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HomeMy WebLinkAboutPD 28-06 Cift¡ c# REPORT TO EXECUTIVE COMMITTEE 013 Report Number: PD 28-06 Date: April 24, 2006 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 30/05 AI-Karim & Sholina Rhemtulla 1778 Fairport Road Part of Lot 10 & 11, Plan 820 (Part 2, 40R-9255 & Part 2, 40R-11504) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 30/05 be APPROVED to add a day nursery use as a permitted use on lands being Part of Lot 10 & 11, Plan 820, City of Pickering, submitted by AI-Karim & Sholina Rhemtulla. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 30/05, as set out in Appendix I to Report PD 28-06, be FORWARDED to City Council for enactment. Executive Summary: The subject property, which currently supports a detached dwelling, is located on the southwest corner of Fairport Road and Welrus Street, in the Dunbarton Neighbourhood (see Location Map, Attachment #1). The applicant has applied to amend the existing zoning on the subject property to allow a day nursery use in addition to the currently permitted residential use. The applicant proposes to convert a portion of or the entire dwelling to a Montessori day nursery to accommodate a maximum of 65 children, between the ages of eighteen months and seven years (see Applicant's Submitted Site Plan, Attachment #2). The proposal represents appropriate development that is compatible with the surrounding land uses and conforms to the Pickering Official Plan. It is recommended that this application be approved and the draft by-law be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 014 Report PD 28-06 Subject: A. & S. Rhemtulla (A 30/05) Date: April 24, 2006 Page 2 Background: 1.0 Comments Received 1.1 At the January 19, 2006 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 & #4) Christine Gibson of 1772 Fairport Road expressed a concern respecting noise but has no objection to this application; - Victor Lesiks of 1773 Fairport Road expressed a concern respecting traffic at the intersection of Fairport Road and Welrus Street, but has no objection to this application; 1.2 City Department and Agency Comments Conservation Authority Development Control Fire Services Municipal Property & Engineering Regional Municipality of Durham Veridian Connections 2.0 Discussion no objections (see Attachment #5); requests that any vegetation proposed for removal be replaced with native and non-invasive species; no objections; no objections; no objection (see Attachment #6); - to minimize the impact on Fairport Road and Welrus Street intersection, relocating the access or providing additional access on Welrus Street will be investigated through site plan review process; no objections (see Attachment #7); a sanitary sewer service connection will be required; no objections. 2.1 The proposed day nursery use is in conformity with the Official Plan and the proposal is compatible with the surrounding development The residential designation of these lands in the Pickering Official Plan allows for community uses and special purpose commercial uses serving the area to be considered. Zoning to allow both residential and commercial uses would be appropriate provided the commercial component is limited to a local scale. The proposed use would provide needed childcare services for the surrounding area. A day nursery within an existing dwelling is not an uncommon arrangement in Pickering nor is it out of character with the neighbourhood. 015 Report PD 28-06 Subject: A. & S. Rhemtulla (A 30/05) Date: April 24, 2006 Page 3 The subject property is surrounded by similar detached residential development. The subject property, 97 metres in depth, with significant vegetation in the rear yard and along its north lot line, is a corner lot, adjacent to two streets. The future development to the north, on the opposite side of Welrus Street, will be reverse lot development. The applicant also owns the abutting property to the south. These characteristics offer a level of separation/buffer between the proposed use and other detached dwellings in the area, which represents a unique opportunity to provide a childcare facility for the community. 