HomeMy WebLinkAboutPD 34-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 34-05
Date: August 18, 2005
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 14/05
Japter Realty
1691 Pickering Parkway
Part Block A Plan M1024, Now Part 8 40R-8639
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 14/05 be APPROVED, to permit
additional commercial and personal service uses within the existing building on
the subject property including vehicle rental establishment, business office,
laundromat, take-out restaurant, baker, and an assembly hall without place of
religious assembly, as submitted by Japter Realty, on lands being Part Block A
Plan M1024, Now Part 8 40R-8639, City of Pickering.
That prior to any restaurant type-C coming into operation the owner satisfy the
Director, Planning & Development that appropriate odour control mechanism are
in place and that the owner receive approval for a revised site plan to the
satisfaction of the Director, Planning & Development, to accommodate additional
garbage receptacles on site.
That the amending zoning by-law, to implement Zoning By-law Amendment
Application A 14/05, as set out in Appendix I to Report PD 34-05, be
FORWARDED to City Council for enactment.
Executive Summary: The subject property is located on the east side of
Pickering Parkway west of Brock Road, and currently supports a commercial plaza with
second floor apartment units (see Location Map, Attachment #1 and Applicant's
Submitted Plan, Attachment #2). Current zoning permits limited commercial and
personal service uses. The applicant requests to amend the zoning of the property to
permit additional commercial and personal service uses including vehicle rental
establishment, business office, laundromat, take-out restaurant, baker, and an
assembly hall without place of worship service. The applicant also requested a day
care use but this use is not recommended as the existing site is insufficient to provide
traffic circulation for a drop-off/pick-up area or a secure outdoor amenity area.
Report PD 34-05
Subject: Japter Realty (A 14/05)
Date: August 18, 2005
Page 2
The applicant does not propose any changes to the existing building or site. The
recommended uses are compatible with the surrounding neighbourhood and conforms
to the Pickering Official Plan.
It is recommended that this application be approved, and the draft by-law be forwarded
to City Council for enactment.
Financial Implications:
application.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Comments Received
1.1 Council Direction
At the July 25, 2005 City Council meeting the following resolution was adopted:
Resolution #141/05
"That Zoning By-law Amendment application A 14/05 as submitted by
Japter Realty for the property municipally know as 1691 Pickering Parkway, be
approved in principle, in order to permit take-out restaurant as a permitted
use,
2. That staff be directed to bring forward an implementing by-law at the
September 19, 2005 meeting of Council."
1.2 At the June 16, 2005 Public Information Meeting
Two area residents spoke at the Public Information Meeting (see Text of
Information Report, Attachment #3 and Meeting Minutes, Attachment #4). One
resident was in favour of the application and one was opposed. The major
concern expressed related to the proposed take-out restaurant use and the
garbage/litter associated with such a use.
Two written comments have been received, both expressing concern with the
application. Concerns relate to insufficient parking on the property and specific
issues related to the take-out restaurant such as noise, traffic, garbage/litter,
loitering and insufficient parking (see Attachment #5 and #6).
Report PD 34-05
Subject: Japter Realty (A 14/05)
Date: August 18, 2005
Page 3
1.3
City Department and Agency Comments
Region of Durham
Planning Department
no objections;
the proposal is permitted by the policies of the
Durham Region Official Plan, and there are no
matters of provincial interest related to this
application (see Attachment #7);
Veridian Connections
no objections;
Fire Services
no objections;
2.0
2.1
2.2
Discussion
The Proposed Additional Uses Comply with the Pickering Official Plan and
are Compatible with Surrounding Uses
The City of Pickering Official Plan designates the subject property as
Urban Residential Area - High Density Area. Areas designated as Urban Residential
Area - High Density Area are intended to be predominantly used for residential
purposes, and may also include limited office, retail and personal service uses.
Permissible uses within this designation include residential, retailing of goods and
services, offices, restaurants, and community uses. The proposed additional
commercial and personal service use would comply with the Pickering Official
Plan.
