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HomeMy WebLinkAboutPD 10-06 CUt¡ 0# REPORT TO EXECUTIVE COMMITTEE 115 Report Number: PD 10-06 Date: February 13, 2006 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 23/05 Wencray Holdings Limited 2000 Clements Road Part of Lot 15, B.F.C. Range 3 (40R-6080, Part 5) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 23/05, be APPROVED as set out in the draft by-law attached as Appendix I to Report PD 10-06, to amend the existing zoning on the subject lands to permit outdoor storage associated with a roofing supply business office and warehouse on lands being, Part of Lot 15, B.F.C. Range 3, (40R-6080, Ei), in the City of Pickering. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 23/05, as SHt out in Appendix I to Report PD 10-06 be FORWARDED to City Council for enactment. Executive Summary: The applicant requests to change the zoning by-law to permit outdoor storage associated with a permitted roofing supply business and warehouse. The subject property is located on the north side of the curve of Clements Road/Church Street (see Attachment #1 - Location Map). The proposed business office and warehouse use are permitted by the existing by-law. The outdoor storage component of the proposed use requires an amendment to the zoning by-law. Storage will primarily be for shingles and related roofing supplies, in the rear yard, and within a future unheated storage building in the northwest corner of the property (see Attachment #2 - Applicant's Submitted Plan). Building locations and outdoor storage limitations will be addressed through the amending zoning by-law. Landscaped buffering around the property will be addressed through the site plan review process to minimize the visual impact of the outdoor storage area on abutting properties. The proposed development is appropriate and compatible within the Brock Industrial Neighbourhood. Industrial uses dominate this area and the introduction of limited outdoor storage should not negatively impact surrounding properties. It is recommended that the application be approved and that the draft by-law be forwarded to Council for enactment. 116Report PO 10-06 February 13, 2006 Subject: Wencray Holdings Limited Page 2 Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Background: 1.0 Comments Received 1.1 At the October 20, 2005 Infclrmation Meeting (see text of Information Report, Attachment #3 and Meeting Minutes, Attachment #4) Public Comments - no public present at the meeting; Applicant's Comments - Arnold Mostert, Barry Bryan & Associates (agent for Wencray) advised that they were present to answer any questions and to submit letters of support for the application; - Other attendees at the meeting were: · Craig Glynn, Wencray Holdings; · Wendy Sprague, Vice I:>resident, Spar-Marathon; · Dana Coverdale, Director, Sales & Marketing, Spar-Marathon; · Steve Bronetto, Bonarnax, Strategic Advisor for Wencray Holdings; Comments received since the public meetinq: Barr's Roofing Siding Sheetmetal Ltd., D. Sullivan Condominium Service, Moffat Bros. Roofing Ltd., AMA Roofing & Sheetmetal, Goreski Roofing & Lathing Ltd., and Sagar Aggarwal, all in support of the application (see Attachments #5 - #10) - Walker, Nott, Dragicevic Associates Limited (WND) commented on behalf of Runnymede Development Corporation (see Attachment #11); - WND commented on the following aspects of the application: · the need to appropriately screen the outdoor storage component from adjacent properties by means of solid screen fencing and landscaping techniques; · the need to locate the building foot print in such a way to ensure that the building is oriented to the street and help in the screening of the outdoor storage component; · the need to limit the location and scale in the by-law; Crossby - Dewar Projects Inc. commented asking for landscaping to be installed in the northwest corner of the property to hide the view of the proposed storage buildin!~ and outside storage area (see Attachment #12); Report PD 10-06 February 13, 2006 117 Subject: Wencray Holdings Limited Page 3 1.2 Agencies Durham Reaion Plannina Dli:!partment - conforms with the 'Employment Area' designation in the Regional Official Plan; - a Phase I Environmental Site Assessment has been done and indicated that there is a low potential for environmental impact of the subject property; - no additional environmental work is required and no other matters of provincial interest are applicable to this application; - sanitary services are available from Church Street and water supply is only available through the extension of a 300mm watermain along Clements Road; - the applicant will be responsible for the associated costs (see Attachment #13); Toronto & Reaion Conservation Authoritv The TRCA commented on three occasions on this application. Their comments of October 27, 2005 (see Attachment #14) and November 23, 2005 (see Attachment #15), addressed a number of issues, but were replaced with comments made on DecembE~r 21,2005. December 21, 2005 comments: - a site visit was conducted on December 14, 2005; - given the current zoning and that the Environmental Significant Area (ESA) is bisected by Clements Road/Church Street, no Environmental Impact Study is required; - request to protect 40R-6080, Part 7 (lands south of 2000 Clements Road) in perpetuity as it remains an integral part of the ESA within the Duffins Creek Watershed; - request that City Planning staff put forward a recommendation to Pickering Council to pass a resolution to obtain these lands (40R-6080, Part 7) as open space to offset the environmental impacts of constructing the Clements/Church road connection and the proposed Wencray development at 2000 Clements Road (see Attachment #16); 1.3 City Departments Pickerina Fire Services - no objection to the application; ., 1o .1. tkeport PD 10-06 February 13, 2006 Subject: Wencray Holdings Limited Page 4 2.0 Discussion 2.1 Use and Compatibility 2.1.1 The proposed use complies with the Pickerinq Official Plan desiqnation The subject property is designated General Employment in the Pickering Official Plan. This designation permits manufacturing, assembly, warehousing, storage of goods and materials, transportation facilities, offices and retail sales as minor component of an industrial operation. Outdoor storage associated with a roofing supply business office and wal"ehouse conforms to the policies of this designation. 2.1.2 Limited outdoor storaqe is an appropriate and compatible use within the Brock Industrial Neiqhbourhood Limited open storage associated with a roofing supply office and warehouse is an appropriate use to introduce on this property. The property is located within the Brock Industrial Neighbourhood. Open storage of materials exists at several sites throughout the Neighbourhood. Zoning restrictions apply to ensure that open storage activities do not adversely impact and degrade the character of industrial sectors within the neighbourhood. In this specific circumstance, the subject property abuts other industrial uses such as Harmony Logistics to the north and the Husky Truck Stop to the west. Both properties allocate significant site area to the outside storage of tractor-trailers associated with their operations. Therefore, the limited storage of roofing supplies associated with a roofing supply office and warehouse would be an appropriate and compatible use within this neighbourhood. Visual impacts can be minimized through performance standards of the implementing zoning by-law and screening provisions required through the site plan approval process. 