HomeMy WebLinkAboutPD 23-09
Crry o0 REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 23-09
Date: July 6, 2009 1 12
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment Application A 7/08
S. Golvin & JMPM Holdings Inc.
Part of Lot 19, Range 3 B.F.C.
(Part 1, 40R-10527 and Part 1, 40R-8832)
City of Pickering
Recommendation:
1. That Report PD 23-09 of the Director, Planning & Development be received;
2. That Zoning By-law Amendment Application A 7/08 be approved to broaden the range
of permitted mixed employment uses for the subject property including offices,
personal service uses, sales outlets, and various light industrial uses on lands being
Part of Lot 19, Range 3 B.F.C., Part 1, 40R-10527 and Part 1, 40R-8832;
3. That the zoning by-law to implement Zoning day-law Amendment Application A 7/08,
as set out in Appendix 1 to Report PD 23-09, be forwarded to City Council for
enactment; and
4. Further, that Council authorize the Chief Administrative Officer to negotiate with the
owners of the subject lands (known as Part of Lot 19, Range 3 B.F.C., identified as
Part 1, 40R-10527 and Part 1, 40R-8832) to acquire a portion of the property for
public stormwater management purposes, and report back to Council on the
general terms and conditions of a possible land purchase.
Executive Summary: The applicant requests an amendment to the zoning by-law
to permit a range of (commercial) mixed employment uses in addition to the existing
industrial uses. Requested additional uses for the subject site include a financial
institution, convenience store, limited personal service shops, professional offices and
sales outlets. The site is comprised of two abutting properties; the northerly property
fronts onto Bayly Street and the southerly property fronts onto Dillingham Road, west of
Brock Road (see Attachment #1 - Location Map).
The Draft 2007 Frenchman's Bay Stormwater Management Master Plan (FBSWMMP)
has identified a portion of the western area of northern property as a potential
stormwater management pond facility site. Acquisition of the land required for a pond is
currently included in the City's 2009 budget. The introduction of a stormwater
management pond does not require special consideration in regard to the rezoning of
the subject property, as stormwater ponds are permitted within any zone category.
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/0$) Page 2
It is recommended that this application be approved and that the majority of requested
additional uses be permitted. Proposed uses are generally compatible and appropriate
for the subject lands and conform to the Pickering Official Plan. It is recommended that
a "Sales Outlet" be permitted subject to restrictions on the percentage of floor area
associated with sales outlets in order to comply with the Regional Official Plan. A
"Sales Outlet" is not a retail store. Use-specific parking requirements and a restriction
prohibiting any vehicular on-site through routes connecting Bayly Street and Dillingham
Road are also recommended. An (H) Holding provision is recommended for the
western portion of the property to ensure stormwater management matters are
appropriately addressed prior to development. The draft by-law contains these
restrictions and it is recommended that the by-law be forwarded to City Council for
enactment.
Financial Implications: Costs associated with: the purchase of lands, design and
construction of the desired Stormwater Management Pond have been itemized as line
item 5321.0910 BI-20 in the approved 2009 budget, $1,750,000 in account #6253 has
been identified for land acquisition, design and construction.
Sustainability Implications: The applicant's proposal represents an expansion of
allowable uses on the property that will provide additional service oriented local
employment opportunities within the Brock Industrial Neighbourhood.
The creation of a stormwater management pond on the subject property represents a
significant opportunity to implement a recommendation from the Draft Frenchman's Bay
Watershed Management Master Plan. Realization of this project will significantly
contribute to environmental sustainability for the watershed area.
Background:
1.0 Introduction
The owner of the properties, S. Golvin & JMIPM Holdings Inc., proposes mixed
employment uses including offices, personal service uses, limited retail sales,
and light industrial uses on the subject lands, located on the south side of Bayly
Street, west of Brock. Road (see Attachment #1 - Location Map).
The site is currently vacant. Primarily mixed industrial commercial uses exist to
the north and west of the subject properties and an automobile dealership
(Bessada Kia) abuts the property to the east. The broader surrounding area is
comprised of mixed employment uses consisting of retail, personal service,
warehousing, trucking and manufacturing uses.
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/08) Page 3
The applicant has submitted a conceptual site plan proposing to develop six
separate buildings on.the subject lands with an aggregate gross floor area of
9,300 square metres. The applicant's submitted concept plan and elevations are
provided for reference (see Attachments #2 and #3).
A Phase 1 Environmental Site Assessment, a Stage 1 and 2 Archaeological
Assessment, and a Traffic Impact Study have been submitted in support of the
application and are available for viewing at the Planning and Development
Department.
2.0 Comments Received
2.1 At the April 7, 2008 Public Information Meeting
(see text of Information Report & Meeting Minutes, Attachments #6 & #7)
No members of the public in attendance at the public information meeting spoke
in support or opposition to the application.
2.2 Written Public Submissions on the application
No other public comments have been received.
2.3 City Department and Agency Comments
Region of Durham - limited office, commercial and retail uses may be
Planning Department permitted as minor components of the
employment uses, subject to the inclusion of
appropriate provisions in the area municipal
official plain and/or zoning by-law;
- the amount of gross floor area for the proposed
office, personal service and retail sale uses
should be limited to reflect their minor and
auxiliary role to the industrial uses;
- the Phase 1 Environmental Site Assessment
(ESA) was prepared in 1999 and only addresses
the property that fronts onto Bayly Street. An
addendum to the ESA will be required to identify
site contamination concerns on the property that
fronts onto Dillingham Road and to provide an
update onthe assessed site that fronts onto
Bayly Street. A holding symbol is encouraged to
be used until the submission of a reliance
agreement letter has been completed to the
satisfaction of the Region;
- the Region circulated a Stage 1 and 2
Archaeological Assessment to the Ministry of
Culture for review. Comments from the Ministry
have not yet been received (see Attachment #8);
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/08) Page 4
Region of Durham - provision of water supply, fireline and sanitary
Works Department sewer services as indicated on the site servicing
plan is generally acceptable;
the all-movements access to the site should be
provided at the westerly limit to the site to avoid
traffic light progression issues arising from a
potential future signalizeftion at Salk Road;
the site plan would require changes to
accommodate the Region's access drive
dimension standards and revisions to
accommodate a new all-movements access
location;
- truck access to the industrial building is to be
from Dillingham Road only;
- development charges for the development will be
applied based on the proposed use of the lands,
buildings and structures and not on the zoning
designation for the lands;
- a servicing agreement for construction of the
proposed .Regional services and entrances on
Bayly Street will be required;
- no objection to the proposed zoning amendment
(see Attachment #9);
Municipal Property & - traffic concerns for site plan and impact for
Engineering Division Dillingham Road not addressed in Traffic Impact
Study (see Attachment #10);
- resolved through consultant (Sernas Transtech)
correspondence (see Attachment #11);
- transportation concerns can be addressed at the
Site Plan Approval Stage (see Attachment #12);
- a stormwater management pond is required on
the western portion of the subject property (see
Attachment #13);
Veridian Connections - no objections;
- electric seNice is available;
- applicant should contact Veridian should zoning
change affect supply requirements;
No other agency that provided comment has any objection to the subject
applications.
i
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/08) Page 5
3.0 Discussion
3.1 The proposed uses comply with the Regional Official Plan and the City's
Official Plan
The applicant's proposal conforms to the Region of Durham Official Plan which
designates the subject properties Urban Amea - Employment Area and permits
limited retail, personal service, and office uses in these areas.