The property is surrounded by a mixture of commercial and residential land uses.
The existing commercial plaza with residential units above has existed in this
neighbourhood for numerous years. The proposed additional uses are
considered to be compatible with the existing neighbourhood.
Take-Out Restaurant Use Approved in Principle by City Council
The take-out restaurant use was approved in principle by City Council through
Resolution #141/05. A take-out restaurant use is a compatible use in a
commercial plaza. Normally this use will generate a higher parking demand and
this has to be taken into account in the plaza design. Given that the plaza exists,
and no site changes are being proposed, it will be a necessity of the plaza owner
to manage the on-site parking needs of all the plaza tenants to ensure the
commercial tenants and the existing residents of the building are not impacted by
any on-site parking short fall. To reduce the potential impact of a take-out
restaurant on on-site parking it is recommended that only one take-out restaurant
be permitted and that the maximum gross leasable floor area for such a use be
restricted to a maximum of 125 square metres.
Report PD 34-05
Subject: Japter Realty (A 14/05)
Date: August 18, 2005
Page 4
2.3
2.4
Take-Out Restaurant Requires Odour Control
With the addition of a take-out restaurant use the subject of odour must be
addressed. A form of odour control should be required considering the existing
building has residential units above the commercial units. Restaurant cooking
ventilation systems should be required to incorporate an appropriate odour
extraction mechanism sufficient to ensure that resulting exhaust is substantially
odour free and will not affect surrounding residents. This odour control will be
requested through any building permit process, if required or as part of a revised
site plan for the subject lands.
Garbage/Litter Issue of Take-Out Restaurants is a Property Management
and Societal Issue
The issue of garbage/litter that is sometimes associated with take-out restaurants
is a property management and society problem. Most take-out restaurants
maintain a high standard for property maintenance. However, the issue usually
relates to off-site garbage/litter due to the packaging of take-out restaurant
products that are inappropriately discarded by the consumers. This issue is
more of a societal issue on the inappropriateness of litter. Take-out restaurant
operators are encouraged to place garbage receptacles throughout their property
and maintain them on a regular basis. As a condition of approval a revised site
plan will be required for additional on-site garbage receptacles.
Place of Assembly Use to have a Maximum Size Limitation
A place of assembly use will normally generate a higher parking demand than
retail commercial or personal service use and this has to be taken into account in
the plaza design. This is an existing plaza, and no site changes are being
proposed. It will be a necessity for the plaza owner to manage the on-site
parking needs for all of the plaza residents, tenants and their customers. Similar
to the take-out restaurant use, a place of assembly use should have a restriction
on the maximum gross leasable floor area to lessen the potential for on-site
parking problems. It is recommended that a maximum gross leasable floor area
of 125 square metres be included in the amending zoning by-law.
Day Care Use is Not Being Recommended due to Existing Site Constraints
The request for a day care use is not being recommended for approval due to the
existing site having insufficient space to accommodate the special requirements
for the operation of a day care facility. Due to the nature of the operation of a
day care facility there are certain site design features that need to be
accommodated in order for the facility to operate appropriately. This includes a
specific area for drop-off and pick-up and an area for outdoor amenity space.
Given that this application is for an existing building that has no space to
accommodate these specific requirements the requested day care use is not
recommended.
Report PD 34-05
Subject: Japter Realty (A 14/05)
Date: August 18, 2005
Page 5
2,5
3.0
Cumulative Impact of Other Uses
When the subject property was originally developed, the small size and irregular
configuration of the site limited the number of parking spaces that could be
provided. To address this limitation a reduced parking standard was applied in
the zoning by-law and the types of commercial and personal service uses
permitted on the site were restricted. The applicant is now requesting additional
commercial and personal service uses that have the potential of causing on-site
parking problems. The additional requested uses: being vehicle rental
establishment, business office, laundromat, take-out restaurant, baker, and an
assembly hall without place of worship service, are acceptable as the
recommended restrictions on the size of the take-out restaurant and an assembly
hall will lessen the potential for on-site parking problems.
