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HomeMy WebLinkAboutInformation Report 11-0801 INFORMATION REPORT NO. 11-08 FOR PUBLIC INFORMATION MEETING OF May 5, 2008 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning By-law Amendment — A 10/08 S. Whiffin North Part of Lot 25, Concession 2 (2330 Dixie Road) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is located on the west side of Dixie Road on the south side of the C.P. Railway tracks and north of the Cherrywood Transformer Station (see Location Map, Attachment #1); - the subject property is irregular in shape with a lot frontage of 169.7 metres and a lot area of approximately 2.7 hectares (see Applicant's Submitted Plan, Attachment #2); - the site currently supports a detached dwelling and is heavily vegetated on its north and south-western limits; - the subject property is within the urban area. 2.0 APPLICANT'S PROPOSAL - the applicant has requested to amend the existing zoning by-law to allow a commercial dog kennel and associated uses such as: puppy sales; dog boarding; dog daycare; dog grooming; dog training; dog exercise facilities; veterinary hospital (for domestic animals); the retail sale of dogs and animal merchandise; and a caretaker's residence within the existing building as well as to construct a new detached dwelling; - the commercial uses are proposed to occur within the existing dwelling; - the applicant has proposed an addition to the existing dwelling which will accommodate the proposed caretaker's residence; ..Information Report No. 11-08 02 Page 2 - the owner's have indicated that they will be living in the new detached dwelling and that the caretaker's residence will be employed by the owners of the site; - the owner of the subject property currently operates a dog kennel called "Rainbow Park" at 2970 Golf Club Road in Pickering; - the property at 2970 Golf Club Road does not comply with the Central Pickering Development Plan, the Provincial Minister's Zoning Order or the City of Pickering's Zoning By-law Number 3037. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - the Regional Plan designates the subject property Greenlands System - Major Open Space Areas, where the predominant use of lands shall be conservation, a full range of agricultural, agricultural -related, and secondary uses; - the subject property is partially designated as a Key Natural Heritage and Hydrologic Features; appropriate development within these natural areas and features may proceed within these areas in accordance with this policy; - non-agricultural uses such as but not limited to commercial kennels and major recreational uses may be considered subject to policies under the Plan; - the Plan allows local municipal official plans to further distinguish between non-agricultural uses which are compatible with the character of the Major Open Space Areas in urban and rural areas; - the Regional Plan designates Dixie Road as a Type -8 Arterial Road, which permits the ability to accommodate the movement of moderate volumes of traffic (the City has requested a deferral to redesignate Dixie Road to a Type -C Arterial Road); 3.2 Pickering Official Plan - the City of Pickering designates the subject property Open Space System — Natural Areas within the Liverpool Neighbourhood; - among other uses, these areas are intended for conservation, environmental protection, restoration, education, passive recreation and similar uses, as well as existing lawful residential dwellings; - the Plan designates the subject property as an Environmentally Significant Area and as part of the Rouge-Duffins Wildlife Corridor; which is intended to function as a significant vegetated connector providing for species migration between the Rouge and Duffins Valley systems; - the Plan designates Dixie Road as a Type C — Arterial Road which is designed to carry lower volumes of traffic, at slower speeds, providing access to properties; Information Report No. 11-08 3.3 CK9 4.1 4.2 4.3 Page 3 the City Official Plan does not depict whether uses associated with commercial kennels are permitted, however such uses are considered under the Regional Official Plan, which is the higher order Plan; the subject application will be further reviewed to determine if it complies with the intent of the City's Official Plan; Zoning By-law 3036 the subject property is currently zoned 'A' — Rural Agricultural, which allows for a variety of agricultural uses; an accessory agricultural residence in association with a bona -fide agricultural operation is permitted in a Rural Agricultural Zone; the applicant requests to amend the existing zoning on the subject property to allow for a caretaker's residence in association with a commercial dog kennel operation in addition to other associated uses and a new detached dwelling. RESULTS OF CIRCULATION Resident Comments - Ralph Sutton (President of Marshall Farms Community Association) provided questions such as