
in a well designed and intensive land use form, within Urban Areas.. In the
Council Approved Regional Official Plan Amendment No. 128 (ROPA 128),
the subject lands are designated "Urban Growth Centre". Urban Growth
Centres shall be planned as focal.areas for institutional, region-wide public
services, major office, commercial, recreational, cultural, entertainment and
residential 'uses, serving as major employment centres supporting higher
order transit services. Urban Growth Centers should support an overall
long-term density target.- of 200 persons and jobs combined per gross
hectare and a floor space index (fsi) of 3.0. The built form of the Urban
Growth Centre should be a mix of predominately high-rise development,
with some mid-rise, as determined by area municipalities.
A Planning Report (dated November, 2010, by Goldberg Group) has been
submitted in support of the application. The report indicates that the floor
space index for the proposed development is 0.23. Although we recognize
that the 3.0 fsi is an overall target for the entire Urban Growth Centre, the
proposed 0.23 fsi falls short of the Regional expectations, particularly in light
of the site's exposure and accessibility to Highway 401 and the partial
"Service Excellence
forr our Commi unities" 1
100% Post Consumer
INa70." `".N RF sum To
o,..,
2 interchange at Liverpool road. The developer should explore opportunities
to increase the fsi of the subject site. Conversely, the municipality should
demonstrate that the shortfall will be captured elsewhere within the Urban
Growth Centre.
Given the fact that no additional information has been provided for the
overall re-development of the site, this proposal is not consistent the ROP,
as amended by ROPA 128.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the
provincial plan review responsibilities..
Potential Site Contamination
A completed site screening questionnaire has been submitted with the
application. The Region of Durham requires that the questionnaire be
signed by a qualified person.
There are no other matters of provincial plan interest applicable to this
application
Regional Services
The subject property is connected to municipal water supply and sanitary
sewer servicing. Should the development require upgrades to the existing
municipal services, they shall be addressed at the time of site plan
application.
4 The Regional Works Department will require the Owner to convey a 5.Om
road widening as illustrated on drawing A101 Site Plan and Statistics.
Additional comments will be provided once the Regional Works Department
has had an opportunity to review correspondence from the Ministry of
Transportation for the subject property as it relates to the driveway access
and.the 401 interchange.
Durham Region Transit & Transportation
The proposal does not present any significant Durham Region Transit or
transportation impacts.
2
~~i`i.d~F ,r•:it ~TiIP`di 4Y Oho. 23
Please do not hesitate to contact the undersigned should you have any
questions or comments.
Yours truly,
Brad Anderson, MCIP, RPP
Planning Analyst
cc: Regional Works Department - Pete Castellan
Durham Region Transit - Martin Ward
Durham Region Transportation Planning - Amjad Gauhar
3
Crry 00 Report To
Planning & Development Committee
PICKERING Report Number: PD 03-11
24 Date: February 7, 2011
From: Neil Carroll
Director, Planning & Development
Everett Buntsma
Director, Operations & Emergency Services
Subject: Building BY-law Appointment Schedule Amendment
under the Building Code Act
Recommendation:
That the City's Building By-law 6603/05 which appoints the Chief Building Official,
Deputy Chief Building Official and Inspectors be amended as set out in Attachment 1 to
Report PD 03-11.
Executive Summary: This report recommends that the appointments schedule of
the City's Building By-law 6603/05 be amended to reflect the retirement of a Building
Inspector and the appointment of a new Fire Inspector.
Financial Implications: Not applicable
Sustainability Implications: Not applicable
Background: Council currently has in place By-law 6603/05, with amendments,
which is required to provide for the administration and enforcement of the Building
Code Act within the City. This By-law includes a schedule of persons appointed
pursuant to the Act. The recent retirement of Bob Lalonde as a plumbing inspector on
January 7, 2011 and the recent hiring of Robert Watson as a fire inspector on
January 10, 2011 requires that the respective names be removed and added to the
Schedule.
Report PD 03-11 February 7, 2011
Subject: Building By-law Appointment Schedule Amendment
under the Building Code Act Page 2 25
Attachments:
1. Recommended amending by-law, reflecting the revised schedule of appointments
Prepared By: Approved/Endorsed By:
A-4 ~g
K e Bentley Neil Carro
Chief Building Official Director, Planning & velopment
Evere unts
Director, Operations & Emergency Services
KB:kb:ld
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering City Counc'I
~zoc. Zot
Tony Prevedel, P.En .
Chief Administrative Officer
26
The Corporation of the Cit fa Pickering
.
OBq1fi-N
B
eing a by-law to amend Schedule A of By-law
6603/05 appointing the Chief Building Official,
Deputy Chief Building Official and Inspectors.
Whereas, pursuant to the provisions of subsection 3(1) of the Building Code Act, 1992,
S.O. 1992, chapter 23, provides that the Council of The Corporation of the City of
Pickering is responsible for the enforcement of the Act within the City of Pickering;
Whereas, pursuant to By-law 6603/05, Council appointed a Chief Building Official and
such Inspectors as are necessary for the enforcement of the Act within the City of
Pickering; and
Whereas, as a result of staff changes, the By-law to appoint these individuals must be
amended to reflect the retirement of an existing inspector and the appointment of a new
inspector.
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule A of By-law 6603/05 is hereby deleted and replaced with Schedule A
attached hereto.
By-law read a first, second and third time and finally passed this 22nd day of February
2011.
DRAFr
David Ryan, Mayor
P
Debbie Shields, City Clerk
Sched I 2
rants
fir.