Applicant's Comments
The applicant has been advised of the recommendations of this report and
agrees to no day care use.
APPENDIX:
Appendix I: Draft Implementing Zoning By-law
Attachments:
2.
3.
4.
5.
6.
7.
Location Map
Applicant's Submitted Plan
Text of Information Report
Minutes from Statutory Public Meeting
Resident Comment
Resident Comment
Region of Durham Planning Department
Report PD 34-05
Subject: Japter Realty
(A 14/05)
Date:
August18,2005
Page 6
Prepared By:
Approved / Endorsed By:
Review
Neil Oarroll~ P
Director, Planmng & Development
Lynda Tayf'or, MCIP, RPP /
Manager, Development Review
RP:jf
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City ~Cou~ciF--"X
-Tho~a-s/J. Quir~ Chief ~inistrati~,/, er ~
APPENDIX I TO
REPORT PD 34-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 14/05
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NUMBER
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended by By-law 1896/84, to implement the Official Plan of the City
of Pickering, Region of Durham, for Part Block A Plan M1024, Now
Part 8 40R-8639, in the City of Pickering. ' (A 14/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit additional commercial and personal service uses, in Part Block A Plan M1024,
Now Part 8 40R-8639, in the City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended by By-law 1896/84, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Part Block A Plan M1024,
Now Part 8 40R-8639, in the City of Picketing,
2. TEXT AMENDMENT
2.1
Section 4. DEFINITIONS of By-law 1896/84, is hereby amended by renumbering
and re-alphabetizing this subsection in order to incorporate the new definitions as
following:
(1)
"Assembly Hall" shall mean a building or part of a building in which
facilities are provided for purposes such as civic, educational, political,
religious or social meetings and which may include an auditorium or a
banquet hall but does not include a place of religious assembly;
(2)
"Bakery" shall mean a building or part of a building in which food products
are baked, prepared and offered for retail sale, or in which food products
baked and prepared elsewhere are offered for retail sale, but shall not
include a Restaurant - Type A;
(3)
"Business Office" shall mean a building or part of a building in which the
management or direction of business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
(4)
"Dry Cleaninq 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 any such processes;
(5)
"Laundromat" shall mean a building or part of a building wherein machines
and facilities for wet laundering and drying are available for public use at a
charge, and may include a dry cleaning and laundry depot;
(6)
(7)
- - DRiIFT
"Restaurant - Type C" shall mean a building or part of a building where
food is prepared or offered or kept for retail sale to the public for
immediate consumption and is intended to be consumed off the premises,
but shall not include a drive-thru;
"Vehicle Rental Establishment" shall mean an establishment in which its
main use is the rent or lease of vehicles, but shall not include an
accessory vehicle repair shop;
2.2
Section 5.(2)(a)(ii) Uses Permitted of By-law 1896/84 is hereby repealed and
replaced with the following:
(ii) subject to the provisions of paragraph (2) (b) (v) B of this Section the following
are permitted uses: assembly hall, bakery, business office, dry cleaning
depot, financial institution, laundromat, neighbourhood store, personal service
shop, professional office, restaurant - type C and vehicle rental establishment.
2.3
Section 5.(2)(b)(iv) B Parking Requirements of By-law 1896/84 is hereby
repealed and replaced with the following:
For each establishment having any of the following uses there shall be
provided and maintained on the lot generating the requirement a minimum
of 4.0 parking spaces for each 93 square metres or part thereof of gross
leasable floor area of the establishment:
assembly hall
- bakery
- business office
- dry cleaning depot
- financial institution
- laundromat
- neighbourhood store
- personal service shop
professional office
restaurant - type C
vehicle rental establishment
2.4
Section 5.(2)(b) (v) B (I) of By-law 1896/84 is hereby repealed and replaced with
the following:
the aggregate of the gross leasable floor area of all assembly hall, bakery,
business office, dry cleaning depot, financial institution, laundromat,
neighbourhood store, personal service shop, professional office, restaurant -
type C and vehicle rental establishment shall not exceed 500 square metres.