2.2 Zoning By-law Performance Standards 2.2.1 Buildinq location will be appropriately set back from Clements Road/Church Street The building setback from Clements Road/Church Street will be a minimum of 6.0 metres and a maximum of 8.0 metres. These setbacks will place the building close to the street and allow the building to function as a buffer between any outdoor storage and the street. Further, by minimizing the setback from the street, front yard parking and storage opportunities are eliminated and opportunities for an enhanced streetscape are increased. 2.2.2 Setback and heiqht limitations will be imposed on the outdoor storaqe and future storaqe buildinq All outdoor storage, including the future storage building in the northwest corner of the site, will be set back 20.0 metres from the west property line and 6.0 metres from the north property line. All outdoor storage will be located behind the office/warehouse building. This area will store roofing supplies and other associated materials, which are part of SPAR-Marathon's operation. Report PD 10-06 February 13, 2006 119 Subject: Wencray Holdings Limited Page 5 It is recommended that the minimum height for buildings be 6.5 metres and that open storage of materials be restricted to a maximum height of 5.0 metres. A minimum height for buildings will ensure appropriate buffering of materials stored outdoors. Limiting the height of-materials stored outside reduces the impact on abutting properties. 2.3 Site Plan Requirements 2.3.1 Screeninq of the Outdoor Storaqe Area will be addressed throuqh the Site Plan Process Screening methods will be reviewed through the site plan review process. Outdoor storage will be appropriately screened from abutting properties and streets. The proposed building location abutting Clements Road/Church Street will significantly buffer the outdoor storage area from the street. Landscaping will be required around the perimE~ter of the property to provide a further buffer. 2.4 Toronto and Region Conservation Authority (TRCA) 2.4.1 The TRCA requests that Citv Planninq staff put forward a recommendation to Pickerinq Council to obtain lands outside of this application for conservation purposes (see Attachment #112} The TRCA have requested that the City Planning staff recommend that Pickering Council pass a resolution to allow TRCA to obtain lands municipally known as 2001 Clements Road (40R-6080, Part 7 - lands south of 2000 Clements Road) for open space (see Attachment #17). We acknowledge TRCA's request and desire to obtain and protect lands of environmental significance and are willing to work with Authority staff on tllis matter. The lands requested by the TRCA are located outside of the lands subject to this application. This request would be best dealt with as a separate maUer, initiated through a resolution from TRCA's Executive Committee. Upon receipt of such a resolution, City staff can formally engage the Authority in pursuing this land interest, through appropriate processes. 3.0 Applicant's Comments The applicant is aware of the content of this report, has reviewed the draft zoning by-law, and concurs with the recommendations. APPENDIX: Appendix I: Draft By-law 120 Report PD 10-06 February 13, 2006 Subject: Wencray Holdings Limited Page 6 Attachments: 1 . Location Map 2. Applicant's Submitted Plan 3. Text of Information Report 4. Public Information Meeting Minutes 5. Letter of Support - Barr's Roofing Siding Sheetmetal Ltd. 6. Letter of Support - D. Sullivan Condominium Service 7. Letter of Support - Moffat Bros. Roofing Ltd. 8. Letter of Support - AMA Roofinø & Sheetmetal 9. Letter of Support - Goreski Roofing & Lathing Ltd. 10. Letter of Support - Sagar Aggarwal 11. Comments from Runnymede Development Corporation c/o Walker, Nott, Dragicevic Associates Limited 12. Comments from Crossby-Dewar Projects Inc. 13. Comments from the Region of Durham Planning Department 14. Comments from the Toronto and Region Conservation Authority - October 27,2005 15. Comments from the Toronto and Region Conservation Authority - November 23, 2005 16. Comments from the Toronto and Region Conservation Authority - December 21, 2005 17. Location Map showing lands requested by TRCA Prepared By: Approved / Endorsed By: h Neil Carroll, p, P Director, Planning & Development GXR:ld Attachments Copy: Chief Administrative Officer c of /-- 0(( APPENDIX I TO REPORT PD 10-06 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 23/05 121 lnn .. (... (..". THE CORPORATION OF THE CITY OF PICKERING BY-W'3ÐrII rr ~~ Being a By-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Part of Lot 1Ei, B.F.C. Range 3, (40R-6080, Part 5), in the City of Pickering. (A 23/05) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to permit outdoor storage associated with a roofing supply business office and warehouse being Part of Lot 15, B.F.C. Range 3" (40R-6080, Part 5), in the City of Pickering. AND WHEREAS an amendment to By-law 2511, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I & II Schedule I & II attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lot 15, B.F.C. Range 3, (40R-6080, Part 5), City of Pickering, designated "M1-14" on Schedule I attached hereto. 3. GENERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected, moved, or structurally altered except in conformity with the provisions of this By-law. 4. DEFINITIONS In this By-law, 1) "Bakery" shall mean a building or part of a building in which food products are baked, prepared and offered for retail sale, or in which food products baked and prepared elsewhere are offered for retail sale; 2) "Bodv Rub" includes the kneading, manipulating, rubbing, massaging, touching, or stimulatin~ , by any means, of a person's body or part thereof but does not include medical or therapeutic treatment given by a person otherwise duly qualified, licensed or registered so to do under the laws of the Province of Ontario; .:\ -2- 123 3) d Rub Parlour" includes any premises or part thereof where a body is preformed, offE~red or solicited in pursuance of a trade, calling, ~.,' usiness or occupation, but does not include any premises or part ~hereof ,\,1· where the body rubs performed are for the purpose of medical or ~/ therapeutic treatment and are preformed or offered by persons otherwise duly qualified, licensed or registered so to do under the laws of the Province of Ontario; 4) "Business Office" shall mean any building or part of a building in which one or more persons are employed in the management, direction or conducting of an aøency, business, brokerage, labour or fraternal organization but shall not include a retail store; 5) "Food Preparation