Item 1 Column 1 Column 2
1. chief building official Kyle Bentley
2. deputy chief building official Brenda Yarush
3. inspector Toby Hill
4. inspector vacant
5. inspector Albert Alvero
6. inspector Taylor Young
7. inspector Paul Nishikawa
8. inspector Andras Szon i
9. inspector Matthew Seward
10, inspector Brian Holmes
11. inspector Robert Watson
I
City 00 Report To
Planning & Development Committee
PICKERING Report Number: PD 04-11
2 $ Date: February 7, 2011
From: Neil Carroll
Director, Planning & Development
Subject: Drive-Through Facilities Study
City of Pickering
File: D-1000-012
Recommendation:
1. That Report PD 04-11 of the Director, Planning & Development for the "Drive-Through
Facilities Study" be received;
2. That staff be directed to undertake a study to review the City's land use planning
policies, zoning regulations and design guidelines regarding drive-through facilities
and to recommend any necessary changes.
Executive Summary: This report recommends that staff be directed to.undertake a
review of the land use planning policies, zoning regulations and design guidelines as
they relate to drive-through facilities and if necessary, bring forward recommendations
for any necessary changes.
Issues associated with drive-through facilities include traffic generation/congestion,
urban design, noise, air and light pollution, pedestrian safety and facility operations.
The review is expected to take a year to complete and will establish appropriate
standards to mitigate the negative impacts of drive-through facilities.
Financial Implications: None at this time
Sustainability Implications: The proposed study will review land use policies and
zoning standards to enable appropriate development and growth management within
the City.
Report PD 04-11 February 7, 2011
Subject: Drive-Through Facilities Study Page 2
29
1.0 Discussion:
Drive-through facilities have become increasingly popular with the fast food
restaurant, financial institution, service station/convenience store and pharmacy
industries. While providing convenience and accessibility to the public,
drive-through facilities present concerns in the following areas:
• Traffic generation and congestion
• Urban design (built form and public realm)
• Noise, air and light pollution
• Pedestrian safety
• Facility operations (odours, hours of operation)
The City's land use planning policies and development regulations have not kept
up with the proliferation of drive-through facilities and do not effectively address
the location and development of drive-through facilities. The City's Official Plan
does not provide any specific policies related to drive-through facilities with the
exception of the recently approved Duffin Heights Neighbourhood Policies, which
do not permit drive-through facilities on lands designated Mixed Use Areas -
Mixed Corridor.
The City's zoning by-laws do not include a definition for "drive-through facility" or
identify these facilities as a separate permitted use. The by-laws are not
consistent in either permitting or excluding drive-through facilities associated with
various uses and are often silent on the matter. There is therefore the potential
for drive-through facilities to locate throughout the City on sites zoned to permit
restaurant, financial institution, service station and convenience store uses.
Staff have been relying on site plan approval to regulate drive-through facilities,
and have been applying the recommendations of a joint study undertaken by the
Region of Durham in 2000 to assess the technical aspects (queuing and parking
requirements) of restaurant drive-through proposals.
Staff have also been reviewing the recommendations of drive-through studies in
other municipalities within the GTA, and applying this information to the extent
possible during the review of site plans.
Several municipalities have reviewed or are considering reviewing their policy,
zoning and design provisions regulating and guiding the development of
drive-through facilities. In some cases, municipal official plan and zoning by-law
amendments proposing changes to the way drive-through facilities are regulated
have been appealed to the Ontario Municipal Board. The Board has upheld
regulatory controls used to mitigate adverse impacts such as distance separation
from residential uses and site size.
Report PD 04-11 February 7, 2011
Subject: Drive-Through Facilities Study Page 3
30 Staff is currently processing two applications which include drive-through facilities
and anticipate a third application. One of the applications is a proposed rezoning
amendment and site plan approval of a financial institution with an associated
drive-through at the southwest corner of Liverpool Road and Pickering Parkway
in the downtown. The public information meeting for this application is scheduled
for February 7, 2011. The second application is for site plan approval for a
two-storey office building; gas station, convenience store and drive-through at the
northwest corner of Kingston Road and Rosebank Road. Staff also anticipate an
application for site plan approval for a convenience store/restaurant with a
drive-through at the northeast corner of Liverpool Road and Pickering Parkway.
In order to deal with these applications as well as future applications, staff is
initiating a City-wide land use review of drive-through facilities to determine
where drive-through facilities are appropriate. The review will also establish
appropriate standards to mitigate the negative impacts of drive-through facilities.
1.1 Work Program (see Attachment #1)
The study is expected to take a year to,complete and will consist of the following
phases:
1.0 Research
2.0 Preparation of draft principles/findings
3.0 Stakeholder consultation
4.0 Report to Planning & Development Committee on draft principles/findings
and stakeholder consultation
5.0 Public Open House
6.0 Preparation of draft OPA, Zoning By-law. Amendments and Design
Guidelines
7.0 Statutory Public Meeting/Information report
8.0 Recommendation report to Planning & Development Committee including
final OPA, Zoning By-law Amendments and Design Guidelines
2.0 Conclusion:
It is recommended that Council direct the undertaking of a City-wide study to
review the land use and zoning standards as they relate to drive-through facilities
and if necessary, bring forward recommendations setting out proposed new land
use policy, zoning regulations and design guidelines.
Attachment:
1. Work Program
Report PD 04-11 February 7, 2011
Subject: Drive-Through Facilities Study Page 4
51
Prepared By: Approved/Endorsed By:
f
'ell
Deborah ylie MCIP, RPP Neil C P, RPP
Senior Planner - Policy Director, anning & Development
. W C)
Marg Wouters, MCIP, RPP
Manager, Development Review
& Urban Design
DW:ld
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering Cit Counc'
i :zr z~~l
Tony Prevedel, P.Eng..
Chief Administrative Officer
ATTACHMiENT -TO
REPORT # PD D y- lI
32
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