HomeMy WebLinkAboutSeptember 9, 2002 Planning Committee Meeting
Agenda
Monday, September 9, 2002 at 7:30 p.m.
Chair: Councillor Ryan
(I) ADOPTION OF MINUTES
Meeting of June 10, 2002
Meeting of June 24, 2002
(11) MATTERS, FOR CONSIDERATION PAGE
1. PLANNING & DEVELOPMENT REPORT PD 34-02 '1-25
ZONING BY-LAW AMENDMENT APPLICATION A 40/00
PICKERING HOLDINGS INC., ET AL.
815 KINGSTON ROAD (PART OF LOTS 27 AND 28, B.F.C.
RANGE 3)
(SOUTH SIDE OF KINGSTON ROAD, EAST OF WHITES ROAD)
2. PLANNING & DEVELOPMENT REPORT PD 40-02 26-52
ZONING BY-LAW AMENDMENT APPLICATION A 8/02
D. & J. MACKERACHER
501 ROSEBANK ROAD SOUTH (PART BLOCK K, PLAN 418)
(NORTH-EAST CORNER OF ROSEBANK ROAD AND
COWAN CIRCLE)
3. PLANNING & DEVELOPMENT REPORT PD 41-02 53-74
ZONING BY-LAW AMENDMENT APPLICATION A 04/02
JOHN TAYLOR TRUCK SALES INC.
3356 BALSAM ROAD
SOUTH PART OF LOT 5, CONCESSION 5
4. PLANNING & DEVELOPMENT REPORT PD 42-02 75-81
REQUEST FOR COUNCIL'S PERMISSION TO DEVELOP LANDS
BY LAND SEVERANCE
E. AGNEW ET AL
1837-1841 APPLEVIEW ROAD
PART OF LOT 3, PLAN 330, LOT 16, PLAN 1051
]~~* Planning Committee Meeting
Agenda
Monday, September 9, 2002 at 7:30 p.m.
Chair: Councillor Ryan
(111) CORRESPONDENCE
Members of Council may formally table an item of correspondence that has been
circulated by the Mayor, CAO, Clerk or other staff person.
(!V) ADJOURNMENT
RECOMMENDATION OF THE
PLANNING COMMITTEE
DATE
MOVED BY
SECONDED BY
1. That Zoning By-law Amendment A 40~00 be APPROVED subject to conditions
outlined in Appendix I to Report Number PD 34-02, to:
· retain vehicle sales and rental uses on the 'Boyer' parcel;
· retain hotel plus accessory uses on the 'Pickering Holdings' and 'Veridian'
parcels;
· permit piping of the watercourse on the 'Pickering Holdings' parcel, subject to
necessary approvals from the Toronto and Region Conservation Authority;
and
· permit hotel plus accessory uses, vehicle sales and rental uses, and a full
range of retail, restaurant and office uses on all three parcels, being Part of
Lots 27 and 28, B.F.C., Range 3.
2 REPORT TO THE
PLANNING COMMITTEE
Report Number: PD 34-02
Date: August 23, 2002
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 40/00
Pickering Holdings Inc., et al.
815 Kingston Road (Part of Lots 27 and 28, B.F.C. Range 3)
(South side of Kingston Road, east of Whites Road)
Recommendation:
1. That Zoning By-law Amendment A 40/00 be APPROVED subject to conditions
outlined in Appendix I to Report Number PD 34-02, to:
· retain vehicle sales and rental uses on the 'Boyer' parcel;
· retain hotel plus accessory uses on the 'Pickering Holdings' and 'Veridian'
parcels;
· permit piping of the watercourse on the 'Pickering Holdings' parcel, subject to
necessary approvals from the Toronto and Region Conservation Authority;
and
· permit hotel plus accessory uses, vehicle sales and rental uses, and a full
range of retail, restaurant and office uses on all three parcels, being Part of
Lots 27 and 28, B.F.C. Range 3.
Executive Summary:
The applicant requests a change to the zoning by-law to increase the range of permitted
commercial uses on the three parcels of land subject to this application. The current
zoning allows only a vehicle dealership on the 'Boyer' parcel and a hotel and accessory
uses on the 'Pickering Holdings' and 'Veridian' parcels to the east. The three properties
are located on the south side of Kingston Road, east of Whites Road (see
Location Map, Attachment #1). In addition, the applicant requests permission to pipe
the watercourse through the Pickering Holdings property.
It is recommended that the requested zoning amendment be approved, subject to
conditions. The proposed mix and range of uses are permissible by the land use
designation in the Official Plan, which did not change through the Review of the
Northeast Quadrant Development Guidelines. Further, the broader range of permissible
uses will allow expansion of an existing business, and support future redevelopment
opportunities for this strategic location.
Report PD 34-02 Date: August 23, 2002 3
Subject: Pickering Holdings Inc., et al (A 40~00) Page 2
By-law provisions will require new development to implement 'mainstreet' urban design
objectives identified in both the Kingston Road Corridor and revised Northeast Quadrant
Development Guidelines. The existing co-ordinated vehicular access scheme will
remain. The proposed zoning provides sufficient flexibility to respond to future options
for the watercourse whether it is to be enclosed, relocated on-site, or retained as an
open channel.
Financial Implications:
No direct costs to the City are anticipated as a result of the proposed application. As a
condition of approval, the applicant will be required to pay to the City its share ($10,643)
of the study costs for the Northeast Quadrant Review.
Background:
1.0 Application
The requested zoning change is for three properties as shown on Attachment #1.
The proposal is detailed in the chart below.
Table 1
Zoning Proposal
Parcel #: Owner Existing Zoning Change Zoning
- Current Use Permits... to Permit...
1: Boyer Pontiac -Vehicle sales and - Vehicle sales and rental;
Enterprises Inc.; rental - Hotel with ancillary commercial club
Boyer Pontiac and retail stores;
Car Dealership - Broad range of retail, office,
commercial and community uses;
2: Pickering Hotel with ancillary - Hotel with ancillary commercial club
Holdings Inc.; commercial club and and retail stores;
Display of retail stores; - Vehicle sales and rental;
vehicles for - Broad range of retail, office,
sale commercial and community uses;
- Enclosure or relocation of
watercourse (if permitted);
3: Veridian; Hotel with ancillary - Hotel with ancillary commercial club
- Vacant commercial club and and retail stores;
retail stores; -Vehicle sales and rental;
- Broad range of retail, office,
commercial and community uses;
Report PD 34-02 Date: August 23, 2002
Subject: Pickering Holdings Inc., et al (A 40/00) Page 3
2.0 Comments Received
2.1 At the May 17, 2001 Public Meeting:
(see text of Information Report and Meeting Minutes, Attachments #2 and #3)
2.1.1 From Residents:
- noise from loud speakers at existing car dealership;
- preserve watercourse;
- hotel use acceptable;
- no need for more strip malls;
2.2 Following the Public Meeting:
2.2.1 From Aqencies:
Durham Region
Planning Department: - supports use of mutual access easements;
-site plan condition acknowledging possible
centre median on Kingston Road required;
- archaeological study required (see
Attachment #4);
Toronto and Region
Conservation Authority: - does not support increased commercial
development on lands occupied by
watercourse;
- watercourse enclosure or relocation requires
approval under Fill Regulation and Valley and
Stream Management Program (see
Attachment #5);
-further verbal comment that applicant to
employ appropriate stormwater management
practices during and after construction; and,
- development to be set back 10 metres from
top-of-bank; watercourse to be zoned in open
space and conveyed to public ownership;
5
Report PD 34-02 Date: August 23, 2002
Subject: Pickering Holdings Inc., et al (A 40~00) Page 4
2.2.2 From City Departments:
Supervisor,
Development Control: - stormwater management reports and studies
required to justify enclosure of creek;
- sidewalk and boulevard improvements to be
completed by the applicant with partial
funding by applicant and partial funding from
development charges;
-development agreement needed to address
off-site stormwater works (see
Attachment #6).
3.0 Application was One of Four that Triggered Northeast Quadrant Review but
May Now Proceed as Study is Complete
This application was one of the four applications that triggered the review of the
1991 Northeast Quadrant Development Guidelines. In June, 2002, Council
received the Northeast Quadrant Review. Council adopted in principle revised
Northeast Quadrant Development Guidelines and directed that staff hold the
Statutory Public Information Meeting for the resulting official plan amendment.
That meeting occurred on August 8, 2002. Copies of the Northeast Quadrant
Review Report to Council PD 23-02 and Addendum to Report to Council
PD 23-02 are available for viewing at the Planning & Development Department.
The application has been reviewed based on both existing and proposed official
plan policy and existing and proposed development guidelines. Comments
received during the Review of the Northeast Quadrant Development Guidelines
were also considered in evaluating this rezoning.
4.0 Discussion
4.1 Increased Mix of Allowable Commercial and Community Uses, including
Vehicle Sales, is Appropriate on the Lands, Subject to Conditions
The commercial and community uses requested by the aPplicant are compatible
with surrounding land uses and implement the Mixed Use Areas- Mixed Corridor
land use designation. Permitting an increased range of uses will allow expansion
of an existing local business and future development of uses serving a broad
area at a higher scale and intensity.
Restrictions on some uses are recommended in the zoning by-law. As no retail
market impact study was submitted, a limit of 2,500 square metres is to be
imposed on the permitted gross leasable floor space for retailing of goods and
services on each of parcel 1, and parcels 2 and 3 combined. In the future, if
greater amounts of retail space can be justified in a retail impact study, additional
floor space for retail uses may be considered by a zoning change.
Report PD 34-02 Date: August 23, 2002
Subject: Pickering Holdings Inc., et al (A 40~00) Page 5
In order to discourage a restaurant campus, restaurant uses are to be restricted
to a maximum of 33 per cent of the gross floor area of the development.
Office uses on these lands are to be restricted to a floor space index of 1.5 (the
ratio between the office floor area and the lot area). This floor space index would
permit development similar in scale to the office buildings on the south-east
corner of Liverpool Road and Pickering Parkway.
4.2 'Mainstreet' Urban Design Objectives to be met through Provisions in
Zoning By-law and Future Site Plan Requirements
A number of design objectives from the Official Plan and Development
Guidelines are to be implemented through a future site plan approval process.
However, key objectives are also supported with zoning provisions. They include
the following:
· to achieve two-storey building heights, the by-law is to establish a
minimum building height of 6.5 metres;
· to achieve buildings located close to the street, the by-law is to identify a
"build-to-zone";
· to enhance the streetscape, the by-law is to include a prohibition that no more
than 1 row of vehicles is to be parked or displayed for sale or rent
between the buildings and Kingston Road for any new legal use on the
Pickering Holdings lands (current legal display of cars on Boyer Pontiac lands
to be permitted to continue);
· to achieve greater intensity and mixing of uses, the by-law is to specify that
development must contain functional floor space on or above 2nd storeys
of buildings, except for existing or future vehicle dealerships; all other uses
must provide 33 per cent of gross floor area in functional floor space above
the first floor).
4.3 Existing Co-ordinated Access will remain although Region may install
Centre Median along Kingston Road
An exchange of easements will be required for the existing shared access
between the Boyer and Pickering Holdings properties (parcels 1 and 2). The
Region has advised that they will be requesting that an 'advisory' be registered
on title at the time of site plan approval indicating that the Region may implement
access restrictions (i.e. construct a centre median along Kingston Road). Should
the median be constructed, left tums in and out of the joint access will be prevented.
Although staff encouraged a further exchange of easements across the Boyer
lands to the signalized intersection opposite Delta Boulevard, the applicant does
not support such an easement at this time. Since both the Boyer and Pickering
Holdings properties are under the control of the same individual, staff are
satisfied that a legal easement is not required.
Report PD 34-02 Date: August 23, 2002
Subject: Pickering Holdings Inc., et al (A 40~00) Page 6
4.4 Proposed Zoning is able to Respond to Future Options for the Watercourse
(whether Enclosure, Relocation or Retaining Current Open Corridor)
Despite Council's support for piping the watercourse through the Northeast
Quadrant Review, a final decision on the issue is not yet available. Thus, in a
manner similar to the proposed Northeast Quadrant official plan amendment, the
proposed zoning for the Pickering Holdings land will recognize all options for the
watercourse. The options include enclosure, relocation or retention as an
open stream corridor. The watercourse and the adjacent Veridian lands
(parcel 3) are to be dual zoned for open space uses and for commercial and
community uses, with an (H) - holding symbol on the commercial and community
uses.
Conditions for lifting the (H) are to include: the owner has obtained required
approvals and permits from the Conservation Authority; and, the owner has
made satisfactory arrangements with the City respecting stormwater
management for the lands.
The TRCA requires the watercourse to be retained in an open state until such
time as its enclosure or relocation can be justified and all necessary permits and
approvals are secured. The City requires appropriate stormwater management
practices for the lands including any required contributions to a permanent
downstream stormwater management facility, should one be established.
5.0 Applicant Required to Pay Proportionate Share of Northeast Quadrant
Review Study Costs as Per Council Resolution
Council authorized a City expenditure of $25,000 towards the costs of hiring
environmental, transportation and urban design consultants to assist with the
Review of the Northeast Quadrant Development Guidelines. Private
landowners/applicants were required to share the remaining costs. This
applicant was advised of this arrangement and participated in the study process.
The conditions of approval include payment of a share of these costs ($10,643)
prior to passage of an implementing zoning amendment by Council.
6.0 Applicant's Comments
The applicant's agent has reviewed the conditions of approval and advises that
he has no objections to the recommendations.
Report PD 34-02 Date: August 23, 2002
8
Subject: Pickering Holdings Inc., et al (A 40/00) Page 7
Appendix:
Recommended Conditions of Approval for Zoning By-law Amendment
Application A 40/00
Attachments:
1. Location Map
2. Text of Information Report 15-01
3. Statutory Public Information Meeting Minutes
4. Comment from Region of Durham Planning Department
5. Comment from Toronto and Region Conservation Authority
6. Comment from Supervisor, Development Control
Prepared By: Approved / Endorsed By:
Steve Gaunt, MClP, RPP Ne~Carroll, ~.p,~PP
Planner II Director, Pla~g & Development
Prepared By:
CatheriCie Rose /'
.Manager, Policy
SG/CLR:pr
Attachments
Copy: Chief Administrative Officer
Recommended for the consid~'ation of
Pickering City Council _ / ~
Thomas(J, Ouinn,';-Chief dminis r ' Officer
APPENDIX I TO
REPORT NUMBER PD 34-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 40/00
1.0 That prior to the forwarding of a zoning by-law to Council:
(a) the owner/applicant shall pay to the City of Pickering its proportionate
share of the Northeast Quadrant Review study costs;
(b) the owner/applicant shall enter into and have registered on title to the
lands a Development ^greement between the owner/applicant and the
City addressing such matters as, but not limited to, the following:
(i) agree to convey reciprocal easements for access purposes
between the owner of parcel 1 (Boyer) and parcels 2 and 3
(Pickering Holdings and Veridian respectively) for the existing
access to Kingston Road located between parcels 1 and 2;
(ii) agree to convey easements over the watercourse, whether or not it
remains as an open watercourse, is relocated or its piped, to the
City and/or the Toronto and. Region Conservation Authority as
may be required for stormwater management within 90 days of
receiving such a request from either the City of Pickering and / or
the TRCA;
(iii) agree to satisfy the Director, Planning & Development and the
Toronto and Region Conservation Authority respecting stormwater
management practices for the subject lands;
(iv) agree to construct, partially at the owner's cost and partially funded
by the City, a sidewalk and other improvements across the
Kingston Road boulevard of parcel 3 of the subject lands within 12
months of a building permit being is issued for either parcel 2 or
parcel 3;
(v) agree to undertake an archaeological study prior to construction on
either parcels 2 or 3.