Plant" shall mean a building or part of a building in which processed food products are cooked, baked, mixed, packaged or otherwise prepared for distribution to retail or institutional outlets; 6) "Liqht Manufacturinq Plant" shall mean a manufacturing plant used for: the production of apparel and finished textile products other than the production of synthetic fibers; printing or duplicating; the manufacturing of finished paper other than the processing of wood pulp; the production of cosmetics, drugs and other pharmaceutical supplies; or, the manufacturing of finished lumber products, light metal products, electronic products, plasticware, porcelain, earthenware, glassware or similar articles, including but not necessarily restricted to, furniture, housewares, toys, musical instruments, jewellery, watches, precision instruments, radios and electronic components; 7) "Manufacturinq Plant" shall mean a building or part of a building in which is carried on any activity or operation pertaining to the making of any article, and which shall include altering, assembling, repairing, ornamenting, finishing, cleaning, polishing, washing, packing, adapting for sale, breaking up or demolishing the said article; 8) "Merchandise Service Shop" shall mean an establishment where articles or goods including, but not necessarily limited to, business machines, appliances, furniture or similar items are repaired or serviced, and includes the regular place of business of a master electrician or master plumber, but shall not include a manufacturing plant or any establishment used for the service or repair of vehicles or a retail store; 9) "Printinq Establishment" shall mean an establishment used for blueprinting, engravin!~, electro-typing, photocopying, plotting from disk, printing, stereotyping or typesetting; 10) "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician, but shall not include a body-rub parlour as defined by the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time-to-time, or any successor thereto; - 3 - tail Store" shall mE~an a building or part of a building in which goods, , ares, merchandise, substances, articles or things are stored, kept and ~j , 1~ offered for retail sale to the public; 12) "Sales Outlet" shall mean a building or part of a building accessory to a bakery, a food preparation plant, a light manufacturing plant, a manufacturing plant, a merchandise service shop, a printing establishment, or a warehouse, wherein products manufactured, produced, processed, stored, serviced or repaired on the premises are kept or displayed for mnt or for wholesale or retail sale, or wherein orders are taken for future delivery of such products; 13) "Scientific. Medical or Research Laboratory" shall mean a building or part of a building wherein scientific, research or medical experiments or investigations are systematically conducted, or where drugs, chemicals, glassware or other substances or articles pertinent to such experiments or investigations may be manufactured or otherwise prepared for use on the premises; 14) "Warehouse" shall mean a building or part of a building which is used primarily for the housing, storage, adapting for sale, packaging, or wholesale distribution of goods, wares, merchandise, food-stuffs, substances, articles or things, and includes the premises of a warehouseman but shall not include a fuel storage tank except as an accessory use; 5. PROVISIONS (1) Uses Permitted ("M1-'14" Zone) No person shall within the lands designated "M1-14" on Schedule I attached hereto, use any lot or erect, alter, or use any building or structure for any purpose except the following: (a) business office; (b) light manufacturing plant; (c) professional office; (d) sales outlet; (e) scientific, medical or research laboratory; (f) warehouse; (2) Zone Requirements ("M1-14" Zone) No person shall within the lands designated "M1-14" on Schedule I attached hereto, use any lot or erect, alter or use any building except in accordance with the following provisions: ~ -4- iß;;~~ r t\LDING RESTF~ICTIONS: 1?5 Building Location and Setbacks: A All buildings and structures shall be located entirely within the building envelope illustrated on Schedule II attached to this By-law; (ii) Building Heigl1ts: A Minimum Building Height: 6.5 metres (b) OUTDOOR STORAGE (i) Outdoor storage is only permitted in the area cross-hatched as illustrated on Schedule II attached to this by-law; (ii) Outdoor Storage Height: A Maximum Outdoor Storage Height: 5.0 metres (c) PARKING REQUII~EMENTS: (i) No parking is permitted to be located in the front yard; (ii) For all uses, there shall be provided and maintained on the lands a minimum of 1.0 parking space for every 56 square metres of gross leasablE~ floor area or part thereof; (iii) Section 5.21.2 (a) and (b) of By-law 2511, shall not apply to the lands zoned "M1-14" on Schedule I attached hereto; (iv) Despite Clause 5.21.2 (g) and (k) of By-law 2511, as amended, all entrance and exits to parking areas and all parking areas shall be surfaced with brick, asphalt, or concrete, or any combination thereof; (d) SPECIAL REGULATIONS: (i) A sales outlet, accessory to a permitted use, shall only be permitted provided the gross leasable area of the sales outlet does not exceed 25% of the gross leasable floor area of the related industl"ial operation; 6. BY-LAW 2511 By-law 2511 is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto. Definitions and subject matter not specifically dealt with in this By-law shall, be governed by the relevant provisions of By-law 2511, as amended. "(ì('" ¡ . ."' - 5 - 7. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. BY-LAW read a first, second and third time and finally passed this ,2006. day of Debi A. Bentley, City Clerk r---- \ COPPF~C::TC ' _""I NE w ::::: 0::: o SiLICONE i I ~ I I ì - 12' ..., I I- W ,w 0::: I- U1 M1-14 ~ ">J ~ PART lOT RANCE J 40 15 a.F,C. . R-60BO. PART 5 ROAD · I I © Þ · I · I l' N SCHEDULE I ' PASSED T DAY OF ______ 2006 MAYOR -",;"~ ~q"'-i'A~# £,,' ':/ ' , '~ :: ;;:: ;.ë: '';~i',~'?': '-. CLERK 128 CLEMENTS '-- I (f) 1-.- I -L I~ 121 -1/ 6~ 1/ II 1/ /1 6.0m II (MIN)~ I I¡ I¡ . ~~I¡ I ~ ~ a.Om';.. ~ (MA~ ~~ . I ========Y I RO,~D · I · I II tJ , w cr: . ----f- 6.0m -- ~ OUTDOOR STORAGE AREA IL - l BUILDING ENVELOPE _.J SCHEDULE U I ,. if PASSED' , DAY OF______2006 F-1w l' MAYOR CLERK ~ c:v ~ ~ @ ~ ~ @ þ · · (m___m______ I I ! 11-1 r¡ i I I :0 I lð I 0:: I i I I I \ Ii, 11!81 I ill,- i I I I I , I I I ~ II II j ~L I ii ¡ I I I ! J I ¡ II~I I is; 110 I I VI II n ¡ ¡ i ¡ I I ¡ , \ ¡ I! i I i I ''::1_--1.... __._ ATTACHMENT' I TO REPORT II PO ID-()b ill -Y. Cõi'PERST6NE·~iRIV'-l \ 1-- II~ I ;~ ! - i I ! I I L_"J . ...__!!~í'~f________ i ( S!L¡~J:;~¡¡ I ! I" I ~.'I· (/j ú:' L.J ¡ n ¡ ¡ä:/ 131 I I ..___..J L..___......_ m__...__._....._. SUBJECT PROPERTY ..l.. 2 C" . .. .J ¡--I j :1- 'w Iw I~ IVI II ¡ i i iT iu In-: ::.) II 10 I I I , '~_'__"ø_ ,.__._",,_ ___...n_~ [=:~"\ [~) (:i:¡; ní1 L:.'::J r;=--)ì \~~~/ ~ ~~S ......---'" CS;J rL., iJ'--' ._--~ - ---- -'----' "---__·____·____·_·__"_·_·___·+_~___~___"___.m_._..___.__~_____.._______~.________,,_,..__~_..____~.