The northern property is designated Employment Area - Mixed Employment and
the southern property is designated Employment Area - General Employment
within the Brock Industrial Neigbourhood of the Pickering Official Plan. These
designations permit offices and limited retailing of goods and services serving the
area, personal service uses, limited retail sales, and industrial uses. Approval of
the zoning by-law amendment to permit the limited retail, personal service, office,
various group assembly facility in addition to industrial uses would conform with
the City's Official Plan.
3.2 The proposed uses are appropriate and compatible uses within the Brock
Industrial Neighbourhood
The employment designations of the Pickering Official Plan are divided into three
categories: General Employment, Prestige Employment and Mixed Employment.
The Mixed Employment category is intended to accommodate the widest range of
uses, including limited retailing of goods and services, offices and financial
institutions, in addition to general industrial uses. The proposed uses are
compatible with the surrounding uses. Generally, the properties to the north and
east are used for small scale sales and service-oriented operations, while storage
and industrial uses prevail on lands to the south.
In recent years the City has provided additional land use flexibility to properties in
the immediate area (i.e. 1054, 1084 Salk Road & 1735 Bayly Street). It is
considered appropriate to allow this property to benefit from updated zoning
provisions that implement the policies of the Pickering Official Plan.
3.3 Sales Outlets to be permitted on a limited basis
Retail stores are not an appropriate use in a manufacturing zone, however sales
associated with certain industrial uses (Sales Outlets) are considered acceptable.
A Sales Outlet use differs from unlimited retail as it would operate only as an
ancillary component of certain permitted uses on the property (such as a bakery).
It is recommended that the maximum area for a sales outlet be limited to no more
than 40% of the gross leasable floor area of an industrial use, provided the
aggregate gross leasable floor area of all scales outlets in a building does not
exceed 25% of the total gross leasable floor area in that building. This approach
is consistent with other zoning by-laws in the immediate area.
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/08) Page 6
3.4 No artifacts or other cultural heritage resources were found in the Stage 2
test pits and no remains of historic buildings were noted
The City has not received comments from the Ministry of Culture in regard to the
Stage 1 and 2 Archaeological Assessment. However, the Stage 2 Assessment .
involved shovel testing the site at 5.0 metre intervals. Despite the use of this
high-potential testing interval on the entire subject property (excepting only
significantly disturbed areas), nothing of archaeological significance, dating to
either the historic or precontact time periods, was recovered. Staff agree with
the Assessment's conclusion to fully clear the condition for archaeological review
on the subject property. However, Site Plan Approval cannot be granted until
formal clearance has been received from the Ministry of Culture.
3.5 The Phase I Environmental Site Assessment did not identify any
environmental concerns for the property fronting onto Bayly Street, but
further work is required for the property fronting onto Dillingham Road
A Phase I ESA was conducted on the northern parcel of the subject site, which
included review of neighbouring properties, including the southern parcel of the
site, for any potential impact. on the northern parcel. No evidence was found to
suggest that the northern property has been environmentally impacted as a
result of past and present activities on this, site or on adjoining and neighbouring
properties. It is suggested, however, that a soils analysis and management
program be conducted in the area adjoining 968 Dillingham Road as part of the
development process, due to the former use of 968 Dillingham Road for PCB -
containing equipment storage.
The Region requires the submission of an addendum to the original report to
include a review of the southerly parcel of the site and update the report, as well
as the submission of a reliance agreement letter. The Region encourages the
City to use a holding provision until this matter is resolved. However, as the
Phase I ESA found no evidence of previous contamination respecting the
property fronting onto Dillingham Road, and as the subject site could be
developed today under existing zoning, staff recommend that these Regional
requirements be addressed as a condition of Site Plan Approval.
3.6 Stormwater Management Pond and Recommended (H) Holding Provision
The Draft 2009 Frenchman's Bay Stormw4ter Management Master Plan
(FBSWMMP) has identified a portion of they western area of the subject property
as a potentW pond facility site. The Draft Master Plan notes that Krosno Creek
is currently experiencing severe channel erosion downstream of Bayly Street and
Sandy Beach Road as well as a high level of flood susceptibility above the five
year storm elevation south of Bayly Street. The instream water quality is also
very poor for Krosno Creek, with a high se4iment load discharging into Hydro
Marsh.
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/08.) Page 7
118
This site is only one of two realistically viable locations upstream of existing
erosion and flooding areas in Krosno Creak that are outside of the Hydro
Corridor. (Hydro One has confirmed that it will not accept stormwater
management ponds in its hydro corridors.) The pond sites are required as part
of the solution to alleviating Frenchman's Bay Watershed flooding, instream
water quality, instream erosion and Bay water pollutant content issues.
Funding for acquisition of the required pond lands is currently included in the
City's 2009 approved budget. The introduction of a stormwater management
pond on the lands does not require special consideration in regard to the
rezoning of the subject property as stormvater ponds are permitted within any
zone category.
An (H) Holding provision is recommended: for the western portion of the property
to ensure stormwater management matters are appropriately addressed prior to
development.
3.7 Site access, building location/design and internal circulation issues will be
addressed at the Site Plan Approval stage
The Regional Works Department does not support a main entrance location for
the site located directly opposite Salk Road. The Region is concerned that a full-
movement entry at this location would impact the eastbound traffic queue waiting
to turn north at Brock Road during peak traffic periods. They are also concerned
that the entry at this location will further degrade the operation of the public road
intersection with Salk Road and increase the likelihood for future signalization
warrants at Salk Road thereby reducing adequate traffic signal progression
through the area. City staff disagree with the Region's position.
The need for the stormwater management. pond on the western part of the
property will require relocation of the most westerly proposed access. Relocating
this entry further east on-site will add another entry location to Bayly Street, that
is not opposite to Salk Road, increasing conflict of vehicle movements.
Resolution of the access location will be resolved at the Site Plan Approval
stage.
All site development matters concerning the City will be addressed through the
Site Plan Approval process which will review items such as but not limited to
zoning compliance, building massing, faga~e improvements, outdoor lighting,
landscaping, accessibility, parking locationand site access.
3.8 Site Specific Amendment to Zoning By-ldw 2511 should be enacted
It is recommended that any additional uses and associated zone requirements
approved for the lands be regulated to permit limited retail and commercial uses
on the property. The provisions included in the draft Zoning By-law relate to
proposed uses that are generally permitted in vicinity of the Bayly Street and
Brock Road intersection area.