2.5
Section 5.(2)(b) (v) B of By-law 6112/03 is hereby amended by adding thereto
two new subparagraph (111) and (IV) after subparagraph (11) as follows:
(111) only one restaurant - type C shall be permitted and the maximum gross
leasable floor area shall not exceed 125 square metres.
(IV) the aggregate of the gross leasable floor area of all assembly halls shall
not exceed 125 square metres.
AREA RESTRICTED
-3-
DR FT
By-law 3036, as amended by By-law 1896/84, is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as set out in
Section 1 above. Definitions and subject matter not specifically dealt with in this
By-law shall be governed by the relevant provisions of By-law 3036.
4. 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
,2005.
day of
David Ryan, Mayor
Debi A. Bentley, City Clerk
ATTACHMENT f ! TO
REPORT f PD 3
0
O
GETA
CIRCLE >-
DREYBER
COURT
PORTLAND COURT
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART BLOCK A M-1024, PART 8 40R-8639
OWNER 149350 ONTARIO LTD. DATE MAY 11, 2005 DRAWN BY JB ~/~
FILE No, A 014/05 SCALE 1:5000 CHECKED BY RP
2005 MPAC and its suppliers. All r;ghtl Reserved. Not ~3 plan of Survey/, PN-9
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED SITE PLAN
A 14/05
I-
Z
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION,
APRIL 19, 2005.
PICKERING
INFORMATION REPORT NO. 13-05
FOR PUBLIC INFORMATION MEETING OF
June 16th, 2005
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 14/05
Japter Realty
1691 Pickering Parkway
Part Block A Plan M1024, now Part 8 40R-8639
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the subject lands are located on the east side of Pickering Parkway west of
Brock Road;
a property location map is provided for reference (see Attachment #1);
the property is currently occupied with a mixed use building containing
commercial use on the ground floor and seven residential dwelling units on
the second floor;
the vast majority of the property not occupied by the building is paved for
parking purposes;
the site's topography is relatively flat;
the property appears to be utilizing a right-of-way across the property to the
east that provides a service access to the rear of the existing building;
- parking is provided in front of the building and to the south of the building;
- access to the site is provided by a driveway opposite the intersection of the
north leg of Geta Circle;
- surrounding land uses are:
north - on the opposite side of Pickering Parkway is a townhouse
development;
south street townhouses and apartment building;
east apartment building and to the east a fuel bar with drive-thru
restaurant;
west on the opposite side of Pickering Parkway are townhouses;
Information Report No. 13-05
Page 2
2.0
3.0
3.1
APPLICANT'S PROPOSAL
Japter Realty have submitted an application to amend the zoning by-law in
order permit a wider range of commercial and personal service uses within
the existing building;
the existing site plan is provided for reference (see Attachment #2);
the property is subject to an existing site plan agreement with the City;
the applicant does not propose any changes to the existing site;
the existing permitted uses include dry cleaning depot, financial institution,
neighbourhood store, personal service shop, professional office, and service
and sales of products related to a party supply store as permitted by a
Committee of Adjustment decision P/CA 08/93;
the applicant is requesting the follow uses as additional permitted uses: car
rental; business office; laundromat; fast food restaurant; baker; day care; and
an institution bible study without place of worship service;
the following chart outlines the existing site details:
Details of the Existing Site
Total area
Ground floor area
Building coverage
Parking area
Parking coverage
Landscape open area (including walkways)
Landscape open area coverage
Number of dwelling units
Gross leasable commercial floor area
Parking provided
Residential parking required (1.5 per unit)
Commercial parkin~q required
(4 spaces per 93 m'of gross leasable floor area)
Total parking on site
-- 2713 square metres
-- 527 square metres
-- 19.5 percent
-- 1365 square metres
-- 50.5 percent
- 821 square metres
-- 30 percent
-- 7
-- 487 square metres
-- 32
-- 11
-- 21
32
OFFICIAL PLAN AND ZONING
Durham Reqional Official Plan
designates the subject lands as Living Areas;
- areas designates as Living Areas are intended to be predominantly used for
housing purposes, and may include limited office, retail and personal service
uses;
- Pickering Parkway where it abuts the subject lands is designated as a Type C
Arterial Road;
