HomeMy WebLinkAboutOctober 1, 2007
2.
Planning & Development Committee
Agenda
Monday, October 1, 2007
7:30 pm
Council Chambers
Chair: Councillor Johnson
PLANNING & DEVELOPMENT REPORTS
1.
Planning, Planning & Development, Report PO 23-07
Zoning By-law Amendment Application A 34/05
Altridge Properties Inc.
1482 - 1484 Altona Road & 1490 - 1498 Altona Road
Part of Lot 33, B.F.C Range 3, (40R-9096, Part 5 &
40M-1515, Blocks 85 & 86)
Part of Lot 33, B.F.C Range 3, (40R-5045, Part 1)
City of PickerinQ
PAGES
1-42
[This matter was referred from the September 17th, 2007 Council meeting]
RECOMMENDATION
That Draft Plan of Subdivision S-P-2005-03 and Zoning By-law Amendment
Application A 34/05 submitted by Altridge Properties Inc., on lands being Part of
Lot 33, B.F.C Range 3 (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86), Part of
Lot 33, B.F.C Range 3 (40R-5045, Part 1), City of Pickering, to permit the
development of 10 lots for detached dwelling units, be refused.
Director, Planning & Development, Report PO 24-07
Liverpool Finch Developers Inc.
- Plan of Subdivision 40M-1447
Blanche Construction Limited
- Plan of Subdivision 40M-1450
Claremont Estates Ontario Inc.
- Plan of Subdivision 40M-1482
Final Assumption of Plans of Subdivision
43-49
RECOMMENDATION
1. That Report PO 24-07 of the Director, Planning & Development regarding
the Assumption of Plans 40M-1447, 40M-1450 and 40M-1482, be
received;
2. That the highway being Anton Square within Plan 40M-1447 be assumed
for public use;
3. That the highways being Forestview Drive, Lawson Street and Starview
Court within Plan 40M-1450 be assumed for public use;
Planning & Development Committee
Agenda
Monday, October 1, 2007
7:30 pm
Council Chambers
Chair: Councillor Johnson
4. That the highway being William Street within Plan 40M-1482 be assumed
for public use;
5. That the services required by the Subdivision Agreements relating to
Plans 40M-1447, 40M-1450 and 40M-1482, which are constructed,
installed or located on lands dedicated to, or owned by the City, or on
lands lying immediately adjacent thereto, including lands that are subject
to easements transferred to the City, be accepted and assumed for
maintenance, save and except from Blocks 80, 83, 84, 85, 88, 89, the
remainder of Block 87 being Parts 2 to 5, Plan 40R-10194, Plan 40M-
1447; Blocks 47,48 and 49, Plan 40M-1450 and Block 24, Plan 40M-
1482; and
6. That the Subdivision Agreements and any amendments thereto relating to
Plans 40M-1447, 40M-1450 and 40M-1482, be released and removed
from title.
3.
Director, Planning & Development, Report PD 27-07
Norvalley Homes Ltd.
Plan of Subdivision 40M-2068
Final Assumption of Plan of Subdivision
50-54
RECOMMENDATION
1. That Report PD 27-07 of the Director, Planning & Development regarding
the Assumption of Plan 40M-2068, be received;
2. That the highways being Rockwood Drive and Prohill Street within Plan
40M-2068 be assumed for public use;
3. That the services required by the Subdivision Agreement relating to Plan
40M-2068, which are constructed, installed or located on lands dedicated
to, or owned by the City, or on lands lying immediately adjacent thereto,
including lands that are subject to easements transferred to the City, be
accepted and assumed for maintenance, save and except from Block 27
and Block 28 except from Part 3, Plan 40R-21447, Plan 40M-2068;
Planning & Development Committee
Agenda
Monday, October 1, 2007
7:30 pm
Council Chambers
Chair: Councillor Johnson
4. That the Subdivision Agreement and any amendments thereto relating to
Plan 40M-2068, be released and removed from title; and
5. That Council enact a By-law to dedicate Blocks 25 and 26, Plan 40M-2068
as public highway.
4.
Director, Planning & Development, Report PO 29-07
Zoning By-law Amendment Application A 3/07
BMC Bayly Park In.c.
1400, 1410 & 1420 Bayly Street
Part of Lots 21 & 22, Concession 1
(Part 1, 40R-12889), City of Pickerinq
55-95
RECOMMENDATION
1. That Zoning By-law Amendment Application A 3/07 be approved to
broaden the range of permitted uses for the subject property to include a
brew-on-premises establishment, a convenience store, a financial
institution, personal service shop, professional offices and limited retail
stores on lands being Part of Lots 21 & 22, Concession 1, Part 1, 40R-
12889; and
2. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 3/07, as set out in Appendix 11/ to Report PO 29-07, be
forwarded to City Council for enactment.
5.
Director, Planning & Development, Report PO 30-07
Zoning By-law Amendment Application A 2/07
Doumouras Properties Ltd.
1010 Brock Road
Part of Lot 19, Concession 1
(Part 1. 40R-21855), City of Pickerinq
96-116
RECOMMENDATION
1. That Zoning By-law Amendment Application A 2/07 be approved to amend
the permitted uses for the subject property to include a financial institution,
convenience store, personal service shop, professional office and limited
sales outlets, on lands being Part of Lot 19, Concession 1, Part 1, 40R-
21855; and, .
Planning & Development Committee
Agenda
Monday, October 1, 2007
7:30 pm
Council Chambers
Chair: Councillor Johnson
2. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 2/07, as set out in Appendix II to Report PO 30-07, be
forwarded to City Council for enactment.
(II) OTHER BUSINESS
(III) ADJOURNMENT
-ew, o~
REPORT TABLED REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Resolution No. 161/07
Dated July 23,2007
Report Number: PO 23-07
Date: July 23, 2007
From:
Neil Carroll
Director, Planning & Development
01
SUBJECT: Draft Plan of Subdivision S-P-2005-03
Zoning By-law Amendment Application A 34/05
Altridge Properties Inc.
1482 - 1484 Altona Road & 1490 - 1498 Altona Road
Part of Lot 33, B.F.C Range 3, (40R-9096, Part 5 &
40M-1515, Blocks 85 & 86)
Part of Lot 33, B.F.C Range 3, (40R-5045, Part 1)
City of Pickering
Recommendation:
1. That Draft Plan of Subdivision S-P-2005-03 and Zoning By-law Amendment
Application A 34/05 submitted by Altridge Properties Inc., on lands being Part of
Lot 33, B.F.C Range 3 (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86), Part of
Lot 33, B.F.C Range 3 (40R-5045, Part 1), City of Pickering, to permit the
development of 10 lots for detached dwelling units, be refused.
Executive Summary: The applicant proposes to develop a draft plan of subdivision
at the southwest corner of Altona Road and Twyn Rivers Drive, consisting of
10 residential lots for detached dwellings, fronting onto a new internal public road.
Access to the site is proposed from Altona Road.
The draft plan of subdivision incorporates a block of City-owned land along the western
side of the site, which was conveyed to the City for future road purposes through a
previous draft plan of subdivision. Richardson Street was constructed with a temporary
turning circle to allow for its future extension into the subject site.
Development of the site as proposed by the applicant would create an isolated pocket of
residential lots that does not provide cohesive development with the existing residential
neighbourhood. The proposed access onto Altona Road is not appropriate as the site
can be accessed through the extension of Richardson Street. Further, approval of the
proposed access onto Altona Road may prejudice future redevelopment opportunities for
the lots opposite this property, on the east side of Altona Road.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
02
Date: July 23, 2007
Page 1211
More appropriate alternative design options are available for the site. Development of
this site would be best suited at a time when comprehensive development involving the
adjacent property to the south can be achieved.
It is recommended that proposed Draft Plan of Subdivision and Zoning By-law
Amendment Application be refused, as the proposal is considered premature and does
not provide for appropriate development of the site.
Financial Implications: None with refusal recommendation.
Sustainability Implications: The development proposal is an infill project that would
utilize existing infrastructure. However, the proposed access to the site from Altona
Road does not represent a sustainable approach for the development of the subject
lands as the proposal creates an isolated development that does not provide
appropriate connections or integration to the existing neighbourhood.
Background:
1.0 Introduction
Altridge Properties Inc., has submitted applications for approval of a draft plan of
subdivision and an amendment to the zoning by-law in order to create 10 lots for
detached dwellings on lands located at the southwest corner of Twyn Rivers
Drive and Altona Road (see Location Map, Attachment #1). Access to the
development is proposed from Altona Road. All 10 lots would front onto a new
public road and are oriented to face Altona Road (see Applicant's Revised Road
Pattern, Attachment #4). The proposed lots would have minimum lot frontages
ranging from approximately 11.0 metres to 17.2 metres and minimum lot areas
ranging from 408 square metres to 561 square metres. The subject lands are
designated "Urban Residential Area - Low Density Area" within the Rougemount
Neighbourhood in the Pickering Official Plan. This designation permits residential
development at a density of up to and including 30 dwellings per net hectare. The
proposal is consistent with this designation at 13.3 units per net hectare.
At the Statutory Information Meeting held in April 2006, a request was made by
area residents that an additional Information Meeting be held should the
applicant revise the proposal. Although staff worked with the applicant following
the Information Meeting in an attempt to achieve a mutually acceptable
development plan, agreement has not been achieved and the applicant wishes to
pursue their original submission. Consequently a second Information Meeting
has not been held. Residents who commented on the application have been
notified of this meeting, to consider the application as initially submitted.
Report PD 23-07
. . Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 3
- 2.0 Comments Received
03
2.1 At the April 20, 2006 Public Information Meeting
Twelve area residents appeared at the Public Information Meeting to voice their
comments respecting the application. They raised concerns regarding: traffic
problems on Altona Road due to the proposed access; safety for school children
in the area; compatibility of the proposed lot sizes with existing development;
grading and drainage issues; and declining property values (see text of
Information Report and Meeting Minutes, Attachments #9 & #10).
2.2 Written Public Submissions on the application
Three written submissions were received from area residents. The concerns
identified in the correspondence related to: lotting pattern; decrease in property
value; walkway connections for school children; unsafe access to the
development from Altona Road and traffic congestion; grading and drainage, and
existing flooding in backyards (see Attachments #11, #12 & #13).
2.3 City Department and Agency Comments
Development Control
Region of Durham
Planning Department
Canadian National
Railway
access to Altona Road should not be permitted and
development of the lands should only occur as part
of the extension of Richardson Street;
the extension of Richardson Street would provide a
better connection to the abutting school as the
existing sidewalk on the north side of Richardson
Street could connect directly to the sidewalk on the
west side of the cul-de-sac, and would also provide
a direct connection to the existing walkway on the
south side of Richardson Street;
- various additional technical comments are also
provided (see Attachment #14);
- the proposal is permitted by the policies of the
Durham Region Official Plan and is consistent with
Community Strategic Plan Actions;
municipal water supply and sanitary sewer services
are available to the subject property;
- as the site is adjacent to Altona Road and Twyn
Rivers Drive, a noise study is required to identify
any potential impacts as well as any noise mitigation
and warning clauses (see Attachment #15);
- warning clauses are required within the subdivision
agreement and any agreements of purchase and
sale for the proposed lots;
- a noise and vibration study should be conducted
(see Attachment #16);
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
04
Date: July 23, 2007
Pag~l~ "
Region of Durham
Works Department
Durham Student
Transportation Services
Toronto and Region
Conservation Authority
Durham Catholic District -
School Board
_ right-of-way dedications and a sight triangle must be
conveyed to the Region;
_ submission of a detailed design for the intersection
of AI~ona Road and the proposed internal road is
required prior to the Region providing favourable
comments on the proposed development (see
Attachment #17);
- the school board would like to pursue a sidewalk
(walkway) connection from Richardson Street to
St. Monica's Catholic School;
- this request has now been brought forward as the
walking area to the school has been amended,
meaning more students could use the pathway to
get to the school site (see Attachment #18);
- no objection (see Attachment #19);
no objection (see Attachment #20).
No other agency that provided comment has objection to the application.
3.0 Discussion
3.1 Background - A portion of the lands subject to this application are City-owned
and intended for road purposes
The conceptual road pattern for this neighbourhood originally included the
extension of Fawndale Road north to connect with Richardson Street, and the
northward extension of Richardson Street to a cul-de-sac (see Conceptual Road
Development Plan (1986), Attachment #2). However, through Council's approval
of Draft Plan of Subdivision 18T-84005 in 1986, this connection was removed
and replaced with a walkway connection from Fawndale Road to Richardson
Street.
The block of City-owned land within this application (see Applicant's Submitted
Plan, Attachment #3) comprises approximately 0.14 hectares and was conveyed
to the City for future road purposes as a condition of approval of Draft Plan
18T -84005 (which developed this general area). This land provides for the
northward extension of Richardson Street as originally anticipated and approved
by Council. Richardson Street was constructed with a temporary turning circle at
its terminus to allow for the future extension of the street northward into the
subject property to end in a permanent cul-de-sac.
The applicant has not acquired the City-owned lands, but has included them in
their application knowing that Council's approval for the disposal of these lands
would be required.
Report PO 23-07
Date: July 23, 2007
Page 5
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
05
3.2 Access to the site from Altona Road for this development proposal is not
supported
Altona Road is designated as a Type B Arterial Road in the Region's and City's
Official Plans. Type B Arterial Roads are designed to carry moderate volumes of
traffic at moderate speeds and have some access restrictions. The
Environmental Assessment currently underway for Altona Road proposes a four
or five lane cross-section along this portion of the road.
The Region of Durham Works Department advise that they are unable to provide
favourable comments on the proposed access from Altona Road at this time.
Detailed design drawings for the intersection of the new internal road and Altona
Road are required to ensure the proposed intersection provides safe vehicle
movements in and out of the site. Area residents have expressed concern
regarding the safe functioning of the site and the possible traffic impacts of the
proposed access from Altona Road.
Vehicular and pedestrian connectivity within this neighbourhood are important.
The proposed access from Altona Road would create an isolated development
that is separated from the existing residential development to the southwest and
the abutting school property. A walkway connection is proposed through the
applicant's proposal to provide a pedestrian connection to Richardson Street and
St. Monica's Catholic School, however this connection would not provide the
same benefits as having a direct road and sidewalk connection to the
surrounding neighbourhood.
Residents on the east side of Altona Road, south of Sheppard Avenue, have
previously expressed an interest in developing the rear portions of their
properties by way of a new internal public or private road with direct access from
Altona Road. Planning staff have been verbally advised by the Region of
Durham Works Department that only one access point onto Altona Road would
be permitted in this area. The proposed access on the west side of Altona Road
for this development proposal could jeopardize any future development potential
for the properties on the east side of Altona Road. The subject site has an
alternate access route by way of Richardson Street, whereas alternate access to
the properties on the east side of Altona Road is very unlikely.
3.3 The site has alternative development potential and staff are willing to work
with the applicant if an acceptable alternative design is achieved or an
alternate use is proposed.
Planning & Development staff have prepared three examples of alternative
development options for this site, and will continue to explore these alternatives
with the applicant if they so desire.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 6-
o 6 Staff Alternative Option 1 - Connect Richardson Street northward to a cul-de-sac
as oriainallv anticipated throuah previous approval of the abuttina development
The extension of Richardson Street on lands already secured for future road
purposes creates direct vehicular and pedestrian connections to the existing
neighbourhood (see Staffs Alternative Design - Option 1, Attachment #5). This
design would maintain a cohesive neighbourhood and would be an integral part
of completing the neighbourhood. A sidewalk connection to the abutting school
site could be provided through this design as the existing sidewalk on the north
side of Richardson Street could connect directly to a sidewalk on the west side of
the cul-de-sac extension. The sidewalk would provide a safe and secure
connection for school children walking to the school, and the design of the
development would provide more eyes on the street and the school site. A direct
connection to the existing walkway between Littleford Street and Richardson
Street could also be achieved. This design also provides for efficient garbage
pick-up and snow removal.
Although this design would result in the development of lots backing onto Altona
Road and Twyn Rivers Drive, with rear yard fencing (noise fencing) along the
rear lot lines, this is similar to the existing development along Altona Road to the
south, as reverse lot frontages were implemented through the design of many
developments in this neighbourhood.
In order to provide a minimum road allowance 16.5 metres, with a minimum
pavement width of 8.5 metres, for the northward extension of Richardson Street,
additional land area (approximately 7.0 metres in width) is required from the
abutting property to the south, municipally known as 1478 Altona Road. This
design maintains future development options for 1478 Altona Road onto
Richardson Street, and may be more economically viable than other designs.
However, the partial involvement of the owner of 1478 Altona Road is required.
Municipal Property & Engineering staff have advised that this design would
generate an estimated 17 and 14 vehicle trips during the morning and evening
peak hours respectively, and that no significant traffic impacts would be anticipated
on Richardson Street or the surrounding street network (see Attachment #21).
Staff Alternative Option 2 - Extend Richardson Street east to a cul-de-sac
adiacent to Altona Road
Richardson Street could be extended eastward though 1478 Altona Road to a
cul-de-sac adjacent to the west side of Altona Road (see Staffs Alternative
Design - Option 2, Attachment #6). This design would eliminate lots backing
onto Altona Road. This design would also eliminate access onto Altona and
would provide vehicular and pedestrian connections to the existing
neighbourhood. A walkway connection to the school could be provided on the
City-owned lands, immediately east of the last residential lot fronting onto
Richardson Street.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 7
07
Staff acknowledge that this option requires the full involvement of the property at
1478 Altona Road for road purposes, with only a moderate increase in available
lotting frontage.
Staff Alternative Option 3 - Provide an alternate use on the property
Although different from the low density residential land use originally envisioned
for these lands, the subject property and abutting City-owned lands could be
developed for a mixed-use project that serves the broader community.
In 1989 consideration was given to a zoning by-law amendment application to
permit a mixed-use commercial and residential development on this site,
however the application was abandoned.
Access to the site, site function and compatibility with the surrounding
neighbourhood would need to be thoroughly reviewed and addressed prior to
consideration being given to an alternate use.