2.0 That the zoning by-law comply with the provisions of the revised Northeast
Quadrant Development Guidelines adopted by Council at its meeting held
June 17, 2002, and for the subject lands, include, but not necessarily be
limited to the following provisions:
(a) permit the following uses on all parts of the subject lands except
those lands occupied by the tributary of Ambedea Creek:
(i) vehicle sales and rental establishment, hotel and commercial
club;
Appendix I to Report Number PD 34-02 Page 2
10
(ii) bakery, business office, club, commercial club, commercial
recreational establishment, day nursery, dry cleaning depot,
financial institution, personal service shop, place of
assembly, private school, professional office;
(iii) retailing of goods and services (exclusive of restaurants) not
to exceed an aggregate of 2,500 square metres of gross
leasable floor area for each of parcel 1 and parcels 2 and 3
combined;
(iv) restaurants not to exceed 33 per cent of the gross floor area
of the development on each of parcels 1 and parcels 2 and 3
combined;
(b) zone the Veridian lands (parcel 3) and lands occupied by the
watercourse including any lands located within 10 metres of the
greater of the stable top of the bank or the regional storm floodline
as open space; also zone the lands to permit the same uses listed
in (a) above, subject to a Holding provision;
(c) prior to forwarding a Report to Council for approval of a zoning
amendment to lift the (H) - holding symbol, the following conditions
must be satisfied;
(i) that the Director, Planning & Development receive
satisfactory evidence that all required approvals and permits
have been obtained for the piping or relocation of the creek;
and
(ii) that the Director, Planning & Development receive
satisfactory evidence that appropriate arrangements have
been made with respect to stormwater management for the
lands;
(d) restrict the maximum aggregate gross floor area of all offices to
1.5 floor space index (ratio of floor area to the lot area) for each of
parcels 1 and parcels 2 and 3 combined;
(e) require a minimum of 40 per cent of the length of a build-to-zone to
be occupied by front walls of buildings on each of parcel 1 and
parcels 2 and 3 combined and the build-to-zone shall be:
(i) set back 3.0 metres from the Kingston Road right-of-way
across the frontage of parcels I and 3 of the subject lands
and setback 3.0 metres from the location of the necessary
buffer zone of the tributary of Amberlea Creek across parcel
2 of the subject lands; should the buffer no longer be
necessary, the setback shall be measured from the
Kingston Road right-of-way for parcel 2;
(ii) 15 metres in depth;
Appendix I to Report Number PD 34-02 Page 3 1 1'
(f) exempt the existing buildings and structures, and minor additions
thereto, on parcel 1 (the existing Boyer dealership), from the
provision of (e) above;
(g) require a minimum of 33 per cent of the gross floor area of all
buildings constructed on each of parcel 1 or parcels 2 and 3
combined to provide functional floor area above the ground floor,
except for vehicle sales and rental establishments;
(h) require a minimum building height of 6.5 metres, and establish a
maximum building height of 8 storeys;
(i) prohibit outdoor storage and display, except in association with a
vehicle sales and rental establishment;
(j) establish parking requirements as follows:
· 3 spaces per 100 square metres of gross leasable area for
vehicle sales or rental establishment;
· 4.5 spaces per 100 square metres of gross leasable area for
other permitted uses;
· parking spaces not to be used for display, and any display is to
be set back 3 metres from lot lines;
· no more than one row of parking or display of vehicles shall be
permitted between buildings and Kingston Road except existing
legal display and parking shall be deemed to conform to this
provision.
*ATTACHMENT dP --~ ....... TO
AVENUE
~OK
City of Pickering Planning & Development Department
t~) MICHAEL BOYER ENTERPRISES
~ ~1 PICKERING HOLDINGS INC.
i~ VERIDIAN CORPORATION [DATE MAR 29, 2001
,ATTACHMENT # 'tO
REPORT # PD - 0 0--
INFORMATION REPORT NO. 15~01
FOR PUBLIC INFORMATION MEETING OF
' MAY 17, 2001
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 40/00
Pickering Holdings Inc., et aL
Part Lots 27 & 28, B F Range 3
(South side of Kingston Road, east of Whites Road)
City of Pickcring
1.0 'PROPERTY LOCATION AND DE$CRIFFION
thc subject lands .are 3.3 hectares in area, and are located on thc south side of
Kingston Road, east of Whites Road;
the subject lands comprise three parcels of land (see map, Attachment #1 ):
· parcel 1 is a 2.19-hectare property owned by Michael Boycr Enterprises; it is
occupied by the Boyer Pontiac Buick dealership;
re parcel 2 is a 1.03-hectare property oWned by Picketing Holdings Inc.; it is being
used by Boyer Pontiac t° display automobiles for sale; a tributary of
Ambcrlea Creek crosses the north-east comer of the parcel;
e..parcel 3 is a ~0.08-hectarc property owned by the Vcddian Corporation; it is
currently vacant;
uses surrounding .the subject lands are: the Highway 401 on/off ramps to the east;
Highway 401 to thc south; the Whites Road Shopping Centre tothe west; and, on the
north Side of Kingston Road; the Wendy's / Tim Horton's and Swiss Chalet
· restaurants at Delta Boulevard with detached dwellings to the east;
the main vehicular access to the subject lands is provided by a signalized intersection
on Kingston Road at a private driveway ali~onlng with Delta Boulevard(on the north
· side of Kingston l~oad); a second access to ~n Road is located about mid-way
between the signalized intersections at Delta Boulevard and the Highway 401 on/off
ramps; · ~. ·
2.0 ApPLICANT'S PROPOSAL
· Picketing Holdings Inc., ct al. propose to eXPand thc uses permitted .on the subject
lands to add ~/ehicle sales and rental uses as an additional use on parcel 2; and permit
an increased range of other commc~rcial uses on all the larlds in accordance with the
Picketing Official Plan;
no changes arc proposed to. thc existing access points;
thc application is also proposing the enclosure of the watercourse.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan.
the subject lands are designated Special Study ,4rea,A in the Durham Re~onal
Official Plan; lands in the Special Study Area contain a mixture of residential, retail,
personal service and industrial uses; the area's highway exposure as a main street and
gateway to the Region is to be maximized; development is to be intensified in a
m;onna~on l~=port No. 15-01 ATTACHMENT f . ,~ _T0~ Pa~e 2
~ (~ h, ~e Do~to~ Co~) of ~;
im~t ~m ~way 401 ~d ~way 2
deve~pm~t offs ~
~on Ro~ ~ d~i~t~ ~ a T~e B A~l Ro~ ~d ~ a Tra~it Spine;
3.2 Pieke~'Offi~ PI~
- ~e ~bj~ 1~ ~ d~ M~ Use ~: M~ ~or ~ Sch~ffie I -
~d Use S~ ~ ~e ~ck~Offici~ P~ &e ~ ~ lo~ ~ ~e
W~ N~~;
- ~e ~ Co~r ~i~on p~ ~d~fi~
~mm~, c~ ~d ~o~ ~ ~ a ~e ~d ~ s~g a broad
~ ~ d~on ~ ~
- ~ ~s ~i~o~ ~e ~m ~ss l~le fl~ ~e for ~e m~g of
goo~ ~d s~c~ ~ ~ be d~in~ by ~t~ific zo~g
~m floor ~ ~d~ ~D of ~ m ~ ~clu~g 2.5 FSI ~SI is c~c~at~ by
· ~g ~e m~ b~g fl~ ~ by ~o m~ lot ~);
~ ~.hing p~o~ ~ ~ofio~ ~d '~siom for ~ Use
~, ~c~ ~ ~ve p~
-~te~ m= ~r a ~ ~e~ of ~ ~d p~, ~d ~m~g .
_. ~ffi~ or= ~e. ~ ~
s~fi~ 15.14 of~e Offici~ PI~ ~s~ ~e n~ for ~ ~p~t ~es for new
or ~d~ ~ss l~le fl~ ~ for ~e m~g of g~ ~d s~; Co.cfi
~ for ~e ~elopm~t of 2,5~ ~e mo~ or mom, ~d may for
d~olopm~t of 1~ ~ 2,5~ ~ m~, r~ a ~1 ~t ~y to j~
· e ~p~t of ~e p~s~ fl~r-~ for ~e r~g of go~ ~d s~ces, ~d to
d~om~e ~ ~ch ~o~ fl~ ~ ~1 not ~d~y ~t ~e ~ab~ of ~y
1~ ~~ or ~olop~ for &e ~g of go~ ~d s~;
&e ~o~ to p~t re. cie ~ ~ ~ ~li~hm~ hotel ~m~ club,
re~l, offi~, r~ ~ci~
p~ssible m~ of~e ~ C~dor ~o~
M~ 16 of ~e Pi~ P~ id~ ~e subj~t ~ ~ 1~ ~in a Detailed
- R~i~ Ar~; s~fion 11.2 of ~e Offi~ P~ ~c~ ~ Co.cfi ~y ~t
d~elo~t ~&~ for ~y p~ of a D~ R~
~vo~ ~ ~1~ a d~ ~ p~or to ~g ~ d~clo~cnt
~ &e ~; ~ ~ ~ &e Kin~ton Road Condor Urban D~i~
D~elopm~ ~li~, w~ch ~t ~e ~bj~t ~&; once ~cfl ~ adop~
d~elo~mt ~dc~, dcvel~mmt s~ ~ly ~ ~; -.
- s~fion 10.5 of &c Pick~g Offici~ P~ id~
m~fi~ of w~~ ~d ~ ~do~ ~ ~ ~ ~d ~ ~e ~d
~e, wh~ ~opfi~e, ~e ~mm~d~ of ~ ~~ R~o~ m be
how~, s~fion 10.6 of &e ~&~g PI~ ~ ~ ~ ~ ~d~
~t~om ~ ~los~ of limi~ ~o~ of w~~
~ ~ ~ ~ by
~ s~g pl~ ~ ~fio~ s~fion 10.19 of ~e Offi~ PI~ ~ ~at
~il ~y p~t ~fio~ to w~~ or ~ ~, ~lu~g ~e
p~t of ~1, o~y follo~g ~e ~pm~c ~mv~ of ~c rcl~t
~afion ~o~ ~d ~e ~ ofN~ R~, ~ n~s~
~, ~h~e ~ - R~o~ ~~t of
v~ of ~c ~k ~bu~ ~ Shoreline a~ ~ ~do~; ~ong o~ ~,
~s d~on ~y ~t n~ d~el~mt
d~on on Scheme ~ (w~ch
r~mm~o~ of ~ ~~ R~oR;
Information Report No. 15-01 'ATTACHMENT ~ "-~-' TO "~. Page 3
- sections 15.9, 15.11 and.. Appendix H indicate that CoUncil shall for major
development, and may for minor development, require the submission of an
Environmental Report, as p~zt of the consideration of an application on. lands
designated Shoreline and Stream Corridor, .
- Schedule T~ - Transportation Network designates Kingston Road as a Type B ~trterial,
and a 2~ransit Spine; Type B Arterials are designed to carry moderate volumes of
traffic at moderate speeds, within the municipality;, they generally have a right-of'way
width between 30 to 36 metres;
3.3 CompendiumDoeument to the Piekering Ollielal Plan
- Council adopted the Kingston Road Corridor Urban Design Development Guidelines
to formulate a vision for.transforming Kingston Road into a mainstreet; under the
Guidelines, the subject lands fall within the Whites Road Corridor precinct, which
extends from Rosebank Road to the Clq rail overpass;
- the Guidelines reco~ni~,~ the Whites Road Corridor as an area as having good
visibility from Highway401, with highway access'at Whites Road; further, the
Guidelines acknowledge that this precinct will generally maintain its auti>-oriented
focus and land uses, but will provide pede~a~an ameoity ~ones and linlc~ at si~maificant
intersections;
- the Guidelines identifj a number of objectives, urban form, and economic
development provisions, for this. precinct, .including:
· a mix.of land uses should be allowed on either side 0fKingston Road; '
* automObile'.dependant uses may be encouraged to locate in this precinct since it
offers good visibility fzom Highway 401;
· buildings should be located closer to the street;
· mid-riac buildings should be allowed on the south side of Kingston Road, with a
minim~tm building height of 2' storeys;
· it is an objective to create a corridor that supports a high volume of vehicular
traffic but. with pedestrian amenity zones;
· it is an objective to create a clear separation between pedestrian activities and
vehicular spaces; and
· clear, safe and welcoming pedestrian routes shall be provided from intersections
to individual commercial deveiopments;
3.4 Zonin~ By-law 3036
- the subject lands are zoned by Zoning By-law 3036, as amended by BY-law 2284/86
and By-law 3254/89; the By-law establishes' two different zone categories for the
lands, as follows:
· parcel 1 is zoned as "CA3-3", which permits a vehicle sales or rental
establjghment~ and
· parcels 2 and 3 are zoned as "SC-8", which permits a hotel that may include a
commercial glub and retail store, with a restriction on the maximum floor area for
retail stores of 500 square metres;
the spplication is to permit, on all three parC'elS, all of the uses currently permitted by
both the "CA3-3" and "SC-8' zone' categories, in addition to a broader mixture of
commercial uses as permissible under the Mixed Conidor designation; the applicant
is proposing additional uses such as business and professional office, restaurant,
fmaneial institution, day nursery, personal service shop and other similar commercial
· and commRulty USES.
4.0 RRSULTS OF CIR~ON (see Attachments #2 & 3)
4.1 Resident or Landowner Comments
- t° date, no comments have been received bom either residents or abutting
landowners;
· Pag~ 4
]nformation Report No. 15-01 .: ~TTAC~#., ~'~ TO
_1_ 6 P, EPORT
4.2 ~enev Comments
Durham DiStrict S~hool Board - has no objections to the proposal (see Attachment #2).