___.__ .... .__._..__. City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 15, B.F.C:, RANGE 3, 40R-60BO, PART 1 & 5 OWNER 504063 ONTARIO INC. DATE: AUG. 302005 DRAWN BY JB FILE No. A 23/05 CLEMENTS r<Of~.L -.-------c::::.::~....---_.-."...........-.-..--..".........--. SCALE: 1 :5000 CHECKED BY GR o 0 ourc..: r.,..onet En¡erp,.:... Inc. ona it. auppli."a. All "i~'n. R...tv.d. Not c pIon of a~r".)'. 20050 WlPAC Cll"ld it. .uppli...... All ...ò hl. R...f"Ved. Not 0 pion of Su"'''. . l' PN-4 130 I SEVERANCE BOUNDARY OF LD 267/01 \ \ ---"------ ~ --.;-;>0....,...; I.~¡r- .,,' -.. ~ EXISTING TRUCK STOP e I....,. ¡..;;............ -~-~-- ATTACHMENT' d TO REPORT i' PO /o"()b INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 23/05 WENCf;~Y HOLDINGS LIMITED '""---.:..-_.....~.-._.. !.--. ~..._-.....-----....-. .._......_.~,..- -.....-..... CLEMENTS ROAD e t I -1--_00... I ì -. , . ;j~~:r~i '( PROPOSED ~ ~:~;' STORAGE ì(- T: BUILDING ¡;. :P¡;iÚ,;.:\i;'.{:' ,~ .y,,~,., ..... ·e· ;-;;~:};I <~' ~i:~~::: : OUTDOOR STORAGE AREA .......-,........,.... , ::'~ISr.".' 'PrIO '0. ','":.~.' .' ...---" . ._-----_._~ f 1 II ~I ... " --''-- .,...,,- ...."". .-' . ,~,- ---...-.,: ..--- - ...... " .....-..~., ~ . . ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN. AUGUST 30. 200$ .- \TTACHMENT'.;:) TO FIEPORT # PO / LJ-{)t> ~ 3· ~ .1 1 C¡il¡ o~ INFORMATION REPORT NO. 22-05 FOR PUBLIC iNFORMATION MEETING OF October 20, 2005 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 23/05 Wencray Holdings Limited 2000 Clements Road Part of Lot 15, B.F.C. Range 3 (40R-6080, Part 1, 5) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 2.6 hectares in size, and located on the north side of the curve of Clements Road/Church Street (see Attachment #1 - Location Map); - on the western portion of subject property is the Husky Truck Stop; - the eastern portion of the subject property is subject to this zoning amendment application; Harmony Logistics abuts the subject property to the north, vacant industrial zoned lands to the south and environmentally protected land in the Town of Ajax to the East. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the zoning of the subject property to permit outdoor storage associated with a currently permitted use, a roofing supply business office and warehouse (see Attachment #2 - Applicant's Submitted Plan); - approximately 2322 square metres of new floor area is proposed, which will be a combination of office and warehouse uses; 1858 square metres of floor area for a future unheated storage building for the storage of roofing supplies and materials is also proposed. Info~iiòn Report No. 22-05 ATTACHMENT I RE?URT # PO TO I D ·Dt:' 3 Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reaional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Employment Area"; this designation permits manufacturing, assembly and processing of goods, services, industries, research and development facilities, warehousing, business parks, limited personal service uses, hotels, storage of goods and materials, retail warehouses, freight transfer and transportation facilities; - these uses shall be designated in appropriate locations in the respective area municipal official plans; - the applicant's proposal appears to comply with this designation; 3.2 Pickerina Official Plan - the subject property is designated "Employment Areas - General Employment" within the Brock Industrial Neighbourhood; - this designation permits manufacturing, assembly, warehousing, storage of goods and materials, transportation facilities, offices and retail sales as a minor component of an industrial operation; Schedule II of the Pickering Official Plan - "Transportation Systems" designates Clements Road and Church Street as Type C - Arterial Roads; - the applicant's proposal would implement the "Employment Areas - General Employment" designation in the City's Official Plan; 3.3 Zonina Bv-Iaw 2511 - the subject property is dual zoned "M2S-1" - Truck Stop & Restaurant Zone by By-law 2511, as amended by By-law 5836/01 and "M1" - Storage & Light Manufacturing Zone by By-law 2511; - this zoning amendment application is subject only to the eastern portion of the property which is currently zoned "M 1"; Land Division Application LD 267/01 will severe the "M1" portion of the subject property from the "M2S" portion; - the applicant is requestin!~ to amend the "M1" zoning of the subject property to permit outdoor storage associated with a roofing supply business office and warehouse. 4.0 RESULTS OF CIRCULA TIOI~ 4.1 Resident Comments no written resident comments have been received to date; 4.2 AQencv Comments no written agency comments have been received to date; Information Report No. 22-05 ;:, ¡¡.;."rl:VilNì 11_:3 TO ;'¡Lr"liR I 11 PO Ie "D~) -43n Page 3 1. ~) 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: · the compatibility and the appropriateness of the proposed outdoor storage with the existing built form; · the examination of the preliminary site plan to ensure adequate site function; · the examination of building location on the subject property to ensure that the building is as close to Clements Road/Church Street as reasonably possible in order to adequately screen the proposed outdoor storage component of this business from the street; · the fulfillment of the City of Pickering and the Region of Durham conditions of approval for LD 267/01; · proximity to environmentally significant area and the requirement for TRCA approvals; · the examination of this application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; 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 Planning Report prepared by the Planning & Development Department for a subsequent meeting of Councilor 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; 134 Information Report No. 22-05 /J,,~H¡\~tNT 'I :"> TO .-. . ... ~~_. .~..~~- '"\I)__.._J(J '·D~ Page 4 6.2 Information Received - copies of the Applicant's Submitted Plan prepared by Barry Bryan & Associates Limited, and a Phase I Environmental Site Assessment prepared by Winchurch Environmental Inc. are available for viewing at the offices of the City of Pickering; Planning & Development Department; 6.3 Property Principal The owner of the property is 1504063 Ontario Inc. (S. Aggarwal), the applicant is Wencray Holdings Limited and the agent for this application is Arnold Mostert of Barry Bryan & Associates. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Geoff Romanowski, CPT Planner II Lynda Taylor, MCIP, RPP Manager, Development Review GXR:jf Attachments Copy: Director, Planning & Development AT1ACHMENI'_ .~ TO REPORT II PO, It' .t.,{¿) ...3"- i ~J APPENDIX NO. I TO INFORMATION REPORT NO. 22-05 COMMENTING RESIDENTS AND L.ANDOWNERS (1 ) none received to date COMMENTING AGENCIES (1 ) none received to date COMMENTING CITY DEPARTMENTS (1 ) none received to date '"' '('H" '''''IT # if TO ; , ~Jt..) i ¡,,,'i :1\" "''''',"''''''~,'',!,.,'~ '-",~,,, ,,_,,~.. , ", f'~ "-1: /Ö-O/. ~,.;- . J .~ !?f ~"f J,.,..,"....."_,."""'.,>"'._c,,.