3.4 Two alternative designs proposed by the applicant are not supported by
staff, and the applicant wishes to proceed with the application as initially
submitted
The alternative designs for this site as prepared by staff have been discussed
with the applicant. The applicant advises that they have not been able to secure
land from the abutting landowner to the south (1478 Altona Road) to pursue
either Option 1 or 2 as proposed by staff.
Instead, the applicant has prepared two alternative designs for the site which
propose the construction of the Richardson Street cul-de-sac on the west side of
the site with temporary road conditions until 1478 Altona Road is developed. The
first alternative design involves the extension of Richardson Street northward
with a reduced right-of-way width in front of 1478 Altona Road (see Applicant's
Submitted Alternative Plan - Option A, Attachment #7). The second alternative
plan proposes the construction of a temporary road through the south end of the
site from Altona Road until a permanent connection to the existing portion of
Richardson Street is completed (see Applicant's Submitted Alternative Plan -
Option B, Attachment #8).
Staff do not support the alternative designs proposed by the applicant as there is
no guarantee that the temporary conditions would be removed, and there is a risk
that the temporary roads would become permanent if the property to the south
does not develop. There would also be no incentive for the applicant to complete
the full road connection for Richardson Street for either of these designs once
their development is complete. The proposal to provide a temporary road
connection from Altona Road to Richardson Street would still not address staff's
concerns regarding access onto Altona Road.
Report PO 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 8
08
As the Planning & Development Department does not support either of the
proposed temporary scenarios, the applicant is continuing to pursue the original
submission as initially applied for.
4.0 Applicant's Comments
The applicant is aware of the staff recommendation for refusal of the application.
Attachments:
1. Location Map
2. Conceptual Road Development Plan (1986)
3. Applicant's Submitted Plan
4. Applicant's Revised Road Pattern
5. Staff's Alternative Design - Option 1
6. Staff's Alternative Design - Option 2
7. Applicant's Submitted Alternative Plan - Option A
8. Applicant's Submitted Alternative Plan - Option B
9. Text of Information Report
10. Minutes from April 20, 2006 Statutory Public Information Meeting
11. Resident Comment - D. & J. Coughlin
12. Resident Comment - L. & G. Scavuzzo and J. & I. Comeau
13. Resident Comment - T. Dupnak
14. City Department Comments - Development Control
15. Agency Comments - Region of Durham Planning Department
16. Agency Comments - Canadian National Railway
17. Agency Comments - Region of Durham Works Department
18. Agency Comments - Durham Student Transportation Services
19. Agency Comments - Toronto and Region Conservation Authority
20. Agency Comments - Durham Catholic District School Board
21. City Department Comments - Municipal Property & Engineering Division
Report PD 23-07
Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05)
Date: July 23, 2007
Page 9
09
Prepared By:
Approved I Endorsed By:
c'a/l.1Q Pc'?", ~
Carla Pierini
Planner"
Neil Carroll, , RPP
Director, Planning & Development
~~~#.
Lynda {aylor, MCIP PP
Manager, Development Review
CP:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering Ci ,/c; iI ~I
.,./
A TT ACHMENl # I TO
REPORT # PO 1.:3 - D7
1 0
~o -~3/ ~~
g Tfh~t==(\~ ~~
- l.ll.JJ~~ LANCREST ST. ~~
==:; =:: ~l'. _ =
- ~'"
----4 I- - .~O
-tJ- ~O
- Q:~ GATE
- ti I--
- '--- J -w- \
= ~ ~=~=~~
- z ~ .............7ti rEEurrr - STARVIEW CRT.
-Q: w r'. -
_::::l Q:-.. :t-
CD '- I- _ ,..,...., ,...-- w_
~_ (1)_ f--~_
EO- w ~ (I)-I-
...J w
_ I- f-- Q: -
~ f--o-
LAWSON U STREET u.. -'-
Vr
C.N.R.
1'1
I
TWYN
RIVERS
I
~
---
I
-
-
- -
- -
- -
- -~
mHOWELL W:=
~[IT
o "RiCHARDSON
CRESCENT ~
~
STREET
I I
I
SUBJECT
PROPE~
---
r--......
,1
I-...II~LE:oRD
f--- Q:
~o
--"
---<
-
ti
_...J
...J
~
Q:
W
>
g = .-t STOVER
:I: =1/ r r I I
f--
f---
f---w
=~ ~R 1JW1
~\~\I - ~
City of Pickering
-
~ V"'2'-=""- \ 1 ).l. :::::3
~ Sq \\\_~ ~7
<t: ott\O?
3. ~
\1\ (
T::l' \ /
~~ /
J:~t "" r f~
I ~~
r I
I
I \
DRIVE
~
~
r----
I---
C.N.R.
-
SHEPPARD
\ \.
\ '\
~-
I
U
T
1,..-""'" STREET -
-'-~H N1 ~
= OUR_
_ _r--
r-- ---1-
r-- I ---:0 ==
<-
CRESCENT ~-
w-
<i. <(
o Z
Z 0
~'-- ~
i--- <(
-
r---
AVENUE
I
\
\
l
~ -
'\ -
-
-
-
.\ -
"
~
o
<
o
Q:
...~
ROUGEMOUN
~
-
-
IT
FIDDLERS
-
w
>
~
~
~
I
I
I
~
TOMUII $DN CRT
I 1
Planning & Development Department
PROPERTY DESCRIPTION PART LOT 33, BFC, R 3, 40R-5045, PT 1 & PT LT 33 BFC 40R9096, 1-5 & 40M-1515 BLK 85 & 86
OWNER ALTRIDGE PROPERTIES INC.
FILE No. SP 2005-03 & A034/05
a 0 :itourc..:
~-~o8;.~:~.~:~.~~. 1;~'a.:.::.~..it~I.~r:~~~r.Re~~~~Qd~l.N~.':..'::ad,; :tts~rv':.I:.n of .urv.y.
DATE MAR, 2, 2006 DRAWN BY JB
SCALE 1 :5000 CHECKED BY GR
l'
PN-10
,e;TT/\CHMENT # 2- TO
REPORT # PO 23-07
1 1
CONCEPTUAL ROAD DEVELOPMENT PLAN (1986)
-.JI
Twyn Rivers Drive
I I
\.
(~.
-y-
I
J
"-':::'=~~~~'::':'I r-::'-:-:'
........ ..,.-1-" ...
.
;1 I I !
I I i
.._.._~ ..............,. .
.:u......_............1 i
. .
I ,
I
I '0
I ~
'e::
I III
i s
. -
:<
I
i
I
i
,
i
;
.-,..
....~.-..., .., (
/" ^ I
,.., ,,/ 'I I
./"
/."
/.
. ..-/
ATTACHMENT 11.3 TO
REPORT # PO 23 --C/7
INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
AL.TRICGE PROPERTIES INC
SP-2005-03 & A 34/05
1 2
ST. MONICA'S
ELEMENTARY SCHOOL
CITY
OWNED
LANDS
II
I I
LI
TWYN RIVERS DRIVE
0 (N
i..!
47.52 r-.J
@ ~
(N
48.57 r-.J
@
48.88 i..!
r-.J
CD ~
(N
48.88 r-.J
67.19
_RICHARDSON STR~L,
l
I
.1
o
<(
o
a::
<C
Z
~
-.J
<C
ONE STOREY
BRICK DWELLING
TO BE DEMOLISHED
I
--l
l'
Fl/Ll SCALE COPICS OF THC APPlICANT's
SI.IBUlTTCD PUlN AI/[ A VAlU8lC FOR V1CWWC AT
THE: CITY OF PICKCRINC PUlNNINC #: DCVCLOPMCNT Dt'PAI1TMCNT.
THIS /lAP WAS PROD/JCt'D BY THC CITY OF P1CKE:RINC
PUlNNINC .t DCVClOPMCNT OlPARrMCNr,
/NFORIIA"ON I: SUPPORT SCIIVICCS.
IMRCN 2. 2006.
ATTACHMENT # ~ TO
AEPORl # PO ._~
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
ALTRIDGE PROPERTIES INC.
SP 2005/03 & A 35/05
REVISED ROAD PATTERN
TWYN RIVERS DRIVE
---------.....,-----_._--------_._-
I
f-
L
-T------,-------
I I
I I
I I
I
I
I
I
I
I
I
,
,------------
,
\
\
\
\
,
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\ \
@
G
----t--.---- .-..------
------------~-----
G
G
e
e
,
I I
I
,
I I I
: I I
I I I
I I I
I I I
, I I
I I -.1
I I I 't,'
_..1______...1.-_____", "
.f
't
"
If
Il
.,
Il
If
"
---------------..... I'
, 1L----1-------------------------
1---,,1, I
I .
I ,
I
I
I
RIC HARDSON STREET
1 3
o
<(
o
0:::
<(
Z
o
I-
-.-J
<(
,
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, JUNE 25. 2007.
I I
1 4
;~:'TjiCHiVipn # ~ .6 TO
HEPOIH 11 PD. -1~Z
'"""""""""~~'-'-'""'''----.--''''<
STAFF'S ALTERNATIVE DESIGN - OPTION 1
TWYN RIVERS DRIVE
@
ST. MONICA'S CATHOLIC SCHOOL
II
I I
LI
~
....J
<:
~
w
(:)
Vi
@
G)
G
@
CD
1478 ALTONA
ROAD
I
---i
o
<(
o
Ct:
<(
z
o
I-
--.J
<(
l'
FULL SCALE COPIES OF' THE APPLICANT'S
SUBMITTED PIAN ARE A VAILABLE FOR V/EWINC AT
THE CITY OF PICKERING PlANNING .. OEVELOPUENT DEPARTMENT.
THIS MAP WAS PRODUCED 81' THE CITY OF' PlCKERlNC
PlANNINC .. DEVELOPUENT DEPARTMENT,
INFOR/J,WDN .. SUPPORT SERVICES.
JUNE 29. 2007.
.#,:~,~"~;,Ja,",,C;'~"<'" "j".",'fO
Ii PD._",~c: 92.,...",,-,.
1 5
STAFF'S ALTERNATIVE DESIGN - OPTION 2
TWYN RIVERS DRIVE
I
ST. MONICA'S CATHOLIC SCHOOL
II
I I
LI
>-
<C
3:
~
@
G)
8)
o
@
CD
1478 ALTONA
RICHARDSON STREET
ROAD
o
<(
o
0:::
<(
z
o
I-
-1
<(
l'
FULL SCALE COPIES OF THE APPI./CANT'S
SUBMITTE'O PlAN ARE AVAIlABlE FOR II/EWINC AT
THE CITY OF PICKERING PlANNING ... OFYfiOPMENT DEPARTMENT.
THIS MAP WAS PRODUCED BY THE CITY OF PlCKERlNC
PlANNING ... OFYfiOPMENT DEPARTMENT.
INFORUmON ... SUPPORT SE1MCES.
JUNE 29. 2007.
1 6
ATTACHMDn fj,_..,L.".,.c,."IL;'
REPORi il !?D<."_,~:!d.1.,,,
APPLICANT'S SUBMITTED ALTERNATIVE PLAN-OPTION A
SP-2005-03 & A 34/05
ST MONICA'S
TWYN RIVERS DRIVE
SUB.Eel TO EASEWENT AS
IN INST No. L T 5OJJOI
@)
@
CA THOLIC SCHOOL
@
o
0)
)>
r
-i
o
Z
)>
o
::u
o
)>
o
r-
o
-f
IV
r-
o
-f
G)
! !
.. I'
i
I
1478 ALTONA ROAD
RICHARDSON STREET
l'
FULL SCALE COPIES OF THE APPLlCA/llrS
SUB/,/IT7EJ) PLAN ARE A VA/LADLE FOR VIEWING AT
THE CITY OF PICKERING PLANNING d' OEIIELOPI./ENT DEPARTMENT.
THIS IoIAP lK4S PRODUCED BY THE CITY OF PICKERING
PLANNING d' OEIIELOPI./ENT OEPARTMENT,
INFORI./ATION d' SUPPORT SERVICES.
JUNE 29. 2007.
ATTACHMENT #--12_ TO
REPORT # PO - ~:-&9"Z._~,,_~~
1 7
APPLICANT'S SUBMITTED ALTERNATIVE PLAN-OPTION B
SP-2005-03 & A 34/05
SUI.Ecr TO EASDCNT AS
IN INST Net. LT 5OJJOI
~M'l
---
N7J"Ol'SO"[ NT.... ....
TWYN RIVERS DR/VE
i:
z
5
..
.
;;
..
.
@
/:
;;
@
~T. !.lON/CAS
CA THOLlC SCHOOL
8
@
@
0
47.24
0 J
. >
f ,...
~ d
z
@ .. . >
~r: ~
eUC ;u
" 0
>
A..a:lt ,0
VI
-l
::0
,.,
,.,
-l e
>:
E
,...
o
....
'"
RESIDENTIAL (SINGlE F A!.lll Y)
BLOCK 94
0..10 ........
I
,...
o
....
1478 ALTONA ROAD
RICHARDSON STREET
l'
FUU. SCA/.~ COPIES or THE APPt./CANrs
SUBIIITTED PIAN AR~ AVAIlABLE FOR l1EltfM;" AT
THE CITY or PICKERING PlANNING ... OEVflOPMENT DEPARTMENT.
THIS IJAP WAS PRODUC~D BY TH~ CITY or PlCK~R1NG
PlANNING ... OEVflDPMENT 0EPAR11IENT.
INFDR4lATION... SUPPORT SERVICES.
JVNE 28. 2007.
ATTACHMEMT#_3 ~TO
REPORT # PO 2.:rO'"
1 8
CUlJ o~
INFORMATION REPORT NO. 05-06
FOR PUBLIC INFORMATION MEETING OF
April 20, 2006
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O.1990, chapter P.13
SUBJECT: Draft Plan of Subdivision Application - S-P-2005-03
Zoning By-law Amendment Application - A 34/05
Altridge Properties Inc.
(Southwest corner of Twyn Rivers Drive and Altona Road)
Part of Lot 33, B.F.G. Range 3, (40R-5045, Part 1) & Part of Lot 33, B.F.G.
Range 3, (40R-9096, Part of Part 5 & 40M-1515, Blocks 85 & 86)
(1482 - 1484 Altona Road & 1490 - 1498 Altona)
Gity of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
_ the subject property is approximately 0.75 hectares in size;
_ located on the southwest corner of Twyn Rivers Drive and Altona Road
(see Attachment #1 - Location Map);
_ the surrounding uses are detached dwelling units to the north, south and east
and an elementary school to the west.
2.0 APPLICANT'S PROPOSAL
_ the applicant proposes to establish 10 detached dwelling units fronting onto
one new public street;
- access to the property is proposed from Altona Road;
_ all 10 lots will be oriented to face Altona Road (see Attachment #2 -
Proposed Draft Plan);
_ minimum lot frontages for this proposal are approximately 12 metres;
_ minimum lot depths for this proposal range from 30 metres to 50 metres
approximately;
_ the proposed zoning by-law amendment would permit the 10 detached
dwelling units to be constructed, and would set specific zoning standards for
the development to adhere to.
Information Report No. 05-06
ATTACHMENT 1_ q TO
REPORT # PD 2.3-67
,.... .~._--
Page 2
1 9
f .
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being
designated Living Area, which permits development predominately for
housing purposes;
- the applicant's proposal complies with this designation;
3.2 Pickerina Official Plan
- the subject property is designated "Urban Residential - Low Density" within the
Rougemount Neighbourhood;
- this designation permits residential uses and a mix of community, cultural and
recreational uses;
low density residential development is permitted, up to and including 30 units
per net hectare;
- the proposed development would provide a net density of 13.3 units per net
hectare;
- the applicant's proposal conforms to the applicable Official Plan policies;
3.3 Zonina By-law 3036
- the subject lands are zoned "R3" - Residential Zone by By-law 3036;
- the existing zoning permits detached dwellings with minimum lot frontages of
18 metres and minimum lot areas of 550 square metres;
an amendment to the zoning by-law is required to allow for the development
of 1 0 detached dwelling units with lot frontages less than 18 metres.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no written resident comments have been received;
4.2 Aaency Comments
have received written comments from:
. Canada Post;
· Veridian Connections;
· The Durham District School Board;
. Bell Canada;
· Conseil Scolaire De District Catholique Centre-Sud;
4.3 City Comments
have received written comments from:
· Development Control (see Attachment #3).
20
Information Report No. 05-06
ATfACHMENT "q__.~ TO
REPORT # PO.._o . ~:-C;L-....
Page ,3
5.0 STAFF COMMENTS
5.1 Backaround
_ the City acquired land from the subject property during the development of
the surrounding neighbourhood;
it was anticipated that the lands would be used to connect Richardson Street
to a cul-de-sac extending northwards, east of St. Monica's Separate School,
resulting in lots backing onto Altona Road and Twyn Rivers Drive;
_ in 1989 consideration was given to a rezoning application to permit a mixed
use commercial! residential! daycare facility, however the application was
abandoned;
5.2 Applicant's Proposal
preliminary review of the proposed lot frontage and lot area appears to
indicate compatibility with lots in the neighbourhood;
_ the proposed road access from Altona Road isolates the development from
the neighbourhood;
_ vehicular and pedestrian connectivity within a neighbourhood is important;
_ staff will review the opportunity to connect Richardson Street to the proposed
cul-de-sac;
_ consideration will be given to completing the neighbourhood road pattern
using the City owned land, for establishment of a cul-de-sac;
_ any road ! cul-de-sac location will affect the determination as to whether the
City desires to dispose of its land (the City maintains control of the disposition
of the lands cross hatched on Attachment #2);
_ the location, length, and width of a walkway connection to St. Monica's
Separate School must be determined;
_ flooding concerns in this area of the neighbourhood have been expressed by
several residents;
_ submission of a preliminary grading and drainage plan is required to address
on-site management of stormwater;
_ the visual and aesthetic impacts of the proposed rear lots adjacent to Twyn
Rivers will be reviewed in conjunction with any required noise attenuation
fencing;
_ the development that is proposed through this application differs from that
shown to staff at the preliminary level and staff requests that the applicant
make arrangements to meet with City staff to review the proposal and
address some of the concerns outlined in this section;
This Department will conclude its position on the application after it has received
and assessed comments from the circulated departments, agencies and the
public.