Yefidian Corporation
- agrees to the inclusion of its property in the rozoning application, and to the ~hange in
~ the zoning to the proposed mixed, use;
- Veridian also indicates that once the property is rexoned, Veridian would be prepared
tO undertake discussion with Picketing Holdings Inc. to determine the best use.of the
property (see Attachment #3);
4.3 Staff Comments
4.3.1 Permitted Uses
- the suitability of the proposed range of uses requested to be included in the zoning for
the hinds must be examined;
the appropriate performance standards~ restrictions, and provisions for the requested
uses must be established;
- the requirement for a market study to support the floor apace for the retailing of goods
and servieeg must be determined;
4.3.2 Urban Design
- the appropriate performance standards, restrictions, and provisions required to
implement the Kingston Road Corridor Development Guidelines must be reviewed
and established;
- eonsidoration must be given to whether additional Development Guidelines are
required to guide development of the site;
4.3.3 Amberlea Creek and Stormwater Management
-. the appropriateness of piping the. tributary of Amberlea Creek must be reviewed; it is
noted that the tributary is piped all upstream of Sheppard Avenue, and portions of the
tributary are piped downstream under'Highway 401, and the' CN Rail; some
downstream reaches of, the Creek are experiencing stream and valley erosion;
the location of the remnant reaches of the open channel on the subject lands, and on
the lands to the north, fi'ustrates the land use and urban .design objectives
contemplated for these lands; accordingly, there appears to be some merit in
enusidering piping of these remnant pieces 6fthe watercourse;
however, aa appropriate Environmental Report is required to support the request; the
report must examine the impacts to the m'butary both upstream and downstream, and
justify the benefit of piping' the creek; f~om an environmental perapeetive, it is
anticipated that any justification would be required to demonstrate how the
implementation plan would result in a net benefit to the watershed; tO-date, no report
has been submitted by the applicant4
ultimately, any application to Pipe the creek would be required to receive appropriate
approvals and permits, for fill and alteration to a watercourse, from the Toronto and
Region Conservation Authority, and the Federal Department of Fisheries, and
possibly the Ministry of Natural Resomv, es where required;
however,, there is also an interest by the owners of lands located to th.e ~aorth of the
subject lands, between KingstonRgad and Sheppard Avenue, to pipe the tributary of
Amberlea Creek through their lands; accordingly, there is an opportunity for all
landowners to undertake a single study;, the City is one of these landowners;
Inf°rmation Report No. 15-01 ~ ~T}'AC~ ~,,,',~-~ 10 Page 5
17
- ~ ~fio~ ~e Ci~ is e~ently md~g a ~ow of ~e..dom~ r~h of
~bgl~ :~eek w~ch is e~mmg ~e ~osion probl~; work ~sociat~ wi~
~ ~s ~figafion / restoration pmj~t a~ to dup~te m~h of ~e effo~ ~
for ~e pip~g j~cafio~ a ~~ve eff~ be~ ~e Ci~ ~d ~e o~
~t~ ~do~ woffid ~p~ to be ~e mo~ ~te~c appro~h to ~mpl~g ~e
r~ ~po~
~ ~on is r~ on how ~' ~ropfiate En~m~ R~ ~ b~
co~let~ op~fi~ for m~omfion ~e c~fly b~g ~lo~ ~u~ a
pm~ r~ of ~e l~ l~g imm~ately no~ of ~e Boy~ / Pick~g
Ho!~ / Vefi~ I~;
re~ of wh~ ~e m~u~.~ ~tely pip~ ~e ~c mn~ufion of ~e
Pick~g Hol~ 1~ for ~o~w~ ~g~t p~os~ (~ch ~y ~clude
flow detention ~or q~ ~t), ~ ~o ~ve to be re~ ~ou~ ~s
app~cafion;
4.3.4 Relafiom~p ~ '~o~ ~' ~
- 1~ to ~e no~ of ~e ~j~t ~ ~e ref~ ~ ~'Ci~ p~g docmen~
~ ~e '~o~ Q~t"; ~e No~t ~t is ~e block of l~d bo~d~
g~y on ~e sou~ by ~on Ro~ on ~e w~t by ~ Ro~ on ~e no~
by Sh~p~ Argue, ~ on ~e ~ by ~e ~ ~ch of ~e ~b~Im C~k
' (~t of ~e D~on Sch~l ~);
- ~ not~ ~ove, ~e s~e ~ ~bu~ of ~b~Im'~k ~at p~s~ ~u~ ~e
c~ poffion ~e No~ ~aa~t flows ~d~ ~ton Ro~ ~d tongues
~u~ ~e Picke~g Hol~ pmp~
- Co,cfi h~ ~opt~ '~e ~o~h~t ~rant D~elopm~t ~idelin~, for ~ese
1~; ~ ~fi~ ~o p~eE on ~e w~ side of ~t~ Ro~, mu~ of D~ak
S~eeh ~e ~o gov~ by ~e s~e ~de~;
- ~e No~ ~t Gffide~ ~n~pl~e a ~ ~t~i~ ~-me
devel~m~ ~ ~bmfi~ ~d~d p~g; ~e ~on ~ c~ ~o~d m
~t~ ~id~fi~ ~ ~n~g on a p~c '~g' m~ ~ ~ ~t~ ~e~ p~k; ~
~fio~ comm~i~ ~d offi~ ~, ~ office ~d offi~ m~, ~e
p~ ~ong ~e ~ton Ro~ ~d ~ Ro~ ~nmg~ ~fivel~
· e Ci~ ~. ~iv~ sev~ d~el~m~t ~mfiom for 1~ ~hln ~e
No~ ~h ~u~g ~siom m ~e ~de~; ~e c~gm relate ~ ~e
~g~ of m~, d~.ma~, pm~sion of ~e p~ ~on of ~e ~t~
~g m~ ~d ~s to ~e ~ ro~ n~or~ ~ ~fio~ ~e Ci~ is awm of
o~ d~el~t ~t~ for ~ ~ ~e ~g
~more, s~ om~ of lm~ ~u~ whch ~e ~bu~ of ~lea C~ek
flows, ~e ~t~ ~ pip~g ~e ~
~ou~ ~e Ci~ ~ ~ some ~ ~ ~pl~g ~e ~on set Out ~ ~e
G~de~es, ~ m some on-gong c~g~; ~e chall~g~ ~clUde ~e ~t~st
~p~y ~mm~i~ d~lopm~t ~ja~t m ~n Ro~ ~e cost of~d l~k
of ~t~ ~ ~d~d p~ ~e diffic~ ~ ~pl~g ~e ~te~ public
ro~.~ ~e location of~e ~bu~ ~u~ ~e block;
- ~ ~ effo~ to be more pm~five ~ wo~g ~ ~elopm~t ~, ~e Ci~ is
mmide~g a ~ew of ~e No~ ~t Developm~t Gffide~; ~ou~
~e precis, ~ ~d ~g '~ sfi~ ~d~ ~sc~o~ pm~ wo~ clone to
~te su~ ~t ~e renew wo~d look ~:
miom to ~e ~g~t of l~d m~, w~e ~ining k~ ~ desi~
obj~v~ ~d M~g reg~d to ~e ~mm~ mnt~;
·~e ~t~ ~s ne~o~ ~ou~ ~e bl~ ~d e~ a~ss m ~d ~om ~e
s~o~g s~; ~d
· ~e ~t~fi~ for pip~g ~e ~b~l~ Cr~ ~b~.
Information Report No. 15-01 ATTACHMENT # r~ TO Page 6
.18
based on a preliminary Study design, it is anticipated that staff would work closely
with landowners on finding common ground between th~ interests and the City's;
but, it is suggested at this time. that a'new approach, ~ a consultant' who is a
facilitator with urban design expertise, or an urban designer with exportis~ in
facilitation, may best accomplish this task ina timely manner;
additional consulting help would also be required in two technical areas not currently
available on staff; consultants would be required.to complete a traf~H~ analysis,
and the environmental /engineering report for the piping of the tributary;, the
consultants' work would provide input into, and support, any revisions to. the
Northeast Quadrant Development Guidelines;
based on a preliminary .study design, it is also anticipated that staff would work
closely with the comm~lllily tO understand issues and concea'ns so that neighbourhood
development continues to achieve an appropriate fit;
the representative for the Boyer/Pickefing HoldingsNeridian lands has indicated at a
prellmlnary level that his client is interested in having the subject lands included in
the review of the Northeast Quadrant Development Guidelines, pgrticularly with
respect to the environmental report on the piping of the tributary, and traffic/access
should a review of Northeast Quadrant Development Guidelines proceed,
recommendations on this zoning by-law amendment application would await the
outcome of that process;
5,0 PROCEDURAL INFORMATION
written comments regarding this proposal' should be directed to the pl~nnlng &
Development Depariment;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a pJsnning 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 tho City before Council adopts any oft~cial plan amendment of by-law
_. for this proposal;
- if you wish to be notified of Council's decision regarding this proposal, you must
request such in writing to the City Clerk.
6.0 . OTHER INI~ORMATION
6.1 Appendix I
~ those whose comments on the proposal were received at time of writing are listed;
6.2 Company Prin¢ipai~
Mr. Michael Boyer is the principal of both Michael Boyer Enterprises and
Pickering Holdings Inc., Mr. Alex Artuchov is representing Mr. Boyer.
' Steve Gat~nt, MCI?, RI'? ~ Cath~t'ine L. Rose
Planner 2 Manager, Policy
sG/jf
Copy: Director, Planning & Development
ATTACHi'~iENT #_ ~'~ ,TO
REPORT # PD "~ ~ - ~ 9--
APPENDIX I TO
INFORMATION REPORT NO. 15-01
coMMENTING RESIDENTS AND LANDOWNERS
(1) None received to date
coMMENTING AGENCIES-
(l) The Durham District School Board
(2) Yefidian Corporation
COMMENTING CITY DEPARTMENTS
(1) Planning'& Development
? ~ATTACHMENT #.-''~ ,TO
REPORT # PD "~ ~ - 0 9.-
2O
Excerpts of Statutory Public Information Meeting Minutes
of
Thursday, May 17, 2001
STATUTORY PUBLIC INFORMATION MEETING MINUTES
A Statutory Public Information Meeting was held on Thursday, May 17, 2001 at 7:00
p.m. in the Council Chambers.
The Manager, PolicTDivision, provided an overview of the requirements of the Planning
Act and the Ontario Municipal Board respecting this meeting and matters under
consideration thereat.
(II) ZONING BY-LAW AMENDMENT APPLICATION A 40/00
PICKERING HOLDINGS INC., ET AL.
PART OF/LOTS 27 & 28, BF RANGE 3
(SOUTH SIDE OF KINGSTON ROAD~ EAST OF WHITES ROAD)
1. Steve Gaunt, Planner II, provided an explanation of the application, as outlined in
Information Report #15-01.
2. Alex Artuchov, representing the applicant, advised that he was present to answer
any questions.
3. Sylvia Spencer, 771 Sheppard Ave., questioned when the loud speakers will be
removed and stated her concern with the watercourse.
4. Paul White, 507 CliffvieW Rd., advised that he has no objection to part of the
uses, eg. hotel, but there is no need for more plazas or strip malls. Pickering has
become very congested and innovative development should be planned for the
gateway to Pickering.
5. Alex Artuchov, representing the applicant, advised that the watercourse is subject
to a number of agency approvals and that Picketing has asked for uses to be
intensified. He further stated that an attempt is 'being made to create an
interesting and varied streetscape along Kingston Road.
ATTACHMENT
CITY OF PICKERING
pLA~{N~HG AND '
July 31, 2002
Steve Gaunt, Planner II
Planning & Development Depadment
One the EsPlanade
The Regional Picketing, Ontario
Municlpall~
of Du~am L1V 6K7
Planning
DepaAment Dear Mr. Gaunt:
1615 DUNDAS ST. E:
4TH FLOOR, ~NGTOWER Re: Zoning ~endment ~plication ~0/00
WEST BUILDING Appli~nt: Picketing Holdings Inc. et al.
P.O. BOX 623
WHITBY, ON L1N 6A3 Lo~tion: - Lo~ 27 &.28, Range. 3 B.F.C.
(905) 728-7731 Municipally: Ci~ of Pi~edng
F~: (905) 436-66~2
~.reoion.du~am~on.ca
W'e have. reviewed this appli~fion and ~e following ~mments are Offered with
A.L.'Georgleff, MClP, RPP res pecttO ~mplian~ with the Du~am"RegiOnal Offidal Plan, the proposed
Commiss,oner of Planning method of se~icing and delegated provincial plan review, responsibilities.
~e purpose of the appli~tion is to expand the uses pe~i~ed on' the subje~
lands in order to add vehicle sales and rental uses ~ the eastedy poAion of the
subje~ site and to in,ease the range of other ~mmerdal uses on the entire
site. In'addition, the appli~ntis also proposing the enclosure of.the
water~urse that flows through the eastem poAion of the subject prope~.
The subject proPe~ is designated '"Special Study Area A? in the Durham.
Regional Official Plan. This ama presently containsa mi~um of residential,
retail, pemonal se~i~, and industrial uses. The policy of this Plan is to
maximize the araB'S highway exposure as a mainstmet and gateway to the
Region. ~velopment shall be intensified .in a manner that will not adversely
affe~ similar development withinthe Main Central Areas of Picketing. The
improVement of its visual impa~ from Highway 401 and. Highway2 shall be a
major'considemtion in the development of the ama. The proposed amendment
appears to be in ~nfo~i~ wi~ ~e Du~am Regional Official' Plan.
Municipal'Water Supply and Sanita~ Sewer Sewice
Municipal water supply and san~ta~ Sewer se~ices are available to. the subje~
pmpe~ from the existing 200 mm wate~ain and 200 mm sanita~'sewer on
Kingston Road.
Transpo~ation
The subject I~ds abut Kingston Road and the Highway 401 westbound romp
te~inal at Whites Road. A~ss ~nditions for the lands were addressed.
through the "Kingston Road - Whites Road Nodheast Quadrant TmnspoAatiOn
100% ~ost Consumer
ATTACHMENT f-~::~ TO
REPORT.#' PD .?'2 H '~'0 ~
22
Page 2
.Study" completed by TSH Associates in May, 2002. The Study indicated that '
the existing driveway to the Picketing Holdings Inc. landS and the Veridian
Corporation.lands may be restricted to right-in/right-out in the future through the
introduction'of a raised centre-median island. The timing of the median
construction would depend on development plans to the north side of Kingston
Road'and the need for restricted access from a traffic and safety perspectiVe..