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMP,M Holdings Inc. (A 7/08) Page 8
119
Specific uses have been selected for the lands fronting onto Bayly Street,
whereas other uses have been restricted to the lands fronting onto Dillingham
Road in accordance with whether the uses would support an attractive
streetscape for Bayly Street and how much parking would be generated by the
use. Some uses are considered appropriate for both locations. The By-law
should:
a) Establish and regulate the following as permitted uses on the property
(see Attachment #4):
Uses permitted in both Uses permitted in only Uses permitted in only
Diagonally Hatched and Diagonally Hatched Areas Cross Hatched Areas
Cross Hatched Areas Ba I Street Frontage) (Dillingham Road Frontage)
bake convenience store banquet facility
business office d cleaning de t club
commercial school financial institution- commercial club
dry cleaning establishment personal service shop commercial-recreational
establishment
food preparation plant restaurant - Type A exhibition hall
light machinery and place of amusement or
equipment supplier entertainment
light manufacturing plant lace of assembly
merchandise service shop lace of worship
office-associated
commercial establishment
printing establishment
professional office
rental establishment
sales outlet
scientific, medical or
research laboratory
vehicle sales
and associated repair)
warehouse
b) limit the maximum area for a sales outlet to no more than 40% of the gross
leasable floor area of a permitted industrial use provided that no more than
25% of the gross leasable floor area of the building constitutes sales
outlets;
c) limit the number of restaurants to three and the maximum aggregate area
for all restaurants to 1,000 square metres;
d) prohibit parking in the front yard and establish site specific minimum parking
requirements relating to the needs of specific uses be included in the
amendment to the zoning by-law as outlined in the chart below:
Report PD 23-09 July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/08) page g 12
1.8 parking spaces 5.5 parking spaces 8.3 Parking spaces 10 parking spaces
per 100m2 gross per 100m2 gross per 100m2 gross per 100m2 gross
leasable floor area leasable floor area leasable floor area leasable floor area
bakery - business office banquet facility exhibition hall
dry cleaning convenience store club
establishment
food preparation dry cleaning depot commercial club
plant
light machinery financial institution commercial school
and equipment
supplier
light manufacturing merchandise commercial-
plant service shop recreational
est blishment
printing office-associated place of amusement
establishment commercial or entertainment
establishment
rental personal service place of assembly
establishment shop
scientific, medical professional office place of worship
or research
laboratory
vehicle sales sales outlet restaurant - Type A
(and associated
repair)
warehouse
e) establish a minimum height of 6.5 metres for buildings located in the
northerly section of the subject property to help create an effective street
edge along Bayly Street;
f) establish a building envelope (3.0 metre setback) and build-to-zone (40% of
frontage having building wall between 3.0 metres and 6.0 metres of Bayly
Street) to maximize the area available for parking, landscaping, and to
ensure that a part of the building will be situated in proximity to Bayly Street
(see Attachment #5);
g) prohibit through traffic on the site to prevent additional vehicular conflict at
the Dillingham and Brock Road intersection.
4.0 Applicant's Comments
The applicant is aware of the contents of this report and concurs with the
recommendations of the report.
Report PD 23-09' July 6, 2009
Subject: S. Golvin & JMPM Holdings Inc. (A 7/018) Page 10
APPENDIX:
Appendix Draft Zoning By-law
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Building Elevations
4. Proposed by-law site use delineation map
5. Proposed building envelop and build-to-zone
6. Text of Information Report
7. Minutes from April 7, 2008 Statutory Public Meeting
8. Comments from Durham Region Planning Department, dated May 21, 2008
9. Comments from Durham Region Works Department, dated November 27, 2008
10. Comments from Municipal Property & Engineering, dated April 14, 2008
11. Response from Sernas Transtech, dated May 14, 2008
12. Comments from Municipal Property & Engineering, dated May 29, 2008
13. Comments from Municipal Property & Engineering regarding Stormwater
Management Pond, dated April 1, 2009
Prepared By: Approved / Endorsed By:
Isa Ja es MCP, RPP Ne Carroll, PP
Planne I Director, Plan ng & Development
Lynda T ylor, MCIP, PP
Manager, Develop ent Review
U ld
Copy: Chief Administrative Officer
(Acting) Chief Administrative Officer
Recommended for the consideration of
Pickering City Council 01/
T m J. Quinn, 015MRJ, CM
Chief Administrative Officer
APPENDIX I 'TO
REPORT PD 23-09 122
DRAFT ZONING BY LAW
AMENDMENT APPLIICATION A 7/08
123
THE CORPORATION OF THE !CI PICKERING
BY-LAW NO.
VIP-
Being a By-law to amend Restricted Area (Coning) By-law 2511, as
amended, to implement the Official Plan of the City of Pickering, Region of
Durham, on Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1 ,
40R-10527, in the City of Pickering. (A 7/08)
WHEREAS the Council of The Corporation of the', City of Pickering deems it desirable to
broaden the range of employment uses in addition to the existing employment uses in
Part of Lot 19, Range 3, B.F.C., Part 1, 40R-8832 and Part 1 , 40R-10527, in the City of
Pickering;
AND WHEREAS a further amendment to By-law 2511, as amended, is therefore
deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULES
Schedules I and II attached to this By-law with notations and references shown
thereon are hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands on Part of Lot 19,
Range 3 B.F.C., Part 1, 40R-8832 and Part 1, 40R-10527 in the City of Pickering,
designated "MC-21" on Schedule 1 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) "Adult Entertainment Parlour" shall mean a building or part of a building in
which is provided, in pursuance of ~a trade, calling, business or
occupation, services appealing to designed to appeal to erotic or sexual
appetites or inclinations;
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OAF'
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(2) akery„ shall mean a building or port 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;
(3) "Banquet Facility" shall mean a building or part of a building used for the
purposes of catering to banquets, Weddings, receptions, or similar
functions for which food and beverages are prepared and served on the
premises but shall not include a restaurant;
(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 agency, business brokerage, labour or fraternal
organization and shall include a telggraph office, newspaper plant and a
radio or television broadcasting station and its studios or theatres, but
shall not include a retail. store;
(5) "Club" shall mean a building or part of a building in which a not-for-profit or
non-commercial organization carries out social, cultural, welfare, athletic
or recreational programs for the benefit of the community;
(6) "Commercial. Club" shall mean an athletic or recreational club operated for
gain or profit and having public or private membership, but shall not
include an adult entertainment parlour as defined herein;
(7) "Commercial-Recreational Establishment" shall mean a commercial
establishment in which indoor recreational facilities are provided, and
which may include an athletic or recreational club, but shall not include
any uses permissible within a place of amusement or entertainment as
defined herein;
(8) "Commercial School" shall mean aschool which is operated for gain or
profit and may include the studio of a dancing teacher or music teacher,
an art school, a golf school or any other school operated for gain or profit;
(9) "Convenience Store" shall mean a retail store in which food, drugs,
periodicals or similar items of day-to-day household necessities are kept
for retail sale primarily, to residents of, or persons employed in, the
immediate neighbourhood;
(10) "Dry Cleaning Depot" shall mean a building or part of a building used for
the purpose of receiving articles, goods, or fabrics to be subjected to dry
cleaning and related processes elsewhere, and of distributing articles,
goods or fabrics which have been subjected to such processes;
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(11) T eanin Establishment" shall, mean a building or part of a building
where articles, goods or fabric are subjected to dry cleaning and related
processes, are received or distributed, or where a dry cleaning plant is
operated, or both, and which may include the laundering, pressing or
incidental tailoring or repair of articles, goods or fabric;
(12) "Exhibition Hall" shall mean a building or part of a building where the
temporary exhibition of music, art, goods, wares, and the like are
displayed and made available for stale and which may include a flea
market use;
(13) "Financial Institution" shall mean a building or part of a building in which
money is deposited, kept, lent or exchanged;
(14) "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;
(15) "Light Machinery and Equipment SVpplier' shall mean a building or part of
a building in which office furniture and machines, carpet and drapery
cleaning equipment, painting, gardening and plumbing equipment, small
hand power tools and similar products are stored, offered or kept for
wholesaler retail sale to industrial or commercial establishments;
(16) "Light Manufacturing Plant" shall mean a manufacturing plant used for the
production of apparel and finished textile products other than the
production of synthetic fibres; printing or duplicating; the manufacture of
finished paper other than the processing of wood pulp; the production of
cosmetics, drugs and other pharmaceutical supplies; or, the manufacture
of finished lumber products, light metal products, electronic products,
plastic ware, 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;
(17) (a) "Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as