Information Report No. 05-06
:#9
,.'?f:PGRi if PO ,:~:~E24'''b'N'''..
Page 4
21
, ...-;--
6.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Councilor a Committee of Council;
if you wish to be notified of Council's decision regarding either the proposed
plan of subdivision or 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 draft plan of subdivision does not make
oral submissions at the public meeting or make written submissions to the
City of Pickering before the application is considered, the Ontario Municipal
Board may dismiss all or part of the appeal;
if a person or public body that files a notice of appeal of a decision of the City
of Pickering in respect of the zoning by-law amendment does not make oral
submission at the public meeting, or make a written submission 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.
7.0 OTHER INFORMATION
7.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of
writing report;
7.2 Information Received
- full scale copies of the applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
Information Report No. 05-06
,~ q
n "':'~'_'_'
,J I"ii 23:o;;'''~7""
)' ,......
~..""'."'...,.,..,.....,.,,.....,...- -"--...........- ,- '".~,..~-" '-..,-..-
Page 5
22
7.3 Property Owner
_ the owner of this property is Altridge Properties Inc.;
_ the principal of this company is Honeywood Properties Inc.;
ORIGINAL SIGNED BY
. ..,
ORIGINAL SIGNED BY
Geoff Romanowski
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
GXR:ld
Attachments
Copy: Director, Planning & Development
,~--5i_ '!iT,
'/ pn.___~_~91_~__~___
, ,.
APPENDIX NO. I TO
INFORMATION REPORT NO.OS-06
23
COMMENTING RESIDENTS AND LANDOWNERS
(1) no written comments from residents or landowners have been received to date
COMMENTING AGENCIES
(1) Canada Post
(2) Veridian Connections
(3) The Durham District School Board
(4) Bell Canada
(5) Conseil Scola ire De District Catholique Centre-Sud
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
(2) Development Control
Ie
1.3- 67
Excerpts from
Minutes / Meeting Summary
Statutory Public Information Meeting
Council Chambers
Thursday, April 20, 2006
7:00 pm.
?4
I .'
.... ~--
Attendees: Councillor Brenner - Chair
Lynda Taylor, Manager Development Review
Geoff Romanowski, Planner II
Rick Cefaratti, Planner II
Birgit Wilson - Recording Secretary
Also Attending: Ian McCullough, Authorized Agent of Marshall Homes
Lauralei Jones, Planner Altridge Properties Inc.
Lynda Taylor, 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.
1. DRAFT PLAN OF SUBDIVISION APPLICATION -S-P-200S-03
ZONING BY-LAW AMENDMENT APPLICATION A-34/0S
AL TRIDGE PROPERTIES INC.
(SOUTHWEST CORNER OF TWYN RIVERS DRIVE AND ALTONA ROAD)
PART OF LOT 33, B.F.C. RANGE 3, (40R-S045, PART 1) & PART OF LOT 33,
B.F .C.
RANGE 3, (40R-9096, PART OF PART 5 & 40M-1515, BLOCKS 85 & 86)
(1482 -1484 AL TONA ROAD & 1490 -1498 ALTONA)
CITY OF PICKERING
Item I Details & Discussion & Conclusion
Ref. # (summaryofdiscussion)
1. Planner Comments
Geotf Romanowski, Planner II provided an overview of property location, applicant's
proposal and City's Official Plan policies pertaining to this site, as outlined in
Information Report #05-06.
2. Applicants Comments
Lauralei Jones, Planner, Altridge Properties Inc. gave assurance that the applicant
will address all concerns and issues raised at this meeting and will provide additional
information for this proposal.
Page 1
CORP0228-2/02
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
ATTACHHEN'It' .,' Dm __.,J
REPORl ii ~1[j -,,?-.~~~'Z,m. ..__
25
II
'~. ~ Comments from Members of the Public
Cy Durdle
1497 A/tona Rd.
Mr. Durdle is a 20year resident of the subject area. He agrees with the development,
but expressed concerns in the area of:
. Water drainage - there are problems now, will they be addressed properly.
. Lots sizes are too small for the existing neighborhood.
. If new road is built, will it be private
. Service, Le. snow removal for new road
. Proposed access will create traffic problems
. Safety for school in the area
. Fencing - on Altona Rd.?
David Goulding
283 Richardson St.
Mr. Goulding expressed concerns that if the applicant makes changes to his original
proposal that the public will not be notified of these changes. In addition he
expressed the following concerns:
. Water drainage - there are problems now, will they be addressed properly.
. Lots sizes are too small for the existing neighborhood.
. Proposed access will create traffic problems
. Safety for school in the area
Len Scavuzzo
1478 Altona Rd. Rd.
Mr. Scvuzzo had grave concerns with respect to water run-off. He is now
experiencing major problems on his property and has hired an independent firm to
check out the foundation of his home to see if water has structurally damaged his
foundation. He stated that in his opinion the builder of the new subdivision will not
properly address the water run-off issues and his property will be in a "valley" with
water draining directly onto his property. Mr. Scavuzo brought pictures of his property
and wan invited to speak with members of the Planning Department after the meeting.
Anna Agraso
307 Tomlinson Crt.
Ms. Agraso expressed concerns as follows:
. Lots sizes are too small for the existing neighborhood.
. Property values will decrease.
. Once Altona Road had beautiful trees, when will these be replaced
. Proposed access will create traffic problems
. Safety for school in the area
. City will change by-law without notifying anyone in the area
. Did not receive notification of meeting - was informed by a neighbour
Page 2
CORP0228-2102
Item I Details & Discussion & Conclusion
Ref # (summary of discussion)
?f..
ATfACH!V:W1;J,,",j(? ..010
REPORT iJ P[j.,,_._.~.:q:L..p H,
G Di Donato
1491 Altona Road
Mr. Di Donato expressed concerns as follows:
. Lots sizes are too small for the existing neighborhood.
. Property value will decrease.
. Once Altona Road had beautiful trees, when will these be replaced
. Proposed access will create traffic problems
. Safety for school in the area
. City will change by-law without notifying anyone in the area
. Did not receive notification of meeting - was informed by a neighbour
Lorraine Watkins
Richardson Sf.
Ms. Watkins stated that she was not informed of proposal or the Statutory Information
Meeting. Her concerns are for the safety of the residents, children going to St.
Monica's Separate School due to increased traffic pattern.
Debbie & Jim Coughlin
278 Richardson Sf.
Mr. & Mrs. Coughlin did receive notification of the proposal and of the meeting,
however, their written comments are not noted. They do agree with the development
however do have concerns with declining property values. Also, they would like
clarification whether the access will be from Alton Road or Richardson St. The height
of any fencing that would go up was also a concern and asked staff for clarification of
the fencing height restriction by-law.
James Callan
1483 Altona Rd.
Mr. Callan expressed concerns as follows:
. If a new road is built will it be private or public.
. Widening Altona Road will increase traffic pattern
. Will new access road be a traffic light intersection
. If new by-law is passed what are the boundaries it will effect
Mr. & Mrs.Seres
306 Sheppard Ave.
Mr. & Mrs. Seres are very concerned with the lot sizes of the subdivision. The
esthetics are not compatible with the existing large homes. They ask that the builder
re-size the lots. They also expressed safety concerns about placing a house on Plan
site # 10.
Page 3
CORP0228-2102
Item / Details & Discussion & Conclusion
Ref # (summary of discussion)
'0
2.3':(17
27
'ff
Lome Hewie
1469 Altona Rd.
Mr. Hewie expressed concerns as follows:
. If access from Alton, increased traffic pattern poses a safety hazard.
. Safety for school children.
. Lot sizes are too small in comparison with the existing properties.
. Decrease in property values.
Joan & Carl Chivers
267 Richardson St.
Mr. & Mrs. Chivers expressed concerns as follows:
. If access from Alton, increased traffic pattern poses a safety hazard, especially
if large trucks are making turns.
. Safety for school children.
. Lot sizes are too small in comparison with the existing properties.
. Decrease in property values
. No notification of meeting or plans.
Dan Farren
1485 Altona Road
Mr. Farren wanted to know when The Region of Durham is going to make a
commitment in regard to widening Alton Road and the continuation of Richardson
Street.
4. Response from the Applicant
Lauralei Jones, Planner, Altridge Properties Inc. stated that Altridge Properties will
work very closely with The School Board to address safety issues regarding access
road and also address esthetic issues raised this evening, Le.: fencing, trees. She
further assured that new signs would be erected.
5. Staff Response
Geoff Romanowski, Planner II stated that when The Region of Durham initiates plans
to widen Alton Road notification of that proposal will go out to the public to advise of
the Statutory Public Meeting. In regard to not everyone receiving notification of this
proposal and Statutory Meeting, he will look into the matter and ensure that all future
notification will be expanded from the present radius.
~ ~ i+ \.LIH 1I1.:1t-1<X ~F'r1.......d.4, ~+ l'& .::.dlr.e..o..:;l.J $-OWl l.:u '
6. Comments from the Chair Vkuv r~~'
Councillor Brenner explained that to date no decision has been made. He also
assured all concerned that if this proposal changes significantly then, under The
Planning Act, a second Statutory Information Meeting must take place.
Page 4
CORP0228-2102
28
AfJ AGHfliiENT 1},TI "" TO
,HEPOR)' 11 PD.,~=:r3=':07
'-"--'=~-=-:-~''''~"","'''.'''''''''''''''''''
. ,-
Romanowski, Geoff
From:
Sent:
To:
Cc:
Subject:
Bentley, Debi
April 4, 2006 8:40 AM
'The Coughlins'
Romanowski. Geoff
RE: Zoning Amendment Application - A 34/05; Subdivision S-P-2005-03
-----Original Message-----
From: The Coughlins [mailto:debbie.coughlin@sympatico.ca]
Sent: April 3, 2006 11:11 PM
To: Bentley, Debi
Cc: Debbie Coughlin
Subject: Zoning Amendment Application - A 34/05; Subdivision S-P-200S-03
As outlined in a letter I received today I am requesting:
1. To receive notice of any future meetings on this matter
2. To receive notification of any decisions of the City with respect to the
proposed new subdivision
Additionally, I have some questions/concerns ~egarding this subdivision:
I live at 278 Richardson which is the property closest to this new
development. Ideally, I would like to see the property not developed but
understand this is not realistic. I do have a real concern about protecting
the privacy of my home and the appearance/value of my property. My husband
and I are original owners and have lived her for 18 years.
1. The drawing would appear to have a property running up to my front lawn.
A backyard abutting another backyard is one thing but it is not right to
have a backyard running against a homes front lawn. Visually, this will not
be appealing and it will lower the value of my home. Can you please confirm
if I have understand the drawing correctly. Can you please advise as to the
steps to oppose any abutment to my front lawn.
2. If the zoning of the property is changed, is the builder committed to
developing single family homes? I am trying to understand if after
approvals they can change their plans to build semi detached or town homes.
3. Currently there is a walkway from Littleford to Richardson which
children use to walk to the catholic school and also ,the local high school,
alongside the property that abuts my house and the school. Has any
consideration been given to the impact on neighbourhood children who will
now have to walk considerably further? Was any consideration given to
building fewer homes to accommodate a walk way through to Sheppard?
We would really appreciate it if you could provide answers to our questions.
Thanks.
Debbie and Jim coughlin
278 Richardson Street
pickering, Ontario
LIV 6BS
tIt
ATTACHMENT ,,_ 12 TO
REPORT # PO l.3 -.0"7
29
We the registered owners of 1478 Altona Rd. are extremely concerned with numerous
issues with regards to "Proposed application S-P-2005-03/ zoning A034/05.
ACCESS
1. The access of 10 or more vehicles to an already deemed heavily used road.
Comment justified with proposed widening of Altona Rd.(since 1999)
2. Narrow bridge -causing a bottleneck effect with regards to traffic congestion at
the intersection ofTwyn Rivers and Altona Rd. (South west comer), also to
mention -degree of incline approaching this specific comer.
3. This proposal's increase of traffic to an already established 2 school zones heavily
used areas, 2 established traffic lights and the narrow bridge's congestion, all
within a one block radius, is a risk to community safety. Also access to and from
our home will be greatly affected. FYI-last traffic accident April 09,2006
4. The safety of our own property with regards to multiple vehicle road way so close
to our housing structure. We did not buy our property as a comer lot. This
proposed usage of multiple vehicles around our children is of great concern.
5. Won't proposed roadway off of Altona create extra frontage to our property?
Consequently will our land taxes reflect this change?
DWELLINGS
1. Number one concern of the proposed housing is the overall elevation orland. Is
the City of Pickering going to allow us to be flooded out with regards to water
flow? As it did in the past with regards to the development of Littleford. The
land to the south of our property was on average, level with us, when originally
purchased in 1996, as is the property in question. (See picture)
2. Currently we have at the west side of our property a culvert, to deal with surface
water. Will the surface water flow in or out or proposed property?
3. What will happen to mature trees lining our property? Will our chain link fence
remain standing as it currently does, with regards to this development if proposal
accepted?
4. How will this development affect under ground water flow? As we are so low on
the water table, with already discovered natural water flow approximately 6-7'
down on the north side? This was found during connection to sewer system,
inspected by a Pickering employee. What will be done to deal with it?
ATTACHMENT # 1'2_ TO
REPORT I PO ~~Ci1
t ,.
30
5. I spoke with GeoffRomanowski on March 23. I mentioned the concerns
regarding previous development, he asked me to write all concerns down and
bring them to April 20 information meeting.........The first of these concerns is
that our backyard was flooded, after we attended that City meeting. (See picture)
6. The fact that our chain link fence stood prior to development but has been
supported by beams since it fell and was mentioned to Ian at Marshall homes.
(See picture)
7. The sidewalk along Altona Rd. between 1478 and Littleford is constantly flooded
out with rains and snow melting. The city has cleared this particular
sidewalk via plough/salter for past 10 years or so and has had continuous
ditching ofthe machine since the building ofthe backyard sound barriers
facing Altona, recently this past winter they have started using a hand
plough in that specific area and have gained access to the remaining
sidewalk north of us via our road way access. This makes the usage of the
sidewalk difficult, during these times. Also the trapped garbage and water
are perfect conditions for breeding mosquitoes. (See picture)
8. The height difference regarding the property south of us has definitely affected
the natural flow of water, as their front entrance is 7feet above our property. Their
driveway sits approximately at same level as the roof our garage. Entrance off of
Richardson. (See picture)
9. If this proposal is approved, who will make sure the value our property is not
affected at the gain of another?
10. And if the city's proposal of widening Altona is the solution to heavy traffic
issues, we are left with the concern of how high will Altona Rd. be after the
widening? How long will it take in comparison to the building ofthese 10 homes?
11. Please acknowledge this letter as our official request to be informed of any
decisions regarding this property and or proposal. All future communications are
requested in writing.
Sincerely very concerned taxpayers at 1478 Altona Rd.
Leonard and Gayle Scavuzzo
Jamie and Ina Comeau
13
r.t.:!" C:rO II t~L ._".--~.~~'Q:-Zr-e~'_',"~,~",_"."____,,
31
Romanowski, Geoff
From:
Sent:
To:
Subject:
Rourke, Heather on behalf of Planning Web Email
August 23, 2006 1: 12 PM
Romanowski, Geoff
FW: Draft Plan of Subdivision S-P-2005-03 Twyn Rivers and Altona Road
Hi Geoff.
please review the email below which was received through the Planning Web Email.
Thanks!
Heather
-----Original Message-----
From: Terry Dupnak (mailto:t_business@yahoo.com]
Sent: Wednesday, August 23, 2006 12:29 PM
To: Planning Web Email
Subject: Draft Plan of Subdivision S-P-2005-03 Twyn Rivers and Altona
Road
I agree with your staff recommended design for the
development of 8-10 lots for detached dwellings on an
extension of Richardson Street.
An addition entrance to Altona Road so close to two other
intersections would cause hazards for children walking to
near by school and congestion caused by cars turning on and
off of Altona Road. Please consider my opinion in your
final decision.
Thank you
Terry Dupnak
1038 Riverview Crescent
Pickering, Ontario
905-509-6045
Do You Yahoo!?
Tired of spam? Yahoo! Mail has the best spam protection around
http://mail.yahoo.com
1
, , t.Jrn
iEHJRI ;if PD .:'",,,~I; ::.~~t~:~."".r""
32
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
April 4, 2006
To:
Geoff Romanowski
Planner II
From:
Robert Starr
Supervisor, Development Control
Subject:
Draft Plan of Subdivision S-P-2005-03
Zoning By-law Amendment Application A 034/05
Altridge Properties Inc.
Part of Lot 33, B.F.C. Range 3, (40R-5045, Part 1) &
Part of Lot 33, B.F.C. Range 3, (40R-9096, Part of Part 5 & 40M-1515,
Blocks 85 & 86)
Altona Road (1482 - 1484) & (1490 - 1498)
City of Pickering
We have reviewed the above-noted application and provide the following comments:
1) Street "A" should not be permitted to access onto Altona Road. The development of
this property should only occur as part of the extension of Richardson Street.
Richardson Street presently ends with a temporary turning circle condition as it was
anticipated to be extended in the future. Property was conveyed to the City for
future road as a condition of that draft approval, and as a condition of the approval
of lots to the south. Development should not be permitted to proceed unless this
connection is completed.
2) A storm sewer is not available on Altona Road. Street "A" is required to connect to
the existing storm sewer on Richardson Street.
Downstream cost sharing for the existing trunk storm sewer will also be identified
for this development.
3) Connecting Street "A" to Richardson Street and maintaining Street "A" adjacent to
Altona Road is possible; however, relocating street "A" to the proposed extension
of Richardson Street (Fawndale Road) on those parts of lands already provided for
future road creates a better connecting to the school.
