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HomeMy WebLinkAboutPD 08-03 CiÚf o~ REPORT TO PLANNING COMMITTEE Report Number: PO 08-03 Date: January 24, 2003 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 10/02 Century Gold Pins Ltd. 950 Sheppard Avenue Part of Lot 26, B.F.C., Range 3 Recommendation: 1. That Zoning By-law Amendment Application A 10/02, be APPROVED AS REVISED, subject to the conditions outlined in Appendix I to Report No. PO 08-03 to permit additional retail and commercial uses, submitted by Century Gold Pins Ltd., for 950 Sheppard Avenue, being Part of Lot 26, B.F.C., Range 3, City of Pickering. Executive Summary: The applicant has requested that the Zoning By-law be changed to permit additional retail and commercial uses within the existing building on the subject property (see Location Map - Attachment #1). The subject property is only suitable for some of the applicant's requested uses, due to the size of the existing building, small lot area, limited on-site parking, and surrounding land uses (see Attachment #2). It is recommended that Council approve Zoning By-law Amendment Application A 10/02, to permit only the following additional uses: bakery; commercial school; dry cleaning depot; financial institution; laundromat; personal service shop; restaurant (without drive-thru); and retail store, subject to the following conditions: (i) that the implementing by-law include an (H) Holding Symbol; and (ii) that prior to removal of the (H) Holding Symbol the owner will be required to enter into an appropriate development agreement and receive site plan approval from the City of Pickering. Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Report PO 08-03 Date: January 24, 2003 Subject: Century Gold Pins Ltd. (A 10/02) Page 2 Background: 1.0 1.1 1.2 1.3 1.4 2.0 2.1 Comments Received At the August 8, 2002 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 and #4) Resident Opposed (see Attachment #3): One local resident expressed concerns that the site was inappropriate for some of the proposed uses, and that there would be an increase in local traffic. Following the Information Meeting Resident Opposed (see Attachment #4): One letter of opposition was received outlining concerns regarding the limited size of the site; existing traffic congestion near the subject property; and that future uses should be limited to those with low parking requirements and traffic. Agency Circulation The commenting agencies circulated had no objections to approval of the application (see Attachments #5-8). Specific comments from agencies regarding future development of the site will be addressed through site plan approval where appropriate. City Department Comments Municipal Properly & Engineering . No objection. Development Control . No objection - provided that, if necessary, minor road improvements fronting the site and potential stormwater management details be addressed through future site plan approval. Discussion: The proposed uses conform to the Pickering Official Plan. The subject property is designated "Mixed Use - Mixed Corridor" in the Pickering Official Plan. The "Mixed Use - Mixed Corridor" designation permits the proposed uses to be considered for approval. Approval of the rezoning would implement the Pickering Official Plan designation. The proposed uses also conform to the Durham Region Official Plan. Report PD 08-03 Date: January 24, 2003 Subject: Century Gold Pins Ltd. (A 10/02) Page 3 2.2 The lot size, building siting, and available on-site parking restricts the type of uses that are appropriate. There is limited on-site parking available The subject property has limited lot area (0.12 hectares) and the building has limited floor area (200 square metres). Based on the limited lot area, the shape of the existing lot, and the size and siting of the existing building, the subject property may accommodate approximately 16 on-site parking spaces. The required