the case may be, together with any accessory buildings or structures,
or a public park or open space area, regardless of whether or not such
lot constitutes the whole of a lot'or block on a registered plan of
subdivision;
(b) "Lot Coverage" shall mean the percentage of lot area covered by all
buildings on the lot;
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(c) "Lo rontage" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front
lot line;
(18) "Manufacturing 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;
(19) "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;
(20) "Office-Associated Commercial Establishment" shall mean an
establishment providing retail goods or equipment required for the daily
operation of a business office or professional office, such as a stationery
store, a computer store, or an office furniture store;
(21) "Personal Service Shop" shall mean an establishment in which a personal
service is performed and which may include a barber shop, a beauty salon,
a shoe repair shop, a tailor or dressmaking shop or a photographic studio,
but shall not include a body-rub parlour as defined in section 224(9)(b) of
the Municipal Act, R.S.O. 1990, as amended from time-to-time, or any
successor thereto;
(22) "Place of Amusement or Entertainment" shall mean a building or part of a
building in which facilities are provided for amusement or entertainment
purposes, and which may include a billiard or pool room, a dance hall, a
music hall, a theatre, but shall not include a room or an area used for any
video lottery terminal use as governed by the Gaming Services Act, or an
adult entertainment parlour as defined herein;
(23) "Place of Assembly" shall mean a building or part of building in which
facilities are provided for civic, educational, political, recreational, religious
or social meeting purposes and may include facilities for entertainment
purposes such as musical and theatrical performances, but shall not
include a place of amusement or entertainment as defined herein;
i
(24) "Place of Worship" shall mean a building or part of building dedicated to
religious worship and may include a church, synagogue, temple or
assembly hall along with accessory, office space and nursery facilities, but
shall not include a day nursery, day care centre, or nursery school;
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127
ORA
(25) " Pri g Establishment" shall mean an establishment used for
blueprinting, engraving, electro-typing, photocopying, plotting from disk,
printing, stereotyping or typesetting;
(26) "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;
(27) "Restaurant - Type A" shall mean s building or part of a building where
food is prepared and offered or kept for retail sale to the public for
immediate consumption on the premises or off the premises, or both on
and off the premises;
(28) "Rental Establishment" shall mean a building or part of a building in which
goods, wares, merchandise, substances, articles or things are offered or
kept for offer for rent directly to the jpublic, but does not include the rental
of motor vehicles, and does not include a video store;
(29) "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 rent or for wholesale or retail sale, or wherein orders
are taken for future delivery of such products;
(30) "Scientific. Medical or Research Laooraton " 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;
(31) "Vehicle Sales Establishment" shall mean an establishment having as its
main use the sale, service, rent or lease of vehicles, and which may
include an accessory vehicle repair; shop, but shall not include any
establishment engaged in the retailjsale of motor vehicle fuels;
(32) "Warehouse" shall mean a building !or part of a building which is used
primarily for the housing, storage, 0dapting 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;
-6-
128
(33) (a) "Yard" can an area of larhd which is appurtenant to and located
on the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings,
structures, or other uses as are specifically permitted thereon;
(b) "Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
(c) "Front Yard Depth" shall mean the shortest horizontal dimension of a
front yard of a lot between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
(d) "Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, or where there is no rear lot line, the
junction point of the side lot lines, and the nearest wall of the nearest
main building or structure on the lot;
(e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line of the lot, or where there is
no rear lot line, the junction point of the side lot lines, and the nearest
wall of the nearest main building or structure on the lot;
(f) "Side Yard" shall mean a yard of a lot extending from the front yard to
the rear yard, and from the side lot line to the nearest wall of the
nearest main building or structure on the lot;
(g) "Side Yard Width" shall mean the shortest horizontal dimension of a
side yard of a lot between the side lot line and the nearest wall of the
nearest main building or structure on the lot;
(h) "Flankage Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a
street;
(i) "Flankage Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line adjoining
a street or abutting on a reserve on the opposite side of which is a
street, and the nearest wall of the nearest main building or structure on
the lot; and
(j) "Interior Side Yard" shall mean a side yard other than a flankage side
yard.
i
III
1 29 - - IDRA
5. PROVISIONS
(1) Uses Permitted ("MC-21 Zones)
No person shall within the lands designated "MC-21" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or structure
for any purpose except for the uses and in the locations as prescribed in
the following chart:
Uses permitted in both Uses permitted in only Uses permitted in only
Diagonally Hatched and Diagonally Hatched Cross Hatched Areas as
Cross Hatched Areas as Areas as illustrated in illustrated in Schedule I
illustrated in Schedule I Schedule I attached attached hereto
attached hereto hereto
bake convenience store banquet facility
business office d cleaning depot club
commercial school financial institution commercial club
dry cleaning personal service shop commercial-recreational
establishment establishment
food preparation plant restaurant - T e A exhibition hall
light machinery and place of amusement or
equipment supplier entertainment
light manufacturing plant lace of assembly
merchandise service shop lace of worship
office-associated
commercial establishment
printing establishment
professional office
rental establishment
sales outlet
scientific, medical or
research laboratory
vehicle sales
establishment
warehouse
(2) Zone Requirements ("MC-21" Zone
No person shall within the lands designated "MC-21" on Schedule I
attached hereto, use any lot or erect, alter or use any building except in
accordance with the following provisions:
(a) BUILDING RESTRICTIONS:
(i) - All buildings and structures shall be located entirely within the
building envelope illustrated on Schedule II attached to this
By-law;
-8-
130
(ii) A minimum of 40% of the length of the build-to zone as
illustrated on Schedule II attached hereto, shall contain a
building or buildings, or part of a building or buildings;
(iii) Minimum Building Height in 6.5 metres
diagonally hatched area
(b) OUTDOOR STORAGE AND DISPLAY
(i) Outdoor storage and display is prohibited;
(c) PARKING REQUIREMENTS
(i) No parking shall be located in the front yard;
(ii) There shall be provided and maintained on the lot a minimum of
parking spaces calculated in accordance with the following
provisions:
1.8 parking spaces 5.5 parking spaces 8.1parking spaces 10 parking spaces
per 100m2 gross per 100m2 gross per 100m2 gross per 100m2 gross
leasable floor area leasable floor area leasable floor area leasable floor area.
bake business office banquet facility exhibition hall
dry cleaning convenience store club
establishment
food preparation dry cleaning depot commercial club
plant
light machinery financial institution cornimercial school
and equipment
supplier
light manufacturing merchandise commercial-
plant service shop recreational
est blishment
printing office-associated place of
establishment commercial amusement or
establishment entertainment
rental personal service place of assembly
establishment shop
scientific, medical professional office plane of worship
or research
laboratory
vehicle sales sales outlet restaurant - Type A
establishment
warehouse
1 31 -s-
(iii) Sections 5.21.2(a) and 521.2(b) of By-law 2511 as amended
shall not apply to the lands designated "MC-21" on Schedule I
attached hereto;
(iv) Notwithstanding section 5.21.2(g) of By-law 2511, as amended, all
parking areas shall be surfaced with brick, asphalt or concrete,
or any combination thereof.
(d) SPECIAL REGULATIONS
(i) Sales outlet shall be permitted only if accessory to a bakery, a
food preparation plant, alight manufacturing plant, a
merchandise service shop, a manufacturing plant, a printing
establishment, or a warehouse, provided the gross leasable
area of the sales outlet does not exceed 25% of the gross
leasable floor area of the, bakery, food preparation plant, light
manufacturing plant, merchandise service shop, printing
establishment, or warehouse;
(ii) Notwithstanding Clause A above, a sales outlet may exceed
25% up to a maximum of 40% of the gross leasable floor area
of the bakery, food prepairation plant, light manufacturing plant,
merchandise service shop, manufacturing plant, printing
establishment, or warehouse, provided the aggregate gross
leasable floor area of all sales outlets in a building does not
exceed 25% of the total gross leasable floor area that buildings;
(iii) A maximum of 3 restaurants - Type A shall be permitted;
(iv) The maximum aggregate gross leasable floor area for
Restaurants - Type A shall be 1,000 square metres;
(v) Despite clause 5.(2)(a)(i)B, the build-to zone as illustrated on
Schedule II attached hereto, shall not apply to that portion of
the frontage of the lot where a stormwater management pond is
constructed directly adjacent to Bayly Street;
(vi) No vehicular through route providing access between Bayly
Street and Dillingham Rood shall be permitted.