The Study also recommended that'a ddveway connection between the MiChael
BOyer Enterprises lands and the Pickering Holdings Inc. and Veddian
CorPoration lands be established through future development.plans. This
would maintain full movement access for the Picketing Holdings Inc: and
Veddian.Corporation lands via a connection .to.the traffic signal at Delta
Boulevard in the event that the' existing enti'anceway is restricted to'right-
in/right-out.
The Region supports the City of Pickering's intention to secure a reciprocal
easement agreement a's a condition of aPproval for this applicat, ion to permit.the
ddveway connection to occur, as'it is the most. reasonable approach for
ensuring future access objectives are achieved. The applicant should' be
advised that the Region Will request the registration of an advisory of future
access restrictions on. title at the time of site plan 'application, The Region will
also confirm the need for.any road widenings and estimate the. cost of any
required road imprOvements at the site plan stage.
This applicatiOn has been screened in accordance, with the terms of the
prov!ncial plan review responsibilities. The Amberlea creek', traverses the
subject lands. This creek shoUld be sufficiently:protected from. an'y adverse
impacts 'of development on the subject site. These lands have also. been
identified as having a high archaeological potential.. An archaeological
assessment should be completed.. No further provincial interests appear to be
affected bYthis Proposal.
If you have' any questi~)ns or require additional information,, please call me:
Yours tCuly,
Ray. Davies, Planner
Current'Operations Branch
cc. . Greg Gummer, . Region of Durham Works Department
R:\training~'d~zofling~oicke~ ng~a40.00.d oc
71 onservatton . o ,wo
~~ TORONTO AND REGION
2 8 2001HAY 2 8 00!
ClTYOF PICKERING CITY OF PICKERING
P~NNING AND PICKERING, ONTARIO
May 22, 2001 -"'"""'
City of Pickering
Planning Department-
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
LlV 6K7
Attention: Catherine Rose
Dear Ms. Rose:
Re: Zoning By-law Amendment Application A40/00
Part of Lots 27 and 28, B F Range 3
South Side of Kingston Road, East of Whites Road
City of Picketing
(Pickering Holdings Inc. et al)
We acknowledge receipt of the above-noted application and offer the following comments.
A review shows plans to rezone the property in order to expand the works permitted on the
subject lands and to permit an increased range of other commercial works on'the entire site. A
small tributary of flows through the subject property. The applicant is also proposing the
enclOsure of the watercourse. Staff cannot support the rezoning by-law amendment as
proposed.
The Authority's Valley and Stream Corridor Management Program provides the protection and
enhancement of watercourses in their natural state. In accordance with the Ontario Regulation
158 a permit would be required prior to any alterations to the watercourse.
Stream corridors are formed by natural processes which continue to influence their landforms,
features and functions today. They are dynamic systems. These corridors convey, and provide
storage of, storm and melt waters. They are important areas for groundwater recharge and
discharge. They perform several.ecological functions which include nutrient and sediment
transport; provision of fish and wildlife habitat and migration routes; air quality improvement;
noise level attenuation; moderation of microclimates; and the maintenance of a genetic pool for
native flora and fauna. They are important biological and physical linkages which both contain
and link many of the provincially, regionally and locally designated significant natural areas.
Valley and stream Corridors are valued landscape units providing diversity and contributing to
environmental quality and the provision of open space.
5 Shoreham Drive, Downsview, Ontario M3N 1S4 (4!6) 661-6600 FAX 661-6898 www. trca.on.ca ~}~
ATTACHMENT
~-. 4 REPORT # PD
Ms. Catherine Rose - 2 - May 22, 2001
While we recognize that this particular watercourse has been altered upstream of Sheppard
Avenue, open portions continue to play a vital role in preserving the Frenchman's Bay
watershed.
In light of the above, we reiterate that we cannot support piping of the watercourse feature on
the subject lands. We would be pleased to discuss the benefits of relocation of the watercourse
in an open natural state.
If you have any questions, please contact the undersigned.
Yours truly,
Plans Analyst
Development Services Section
Ext. 5306
RW/ap
'ATTACHMENT # ~-~ .TO
REPORT # PD
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
MAY29,2001
To: Steve Gaunt
Planner II
From: Robert Starr
Supervisor, Development Control
Subject: Zoning By-law Amendment Application A 40/00
Pickering Holdings Inc., et al
Part of Lots 27 and 28, Range 3, B.F.C.
(Sohth side of Kingston Road, east of Whites Road)
City of Picketing ....
We have reviewed the above-noted application and provide the following comments:
1) A stormwater management report and supporting studies are required to determine
the possibility and / or feasibility of enclosing the stormwater channel. The results of
which will better determine the useable area of the proposed rezoning.
2) Sidewalk and boulevard improvements along Kingston Road should be completed to
the east limit of the rezoning application. Partial recovering is provided by
development charges.
3) The applicant will be required to provide e~sements to the City for all existing or
proposed stormwater management purposes.
4) Any proposed off-site works and / or works involving relocating or enclosing the
stormwater channel will need to be addressed in a development agreement with the
City.
Robert Starr
U/pr
m ~a tk-,tlat ~m m~tk~i~Comm rout A40-00.d~:
Copy: Development Approvals Co-ordinator
RECOMMENDATION OF THE
PLANNING COMMITTEE
DATE
MOVED BY
SECONDED BY
1. That Zoning By-law Amendment Application A 8/02, be APPROVED subject to
the conditions outlined in ^ppendix I to Report No. PD 40-02, to permit the
establishment of a second dwelling unit in the main dwelling unit, submitted by D.
& J. ldacKemcher, on lands being Part Block K, Plan 418 (Part 2, Plan 40R-
12933), City of Picketing.
2. That the Applicants' request to provide vehicular access to the site from Cowan
Circle be DENIED.
REPORT TO THE
PLANNING COMMITTEE 27
Report Number: PD 40-02
Date: August 23, 2002
From: Nell Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 8/02
D. & J. MacKeracher
501 Rosebank Road South (Part Block K; Plan 418)
(North-east corner of Rosebank Road and Cowan Circle)
Recommendation:
1. That Zoning By-law Amendment Application A 8/02, be APPROVED subject to
the conditions outlined in Appendix I to Report No. PD 40-02, to permit the
establishment of a second dwelling unit in the main dwelling unit, submitted by
D. & J. MacKeracher, on lands being Part Block K, Plan 418 (Part 2, Plan 40R-12933),
City of Pickering.
2. That the Applicants' request to provide vehicular access to the site from
Cowan Circle be DENIED.
Executive Summary:
The applicants' request a change to the zoning by-law to permit the establishment of a
second dwelling unit within their existing dwelling. The current zoning allows only one
dwelling unit. The property is located on the north-east corner of Rosebank Road and
the south part of Cowan Circle (see Location Map, Applicant's Submitted Plan,
Attachments #1 & #2).
It is recommended that the requested zoning amendment be approved, subject to
conditions. The new door proposed for the south side of the house for access to the
second unit is not a substantial change to the elevations of the existing dwelling. The
house will continue to appear as a single dwelling unit. The alterations will enhance the
south wall of the house, improving the streetscape on Cowan Circle. The applicants'
proposal to introduce an additional driveway off Cowan Circle to accommodate parking
for the second unit is not supported. The existing driveway provides adequate parking
for a second unit.
Financial Implications:
No direct costs to the City are anticipated as a result of the proposed development.
PD Report 40-02 Date: August 23, 2002
Subject: MacKeracher (A 8~02) Page 2
Background:
1.0 Comments Received
1.1 At June 19, 2002 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 and ~4)
From Residents Opposed:
- backyard parking pad detracts from area
- increased parking on street
- second units not in character
- precedent setting
1.2 Following Information Meeting
Residents In Support: Residents Opposed
- only affects 501 Rosebank Road - parking on street and on-site
- not precedent setting - safety of children
- accommodating elderly parents - increased densities
- (see Attachment #5 - form letter - inappropriate development
signed by 16 residents) - (see Attachments #6 to #8)
From Applicant (Response Addressinq Residents Concerns):
- proposal is in compliance with City's Official Plans
- increased density is still lower than what is permitted
- on-street parking to be dealt with by by-law enforcement
- character of neighbourhood will be retained
- (see Letter, Attachment #9)
From A.qencies:
The Durham District School Board - no objections
Durham Planning Department - conforms with Regional Plan
- no provincial interests
Canadian National Railway - requests noise analysis and warning
Properties Inc. clause in offer of purchase and sale
Veridian Corporation - no objections; applicant must obtain
approval of any proposed electrical work
PD Report 40-02 Date: August 23, 2002 .~. 9
Subject: MacKeracher (A 8~02) Page 3
From City Departments:
Municipal Property&Engineering - sufficient off-street parking to be
available; existing driveway permits
parking of 3 vehicles (see Attachments
#10& 11)
Fire Prevention - construction must meet Building and
Fire Codes
2.0 Discussion
2.1 Site-specific Zoning Application Won't Prejudice On-going City-Wide Zoning
Review of Two-Unit Houses
The City's official Plan encourages a broad diversity of housing by form, location,
size, tenure, and cost within the neighbourhoods and villages of the City, so that
the housing needs of existing and future residents can be met as they evolve
overtime.
Most zoning within the City of Pickering permits only one dwelling unit per lot. The
City is in the process of completing a review of the Official Plan and Zoning By-law
to establish criteria and standards for second units. Until such time as this review
is complete it is appropriate that individual zoning amendments for second dwelling
units be considered on their own merits. ^pproval of this application will not
prejudice the City's second unit review process.
2.2 Existing House will continue to Appear as a Single Dwelling
The existing zoning affecting the lands is 'R3', Detached Dwelling Residential Zone,
which permits one dwelling unit per lot. The introduction of a second dwelling unit
and associated building and site works within the existing dwelling and its impact
on the established streetscape must be reviewed to ensure that the existing
dwelling continues to appear as one dwelling.
The main dwelling will have two units, with no indication of the existence of the
second dwelling unit within the main dwelling. This second unit can be
accommodated within the building without detection from outside, and thereby
ensures that the visual impact and neighbourhood character within the
Rosebank Neighbourhood is maintained.
The Applicant desires to add an entrance to the south elevation, which fronts onto
Cowan Circle South.
PD Report 40-02 Date: August 23, 2002
3O
Subject: MacKeracher (A 8/02) Page 4
The Planning & Development Department requested that the applicant provide an
improved entrance feature for the flanking elevation, to create a positive visual
impact and streetscape presence. As a condition of recommending approval, a
conceptual flankage elevation drawing is required prior to forwarding the
implementing zoning by-law for Council's approval. The applicants are in
agreement with this condition. The visual impact of this zoning amendment
proposal will be minimal.
Canadian National Railway Properties Inc. noted that a noise report is required for
the rezoning. However, the dwelling has been in existence for quite some time,
and matters respecting noise attenuation were addressed during the original Plan
of Subdivision process. Consequently, no new conditions respecting noise
attenuation are necessary.
It is recommended that the application be approved, to permit the establishment of
a second dwelling unit within the main dwelling unit.
2.3 Existing 3-Car Garage and Driveway Provides Adequate Parking for Proposed
Additional Unit
The applicant proposes additional parking off Cowan Circle to accommodate the
proposed second unit. The applicant's reasons for the additional parking are as
follows:
· Could partially eliminate the overnight on-street parking;
· To eliminate on-street parking and overnight parking from Cowan Circle;
· Parking on Cowan Circle with children running across, makes for a
dangerous situation;
· With the basement apartment in place, 2 cars could easily be added to the
property, making a total of 7 parking spaces on-site. Currently, the
property can support 6 parking spaces, 3 of the 6 are inside of the garage,
but one space was specially built as a workshop, thus making only
5 spaces available;
· Additional parking will also help the occupants which are elderly, and not
able to walk long distances, and not able to negotiate stairs or significant
grades, would benefit from the parking area in the rear of the property.
The existing 3-car garage and driveway spaces available on the property provide
sufficient parking to accommodate the proposed second unit. Additional parking in
the rear yard from Cowan Circle on the site would attract attention to the home,
creating a greater visual impact affecting neighbourhood character and would
introduce a condition not common to single detached dwelling development.
PD Report 40-02 Date: August 23, 2002
Subject: MacKeracher (A 8~02) Page 5
The introduction of a second driveway contradicts the principle of ensuring that the
introduction of a second unit will not detract from the appearance of a one unit
dwelling. The introduction of a second unit must blend into the community. To
address residents concerns, and assist in maintaining the appearance of a one unit
dwelling it is recommended that the applicants' request for a vehicular access from
Cowan Circle to the site be refused.
The City must approve any requested curb cuts, consequently should Council
refuse access to the site from Cowan Circle, City staff will be advised to prohibit
any such request.
The issue of the provision of sufficient off-street parking has also been raised by the
City's Division Head, Municipal Property & Engineering. While Mr. Holborn concurs
with Planning staff that 5 6 vehicle parking spaces should be sufficient to
accommodate the off-street parking demands of two dwelling units, he notes that
any overflow of parking into the street should be addressed through Municipal
By-law Enforcement.
The applicant does not concur with the recommendation to prohibit access from
Cowan Circle, for reasons stated in the first paragraph of this section.
3.0 Applicant's Comments
The applicant concurs with the recommendations of this report with the exception of
prohibiting vehicle access from Cowan Circle.
· see Attachment Listing on next page
PD Report 40-02 Date: August 23, 2002
32
Subject: MacKeracher (A 8/02) Page 6
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Information Report
4. Minutes from Public Information Meeting
5. Form Letter in Support from:
Al Bonk - 503 Rosebank Road
Catherine Coughlan - 433 Toyenvale Road
Dan Coughlan -433 Toyenvale Road
Bill KoichOpolos - 601 Rosebank Road
Nicky Koichopolos - 601 Rosebank Road
Susan Lee - 1040 Moorelands Cres.
Tom Lee- 1040 Moorelands Cres.
Clack MacGregor- 551 Rougemount Drive
Emma MacKeracher-316 Dyson Road
Eric MacKeracher- 316 Dyson Road
Mr. & Mrs. MacKeracher- 501 Rosebank Road
Joan Merrem- 318 Dyson Road
Kalevi Pollari- 547 Dahlia Cres.
Pat Pollari- 547 Dahlia Cres.
Ryan Pollari- 547 Dahlia Cres.