There is an existing sidewalk on the north side of Richardson Street that would
connect directly to a sidewalk proposed on the west side of street "A". This would
also provide a direct connection to the walkway that is between Littleford Street and
Zo~ing By-law ~mendment Application A 034~~~\r'~"r:riT' 'Lf ",
Altndge Properties Inc. ' 'f!,."H1/1l., #,_,~=,:..,=Jtl
>1[',,'uRl fJ PD_~__..__~.
April 4, 2006
I 'I
Page 2
33
Richardson Street. This design requires only the maintenance of a sidewalk, where
the other option would require a longer sidewalk and another walkway connection.
Although rear yard fencing (noise fence) would be required adjacent to Altona
Road, this is similar to previous development on Altona Road south of Sheppard
Avenue / Twyn Rivers Drive.
4) A geotechnical report will be required.
5) The City will need to be satisfied with regard to stormwater quality.
6) Applicant/owner will need to enter into an agreement with the City to address such
matters as, but not limited to, engineering plans, roads, services, stormwater,
utilities, sidewalks, street lighting, fencing, lot grading securities, insurance,
driveway aprons, tree planting, etc.
7) Cost sharing for downstream storm sewer oversizing and/or quality control
measures will be addressed in the Subdivision Agreement.
8) A Tree Preservation Plan will be required.
9) A Boulevard Tree Planting Plan will be required.
10) All easements required by the City for stormwater management purposes must be
provided.
11) A Construction Management Report is required. It must address such items as
erosion and sedimentation control, mud and dust control on site and on the
adjacent site during all phases of construction, hours of work, material stockpiles,
storage of materials, servicing supplies, building supplies, construction vehicles,
construction access, fencing temporary and permanent.
12) City of Pickering has recently passed a By-law restricting the placing and/or
removal of fill and/or topsoil. A copy of that By-law No. 6060/02 is provided with
these comments and should be forwarded to the applicant for their information.
\\, -
/~.~"~
..'.':~- .. " ..........,
. -.. .....-'.
Robert Starr
RS:jlm
J:\Oocumenll\DeYelopfMlll CO......o/\8OBSTARR\lMmOIWpplicllioM~DNng 8fMndment\Allridge Proptttift Inc..doc
Copy: Coordinator, Development Approvals
Technician, Development Approvals
The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-668-7711
Fax: 905-666-6208
E-mail:' planning@
region.durham.on.ca,
www.region.durham.on.c;a
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
34
AT'! ACHME~n #_"J~"""-:fO
it Pi) 'J'1.-0'1
"",".~"""",~_"""."""",,___ '__~".~W--'."
June 16, 2006
Mr. Geoff Romanowski
Planning & Development Department
City of Pickering
I The Esplanade
Pickering ON LlV 6K7
RECEI\IED
,JUN '/- 9 2006
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT,' ,
Dear Mr. Romanowski:
Re: Regional ,Review or an 'Application for Plan of Subdivision
File No.: S-P-2005-03
Applicant: Altridge Properties Inc.
Municipality: City of Pickering
Please Quote Ref. No.:
This application has been reviewed and the following comments are offered. '
Reeional Official Plan
The lands subject to this application are designated "Living Area" in the Durham
Regional Official Plan. Living Areas are to be used predominantly for housing
purposes. The proposed plan of subdivision conforms to the policies of the Regional
Plan. '
Provincial Policies and Deleeated Review Responsibilities
. " - .
, '
The application has been screened in accordance with the terms of the provincial plan
review responsibilities. As the' subject property is adjacent to Altona Road and Twyn
Rivers Drive, Type B and Type C Arterial Roads in the Durhain Regional Official Plan,
a Noise Study is required to identify any potential impacts as well as any noise
mitigation and warning clauses. The Noise study may, be submitted to this department
for review.
A Phase I Environmental Site Assessment, prepared by Marshall Macklin Monaghan
Limited, has been conducted on the subject property. The report concludes that the
potential for adverse impacts on the subject property is considert~d to be low, No
additional environmental investigations were recommended.
Reeional Services
Municipal water supply and sanitary sewer services are available to the subject property
from existing utilities on Altona Road. Any unused service connections. are to be
disconnected or plugged. '
@
100% Post Consumer
I ..
'A'rr.ACHfv:Ff"l"lk /J"~'"'""t""'~~~t~1"'""~'..'"
jj"T ...__~2:~:.f?,7
35
Page 2
Communitv Strateeic Plan
The proposal is consistent with Community Strategic Plan Actions including developing
a viable, affordable and integrated transit plan by promoting land uses along arterial
roads. The proposed infill development implements effective land use planning which
sustains firm urban boundaries and supports effective compact development and healthy
neighborhoods.
Conditions of draft approval will be forwarded along with additional comments
regarding transportation and site access once they become available.
Please contact Dwayne Campbell, Planner in this department, with any questions or
concerns.
Yours truly,
~ . 1.7 !t.... Ii:. f. ~.}
~....) j/ . JI ~
~,...~A~,>' .
. Richard Szarek, Project Planner
Current Planning
cc: Regional Works Department ~ Peter Castellan
sbbconlpS
36
It?
23~07
t .
Romanowski, Geoff
From:
Sent:
To:
Cc:
Subject:
Geoff.Woods@cn.ca
May 1, 2006 2:21 PM
Bentley, Debi
Romanowski, Geoff
Proposed Draft Plan of Subdivision and Zoning By-law Amendment, File Nos. S-P-
2005-03 and A 34/05, Altridge Properties Inc., southwest corner of Altona Road and
Twyn Rivers Drive
Debi, CN has reviewed the above noted applications and requests that the
following comments be included as conditions of approval, to be cleared by CN:
1.
The following warning clause shall be include in the Subdivision Agreement
and insert in all Agreements of Purchase and Sale or Lease for each
dwelling unit. Provisions must be included in the Subdivision Agreement to
ensure that the warning clause survives the release of the Owner's
obligations under the Subdivision Agreement and remain on title.
-
"Warning: Canadian National Railway Company or its assigns or
successors in interest has or have a right-of-way within 300 metres from
the land the subject hereof. There may be alterations to or expansions
of the rail facilities on such right-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid
may expand its operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the design
of the development and individual dwelling(s). CN will not be
responsible for any complaints or claims arising from use of such
facilities and/or operations on, over or under the aforesaid
right-of-way."
2. The Owner is required to engage a consultant to undertake an analysis of
noise and vibration in order to recommend abatement measures necessary to
achieve the maximum level limits set by the Ministry of Environment and
Canadian National Railway. Upon review and approval of the noise and
vibration reports, all recommendations provided must be included in the
Subdivision Agreement.
e
We request notice of any meetings or approvals regarding the subject property.
Regards,
iiiii##i##i########################i######
Geoff Woods, BES, MClP, RPP
Manager, Community Planning and Development
CN Business Development & Real Estate
1 Administration Road
Concord ON L4K 1B9
Tel.: 905-760-5007, Fax: 905-760-5010
Email: geoff.woods@cn.ca
i##############ii#ii##i###ii###i#ii##i####
1
The Regional
Municipality
of Durham
Works Departmfilnt
, .
i\""'l'A'f"'\'L"I'" I) '"''
H f S J,,;f""il.'iU,t ~ ~..c.;;~;.,,_,_;-.;,",=~,c,~, 'Jr-,)
:'::':D['Rf j' >:In 2..3"07
:. 1Lr' ..J ~ /1 .~ ~-, ."C.'.";"-'.~"':',_',.,."-". "'.,",':.,....~,: ....".'"""."..-'"
RECEIVED
37
June 26, 2006
.JUN 2 7 2006
Hayes Line Group of Properties
33 Bloor Street East, Suite 901
Toronto, Ontario
M4W 3H1
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Attention: Aaron Knight
Dear Sir:
Re:
Draft Plan of Subdivision
Altridge Properties Inc.
City of Pickering
, Our File: 06-P-02
605 ROSSLAND RD, E,
P.O, BOX 623
WHITBY ON L 1 N 6A3
CANADA
905-668-7711
"ax: 905-668-2051
~-mail: , ' ,:,' '. The Region of Durham's Transportation Infrastructure Division has reviewed
, works@reglOn.durham,on,ca the above mentioned draft plan of subdivision and has provided us with the
www,region.durham.on.ca following comments.
C. R. Curtis, P. Eng., MBA
Commissioner of Works
~
~<;~'::>;
" Servlc;~~xc;~lIe.nce
for our(;9!JJF!~n;t;es"
" ';','" ':i:~~
As you know,theRegion has undertaken an Environmental Assessment for
AltonaRoad with an anticipated completion date for late summer of 2006.
As such, the alignment cannot be considered final until the notice of
completiorihas been filed and the 30 day Public Review period closes,
providing there are,no Part II Order requests.
'Attached for your reference is a marked up drawing indicating rightof way
. dedications to be conveyed to the Region. "Inaddition, we will require
conveyance of a 20m x 8m sight triangle. We are also including aCD with
digital files of both the plan view and cross sections for your use. The cross
. section details also include grading information at the future property' tine.
, '
Priorto the Region providing favourable comment for this plaq of subdivision,
we will require submission of a detailed design for the intersection of Alton a
Road and future Street 'A'. Please provide this information to our office at
your.earliest convenience for our review and approval.
We trust the above is sufficient for your purpose.
Yours truly,
'~ Qro
I' " '
'<-c. .. . .. .... .... ,
. Pete Castellan '. . .
Development Approvals Division
c.
Dwayne Campbell, Region of Durham Planning Dept.
Geoff Romanowski, Ci@f Pickering "~~;';7'
, . . "-,-".,,...
, 100% Post Consumer , -,-'
,~TT ACHiViENT #~l~~,-~.TC
':1r::PflR"'li! ,....\'1 22. ";~;1
,_ -"$"l ,<if It",.,) ~ .........
""''''''''''''~''''''T""."..____~~. -,.....,
,
:1 - '}-""":';
38
.;tf3. OISTRIC1"
t~~~
i 'I~
t.~~
Durham
Student Transportation
Services
.. '"",'
'{"':,:!:';
j~JUNIC1Pt~t F'nCFb~T'/ ~~: ;:l\:GH\;EEF;\i\lG
May 23, 2007
t.t.r.".~.'." ,.,;Z;;", ~
~C'l~ ~"'>' ~
Richard Holborn, Division Head
Municipal Property & Engineering Branch
Operations and Emergency Services Department
The Corporation of the City of Pickering
One The Esplanade
Pickering, ON L 1 V 6K7
n !f\; 0 {~ ')on7
J I,j' "1 (J~' J.~,.
CITY Of P1Cr;,EFHNG
PLANNiNG 8~ DEVELOPMENT
DEP,c..RTiliIENT
Dear Richard:
In 2002, The Corporation of the City of Pickering approached the Durham Catholic District School
Board to have a sidewalk (walkway) off of Richard Street leading to St. Monica Catholic School.
The board at the time decided not to participate in this venture.
However, since that time the idea has been brought forth from the parents of the St. Monica
Catholic School community and upon further reflection the Durham Catholic School Board would
now like to pursue this initiative.
Staff from the Facilities Services and transportation staff from Durham Student Transportation
Services have been out to the location to review the area. At this point in time both departments
would like to pursue the option of providing access from the walkway to the school. Staff from
Facilities Services will be able to provide a gate and a walking area on the school site from the
paved walkway.
Tim Robins
Senior Manager
Durham Catholic
650 Rossland Ro
Oshawa, Ontario L 1 J 7C4
LyndaSmith ~
CAO, Durham Student Transportation Services
58 Rossland Road West, Unit 217
Oshawa, Ontario L 1 G 2V5
Cc: Paul Pulla, Superintendent of Education, Policy and Development and Business Services
Mitch LePage, Superintendent of Education
Michelle Richard, Principal, St. Monica Catholic School
onservaNiIon
- T'or The Living City
April 21, 2006
',;)'J I'" '~'" Iq
~, ; ~; ..'~ t "t.AI r-j} - ,
,.). ""~ ' '; ''<:'_.J",-, ~ ,.l ..'...,.....,,,-.,' _,.~,,'.''',._,__ ""'T.-' _ '.C'-, ~r{-
.'i()j) "".""~,:'p 7
39
I ..
CFN 37517
XREFCFN 35953
BY FAX AND MAIL
Mr. Geoff Romanowski
Planner /I
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1 V 6K7
RECEIVED
APR 2 7 2006
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Re: Draft Plan of Subdivision No. SP-2005-03
Zoning By-law Amendment Application No. A34/05
1482-1484 & 1490-1498 Altona Road
Southwest Corner of Altona Road and Twyn Rivers Drive
City of Pickering
(Altridge Properties Inc.)
Thank you for the opportunity to review the above-referenced Draft Plan of Subdivision, Zoning
By-law Amendment Application and related Phase I Environmental Site Assessment, received
on March 31,2006. The Toronto and Region Conservation Authority (TRCA) has reviewed the
submissions and offers the following comments.
Background
The subject property is locatedat the southwest corner of Altona Road and Twyn Rivers Drive,
in the City of Pickering. It is our understanding that the applicant wishes to amend the existing
zoning to permit the construction of 10 single detached dwelling units. Currently, the property
is undeveloped and abuts existing residential and institutional development.
Site-specific Comments
Please note that the property is situated outside of the TRCA's Fill Regulated Area and related
Regional Storm Floodplain of the Petticoat Creek Watershed, pursuant to Ontario Regulation
158 (Fill, Construction and Alteration to Waterways). Therefore an Ontario Regulation158
Permit is not required prior to any works taking place on the subject property. Furthermore,
there are no natural features on, or adjacent to, the site that are of concern to the TRCA. Due
to the size of the site (less than 5 hectares), the TRCA defers the review of stormwater
management design to the City of Pickering, but supports any initiatives to manage water
quality and quantity on site.
Recommendation
Inlight of the above, TRCA staff have no objections to the Draft Plan of Subdivision No. SP-
2005-03 and Zoning By-law Amendment No. A34/05 applications as submitted and provide
TRCA clearance herein.
,F :\Home\p'ublic\Development S,e rvices\Durham Reg!on\Pickering\SP.2D05:03.&A34:05Altri(jge cofP21.:04-OlU .:V\'pq,
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca ;~~
."-~.
#,........19...
AI' 11 iPo_Z:;::.oi
'" ".''''.~''',",'.. "0 ,--'... ','_ _'~" _'"',,,,.,, .. >_. .... ..
40
Geoff Romanowski
- 2 -
April 21 , 2006
We trust that these comments are of assistance. If you require additional information, please
do not hesitate t c ntact me.
c.c.: Aaron Knight (fax: 416.283.0350)
F:\Home\Public\Developmenl Services\Durham Region\Pickering\SP-2005-03&A34-05 Allridge CofP 21-04-06_1.wpd
J. _lQ__J U
.23_.':92._..---.--..-
41
Durham Catholic District School Board
00 DISTRIC,.
-?-O <5'0
~ 't
(j 0
< i"'
<l: . CD
a ~
?o ~
April 11, 2006
rBE~~ fJ~/l~ F1~
th~~~~.~ b~i
City of Pickering
Planning Department
One The Esplanade
Pickering, Ontario L 1 V 6K7
APR i 2 2006
~N~I~l&.~~~~~~J~S~
':_ ~. " '_ ~ " , .' I...
Attention: Geoff Romanowski
RE:
Plan of Subdivision S-P-2005-03
Zoning By-law Amendment Application A034/05
Altridge Properties Inc.
Part of Lot 33, BFC Range 3 (40R-5045, Part 1)&
Part of Lot 33, BFC Range 3 (40R-9096, Part 5 &
40M-1515, Blocks 85 & 86)
(1482 -1484 Altona Road & 1490 -1498 Altona Road)
City of Pickering
Please be advised that at the regular Board Meeting of Monday, April 1 0, 2006,
the following motion was approved:
"THAT the Durham Catholic District School Board indicate in its comments
to the City of Pickering that the Board has no objection to Draft Plan of
Subdivision Application S-P-2005-03 or Zoning By-law Amendment
Application A 034/05."
Should you have any questions please contact me.
Yours truly,
(j IJ ~U
Gerry O'Neill
Controller of Planning and Admissions
GON:AD:ad
650 Rossland Road West, Oshawa, Ontario L1J 7C4
Tel 905 576-6150 Toll Free 1 877 482-0722
Patricia A. Manson B.A.. M. Ed. Director of Education I Secretary I Treasurer
i 2.\
2,.3 ':9'7
..i' 42
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
July 17, 2006
To: Geoff Romanowski
Planner II
From: Shahid Matloob
Coordinator, Transportation Engineering
-
Subject:
Projected Trip Generation
- Altridge Properties Ltd. S-P-2005-03 & A-34/05
_ 1482 - 1484 & 1490 - 1498 Altona Road
- File: 0-2400
Please be advised that, the Municipal Property & Engineering Division have reviewed
the zoning by-law amendment application A-34/05 with respect to the proposed 10
single detached homes on Richardson Street from a traffic impact perspective.
The proposed development is expected to generate 17 and 14 vehicle trips durin~
morning and evening peak hours respectively as per ITE Trip Generation Manual, 6t
Edition. Therefore, no significant traffic impact is anticipated on the surrounding street
network due to the proposed development.
e If you have any questions regarding the above, please do not hesitate to contact me.
~~a.!~~
Shahid Matloob"'" \
SM:
Copy: Division Head, Municipal Property & Engineering
Supervisor, Engineering & Capital Works
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PD 24-07
Date: October 1, 2007
43
From:
Neil Carroll
Director, Planning & Development
Subject:
Liverpool Finch Developers Inc.
- Plan of Subdivision 40M-1447
Blanche Construction Limited
- Plan of Subdivision 40M-1450
Claremont Estates Ontario Inc.