(3) Uses Permitted Zone Reguirementsi ("H" Zone)
Until such time as the (H) Holding ptovision is lifted, the lands shall not be
used for any purpose other than any use permitted by the Storage & Light
Manufacturing Zone "M1" of Zoning By-law 2511, subject to the provisions
of Section 16 of By-law 2511.
_10-
(4) Removal of the (H) Holding Symbol 132
Prior to an amendment to remove the (H) Holding Symbol preceding the
"MC-21" zone category, the following conditions shall be met:
(a) An appropriate Agreement shall be executed with and to the
satisfaction of the City of Pickering to address stormwater
management facilities;
(b) The Region of Durham shall advise the City of Pickering that the
Regional requirements respecting the submission of a reliance
agreement letter has been completed to the satisfaction of the Region.
6. BY-LAW 2511
By-law 2511 is hereby 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 matters not specifically dealt with in this By-law
shall be governed by relevant provisions of By-law 2511.
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 13 day o uly, 2009.
ORA
David Ryan, Mayor
__nRAFr
Debi Wilcox, City Clerk
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PROPERTY DESCRIPTION PT. LT. 19, RANGE 3, B.F.C., 40R-10524, PART 1 4OR49M
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ATTACHMENT ( TO
REPORT # PD__1_'3-(~
143
PICKERING
INFORMATION REPORT NO. 10-08
FOR PUBLIC INFORMATION MEETING OF
April 7, 2008
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 7/08
S. Golvin & JMPM Holdings Inc.
North Part of Lot 19, Range 3 B.F.C.
(Part 1, 40R-10527 & Part 1, 40R-8832)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the lands are located on the south side Of Bayly Street, west of Brock Road;
- the properties have frontage on Bayly Street and Dillingham Road;
- a property location map is provided for reference (see Attachment #1);
- the site is currently vacant;
- primarily mixed industrial commercial uses exist to the north and west, an
automobile dealership (Bessada Kia) abuts the property to the east;
- the broader surrounding area is comprised of mixed employment uses consisting
of retail, personal service, warehousing, trucking and manufacturing uses.
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to rezone the subject lands to permit the
establishment of mixed employment uses including offices, personal service
uses, limited retail sales and various light industrial uses;
- based on the conceptual plan submitted with the application, the applicant is
proposing to develop six separate buildings on the subject lands with an
aggregate gross floor area of 9300 square metres (100,000 square feet);
- the applicant's submitted plan is provided for reference (see Attachment #2).
ATTACHMENT # TO
Information Report No. 10-08 REPORT # PD - Page 2
144
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regaional Official Plan
- the Durham Region Official Plan designates the subject lands as Urban Areas
- Employment Area;
- establishes that designated Employment Areas shall be used for
manufacturing, assembly and processing of goods, service industries,
research and development facilities, warehousing, and business parks; -
- permits limited personal service uses, a limited number of uses for retailing of
. goods and services, and limited office uses;
- the subject application will be assessed against the policies and the
provisions of the Durham Region Official Plan during the further processing of
the application;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the north portion of the subject lands
fronting Bayly Street as Employment Area - Mixed Employment and the
south portion of the subject lands as Employment Area - General
Employment within the Brock Industrial Neighbourhood;
- permissible uses within the Mixed Employment designation include light
manufacturing, warehousing, automotive vehicle sales and repair, offices,
personal service uses, restaurants and limited retailing of goods and services
serving the area;
permissible uses within the General Employment designation include
manufacturing, warehousing, automotive vehicle sales and repair, offices,
limited personal service uses, restaurants and limited retailing of goods and
services as a minor component of an industrial operation;
- the applicant's proposal will be assessed against the policies and the
provisions of the Pickering Official Plain during the further processing of the
application;
3.3 Zoning By-law 2511
- the north portion of the subject lands are zoned "M1" - Storage & Light
Manufacturing Zone, and the south portion of the subject lands are zoned
"M2" - Yard Storage and Heavy Manufacturing Zone by By-law 2511;
- a zoning by-law amendment is required to implement the applicant's
proposed mixed industrial/commercial development on the property;
- the applicant has requested that Zoning By-law 2511 be amended to permit
the establishment of mixed employment uses including offices, personal
service uses, limited retail sales and various light industrial uses.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no comments received to date;
ATTACHIMENT # - 74),~, TO
Information Report No. 10-08 REPORT # Pa - Page 3
145
4.2 Aaencv Comments
no comments received to date;
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
• reviewing the application in terms of its level of sustainable development
components;
reviewing the proposed development in terms of compatibility with, and
sensitivity to, surrounding lands;
• reviewing the adequacy and, locaition of on-site parking to support the
proposed uses;
• reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
• what uses may be added to this Site while maintaining the intent of the
current Official Plan designations;
• whether any floor area limitations may be required for the commercial
uses proposed by the applicant;
• as this development proposal is located outside of the Downtown Core, a
Retail Impact Study to justify the retail floor space for retailing of goods
and services and to demonstrate that the additional floor space will not
adversely impact the viability of any lands designated or developed, for
retail uses in the Downtown Core may be required;
• ensuring that the amount of floor area devoted to retail sales is limited to
comply with official plan policies for the employment area;
the Planning & Development Department will conclude its position on the
application and its design after it has received and assessed comments from
the circulated departments, agencies and public.
5.0 PROCEDURAL INFORMATION
this application has been deemed complete in accordance with the Planning Act,
- 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 and/or a Committees of Council;
if you wish to be notified of Council's decision regarding either the proposed
zoning by-law amendment application, you must request such in writing to the
City Clerk;
if you wish to reserve the option to appeal a decision of the City of Pickering,
you must provide oral comments at the public meeting, or written comments
to the City before Council adopts for this proposal any zoning by-law
amendment;
ATTACHAAENT # IU TO
Information Report No. 10-08 REPORT # Pp Page 4
146
if a person or public body does not make oral submissions at the public
meeting or make written submissions to the City of Pickering before the
by-law is passed, such persons or public bodies are not entitled to appeal the
decision of Council to the Ontario Municipal Board, may not be entitled to be
added as a party to the hearing unless, in the opinion of the board, there are
reasonable grounds to do so.
6.0 OTHER INFORMATION
6.1 Appendix No.
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
6.2 Information Received
- full scale copies of the Applicant's submitted plans are available for viewing at
the offices of the City of Pickering Planning & Development Department;
- a Traffic Impact Study prepared by Sernas Transtech was submitted with the
subject application;
- a Phase 1 Environmental Site Assessment prepared by The Hazcon Group
Ltd. , was submitted with the subject application;
- a Phase 1 and 2 Archaeological Assessment prepared by Advance
Archaeology was submitted with the subject application;
- the need for additional information willbe determined through the review and
circulation of the applicant's current proposal;
6.3 Company Principal
- the subject lands are owned by Stuart Mark Golvin and JMPM Holdings
Limited., in an equal partnership;
- the authorized agent is Kevin J. Tunney of Tunney Planning Inc.
ORIGINAL SIGMOBY 'RIGINAL SIGNM
Rick Cefaratti Lynda Taylor, MCIP, RPP
Planner II Manager, Development Review
RC: jf
Attachments
Copy: Director, Planning & Development
ATTACHMENT # TO
REPORT # PD O
147
APPENDIX NO. 1 TO
INFORMATION REPORT NO. 10708
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
i
ATTACHMENT # 7 TO
REPOR? f'f3 3-0
Excerpts from
City Planning & Development Committee 14 8
Meeting Minutes
PICICER. Monday, April 7, 2008
7:30 pm - Council Chambers
Chair: Councillor Littley
(1) PART `A' - PLANNING INFORMATION MgETING
2. Information Report 10-08
Zoning By-law Amendment Application A 7108
S. Golvin & JMPM Holdings Inc.
North Part of Lot 19, Range 3 B.F.C.