2.2 The impact on local traffic and other site functioning issues will be addressed through the site plan review process At the public information meeting, two neighbours spoke respecting the application. While they did not object to the proposed use, they expressed concerns regarding noise and local traffic. Municipal Property & Engineering suggests that an alternative/secondary access off Welrus Street may be possible. While this option will be explored, we note that this option may not be feasible due to the significant grade difference between the road and the lot. Three-way stop signs exist at the intersection of Welrus Street and Fairport Road to assist with the traffic flow. In addition, other site functioning matters such as tree preservation, grading and drainage, sewer services connection, parking, child pick-up/drop-off area, landscaping and buffering (e.g. perimeter fencing), residential appearance of the property, and noise control, will all be addressed through site plan review process. 2.3 Secondary residential uses should not be allowed to co-exist with the day nursery use This rezoning, if approved, would allow both a dwelling unit and a day nursery to operate at the same location. It is recommended that the residential use of the dwelling be limited to the extent necessary to accommodate the living needs of the day care operator while a day nursery is operating. To limit the intensity of uses in a residential neighbourhood, secondary residential uses, being a home-based business and an accessory dwelling unit, should not be permitted when a childcare facility is operating from the site (see Appendix I, Draft By-law). 2.4 Various aspects of the proposed day nursery will be regulated through new zoning standards In order to maintain the residential character of the property, it is recommended that the existing provisions of the "R3" zone remain applicable and that new zoning standards for the day nursery be added to the by-law to ensure its compatibility with the neighbourhood (see Appendix I, Draft By-law). Gir; Report PD 28-06 Date: April 24, 2006 Subject: A. & S. Rhemtulla (A 30/05) Page 4 2.4.1 Floor Area Limitation and Total Number of Children Limitation The applicant has submitted conceptual floor plans (see Attachment #8) showing a scenario whereby the entire dwelling would be converted into a day nursery of approximately 285 square metres in activity room floor area for a maximum of 65 children. Staff has conducted an analysis, comparing the applicant's proposal with the existing Valley Farm Day Care (located at the southeast corner of Valley Farm Road and Finch Avenue). Valley Farm Day Care, similar to the applicant's proposal, is located on a corner lot at the edge of a residential area, serviced by an arterial road and a local road. Valley Farm Day Care has a floor area of approximately 260 square metres and a maximum number of 90 children is permitted in the applicable zoning by-law. Based on the comparison analysis, the proposed number of children and the proposed floor area is considered reasonable. The intent of restricting the total number of children and the maximum floor area is to regulate the scale of the proposed day nursery to a local scale to ensure compatibility with the neighbourhood, especially respecting its impact on local traffic and noise. It is recommended that the maximum activity room floor area associated with the day nursery be restricted to a maximum of 300 square metres and that the maximum number of children enrolled should not exceed 70 at anyone time. 2.4.2 Location of the Outdoor Playqround To control the impact of noise on the neighbours, it is recommended to implement setback requirements in the by-law to provide proper buffer space between the outdoor playground and the abutting residential properties. Also, in order to maintain the residential appearance of the subject property, the outdoor playground should be restricted to the rear yard. 2.4.3 Parkinq Requirements The introduction of a day nursery requires provisions in the by-law to ensure sufficient parking supply on-site. It is recommended that a minimum of two parking spaces be required for a residential dwelling unit (when one exists on the property) and that a minimum of five parking spaces be required for each 93 square metres of activity room floor area associated with the day nursery. 