on-site parking for the requested uses ranged significantly between 9 and 22 spaces, depending on the use. The subject property cannot provide the required parking for uses which generate high volumes of traffic and/or require additional parking (Le. assembly hall; commercial club; commercial-recreational establishment). However, the subject property and existing building are suitable for uses which require approximately 16 parking spaces or less. Appropriate uses are restricted to those that are compatible with, and have negligible impact on, surrounding land uses. The applicant is proposing to add the same uses as those uses currently permitted at the neighbouring Dunbarton Plaza. However, the subject property is not suitable for certain uses. For example, a day nursery is not suitable due to the proximity to the CNR rail line to the north and east, nor are uses which generate higher volumes of traffic, where required parking cannot be accommodated on-site (Le. drive-thru restaurant; food store; place of amusement or entertainment; assembly hall). The CNR rail line to the north of the subject property provides a physical and visual barrier/buffer between the subject property and residential uses to the north. Most of the proposed uses are compatible with the other existing surrounding land uses (Le. medical office use to the west; car dealership and Police Credit Union uses to the south; and residential uses to the north). Therefore, most of the proposed uses would have negligible impact on; and would be complementary and compatible with surrounding land uses. Accordingly, it is recommended that the following uses be permitted: . bakery; . personal service shop; . business office; . professional office . commercial school; . restaurant (without drive-thru); . dry cleaning depot; and . financial institution; . retail store. . laundromat; Report PO 08-03 Date: January 24, 2003 Subject: Century Gold Pins Ltd. (A 10/02) Page 4 2.3 Approval of the application should be subject to an (H) Holding Symbol. Business and professional offices are currently permitted uses on the site and will continue to be permitted under current site development conditions. It is recommended that the introduction of any of the recommended additional uses, other than business and professional offices, be controlled through the use of an (H) Holding Symbol in the Zoning By-law, to ensure a higher level of site design to meet current municipal standards. This will ensure that matters such as on-site parking, site function (access/egress, traffic aisle movements, parking locations), site improvements (fencing, landscaping, paved surfaces, road improvements), and stormwater management are addressed prior to the introduction of other new uses. The owner will be required to receive Site Plan approval, and enter into an appropriate development agreement with the City, prior to the removal of the (H) Symbol. 3.0 Applicant's Comments: . The applicant is aware of the recommendations of this Report. Attach ments: 1. 2. 3. 4. 5. 6. 7. 8. Location Map Site Plan (circa 1976) Information Report, Statutory Public Meeting, August 8, 2002 Minutes from Statutory Public Meeting, August 8,2002 Letter from Gayle Clow, 1811 Fairport Road Comments from Durham District School Board Comments from Durham Region Planning Department Comments from Canadian National Railway Properties Inc. Report PO 08-03 Date: January 24, 2003 Subject: Century Gold Pins Ltd. (A 10/02) Page 5 Prepared By: Approved I Endorsed By: ~V1C¡ctI ~ i!dt- ' Lynda D. Taylor, MCIP, PP Manager, Development Review EB:jf Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council APPENDIX I TO REPORT NO. PD 08-03 RECOMMENDED CONDITIONS OF APPROVAL FOR ZONING BY-LAW AMENDMENT APPLICATION A 10/02 That the implementing Zoning By-law: (a) continue to permit business and professional offices as permitted uses under current site development conditions; (b) place a (H) Holding Symbol on the subject property to restrict establishment of a bakery, commercial school, dry-cleaning depot; financial institution, laundromat, personal service shop, restaurant (without drive-thru), and/or retail store on the subject property until the owner enters into an appropriate agreement with the City and receives site plan approval to address, such matters as, site function (accesS/egress, traffic aisles, parking locations), site improvements (landscaping, paved surfaces, road improvements), and stormwater management. (c) include, but not be limited to, the following provisions: - parking standards for the permitted uses; - recognizing existing building setbacks, lot dimensions, and lot coverage; - amend the existing SC-12 zone category to establish a new zone category for the additional permitted uses subject to an (H) - Holding Symbol. ATTACHMENT I--L-TO REPORT 1/ PO 0"'<' - C? )~ I I \:I ~ ~Jl ~~ ~ -W ~ ~ WELRUS ~ARTAN "\ ..- m STREET \ \ F -=~ ;;~ - ~r; \ f§E--/~~ - VI I--¡= ~~~ ~§ \ t::r I I 0 0( 11 I /' 0 a:: ROAD ---- H I \ \ '\ ~ :~ II ~Jl ....,~ ~ ~T ~ f- - -- n~ olff R-l 0::: '-</;¡:;)'; ~ ÖG, ""L...... 0 I 0.. ~ - ~:ci / 0::: ~L ' ~~ j1 '" II I I lJ I ~~ pp..~O 5r\E-P AVENUE MERRI~ON ~\\ ~ ROAD -- "-- --- ROAD -l--- KINGSTON - \ .-/ \t'I ~ '-< brO^" 7~ C.~.~. y\\GY\ ~E-E-í ----- 5í (){ ~! ~ - --~ I ~ L /L~JJ I Iì \ \ \ \ \ \ \ ~ ~' €-SC f-- tñ I I I I I I T DRIVE - C~ ~I "'-\7E HllT \\\\\ ~\QJ City of Pickering Planning & Development Department PROPERTY DESCRIPTION LOT 40, PLAN 1051 l' OWNER CENTURY GOLD PINS LTD. DATE MAY 21,2002 DRAWN BY JB FILE No. A10 /02 SCALE 1 :5000 CHECKED BY GR FOR DEPARTMENT USE ONLY PN-7 PA- ¡;.,'.,\U1M[NTI~ TO REPORT' PO 0 g- - 0 :; INFORMATION COMPILED FROM APPLICANTS SUBMITTED PLAN - A 10/02 r-'-" . ' , CANAD/ANNATfONAl.. 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C., Range 3 950 Sheppard Avenue 1.0 PROPERTY LOCATION AND DESCRIPTION. - the subject property is located on the north-east corner of Sheppard Avenue and Merriton Road (see Attachment # 1); . - the subject property is currently developed as a one-storey business office used by Century Gold Pins Ltd.; - access to the subject property is currently provided from Sheppard Avenue; - the surrounding land uses include: the Dunbarton residential neighbourhood to the north; Kingston Road, Highway 401, The Police Credit Union and two (2) vehicle sales and service establishments to the south 1 southeast; the Canadian National Railway to the east 1 northeast; and the Dunbarton Plaza and a gas bar 1 automobile service station to the west. the applicant is proposing to amend the existing zoning on the subject property to permit, in addition to the existing business and professional office uses, the following commercial and retail uses: (i) Assembly hall (ix) (ii) Bakery (x) (iii) Business office (xi) (iv) Commerèial club (xii) (v) Commercial-recreational establishment Commercial school Day nursery Dry cleaning depot 2.0 APPLICANT'S PROPOSAL (vi) (vii) (viii) 1 (xiii) (xiv) (xv) (xvi) 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham ReQional Official Plan Financial institution Food store Laundromat Place of amusement or entertainment Personal service shop Private club Restaurant- type A Retail store. - the subject property is designated LivingArea in the Durham Regional Official Plan; - the predominant use of lands designated Living Area shall be for housing purposes; - the Living Area designation also permits limited office development and limited retailing of goods and services; - the proposed uses appear to conform to the relevant policies of the Durham Regiònal Official Plan; . 4.3 Information Report No. 23-02 ATTACHMENT#~------TO REPORT # PO c> g -0 .