(Part 1, 40R-10527 & Part 1, 40R-8832)
City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to an application submitted by S. Golvin &
JMPM Holdings Inc. for property being composed of the North Part of Lot 9,
Range 3, Broken Front Concession bein9Part 1, 40R-10527 and Part 1, 40R-
8832.
Lynda Taylor, Manager, Development : Review, gave an outline of the
requirements for a Statutory Meeting under the Planning Act. She also noted
that if a person or public body does not make oral or written submissions to the
City before a by-law is passed, that person or public body are not entitled to
appeal the decision of City Council to. the Ontario Municipal Board, and may
not be entitled to be added as a party to the hearing unless, in the opinion of the
Board, there are reasonable grounds to do so.
Rick Cefaratti, Planner II, gave an overview of zoning amendment application A
7/08.
Kevin Tunney of Tunney Planning appeared before the Committee in support of
zoning amendment application 7/08.
No members of the public in attendance at the public information meeting spoke
in support or opposition to zoning amendment application A 07/08.
1
ATTACH E#4T # TO
D
#
P
REPORT
49
May 21, 2008
RECEIVED
Rick Cefaratti, Planner II -
Planning and Development Departme?4AY 2 3 2008
City of Pickering
One The Esplanade CITY OF PICKERING
Pickering, Ontario PU►NNIDEPAR-n EIS ""°'T
The Regional L1 V 6K7
Municipality
of Durham Mr. Cefaratti:
Planning Department
Re: Zoning Amendment Application A07108
605 ROSS LAND .ROAD E Applicant: S. Golvin & JMPM Holdings Inc.
4T" FLOOR
PO Box 623 Location: Lot 19, Range 3, Broken Front Concession
WHITBY ON L1N 6A3 Municipality: City of Pickering
CANADA
905-668-7711
-'ax: 905-666-6208 We have reviewed this application to amend the zoning on the above noted
mail: planning@ properties. The following comments are offered for your consideration at this time.
regiondurham.on.ca
www.region.durham.on.ca The purpose of the application is to, permit the establishment of mixed employment
uses including offices, personal service uses, limited retail sales and various light
A.L. Georgieff,. MCIP, RPP industrial uses.
Commissioner of Planning
Regional Official Plan
The lands subject to this application are designated "Employment Area° in the
Durham Regional Official Plan. Section 8C.2.1 of the Plan indicates Employment
Areas are 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. Further, section 8C..2.7 of
the Plan indicates limited office, commercial and retail uses may be permitted. as
minor components of the primary processing and/or manufacturing uses, subject to
the inclusion of appropriate provisions in the area municipal official plan and/or
zoning by-law.
The amount of gross floor area for the proposed office, personal.sarvice and retail
sale uses should be limited to reflect its minor and auxiliary role to the proposed
industrial use.
Transportation
Bayly Street (Regional Road 22) is designated a Type 'A' arterial road and a Minor
Transit Corridor in the Durham Regional Official Plan. Additional comments will be
provided once they become available from the Regional Works Department.
"$ervice Excettence
for q r Commuhities"
100% Post Consumer
ATTACHMENT #~TO
REPORT # Pb _n9
150
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities. -
Site Contamination Potential
A Phase I. Envirommnental Site Assessment (ESA) prepared by The Hazcon Group
Ltd., indicates no significant environmental concerns were identified. The Phase* I
ESA was conducted on the property that fronts onto Bayly Street, and did not
include the property that fronts onto Dillingham Road. Further, the Phase I ESA is
dated.September/October.1999. As such, an addendum to the Phase I ESA will be
required to identify: site contamination concerns on the site that fronts onto
Dillingham Road; and an update on the assessed site that.fronts onto Bayly Street.
Upon review of an addendum to the Phase 1 ESA, as per Regional policy, a
reliance letter should be submitted for all development applications that. have
undergone a Phase I ESA. A holding symbol is encouraged to be used in
conjunction with the required zoning category and not removed until such time as
the submission of a reliance agreement letter has been completed to the
satisfaction of the Region.
Archaeological Potential
A Stage 1 and 2 Archaeological Assessment prepared by Advance Archaeology
was submitted as part of the subject application. The assessment has been
circulated to the Ministry of Culture for review. Additional comments will be
provided once. they become available from the Ministry of Culture.
Regional Services
Comments regarding the availability of Regional services will be provided once
they are made available from the Regional Works Department:
Due to the outstanding issues indicated above, the Region does not recommend
approval of this application at this time. Please contact me should you have any
questions or require any additional information regarding this matter.
H Tang, Planner
Cu ent Planning
ATTACHMENT # TO
1 51 REPORT # PD ro
November 27, 2008
City of Pickering
Planning & Development Department.
Pickering Civic Complex
One the Esplanade
Pickering, Ontario
L1 V 6K7
The Regional Attention: Lynda Taylor,
0 r ty oua Manager, Development Review
Works Department Re: Site Plan. Application: S09/08
605 ROSSLAND ROAD Zoning By-law Amendment Application A07/08
PO BOX 623
WHITBY ON LIN6A3 Nivlog Investments Ltd. and JMPH Holdings Inc.
CANADA 1635 Bayly Street
05) 668-7711
ax: (905) 668-2051 City of Pickering
E-mail: Our File No: P-08-010
works@region.durham.on.ca
www.region.durham.on.ca The Regional Works Department has reviewed the above-mentioned zoning
C. R. Curtis, P. Eng., MBA amendment application and site plan application and offers the following
Commissioner of Works Comments.
Municipal Servicing
The provision of a sanitary sewer connection, domestic water supply and
fireline as indicated on drawing SS-1 are generally acceptable.. Minor
revisions have been shown on the !attached marked up plan.
Traffic Impact Study
The following comments have been provided by the Region's Traffic and
Transportation Divisions for the Traffic Impact Study and supplementary
information submitted in.support of this development.
A field review of the proposed development site and Bayly Street access
locations has also been completed) by staff from these divisions.
As previously discussed with the applicant-and their engineering consultant
(Sernas Transtech), the Region's Works Department has agreed to permit
two entrances to the site from Bayly! Street, one all-movements located near
the west limit of the site and one right-in/right-out located east of Salk Road
(between Buildings 'C' and 'D').
2
"Service. Exceftwe
for our Comrrwnities`
ATTACHMENT # TO
REPORT # PC._ 152
-2-
We understand that the site owner has a strong preference for the all-
movements access to be aligned with Salk Road. Based on our reviews of
the information that has been submitted by Sernas Transtech and the
existing on-site conditions, the Region cannot agree to locate an all-
movements access opposite Salk Road. The reasons for our position are as
follows:
• The eastbound left turn queue at the Bayly Street/Brock Road
intersection extends through the Salk Road intersection at times during
the p.m. peak period. Vehicles turning left in-and out of the site would
rely on "courtesy gaps" in this queue in order to complete their turns and
would block traffic in through' Janes on Bayly Street while waiting for
gaps, creating a risk of collisions. There is also a high risk of collisions
when turning vehicles cut through a queue, as the queued vehicles block
visibility of approaching traffic in the adjacent through lane. Locating the
all-movements entrance as far west on the site as possible would
minimize (but not eliminate) this issue.