~l~,".,.,.. Excerpts from Statutory Public Information Meeting Pursuant to the Planning Act Minutes Thursday, October 20, 2005 7:00 P.M. (I) ZONING BY-LAW AMENDMENT APPLICATION A 23/05 WENCRA Y HOLDINGS LlMIITED 2000 CLEMENTS ROAD PART OF LOT 15, B.F.C., RANGE 3 (40R-6080, PART 1, 5) (CITY OF PICKERING) 1. Geoff Romanowski, Planner II, provided an overview of property location, applicant's proposal and City's Official Plan policies pertaining to this site, as outlined in Information Report #22/05. 2. Arnold Mostert, Barry Bryan & Associates, agent for Wencray Holdings Limited advised that they were present to answer any questions and submitted letters of support for this application from: Mark Goreski, Goreski Roofing & Lathing Ltd. Tony Tedesco, AMA Roofing & Sheet Metal Tom Moffatt, Moffatt Bros. Roofing Ltd. David Sullivan, D. Sullivan Condominium Service Dave Barr, Roofing Sidling Sheetmetal Ltd. Segar Aggarwal, Bonarnax Realty 3. The following represøntatives/agents for Wencray Holdings Limited requested their names i~e included as attendees: Craig Glynn, Wencray Holdings Wendy Spragge, Vice-President, Spar Marathon Dana Coverdale, Director, Sales & Marketing, Spar Marathon Steve Bronetto, Bonamax, Strategic Advisor, for Wencray Holdings - 1 - <' "0 J,TTAC~MErH #.",~"_~,,.~, '., ¡ , .¡ PI', I{)'O~' 43fo"'! 1 .. ( I I' I II I I r;A~~~~987-1445 ROOFING SIDING SfIEETMETAL LTD. 66 Metcalf Street, R.R.#8 Newcastle, On, LIB lL9 Toll Free: 1-800~987-1445 Fax: 905-987-3838 ~vbarrsrootìm~,corn ,!3AßRSR~ 5 i0<1. 0 I. com September 11, ;¿uOS 'R'''' ~,..'" ,~,-'::' !ii:~" I:l'V' ' if ¡ "'" cC'" ;¡"'~ ~J ,,' t. . t.....Zi ,,~..:¡ .J.ri..., In M'''~\:>,'',',.. lwl The Corporation of the City of Pickering One The E:;;planade Pickering, Ontario, Canada L 1V 6K7 ocr 2 tì 200S CITY OF PIC~<ERING PL.ANNINß & DEVELOPMENT OEPARTMENT Pickering Town Council To whom it may concern, was glad to hear SPAR-Marathon MAY BE EXANDING TO A BIGGEH Pickering Site. This would be good news for me and helps my firm be more competitiV(~. I will no longer have to drive as far to pick up my supplies. We have been doing with business with SPAR-Marathon for many years and have found them to be a good competitive reliable supplier to roofing industry, I am behind anything new that they can do to improve their level of service to my company. I also want to wish SPAR-Marathon Slood luck on their expansion plans. Yours truly - Ç}~ Dave Barr President c.c, Craig Glynn, President, SPAR-Marathon ;-. ~4: 3C"j) . .1 I' . . . i.... . . .~ D. SULLIVAN '. CONDOMINIUM SERVICE DIV. 654946 ONT. INC. . "'.' f, rHMENT # f ""I 'fO' t"" ~ "')IV. I t _''''.''''~:;iJ., >i.;;_'i:..~ ~ ; ':'URï II PD.. ,,(L> :C:Þ ! ..' f~::~ ~E r{-lë' E 1.3 ~,fj E ¡~or) rrm th; \\~Q h.~~' tj ~ It,.~, ~.Lc1J ;j--~'~~'~ . I r ; . r r ~ - ()("Y 'ì 1:' '¡fJfJr: ". .1 L U (...\ t.J CITY OF: !\J':':F1INt7¡ PLANNING 8. DEVELŒ'MENT OEPAFnMENT September 131 2005 Mr. Charlie Ayers Sales Manager SPAR-Marathon Roofing Supplies 3689 Weston Read Weston, Ontario M9L 1W4 Re: SPAR.-Marathon New Pickering Site I was pleased with the conversation we had regarding your expan.sion plans to a new Pickering location. As you had mentioned, it would allowSPAR-Marathon to offer a much larger selection of inventory as well as increased quantities. This will be a great improvement for all the ocal rooførs in the eastern end of the G.TA. as well as areas east of the city. Most of the work I do is in the eastern region and having this large. facility would make my job easier and more cost effective without having to travl?' into the Toronto area. I would like to wish SPAR-Marathon all the success and continued support to the roofing industry. Sincerelÿ 5310 Finch Ave. E.. Unit 32. $c..·1fborouqh. Ont. M1$ SE8 TAl 60Q.nnl1 I knOJ"l1n", r-___ ~~~ ~__. - . .. - - -- - - - . . ....""...., U 'Vi.) F d..l.- OU~-VOb4 µ OFFATT B~T~;:'~J()~~NG Ltd. Pr01lÍLÎmg tl'm£fy, qudity, (OOf servia w~ since 1985 Industrial 139 Commec'cial Institutional 1-888-2~1~5-2294 125 Densmore Rd. Cobourg Ontacio K9A 4.19 Septemlber 12, 2005 [ie) if"'" ~{"''' ~~' [ \~, [J ~(:; ~") hrÎl\ ~'Et\7dl [1:' ~ \'IJ e6, fbi' The Corporation City of Pickering One The Esplanade Pickering, Ontario, Canada L1V6K7 ,"("T f~ ¡¡;:: ')OIJr¡ L'vi 1- u I.. l, CITY OF PiCKEBING PLANNING ¿~ DEVELqPMENT DEPtl.RTMENl Pickering Town Council To whom it may concern, SPAR-Marathon has told me they wish to expand their Pickering Operation and move to a new site that needs to be rezoned. They tel[ me that they will be adding several delivery trucks and inventory to their sites. They have also mentioned that their yards in W,?ston and Toronto are at capacity and this new yard will help bring us better selìlice. , have been dealing with SPAR-Marathon for many years and find them to be a good company that specializes in service and product availablity. We at Moffatt Brothers Roofing Ud f'~el it is in the City of Pickering's intere;;t to re-zone the site that SPf\R-Marathon has chosen rattJ.1?5 then have them move to Ajax or O:'hawa. S;ncerely, ~//~ ,07/':_ Tom Moffatl /' ~~ ....ø preSidenY I C.c. Cµ¡(g Glynn, President, SPAR Mara .4q .. t ...- --... AnACHMENT # ;< ~. REPORT # PO 4Wr~ ,.JC . .:::;. ';:. ~ g TO ID ..tirJ ROOFlr..JG 8< SHEET METAL 980 Alliance Road ,Unit #2, Pickering, Ontario llW 3M9 . Tel: 905-837-9990 . Fax: 905·837-8885 . Email: amaroofing@)bel/net.ca September 9. 2005 ,~ "C,' ~ '7/' 1= [j,.,,,,, ""'~ ~t': í.r-ü ¡¡¡:'" , ' Ii 'L.,I rr~ ~ ~.jJ ~ç~, 11 !I Jb: .~j ()("T <¡ ~' ')005 '" .",''¡ 1... t; h. ~ \ The Corporation of the City of Pickering One The Esplanade Pickering. Ontario. Canada L 1 V 6K7 ~ L' ¡;::nll'!1ê';' CITY OF P¡(;i\¡".:n ,'\!>.;;i: "'LANNING & DEVELOPMENT , OEPARTMENT Pickering Town Council Dear Sir/Madam, SPAR-Marathon has informed me thatthey wish to expand their Pickering operation and move to a new site that needs to be re-zoned, This would be a great improvement to the level of service that they currently offer with more storage space and easy access. I have to rely on their Weston Operation for my larger purchases and only use their present location for smaller orders. If and when they get ¡his larger facilììy in my neighbour it would be an excellent benefit to my business, I like to support businegs within my community and this new site would make it easier for me to stay within the city, If you have any questions or issues with this please don't hesitate to contact me. e,c, Charlie ,\yers, Sales Manager. SPf\R-Marathon ~~~~~~ ARTTEPoARCrHMflEpNDT tJ_·~~;~~,Õ'~ ......~~~æ-~~ ---"'"'' ~ A..4.w... .. .- ~~, ._,. -.. .' .L eI;I "- reaBra I I I I I I ¡ ~ \~ -- .--------. August 17, 2005 .. ~ ...." Vi'"'''' , .~ .",..,,:r.. .. . Il,#.l R.ECtEJ"~ ,,' Dana Coverdale Director of Sales 8lld Marketing SPAR-Marathon Roofing Supplies 3689 Weston Road Weston, ON M9L lW4 .. ¡~., '1 ì"'.í\\:, () ii n ¿,I)Jl) ¡ I.' ..,., \. .. ...... ''''F'''''i:~\:¡¡NC ,;''''rr\'' "H' ~_. ¡\."",, '. ~¡::N' '~J I ¡'N',(:, ?, ÜE\lElOPN- ':>I-Af\..1' ,. ._ ,,-' nCNT DF¡...t·..·.