2.5 The amending by-law to be forwarded to Council It is recommended that a new zoning "R3/DN1" be applied to the subject property, and the new provisions be added into By-law 3036 under Section 9. The attached draft by-law, included as Appendix I to this report, implements staff's recommendation to permit a day nursery in addition to the permitted residential use on the subject property. It is recommended that the attached draft by-law be forwarded to Council for enactment. 3.0 Applicant's Comments The applicant concurs with the recommendations contained in this report. 0117 Report PD 28-06 Subject: A. & S. Rhemtulla (A 30/05) Date: April 24, 2006 Page 5 APPENDIX: Appendix I: Draft By-law Attachments: 1. Location Map 2. Applicant's Submitted Site Plan 3. Text of Information Report No. 01-06 4. Minutes from Statutory Public Meeting 5. Comments received from the Toronto Region Conservation Authority 6. Comments received from Municipal Property & Engineering 7. Comments received from the Region of Durham 8. Applicant's Submitted Floor Plan Prepared By: Approved I Endorsed By: Joyce Y . Planner '" I Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Co ncil ;/ 018 APPENDIX I TO REPORT PD 28-06 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 30/05 BY-LAW NO. THE CORPORATION OF THE CITY OF PICKERING Being a By-law to amend Restricted Area (Zoning) By-law 3036 as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lots 10 and 11, Plan 820, in the City of Pickering. (A 30/05) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to rezone the subject property, being Part of Lots 10 and 11, Plan 820, in order to permit a day nursery use in addition to the residential use; AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I Schedule A to By-law 3036, is hereby amended by changing the zoning from "R3" zoning designation to "R3/DN1" zoning designation for the lands being Part of Lots 1 0 and 11, Plan 820, in the City of Pickering, as shown on Schedule I attached thereto. 2. AREA RESTRICTED The provisions of this by-law shall apply to those lands in Part of Lots 10 and 11, Plan 820 in the City of Pickering, designated "R3/DN1" on Schedule I attached hereto. 3. TEXT AMENDMENTS Section 9 - Residential Detached Dwelling Zone - R3 is hereby amended by adding a new Subsection 9.3.3.8, after Subsection 9.3.3.7: 9.3.3.8 Part of Lots 10 and 11, Plan 820 (1778 Fairport Road) In addition to the residential use permitted under Subsection 9.1, the lands designated "R3/DN 1" on Schedule I to this by-law may be used for the purpose of a Day Nursery, subject to the following provisions In addition to the provisions in Subsection 9.2: (a) For the purpose of this subsection, the term "Activity Room Floor Area" shall mean the floor area within a day nursery that is used by children for their day-to-day activities but shall exclude all floor area allocated to corridors, storage areas, washroom and kitchen facilities and offices; (b) Any outdoor playground associated with a day nursery use is permitted in the rear yard, no closer than 20 metres from the rear lot line and 3 metres from the side lot line. ü~20 -2 - (c) The maximum number of children enrolled in a day nursery shall not exceed 70 at anyone time; (d) The maximum aggregate activity room floor area for a day nursery shall not exceed 300 square metres; (e) No home-based business or accessory dwelling unit is permitted to co-exist with a day nursery; (f) Parking requirements: (i) There shall be provided and maintained a minimum of 2 parking spaces when there is a dwelling unit; (ii) There shall be provided and maintained a minimum of 5 parking spaces for each 93 square metres of activity room floor area associated with a day nursery. 4. BY-LAW 3036 By-law 3036, as amended, 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 on Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended. 5. 