- Plan of Subdivision 40M-1482
Final Assumption of Plans of Subdivision
Recommendation:
1. That Report PD 24-07 of the Director, Planning & Development regarding the
Assumption of Plans 40M-1447, 40M-1450 and 40M-1482, be received;
2. That the highway being Anton Square within Plan 40M-1447 be assumed for
public use;
3. That the highways being Forestview Drive, Lawson Street and Starview Court
within Plan 40M-1450 be assumed for public use;
4. That the highway being William Street within Plan 40M-1482 be assumed for
public use;
5. That the services required by the Subdivision Agreements relating to Plans
40M-1447, 40M-1450 and 40M-1482, which are constructed, installed or located
on lands dedicated to, or owned by the City, or on lands lying immediately
adjacent thereto, including lands that are subject to easements transferred to the
City, be accepted and assumed for maintenance, save and except from Blocks
80, 83, 84, 85, 88, 89, the remainder of Block 87 being Parts 2 to 5, Plan
40R-10194, Plan 40M-1447; Blocks 47, 48 and 49, Plan 40M-1450 and Block 24,
Plan 40M-1482; and
6. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1447, 40M-1450 and 40M-1482, be released and removed from title.
Report PO 24-07
October 1, 2007
Subject: Final Assumption of Plans of Subdivision
4 4 40M-1447, 40M-1450 and 40M-1482
Page 2
Executive Summary: The City entered into Subdivision Agreements with the
above-noted developers for the development of Plans 40M-1447, 40M-1450 and
40M-1482. As all works and services within these plans have been completed to the
satisfaction of City staff, it is appropriate to assume the roads and services within these
plans under the jurisdiction of the City and release the developers from the provisions
of the Subdivision Agreements.
Financial Implications: There are no new financial implications to the City as a
result of this recommendation.
Sustainability Implications: The final assumption of these plans of subdivision is
an administrative process that legally concludes the City's acquisition of necessary
roads and other infrastructure. It does not directly impact the City's sustainability
initiatives.
Background: The City entered into Subdivision Agreements with the above-noted
developers for the development of Plans 40M-1447, 40M-1450 and 40M-1482. As the
developers have now completed all works and services to the satisfaction of City staff, it
is appropriate to assume the roads and services within these Plans, save and except
from:
Plan 40M-1447
1. Blocks 80, 88 and 89 in the Region's ownership;
2. Blocks 83 and 84 Liverpool Road reserve;
3. Block 85 Finch Avenue East reserve; and
4. Remainder of Block 87 Reserve - being Parts 2 to 5, Plan 40R-10194.
Plan 40M-1450
1 . Blocks 47 and 48
in the Region's ownership; and
2. Block 49
Lawson Street reserve.
Plan 40M-1482
1. Block 24
this block was developed by Registered Plan 40M-2257
and will be assumed through that plan assumption.
Report PD 24-07
October 1, 2007
Subject: Final Assumption of Plans of Subdivision
40M-1447, 40M-1450 and 40M-1482
Page 3
45
Further, it is also appropriate to release the developers from the provisions of their
respective Agreements with the City, as follows:
1. Plan 40M-1447
Subdivision Agreement dated September 22, 1986 and registered as Instrument
No. L T304067;
2. Plan 40M-1450
Subdivision Agreement dated August 5, 1986 and registered as Instrument No.
LT305638;and
3. Plan 40M-1482
Subdivision Agreement dated May 19, 1987 and registered as Instrument No.
L T343118.
Accordingly, it is being recommended:
1. That the highway being Anton Square within Plan 40M-1447 be assumed for
public use;
2. That the highways being Forestview Drive, Lawson Street and Starview Court
within Plan 40M-1450 be assumed for public use;
3. That the highway being William Street within Plan 40M-1482 be assumed for
public use;
4. That the services required by the Subdivision Agreements relating to Plans
40M-1447, 40M-1450 and 40M-1482, which are constructed, installed or located
on lands dedicated to, or owned by the City, or on lands lying immediately
adjacent thereto, including lands that are subject to easements transferred to the
City, be accepted and assumed for maintenance, save and except from Blocks
80, 83, 84, 85, 88, 89, the remainder of Block 87 being Parts 2 to 5, Plan
40R-10194, Plan 40M-1447; Blocks 47,48 and 49, Plan 40M-1450 and Block 24,
Plan 40M-1482; and
5. That the Subdivision Agreements and any amendments thereto relating to Plans
40M-1447, 40M-1450 and 40M-1482, be released and removed from title.
Attachments:
1 . Location Map - Plan 40M-1447
2. Location Map - Plan 40M-1450
3. Location Map - Plan 40M-1482
Report PD 24-07
October 1, 2007
46
Subject: Final Assumption of Plans of Subdivision
40M-1447, 40M-1450 and 40M-1482
Page 4
Prepared By:
Approved I Endorsed By:
;J2 . &t~
Denise Bye, Supervisor
Property & Development Services
~
Neff Carr P, RPP
Director, Planning & Development
DB:bg
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering CityCou
/1
/jlt? 1
Director, Planning & Development
L-...
Recommendation approved:
Chief Administrative Officer
Director, Corporate Services & Treasurer
Director, Office of Sustainability
Director, Operations & Emergency Services
City Clerk
~~
~ ~ w~~~ 47
T ~ u g .~
I u I~~=CD II rm~~
J :L- STREET
~\J I f~' I II ~~ -=lg~'
e FERNCLlFF )=~\jl /~c;;r==l~~ ~
~ ~~ ~==8=1//~~ :::::
c-- - f;tH -~ I
C:: -w-
____ ___ I-- '-' - C:: -
--.. CIRCLE B PARKDALE
Ue I I II II I U U
ATH\CHMENl #
REPORi 1/ PD
- >1
--'
-
-
BUSHMILL STREET
g~ JHFAr<l;Ht.AF U
- Vi - ,,--, LjAl~t \---J
_-w-,"L I ~
>--- C:: _r-...... " _~
u _I "'" BARNWOOD.~
_-w -~ _
-~ -
'-' ,.--
m1 \'11 (rr IIf
FINCH AVENUE
IIII~
I--
C: I - _
t::(\~ = -
=~UTTERWOR rr-
_~RT""'--' '---
= -
- -1---
~ 1::= g=
~~C::_
R CR~ >--- u
\~~ =
I I-- =
ROUGH t--
\"---
.(/
EN l.-
I I f-C")-
;;0
I-- Ul -
C") -
r'1
Z
--1>---
>---
----
J
~r5:: -
-=>-
=0_
-.,u
Ii ::--:r-
d-' '--
-
.7
'I
\
SQUARE ~
\""-
WJ/~
~
l
FINCH
~ "\ ~
gs ~. u,,::~, ~ SQUARE
SUBC IV{SI N I
\ L=z
__ I--- 0
I--
_z -
-<
-
-
----
I ,.--
i~
ANTON
T
~\\
~.............: CRESCENT
o -----'
C:: _
f---
- ~
I- f--
_wr--
_w-
-~-
I-- ~ r-
'---- f-
I--- r-
I--- I--
I--- ,.--
r-
6 n
o I
n.
~V//T// I
~
..J
'---
~
>--- ' LL
<i:
>--- a
z
I--- w
-'
I--- '-'
-
~E=~l
City of Pickering
PROPERTY DESCRIPTION 40M-1447
OWNER VARIOUS
FILE No. SUBDIVISION COMPLETION AND ASSUMPTION
rt:r:~:{CE~~.rpri... Inc. and it. auppliera. All ri9hta R...rved. Not 0 pion of aul'Vey.
2005 MPAC and it. .unplle,... All riciht. Re..rved. Not (I Dlo" of Surv....
, TO
t2! '+ Q3..
,.,.. ~"'-'
L~
-
77~
g
t==~ J III 11111 II
~ EVERTON STREET
~I will 1111 III
ZI
51_
I
I
I
~
I
>-~
cz,~ ~
~?
a
-'
w
G:
w
UJ
o
C::
~
FIELDLlGHT
I
-
~
t;;;'<("
,:)"
<cO
I
ROSEFIELD
I I
~
~
<:)"
'('-.~
STREET
AVENUE
-
L
-
0J1
~ r::
- >-r::
== (L I--
-g,~
(L
~
RO
-1
-..-..
~II~
~i"r~ I~
~ d~
Planning & Development Department
DATE MAY 10, 2006 DRAWN BY JB
SCALE 1 :5000 CHECKED BY DB
l'
PN.12
48
ATTACHMENT #
REPORT 1/ PO
~ TO
~l.f- 0::1_
-
tffi1K
SQUARE
~Ol
~ I I
WESTCREEK
-I I
~
~T~~nVVJ
i~
~~
\~~
[E: r-
-w
-w
i---- a:: _-
t; -
-
-
~
.....DRIVE
-
-
-
-
-
-
=~
T/'- BUTTERNUT ~T jif3
STREET I 1 g:;J
w-
~-
_ a::
I-- a:: _'-- Cl -
~~~ -- -
I-- <z I-- / ~
wi \ ~=
I I-- Vl ~I--
f--- 1 J-. ~ ~ w~
r-- :U~~ LANCREST ST. ~=
f-- ~l'. _ - I
r- t:=: ~-?,('o 1 /7
w I--- ~^
W I--- v
a:: I-- GATE
t;~c~ UJ ==~= 1 I
~ WJ~_25= V
~ ~==I-..."""'~lJRI = STARVIE ~..).~T. /
15 ~f- " -~-
~ Vlf- _--
<( - ~-
I 0 ~ Vl-
I r- -~- ....
Vl -0- ,
I <( ~
LAWSON '-' S EET - '\..
I coi'.a lEe
r SUBDIV~S'
z
a::
::J
CD
~
<(
-0
-
:/
I
C.N.R.
--
TWYN
I
RIVERS
DRIVE
r \
II II (
I f- _
- -
~ --
I '" - --
_ HOWELL ;==
I J=\~~II
City of Pickering
I--
PROPERTY DESCRIPTION 40M-1450
OWNER VARIOUS
FILE No. SUBDIVISION COMPLETION AND ASSUMPTION
.-/
~
~~
o
~
<(
\
U~)/l
~ ~
S~UDS IfA ~
~ 1.J>.~t.. (\.-1'(\
~ \\\~
~ ~~0\\~~~\~
'1 'i~\\\\\~~b~
...,.. "'\ ~~~ \ \
\\\
-~~ \
==*- /
1m ~ r \
11- \~ l )
/
C.N.R.
\ '-- ~
\ ~ k
--
SHEPPARD AVENUE
I \ , ---
I
\ 1
~
Planning & Development Department
DATE JUNE 20, 2006 DRAWN BY JB
SCALE 1 :5000 CHECKED BY DB
l'
~!..a ~ourc..:
" Teron.t Enterpri.e. Inc. and it. supplier.. All riljlhta R...rved. Not 0 pion of aurvey.
2005 MPAC and it. aupttUer.. All ririhta R...rved. Not 0 pion of Survev,
PN.10
/ :3. ........
iirU "._ "" .:.aY:::J::i:i:.._._.
49
/ t
f.....
!:f -
If; /
2~ /
. < #b 'j
~~
c~~. ~ ,l
0-0
~ c.;
I J Iff
-----= ~ ~
I- _ (fl
~
J: Q-
I- V--:::::::
:::;; llJ
e
--
~/ J.NE ISTRE T I
I
~ - I I I
-
-
BLOCK 24 ~'-- T
NOW PLAN 40M-2257
Cl c
j <t:
I- 0
~ w e::: 0
w e:::
~ e:::
I-
(fl
I
:::;; I
<t:
....J TREkT
....J ---1
~ -em
/ hA 'In I ~ PH c
,/ r
cr/ ~~ -
SUBJ~ ~
SUBDIVI SiaN ~
- ~ 1'1-
U~ - - \UJ
~ (fl -
- ~ - u r I 5
I I T l - 0 -
Cl e::: u
I -r- lD e:::
~ <t:
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION 40M.1482 1-
OWNER VARIOUS DATE JULY 10, 2007 DRAWN BY JB
FILE No. SUBDIVISION COMPLETION AND ASSUMPTION SCALE 1 :5000 CHECKED BY DB
~!.o :.ourc..: PN.RUR
T.ronet Enterpri... Inc. ond it. auppli.,... All riQhta R...rved. Not 10 plan af .urv.Yo
2005 MPAC ond It. ."'Dpn.r.o All ,r';hta R...rved. Not 10-- ':'fon of Su..v.v.
50
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PO 27-07
Date: October 1, 2007
From:
Neil Carroll
Director, Planning & Development
Subject:
Norvalley Homes Ltd.
Plan of Subdivision 40M-2068
Final Assumption of Plan of Subdivision
Recommendation:
1. That Report PO 27-07 of the Director, Planning & Development regarding the
Assumption of Plan 40M-2068, be received;
2. That the highways being Rockwood Drive and Prohill Street within Plan
40M-2068 be assumed for public use;
3. That the services required by the Subdivision Agreement relating to Plan
40M-2068, which are constructed, installed or located on lands dedicated to, or
owned by the City, or on lands lying immediately adjacent thereto, including
lands that are subject to easements transferred to the City, be accepted and
assumed for maintenance, save and except from Block 27 and Block 28 except
from Part 3, Plan 40R-21447, Plan 40M-2068;
4. That the Subdivision Agreement and any amendments thereto relating to Plan
40M-2068, be released and removed from title; and
5. That Council enact a By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as
public highway.
Executive Summary: The City entered into a Subdivision Agreement with the
above-noted developer for the development of Plan 40M-2068. As all works and
services within this plan have been completed to the satisfaction of City staff, it is
appropriate to assume the roads and services within this plan under the jurisdiction of
the City and release the developer from the provisions of the Subdivision Agreement.
Financial Implications: There are no new financial implications to the City as a
result of this recommendation.
Report PD 27-07
October 1, 2007
Subject: Final Assumption of Plan of Subdivision
40M-2068
Page 2
51
Sustainability Implications: The final assumption of this plan of subdivision is an
administrative process that legally concludes the City's acquisition of necessary roads
and other infrastructure. It does not directly impact the City's sustainability initiatives.
Background: The City entered into a Subdivision Agreement with the
above-noted developer for the development of Plan 40M-2068. As all works and
services within this plan have been completed to the satisfaction of City staff, it is
appropriate to assume the roads and services within this plan, save and except from
Blocks 27 and 28, except Part 3, 40R-21447 as these reserve blocks will not be
dedicated.
Further, it is also appropriate to release the developer from the provisions of the
Subdivision Agreement with the City dated November 6, 2000 and registered as
Instrument No. DR47383.
Accordingly, it is being recommended:
1. That the highways being Rockwood Drive and Prohill Street within Plan
40M-2068 be assumed for public use;
2. That the services required by the Subdivision Agreement relating to Plan
40M-2068, which are constructed, installed or located on lands dedicated to, or
owned by the City, or on lands lying immediately adjacent thereto, including
lands that are subject to easements transferred to the City, be accepted and
assumed for maintenance, save and except from Block 27 and Block 28 except
from Part 3, Plan 40R-21447, Plan 40M-2068;
3. That the Subdivision Agreement and any amendments thereto relating to Plan
40M-2068, be released and removed from title; and
4. That Council enact a By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as
public highway.
Attachments:
1. Location Map - Plan 40M-2068
2. Draft By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as public highway
Report PD 27-07
October 1, 2007
52
Subject: Final Assumption of Plan of Subdivision
40M-2068
Page 3
Prepared By:
Approved I Endorsed By:
D:!e ~y~~sor
Property & Development Services
C ,RPP
ning & Development
DB:bg
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council II
;'"
Recommendation approved:
Chief Administrative Officer
Director, Corporate Services & Treasurer
Director, Office of Sustainability
Director, Operations & Emergency Services
Director, Planning & Development
City Clerk
V:
STREET ~
~ tIT
0:: I-
_I-- ~t- ~
;- ~=-V!
]~~"'=~LAN
c:::' 11:.,J; ~
I--- ('~
:!: f- -, J ;<'0
W l:::l = N. ~O L
~ g:-
o 0 Vl- 1
g ~ ~WiLc.l\
W I--- :!: 'r;Q
I r;.
~_ Lt=~o~~ I. ...
~ ~ r-i ---r- z I--- --It ,.foURr
r- O::t-- wf ......""
c== /ff((.. STREET L ~ ~ = I\.
1./#\.>1 I -, <\ ~~
r(] SWEETBRIAR ~ i LAWSON ~ STREE
WI I I I -lll"-r-< I /7 II I I I I
Planning & Development Department
ATTACHMENT'~TO ..
REPORT I POd. d_ o-:+-
I--
.....<0... ~
\\~
/ mO~ES:!:~
~ ~o\:F~t ~ T
----' 0
:::::;1 ~
---{ CRESCENT
i//T I I I T
~ SANDC~ I PINE I GROVE T~VENUE
= BIB =
~ -
f-- _
v
\\~o
y\...J.,V
V, I I-- w
() :::>
0 z
~I-- w 1
>
-i I--- II~~
T CRESCENT
~II~
_w
>
-~-
0_
I-- --'-<
o
o
o
:!:
~
u
o
0:: ~ f--
\~~~
~
-
-
STREET
-
f--
~- PROHIL C:::T
u-
Vl
w 0
0:: 0
u- W 0
- > :!:
0 ~
- 0:: U
0 0
I-- 0::
I---
I
STREET
I
'I
CRESCENT
...
I---
I--
.~/
S~'ONI
I
I
I
I
I
WHITE PINE -
lIffiBi = II f---
CRESCENT WEST LANE
r I = -II
-
-
"" C~
I \ I--~
I-
~~~?II
~ ~ II1I
City of Pickering
PROPERTY DESCRIPTION 40M-2068
OWNER VARIOUS
FILE No. SUBDIVISION COMPLETION AND ASSUMPTION
I
I
I
I
I
'--- w
-~
_0::
o
53
~~t:::\. MELDRON t::
Ill--- o~
T" ~C ~ t=
SANDHURST C f--- I--
R(',s: !-pjNE ~
=== 0:: 11
_0
===w
==~
~~R\ I
Z,.--~ /
[E -.. MOSSBROOK C
=W~~ [IIl ~
w [ill I---
_ g: ./ SQUARE t=
Vl _ /" / I---
- I-- '-.J I I---
I-- I---
- I I---
~ WESTCREEK ~
--= II I
-
-
-
-
-
-
z=~
0::
:::>
CD
~
~
o
I--
r--
1==
1--
DATE AUG. 15, 2007 DRAWN BY JB
SCALE 1 :5000 CHECKED BY DB
l'
~ -SOurc..:
reronet Enterpri... Inc. and it. .up~lie"', All ri9hte R...t'V~d. Not 0 plan of ."""8)'.