-:¡t·"c RE: Rc-zoning of SPAR-Marathon new Pickering site Feel free to give this letter to the TO?'ffi.ofPic}œring plaI111lng departmen.t. r am in favour of SP AR- Marathon relocating to a larger site a Pickering. The added inventory and more deliv~;ry trucks will provide me great service to satisfy ou!' customers. A lot of my work is in the Pickering\Ajax area and it wiII be easier than dealing with my supplier in Oshawa. If you have .any questions please do not hesitate to contact me at (905)723-9022. Yours truIy, For Goreski Roofing and Lathing Ltd. Mark Goreski (905) 723-9022 GORESKJ RCOFING AND LATHING LTD. 133 TAUNTON RD. w. 1i16 OSHAWA L 1 G 4X9 -(~ 142 1f.....,c tD ___TO REPORl # PD__...~~_,~. ., , ,T.:z¡' . ,~. ,"",,' ~;.! ~~ fì lï:: If'~\ \'f::57 ~~ ~r E; ~:: ¡~ \~ ~ m"",J ,no Çb-~":.-:) ~,?, ~.,.ZJI '. ocr 'l 6 2.nos . NG GrfV OF ~";j¡EGV'r~~~~ENT Pl ANNiNG 8, 0 . DEPf.\RTMENT OCIrJbcr :\, 2005 Mr. Cmlg Glynn Wencrey HoIQÌ1g5 lid. 0/0 $pGr Roo~nø & Metal S\Jpplíel Limited 3689 Welton Road, \NesIOf1. ON Mal 1W4 R8; 2000 Clemems RoaØ, Pickering, OAlef 0 DeAr Mr. Glynn, Furthel' 10 oLlr O1"golna dlaCuMion9 19 lhe seller 01 'he aUe '~e.d on Cleme~ Road at Church Street. Pickering, Ontlrlo. we hope '0 finalize on c/o$.inQ Þ1ls &ale !oDCn. ~ part of your requirement to pllrc:h!Ø8 my propertnou haw made øn gpptk:atlon fOl1rezoning or'he land. Ñ detcrlbd '0 UII in those d)BCUulons arod 91nc.e VOU 8 lacel busln.ell alrNd)', we ~n agree th81 your proposed buaillaea \11M! would be ~pllble te. us 85 you next dOOl' ~lgl1bour. If we ean b~ ht~fut in Anyway, plea:ee 1e1 ua know, Yours 'r..;fy. \¡ \'4-- ~. SaglWt\ggalWøl (:) 4- 01 {~Ç- c.c. S8IWIrtd« SlnQh G~I - RlICCloppo Zuber Coetr.ee Dlcn"e lLP S1ephen Bronetto - BonaMæ fteallY Inc. DeMiC Bryan - ßm1"Y. Bryan Associates (1 ~91) Limited /!e)¡¡¡~ iJ'üj t""" /f0;¡ ¡;;:;;" .~.' &:.~tž~t~ h¡f,Jr ~. "'-, ¡j .\"'1 p;:.. í?' ~I Yi i~ tf)) W~lkir, Nott, Draglcevic 2 a 20(!~A$sociates Limited Cíi~y ''''Planning PI.ANN/{~r: ¡:::;CKp-. Ulban De51gn oJ1'7. DfVËL&,FjjlìitGjronmental Assessment ',F¡, MI:III1" 'wENT .lL .._"TO Il; {>t.. v " October 20, 2Q05 City of Pickering Planning and Development Department One The Esplanade Pickering, ON L 1V 6K7 Attention: Mr, Geoff Romanow$ki Planner Dear Sir: Re: Zoning By-Law Amendment Application A23/05 Wencray Holdings limited, 20ClO Clements Road City of Pickering We are planners for Runnymede Development Corporation Limited, with respect to lands which they own in vicinity to the property subject of Application No, A23/05. Runnymede is also the benefic:ial owner of a property adjacent to the subject lands. We have reviewed Information Report No. 22-05 and offer the following comments regarding the propo:.ed development. In principle, the proposed development merits our support, however specific details need to be clarified and resolved. We are in general agreement with staff comments from the Information Report. It is essential that compatibility and appropriateness of the outdoor storage with respect to built form on the subject property and adjoining lands is achieved. Staff indicate the need "to adequately screen the proposed outdoor storage component of this business from tile street", however this is only proposed through building siting and there is no mention of impacts on adjacent properties. As a result, we propose that appropriate solid screen fencing and accompanying landscape techniques are utilized around the outdoor storage area in order to help enclose it appropri:~tely and ensure there are no negative impacts on adjacent properties. Furthermore, the location of the building footprint should be specified in the zoning schedule in order to achieve the JEwel of screening that is depicted on the submitted site plan. It is noted that the "concept" site plan, does not provide setback dimensions for the propOSSld development. Therefore, it is important that an appropriate building footprint is established via site specific setbacks through the rezoning process in order tc ensure the bUilding is oriented to the street and side yards, thus helping tel screen the outdoor storage area from the street. In addition, on the applicant's submiited site plan, a large portion of the site is illustrated as "Outdoor Storage Area", This storage area space should in our opinion be limited in scale and loc:ation through specific reference On any approved zoning schedule applicable to the property. This will clarify the storage ~ A. 1"', 1. 'i ~j ç:;¿~;;ø ,,:>-:/. /' / ~·f~ ... / .....-./ ,/ #.¿:::;~~ ./ / //-:/. ,,~:;::z::::-=~;;-.?:' --/:. ~././ -~7/..~;':; //:-;:- /øø~ ./ ,/./ %~¿.%%.% ::::/;:::-/;::::'%ß~% ./ ~%. .--,..:~% /--:-;::Ç?';;-- 172 Sl. George Straet Toronto, Ontario MSR 2M7 Tel. 416/968-3511 Fa.. 416/960-0172 e-mail: admln@wndplan.com web: 1IIww, wndplan.com Polo< R. Wolkor, FCIP, RPP Wen.::t:;o Non. FCIP, RPP Reba" A. DraQlclvJc, MCIP, R~P PnnClpsl. Ja.on c. w..., MAAIC, OM G ' 9DIY J. Doly, MCIP, RPP Aø'OCUille PrtncIPala M.nn. CalTey ConlrollBl' '" It p 1. 'f it r"~fi'''' 1tut~:; A TTACHMENT #_~iLTö REPORT # PD-ta"¿b ---.."."".""", :': 7 Mr. Geoff Romanowski City of Pickering, Planning & Developms,nt Department Page 2 05.676 area location and prevent it from spilling out in close proximity to adjacent properties or the street. An alternative to ensure the storage area is properly defined would be to include performance standards in the Zoning By-Law that control the area, height, and yard setbacks associated with open are·a storage uses. Below is an example of wording that could be used in the amendment: Part Lot 15, Range 3 Notwithstanding the provisions of sL,bsection 16.1.3, an outdoor storage area shall be permitted on the lands designated 'M1' on Schedule "AI< hereto and loeatad in Part of Lot 15, Range 3, subject to the folrowing provisions: a) the use of the outdoor storage must be associated with the roofing supply business office and warehouse operation on the same lot; b) the outdoor storage area shalf be enclosed by solid screen fencing and landscaping or both as determined by tha City of Pickering Planning and Development Department through Mte plan control; c) Area Requirements: i) Maximum Area of outdoor storage area ii) Minimum rear yard l¡etback to outdoor storage area ill) Minimum side yard setback to outdoor storage area iv) Minimum front yard setback to outdoor storage area v) Minimum setback fmm building wall to outdoor storage area vij Maximum height of any ,:;¡bject in outdoor storage area xx sq. m )(xm xxm )(xm xxm xxm This type of amendment would ansu,e the visual quality of the property is improved while preventing adverse impacts on adjacent properties. It is clear that if the proposed site plan was approved "as is", it could be interpreted that outdoor storage is permitted anywhere on the sUbject property. From staff comments we assume this is not the expectation. Also, we note that landscaping on the submitted site plan is limited. The City should ensure through the site plan process that adequate landscaping is provided to effectively buffer the outl::!oor storage from the street and from adjacent lots. We ask that you incorporate these considerations into your assessment of this application. Please add us to the list of interested parties to enable us to receive /'./ . ,/ /" / .. ,.//././/// ~e/ // A. . ././ /0 .