• Traffic turning left in and out of Salk Road currently experiences poor
levels of service due to high through traffic volumes on Bayly Street. As
a result, drivers often turn through smaller than desirable gaps in
through traffic flow, and southbound drivers often make two-stage turns,
stopping in the westbound through lanes to wait for a gap in the
eastbound traffic. These behaviours cause an increased risk of
collisions. Introducing a new entrance on the south side of the Bayly
Street/Salk Road intersection would exacerbate the existing operational
and safety problems, as vehicles turning left in and out of the entrance
will be in conflict with vehicles turning left in and out of Salk Road. We
cannot support the introduction of a private entrance that will further
degrade the operation of a public road intersection when a suitable
alternative entrance location is available.
• We acknowledge Sernas Transtech's concern regarding potential left
turn conflicts with entrances on the north side of Bayly Street, if the all-
movements access is located at the west limit of the site. The entrance
closest to the west limit of the; site is for a fire hall, and the adjacent
entrance to the east is for.a smell used car dealership. Neither of these
entrances generates a significaint volume of traffic. The probability of left.
turn conflicts at these entrances is low, and could be further reduced by
shifting the all-movements site entrance easterly a small amount to align
with one of the north side driveways.
3
REPORT # PD. '
153
-3-
Creating a four-leg intersection on Bayly Street at Salk Road while
introducing additional traffic coinflicts and delays increases the potential
that there will be a future demand and/or warrant for a traffic signal at
this location. The Bayly Street/Salk Road intersection is not suitable for
signalization due to its proximity to the existing traffic signal at Brock
Road and the spacing between Brock Road and the future traffic signal
at Toy Avenue. Since signalizing the Bayly Street/Salk Road
intersection would severely compromise our ability to maintain adequate
traffic signal progression and traffic operations on this section of Bayly
Street, we cannot support creation of a condition that could help drive
future demands for a traffic signal at this location.
Site Servicing and Grading Plans
The site plan will require revisions to reflect the Bayly Street access
arrangement described above. The proposed entrances on Bayly Street
shall be designed as follows:
• Turning movements at the right-in/right-out entrance are to be controlled
with a "trumpet" island in the driveway throat.
• Right turn tapers, 85 m in length, will be required at both of the Bayly
Street entrances. The tapers are to•be designed and built to Regional
standards at 100% developer cost. We will require submission of
engineering drawings and cost estimates for these improvements prior to
Site Plan Approval. .
As previously discussed with the applicant, truck access to the industrial
building (Building 'E') is to be from Dillingham Road only. This restriction is
to be enforced by physical barriers to prevent the passage of tall vehicles on
the north-south internal site driveways adjacent to the building. The barriers
are to be shown on the Site Servicing Plan.
The Bayly Street widening shown on the Site Servicing Plan is acceptable.
This property is to be conveyed to the Region as a condition of Site Plan
Approval.
Development Charges
Development charges will be applied based on the proposed use of the
lands, buildings and structures aid defined in the Region of Durham's
Development Charge By-law and not on the zoning designation for the lands.
4
-4-
i
ATTACHIM.IENT # / TO
REPORT # P ~ 154
Servicing Agreement
The Works Department will require the Owner to enter into a servicing
agreement for construction of the proposed Regional services and entrance
construction on Bayly Street.-
Based on the foregoing, the Region of Durham's Works Department has no
objection to the proposed zoning amendment application. We will require a
resubmission of the site plan application including site servicing and grading
plans revised per the attached marked up plan and aforementioned
comments
Yours truly,
Ga a
Pete Castellan
Development Approvals Division
PC
Encl.
C. T. Barnett, City of Pickering
1. James, City of Pickering
H. Tang, Region of Durham
D. Robertson, Region of Durham
A. Spencer, Region of Durham
I
CL ttf ATTACHMENT #_~7Q
1 5 5 , t REPORT # PD_ 2 209
t
A994 101
PICKERING MEMO
To: Rick Cefaratti April 14, 2008
Planner II
From: Kashif Shaikh, M.Eng.
Coordinator, Transportation Engineering
Copy: Division. Head, M P& E Subject: Zoning By-law Amendment
Supervisor, Engineering & Capital Works Application A 07/08
S.Golvin & JMPH Holdings Inc
'Part of Lot 19, Range 3, B.F.C
City of Pickering
Please be advised that the Transportation Engineering Staff has reviewed the Traffic Impact Study
prepared by Sernas Transtech along with the `Site Plan-Site. Statistics' in support of the captioned
project. Comments related to Transportation Engineering include the following:-
The Traffic Impact Study indicates that a full) access driveway will be provided to Dillingham
Road. However there is no mention of dimensions for spacing of the access/driveway on
the site plan. It needs to be plotted
• The Traffic Impact Study does not address traffic concerns "on Dillingham Road and their
implications (if any) associated to the proposed development on the subject road. This
needs to be addressed
• The Traffic.Impact Study indicates that all out .bound movements from the proposed
development will be under stop control. It is suggested to plot the same on the site plan
AL The proposed site is a future industrial/commercial development (as per the Traffic Impact
Study) therefore proposed daily truck trips, their types along with their planned accesses. to
the proposed site needs to be clearly addressed/ summarized
• The following information is missing in Site Plan which needs to be addressed accordingly:-
(i) roadway configuration on Dillingham Road and Salk Road
(ii) internal traffic circulation plan in this proposed development including directional
arrows and signs (if any) indicating traffic
(iii) truck turning path along with turning radius, truck length and width
Trusting that the above is satisfactory, should you have any questions please do not hesitate to
tact me.
f
SERNAS TRANSTECH ATTAGFi11,"E!1!T_ II T
R Member of The Sernas Group Inc. REPORT # PD 156
RECEIVED 110 Scotia Court', T•905.686.6402
Whitby, ON F-905-432-7877
MAY 2 0 2008 Lt N 8Y7 sernastranstech.com
May 14, 2008 OITY OF PICKERING
PLANNING & DEVELOPMENT
City of Pickering DEPARTMENT
Municipal Property & Engineering Division
Operations & Emergency Services Department
Pickering Civic Complex
One The Esplanade
Pickering, ON
L1V 6K7
Attention: Mr. Rick Cefaratti
Transportation Planning Planner II
Traffic Engineering
Dear Mr. Cefaratti: ,
Functional Road Design
Traffic Management Plans Re: Traffic Study
Parking Studies Industrial/ Commercial Development
Traffic Impact Studies Bayly Street and Salk Road
City of Pickering
Site Circulation and Design Application A 07108
Our Project No. 07267
Thank you for passing along Mr. Kashif Shaikh's comments dated April 14th, 2008. His comments
are repeated below (in italics) with our responses following.
1. The Traffic Impact Study indicates that a full access driveway will be provided to Dillingham
Road. However there is no mention of dimensions for spacing of the access/driveway on the
site plan. It needs to be plotted.
The driveway was shown on the site plan included in the report. The latest site plan is
attached.
2. The Traffic Impact Study does not: address traffic concerns on Dillingham Road and their
implications (if any) associated to the proposed development on the subject road. This needs
to be addressed.
The scope of the study was discussieed with and approved by Shahid Matloob, formerly with
the City of Pickering. It was noted; that a low volume of predominantly truck traffic would
utilize the Dillingham Road access and that the majority of site traffic (most employee and
100% patron) would utilize the Bayly Street Access. It was agreed that the study was to be
conducted under the requirements of the Region of Durham. The scope agreed to by both
the City and the Region of Durham ;only included the impacts of site traffic on Bayly Street
immediately adjacent to the site.
3. The Traffic Impact Study indicates that all outbound movements from the proposed
development will be under stop control. It is suggested to plot the same on the site plan.
This information will be included withthe site plan application.