Gail Schumacher- 501 Rosebank Road
6. Opposition letter from Werner Muhm - 506 Rosebank Road
7. Opposition letter from Robert and Norma Chitterden - 504 Rosebank Rd.
8. Opposition letter from James and Adele Chaikalis - 719 Cowan Circle
9.. Applicants Response to Residents Concerns
10. City of Pickering - Municipal Properties & Engineering (Comments)
11. City of Pickering - Municipal Properties & Engineering (Memo to file)
PD Report 40-02 Date: August 23, 2002
33
Subject: MacKeracher (A 8/02) Page 7
Prepared By: Approved / Endorsed By:
G-e,~ff ~o~nahowski Neil Carrol~~'PP
Planning Technician Director, Plann-'lrrg & Development
Prepared By:
Lyn~'~ T,a~lor, MCIP, RPP/
Manager, Development"Review
GXR:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consi,,~eration of
~Z/Pickering C~~_~
'Thomas J. ~)u'i~n,'Chief Administrative Officer
34
APPENDIX I TO'
REPORT NUMBER PD 40-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 8/02
1. That prior to forwarding an implementing zoning by-law to Council, the
applicants obtain conceptual approval of the proposed door entry to the dwelling
unit, on the flankage wall (Cowan Circle), from the Director,
Planning & Development.
2. That the implementing zoning by-law permit the establishment of a second
dwelling unit within the existing dwelling.
ATTACHMENT
REPORT t PD,
Al"WOOD
TOYNEVALE ROAD
I ~
LAYTON
CRESCENT
MAITLAND DR.
DR~
LAKE ONTARIO
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF BLOCK K, PLAN 418; PART 2, 40R-12933
OWNER DONALD MACKERACHER ~ DATE MAY 2, 2002 I DRAWN BY RC ~
APPLICATION No. A 08/02 SCALE 1:7500 CHECKED BY GR
FOR DEPARTMENT USE ONLY PN-1 -PA-
ATTACHMENT ~ ~ TO
3 6 INfOrMATION COMPILED FROM APPLICANT'S SUBMITTED P~N
~ ~ A 08/02
D. MACKE~CHER
DRIVEWAY 3 CAR
GARAGE
<:[ · 3ENERA, L LOCATION OF
03 PROPOSED ADDITIONAL
LI.J i PARKING AREA
-o
n." PR OSED
COWA N CIRCLE
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING & DEVELOPMENT DEPARTMENT,
INFORMATION & SUPPORT SERVICES,
AUGUST 23, 2002.
ATTACHMENT d',,,
REPORT d' PD
INFORMATION REPORT NO. 1%02
FOR PUBLIC INFORMATION MEETING OF
June 19, 2002
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 008/02
D. & R. MacKeracher
Plan 418 Part Block K
(Part 2, Plan 40R 12933)
501 Rosebank Road South
City of Pickering
1.0 _PROPERTY LOCATION AND DESCRIPTION
- the subject property is located on the northeast comer of Rosebank Road and Cowan
Circle (southern extension) and is approximately 920 square metres in size with a lot
frontage of 21 metres (see location map -Attachment # 1 );
the subject property currently supports a detached dwelling.
- the surrounding land uses are residential to the north, south, east, and west.
2.0 APPLICANT'S PROPOSAL
- the applicant proposes to amend the existing zoning on the subject lands to permit the
establishment of a second dwelling unit in the basement of the main dwelling unit
(see Applicant's Submitted Plan - Attachment fi2).
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
the Durham Regional Official Plan identifies the subject Iands as being designated
"Living Area", where lands are to be used predominately for housing purposes;
the applicant's proposal appears to COmply with this designation.
3.2 Picketing Official plan
the subject property is designated Urban Residential ~4rea - Low Den, ity Area within
the Rosebank Neighbourhood;
Section 11.3 (a) of the Official Plan, Rosebank Neighbourhood, states that City
Council shall; in established residential areas along Bella Vista Drive, Dyson Road,
Pine Ridge Road, Rodd Avenue, Rosebank Road, Rougemount Drive, Toyenvale
Road and Woodgrange AvenUe, encourage and where possible require new
development to be compahable with the character of existing development;
this designation permits residential development up to and including 30 units per net
hectare for development within an Urban Residential ,4rea - Low Den, ity 'drea, the
proposed development would provide a net density of 10.86 units per net hectare;
- Schedule II of the Pickering Official Plan - Tran,vportation Sy, ter,~ designates
Rosebank Road as'a Collector Road and Cowan'Circle as a Local Road;
the applicant's proposal appears to conform to the applicable Official Plan policies.
Information Report No. 17-02 ATTACHUk'NT # ~ TO
3 8 2
3.3
- the subject property is currently zoned "R3" - Detached Dwelling Residential Zone
by By-law 2511;
this zone permits the establishment of one detached dwelling unit on a lot with a
minimum lot frontage of 18 metres and a minimum lot area of 550 metres square;
an amendment to the zoning by-law is required to permit the establishment of a
second dwelling unit in the basement of the existing main dwelling unit.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comment_,
- no written resident comments have been received to date;
4.2 ~
no agency comments have been received to date;
4.3 Staff Commeot,
- in reviewing the application to-date, the following matters have been identified by
staff for further review and consideration:
· the compatibility of the proposed development with the existing built form;
· examination of the existing parking situation on-site and grading, to determine its
suitability in serving the proposed second dwelling unit.
- this Department will conclude its position on the application after it has received and
assessed comments from the circulated departments, agencies and the public.
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 Recommendation Report
prepared by the Planning & Development Department for a subsequent meeting of
Council or a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must provide
comments to the City .before Council adopts any by-law for this proposal;
if you wish to be notified of Council's decision regarding this proposal, you must
request such in writing to the City Clerk.
6.0 OTHER INFO~TION
6.1
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
- copies of the AppLicant's submitted plan are available for viewing at the Offices of the
City of Picketing Planning & Development Department; ~
Information Report No. 17-02 ATTACHMENT #_ _'~ TO
REPORT # PD z"/'o-' 0 ,~ Page 3 3 9
Lynda D. Taylor'~'qt~p?
PlUming Technician Manager, Development Review
GXR/td
Attachments
Copy: Director, Planning & Development
ATTACHMENT # ~ TO
REPORT # PD. ,~-,-~0- 0 .~
APPENDIX I TO
INFORMATION REPORT NO. 17-02
COMMENTING RESIDENTS AND LANDOWNERR
(1) none received to date;
COMMENTING AGENCI~,q
(1) none received to date;
COMMENTING CITY DEPARTMENTS
(1) Planning & DeveloPment Department;
ATTACHMENT//, ~z~0 TO
REPORT # PD - o ~ Excerpts from the
Statutory Public Information Meeting Minutes
Pursuant to the Planning Act
Wednesday, June 19, 2002
7:00 P.M.
The Manager, DevelOpment Review, provided an overview of thc requirements of the Planning Act and
the Ontario Municipal Board respecting this meeting and matters under consideration there at.
Or) ZONING BY-LAW AMENDMENT APPLICATION A 08/02
D. & J. MACKERACHER
PLAN 418, PART BLOCK K
(PART 2, PLAN 40R-12933)
501 ROSEBANK ROAD SOUTH
1. GeoffRomanowski, Planning Technician, provided an explanation of the application, as outlined
in Information Report #17-02.
2. Don MacKeracher, applicant, advised that he wishes to build a basement apartm~at-for his in-
laws to reside in. ,~
-- 3. James Chaikaws, 719 Cowan Circle, stated his concern with the second uni~ due to thc increase
in parking. He understands that a parking pad will be built in the back yard of the property but
he enjoys the grecnspace between the two homes and does not wish to see this happen. He is
also concerned with a precedent being set if this application is allowed.
4. Pat KellY, 713 Cowan Circle, stated her eoneem for the safety of the children and the potential
for increased parking on the street which is already a problem.
5. Dave Breckan, 711 Cowan Circle, stated his concern with the prospect of this home being sold in
the future, being rented out and absentee landlords who aren't concerned with the condition 6f
the property. He also advised that he does not want a precedent set for the undeveloped land.
6. Bill Trapper, 491 Rosebank Road, questioned if this would lead to precedent setting for
basement apartments.
7. Don MacKeracher, appli.eant, advised that access to his property is off Rosebank Road and that
he is considering adding a parking pad in his back ~
8. Nadene Trapper, 491 Rosebank Road, stated her concern with parking in the back yard and the
potential for neighbours to make the same request. She questioned if this home could become a
duplex if the MacKerachers moved.
9. Leon Sowa, 487 Rosebank Road, stated that if this application is approved there is a possibility
of double population, increase in taxes, traffic, law enforcement officers, landlord and tenant
disputes, noise, larger SChoolS and crime.
42 RECEIVED
ATTACHMENT#_ 5 _m0
REPORT#PO /_~z~_O~ JUN ~ 5 200~
CITY OF PICKERING
PLANNING & DEVELOPMENT
OEPARTMENT
Pickedng, Ontario
Planning and Development Department,
City of Picketing,
Picketing Civic Comples
One the Esplanade,
Picketing, Ontario,
LIV 6K7
Attn: Geoff Romanowski,
Planning Technician.'
Dear Sir,
Please be advised that I am in support of Mr. and Mrs. Don and'Janet
-" MaCKeracher's application for an amendment to Zoning By-Law 25111 to allow
the construction of'a basement apartment in their home. This application will
only aff~:t the property at 501 Rosebank Road and is not precedent setting.
The application conforms to the Official Plan for the Rosebank neighbourhood
and was requested so that Don and Janet could provide accommodation for
Janet's Mother and Father who are elderly and not in good health.
Yours Truly, .~.
Identical letters received from the following homeowners:
Al Bonk- 503 Rosebank Road Emma MacKeracher-316 Dyson Road
-Catherine Coughlan -433 Toyenvale Road Eric MacKeracher- 316 Dyson Road
Dan Coughlan - 433 Toyenvale Road Mr. & Mrs. MacKeracher- 501 Rosebank Road
Bill Koichopolos- 601 Rosebank Road Joan Merrem- 318 Dyson Road
Nicky Koichopolos - 601 Rosebank Road Kalevi Po,ad - 547 Dahlia Cres
Susan Lee - 1040 Moorelands Cres. Pat Pollad - 547 Dahlia Cres.
Tom Lee - 1040 Moorelands Cms. Ryan Pollad - 547 Dahlia Cres.
Clack MacGregor- 551 Rougemount Drive Gall Schumacher- 501 Rosebank Road
ATTACHMENT # ~ TO
JUN 2 0
June 18, 2002 CITY OF PICKERING
City of Picke~g Planing & Development Dep~ent ~ ~ C
Picke~g Civic Complex
1 ~e Espl~ade J U ~ ~ '~ 2002
Picke~g, ON CITY OF
Mr. Wemer Muhm
506 Rosebank Road South
Picketing, ON
L1W 2N5
To Whom It May Concern:
Re: Zoning By-law Amendment Application A 008/02
501 Rosebank Road South, Picketing, ON
I have received the notice for the above mentioned application and would like to object to
the proposal for the following reasons:
· Rosebank Road South is already faced with the problem of parked cars on the
street to the point that it is impossible for two cars to pass at once. It appears that
501 Rosebank Road South does not have adequate driveway space to
accommodate another car. I am concerned that if a second dwelling is permitted
this will add to the congestion already on the street.
· The houses on Rosebank Road South have remained one dwelling units for some
time and I would like to see it kept that way.
I hope that my comments will help in your final decision.
A~ACHUE.T ~-7 ?0 719 Cowan Circle RECEIVED
~ CITY OF PICKERING
REPORT # PD_ z~ _ 0 ~
- Picketing, Ontario. JUN 2 7 2002
LiW 3K6 Ci. ERK'S DIVISION
JUN 2 7 ZOOZ ,,
RECEIVED
CITY OF PICKERING
Dear Sir, PICKERING, Oll~r'ARlO
,JUN 2 8 2002
CITY
Re. Zo~Ir~ Bv-/..aw ,Amerm~ A~/~ A 008/02
I understand that Mr. MacKefacherwan~to provide accomnxxte~ for his parents due to their
advanced years. This, in itself, is highly commendable. Too many people are content to dump their
parents in a senior's home and ignore them.
However, I see no need for the proposed aiteaOons in order to accomplish this. If allowed, this will
have the etfect c~ increasing density ralios in this aree~ It will set a precedent the outcome of which can
not be measured. For exarnple, it is obvious that at sorne point in the future, this hornewill be sold. If
apmlrnent wi~ income potenlial" What is ce~ain is that this would encourage sirrr~w~, pe~mps
for the sole purpose of rental unitsto an asyet unknown number ~ residences. This would havea
· Page 2 ATTACHMENT # '7 TO June 23, 2002
REPORT # PD z/zO' 0 ~.
people. I cerlainly do not wish to seea driveway as dose to my own as is proposed. I have four
children, two ofwhom are under two years of age. The added danger to my family is, I believe, obvious.
This together with the possibility of my home losing value due to having a futura duple0dmrfel unit next
We bought our han~ in ~~~ lOyeamago. Our decision to locate here~s
largely molival~ by the ;ac;. that ~ betieved v~ were moving to a quiet, peaceful area ax] were
c.c.W. Arthurs, Mayor
M. Brenner, regional councillor.
4 6 --,-.--,~.-- ATTACHMENT,9_ ~ TO
,jUN ~ 7 2002 504 Roseb~ Rd. ScumR E C E ] V E D
Picke~g, Onto CITY OF PICKERING
CiTY OF PIC~,~ING L1W 2N5
J~e 26, 2002
~. B~or CLERK'S DIVISION
~W of Piekofing
1 Tbe Espl~e
Pi~ke~, ON L1V 6K7
Dear Sir: Zoning By-Law Amendment Application A 008/02
D. & R. MacKeracher - Plan 418 Part Black K
RP 40R12933 Part 2 (501 Rosebank Rd. South)
We wish to advise that we strongly object to the proposed amendment of existing zoning
with regard to the above property.
We have lived in this area for 25 years. Before having our home built, we researched the
future proposals for this area and a deciding factor of our moving here, was that it was
zoned as "Single Family Dwellings". We certainly pay enough property taxes to support
a single family-housing environment.
The Picketing Official Plan may identify the subject lands as being located with an
"Urban Residential Area - Low Density Area" within the Rosebank Neighbourhood and
it is for this very reason that families are attracted to the area. This is why just a few
years ago, the residents of this area negotiated with the building contractor of the
subdivision off Oakwood Dr. to forego a play park in order to keep lot sizes bigger. Is
this also not an indication that the mtepayers of this area want to keep spacious living?
In the past 25 years there has been a tremendous increase in traffic on Rosebank Rd. S.
and it is no longer a quiet street. As you state in your letter of May 28, 2002, it is
designated as a Collector Road - does this not indicate even higher volume of traffic in
the future? We do not need the traffic and parking problems associated with multiple
family dwellings. This particular area of the street has become much noisier with the
installation of a 3-way stop sign. Many visitors park on both sides of the road (just over
the crest of the hill) and within 10 metres of the stop sign, creating difficulties with
getting in and out of our driveway.