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 David Ryan, Mayor è"'~, ~, ~~ , ~~tV i ,y,;:j~'~ ~.. Debi A. Bentley, City Clerk ---- ...-(\ ~ ~ o ~ ~ u ---- ---- ---- ---- ---- ---- ---- ---- ---- S\~«\ ---- ---- ---- ---- ---- \ ~\jS '-N (\-- 021. ~ ,z ---- ....0 ---- e,zO. ---- 1"....,.'" ---- ---- ---- ---- ---- ---- \ ---- ---- ---- ---- ~ ,3 ---- ---- ---- e,ZO. ....0 ---- ---- ,,---- 1"....,.'" ---- ---- ---- \ ---- - ---- ," ---- ---- e,ZO. ....O~ ---- \- ---- ---- 1"....,.'" ---- ---- .......... l' N SCHEDULE I TO BY-LAW PASSED THIS DAY OF 2006 DAVID RYAN - MAYOR L"190 , h,. (- ! , 1i_L- TO p[:,fl~.,:.,Ç!. ~~.. ~-~ ~R\\Ht=- ~ HEDGEROW PL. ~j L- V -0 - « f--~ I--- I--- e-- e-- - I n1\tlMJ~TF~ II ì - - o « o Cì: --¡ l I ~ ( \ o « o Cì: T :;:: w > W -I (L (L « - - - /Ë~ ~ fr"..ft 'T L--1 ,~I--- ~ 1 ") ._~flOPERTY --- L5 /.:..~' 110 . ,.,...... "'... -I--- JACQUELINE '?' , rT7Ä r1 I \' ~ EWOOi ¡p::o ~~ ,\\~y~ ,,~~~~ íT\"== ~ '::t w Z'-<Ç::- f-- 0 I-- I-- I Cì: .J]Ji~ ~ E;I--~ ;:§ <J B1 I / C/) I I--- « ~ 1---1--- SPRUCE L--- T ~ _ ~ / 'J=- = = ,(J I -1- :::!- I_ - - WELRUS ~EET \ \ '\ '\ G~~~NRIJJ ~ l~ 1111;0-' 1"\ I I I UE 1772 '-¡- 1773 I I I r r I " " RUSHTON ROAD I " II T r \ I l g --¡ I~~rll == T i1 ~~_ I ~ DUNBARTON C.N.R. OK I I ;0 o » o C.N.R. I ~W I III I ~ \')1 --~ \ ~ v-;:o >.\)~ ~~~\ 1/ ú.\~G;'/~ \ City of Pickering SHEPPARD AVENUE \ U- I 1~~'é.ÑIj'é. ~~Q~ ,,^'é.~~(\í Ñ ~op..Q I-- AO"\ \!'J p..:'< d\G0 ^.....----- í' Planning & Development Department PROPER1Y DESCRIPTION PART LOT 11, PLAN 820, PART 2 40R-9255 AND PT 2 40R-11504 OWNER A. & S. RHEMTULLA FILE No. A 30/05 DATE APR. 11, 2006 DRAWN BY JB SCALE 1 :5000 CHECKED BY JV l' g,ClT:r:~:(C~~ierpri.e. Inc. and it. suppliers. All riÇlht. Reaervod. Not 0 plan of survey. 2005 M?AC ond it. .;::,.......tier.. All ,.¡nhts Reserved. Not c- pion or Surv"v. PN-7 /6, ~, . a 8'..':;(;;> 023 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 3D/OS - A. & S. RHEMTULLA WELRUS STREET _._- ~.__.,_ø PRCPDsn f£,., ClJUI ~ C <C o c:: l- e:: o D- c:: ~ <7.62H) ·PRCPOSED NE.... ASPHALT PAVING (26.6H) PROPOSED FENCED PLAYGROUND (~.57H) EmTING DfUVC'WIIY ~----J / i (3.0H C04.82M) ''!- (3.45H) ,¡, Larger scale copies of the Applicant's Submitted Plan are available for viewing at the offices of the City of Pickering Planning & Development Department ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN. DECEMBER 9, 2005, 024 :3 ""'~¡ ,e ': "";' _ _,;; i f' .;;;¡ g ( (n CiÜ¡ c# INFORMATION REPORT NO. 01-06 FOR PUBLIC INFORMATION MEETING OF January 19, 2006 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 30/05 AI-Karim & Sholina Rhemtulla 1778 Fairport Road Part of Lot 10 & 11, Plan 820 (Part 2, 40R-9225 & Part 2, 40R-11504) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is located at the southwest corner of Fairport Road and Welrus Street (see Attachment #1 - Location Map); - the subject property is approximately 0.28 hectares in size with a lot frontage of approximately 27 metres onto Fairport Road; - the subject land currently supports a detached dwelling and is surrounded by existing detached residential developments; - development applications (A 23/02 & SP-2002-04) pertaining to the lands immediately north of Welrus Street propose the development of 27 detached dwellings and are currently under review. 2.0 APPLICANT'S PROPOSAL - the applicant proposes to amend the existing zoning on the subject property to allow a Montessori day nursery, in addition to the currently permitted residential use; - the applicant is proposing to locate the outdoor playground, the parking area, and the drop-off/pick-up area at the rear of the property (see Attachment #2 - Applicant's Conceptual Site Plan); - the applicant has submitted conceptual floor plans showing a scenario whereby the entire dwelling would be converted into a day nursery (approximately 285 square metres in activity room floor area) for a maximum number of 65 children between the ages of 18 months to 7 years (see Attachment #3 - Applicant's Conceptual Floor Plans). Information Report No. 01-06 tTTACHf\t.ENT # -3 TO m"0Rlll PD..