~ Page 2 3.2 PickerinQ Official Plan - the subject property is designated Mixed Use Areas - Mixed Corridor within the Dunbarton Neighbourhood shown on Schedule I - Land Use Structure of the City of Pickering Official Plan; - the Mixed Use Areas - Mixed Corridor designation permits the following uses; residential; retailing of goods and services; offices; restaurants; ~mmunity, cultural and recreational uses; andspecìal purpose commercial uses; - the Mixed Use Areas - Mixed Corridor designation encourages permitted uses to serve a broader area, at a community scale and intensity; in establishing performance standards, restrictions and provisions for the Mixed Use Areas - Mixed Corridor areas, City Council shall have particular regard to encouraging development in an integrated manner for a wide variety of uses and purposes, and encouraging intensification over time, up to the maximum floor space indices outlined in the Official Plan; - the maximum gross leasable floors pace for the retailing of goods and services within a Mixed Use Areas - Mixed Corridor designation, is to be determined by site specific zoning; - Council may, however, limit floorspace below the maximum permitted by the Official Plan policies to address concerns related to such matters as design, compatibility, and scale of development; and in response to provisions specified in the Part Three (Dunbarton) Neighbourhood Plan; 3.3 ComDendium Document to the Official Plan - the subject property is located within a Detailed Review Area of the Dunbarton Neighbourhood for which Council has not yet adopted area-wide development guidelines; - Section 11.2 (d) of the Pickering Official Plan requires that development guidelines be prepared within a Detailed Review Area prior to any major development proceeding; 3.4 Zonina Bv-Iaw 3036 - the subject property is currently zoned "SC-12" - Special Commercial, by By-law 3036, as amended by By-law 2498-87; - the "SC-12" Zone currently permits the following uses: (i) Business office (ii) Professional office - an amendment to the zoning by-law is required to permit the proposed commercial and retail uses. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no written comments from residents have been received to date; 4.2 Aaencv Comments - no written comments from agencies have been received to date; Staff Comments 4.3.1 Land Use and Technical Matters - although development guidelines for a Detailed Review Area are required prior to major development proceeding, the applicant proposes to use the existing building on the subject property (see Attachment #2); - staff considers the development to be minor in nature, and therefore, preparation of development guidelines are not required prior to permitting the proposed rezoning; . ATTACHMENT #-3-TO REPORT # PO ()"~ - 0 3 Information Report No. 23-02 Page 3 - the existing f{jngston Road Corridor Urban Design Guidelines will provide some guidance for (re)development of the site; - an application. for Site Plan Approval may be required prior to any (re)development proceeding, but has not yet been submitted; - in reviewing the application to date, the following matters have been identified by staff for further review and consideration: . impact of the proposed uses on surrounding land uses; . compatibility of the proposed uses with surrounding land uses; . conformity with the applicable policies of the City of Pickering Official Plan and Compendium Document; . . access to the subject property; and . small lot area which limits parking and may constrain (re)development. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Information Received - legal plan of survey; - Phase I - Environmental Site Assessment (a cPpy is available for viewing at the Planning & Development department); 6.2 Company Principal - the Zoning By-law Amendment application has been submitted by Richard Briscoe on behalf of Century Gold Pins Ltd.; - Richard Briscoe is part owner of Century Gold Pins Ltd. ..k~ r Lynda D. Taylor, M'cIP, RPP , Manager, Development Review I EB:td Attachments Copy: Director, Planning & Development Excerpts from Statutory Public Information Meeting Pursuant to the Planning Act ATTACHMENT' ¥- TO REPORT # PO og - cJ 3 VVednesday,August8,2002 7:00 P.M. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (IV) ZONING BY-LAW AMENDMENT APPLICATION A 10/02 CENTRUY GOLD PINS LIMITED .l950 SHEPPA~D AVENUEL- 1. Edward Belsey, Planner II, provided an explanation of the application, as outlined in Information Report #23-02. 2. Sylvia Spencer, 771 Sheppard Ave. E. advised that she was opposed to the following uses: Assembly Hall, Bakery, Commercial club, Commercial-recreational establishment, Day nursery, Financial institution, Food store, Place of amusement or entertainment, Private club, and Restaurant. FROM: Brian + Ga~le Clow PHONE NO. : 9058393158 P01 C 'í<-{ crt ~ lc;ub¡únl (.- &1 1/11/ - I (1~ ~ \..J\N 1~1 t,,\ (,. ,. \:IdtA-()Ý)Oì~ 'Í wr qoC;-,. IfJ().- 7bl../f( ~ hJ.' f11{. ~w~ &-\t.¡ . 'f&, ~ L ""'1 ~ J..¡",-" ¡4 ~ ..w.J ~ I' /.:Jf AJI 0 I 0 !. ( C?- ~ C q- crtJ 0 i. 1M J-J- cl. (l,l{ {).w I-Ð 61,W ¡\o'V'V"-"""'~ .þ.J.N¡, J ~ L;,L¡ icJ ~ ~ L~~ ~ t1J, () tf,MLf)\h~ , J ~~& U (/-.;J 'f1u¡ "r~c.r.vvJf '-\! ,'~ /v..¿¡ +., t. uf IW> "ptìd1<A "r"^ c.o^- ~ k> V¥'I'{ ¡ vfu ~ ~ ~[;.1-v¡ r Þ- hw 1 tÞ- V'<I. wR I fv,w ~ v"^-, J Uf't- .ý.ý'o~ Å.'-.w-hN( rD~ ML6 <W.~ I-Ð r1v~~ ,ç,:.tJ .Ç.i7ß ~ (tV oS.v'4 Þj ~~ J {wI {\cAlf / 'ii..1',~(. ~ W / J ~ f(1fWtI . ~M;.ð"'fd,^-/1wJ úAJ Iv ~ ~r} ~ 1"14 Wt'-{f(L (JJ\"ò( ~o.. V 1t>.'1 <rV J ~ Ju...yvt/\ {'Ý {I' 1 y¡p.j,J , 1V\Úl fLl . Cïcltl p C IcwJ I KIf ¡!tJv<v¡!:J W (J t'c Iu vi 1^11 L (V /11,. qrlJ. g jlj -3 JScf A1T/\CHMENT ,,5 TO REPORT I PO 0 ~ ~ 3 ~. I ":), )ß-eJ 7., CL, Lw c¡LJ . Jo-t¡lß ¡{Qý~ 1/. l/ lJ/VI rfw, !Io 2ß-f THE DT orRH ,Í\. OM. . d J. o~~ DISTRIC'r SCHOOL BOARD I I I I I FacilitIes Sen¡ices I 400 Taunton Road East I Whitby. Ontario I L1 R 2K6 I Telephone: 1905) 666-5500 J -800-265-3968 Fax (905) 666-6439 I I " ~~i ~¡ ~.#I .~ ~,. I Qf ~~ I i I I I ! I A IT ACHMENT I ~v-:õ TO REPORT # PO lJ - 0 3 rRECElveDl ~ a I JUL 1 8 2002 II' , CITY OF P!CKERING PU.NNING AND DEVELOPMENT DEPARTMENT , --" July 16, 2002 The Corporation of the City of Pickering Planning Department Pickering Civic Centre One The Esplanade Pickering, Ontario LIV 6K7 Attention: Mr. Ed Heisey Dear Mr. Belsey, RE: Zoning By-law Amendment Application A010/02 Century Gold Pins Ltd. Part of Lot 26, Broken Front Concession, Range 3 950 Sheppard Ave. City of Pickering fõ)~~~Q\W~fñ) I.fJJ J U L 1 a zooz IW CITY OF PICKERING PICKERING. Ot«ARIO Staff has reviewed the information on the above noted application and under the mandate of the Durham District School Board, has no objections. Yours truly, "'<\ ~J ()jLŒ-l~QJ¿ Christine Nancekivell, Planner CN:em I:\PROPLAN\OA T A \PLNG\zBLlA I 0/02 JUL ':'1 ¿1ð1!J¿ l.'-I...jO rr<. lJur<.nMI, rLMI~I~11~t.;I lJ¡;;:r I ;>I<J"> ""t..JCJ CJCJJ.<:' IU r 1'-'r'<¡;;:r<.11~o..;¡ rLI~t.;I 1- . I<J<:'" I<J..J " The Regional Mllnlc;ipillity of Durham, Planning Department ~ p'" C F'" ,~ n ~=' t;: ¡¡ July 31, 2002 ' , " , ATTACHMENT I 7 ' TO : R,EPDRi,# ,pO 0 R: - () 3 ¡¡ n J'., 1 'ìnm -.) U L. ',L. ., v £. Ed Belsey, Planner, II , . , Þianning '.& Developmënt Department One the. Esplanade . ,,' Pi~kèring~ Ontario. L1 V 61<7 ' ' CITY OF P¡C¡ŒFHNG PLANNi¡'iL DEVELOPMENT Dear Mr. Belsey: 1615 DUNDAS ST. E. 4TH FLOOR, LANG TOWER Re: WEST BUILDING . P.O. BOX 623 WHITBY, ON, L 1 N 6A3 (905) 728.7131 'FAX: (905) 436.6612 ' wwvy,resion.durham,gn,ca ,Zoning Am~ndm'ent Application A 10/02 Applicant: Cen~ury Gold Pins Limited Location: Pan of Lot,. 