%/¿:;';c;@ ~~. , /~~..-:';/../ //~/ ~ k 11 J\CHMEi\rr # _Ji_~~ REPCH1 # PD. It¿ -~_. Mr. Geoff Romanowski City of Pickering, Planning & DevelopmE!nt Department all future decisions and notices regardin~ this application. Yours ver¡ truly, WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED Planning' Urban Design' Environment¡¡¡1 Assessment "1ó(' Gregory J. aly MCIP, RPP Associate Principal copy:: Rodger Miller 4Ilfj- 1: <'f ~J Page 3 05.676 ¡-3\ {i;"" ~tb ~ ~ ·t.Jl F I'R\ ~I~ V Cy i"¡ 2 0 2005 CITY OF PICKERING ::>, ANNING & DEVELOPMENT -. GEPARTMENT /'. . :;:=',:~~;::::;;:::~<~ ,,/ / /~,' ......./-83.i ><--/'.-:: ..........' ~:~ ~~f~I~ ~:--%'~-JÞ. -',,-:, /--:/~~~' ;'....:'.:::..??~~..~ . /~~' 148 ,:,rlA GHMEìH tJ,_L~~~:w REPDR'f if PD.._...Jf2.~i¡f¿_...~"._._. CROSSBY-DEWAR PROJECTS INC. October 24, 2005 City of Pickering Corporate Services Department Clerk's Division Pickering Civic Complex One The Esplanade Pickering, Ontario L1V 6K7 Attention: Debi A. Bentley, CMO, CMM III Re: Zoning Amendment Application - A 23/05 Wencray Holdings Limited Dear Ms. Bentley, We are currently in the process of developing property on Silicone Drive and will have a view of the subject property from our facility. I would ask that the property owner include landscaping on the north west corner of the property to hide from view the proposed storage building and outside storage area. If you require any further information regarding this request please contact the undersigned. Regards, c~ Dori þ ~) - - Administration Manager Crossby-Dewar Projects Inc. i,·.···"'···~·.t":,;¡j I'!"";' ,"~' ¡j ~, j :;.'J.1 '.r! t· ~. «;~'.. . (:,"' (¿: VI ...ð.. ('~?:l'" (~;'\ ·';;:~1;;.c·'¡) ",",". ,.). ,"." v '> ~ '," '<ì .......... ~, . ;.) (/~ -t:..l: . ~. ;ø-;:> ~~ O~_'''-'. .:f.....-? ~, '^, ',' ,r;,'6'\) ~~~'~~.'.~,'. ~.~. :ij/ ~crQ .,., Lt cc. Geoff Romanowski, Planner II Ian Morton, General Manager CD PI Greg Martin, Project Manager G.V. Martin,Associates Limited 896 Brock Rd. S., Unit #8 G:\Users\Dori\Word Documents\Crossbv Dewar\Dori's Notes\1935 Silicone Drive\City of Pickering, ON Pickering Zoning Amend A 23 05.doc . L1W 1Z9 TEL [905] 831.0675 FAX [9051831.0767 The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E . 4TH FLOOR PO BOX 623 WHITBY ON L 1 N 6A3 CANADA 905-668-7711 Fax: 905-666-6208 E-mail: planning@ region.durham.on.ca www.region.durham.on.ca A.LGeorgieff, MCIP, RPP Commissioner of Planning "Service Excellence foròurCommunities" October 21,2005 ATTACHMENT #~,_TO REPORT # PO kî:.l:1L, ". ~,,~. .. 4""" 1 ( \0 fL;'~ lr~ ~ '~.¡.¡fl ,n. ~'t;:''''~ t1:""$7 !~'~ Geoff Romanowski, Planner II Pickering Civic Complex One The Esplande Pickering, Ontario L 1V 6K7 (' C"" r) d " l. C ·;:U05 CiTY OF PIC¡(EFIING PLANNING g DEVELOPMENT OEPAPTMEt-!T Mr. Romanowski: Re: Zoning Amendment Application A23/05 Applicant: Wencray Holdings Limited Location: Part Lot 15, BFC. Range 3; 40R-6080, Part 1,5 2000 Clements Road Municipality: City of Pickering This application has been reviewed and the following comments are offered. The purpose of this application is to amend the zoning of the subject property to permit a roofing supply business office and warehouse with associated outdoor storage. Reqional Official Pia!! The lands subject to this application are designated "Employment Area" in the Durham Regional Offidal Plan. Employment Areas are to be used for manufacturing, assembly and processing of goods, services industries, research and development facilities, warehousing, business parks, limited personal service uses, hotels, storage of goods and materials, retail warehouses, freight transfer and transportation facilities. The proposed uses may be permitted within the Employment Area. Provincial Policies & Deleqated Review Responsibilities This application has blgen screened in accordance with the terms of the provincial plan review responsibilities. A Phase 1 Environmental Site Assessment prepared by Win church Environmental Incorporated indicated that there is low potential for environmental impact of the subject property due to current/historic uses at, and in the vicinity of the subject property. No additional environmental work is recommended. There are no other maltters of provincial interest applicable to this application. Reqional Services Sanitary sewer serviœs are available to the subject property from Church Street. Municipal water supply is only available to the subject property through the extension of a 300 mm watermain along Clements Road. The applicant will be responsible for all costs associated with the required extension. @ 100% Post Consumer "ì. 4: [~ 1 ":t :~ j,3.,.~T(¡ . j"~~:,Qb,..,.. , Page 2 If you have any questions or require further information, please do not hesitate to contact me. Qm~Jwr/( Dwayne Campbell, Planner Current Operations Branch cc: Peter Castellani Regional Works Department N:lplmldclZoningIComments\Pickering\A23·05.doc ',1' /4 1(1 -ö{:> " --. ~=-~~ ~;;ß~," ~ f~ C ¡e I,':: (1""11, n h .¿I r&; !,:t ...~~ U i 7·ConšêrvåY'íoIJ for The Living City October 27, 2005 OCT 2 6 2005 CITY or- PI..C4{ERING PLANNI!~~D DEVELOPMENT DEPARTMENT ,~"''''''''''''''''!I<!D'~~_'Ir.\~·;, BY FAX AND MAIL Mr. Geoff Romanowski, Planner II City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L1 V 6K7 Dear Mr. Romanowski: fie: Zoning Amendment ApplicationA23/05 Wencray Holdings Limited 2000 Clements Road Part of Lot 15, B.F.C., Range 3 City of Pickering Please note that the Toronto and Region Conservation Authority (TRCA) is in receipt of the above-referenced zoning by-law amendment application. Sta1i has reviewed the application and offer the following comments. Background The subject property is located at 2000 CI'9ments Road, south of Bayly Street and east of Squires Beach Road, in the City of Pickering. It is our und9rstanding that the applicant wishes to amend the zoning of the subject property to permit a roofing supply business office and warehouse with associated outdoor storage. The existing zoning on the property is dually "M2S-1" - Truck Stop and Restaurant Zone and "M1"_ Storage and Light Manufacturing. The application pertains to the II M 1" portion of the property. The subject property has been discussed with respect to other aoplications, namely the extension of Clements Road, through to Church Street. Applicable Regulations and Policies The subject property is partially located within the TRCA's Fill Extension Area of the Duffins Creek Watershed and a tributary of the Duffins Creek traverses the northeast corner of the subject site. The tributary of the üuffins Creek that traverses the subject site connects to a Provincially Significant Wetland (PSW) that is approximately 230 metres from the subject property. The purpose of the Fill Line Extension Area is to identify valley and stream corridors that are currently not included in the registered Fill Scheduies ilsted undeï Ontario Regulation 158 (Fill, Construction and Alteration to Waterways). The proposed Fill Lines are in draft form only and have not been approved by the Province. However, the TRCA regulates alteration to watercourses and any construction within their Regional Storm