2005 MPAC and It. ."Dpl1.r.. All r;....ht. R...,..,.d. Not a alan of SurveY'.
PN-10
54
ATTACHMENT II d... TO
REPORT 1/ PO ~ '":} - 0 '~
THE CORPORATION OF THE CITY OF PICKERING
BY-lAW NO.
-LIlA"
Being a By-law to dedicate Blocks 25 and 26, Plan
40M-2068, Pickering as public highway.
WHEREAS The Corporation of the City of Pickering is the owner of Blocks 25 and 26, Plan
40M-2068, Pickering and wishes to dedicate them as public highway;
NOW THEREFORE, the Council of The Corporation of the City of Pickering HEREBY
ENACTS AS FOllOWS:
1. Blocks 25 and 26, Plan 40M-2068, Pickering are hereby dedicated as public highway
(Rockwood Drive).
BY-lAW read a first, second and third time and finally passed this 15th day of October, 2007.
David Ryan, Me~
Debi A. Bentley, City Clerk
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PO 29-07
Date: October 1, 2007 5 5
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 3/07
BMC Bayly Park Inc.
1400, 1410 & 1420 Bayly Street
Part of Lots 21 & 22, Concession 1
(Part 1 , 40R-12889)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 3/07 be approved to broaden the
range of permitted uses for the subject property to include a brew-on-premises
establishment, a convenience store, a financial institution, personal service shop,
professional offices and limited retail stores on lands being Part of Lots 21 & 22,
Concession 1, Part 1 ,40R-12889; and
2. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 3/07, as set out in Appendix III to Report PO 29-07, be forwarded
to City Council for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law to
broaden the range of uses permitted on the property to include a brew-on-premises
establishment, convenience store, financial institution, personal service shop,
professional offices, and automotive service garages. The lands are located on the north
side of Bayly Street, immediately east of the Go Station, and within the Brock Industrial
Neighbourhood (see Attachment #1 - Location Map). The applicant is seeking approval
of these uses to expand leasing opportunity and flexibility for the site. The property is
designated Mixed Use Area - Mixed Corridor in the Pickering Official Plan. This
designation permits a greater range of uses than the current mixed industrial-commercial
zoning for the property allows.
The applicant's proposal represents an appropriate interim improvement to the range of
land uses permitted on the subject lands, conforms to the Pickering Official Plan, and will
recognize two existing uses that are not permitted under current zoning (GoGo Sports
and Daisy Mart) (see Attachment #2 - Applicant's Submitted Plan).
The applicant does not propose any physical changes to the existing buildings on the
property. The site was originally designed to support mixed industrial-commercial uses,
and this design has brought various functional limitations to the site. In view of these
limitations it is recommended that specific floor area limitations be applied to retail uses,
that the current limitations on floor area devoted to restaurants be retained and that the
request to permit automotive service garage uses on the property be denied.
Report PO 29-07
Subject: BMC Bayly Park Inc. (A 3/07)
Date: October 1, 2007
Page 2
56
It is recommended that this application be approved, subject to conditions, and that the
draft by-law be forwarded to City Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Sustainability Implications: The applicant's proposal represents an expansion of
uses on the property that will provide additional local employment opportunities.
Background:
1.0 Application
The applicant proposes to amend the zoning on the lands to permit additional
industrial and commercial uses within the existing buildings. The list below
outlines new uses requested by the applicant:
A) Within all units of the three existing buildings
- All uses permitted by existing -
zoning
- fitness club
indoor garden centre
pet grooming and boarding
- animal hospital
place of worship
religious institutions
day care/nursery
rental establishment
service and repair shop
commercial school/private school
service garage where no auto
body repairs are conducted
merchandise service shop
B) Within units fronting the Go Station and Bayly Street only
all uses requested in "A" above -
retail store
personal service shop
art/antique shop
printing establishment
additional restaurant space
- tanning salon
travel agency
optical shop
- video sales and rental outlet
photo processing studio
mobile phone sales and service
brew-on-premises establishment
- tailor or dressmaking shop
For clarity purposes, several uses requested by the applicant can be condensed
into single definitions. Please refer to Appendix I to this report which provides an
interpretation how the requested uses will be classified under the new definition
structure.
Report PO 29-07
Date: October 1, 2007
Subject: BMC Bayly Park Inc. (A 3/07)
Page 3
57
The initial catalyst for this application was a complaint filed with By-law
Enforcement regarding the "Daisy Mart" convenience store currently operating on
the subject lands. The current zoning for the property does not permit a
convenience store use on the property. By-law Enforcement advised the
applicant to address this non-compliance issue either through the removal of the
convenience store or obtain the necessary approval Council.
2.0 Comments Received
2.1 At the July 23, 2007 Public Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 & #4)
. Rob Freeman of Freeman Planning Solutions, authorized agent, provided an
explanation of the application;
. Sylvain Trepanier, resident at 1218 Marcia Cook Place, attended in objection
to the application. Mr. Trepanier questioned the effect of the tax leve~ for this
rezoning on other tenants, and indicated that the applicant should have
submitted the subject rezoning before the existing "Daisy Mart" convenience
store occupied this location.
2.2 Letter of Objection
On July 20, 2007, a letter of objection was received from 2081917 Ontario Ltd,
operator of Sandybeach Convenience Store located at 1477 Bayly Street. The
objection is specific to the requested "Convenience Store" due to traffic and
safety issues on Bayly Street and market saturation for convenience stores in the
neighbourhood (see Attachment #6).
2.2 City Department and Agency Comments
Region of Durham
Planning Department
No matters of provincial interest are applicable to
this application;
Municipal water supply and sanitary sewer
services are available to the subject property;
Mixed use developments are permitted provided
that the functions and characteristics of Central
Area are not adversely affected;
(see Attachment #7);
Pickering Fire Services
Internal roadways (fire routes) serving 1400 &
1410 Bayly Street are designed for one-way
traffic only;
(see Attachment #8);
Report PD 29-07
Subject: BMC Bayly Park Inc. (A 3/07)
Date: October 1, 2007
Page 4
I " I.
5 ~unicipal Property &
'Engineering Division
No significant additional trips will be generated
as the new usage will replace the existing
business in the plaza;
(see Attachment #9);
Veridian Connections
Existing service may be inadequate;
- Applicant should contact Veridian should zoning
change affect supply requirements;
(see Attachment #10);
No other agency that provided any comments has any objection to the subject
applications.
3.0 Discussion
3.1 Use and Compatibility
3.1.1 The proposed uses complv with the Durham Reoional Official Plan
The Region of Durham Official Plan designates the subject property Urban Area -
Main Central Area which promotes urban activities and permits a wide range of
office, service, and shopping related uses. The applicant's proposal conforms to
the Region of Durham Official Plan.
The subject property is designated Mixed Use Area - Mixed Corridor in the
Pickering Official Plan. This designation permits retailing of goods and services on
a scale which serves the needs of a broader area, offices, restaurants, community
and cultural uses. Approval of the zoning by-law amendment to permit the
requested uses would implement the Mixed Use Area - Mixed Corridor policies of
the City's Official Plan.
3.1.2 The proposed additional uses provide the prospect for oreater flexibilitv of land
uses on site while the Urban Growth Centre Boundary is determined and future
development opportunities are explored
The provincial government recently established a Growth Plan under the Places
to Grow Act, 2005. The Growth Plan, prepared under the Places to Grow Act,
provides growth management policy direction for the Greater Golden Horseshoe
area of Ontario, which includes Pickering. The legislation affects how the City of
Pickering will manage issues pertaining to transportation, infrastructure and land
use planning, urban form, housing and others. The Ministry of Public
Infrastructure Renewal, in conjunction with the City of Pickering, is currently in
the process of determining the approximate size and location of the Urban
Growth Centre boundary for the municipality. Urban Growth Centres are focal
areas for investment in institutional and region-wide public services, commercial,
recreational, cultural and entertainment uses. They will serve as high density
major employment centres that will accommodate a significant share of
population and employment growth and support major transit infrastructure.
Report PO 29-07
Subject: BMC Bayly Park Inc. (A 3/07)
Date: October 1, 2007
Page 5
59
Although the final Urban Growth Centre boundary for Pickering has not yet been
determined, it is anticipated that the subject property will be located within the
boundary of Pickering's Urban Growth Centre.
It is further anticipated this site and surrounding properties will undergo significant
redevelopment in the future. The property owner has expressed an interest to
redevelop this site in the future. The applicant's request to broaden the range of
permitted uses on the property is required to provide greater leasing flexibility and
to help maintain the economic viability of the site until redevelopment is feasible.
Additional uses will assist the leasing opportunities through the transition period
between today and the time for redevelopment. There are currently a significant
number of vacancies within the industrial commercial complex.
Staff will be reviewing this site and the surrounding area through the downtown
intensification study. It is our intent to review the area and implement new land
uses through a City initiated rezoning of the lands. The additional uses requested
represent an incremental step between the existing zoning, the current Official
Plan designation and future Official Plan policies.
3.1.3 Maximum floor area and location of retail uses to be limited. additional restaurant
floor space not supported
The existing site was developed and built between the period of 1982 and 1983
as an industrial complex under the combined Restricted Light Industrial and
Associated Industrial Facilities land use designations under Brock Industrial Area
policies of the Pickering District Plan in effect at the time. The Mixed Use Area -
Mixed Corridor designation became applicable to the site in 1997 with approval
of the Official Plan.
It is recommended that, due to the orientation of the existing buildings, site
functioning and operational characteristics of the site as built for
industrial-commercial, that all retail uses on the property be limited to those units
fronting the Go Station and Bayly Street and that additional restaurant floor
space not be added through this application. The existing zoning for the property
permits a maximum aggregate gross leasable floor area of 1500 square metres
for restaurant uses. One restaurant currently exists on the property: "Irish
Times". This restaurant occupies approximately 400 square metres of floor area.
Given the above noted site constraints and the significant amount of additional
vacant floor area available for restaurant uses (approximately 1100 square
metres), the current combined floor area limit for restaurants is adequate for this
property.
Report PD 29-07
Subject: BMC Bayly Park Inc. (A 3/07)
Date: October 1, 2007
Page 6
60
It is recommended that the aggregate floor area for all permitted retail store uses
be limited to a maximum of 2500 square metres. Since the property is located
outside of the Downtown Core, the applicant would be required to submit a retail
impact study which demonstrates that additional floor space for retailing of goods
and services beyond 2500 square metres does not affect the viability of other
lands designated for retailing of goods and services such as the Pickering Town
Centre shopping complex.
3.1.4 Automotive Service Garaqes Not Supported
Due to the manner in which service garages tend to function, with parking
spaces occupied with vehicles waiting to be serviced and often significant
outdoor storage, and the potential to negatively impact other uses due to noise
and operational characteristics, automotive service garages are not considered
to be a compatible use on this site. Automotive Centres are available for this
type of use. Service garages do not support a transition to higher order uses for
this property when we are supporting a transition to higher order uses for this
property.
3.2 Text Amendments to Zoning By-law 2511
It is recommended that the zone requirements for the proposed development be
regulated by way of text amendments to the "MC-5" - Industrial Commercial
Zone and the "M1-6" - Storage & Light Manufacturing Zone, By-law 2511, as
amended by By-law 2188/86 (see Attachment #5), to broaden the range of
permitted uses on the property uses on the property. '
The recommended conditions of approval for the implementing Zoning By-law
are described in Appendix II to this Report.
4.0 Applicant's Comments:
The applicant is aware of the content in this Report and does not support the
Planning & Development Department staff recommendation to retain the current
limitations on floor area devoted to restaurants.
APPENDICIES:
Appendix I: Interpretation of Requested Uses
Appendix II: Recommended Conditions of Approval
Appendix III: Draft Text Amendment to By-law 2511
Report PD 29-07
Subject: BMC Bayly Park Inc. (A 3/07)
Date: October 1, 2007
Page 7
61
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Text of Information Report
4. Minutes from July 23, 2007 Statutory Public Meeting
5. Copy of Zoning By-law 2188/86
6. Letter of Objection from 2081917 Ontario Ltd.
7. Agency Comments - Region of Durham Planning Department
8. City Department Comments - Fire Services
9. City Department Comments - Municipal Property & Engineering Division
10. Agency Comments - Veridian Connections
Prepared By:
Approved / Endorsed By:
~~
Rick Cefar i .
Planner II
RC:ld
Attachments
Copy: Chief Administrative Officer
Recommended fo
Pickering Ci~ C cil
,
,.1
62
APPENDIX I TO
REPORT PO 29-07
Interpretation of Various Requested Uses
Requested uses:
Indoor garden centre
- Art or antique shop
- Optical Shop
- Mobile phone sales and service
- Video Sales and Rental Outlet
Interpretation:
- Retail Store
- Tanning Salon
- Tailor or Dressmaking Shop
Personal Service Shop
- Travel Agency
- Business Office (a currently
permitted use)
- Animal Hospital! Veterinary Clinic
- Professional Office (a currently
permitted use)
APPENDIX II TO 6 3
REPORT PD 29-07
Recommended Conditions of Approval for Implementing Zoning By-law
Zoning By-law Amendment Application A 2/07
1. That the implementing zoning by-law:
a) add the following as permitted uses on the property:
Within all the units of the three existing buildings
- all uses permitted by Zoning -
By-law 2188/86
- fitness club
- pet grooming and boarding
- place of worship
- religious institutions
brew-on-premises establishment
- day care/nursery
- rental establishment
- commercial school/private school
Within units fronting the Go Station and Bayly Street only
- all above-noted uses
retail store
- personal service shop
- photo processing studio
- printing establishment
b) that the maximum gross leasable area devoted to retail stores be
limited to a maximum of 2500 square metres.
I I" 6 4
DRAFT BY-LAW
APPENDIX III TO
REPORT PD 29-07
ZONING BY -LAW AMENDMENT APPLICATION A 3/07
THE CORPORATION OF THE CITY OF
BY-LAW NOof\
Being a By-law to amend Restricted Area (Zoning) By-law 2511, as
amended qy By-law 2188/86, to implement the Official Plan of the City of
Pickering, Region of Durham, on Part of lot 21 & 22, Concession 1, (Part 1
& Part 2, 40R-6033 & Part 1, 40R-12889), in the City of Pickering. (A 3/07)
65
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
broaden the range of retail commercial uses in lot 21 & 22, Concession 1, (Part 1 & Part 2,
40R-6033 & Part 1, 40R-12889), in the City of Pickering;
AND WHEREAS a further amendment to By-law 2511, as amended by By-law 2188/86, is
therefore deemed necessary;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOllOWS:
1. TEXT AMENDMENTS
1. By-law 2188/86 is hereby amended as follows:
(1) Section 4. Definitions, is hereby amended by adding in new definitions and
renumbering all of the definitions in this Section so that the definitions are in
alphabetical order as follows:
(a) That a new definition be added after Subsection (2) as follows:
"Brew-on-Premises Establishment" shall mean a building or part of a
building where persons can make and package beer, wine or other
spirits for their personal consumption off the premises only, and may
include the sale of raw material ingredients and related equipment to
such persons;
(b) That 2 new definitions be added after Subsection (5) as follows:
"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;
"Day Nursery" shall mean lands and premises duly licensed pursuant
to the provisions of the Day Nurseries Act, or any successor thereto,
for use as a facility for the daytime care of children;
- 2-
That a new definition be added after Subsection (8) as follows:
"Fitness Club" shall mean a building or part of a building in which
facilities are provided for recreational athletic activities including but
not limited to body-building and exercise classes, and may include a
sauna;
(d) That a new definition be added after Subsection (14) as follows:
"Pet Groominq and Soardinq Facility" shall mean a building or part of
a building where grooming services are provided to domestic pets,
may include accessory retail sales of associated products and may
provide short term boarding accommodation on the premises;
(e) That a new definition be added after Subsection (15) as follows:
"Place of Worship" shall mean a building or part of a 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;
"Printinq Establishment" shall mean an establishment used for
blueprinting, engraving, electro-typing, photocopying, plotting from
disk, printing, stereotyping or typesetting;
(f) That a new definition be added after Subsection (19) as follows:
"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 public, but does not
include the rental of motor vehicles, and does not include a video
store;
(2) Section 5 Provisions is amended by repealing and replacing subclause (1) (a)
with the following:
(1) (a) Uses Permitted ("M1-6" Zone)
No person shall within the lands designated M1-6 on Schedule "I"
hereto, uses any lot or erect, alter or use any building or structure for
any purpose except one or more of the following uses:
(i) assembly hall
(ii) bakery
(iii) brew-on-premises establishment
(iv) business office
(v) commercial club
(vi) commercial-recreational establishment
f.('U)
, ~~~.)
P., ~ (i~)'
Ify.l' (x)
(xi)
(xii)
(xiii)
(xiv)
(xv)
- 3-
67
commercial school
day nursery
dry cleaning establishment
dry cleaning depot, subject to the provisions of Section 5 (1)(c)(iii)
financial institution
food preparation plant
light manufacturing plant
merchandise service shop
personal service shop, subject to the provisions of Section 5
(1)( c)(i),(iii)
(xvi) pet grooming and boarding facility
(xvii). place of worship
(xviii) private club
(xix) professional office
(xx) public club
(xxi) rental establishment
(xxii) restaurant type A, subject to the provisions of Section 5 (1)(c)(ii), (iii)
(xxiii) retail store, subject to the provisions of Section 5 (1 )(c)(v)
(xxiv) sales outlet, subject to the provisions of Section 5 (1)(c)(iv)
(xxv) scientific, research or medical laboratory
(xxvi) transportation support store, subject to Section 5 (1 )(c)(i), (iii)
(xxvii) warehouse
(3) Section 5 (b) Additional Uses Permitted is hereby repealed
(4) Section 5 Special Reaulations is hereby amended by repealing and
replacing subclause (5) (1)(c) (iv) with the following:
(iv) A sales outlet shall be permitted only if it is accessory to a food
preparation plant, a light manufacturing plant, a merchandise service
shop, a rental establishment, or a warehouse, and the gross leasable
floor area of the sales outlet does not exceed 20 percent of the gross
leasable floor area of the food preparation plant, light manufacturing
plant, merchandise service shop, rental establishment, or warehouse.