- the proposal appears to conform to the Durham Region Official Plan;
Information Report No. 13-05
Page 3
3.2 Pickerin.q Official Plan
- the Pickering Official Plan designates the subject lands as Urban Residential
Area - High Density Area;
- the subject property is within the Village East Neighbourhood of the Official
Plan;
- no development guidelines have been prepared for this area of the Village
East Neighbourhood;
- permissible uses within Urban Residential Area - High Density Area include
residential developments within a specific density range, as well as limited
office, retailing of goods and service uses;
- the Pickering Official Plan establishes a density range of over 80 and up to
and including 140 dwelling units per hectare for development within an Urban
Residential Area - High Density Area;
- Schedule II of the Pickering Official Plan - Transportation System designates
Pickering Parkway where it abuts the subject site as a Type C Arterial Road;
- Type C Arterial Roads are designed to accommodate lower volumes of traffic
at slower speed, compared to higher order arterial roads, and provide access
to properties;
the subject application will be assessed against the policies and provisions of
the Pickering Official Plan during the further processing of the applications;
3.3 Zonin.q By-law 3036
the subject lands are currently zoned "C10-R" by Zoning By-law 3036, as
amended by By-law 1896/84;
the existing zoning permits dry cleaning depot, financial institution,
neighbourhood store, personal service shop, professional office and
residential dwelling units located on the second storey of the building subject
to certain performance standards;
an amendment to the zoning by-law has been requested by the applicant in
order to permit additional commercial uses;
the applicant has requested an appropriate zone that would permit the
proposed uses.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no formal written resident comments have been received to date;
4.2 A.qency Comments
- no formal agency comments have been received to date;
Information Report No. 13-05
Page 4
4.3 Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· ensuring that the proposed development continues to be compatible with,
and sensitive to, surrounding land uses;
· ensuring the proposed uses are compatible with the surrounding lands;
° ensuring adequate parking is provided on the subject property in
appropriate locations;
° reviewing the proposed development to ensure that adequate information
is provided, that technical requirements are met and that the proposed site
design is appropriate;
- this Department will conclude its position on the draft plan design after it has
received and assessed comments from the circulated departments, agencies
and public.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee 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 a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment, does not
make oral submissions at the public meeting or make written submissions to
the City of Pickering before the zoning by-law is passed, the Ontario
Municipal Board may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal.
6.0 OTHER INFORMATION
6.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
the report;
Information Report No. 13-05
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;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3
Company Principal
- the owner of the subject lands is 1494350 Ontario Limited which carries on
business as Japter Realty;
- Raymond Ata is the principle of 1494350 Ontario Limited (Japter Realty).
OP, IOINAL SIGNED BY
SIGNED BY
Ross Pym, MCIP, RPP
Principal Planner- Development Review
Lynda Taylor, MCIP, RPP
Manager, Development Review
RP:Id
Attachments
Copy: Director, Planning & Development
APPENDIX NO. I TO
INFORMATION REPORT NO. 13-05
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
Excerpts from
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, June 16, 2005
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.
(i)
ZONING BY-LAW AMENDMENT APPLICATION A 14/05
JAPTER REALTY
1691 PICKERING PARKWAY
PART BLOCK A, PLAN M-1024, NOW PART 8 40R-8639
o
Ross Pym, Principal Planner, Development Review, provided an overview of
property location, applicant's proposal and City's Official Plan policies
pertaining to this site, as outlined in Information Report #13/05.
Raymond Ata, Applicant, 88 Roberston Drive Ajax, advised of his presence and
made initial comments. Stated he wants to add more commercial usages to the
plaza and that the surrounding community has made such requests to him as
well as adding a fast-food restaurant.