Floodplains. The subject property is entirely designated an Environmentally Significant Area (ESA). As referenced in Section 2.1.4 of the Provincial Policy Statøment (PPS, 2005) no development or site alteration shall be permitted within significant woodlands or wildlife habitat unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. Site-Specific Comments In accordance with Ontario Regulation 158 (Fill, Construction and Alteration to Waterways) a permit is not required from this Authority prior to works taking place on the subject property. However, as the subject property is entirely located within an ESA, the TRCA requires that the applicant conduct an Environmental Impact Study (EIS) prior to the approval of the zoning application, in order to allow for protection of the sensitive portions on the subject property. The EIS must clearly identify how ecological impacts are to be F:\HomeIPublic:Development Services\Durham RegionlPlckeringlA23-05 2000ClementsRd CofP 10-27-05.wpd 5 Shore ham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca ffi. ~~t,~ ·'lbAé ¡Lf ,I, {t;::j)b ..., t':: .', j.;)1J ·j·1E{!~,)n"~ 'J[j Geoff Romanowski - 2 - October 27,2005 mitigated for the preservation of ecological form and function with respect to any proposed development on the subject property. Given the environmental significance of the site, the TRCA cannot adequately assess the proposed zoning by-law amendment application until the EIS has been received and reviewed. Rec~)mmendations in light of the above, please note that the TfiCA is unable to support the application until an EIS, prepared in accordance with TRCA EIS Guideline Requirements, has been submitted for our review and approval. We trust this is satisfactory. Should you have any questions do not hesitate to contact Susan Robertson at extension 5370. ~'~ Chris Jones, Plans Analyst Planning and Development e.c. Dwayne Campbell, Regional Municipality of Durham C,J/sr F:\Home\Public\Development Services\Durham Region\Pickering\A23-05 2000ClementsRd CofP 10-27-05.wpd ATTACHMENl If /5" íU 41 PD Ibu{l 1) ~ ' ....,,-,......."',... ..,...'",.,¡...... .. ;¡.>.."...".....' c0;¡Cõñsê,RŸåNiìón for The Living City November 23, 2005 ~, ... 54' 1. .,1 C}\i () BY FAX AND MAIL '",,'-,," ""',,.' ;',";({', !{¡:~:PP\~(:XREFCFN 32209,05 ,.T, i, -~ \. Jf~'"' ~~.. t' .~'f ...'-'ô ·,~I '"",,,ç'. ;;'tÞ,NNIÑG 8·, 'CJ1::VÉ:LQPIVIENT DEPÞ,ITrMEN I Mr, Geoff Romanowski, Planner II City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L1 V 6K7 Dear Mr. Romanowski: Re: Zoning Amendment Application A23/05 2000 Clements Road City of Pickering (Wencray Holdings) Further to the Toronto and Region Conservation Authority's (TRCA) correspondence dated October 27,2005 (copy enclosed) regarding the above-noted zoning by-law amendment application and BBA Ltd.'s correspondence dated November 2,2005 (copy enclosed) please note that the TRCA would like to offer the following additional comments. The subject property is an Environmentally Sensitive Area (ESA) as recognized in previous correspondence and review. However, in consideration of tle existing dual zoning on the subject site: "M2S-1" Truck Stop and Restaurant Zone and "M1" Industria Zone by By-law 2511, and that the subject zoning by-law amendment application is a minor amendment to the permitted uses, within the M1 category, as well as recent works within close proximity to the subject property (construction of stormwater management pond and extension of Clements Road to Church Street) the TRCA has no objections to the zoning by-law amendment application. However, prior to:he issuance of the site plan application, TRCA staff request that the applicant submit an Environmental Impact Study (EIS) in accordance with TRCA EIS Guidelines, to the TRCA, for review and approval. We trust that this is satisfactory. If you have any additional comments, please contact Susan Robertson, Planning Technician, at extension 5370. LI I ,~ ¿:sel it, nlor Planner Planning and Development c,c Arnold Mostert, BBA Ltd. (Fax: 905 666.5256) Ene!. RW/sr F:\Home\Public\Development Services\Durham Reglcn\Pickering\A23-05 2000Clements CaiP 11-23-05,wpd 5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca a ~'4J~ , ~ a"f (~CllnsêrvåNùôn for The Living City December 21,2005 An ACHMErJl iI.c.lf.? _"' l, mJ'oRl tI PO".o,.,~jQ",:Q(L." i"j d CFN 32209.05 BY FAX AND MAIL (fax 905.420.7648) Mr. Geoff Romanowski, Planner" Planning and Development Department City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L 1 V 6K7 Dear Mr. Romanowski: Re: Zoning By-law Amendment Application No. A23/05 2000 Clements Road City of Pickering Wencray Holdings Further to our previous correspondenCE!, dated November 23, 2005 (copy enclosed) TRCA staff and the landowner of 2000 Clements Road visited the site on December 14, 2005 in order to gauge the environmental significance of the property with respect to the proposed development. Given the current zoning of the subject property for industrial use and that the Environmentally Sensitive Area (ESA) is now bisected trHough the construction of Clements Road, staff recognize that an EIS is not required for the subject proposal. Therefore, we would have no objections to the zoning by- law amendment application, as submitted. However, TRCA staff are concerned about the development of Part 7, south of the realignment of Clements Road and are of the opinion that this land should be protected in perpetuity as it remains an integral part of the ESA within the Duffins Creek Watershed. In light of the above, staff recommend that a resolution of council be put forward to obtain the lands to the south of 2000 Clements Road [referred to as Part 7 on the land severance application (LD 267/01)] as open space, in order to offset the impacts of the development of the road and the construction of the subject property, and in order to boíster the integrity of the naturai heritage system within the ESA. We trust that these comments are of assistance. If you require any additional information, please contact the un, igned.. " RW/sr Enclosure F:\Home\Public\Development Services\Durham RegionIPickering\A23-05 2000ClementsRd Sitevisit ColP 12-20-05wpd.wpd 5 Shoreham Drive! Downsview! Ontario 1v\3N1S4 (416) 661-6600 FAX 661-6898 www.trca.on.ca m "W~ .un # t 7 TO i ~)L' ,.'!'Q -()~) ""5''''' . - .... , ""- I t- W 0 I W « 0:: 0 t- o:: COPPERSTONE DRIVE I (f) w I ~ 0 ¡y ¡y 0 ::J I 0 f- ~ I SILICONE DRIVE I C?) 0 <t: ~ w SUBJECT CD w (LANDS) z 0 I- (f) ¡y w CL 2000 :> · CL 0 LANDS . CLEMENTS ~ ~ I 0 SUBJECT . TO A 23/05 ROAD . ~ · ~ I · © I CLEMENTS ROAD ---' I · I L- -1 2001 i LANDS CLEMENTS REQUESTED ~ ROAD I BY T.R.C.A. · 40R-6080, I PART 7 (f) i ~ W 0:: ~ - ::J I a (f) · © I ! þ I · -- I /:- /10 .-/ City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART LOT 15, a.F.C. RANGE 3, 40R-6080, PART 1 & 5 l' OWNER 1504063 ONTARIO INC. DATE: JAN. 23, 2005 DRAWN BY JB FILE No. A 23/05 SCALE: 1 :5000 CHECKED BY GR la~a ".u'c.., PN-4 Tor-enol Ent...priaoa Inc. and ita suppliers. AU right. Re.erved. Not 0 pIon of survey. 2005 MPAC and ita suppliers. All ...iàhts Reserved. Not 0 plan of Survey.