26, ,Range' 3 B.F.e. , Municipality: City Qf pickering , A.L Georglliff, MCIP. RPP We have reviewed this application and'the following comments are Commissioner of Planning offered' with' respect to"compliance with the Durham Regiol}al Official Plan, the proposed method of servicing and delegated provincial' plan , review responsibiliti~s. ' , . , ' , . , The purpose of the application is to rezone,the ri!ubjeCt property-to permit certain commercial an9 retail uses in àddition to th~ E!xisting permitted' 'uses. ' . , , The subject property is' designated "Living Årèa~ in the Durham Regional Official Plan. Limited offic;:edevelopment,and' retailing of good~ and , services are permitted,with,in this de,signation,in appropriate locations.' , These uses are permitted as components of mixed u,se developments, ' provided that Community. and Local Central Areas are designated in the area municipal official plan, and the funCtions and characteristics of the Central Areås are not adVersely 'affet::ted. The propo.sed amendment is in conformity with the Dûrham ReQional, Offici,al Plan. .' , ' " Municipal water supply'and sanit~ry sewer services are available to the' , ,subjåct site.' ' " .' , , . This åpplic~tìön has'been screened in accordance with'the terms of the , .provincial plan review respot:1'sibilities. No provincial interests appear to . be affected.' " ' , . If yo~ have any ,questions ò¡"requlre additional'iri~ormatjon; 'pf~ase calf me.' . , . , . 04sU. via '~;ELLENCE. fo~' ij~~!!i!.~J) /Y1TY" '," .:V:rTn:;"" ' . . " e ' 100% Post CDI'lSUmø~ . , " , ' " " ArrACHMENT"#~7 'TO, ,REPo'RT #, PÒ ,05 -'0 3 Yours truly, , " (4',"0, ',"'" ",;~, Å$Y Davi~$J' Plann~r " ' , 'Current Operations 'Br~nch, " , ," .! co. Aob Roy,'Durham RegiQn Works,iJepartment, , , ,,' , ' ' , R:llrBlnlng\rGIzonlno~lck~l1ng II 11),Ct<!,I;1~ , ,. , ,,' , , " " ' , , " ,", ' " , .' ,,; " , . , , ,- ", , . , ' " '", . , ,Pag~, '2 " . ' , , f:N ATTACHMENT # - l5 TO REPORT II PO (/ F -03 Tel@phone:(416}217-fi961 Faa¡mlle~ (416) 217.6743 277. rue Front ouest 81 étage Toronto (OnTario) M5V 2X, TéléphQne: (416) 217-6961 Télécopleur. (416) 217-6743 ..- Canadian Propriétés National ferroviaires du Railway Canadien Properties Inc:. National Inc. 277 Front Street West Floor ß Toronto, Ontario M5V lX? J VIA FAX: 905-420-7648 13 August 2002 Mr. Ed 6elsey Planning and Development Department City of Pickering One The Esplanade Pickering ON Ll V 6K7 Your File: A 010/02 Our File: TZ~4500-P~O2 RECEIVED AUG 1 3 2002 'Dear Mr. Belsey: Re: Proposed Zoning By-Law Amendment 950 Sheppard Avenue, Part Lot 26; BFC; Range 3 CENTURY GOLD PINS L TO. CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT We have reviewed the letter from the City Clerk dated 12 July 2002, regarding the above noted application and have the following comments: 1. The Owner must install and maintain at his own expense, a chain link fence of minimum 1.83 metre height along the mutual properly line. 2. Any proposed alterations to the existing drainage pattern affecting Railway property must receive prior concurrence from the Railway and be substantiated by a drainage report to the satisfaction of the Railway. In addition, rail noise, vîbration and safety should be considered in the design of the development, to the satisfaction of the municipality. Appropriate mitigation measures should be included in the Zoning By-law Amendment. CN's current guidelines recommend that the accep~ble protective measures for the land use proposed include the following: 1. A minimum 30 metre building setback from the railwayrJght~of~way in conjunction with an earthen berm. The berm should be 2.5 metres above grade at the property line, having side slopes not steeper than 2.5 to 1, adjoining and parallel to the railway right-of-way with returns at the ends. 4. We, recommend that the Owner engage a consultant to undertake an analysis of noise and vibration and to undertake appropriate measures to mitigate any adverse effects from noise and/or vibration that were identified. We request receiving notice of the Amendment being i;lpprovec!. Should you have any further questions, please do not hesitate to con~ct the undersigned at (416) 217~6961. . ;~~ Geoff Woods, B.E.S. Development Review Coordinator A wholly owned &~bsld'ary of canadilln Na1lonalllllilway Cgmpany I Une fliiale en proprfété ~~Ive de Ia CompagnIe dl!.!i chemins ¡fe fer nij ÌOl1a~]( d~ caMda