(5) Section 5 Special Reaulations is hereby amended by adding the following to
subclause (5) (1)(c):
(v) A retail store shall be permitted only within the hatched area shown
on Schedule I attached hereto, and provided that the maximum
combined gross leasable floor area for retail stores on lands zoned
"M1-6" and "MC-5" does not exceed 2500 square metres.
(6) Section 5 Provisions is amended by repealing and replacing subclause (2) (a)
with the following:
(2) (a) Uses Permitted ("MC-5" Zone)
-4-
68
t person shall within the lands designated "MC-5" on Schedule "I"
6. ~ reto, uses any lot or erect, alter or use any building or structure for
t1 ~.;~ y purpose except one or more of the following uses:
t1{l~ (i) assembly hall
V (ii) bakery
(iii) brew-on-premises establishment
(iv) business office
(v) commercial club
(vi) commercial-recreational establishment
(vii) commercial school
(viii) day nursery
(ix) dry cleaning establishment
(x) dry cleaning depot, subject to the provisions of Section 5 (2)(b)(i)
(xi) financial institution
(xii) food preparation plant
(xiii) light manufacturing plant
(xiv) merchandise service shop
(xv) personal service shop
(xvi) pet grooming and boarding facility
(xvii) place of worship
(xviii) printing establishment
(xix) private club
(xx) professional office
(xxi) public club
(xxii) rental establishment
(xxiii) restaurant type A, subject to the provisions of Section 5 (2)(b )(ii)
(xxiv) retail store, subject to the provisions of Section 5 (2)(b )(iv)
(xxv) sales outlet, subject to the provisions of Section 5 (2)(b )(ii)
(xxvi) scientific, research or medical laboratory
(xxvii) transportation support store
(xxviii) warehouse
(7) Section 5 Special ReQulations is hereby amended by adding the following to
subclause (5) (2)(b):
(iv) The maximum combined gross leasable floor area for retail stores on
lands zoned "M 1-6" and "MC-5" shall not exceed 2500 square metres.
2. BY-LAW 2511
By-law 2511, as amended by By-law 2188/86, is hereby further amended only to
the extent necessary to give effect to the provisions of this By-law as it applies to
the area set out in Schedule I to By-law 2188/86. Definitions and subject matters
not specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 2511, as amended.
- 5 -
69
3. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the Planning
Act, if required.
BY-LAW read a first, second, and third time and finally passed this - i~f _,2007.
Q~~
David Ryan, Mayor
Debi A. Bentley, City Clerk
i " I.
70
ATTACHrJ:EiJT #
REPORT Ii PO
I TO
2.'1-67
~
~
~------
._L.-------
PICKERING TOWN CENTRE
::u
o
~
o
,?p..?\<.~p..i
~~
~
-
,?\c\<.(.?\\,\G
-
~\G~~p..i
C.N.R.
40' ~~
___~ ~ ALlI4NCE C
-
"
SUBJECT
PROPERTY
ART
THOMPSON
ARENA
I
U
<(
w
a:l
GO TRANSIT
STA TlON
-
>-
o
z
<(
U1
--
-
"- \ II IIJN~~~r CE
.i( ~
~ ~~
~.~ ~~
\ ~\ \) '\ IIII
X
~\J(~ ~
I 1~ l'0~
I~~\
- f-- = MITCHEL ~
- _ - FUSCHIA - ~ .---l
_ - !ANE - BAYVIEW ,- .--
z _ ~ i== HEIGHTS I-- -
~ _ I--- I- 0 PUBLIC SCHOOL - >-
~ =_1--- ~ ~ _ ~~ PARK j >-- - R~GA ~
(D f- _ c-- -rT1lT\. - PLAC Vl
- ~ g - \ \L\J-L A\J~, l_11-
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PT LT 21 & 22, CONCESSION 1, PART 1 & 2, 40R.6033 & PART 1, 40R.12889
OWNER BMC BAYLY PARK INC. DATE JUNE 18,2007 DRAWN BY JB
FILE No. A 03/07 SCALE 1 :5000 CHECKED BY RC
n
BAYLY
1/
POPRAD
r
~
'---
STREET
U
f--A
f-j
~ I II
I
IT I
I 1T\
II T 1
DRIVE .........
I
I--
slo\NG ~C
L~tJlE
AVENUE
I
I I
TATRA
I
I~
/ /1==
~ I--
I
GRENOBLE
I
FORDON
II II I
I
o
~
CD
~
I-
-
l'
~o ::.ourc..:
T.ron.t Enterpri... Inc. ~nd it. auCPU.,... All rilQlhta Re..rved. Not a pion of aurv.y.
200!!t MPAC and it. .uDolI.,... All ,. ht. R...rved. Not 0 pion of Survev.
PN-3
ATlACHMENT II '1. TO
REPORT /I PO l q - 07
INFORMATION COMPILED FROM
APPLICANT'S SUBMITTED PLAN
A 03/07 -
BMC BAYLY PARK INC.
71
TO EXPAND ON THE PERMITTED
USES TO INCLUDE RETAIL AND
COMMERCIAL USES
"
., ,"
;:, "1' , .. ,
, '
. ,
. . It.
,
1-.
,
0, ,.,' .
:1
._,- t
II. .
" It, .
.'; , ,
I" . :. "...
, ,.
,.
",
, .
.
II .
ID
i '.It
.............1 1.-
,'.
'"
:111
;0
fATION
.
. ID-,
"'-I~ ; " ..
.- "
T.' . :
, .
. ..i
.
~' .
, .
, .
"
t " "
....._~ .
"1
;' T
T'
i' '.'
'II{' z, I
:1 .., ,
. . I
---
---.
GO GO SPORTING SUPPLIES
~
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT
DEPARTMENT, INFORMATION AND SUPPORT SERVICES SECTION, SEPT 14, 2007,
~""J\r!-1~""\J'T 4 3,
/f'\.l .;-i......!.;.{It~.j . u__...__..""...........-~.~.J
REFOH T Ii PD_k9..:Q~1__~_.-,
72
CUlf o~
INFORMATION REPORT NO. 05-07
FOR PUBLIC INFORMATION MEETING OF
July 23,2007
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning Amendment Application A 3/07
BMC Bayly Park Inc.
1400,1410 & 1420 Bayly Street
Part of Lot 21 & 22, Concession 1
(Parts 1 & 2, 40R-6033 & Part 1, 40R-12889)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
_ the property is located on the north side of Bayly Street, east of Liverpool Road
and west of Sandy Beach Road;
- a property location map is provided for reference (see Attachment #1);
_ three, multi-tenant one-storey buildings exist on the property, all fronting
Bayly Street in a north-to-south orientation;
_ the site is surrounded by the Canadian National Railway (CN) to the north, a
GO Train station/parking facility to the west, and the Krosno Creek to the east;
_ the broader surrounding area is comprised of a mix of limited retail, service
and repair shops, warehousing, trucking and manufacturing as well as
residential on the south side of Bayly Street.
2.0 APPLICANT'S PROPOSAL
_ the applicant has requested to expand the permitted uses for all three
buildings on the subject lands to include:
- fitness club
- indoor garden centre
- pet grooming and boarding
- animal hospital/ veterinary clinic
place of worship
religious institutions
- day care / nursery
rental establishment
- service and repair shop
- commercial/ private school
- service garage
Information Report No. 05-07
AITACHMErrr 11 -3 TO
nFJ'ORT tf PD__ 2.'1-67
-----~__o_,~.""'-,.~
Page 2
73
in addition to the above-noted uses, the applicant also requests that the
following uses be permitted within units in all three buildings that front on to
Bayly as well as the units within the most westerly building facing the
GO Train station:
retail store
personal service shop
art or antique shop
printing I copying establishment
additional restaurant floor area
tanning salon
mobile phone sales and service
establishment
electronic and video sales and
rental outlet
- travel agency
optical shop
photo processing I photo studio
brew-on-premises establishment
- tailor or dressmaking shop
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaional Official Plan
- the Durham Region Official Plan designates the subject lands as Urban Area
- Main Central Area;
- establishes that the designated Main Central Areas shall be used as the main
concentration of urban activities within area municipalities;
- permits a wide range of office, service, shopping, recreational and residential
uses;
- the proposed uses appear to conform to the Durham Region Official Plan,
however, the subject application will be assessed against the policies and the
provisions of the this Plan during the further processing of the application;
3.2 Pickerina Official Plan
- the Pickering Official Plan designates the subject lands as Mixed Use Area -
Mixed Corridors within the Bay Ridges Neighbourhood;
permissible uses within this designation include the retailing of goods and
services serving the needs of a broader area, offices, restaurants, community,
cultural and recreation uses;
- the applicant's proposal will be assessed against the policies and the
provisions of the Pickering Official Plan during the further processing of the
application;
. . Information Report No. 05-07
, II . 7 4
., 3
:~.~=".~3~~Ql...
Page 3
3.3 Zonina By-law 2511
_ the subject lands are currently dual zoned "M1-6" - Storage and Light
Manufacturing Zone, and "MC-5" - Manufacturing and Commercial Zone by
By-law 2511, as amended by By-law 2188/86 (see Attachment #2);
_ the permitted uses on the portion of the property zoned "M 1-6" includes
business and professional offices, dry cleaning establishments, financial
institutions, light manufacturing, scientific, research or medical laboratories,
and warehousing;
_ the permitted uses on the portion of the property zoned "MC-5" includes all of
the uses mentioned above, but also includes assembly halls, bakeries,
service shops, clubs, commercial recreational establishments and
restaurants, subject restrictions;
_ a zoning by-law amendment is required to implement the applicant's
proposed uses on the property;
_ the applicant has requested that the permitted uses for the subject property
be expanded to include limited retail, service other more specific commercial
uses.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no objections or concerns received to date;
4.2 Aaency 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 uses in terms of compatibility with the existing
development on the property, and with the surrounding lands;
. reviewing the adequacy and location 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 / functioning is appropriate for the proposed uses;
. what uses may be added to this site while maintaining the intent of the
current Official Plan designation;
Information Report No. 05-07
- ""-Z?.CI.--.'. "=....0.....:. ...7....... ... .....
'::>()PI .f PG,.,... ...J ,. ','" ,~~...~~
Page 4
75
. whether any floor area limitations may be required for the additional uses
proposed by the applicant;
- 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 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 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;
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. I
- 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;
the City of Pickering has not received any technical information / reports on
the proposed application;
- the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
Information Report No. 05-07
76
"';)-C:::V:ENT #, . . 3 '1"1":
!'HflJ if PD_,:_ 2A-:C;7
Page 5
6.3 Company Principal
_ the owner of the subject property is BMC Bayly Park Inc., and the property is
managed by Martin Brown of Concordian Management Inc.;
- the authorized agent is Rob Freeman of Freeman Planning Solutions Inc.
ORIGINAL SIGNED BY
.---
ORIGINAL SIONED BY
Rick Cefaratti
Planner II
..
Lynda Taylor, MCIP, RPP
Manager, Development Review
RC:ld
Attachments
Copy: Director, Planning & Development
3 7"t'j
b=1~9 1______ _ .
APPENDIX NO. I TO
INFORMATION REPORT NO. 05-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
77
78
ii",.
'-i,...'\)
.'b/:1~,:e7~......" Excerpts from the
Council Meeting Minutes
Monday, July 23, 2007
7:30 PM
Council Chambers
(I) ADOPTION OF MINUTES
Moved by Councillor Johnson
Seconded by Councillor Dickerson
Council Meeting Minutes June 18, 2007
In Camera Council Meeting Minutes June 18 and 25, 2007
(III) COMMITTEE REPORTS
a) REPORT PO 2007-04 OF THE PLANNING & DEVELOPMENT COMMITTEE
A question and answer period ensued.
4. INFORMATION REPORT NO. 05-07
SUBJECT: Zoning Amendment Application A 03/07
BMC Bayly Park Inc.
1400, 1410 & 1420 Bayly Street
Part of Lot 21 & 22, Concession 1
(Parts 1 & 2, 40R-6033, Part 1, 40R-12889)
City of Pickerina
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to an application submitted by BMC Bayly Park
Inc. for property municipally known as 1400, 1410 & 1420 Bayly Street.
Ross Pym, Principal Planner - Development Review gave an outline of the
requirements for a Statutory Meeting under the Planning Act. He 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 provided a brief overview of zoning amendment
application A 03/07.
Rob Freeman, Planning Consultant for the owner, appeared before Council and
outlined the reason for the application. Mr. Freeman noted that they would be
taking a look at the parking to make sure it conforms to the new uses if approved.
1
yl
t.L__,;to> Excerpts from the
,,'bt1.:.f21___., Council Meeting Minutes 7 9
'l:::~'Ofrf ); Pf::,
Monday, July 23,2007
7:30 PM
Council Chambers
Sylvain Trepanier, 1218 Marica Cook Place, appeared before Council in
opposition to the application. Mr. Trepanier stated that he felt the rezoning was
being completed for one tenant and questioned what this would do to the tax
level for the other tenants. He noted that the applicant should have applied for
the rezoning before allowing the tenant to occupy the space, not move in and
then seek compliance.
2
'80
5
2Ct':'O'7
-.,..,..,,,.,,"',...-.,...,..,',"""'....,"""""'-,,,""-",,,.,,,..,,.---.......
THE CORPORAT I ON OP THE TOWN OP PI CKERIN1 R r;'c :...: 1'/ E D
BY-LAW HUMBER 2188/86 ' l;)lSa8
T'"",'" .-;; r :~. "NG
"'.~.~ 'I' ~ ~~?^QH.'.~NT
- -" ....------
Being a By-law to amend Restricted Area (Zoning)
By-law 2511, as amended, to implement the Official
Plan of the Town of Pickering District Planning
Area, Region of Durham, Part of Lots 21 and 22,
Concession 1, in the Town of Pickering.
(A 13/85; OPA B5-14/P)
WHEREAS the Codncil of the Corporation of the Town of Pickering
deems it desirable to permit the development on the subject lands
of associated industrial facilities, in add~tion to certain
commercial GO-Transit related facilities and restricted light
industrial uses;
AND WHEREAS an.amendment to By-law 2511, as amended, is therefore
deemed necessary;
NOW THERE~ORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF. PICKERING
HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE "I"
Schedule "I" attached hereto with notations and references
shown thereon is hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in
Part of Lots 21 and 22, Concession 1, Pickering, designated
"M1-6" and "MC-5" on Schedule "I" attached hereto.
,. GEHERAL 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. DEPINITIONS
In this By-law,
(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 may
include an auditorium or a banquet hall, but shall not incluQE
a place of amusement or entertainment as defined herein;
(2)
"Bakery" shall mean a building or part of a building where .
baked food products are prepared and offered for retail sale,
and which may include incidental baking;
continued...
. r::::. '((:.
at-c/j
..-"'...~:L. ~.~~,.......,........~,'
81
(3)
~Busi~ess Office" shall mean.a bu~lding or part of a building
1n wh7cn the ~anagement or dlrectlon of a business, a public
or prlvate agency, a brokerage or a labour or fraternal
org~nization is carried on and which may include a telegraph
~fflce,.a data proce~sing establishment, a newspaper publish-
1ng off1~e, the pre~l~es of a real es~ate or insurance agent,
or a.rad1o or televlslon broadcasting station and related
stud10S or theatres; but shall not include a retail store;
"Commercial Club" shall mean an athletic, recreational or
social club operated for gain or profit and having public or
private membership;
(4 )
(5)
"Commercial-Recreational Establishment" shall mean a
commercial establishment in which indoor recreational
facilities such as bowling alleys, miniature golf courses,
roller skating ririks, squash courts, swimming pools and
other similar indoor recreational ~acilities are provided
and operated for gain or profit, and may include an arena
or stadium but shall not include a place of auusement or
entertainment as defined herein;
(6 )
"Drl Cleaning Depot" shall cean a building or part of a .
bU1lding used for the purpose of receiving articles, goods,
or fabrics to be subjected to dry cleaning and related
process as elsewhere, and of distributing articles, goods
or fabrics which have been subjected to any such processes;
"Dry Cleaning Establishment" shall mean a building or part
of a building used for dry cleaning and related processes,
but does not include a laundromat;
(7)
(8)
"Financial Institution" shall mean a building or part of
a building in which money is deposited, kept, lent or
exchanged;
(9) (a), "Floor Area" shall mean the aggregate of the floor areas
of all s~oreys above or below establishefr grade, but
shall exclude the floor area of any parts of the building
used for mechanical equipment, stairwells, elevators, and
and part of the building below established grade other
than that used for retail commercial or office purposes;
"Gross Leasable Floor Area" shall mean the aggregate of
the floor areas of all storeys above or below established
grade, designed for owner or tenant occupancy or exclusive
use only, but excluding storage areas below established
grade;
(10) "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;
(b)
(11) "Light Manufacturing Plant" shall mean a manufacturing plant
used for:
(a) the production of apparel and finished textile products
other than the production of synthetic fibres;
(b) printing or duplicating;
(c) the manufacture of finished paper other than the
processing of wood pulp;
continued...
82
(d) the production of cosmetics, drugs and other
pharmaceutical supplies; or
(e) the manufacture of finished lumber products, light metal
products, electronic products, ~lasticware, pcrc~lain,
earthenware, glassware or similar articles, including
but not necessarily re.stricted to furni ture, housewares,
toys, musical instruments,jewellery, watches, precision
instruments, radios and electronic components; .