-Ø g' -°.fL,. Page 2 02;) 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham ReÇlional Official Plan the Durham Regional Official Plan identifies the subject lands as being within a 'Urban Areas - Living Area' designation, which allows for limited service uses in appropriate locations; - the applicant's proposal appears to conform with this designation; 3.2 PickerinÇl Official Plan - the subject property is designated "Urban Residential - Low Density Area" within the Dunbarton Neighbourhood and its Development Guidelines Area; - this designation permits community uses and compatible special commercial uses serving the area; Dunbarton Neighbourhood Development Guidelines permits detached dwellings along existing roads; this application does not propose any exterior changes to the existing detached dwelling; Fairport Road is a Type C Arterial Road and Welrus Street is a Collector Road; both types of roads can provide access to individual properties and have a right-of-way width of greater than 20 metres; the applicant's proposal conforms to the applicable Official Plan policies; 3.3 ZoninÇl Bv-Iaw 3036 - the subject property is currently zoned "R3" - Detached Residential Zone, by Zoning By-law 3036; "R3" zone only allows one detached dwelling on one lot; - an amendment to the zoning by-law is required to permit the proposed Montessori day nursery use on the subject property. 4.0 RESULTS OF CIRCULATION 4.1 Resident and AÇlencv Comments no resident or agency comments have been received to date; 4.3 Staff Comments in reviewing the application to date, planning staff has identified the following matters for further review and consideration: · assessing the impact of having both a residential use and a Montessori day nursery use on the subject property and its compatibility with the surrounding lands and uses; · evaluating the impact on the local traffic, especially during rush hours; · determining whether or not floor-space limitation or number-of-children limitation for the proposed use should be included in any zoning by-law; 02f, Information Report No. 01-06 ¡ ¡WI # 3 1·0 ~- "., , . , PU ,,2'<1.:..0 f,,_ Page 3 . ensuring that the development of the site is sensitive to surrounding lands, especially regarding its residential appearance, grading/drainage, access, traffic, parking, noise control, buffering, and tree preservation; - this Department will conclude its position on this application after it has reviewed and assessed the above-noted comments, and any comments received 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 at the time of writing report; 6.2 Information Received - copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Property Principal - AI-Karim & Sholina Rhemtulla are the owners of the subject property. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Joyce Yeh Planner I Lynda Taylor, MCIP, RPP Manager, Development Review JY:ld Attachments Copy: Director, Planning & Development 3 :;;.' 8 'Db 02'7 APPENDIX NO. I TO INFORMATION REPORT NO. 01-06 COMMENTING RESIDENTS AND LANDOWNERS (1 ) none received to date COMMENTING AGENCIES (1 ) none received to date COMMENTING CITY DEPARTMENTS (1 ) none received to date "128 L . .. -' ":", it If T(, . . ,-~,--; ~,~.o. 'v'¡;¡l .. PI', 9. $? - D (-, ~ l.... . { l' U _...~.._--..._"..,....."...,'-... Excerpts from 7. ZONING BY-LAW AMENDMENT APPLICATION A 30/05 AL-KARIM & SHOLINA RHEMTULLA 1778 FAIRPORT ROAD PART OF LOT 10 & 11, PLAN 820 (PART 2 40R-9225 & PART 2, 40R-11504) CITY OF PICKERING 1. Planner Comments Joyce Yeh, Planner I provided an overview of the application. 2. Applicant Comments The Applicant believes there is a profound need for quality daycare in the neighbourhood. 3. Comments from Members of the Public Christine Gibson 1772 Fairport Road The resident raised concerns with the noise levels but mentioned she has recently spoken to the applicant and has been ensured that the daycare will be moved away from her yard and trees etc. planted to eliminate noise. She would like to see restrictions placed on the times and days the daycare may operate. Victor Lesiks 1773 Fairport Road The resident has no objections to the proposed use, however does have concerns with traffic on Fairport Road and questioned if stoplights could be placed at the corner of Welrus Street and Fairport Road. 4. Applicant Response There were no additional comments from applicant 5. Planner Response The Planner stated that the Planning & Development Department would consider traffic and noise concerns. Page 1 CORP0228-2/02 onsêrvåYíòn for The Living City January 23,2006 '"TTA"H¡.rq!l # S ,.,., r.,. .tJ> It.IL,'· '___ v RE;'(JR1 # PO :;} g - {ì b f,f'JR '¡;j::;~,;(', .;:~ 02H , ~"~".