2/
i
1 5 7 aTTACHr4~E~uT ' /
REPORT # PD
City of Pickering
Mr. Rick Cefaratti
May 14, 2008
Page 2
4. The proposed site is a future indgstriaUcommercial development (as per the Traffic Impact
Study) therefore proposed daily truck trips, their types along with their planned accesses to
the proposed site needs to be clearly addressed/summarized.
Specific tenants for the development are unknown at this time. The warehouse component of
the development has been designed to accommodate nine W1317.5 design vehicles (tractor
trailers). The site has been designed to prevent access from/to the Bayly Street access by
this type of vehicle by the placement of overhead barriers. It is anticipated that a maximum of
nine tractor trailers would visit this site per day via Dillingham Road. The commercial
component of this development has been designed to accommodate a SU-9 design vehicle
(single unit delivery truck) bringing goods to each building. It is anticipated that no more than
five of this type of vehicle would visit the site via Bayly Street per week. The majority of these
trips, by both types of vehicles, would occur outside of the studied peak hours.
5. The following information is missing in Site Plan which needs to be addressed accordingly.•
1. Roadway configuration on Dillingham Road and Salk Road
11. Internal traffic circulation plan in the proposed development including directional
arrows and signs (if any) indicating traffic
111. Truck turning path along with turning radius, truck length and width
The latest site plan is attached. Some of this information is currently missing and will be
included with the site plan application.
Should you require further clarification on any of the above, please do not hesitate to call the
undersigned at (905) 686-6402.
Yours truly,
SERN T fE
A late, Senior Project /Manager
DWA/ml
Attach.
cc: Nivlog Investments Limited, Attn: Mr. Stuart Golvin
Tunney Planning Inc., Attn: Mr. Kevin Tunney
ATTACHMENT # 2 TO
cis o~ REPORT # PD. 3-+7 158
copy
PICK I MEMO
To: Rick Cefaratti May 29, 2008
Planner II
From: Kashif Shaikh, M.Eng
Coordinator, Transportation Engineering
Copy: Supervisor, Engineering & Capital Works Subject: Zoning Amendment
Application A 07/08
Part of Lot 19, Range 3,
B.F.C
City of Pickering
Thank you for sending the formal reply to my comments on the captioned project authored by
David W. Angelakis, Associate Senior Project Manager, in his most recent letter to the City of
Pickering dated: May 14, 2008.
I have reviewed the same and as per our discussion on April 15, 2008, the following need to be
addressed when the formal site plan application is submitted:-,
• Dimensions for spacing of the access/driveway
• Showing all 'Signage' in the development as indicated in Traffic Impact Study Report of the
captioned project
• Roadway configuration on Dillingham. Road and Salk Road
• Internal traffic circulation plan in the proposed development including directional arrows and
signs (if any) indicating traffic
• Truck turning radius inside the development as well as truck turning radius on, the access
point from*Dillingham Road
All of the above comments were outlined in my comiments. previously sent to your office.
If you have any questions, please contact me at extension 2213.
i
City o J 9 ATT[,CHJEAlT# TO
REPO # FD -
APa - 3 2009 MEMO
CKERING
.,20j jar= pLpNNlp PAR MENT .
To: Evertt Buntsma Apri11,2009
Director, Operations & Emergency Services
From: Marilee Gadzovski, M.Sc.(Eng.), P.Eng.
Stormwater & Environmental Engineer
Copy: Director, Planning & Development
Director, Corporate. Services & Treasurer
Division Head, Municipal. Property & Engineering
Subject: Budget Request for Land Acquisition for a 8t o
rmwater Facility within Part of Lot 19,
Range 3, B.F.C:, City of Pickering, S. Golvin &.JMPH Holdings Inc.
South side of Bayly Street on the east side of the Hydro Corridor
The Frenchman's Bay Stormwater Management Master Plan, (FBSWMMP) Draft 2007 Final
Report had identified the above-noted land as a potential site for a stormwater pond facility. The
selection of potential pond facility sites was made on the basis of how successful the solutions
were in meeting the.Master Plan's goals and objectives (ie. targets). A simplified set of targets
were developed to compare alternatives, these included; :flooding, instream water quality, instream
erosion potential and pollutant export to the Bay.
The FBSWMMP summarizes the key watershed wide factors as well as local issues affecting
each main tributary to Frenchman's Bay as a basis for development of project goal and targets.
As noted in the report, Krosno Creek is currently experiencing severe channel erosion
downstream of Bayly Street and Sandy Beach Road as well as a high level of flood susceptibility .
above the 5 year storm elevation south of Bayly Street. The instream .water quality is also very
poor for Krosno Creek, with a high sediment load discharging into Hydro Marsh.
Site selection was also based on the proximity of storm sewer outfalls into watercourses, such that
large scale infrastructure works were not required (ie. relocating storm sewers or increasing
downstream channel capacity etc.) as well as the availability of space outside the 100 year storm
elevation.'.
As this site met all of the targets for the Master Plan it was included as one of 6 potential surface
facilities that in total wily treat up to 58% of runoff that flows into Krosno Creek flows. Moreover,
this facility is recommended in the first 5 years of the Master Plan projects. It should be noted that
this site is only one of two realistically viable locations upstream of the existing erosion and
flooding areas in Krosno Creek that are outside of the Hydro Corridor. The proposed stormwater
facility would treat stormwater runoff from 11.9 ha of industrial area that currently discharges
uncontrolled and untreated into Krosno Creek. The pond design would include storage for the 100
year storm to a 5 year storm level, erosion control for the 25 mm storm as well as permanent pool
volume for an enhanced level water quality.
ATTACHh ENT TO
REPORI # PD .160.
Other alternatives to alleviate the above-noted flooding, erosion and water quality concerns were
investigated and ruled out as viable options. One option that technically would work is to provide
flood storage in the upstream ditches on Salk Road in order to alleviate some of the downstream
flooding and erosion problems. However, this would involve reconfiguring the Salk Road ditch to
store water for an extended period of time. In order to gain the large amount of storage in the
ditches that is required, the depth of water would be high, which would be a concern from a
liability point of view. As well, this option would be a concern from. a West Nile Virus perspective
as it would entail standing water for long periods, especially the summer months. Providing
Stormceptors (oil/grit separators) at the outlet of Salk Road would provide some water quality
treatment, however, the amount of sediment removal would not be as great as a stormwater pond
as Stormceptors can only effectively treat drainage areas that are 5 ha or less. Finally, as noted
in the Master Plan, surface stormwater facilities are the most cost-effective stormwater controls on
a unit cost for equivalent sediment removal.
In addition to the above, I have received verbal confirmation today from Hydro One that they
would not allow a stormwater management pond within Hydro Corridor lands as it would be within
an active corridor (I am awaiting. written confirmation). They do not allow permanent uses within.
active corridors -as they prevent further expansion of the transmission lines, as well, ,they do not
support the conflicting uses of electricity lines above an open water facility. Moreover, it was
stated that if they were to allow it, then they would have to sever the land, which would- result in a
non-linear hydro corridor, which is-not desirable to them.
In order to further the implementation of the Frenchman's Bay Stormwater Management Master
Plan every opportunity for future projects needs to be identified by Staff, and supported by Council.
Being proactive and fulfilling projects that have been identified as local high priority issues will not
only lessen the current stress on Krosno Creek, but will illustrate to the provincial and local
approval agencies that the City of Pickering is serious about the Master Plan as a whole and not
just the high profiled end-of-creek facilities in the Provincially Significant Wetland at the north=end
of Frenchman's Bay.
Please let me know if you have any questions or require any additional information.
MG:mg
April 1, 2009 Page 2
Budget Request for Land Acquisition on Bayly
St.