If the zoning by-law is amended to allow second dwelling units in basements, then this
area will soon lose its uniqueness of being a 'self-contained' community and become
overcrowded. What would be the next step after that? Townhouses? If this re-zoning is
allowed to proceed that surely would be the next step because once re-zoning applies to
one area, you can be sure it will only escalate from there.
REPORT
We were unable to attend the meeting on June 19m, 2002 and would appreciate being
informed of the outcome of this and subsequem meetings regarding the passing of any
zoning by-law amendment in this regard.
Yo~s truly, ~7 ~ , ~,'" ~;'
Robert and Norma Chittenden
ATTACHMENT#_ <~ _TO
48 RECEIVED
AU~ 0 2 2OO2
Don & Janet MacKeracher,
CITY OF PICKERING 501 Ro~bank Road,
P~NNING & DEVELOPMENT
DEPARTMENT Picketing, On, do
LIW 2N6.
August 2, 2002.
Planning and Development Department,
City of Picketing,
Picketing Civic Complex,
One The Esplanade,
Pickering, Ontado, ,~. ~
LIV 6K7. '"
Attn: Geoff Romanowski,
Planning Technician.
Dear Mr. Romanowski,
My wife and I are submitting these additional comments relating to our Zoning
Amendment Application number A08/02 and the discussions which took place at
the recent meeting with yourself, Mr. Randy Taylor and Mr. Don Schumacher and
I on Thursday, July 25, 2002. At that meeting we were informed that the
Picketing Planning Department would support our application with two conditions
as follows: . 1) that the new entry way be designed to be more stylish to match
the general style in common use in the neighbourhood and 2) that Planning
would recommend that no additional parking beyond the existing spaces be
permitted.
Thank you and your colleagues in Planning for supporting the zoning revision we
have requested.
We are in agreement with the first condition and will work with our architects and
contractors to come up with an entryway design which meets with your approval.
Drawings will be submitted for your approval once the detail designs commence.
We have great difficulty with the second condition that no additional parking will
be permitted. Because the existing zoning bylaw defines the requirements for
rear yard parking very clearly and because we are able to meet those conditions,
we did not feel that any changes to the bylaw in this regard would be required
and we did not address the issue in our original application. In order to clarify the
situation, we would make the following observations:
1. We understand that the street parking in Pickering is limited to a 3 hour
maximum. This is partially to eliminate ovemight street parking.
2. Parking along Cowan Circle contravenes the 3 hour limit as well as the
intent of no overnight parking.
Page 1 of 3
ATTACHMENT # c), TO
REPORT # PD z/~>.O ~
3. There are many small children who play in the roadway and frequently
run across it among the residents of Cowan Circle. The parked
vehicles make this a very dangerous situation and although there have
been no accidents to date, we have great concern that the parking
situation will soon result in a tragedy. We feel that it would be in the
best interest of the community to eliminate any additional requirements
for street parking resulting from our proposed basement apartment.
4. Our home currently is a 5 bedroom, 3100 square foot house. With the
basement apartment, we would be adding what we expect would be 2
additional bedrooms to make the house a 7 bedroom, about 4300 to
4400 square foot living area residence. We already have 3 cars and
we have two teenagers who are currently in the process of obtaining
their ddving licenses. Once they are ddving, we will likely add two cars
to the total. The basement apartment could easily add an additional 2
cars bdnging the house total to 7 vehicles without considering any
specialized units such as mobile homes or RV's or boats etc. We
currently have 6 parking spots. Three of the 6 are inside our garage
but one of these was specially built as a workshop and is equipped
with electrical distribution panels, insulation etc to make it a useable
workshop. If we leave out the workshop, we are limited to 5 existing
parking spots. This would leave a potential of 2 vehicles without on
site parking. These vehicles would be forced to street park.
5. In the event that we receive any visitors, there would be no on site
parking for them and they would be forced to street part.
6. The tenants for the proposed apartment are elderly and not able to
walk great distances or negotiate stairs. By eliminating any additional
parking spots, they would be forced to walk down a significant grade
and over a distance of about 100 feet to access their entrance. This is
not an ideal situation for seniors canying in groceries etc. and poses
the dsk of injury in winter conditions.
7. We feel that the resident objection raised at the information meeting
was a frivolous and desperate attempt to stop the project.
In summary then, we would draw your attention to the following:
i) It is very important that the proposed basement apartment not contribute to
the street parking problem.
ii) The proposed tenants are elderly and not able to walk long distances.
Winter conditions combined with the grade present would present a
potential for injury to them.
iii)The current Zoning bylaw'permits rear yard parking.
We feel that unless additional parking is included in the project, there will be
much future dissension among the residents affected by increased street parking
along Cowan Circle and Rosebank Road. We request that the condition relating
to pa~Jng be reviewed and that Planning either allow the existing parking
Page 2 of 3
'ATTACHMENT#_ '~ TO
conditions in the current zoning bylaw to stand or recommend the addition of a
minimum of two parking spaces to our property to support the basement
apartment.
Thank you for your kind attention,
Don and Janet MacKeracher.
Cc: Maurice Brenner, Ward I Regional Councillor, City of Pickering
Dave Ryan, Ward I City Councillor, City of Pickering.
A. R. (Randy) Taylor, Agent for the applicants.
Don Schumacher, Proposed Tennant.
Page 3 of 3
ATTACHMENT#.,, /0 'TO 5 11.
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
RECEIVED
July 9, 2002
JUL 2 2 2002
Toi Geoff Romanowski CITY OF PICKERING
Planning Technician .~.N~.e A.D
DEVELOPMENT DEPARTMENT
From: Richard Holbom, P.' Eng.
Division. Head, Municipal Property & Engineering
Subject: Zoning By-law Amendment Application A008/02
D. & R. MacKeracher
Plan 418 Part Block K
RP 40R 12933 Part 2
(501 Rosebank Road South)
City of pickering
The Municipal Property & Engineering Division is in receipt of the above noted
application.
I provide the following comments.
Although the existihg driveway will permit parking for three vehicles, on-street
parking may result from this application. Provision should be made to ensure
that sufficient off-street parking is available.
c~,/~d' Holbo
Ri ~',/P. Eng.
RH:ds
Copy: Director, Operations & Emergency Services
IAS1TEPLA_N~00B-02.docJul-02
Note: see Attachment #i 1 for updated comment.
ATTACHMENT# II TO
REPOR'I' # PD ~¢' ~) ,2
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM TO FILE
Date: August 2, 2002
File # / Re: A 08~02
- I asked Richard Holborn if he would be able to offer some possible solutions
for off-street parking for the property at 501 Rosebank Road South
currently the property can support three cars in the driveway and three cars in
the garage
- staff believes that there is sufficient parking already existing on the site, and
that by adding more spaces, it would attract more attention than necessary to
the home, which is what we don't want to happen when supporting a second
unit
the main reason is that the P & D Department wants to maintain a single
dwelling appearance of the home, not a multi-dwelling appearance
- Richard replied that the parking sounds like enough, and it would be through
by-law enforcement to make sure they are not overflowing onto the street and
causing traffic problems, or breaking the three hour rule
- if this occurs it will be evident through complaints
Geoff Romanowski
Gr~Itanowski/Attach 11 rholbo~n.doc
RECOMMENDATION OF THE
PLANNING COMMITTEE
DATE
MOVED BY
SECONDED BY
1. That Zoning By-law Amendment Application A 04/02, be APPROVED subject to
conditions outlined in Appendix I to Report No. PD 41-02, to recognize the
existing automobile recycling operation, submitted by John Taylor Truck Sales
Inc., at 3356 Balsam Road, being the South Part of Lot 5, Concession 5, City of
Pickering.
REPORT TO THE
PLANNING COMMITTEE
Report Number: PD 41-02
Date: August 22, 2002
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 04/02
John Taylor Truck Sales Inc.
3356 Balsam Road
South Part of Lot 5, Concession 5
Recommendation:
1. That Zoning By-law Amendment Application A 04/02, be APPROVED subject to
conditions outlined in Appendix I to Report No. PD 41-02, to recognize the
existing automobile recycling operation, submitted by John Taylor Truck Sales Inc., at
3356 Balsam Road, being the south part of lot 5, concession 5, City of Pickering.
Executive Summary:
The applicant requests a change to the zoning by-law to recognize the existing legal
non-conforming automobile recycling operation. The existing use is considered a legal
non-conforming use in that it predates the by-law. Over the years, the owner has made
applications to the Committee of Adjustment and received approval to permit the
expansion of the existing use. The owner now wishes to rezone the property in order to
formally recognize the existing use and obtain zoning property rights. (See Location
Map, Applicant's Submitted Plan, Attachments #1 & #2).
The application is recommended for approval to recognize a long-standing use. If the
application is approved, the owner will proceed with improvements to the property as
outlined in the existing site plan agreement. An amendment to the site plan agreement
will be required to address certain proposed changes to the site.
Financial Implications:
No direct costs to the City are anticipated as a result of the proposed development.
Report to Council PD 41-02 Date: August 22, 2002
Subject: John Taylor Truck Sales Inc. (A 4/02) Page 2 5 5
Background:
1.0 Comments Received
1.1 May 16, 2002 Information Meeting
At the Information Meeting five (5) residents spoke in opposition to the application
(see text of Information Report and Meeting Minutes, Attachments #3 and #4)
Residents Opposed
- poor property management
- delivery of vehicles at night, after business is closed
- outdoor storage that is visible from the street
-increased traffic
1.2 Resident Correspondence
One correspondence received in opposition to the application, concerns expressed:
- environmental impacts on water quality due to the storage of old vehicles
- poor property management
- visible outdoor storage
land use not compatible with residential land use proposed for nearby lands
(Fourteen Estates/Barclay Estates Ltd.)
- (see Attachment 5)
1.3 Agencies
Durham Planning Department - complies with Regional Plan policies
- site in proximity to tributary of Carruthers
Creek and former Lake Iroquois shoreline
and an adequate buffer should be
provided
Toronto and Region Conservation Aulh~- no objections
Durham District School Board - no objections
Veridian Corporation no objections
Report to Council PD 41-02 Date: August 22, 2002
Subject: John Taylor Truck Sales Inc. (A 4/02) Page 3
1.4 City Departments
Municipal Property& Engineering - information should be provided on the
storage of any hazardous material
- the abutting road is not conductive to the
operation of proposed use; a cash-in lieu
contribution to upgrade the road to a hard
surface facility is required
Following receipt of comments from Municipal Property & Engineering staff
discussed the comment regarding the cash-in lieu contribution to upgrade the
road. The request was for a contribution of $500 per metre of frontage. The
subject property has a frontage of 125 metres. Therefore, the required contribution
would be $62,500. However, given that the purpose of the subject application is
to recognize a long-standing existing use, as opposed to new development, it
was determined that a contribution for road improvements would not be required
as a condition of approval.
2.0 Discussion
2,1 Status of Existing Legal Non-Conforming Use
The existing use is permitted on the subject property as it is a legal
non-conforming use. This use may remain on the subject site, without the
subject application, provided the auto recycling use continues to operate out of
the existing building.
The owner has, in the past, made applications to the Committee of Adjustment to
permit the expansion of the existing use, the last application being in 1999 (file
P/CA 78/99). The Committee of Adjustment could only permit the expansion of
the existing building and not the replacement, as the existing building must
remain in order to maintain legal non-conforming status. The owner, as a
condition of the Committee of Adjustment approval, entered into a site plan
agreement with the City and has constructed the new expansion with the
exception of the required "breezeway" connection between the old and the new
building and certain site improvements, including fencing and landscaping. The
owner has advised that the old building is no longer functional and wishes to
demolish it. In demolishing the old building, the "breezeway" connection between
the buildings would not be necessary. However, removal of the old building
would not be in keeping with the Committee of Adjustment approval or the site
plan agreement, and would eliminate the legal non-conforming status of the
property. The owner wishes to conclude the building construction requirements
and then finish the site improvements as per the site plan agreement.
Report to Council PD 41-02 Date: August 22, 2002
Subject: John Taylor Truck Sales Inc. (A 4~02) Page 4
2.2 Compatibility with Surrounding Land Uses
When considering land use compatibility, the usual consideration is whether a
new use that is being introduced into an area is compatible with the existing
uses. In the case of the subject application, the use proposed by the application
has been in operation for a long time. There is no new use being introduced.
The purpose of the application is to recognize the existing situation.
Any impacts on the surrounding area may be mitigated through certain site
improvements, through a site plan agreement.
2.3 Site Plan Requirements
The property is subject to an existing site plan agreement that requires certain
improvements to the property, such as the erection of a fence and the
establishment of a landscape area at the front of the property. Not all of the site
improvements have been completed to date. If approved, an amending site plan
agreement will be a requirement to reflect the elimination of the existing building
and the incorporation of additional site improvements.
As a condition of approval, it is recommended that the owner be required to erect
a 1.8 metre high wood privacy fence along the northern property line, starting
from the front of the new building and extending approximately 115 metres in
length. This fence will also be required to provide a 'tie back' to the new building.
On the south side of the recommended fence there is a proposed landscape
buffer zone that will be required to be planted with high branching coniferous
trees. The required additional planting of coniferous trees is in addition to the
required planting that is to be completed as per the existing site plan agreement.
The proposed privacy fence and the additional planting has been introduced to
help screen the auto recycling operation from the abutting residential use (See
Attachment #2 for location of proposed fence and trees).
It is further recommended that the landscape area at the front of the building be
appropriately established in such a fashion that it will not be used for vehicle
drop-off. The area where the original building sits should be appropriately
landscaped when the building is demolished.
If the property owner intends to receive vehicles in non-traditional business hours
the owner will be required to establish an appropriate drop-off location on the
property that is located and/or screened from public view. The existing practice
of having vehicles dropped off in front of the building after business hours is not
considered appropriate. The front of the building will be developed with a formal
parking lot and landscaped area. This area should not be used for vehicle
drop-off. Therefore, to address the concern, a specific area must be identified as
an after-hour drop-off area that is appropriately designed and screened from
public view. This drop-off area will not be permitted in the front yard of the
property. This will be a requirement of the amending site plan agreement.