Barry Connery, 1689 Pickering Parkway, is against the proposal. He especially
does not want a fast-food restaurant, as there is already an issue of garbage
from other establishments in the neighbourhood.
Anthony Ridding, 1945 Denmar Road, has no objections to the application. He
believes that the rezoning will not cause a problem. In his opinion the plaza is
well kept and rezoning will not change its appearance.
Applicant, Raymond Ata responded that a fast-food restaurant would be an
asset to the area for those not wishing to cross Brock Road for food. Stated that
the cleanliness of the plaza would be maintained regardless of the
establishments located there.
Barry Connery again stated his concern of the fast-food containers thrown
about the neighbourhood and the additional waste caused by a new fast-food
restaurant.
-1-
::.:'c?'!; ,-'~...¢ 2, ~ '.0~5'. Excerpts from
Statutory Public Information Meeting
Pursuant to the Planning Act
Minutes
Thursday, June 16, 2005
7:00 P.M.
o
o
Applicant, Raymond Ata stated again his property is maintained and he cannot
speak to garbage on other properties.
Anthony Ridding stated that a fast-food restaurant in the plaza would be a place
where teenagers could go for food without crossing Brock Road. He is not
concerned about the cleanliness of the plaza deteriorating.
The Chair's comment reminded speakers that all comments must be directed
towards the Chair of the meeting.
-2-
From: connery3810 [mailto:connery3810@rogers.com]
Sent: June 18, 2005 3:21 PM
To: Planning Web Email
Subject: information report No. 13-05
To Whom It May Concern:
My name is Barry Connery. I live at 1689 Pickering Parkway. I was at an information
meeting held on June 16, 2005.
I spoke out against the applicant for amendment A14/05. I stated that I was against this
because of the garbage that another fast food restaurant would bring into our
neighborhood. There is already a pizza location in the convience store which people use
and discard thero empty boxes throughout our neighborhood.
Also according to the information report it states that there are 21 commercial parking
spots when according to the signs posted on the property all the parking at the rear is for
tenants and guest's.
This really only leaves 15 spots for commercial use not the 21 listed
There are 8 spots used for the commercial
tenants' for there own cars. There are five commercial tenants of which one employ's two
other employees. This now limit's the parking for customer's to 7 of those 7 spots 3 can
be used for up to 2-3 hours by customers of the hair dresser's. This really only leaves 4
spots that are used on a short term basis and of this 4 spots two are handicap.
Could you please add this concern to my other
Barry Connery
~ECEIVED
JUN 2 3 2005
CITY OF PICKERING
PLANNING & DEVELOPMENT
~'mARTMENT
The Regional
Municipality
of Durham
Planning Department
June 22,2005
3¢-05
Ross Pyro, MCIP, RPP - Principal Planner
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L1V 6K7
Mr. Pym:
Re:
Zoning Amendment Application A14/05
Applicant: Japter Realty
Location: 1691 Pickering Parkway
Part Block A Plan M1024, now 40R-8639
Municipality: City of Pickering
GPfY OF PiCKERtNG
~'LANNING & DEVELOPMENT
DEPARTMENT
1615 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-728-7731
tx: 905-436-6612
.~-mail: planning@
region.durham.on.ca
www. region.d urham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
This application has been reviewed and the following comments are offered.
The purpose of this application is to amend the zoning of the subject property to
permit additional commercial and personal service uses. The application is not
proposing any changes to the existing building or site.
Re.qional Official Plan
The lands subject to this application are designated "Living Area" in the Durham
Regional Official Plan. Subject to the inclusion of appropriate provisions and
designations in the area municipal official plan, limited retailing of goods and services
may be permitted in Living Areas.
Provincial Policies and Deleqated Review ReSponsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities. There are no matters of provincial interest applicable to
this application.
If you have any questions or require further information, please do not hesitate to
contact me.
Dwayne Campbell, Planning Analyst
Current Operations Branch
"Service Excellence
for our Communities"
N :\pim\dctZ. oning\Comments\Pickering\A14-05.doc
t00% Post Consumer