but not limited to the requirement of a noise study, odour control and waste management, site inspections, types of dog services provided and the resting location of the dogs during the night for the proposed Dog Kennel facility (see Attachment #3); Agency Comments Veridian Connections - no comments (see Attachment #4); Staff Comments - in reviewing the application to date, the following matters have been identified by staff for further review and consideration: - a Phase 1 Environmental Site Assessment Report is required; - to confirm if other animals such as but limited to cats, birds, horses etc. will be able to use the proposed facility; - to ensure that all uses proposed by the applicant is in compliance with the City of Pickering and Region of Durham Official Plan; - to establish a developable limit for the proposed new detached dwelling, the proposed addition to the existing building, proposed parking area, the proposed outdoor training area, as well as the location of the septic tank system; 03 Information Report No. 11-08 Page 4 to ensure that the proposed use and development will not cause any adverse impacts to the existing Environmentally Significant Area or the Rouge-Duffins Wildlife Corridor; - to ensure the site has sufficient amount of parking without adversely impacting Dixie Road. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix No. I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Company Principal - the owner of the subject property is Sandra Whiffin; - the applicant is Grant Morris c/o Grant Morris & Associates. AY:ld Attachments Copy: Director, Planning & Development Lynda T for Manager, Develop nt Review 05 APPENDIX NO. I TO INFORMATION REPORT NO. 11-08 COMMENTING RESIDENTS AND LANDOWNERS (1) Ralph Sutton - Marshall Farms Community Association COMMENTING AGENCIES (1) Veridian Connections COMMENTING CITY DEPARTMENTS (1) none received to date ATTACHMENT# TO 06 INFORMATION REPORT# I ' o THIRD CONCESSION ROAD tQ� R SUBJECT PROPERTY o 0 w X O GOSSAMER DRIw CHERRYWOOD TRANSFORMER STATION GLEN PANE City of Pickering Planning & Development Department PROPERTY DESCRIPTION NORTH PART OF LOT 25, CONCESSION 2 OWNER S. WHIFFIN DATE MAR. 19, 2008 DRAWN BY JB FILE No. A 010/08 SCALE 1:5000 CHECKED BY RP N oTe.oneI `Enter,,;... Ino. ..d it. ..,,pile... All .lent. R,,,." -nn. Nvl v pill vl ..r... 2005 MVAC onG Ite ..,,pilon. All .I Ms R.It - d. NoIon al S._.. PN -RUR ATTACHMENT#? To INFORMATION REPORTN—I ., L. 07 INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN A 10108 - S. WHIFFIN N THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING 8 DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, MARCH 25, 2008. ATTACHMENT# -3 YO 08 INFORMATION REFORTff L: Yearwood, Ashley. From: Ralph Sutton [ralph.sutton@sympatico.cal Sent: Tuesday, April 08, 2008 11:26 AM To: Yearwood, Ashley Subject: 2330 Dixie Road ( Dog Kennels) Hi Ashley..... Thanks for the call back re the Dog Kennels... My questions would include but not limited to the following, re the proposed dog kennel facilities. _ Question. 1) Will there be a noise study requirement before the permit is issued? ( Barking dogs make considerable noise , especially a night, if startled by the close proxsimity of the trains passing by at night.) 2)What are the requirements for waste diposal. ( Dogs poop about 2-3 times daily). Depending on the number of animals on site this could amount to a significant pile. . 3) Oder control.. ( If waste is not handled properly the oder can become overpowering. 4) Site Inspection ... How often will the facility be inspected, and who will be inspecting? 5) What services will be provided at this facilitiy? 6) Will the dogs be housed inside at night? (hese are just a few questions off the top, please keep me posted... Thanks Ralph Sutton President Marshall Farms Community Association 905-837-0812 FREE Animations for your email - by IncrediMail! Click ATTACHMENT #--//—TO INFORMATION REPORT# 1-08 VERIDEVELOPMENT APPLICATION REVIEW CT TI1O0 N NS CONNEE C S V PROJECT NAME: S. Whiffin / Grant Mohs Associates Ltd, 9 ADDRESS/PLAN: 2330 Dixie Road MUNICIPALIi'Y: Pickering I REP NO.: A.10/08 SUBMISSION DATE: April 4, 2008 n 'flte following is an overview of the geaezalregrurcmeats the Applicant is likely to meet in order to obtain a complete alecnical ?owes supply system to this site and vddtin the site where subdivision in Rome form is involved. The comments below are based on ptelninsuy information only and ate subject to revision. In all cases Veddian's standard Conditions of Service docuraent sets out the requirements, terms sad condilionA for the provision of electric service. This review does not constitute ;tri Offer to Connect:. Veridian has no commear on thus application. Technical Representative: Pei.er M. PetAw, P.Rog. Telephone: Ext. 3252 PP/df F:\dfrizzdll\Uevdnpmune Aplrlimtion Rcvi=\Pid4Lring\2008\S. VNffin & Gtim Morrie Ausaciatea TA - 330 M%ie Road.rbac Me