Report to Council PD 41-02 Date: August 22, 2002
Subject: John Taylor Truck Sales Inc. (A 4/02) Page 5
2.4 Appropriateness of the Application
Given that the proposed use has been in existence on the subject site for a
considerable amount of time and the applicant is modernizing the facility to
become more environmentally sensitive and efficient, it is recommended that the
application be approved and appropriate zoning standards be incorporated into
the zoning by-law. It is recognized that the property owner can continue to
operate the existing business on the property even if the application is refused as
the use is legal non-conforming. However, by approving the application the City
may require certain site improvements that will enhance the property and reduce
the land use impacts. If approved, it is recommended that the zoning by-law
restrict the area that can be used for the automobile recycling operation.
The auto recycling operation will be prohibited in the western portion of the site
that is currently vegetated. When the operation was before the Committee of
adjustment, staff supported the development of the site as the new building was
intended to substantially reduce the amount of outdoor storage on the property.
With implementation of all outstanding site improvements from the original site
plan agreement plus the additional requirements being suggested in this report,
the operation should function in a more sensitive manner to both it's setting and
it's neighbours.
2.5 Proposed Zoning
It is recommended that a portion of the subject property be rezoned to permit the
auto recycling use and the remaining portion be rezoned to an open space zone.
It is recommended that the amending zoning by-law incorporate an "(H)" holding
provision that requires the owner to enter into an amending site plan agreement
with the City and construct the recommended wood privacy fence along the north
property line prior to the removal of the holding provision.
3.0 Applicant's Comments
The applicant is aware of the recommendations of the report.
Report to Council PD 41-02 Date: August 22, 2002 5 9
Subject: John Taylor Truck Sales Inc. (A 4/02) Page 6
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Information Report
4. Minutes from Public Information Meeting
5. Rachel and John Murphy, 3080 concession Rd. 5, R.R. 1 Pickering
6. Region of Durham Planning Department
7. Toronto and Region Conservation Authority
8. Durham District School Board
9. Veridian Corporation
10. City of Pickering - Municipal Properties & Engineering
Prepared By: Approved / Endorsed By:
Ross Pym, MCIP, Neil Carro~,~,J~P~
Principal Planner- Development Review Director, Pla inr~.j.Qg~ Development
Lynda-D./T'aylor, MCIP/PP
Manager, Development Review
RP:td
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pic ering CityCo c' ~// ~___~,
~ Thomas J. ouinn, ~i~ef A'[ministrative Officer
APPENDIX I TO
REPORT NUMBER PD 41-02
RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW
AMENDMENT APPLICATION A 04/02
(a) That the implementing zoning by-law:
(i) amend Zoning By-law 3037 by amending the zoning on the subject
property to permit the establishment of an auto recycling operation.
(ii) include appropriate performance standards that recognize the
proposed buildings.
(iii) include an "(H)" holding provision and that the requirement to remove
the. "(H)" holding symbol be:
1. the owner construct 1.8 metre high wood privacy fencing along a
portion of the norlhem property line 1~ the salJsfaca3n of lhe Director,
Planning & Development; and,
2. the owner enter into an amending site plan agreement with the
City that reflects the required changes to the site design including
but not limited to, removal of original building and breezeway
connection, required privacy fence along portion of northern
property line, appropriate landscaping in the front yard and the
creation of an appropriate intemal vehicle drop-off area that is
screened from public view.
REPORT ~ PD
CON. RD. HIGHWAY
/
/
/
/
PERTY
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 5, CONCESSION 5
APPMCANT JOHN TAYLOR TRUCK SALES INC. DATE APR. 11, 2002 DRAWN BY Re
APPMCATION No. A 04/02 SCALE 1:10000 CHECKEDBY RP
FOR DEPARTMENT USE ONLY PN-RURAL PA-
ATTACUUE,'r,~ ,4. ,,,'ro
REPORT I¢ PD /-'J I - 0,2.
sJ.g'l N3]~IMJ.38 ~ONVMO'I]V CIVO~
avo~l INVS'lV~)
,,, ,
· ' ' ATTACHMENT TO
REPORT # RD
INFORMATION REPORT NO. 14-O2
FOR PUBLIC INFORMATION MEETING OF
May 16, 2002
· IN ACCORDANCE WITH THE PUBLIC MEETING REQIHREMENTS
OF THE PLANNING ACT, ILS.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 04/02
John Taylor Truck Sales'Inc.
3356 Balsam Road
South Part of Lot'5, Concession 5
.City of Pickering
1.0 PROPERTY LOCATION ANDDESCRIPTION
the subject, lands are located on the west side of Sideline No. 4 (Bktsam Road),
between Highway #7 and thc Fifth Concession Road;
_ a property location map is prodded for reference (see Attachment #1);
-- - thc subject pwperty is "L" shaped, having an approximate area of 14.8 hectares;
- thc subject prop~'~y currently supports an automobile recycling .operation on the.
south half, carrying on business as #7 Auto Recyclers;
- the north half of thc property is heavily vegetated;
- the automobile recycling operation involves thc storage of the dilapidated vehicles,
which are later di.,n~enfled, and parts stored and sold;
surrounding land uses on all sides are agricultural properties supporting detached
dwellings.
2.0 APPLICANT'S PROPOSAL
· the intent of the application is to reco~i~ the existing use on the subject property;
· the existing.use is considered a legal non-conforming usc in that the use predates the
by-law and is considered a legal use, even though the by-law does not recoEniT, e thc
existing use;
-as au existing legal non-~onformlng uae the zoning proviaiona ar~ not applicable to
edditiovu and expansions of the prop~y;,
-' as such the owa~ Iaaa made appliea~tiona to the Conwnitt~ 0fAdjustment (C orA) to
permit the uncpausion of the e~xisting use, last application was in 1999 (fi!e P/CA
78/99);
- the C of A could only permit the expmsion of the axisting building and not the
re:placement, as the e~isQng building must remain in ord~ to maintain the legal non-
conforming ~tus;
the owner, as a ~ndition of th.e C of A approval, entered into a'site plan agreement
with the City and has eonstruet~ the new add~on with the ~xeeption of the
"breezeway" connection between the old and the new bm]ding and certain site
improvements;
the owner has advised that the old building is no longer functional and wi~.. es to
demolish the old building and not build the '%re~zeway" connection between the
buildings;
however, the removal of the old building would not be ia keeping with the C of A
approval, the site plan agre~-ment and would eliminate the legal non-conforming
status of the property;
the owner wiahes to ~mplete the building eoustruetion r~quirements.md then finish
the site improvements as per the. site plan agreement;
the applicant's ~ubmitted plan is provided for refe~n~ (see Atta~hnaent #2).
Inform~on P~port No 1402 REPORT ~ .PD F~ 1 -dj2. Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the subject lands as Major Open
Space;
- the predominant use of land in this designation shall .be conservation, recreation,
reforestation, agriculture and farm related use. s;
- notwithstanding the predominant pea-mitred, uses, the Durham Regional Official Plan
'permits the City of Picketing to zone to p~uAt ti~ continuation, expansion or
ealargement of legally existing uses, or the variation to similar uses provided that
a) have no advc'rse effect on the present use of the surrounding lands or the
implementation of the provisions of the Durham Regional Official Plan;
b) have regard for the agriculttwal Code of Practice as amended from time to time,
if applicable;
c) are accessible by a public mad which is maintained by the .approPriate
authority as open to traffic on a year-round basis and is of a standard
construction adzquat~ to provide for the additional traffic geaerat~ by the
propo~xl use; and,
d) are subject to any conditions that may be. contained in Picketing Official Plan.
3.2 Pickering Official Plan
- the Picketing Official Plan .designates the subject lands as Open Space gy~ter,~ -
Natural Area;
- uses perv~tt~ witKm Open Space b~YStem - Natural Area include, amongst others,
conservation, environmental protection, restoration, education, passive recreation and
similar uses, agricultural uses and existing residential dwellings;
- Schedule HI of the Pi.ckering Official Plan - Resource Management, 'designates lands
in close proximity to the ..subject lands'as Shorelines and Stream Corridor~, in
recognition of the subject properties proximity to a branch of Can'uther'., Creek;
- the exact boundaries of the Shorelinez and Stream Corridors will be determined in
consultation with the relevant agencies;
- Schedule II. of the Picketing Official Plan - Transportation Systems designates
Sideline 4 where it abuts the subject lands as a I.~cal.Road;
-.Local Roads gena'ally provide access to individual properties, to local .roads, carry
local traffic and geamxlly have a fight-of-way width of up to 20 metres;
- the subject applications will be assessed against the policies and provisions of the
Picketing Official Plan during the further processing of the applications.
3.3 Zoning By-law 3037~ as amended
- the subject 1an& are c~y zoned "Q"-Pit and Quaxry by Zoning By-law 3037, as
amended;
- the existing zoning permits gravel pits. and the excavation, washing, screening,
crushing and storage of sand, gravel, ballast and other surface and sub-surface
material;
- the existing zoning also permits agriculttual uses;
- the subj~-'t propea'ty has twice be~a approved by the C of A for the expansion of the
legal non-conformlns use, in 1968 and 1999;
- an amendment to the zoning by-law is required to permit the existing legal non-
conform/ns use;
ATTA?..~ELrT ~ ,,0~ TO
4.1 ~esident Cemme-ts
no resident commits have b~ rec~ved m-date Ea the spp1ication;
no comments from any Of the circulated agencies have been received to-date on the
application;
4.3 Staff Commellt8
- in .reviewing the application to-date, the following matte~ have been identified by
staff for further review and considea-ation:
· ensuring that the proposed development is compatible with, and sensitive to,
surroundinglands or that any incompaffbilities can be mitigated;
· the impact the proposed use / site changes, may have on the surrounding area;
· reviewing the entrenchment of the use that is not specifically compaffble with the
approved land use designation with duc consideration to the fact the use has'
existed on the subject prop .e.fry for a long time; .
· consider th~ impacts of thc existing use versus the possible impacts of Uses permit
by thc Zoning By-Law, use such as a gravel pit;
this Department will conclude its position on the apPlication atter it has received and
assessed comments fxom the circulated departments, agencies and the public.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to thc
Planning & Development Department;
- oral commeglts may be made at the Public Information Meeting;,
- all comments rl~a?~ived will be noted, and used as input in a p]~nnlng Report prepared
by the plannlng & l~evelopment Department for a subsequent meeting of Council or a
Committee of Council;
- if you wish to be notified of Council's decision regarding the zoning by-law
- amendment application, you must request such in writing to the City Clerk;
- if a perso~ or public body that files a notice of appeal of a decision of the City of
Picketing in respect of the zoning, by-law amendment does not makc oral subrnLqsion
at the public meeting, or make a written submission to the City of Picketing before
the zoning by-Law is passed, the Ontario Municipal Board may ai~miss all or part of
thc appeal;
if you wish to reserve the option to appeal Council's decision of the proposed zoning
bY'law 'amendment application, you' must provide comments to the City before
Council adopts any by-law for this proposal.
6.0 OTHER INFORMATION
6.1 Appendices
Appendix I - list of neighbourhood residemts, community associations, agencies and
City Departments that have commented on the applications at the time of writing this
report;
Information Report No 14-02 ATTACHMENT # '~ TO Page 4
REPORT ~ PO t~l- 02.
6.2.Iarormation Received
- copies of the applicant's proposal are available for viewing at the offices of.the
City ofPickering pl,~mi,g & Development Department;
- the City of Picketing has not received any technical information / reports on the
proposed application;
- certain technical reports may be required to be submitted and.will be reviewed and
reported on, as necessary.
6.3 Company Principles
- the current property owner is lohu Taylor Truck Sales Inc. (1010100 Ontario Inc.)
whose principle is Barry Kaufmau
· Lynda Taylor,~, ~P
Principal Planner - Devel _opment Review Manager, Development P,~wiew
Attachments
Copy: Director, Planning & Dc-velopment D~parlmeat
~ A~T?CHMENT#.~ ........ .'ri) ~.
R~PORT # PD ~t-U'2. '~
· Excerpts fi'om
Statutory Public Information Meeting Minutes
Pursuant to the Planning Act
Thursday, MaY 16, 2002
7:00 P.M.
The Manager, Development Review, provided an overview of the requirements of thc Planning Act and
the Ontario Municipal Board respecting this meeting and matters under consideration there at.
(II) ZONING BY-LAW AMENDMENT APPLICATION A 04/02
JOHN TAYLOR TRUCK SALES INC.
3356 BALSAM ROAD
(SOUTH PART OF LOT 5~ CONCESSION 5}
1. Lynda Taylor, Manager, Development Review, on behalf of Ross Pyro, Principal Planner,
Development Review, provided an explanation of the application, as outlined in Information
Report #14-02.
2. Barry Kaufinan, applicant, advised that he was present to answer any questions.
3.' Margaret Williamson, 3360 Balsam Road; stated her anger at the applicants lack of respect for
her parents, that tru6ks are dropping off vehicles throughout the night and that the fence has
blown down and no one is sure who is responsible for its repair. She added that the new
structure is huge and nothing like what was planned. She stated that this is a residential area and
this operation affects the quality of life. She questioned how the residents are going to be
helped.
4. Richard Lloyd, 3330 Balsam Road, stated that the applicant has a great lack of respect for the
neighbours. He stated his concern with the outside storage, removal of fencing on back of the
property, racking and storage on the south side of the building. He advised that no notification
was received concerning the removal of the fence.
5. Ted Malar, 3510 Audley Road, stated his concern with respect to water quality and stress on his
_ pond due to development. He spoke in favour of the creek being restored but against thc creation
of 35 new wells which will further put stress on the area.
6. Nancy Listro, 3545 Balsam Road, advised that the applicant's drivers dump in their field and no
notification was received concerning the events ~aking place.
7. Laura Orlandi, 3270 Hwy. #7, stated her concern with the amount of traffic in the area advising
that this adds to the horrid things taking place.
8. Mr. Kauffman, applicant, advised that since moving to this property their operation carried on in
the existing building which should have been condemned. The Committee of Adjustment
granted them the ability to build a 20,000 sq. ft. structure for dismantling vehicles inside. This
facility offers more storage area but they have only been in operation for three months and have
not had enough time to do everything. They are trying to make the property aesthetically
attractive but cannot do anything until the old structure comes down, the fence will be addressed
when this happens. The fence on the south side was damaged and the damaged portion was
replaced. The lights on the outside of the building were put there for protection of building and
what's in it.
ATTACHMENT # ~ TO
R E C E V E D REPORT # PD ~1-0'2..
68 CITY or PiCKER .G
MAY 1 6 2002.
Mr. Ross Pym
Principle Planner-Development Review C/I::RK'S DI¥~$1ON May 14, 2002
Planning & Development Department
City Of Picketing
One the Esplanade ~ ~ ~ ~ '~ '~ '~
Picketing, Ontario
LIV 6K7 2 1 2002
Re: Zoning by-law Amendmem Application A04/02 CITY~,.~,:~N~OF ~:!C~<UiatNO~.~,,o
DEVELOPMENT DEPARTMENT
John Taylor Truck Sales Inc. , .