~~,t'·<' Ii CFN BY FAX AND MAIL Ms. Joyce Yeh, Planner I City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L 1 V 6K7 Dear Ms. Yeh: Re: Zoning By-law Amendment Application No. A30/05 1778 Fairport Road Part of Lot 10 & 11, Plan 820 City of Pickering (AI-Karim and Sholina Rhemtulla) Thank you for the opportunity to review the above-referenced zoning by-law amendment application, received on December 19, 2005. Staff has had an opportunity to review the submission and offers the following comments. Background The subject property is located at 1778 Fairport Road, on the southwest side of Fairport Road and Welrus Street, in the City of Pickering. It is our understanding that the applicant wishes to amend the existing zoning to allow a Day Nursery with a Montesorri learning theme, in addition to the permitted residential use. The proposed works include the construction of a parking lot at the rear of the existing residence as well as a fenced-in playground area. The rear portion of the subject property maintains vegetation and is partially proposed for removal through the construction of the proposed works. Applicable Reguíaiions and Poiicíes The subject property is located outside of the Regulated Area, pursuant to Ontario Regulation 158 (Fill, Construction and Alteration to Waterways) as well as the Regional Storm Floodplain of the Petticoat Creek Watershed. Therefore, an Ontario Regulation 158 permit is not required for any proposed development/ construction related works on the subject property. Recommendatíons In light of the above, the TRCA has no objections to the approval of the subject zoning by-law amendment application, as submitted. However, we request that any vegetation proposed for removal be replaced with native and non-invasive species, on the subject property. A TRCA approved list of native, non-invasive species is available by request. Please contact the F:\Home\Public\Development Services\Durham Region\Pickering\A30-05 1778FairportRd CoP 01-23-06.wpd 5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca m.'· . '¢J. < . "'aAE~ . r. r) 0 U ,). ,? '~·1_¡/::~..n,r;Er)'T# .:;;' £25' ~ TO Joyce Yeh - 2 - January 23,2006 undersigned for additional information. We trust that these comments are of assistance. If you have additional questions, please contact the undersigned. F:\Home\Public\Development Services\Durham Reglon\Pickering\A30-05 1778FairportRd CoP 01-23-06.wpd Page 1 of 2 :"'1 ,::~;!:un It.7,' .ó.~./. ".',)/. ,~........r.:[.... ",:fJrd t PD ....~u",b. . íJ31 Yeh,Joyce From: Matloob, Shahid Sent: February 17, 2006 1 :56 PM To: Yeh, Joyce Subject: RE: Zoning Bylaw Amendment Application A30/05 You are right Joyce, and I would like to add also that the owner should be informed about City's view on access, so that they have it in mind while preparing site plan. Shahid -----Original Message----- From: Yeh, Joyce Sent: February 17, 2006 12:56 PM To: Matloob, Shahid Subject: RE: Zoning Bylaw Amendment Application A30/05 Thanks Shahid! Please allow me to confirm the followings with you: 1. A traffic study is not required at this stage 2. You have no objection to the rezoning application 3. The access issue can be dealt with through the site plan review process Thanks, Joyce -----Original Message----- From: Matloob, Shahid Sent: February 17, 2006 11:34 AM To: Yeh, Joyce Subject: FW: Zoning Bylaw Amendment Application A30/05 Please be advised that, I have reviewed the zoning by-law amendment application A 30/05 with respect to the proposed day nursery on 1778 Fairport Road for a maximum of 65 children. The proposed facility will generate 52 trips during morning and 56 trips during evening peak hours. Fairport