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HomeMy WebLinkAboutInformation Report 11-18C44 DICKERING Information Report to Planning & Development Committee Report Number: 11-18 Date: September 11, 2018 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 05/18 King Mushroom Investments Part of Lot 18, Range 3, Now Parts 1 to 7, Plan 40R-7994 (985 Brock Road) 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment, submitted by King Mushroom Investments, to expand the list of permitted uses on the subject lands. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification, and identify any planning issues. This report is for information and no decision is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located at the southeast corner of Brock Road and Bayly Street within the Brock Industrial Neighbourhood (see Location Map, Attachment #1). The property has an area of approximately 0.4 of a hectare with approximately 53 metres of frontage along Brock Road and 77 metres of frontage along Bayly Street. The property is occupied by a single storey multi -tenant building having a gross floor area of 895 square metres (see Existing Conditions Plan, Attachment #2). Current uses within the existing building include a restaurant, a flooring establishment, a computer store and a cash outlet. A total of 33 parking spaces are provided on-site and vehicular access is provided from Bayly Street. Surrounding land uses include (see Air Photo Map, Attachment #3): North: across Bayly Street, an outdoor boat storage facility with accessory buildings and structures East & single storey multi -tenant buildings with a range of industrial, limited South: commercial and personal service uses West: across Brock Road, vacant lands that were previously occupied by an automobile service station and car wash, and further west is an automobile dealership fronting Bayly Street Information Report No. 11-18 Page 2 3. Applicant's Proposal The applicant is requesting to amend the existing site-specific zoning for the subject lands to add commercial -recreational establishment, office -associated commercial establishment, personal service shop, printing establishment, and vehicle repair shop. Although the existing building is fully leased, the applicant has requested this amendment to allow further flexibility in leasing the spaces to a wider range of businesses. No exterior changes to the existing building, grading, vehicular access or parking area are proposed at this time. Should this change, a Site Plan Application will be required. 4. Policy Framework 4.1 Durham Region Official Plan The Region of Durham Official Plan (ROP) designates the subject lands as "Employment Areas" in the Urban System, with a "Regional Corridor" overlay along Bayly Street. Along Regional Corridors, Employment Areas permits a range of employment uses such as office buildings and business parks. Limited personal service and retail uses, serving the immediate designated employment area may be permitted as a minor component (e.g. 10 percent) of the aggregate gross floor area of the uses in Employment Areas, and no single use shall exceed 500 square metres. Retail sales as a minor ancillary component of an industrial operation may also be permitted, subject to the inclusion of appropriate provisions in the Pickering Official Plan and/or Zoning By-law. Nursing and retirement homes, elementary and secondary schools, and places of worship are not permitted in Employment Areas. 4.2 Pickering Official Plan The subject property is designated as "Employment Areas .Mixed Employment", which provides for a range of employment uses that includes: light manufacturing; assembly and processing of goods; light service industries; offices; corporate office business parks; limited personal service uses; restaurants; hotels; financial institutions; community, cultural and recreational uses; and limited retailing of goods and services serving the area. The proposed additional uses generally comply with the policies and provisions of the City's Official Plan. However the ROP is more current and restrictive, and any amendments shall be in conformity with the ROP. 4.3 Zoning By-law 2511, as amended The subject lands are currently zoned "MC" within Zoning By-law 2511, as amended by By-law 2642/88, which permits an accessory dwelling unit, assembly hall, business offices, dry cleaning depots, dry cleaning establishments, food preparation plants, light manufacturing plants, merchandise service shops, professional offices, restaurants, sales outlets, scientific or medical laboratories, and warehouses. The applicant is requesting to rezone the subject property to add additional uses that are currently permitted on the adjacent property to the south. The existing site specific zoning for the subject property contains restrictions to limit the maximum gross floor area for certain uses including restaurants, sales outlets and dry cleaning depots. The intent of these provisions is to ensure that the primary use of the subject lands remains industrial. Information Report No. 11-18 Page 3 5. Comments Received 5.1 Residents Comments As of the writing of this report, no comments or concerns have been received from the public. 