3356 Balsam Road
South Part lot 5, COncession 5
City of Pickering
I am writing this letter to object to the application. We live on the comer of Concession 5 and
Balsam rd (Sideline 4). h~or to the purchase of our home in 1995 we were concerned about the
Auto 7 Recyclers operation and the negative impact of such an establishment near our home. We
are on a well and we were concerned about the storage of broken down cars leaking oil and
gasoline into the land and about thi,~ place getting any bigger than it was in the fixture. We
decided to go the city of Picketing and visit with the planning department. We were assured that
although thLq establishment was operating on a legal non conforming basis that it could never get
any bigger or that it could never be sold. Well, it did get bigger last year without us getting the
oppommity to oppose the structure that now stands on the property. It is my understanding that
this new structure was to be connected by a breeze way to the existing structure that was there. I
do not believe that the applicant did this. Secondly, I was also told that all oflfis operations would
now. be inside the building and that no racks for outside storage were to be used and that no cars
were to be allowed to sit outside the gates over the weekend. This is still happening. In view of
this applicant disregard to his neighbors quality of life, I do 'not believe he should he given any
more special zoning exemption now or in the future.
Thirdly, in light on the current Rick Rondeau application on the east side of Sideline 4 just in
front of the applicants property, the Auto 7 Recycling operations should not be permitted to
receive permanent status in light ofthe future development in the area. It is not in keeping with
the current zoning by-law, will not fit in with the proposed new homing development across the
street from the applicant, and it not a desirable operation to have near ~any housing development.
I wish to be informed about any activities pertaining to this application.
Yours sincerely, Mr. John Murphy
3080 Concession Rd. 5
ILR. 1,Picketing, Ontario
Rachel and John Murphy L1V 2P8 905-428-3283
CITY OF PtCKER~NG'
PL,ANN;Nd~ AND'
Planning & Development DepaAment
One the Esplanade
Picketing, Ontario
· The R~¢o."l LlV 6K7
of Du~am
Dear Mr. pym:
Planning
Depa~ent
~6~5 DUNDAS ST. i.. Re: Zoning Amendment Application A 04102
4TH'FLOOR, ~NG TOWER Applicant: John Taylo~ T~ck Sales Inc.
WEST BUILDING - Location.: PaK of Lot 5, Concession 5
RO; BOX. 623'
WHITBY,'ON L1N 6A3 Municipali~: Ci~ of Picketing
(905) 72~7731
F~: (905) 436~612
~.r~,~on.durham.on,~We have reviewed this application and the following ~mments are offered
with respect't° ~mpliance with the Du~am 'RegionalOMcial Plan, the
AL, 6eorgieff, MClP, RPP
~mmissionerof Planning proposed method of so,icing and delegated provincial plan review
responsibilities.
The.purpose of this application is to recognize an existing auto recycling
Operation. on the sUbject prope~:
The subject lands are designated "Major Open Space" in' the DuWam
Regional OMcial plan. The predominant:use of land'in this designation is
for ~nse~ation, recreation, reforestation, ag dculture and fa~-related
uses.
Policy 20.4.4 of the Duwam Regional ~cial Plan indi~tes that Councils
of area.municipalities may zone to pe~it the ~ntinuation, expansion, or
enlargement of legally existing uses,, or variations to similar uses, provided
that such uses: ..
~ ',
a)have no adverse effect on the present usesofthe surrounding lands or
the implementation, of the provisions of this Plan;-
b).have regard-for the Agricultural Code of Pra~i~ as. amended from
time to time, if applicable; "
c) are accessiWe, by a public road' which is mainlined by the appropriate
' authod~ as open to traMc on a year-round basis and is.of a s~ndard
construction adequate to provide for We additional traMc generated by
the proposed use; and
d) are subject to any. conditions that may be ~ntained in an area
fO~ Ou¢.;CO~NITY
too% Post Consumer
ATTACHMENT # ~ TO
REPORT # PD ~ ~'- ("~--'
Page 2
The site is serviced by private well and septic sewer services.
This application has been screened in accordance with the terms Of thb
provincial plan review responsibilities. The subject site is in proximity to a
tributary of Carruthers Creek and the former Lake Iroquois Shoreline..An
· adequate buffer between any future development and these natural
features should be provided~ No further provincial intereSts appear to be
affected by this propoSal.
l-f yOu.have any questions or require additional information; please call me.
Yours truly,
Ray Davies, Panner
Currant Operations Branch
R:\trainingVchzoni ng~oicke~ng a04..02.doc
ATTACHMENT
REPORT f PD
~ ~RONTO ~D REGION ~ ~N - t~ ~,.~ CFN 32928
May 30, 2002 C~TV
Mr. Ross Pym
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
Dear Mr. Pym:
Re: Zoning by-law Amendment Application A04/02
John Taylor Truck Sales Inc,
3355 Balsam Road
South Part of Lot $, Concession 5
City of Picketing
We acknowledge receipt of the above noted application and apologize for the delay in our
response.
Authority staff have reviewed the proposal and since it does not appear to affect the program or
policy interests of this Authority, we have no objections to the application as submitted. Please
be advised that we have previously reviewed a storm water management report related to
development application on this site, being site plan application, S04/01.
By copy of this letter, please advise the applicant that the Toronto and Region Conservation
Authority (TRCA) has implemented a fee schedule for our development/planning application
review services. This application is subject to those fees ($150.00). For further clarification,
applicants should contact TRCA Development Services staff.
We trust this is satisfactory. Should further discussion be required, please do not hesitate to
contact the undersigned.
Yours truly,
Nora Jamieson
Acting Plans Analyst
Development Services Section
Ext. 5259
NJ/
F:\PRS\NORA259\PUBUC~O4-O2.WPD
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www. trca:on.ca
C,,LF..RK;E~ OW%sION . ...,-. o ,"'KERI_NG
C piOKERtNG, ONTARIO
April 24, 2002
THE
DISTRICT The Corporation of the \.
SCHOOL City of Pickering \
Planning Department
Pickering Civic Centre
BOARD
One The Esplanade
Facilities Services Pickering, Ontario
400 Taunton Road East LI V 6K7 ~' ,/~
WhitDy, Ontario
L ! R 2K6 ~/c~----
'el¢ ~qe: {905J 666-5500 Attention: Mr. or
! -800-265-3968
Fax: 1905J 666-6439
Dear Mr. Taylor,
RE: Zoning By-law Amendment Application A04/02
John Taylor Truck Sales Inc.
3356 Balsam Rd.
South Part of Lot 5, Concession 5
City of Pickering
Staff has reviewed the information on the above noted applicatiOn and under the
mandate of the Durham District School Board, has no objections.
Yours tmlyc~~,,O ~_~,
Christine Nancekiveli,
Planner
CN:em
I:\PROPLAN\DATA\PLNG~ZB L~A04/02
1iRY-02-2002 THU 09:58 Rli VERIDhqN FRX NO. 905 819 0210 P. O?
^rrAC.UE.T# q To 73
REPORT~PD ~1-02.
VERI]DIAN CONNECTIONS
DEVELOPMENT APPLICATION 'REVIEW
PROJECT NAME: John T:q'o~ Track Sal~s Inc.
ADDRESS/PI.i~N': 3356 Balaam P,.omt
MUNICIPALITY:
lIEF. NO.: Zoning By-Law A~mdm~:nt SUBMISSION DATE: A~ ~ 2002
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OPERATIONS & EMERGENCY SERVICES DEPP~R. TMENT MAY 1 0 2002
MUNICIPAL PROPERTY & ENGINEERING DMSION CITY OF PICKERING
PLANNING AND
DEVELOPMENT DEPARTMENT '
MEMORANDUM
May 7, 2002
To: Ross Pym
Principal Planner- Development Review
From: Richard Holbom, P. Eng.
Division Head, Municipal Property & Engineering
Subject: Zoning By-law Amendment Application A04/02
' John Taylor Truck Sales Inc.
3356 Balsam Road
South Part of Lot 5, Concession 5 '
City of Pickering
The Municipal Property & Engineering Division is in receipt of the above noted zoning
by-law application for 3365 Balsam Road. I provide the following comments.
The existing lands are zoned "Pit and Quarry Zone" which may suggest easy access of
contaminants into the water table. It would seem prudent that prior to the approval of the
rezoning application that proof be supplied indicating that the haZardous materials are
being properlY contained.
The property has frontage on Sideline 4 (Balsam. Road), which is a rural cross-section,
gravel surface road. As such, this road is not at a standard conducive to the operation
contemplated (existing) through the zoning requested. The applicant is to provide a cash-
in-lieu contribution to upgrade the road to a hard surface facility, based on frontage.
~l~chard Holtoor~j P. Eng.
RH:ds
Copy: Director, Operations & Emergency Services
Supervisor, Development Control
I:XSITEPLAN~04-02.docMay-02
RECOMMENDATION OF THE
PLANNING COMMITTEE
DATE
MOVED BY
SECONDED BY
1. That the request made by E. ^gnew et al, be APPROVED, to permit the division
of the subject lands, being Part of Lot 3, Plan 330 and Lot 16, Plan 1051 (known
as 1837-1841 Appleview Road), for five additional lots by Land Severance rather
than by draft plan of subdivision.
REPORT TO THE
PLANNING COMMITTEE
Report Number: PD 42-02
Date: August 21,2002
From: Nell Carroll
Director, Planning & Development
Subject: Request for Council's Permission to Develop Lands by Land Severance
E. Agnew et al
1837-1841 Appleview Road
Part of Lot 3, Plan 330, Lot 16, Plan 1051
Recommendation:
1. That the request made by E. Agnew et al, be APPROVED, to permit the division
of the subject lands, being Part of Lot 3, Plan 330 and Lot 16, Plan 1051 (known
as 1837-1841 Appleview Road), for five additional lots by Land Severance rather
than by draft plan of subdivision.
Executive Summary:
The owners of the subject lands submitted Land Severance Applications proposing the
creation of two new building lots fronting onto Appleview Road. The proposed
severances constitute two of a potential five lots that could be created from the subject
property. The applications were tabled by the Region of Durham Land Division Committee to
allow the applicant time to obtain permission from City Council to develop the subject
lands through the land severance process, rather than by draft plan of subdivision.
The Pickering Official Plan requires any ownership of land that is capable of being
divided into more than three additional lots to be developed by plan of subdivision,
except where it is demonstrated to Council's satisfaction that a plan is neither
appropriate nor necessary, in which case Council may authorize development to
proceed by land severance.
It is recommended that the applicant's request to develop the subject lands by land
severance be approved. All requirements of the City can be appropriately addressed
through conditions of severance approval.
Report to Planning Committee PD 42-02 Date: August 21, 2002
??
Subject: Request for Council's Permission to Develop Lands
by Land Severance Page 2
Financial Implications:
No direct costs to the City are anticipated as a result of the proposed development.
1.0 Back_~round:
1.1 Applicant's Proposed Land Severances
The owners of the subject lands have submitted a conceptual plan proposing the
creation of 5 additional lots. A property location map and conceptual site plan
illustrating the applicant's proposed severances are included as Attachments #1
and fl2 to this Report. The proposed lots would be approximately 847 square metres in
area, and would provide lot frontages of approximately 15.0 metres onto
Appleview Road and Heathside Crescent.
The applicant has submitted Land Severance Applications LD 173/02 and
LD 174/02 to the Region of Durham Land Division Committee, proposing the
creation of two new residential building lots fronting onto Appleview Road from the
total land holdings. The Land Division Committee tabled the Land Severance Applications,
at the request of the Planning and Development Department, to allow the
applicant time to obtain permission from City Council to develop the subject lands
through the land severance process rather than by draft plan of subdivision.
Section 15.26(b) of the Pickering Official Plan requires that an ownership of land
that is capable of being divided into more than three additional lots be developed
by a plan of subdivision, except where it is demonstrated to Council's satisfaction
that a plan of subdivision is neither appropriate nor necessary. Where these
circumstances exist, Council may authorize the development to proceed by land
severance. The subject lands are capable of being divided into more than three
additional lots, and therefore permission is required from Council to allow any
development of these lands to proceed through the land severance process.
In addition, the applicant has submitted applications to the Committeeof Adjustment, for
reduced lot frontages of 15.0 metres fronting Appleview Road, to facilitate the
severance applications. The Committee of Adjustment will consider the request
at its September 4, 2002 meeting.
78 Report to Planning Committee PD 42-02 Date: August 21,2002
Subject: Request for Council's Permission to Develop Lands
by Land Severance Page $
2.0 City's Interests to be Addressed through Conditions of Land Severance
The City's requirements respecting development of the subject lands will be
addressed through conditions of the current and future land severance
applications. Among other conditions, the owner will be required to enter into an
appropriate development agreement with the City, to address matters typically
included in subdivision agreements such as, but not limited to, parkland
dedication, land conveyance(s), the construction of services and roads, lot
grading and drainage, driveway aprons, boulevard trees, downstream cost
sharing, cost recovery, and securities.
2.1 Completion of Heathside Crescent
The applicant's submitted conceptual development plan provides for the
conveyance of the rear portion of the property to facilitate the completion of
Heathside Crescent. The City of Pickering will require the owner to convey lands
to the City as a condition of the current Land Severance applications in order to
facilitate the completion of Heathside Crescent in its ultimate location and enter
into an appropriate agreement between the landowner(s) and the City.
It is recommended that the applicant's request to develop the subject lands by
land severance be approved as all requirements of the City can be appropriately
addressed through conditions of severance approval.
Report to Planning Committee PD 42-02 Date: August 21,2002 7 9
Subject: Request for Council's Permission to Develop Lands
by Land Severance Page 4
Attachments:
1. Property LocatiOn Map
2. Applicant's Submitted Plan
Prepared By: Approved / Endorsed By:
Nef Carro !P, PP
Director, Plli ~ & Development
Lynda Taylor, MCIP,
Manager, Current Operations
CXP:td
Attachments
Copy: Chief Administrative Officer
F~ecommended for the considera)~/on of
Pick. ering~.C~_cil / ~
~h~mas ~. C~'~inn,~~rative officer
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PROPERTY DESCRIPTION PT. OF LOT 3, PLAN 330; PT. OF LOT 16, PLAN 1051 [ ~
APPLICANT E. AGNEW ET AL J DATE AUG. 22, 2002 I DRAWN BY dM
:~LICATION No. LD173/02 & LD174/02 SCALE 1:7500 CHECKED BY lB
FOR DEPARTMENT USE ONLY PN-7 PA-
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INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
E. EGNEW et al
LD 178/02 & LD 17'4/02
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