Road classified as Type C Arterial can accommodate the generated traffic, however, the access on Fairport Road due to its close proximity to Fairport Road and Welrus Street intersection could have operational impacts on the intersection during peak hours. In order to minimize the effect on Fairport Road and Welrus Street intersection, I would recommend that the feasibility of either relocating the access or providing additional access on Welrus Street should be investigated during site plan approval process. If you have any questions regarding the above, please do not hesitate to contact me. Shahid Mat/oob, MSc, PE, PTOE Coordinator, Traffic Engineering City of Pickering Municipal ProfJ.erty & Engineering Division Operations & Emergency Services Department 905.420.4660, Ext. 2043 Fax: 905.420.4650 -----Original Message-m- From: Yeh, Joyce 1 7/0) OOOh L"13r) . (- 17/02/2006 /. I.C 9- $.5 - (- Page 2 of 2 Sent: February 1, 20069:17 AM To: Matloob, Shahid; Holborn, Richard Cc: Schweyer, Donna M. Subject: Zoning Bylaw Amendment Application A30j05 Hi Richard and Shahid: Would you please see if you guys have any concerns or objections to this application A30105, in terms of its impact on local traffic? The applicant is proposing to locate the outdoor playground, the parking area, and the drop-off/pick-up area at the rear of the property. The applicant has submitted a conceptual floor plan showing a scenario whereby the entire dwelling would be converted into a day nursery for a maximum number of 65 children between the ages of 18 months to 7 years. The public meeting was held in January and no one has any objections to this application so far. Thanks a lot, Joyce ps. A copy of the notice and a copy of the information report are attached for your information. The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4"1 FLOOR P.O. BOX 623 WHITBY,ON L1N6A3 (905) 668-7711 Fax: (905) 666-6208 E-mail: planning@ region.durhalll.on.ca www.rogion.durham.oll.ca AL. Georgieff, MCIP, RPP Commissioner of Planning ··Servicc Excollence I;v:;u'· Communities·· January 26, 2006 I ... e'L' ?2ß..._(.h 033 Joyce Yeh, Planner I Pickering Civic Complex One The Esplande Pickering, Ontario L 1V 6K7 Ms. Yeh: Re: Zoning Amendment Application A30/05 Applicant: AI-Karim & Sholina Rhemtulla Location: 1778 Fairport 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 day nursery with a Montessori learning theme, in addition to the existing residential use. Reqional Official Plan The lands subject to this application are designated 'Living Area' in the Durham Regional Official Plan. Certain home occupations which are compatible with their surroundings may be permitted within Living Areas. Reqional Services According to Regional records, the existing residential dwelling is connected to municipal water supply service only. A sanitary sewer service connection is available at the property line. The applicant is required to submit a site plan for review and approval, by the Regional Works Department. prior to connecting to the sanitary sewer. The applicant will be assessed a fee for the sewer connection and frontage charges. Provincial Policies & DeleQated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. There are no matters of provincial interest applicable to this application. If you have any questions or require further information, please do not hesitate to contact me. 'I /1 yll !' Dwayne Campbell, Planner Current Planning cc: Peter Castellan, Regional Works Department Karl Kiproff, Regional Health Department 034 ;7rb;' , I ' 1 iI. g TO '·i .~,~£"fi.~~..(~~~.f;~... INFORMATION COMPILED FROM APPLICANT'S SUBMITTED FLOOR PLAN - A. & S. RHEMTULLA A30/05 V E ROOM 1 E "- " ROOM 2 "' (KITCHEN) <D (FAMILY ROOM) 3.6m 4.2m E LAUNDRY .,. ROOM HALLWAY N IO.9m E aJ ROOM 3 E oj ,.., (FORMAL AREA) ,...: PROPOSED ROOM 4 ~ I GARAGE 1 I I GARAGE 2 I GARAGE 3 I GROUND FLOOR PLAN 4.5m 3.9m 5.1m E E E ,.., ROOM 4 ROOM 3 '" ROOM 2 ,,; '" ,,; ,,; 4.5m 8.5m E ROOM 5 ,.., ,,; E "- ROOM 1 .,; l' SECOND FLOOR PLAN THIS MAP WAS PRODUCED BY THE CITY OF PICKERING. PLANNING Jc DEVELOPMENT DEPARTMENT, INFORMATION Jc SUPPORT SERVICES. JANUARY 5. 2006.