5.2 Agency Comments 5.2.1 Region of Durham — Planning Department The following is a summary of key concerns/issues or matters of importance identified by the Region of Durham: • the proposed amendment should include a cap on the amount of floor space permitted for the retail and personal service uses • the proposed commercial -recreational establishment use could be considered a sensitive use and as such is recommended that the proposed zoning by-law amendment omit commercial -recreational establishment as a permitted use, or request that a land use compatibility study be required prior to issuance of a building permit • the current zoning by-law permits an accessory dwelling unit and an assembly hall, which may include places of worship, both of which are considered sensitive land uses. • it is recommended that the proposed zoning by-law amendment omit accessory dwelling unit and assembly halls as permitted uses, as they are not permitted in "Employment Areas" in the ROP • the Region will not object to the proposed zoning by-law amendment, if the proposed zoning by-law amendment does not encourage the longevity of or permits the introduction of new sensitive land uses 5.3 City Departments Comments 5.3.1 Engineering Services • no concerns or objections with the Zoning By-law Amendment application 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring that the additional requested uses and the existing permitted uses are consistent with the policies and provisions of the Regional Official Plan • ensuring that proposed retail and personal service uses are capped by including appropriate provisions in the Zoning By-law to restrict gross floor area to no more than 10 percent of the aggregate gross floor area, and individual uses to not exceed 500 square metres • should the applicant continue to pursue potentially sensitive land uses, a Land Use Compatibility Study may be required Information Report No. 11-18 Page 4 • assessing whether the existing parking supply is sufficient to accommodate the proposed additional uses and existing uses • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its positon on the application after it has received and assessed comments from the circulated departments, agencies and public. 7. Information Received Full scale copies of the plans and studies listed below are available for online viewing at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Application form to Amend Zoning By-law completed by the applicant, dated March 14, 2018 • Planning Justification Report, prepared by Martindale Planning Services, dated March 2018 • Parking/Traffic Assessment Study, prepared by Tranplan Associates, dated December 2017 • Existing Conditions Plan, prepared by Martindale Planning Services, dated October 23, 2017 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal or makes a decision on the Draft Plan of Subdivision • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of the property is King Mushroom Investment and is represented by Martindale Planning Services. Information Report No. 11-18 Page 5 Attachments 1. Location Map 2. Existing Conditions Plan 3. Air Photo Map Prepared By: Rory, IV^LNeii Plan er I Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design RM:NS:Id Date of Report: August 23, 2018 Approved/Endorsed By: Catherine Rose, MCIP, RPP Chief Planner Attachment #_/ to Information Report# � oiefenbake II Court 1E , >-0 co cc To mil VIII Dreyber Court 4411411kml,�'Y oto Portland a �. Court 111111111111 1 W9hway 4p1 ■ -o co 0 0 Y'Plummer Street co Subject . Lands Ba eet W 0 F \o a 1 0 co w Quigley Streeeet� E m L rn Ip `Quartz Street Kellino— a Street Orangebrook Court Clements Road 040/ Location Map File: A 05/18 PICKERING City Development Department Applicant: King Mushroom Investments Property Description: Part of Lot 18, Range 3, Now Parts 1 to 7, Plan 40R-7994 (985 Brock Road) Date: Aug. 23, 2018 D The Corporaton of the City of P ckedng Produced On part) under license from: ® Clueens Pnnter.Ontano Mnety of Natural Resources. All rights reserved.p Het Majesty the Queen In Right of Canada, Department of Natural Resources. AI rights reserved.; B Teranet Enterprises Inc. and tl supptfen: all rights reserved.;O MunlcIpal Property Assessment Corporation and is suppiers all rights reserved; SCALE: 1:10,000 THIS IS NOT A PLAN OF SURVEY. Attachment #_oto Information Resort# //--/, NAY StREEt 1735 Edsting 1 Storey Building ±895m= (0,633.781 ) vis Q o �0 . #981 Existing 1 Storey Building Other Lands Owned by Applicant cdre PICKERING City Development Department Submitted Existing Conditions Plan File No: A 05/18 Applicant: King Mushroom Investments Property Description: Part of Lot 18, Range 3, now Parts 1 to 7, 40R7994 (985 Brock Road) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: July 27, 2018 Attachment # 2 to rlfirrrr��tir,r�eser## a z.Sr#.A ( Subject 1.• Lands • -" r '.�' _aylysfreet= 7:5-1 Orang -'bio. k 1�n G.ty Air Photo Map File: A05/18 0i PICKERING City Development Department Applicant: King Mushroom Investments Property Description: Part of Lot 18, Range 3, now Parts 1 to 7, 40R7994 985 Brock Road Date: Jul. 27, 2018 2 he Corporation of the Cry at Pickenng Produced n part) under license from:® Cubans Pnnler, Ontano Ministry of Natural Resources. All rights reserved.* Her Me)aety the Queen In Right of Canada, Department of Natural Resources. Al rights resented.; DTeranet Enterprises Inc. and Its suppliers all rights reserved.;® Municipal Property Assessment Corporatbn and 15 suppler. all rights reserved.; SCALE. 1:5,000I THIS 13 NOT A PLAN OF SURVEY.