(12) (a) "Lot" shall mean an area of land fronting on a street
wnich is used or intended to be used as the site of a
building, or a 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;
(c) "Lot Frontage" shall mean the width of a lot betweeri the
side lot lines measured along a line parallel to arid 7.5
metres distant from the front lot line;
(13) "Merchandise Service Shop" shall mean an establishm~nt 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, any establishment
used for the service or repair of motorized vehicles, or a
retail store other than a sales outlet;
(14) "Personal Service Snop" shall mean an establishment where
a personal service is performed and 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 The Municipal Act,
R.S.O. 1980, Chapter 302, as amended from time to time, or'
any successor thereto;
(15) "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 may include a
billiard or pool room, a dance hall, a music hall, a pin-
ball arcade, or a theatr~;
(16) "Private Club" shall mean an athletic, recreational or
social club not operated for gain or proiit and having
private membership;
(17) "Professional Office" shall mean a building or vart of a
building ill whicn medical, legal. or other l'rofessional
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 in The Municipal
Act, H.S.O. 1980, Cha~ter 302, as amended from time to time,
or any successor thereto;
(18) "Public Club" shall mean an athletic, recreational or social
. club not operated for gain or profit and having public
membership;
continued...
5
2.9.tP 1
83
(19) "Re~~~urant, Ty~e A",shall mean a building or part of a
bU1L~lng wnere !ooa 1S ~repare~ and offered or kept for
reta1l sale to the publlC for l~mediate consumption on
the premises or off the premises, or both on and off the
premises;
(20) "li.etail Store" shall mean a building or part of a building
in whicn goods, wares, cerchandise, foods, substances,
articles or things are stored, kept and offered for retail
sale to the public, but does not include any establishment
otherwise defined herein;
(21) "Sales Outlet" shall mean a building or part of a building
accessory to a manufacturing plant, a merchandise service
shop, a food preparation plant or a warehouse, wherein
products manufactured, produced, processed, stored, serviced
or repaired on tne premises are kept or displayed for rent
or for wholesale or retail sale, or wherein orders are
taken for future delivery of such products;
(22) "Scientific, Research or Medical Laborator " shall mean .
a building or part of a ul1ding wherein scientific, research
or medical experiments or investigations are systematically.
conducted, and where drugs, chemicals, glassware or other
substances or articles pertinent to such experiments or
investigations ~lay be manufactured or otherwise prepared for
use on the premises;
(23) "Transportation ~upport ~tore" shall mean a retail store in
which food, drugs, periodicals or similar itecs of day-to-day
household necessity are kept for retail sale primarily to
patrons of a public passenger transportation facility and
persons employed in the industrial area;
(24) "Warehouse" shall mean a building or part of a building
which is used primarily for the housing, storage, adapting
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;
'(25) (a) "Yard" shall mean an area of land which is appurtenant
to and located on the same lot as a building or stTucture
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 betwee~ the front lot
line~nd the nearest wall of the nearest main building
or structure o~ the lot;
(ei) "Rear Yard" shall mean a yard extending acrosS the fu~-
width of a lot between the rear lot line of the lot, ~.
where there is no rear lot line, the junction point of the
side lot lines, and the nearest wall of.the nearest cain
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 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;
.".5...".-...j
8 4 5 -. ~~t~.e7.
(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 the nearest main building
or structure on the lot;
(g) "Side Yard Width" shall mean the short~st horizontal
dimension 01' 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) "Flank~ge Side Yard" shall mean a side yard immediately
adjoining a street or abutting on a reserve on the
opp6site side of which is a street;
(i) "Interior Side Yard" shall mean a side yard other than a
flankage side yard.
5. PROVISIONS
(1). (a) Uses Permitted ("M1-6" Zone)
No person shall within the lands designated "M1-6"
on Schedule "I" attached hereto use any lot or
erect, alter or use any building or structu~e for
any purpose except the following:
(i) business office
(ii) dry cleaning establishment
(iii) financial institution
(iv) food preparation plant
(v) light manufacturing plant
(vi) professional office
(vii) scientific, research or medical laboratory
(viii) warehouse.
(b) Additional Uses Permitted ("Ml-6" Zone)'
Where the lands immediately adjacent to the westerly
boundary of the lands designated "MI-6" on Schedule
"I" attached hereto are being used as a public
passenger transportation facility, the purposes
excepted from the prohibition set out in Section
5(1)(a) above shall be deemed to include the
following:
(i) dry cleanin~ de~ot, subject to the provisions of
Section 5(1)(c)liii) and (tv);
(ii) personal service shop and transportation suppo~t
store, subject to the ~rovisions of Section
5 ( 1 ) ( c) ( i), (i i i) and t i v); and
(iii) restaurant, type A, subject to the provisions
of Section 5(1)(c)(ii), (iii) and (iv).
(c) Special Regulations ("Ml-6" Zone)
(i) The gross leasable floor area of a transporta-
tionsupport store or a personal service shop
shall not exceed 465 square cetres;
(ii) The aggregate of the gross leasable floor areas
of all restaurants, type A shall not exceed 500
square metres;
continued...
5-c
H 1 CJ-07
'0;' '- "'''''~''''''-''''''''~'''._-. ~-
85
(iii) The 6ross leasable floor area of all transport-
ation support.stores, dry cleaning depots,
personal serVlce shops and restaurants tYDe A
shall not exceed 1600 square metres; , -
(iv) A dry cleaning depot, personal service shop,
restaurant, type A and a transportation support
store shall be permitted only on the lands
hatched on Schedule "I" attached hereto.
(2) (a) Uses Permitted ("MC-5" Zone)
No person shall within the lands designated "MC-5" on
Schedule "I" attached hereto use any lot or erect,
alter or use any building or structure for any purpose
except the following:
(i) assembly hall
( ii) bakery
(iii) business office
(iv) commercial club
(v) commercial-recreational establishment
(vi)" dry cleanin~ depot, subject to the provisions of
Section 5(2)(b)(i)
(vii) dry Cleaning establishment
(viii) financial institution
(ix) food preparation plant
(x) light manufacturing plant
(xi) merchandise service shop
(xii) private club
(xiii) professional affice
(xiv) public club
(xv) restaurant, ty. ~e A, subject to the provisions of
Section 5(2)(b)(ii)
(xvi) sales outlet, subject to the provisions of Section
5(2)(b)(iii)
(xvii) scientific, research or medical laboratory
(xviii) warehouse
(b) Special Regulations ("MC-5" Zone)
(i) A dry cleaning depot shall be permitted only if it is
accessory to a dry cleaning establishment and the
gross leasable floor area of the dry cleaning depot
does not exceed 20% of the gross leasable floor area
of the dry cleaning establishment;
(ii) The gross leasable floor area of a restaurant,
type A shall not exceed 500 square metres, and the
aggregate of the gross leasable floor areas of all
restaurants, type A shall not exceed 1500 square
metres; .
(iii) A sales outlet shall be permitted only if it is
accessory to a food preparation plant, a light
manufacturing plant, a merchandise service shop, or a
warehouse, and the gross leasable floor area of the
sales outlet does not exceed 20~ of the gross
leasable floor area of the food preparation plant,
light manufacturing plant, merchandise service shop
or warehouse.
continued. ..
i II .
86
5.._-
2ci~c:>7
7
(3) Zoning Requirements ("MI-6" and "MC-5" Zones)
No person shall within the lands designated "Ml-6"
and "MC-5" on Schedule "I" attached hereto, use any
lot or erect, alter or use any building except in
accordance with the following provisions:
(a) LOT AREA (minimum):
(b) LOT FRONTAGE (minimum):
(c) FRONT YARD DEPTH (minimum):
0.4 hectares
30 metres
30 metres
4.5 metres
7.5 metres
50 percent
12 metres
( d) SIDE YARD WIDTH (clinimum) :
(e) REAR YARD DEPTH (mi l!imum) :
( f) LOT COVERAGE (maximum):
( g) BUILDING HBIGHT (maximum) :
(h) OPEN STORAGE:
no open storage
shall be permitted
in any yard -
(4) Parking Requirements ("MI-6" and "MC-5" Zones)
There shall be provided and maintained on each lot
comprising the lands designated "Ml-6" and "MC-5" on
Schedule "I" attached h~reto a minimum of 437 parking
spaces.
6. BY-LAV 2511
(1) By-law 2511, as amended, is hereby further amended only to
the ~xtent necessary to give effect to the provisions of
this By-law.as it applies to the area set out. in Schedule
"I" attached hereto.
(2) Definitions and subject matters not specifically dealt with
in this By-law shall be governed by the relevant provlSlons
of By-law 2511, as amended, with the exception of subsection
5.21.2b) which shall not apply to the area set out in
Schedule "I" attached hereto.
(3) By-law 1808/84 amending By-law 2511 is hereby repealed.
7 . EN'PORCEMEHT
(1) Any person who contravenes any of the provisions of this
By-law is guilty of an offence and on conviction is liable,
(a) on a first conviction to a fine of not more than $20,000;
and
(b) on a subsequent conviction to a fine of not more than
$10,000 for each day or part thereof upon which the
contravention has continued after the day on which he w~s
first convicted.
(2) Where a corporation is convicted under subsection (1), the
maximum penalty that may be imposed is,
(a) on a first conviction a fine of not ~ore-ihan $50,000; -and
continued...
,6
29 -C?7
8
87
(b) on a subsequent conviction a fine of not more than
$25,000 for eacn day or part thereof upon which the
contravention has been continued after the day on which
the corporation was first convicted.
and not as provided in subsection (1).
(3) Where a conviction is entered under subsection (1), in
addition to any other remedy or penalty by law, the court.
in which the conviction has been entered, and any court ot
competent jurisdiction thereafter, may make an order
prohibiting the ~ontinuation or repetition of the offence by
the person convicted.
8. EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof
subject to the approval of the Ontario Municipal Boar~, if
required.
READ A FIRST AND SECOND TIME THIS 5th DAY OF
May
, 1986.
READ A THIRD TIME AND PASSED THIS 5th DAY OF
May
, 1986.
/'~
. ;- L ~. :._::f.~f/ <..~
/ NlfYOR - ~
JOHN E. ANDERSON
L7 ., c~,
.... --...t:.,. 4.A. /'
/Cr.Effi(. .
BRUCE J. TAYLOR
/
88
.!
.
.,
5
2"1:"07
R.~
~N.
. .c. __..._--,
...._-- -. - I
, .-_J
............, I ·
... I L I
i : I
I.. ~ I
,r I
I 1 1
I I I
,I I
,. II I
L I M 11 - 6
I ~ I
I I I
1 1 I
I I. I
r LI I
, I I
I-I r' I
I 1
I I
, I
L. I
I 1
toO.. .
,.--------,
I "
: 1
L., I
I
I
r"
,
L,
,
I
1
,.,
I
L,
I
I
I
rJ
I
L.
I
I
I
I
,J
,
I
I
I
.-
,
1_.
I
I
I
I
I 1
L__;-" -!.. _ _ J--',-_J
I
I
I
I
I
I 1
1__ .r-~_ _ _ ..I--"__J
Me - 5
,.....
BAYLY STREET
BUILDINGS SHOWN FOR INFORMATION PURPOSES ONLY
SCHEDULE 'I' TO BY- LAW 2188/86
PASSED THIS 5th
DAY OF May 1986
. ~~'
. I. ,.- /
. ~ ~ '- p /;.t.L/t{ '(.{V'-
~AYO~ (J"E~'Anderson) ,// .
\ .
:"n~'<"<"( /1
CLERK (B.J. faylor)
(~
fC')
,.,
"
...
CI)
I
c:
~)
~
N
;- j
c:
co(
o.
N
&
..
.
.
"",
lo
'2.9 -0"7
2081917 Ontario Ltd. a/A
SANDYBEACH Milk Convenience store
1477 Bayly street Pickering ON.
L1V 3R5
July 16 2007
City of Pickering
Planning and Development Department
Pickering Civic Complex
One the Esplanade
Pickering ON.
L1 V 6K7
RE: Proposed Additional uses 1400/1410/1420 Bayly Street
BMC Bayly Park Inc
89
REceIVED
.11 1'- 2 0 2007
CITY OF PIC
PLANNING & DEVJ1&til~G
DEPARTMENT T
Dear Madam/Sir
Weare operating Convenience store at 1477 Bayly Street.
We oppose the application for the use of Convenience store for the subject land.
We are concerned about the safety of children and residents from heavy traffic
on Bayly Street. There are no residents at the subject land side. The residential area
and 2 schools are located across Bayly Street from the subject land. The children and
residents have to cross the street in order to go to the convenience store where heavy
traffic exists, especially after school. According to municipality of Durham Region, a
total of 31 collisions have occurred on Bayly Street in between Liverpool and Sandy
Beach Road between 2003 August and 2006. 18 collisions out of the total resulted in
:;erious injury.
It is needless to say convenience stores create a large amount of traffic and
brings many children customers. The Cleaner and Tile & Carpet, located at the next
unit to the Daisy Mart convenience store had to put up 4 sign posts each for securing
their customers parking in front of their Unit a few months ago because of the traffic
that comes with a convenience store, which could explain how the parking lot is
constantly busy
(0
bc:l-q-7
90
There are 8 convemence stores within lkm from the subject land which is
already too much convenience stores for this area. After laws regarding cigarette
regulations in the government of Ontario and increase of cigarette tax, convenience
business has been suffering. There is no reason to bring another convenience store
within this area, which will cause a lot of serious problems.
Please reject this application. It would be much appreciated if could inform us of your
decision.
Yours truly,
The Regional
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
P.O. BOX 623
WHITBY, ON L 1 N 6A3
''105) 668-7711
x (905) 666-6208
E-mail: planning@
region.durham.on.ca
AnAGHME~!l' /1-._..7. . T(l
BEPOR1 f! PD._..~ 2.~i~iz~._._..._
91
July 30, 2007
Rick Cefaratti, Planner II
Planning and Development Department
City of Pickering
One The Esplanade
Pickering, Ontario
L 1V 6K7
Sent via email to:
rcefaratti@citv. pickerina. on. ca
Mr. Cefaratti:
Re: Zoning Amendment Application A03/07
Applicant: BMC Bayly Park Incorporated
Location: 1400, 1410, 1420 Brock Street
Part of Lots 21 & 22, Concession
Municipality: City of Pickering
www.region.durham.on.ca We have reviewed this application to amend the zoning of the subject
A.L. Georgleff, MCIP, RPP property. The purpose of the application is to permit limited retail and
Commissioner of Planning commercial uses in addition to the uses permitted within the existing
buildings. The following comments are offered.
';SerVlce Excellence
forOu(..gQ(fIl'lwnities"
Reoional Official Plan
The lands subject to this application are designated "Living Area" in the
Durham Regional Official Plan. "Living areas" are predominantly for
housing purposes. Limited office development and limited retailing of
goods and services, in appropriate locations, as components of mixed
use developments, are permitted provided that the functions and
characteristics of Central Areas are not adversely affected. The proposal
may be permitted by the policies of the Regional Official Plan.
Reoional Services
Municipal water supply and sanitary sewer services are available to the
subject property,
Provincial Policies & Deleoated 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.
92
,; 7 C((~~
,:i",,=c.,..c.~,.=c,"cc,,' "
:;;EPOHT Ii PDo,.,_,291.:Q2"".
Please contact me should you have any questions or require any
additional information.
a~W\~MVl
Dwayne Campbell, Planner
Current Planning
Cc (via email):
Regional Works Department - Pete Castellan
8
29-07
93
Operations & Emergency Services Department
Fire Services Division
Memorandum
September 14, 2007
To:
Rick Cefaratti,
Planner 11
From:
Rex Heath
Fire Prevention Officer
Re:
Zoning By-law Amendment Application A 03/07
BMC Bayly Park Inc.
Northeast corner of Fairport Road at Welrus Street
City of Pickering
The Pickering Fire Service has reviewed the applicant's proposal and forwards
the following comments.
It may be useful to inform the applicant that the internal roadways (fire routes)
serving 1400 and 1410 Bayly Street are designed for one-way traffic only.
Rex Heath
Fire Prevention Officer
Pickering Fire Services
Cefaratti, Rick
94
q
20[-0/
From:
Sent:
To:
Subject:
Matloob, Shahid
Thursday, September 13, 20072:52 PM
Cefaratti, Rick
RE: Zoning By-law Amendment Application A 03/07
Further to our discussion with respect to the Zoning By-law Amendment Application A 03/07 submitted by the BMC
Bayly Park Inc. information regarding additional peak hours vehicle and pedestrian trips is not required at this time.
Our understanding is that no significant additional trips will be generated as the new usage will replace the existing
business in the Plaza.
Shahid Matloob
-----Original Message-----
From: Matloob, Shahid
Sent: September 7,20073:19 PM
To: Cefaratti, Rick
Cc: Selsky, Darrell; Booker, Scott; HOlborn, Richard
Subject: Zoning By-law Amendment Application A 03/07
Rick,
Further to our discussion with respect to the Zoning By-law Amendment Application A 03/07 submitted by the BMC
Bayly Park Inc. information regarding additional peak hours vehicle and pedestrian trips generated due to the
proposed uses is required to review the proposed application.
Shahid Matloob, MSc, P.Eng., P.E., PTOE
Coordinator, Transportation Engineering
City of Pickering
Municipal Property & Engineering Division
Operations & Emergency Services Department
Direct Dial: 905.420.4660 ext 2043
Toll Free: 1.866.683.2760
Fax: 905.420.4650
www.cityofpickering.com
Please consider your environmental responsibility - think before you print! www.sustainablepickering.com
1
10
2..'1-07
95
~
VERIDIAN
cONNECTIONS
DEVELOPMENT APPLICATION REVIEW
PROJECT NAME:
BMC Bayly Park Inc.
CEIVED
MUNICIPALITY:
Pickt:nng
JUl2
ADDRESS/PLAN:
1400,1410 &. 1420 Bllyly Street
REF NO,;
II. 03/07
SUBMISSION DATE:
June 27. Z007
1. Tht: (:}cisting sexvice to this b~ildillg may be: inadc.qulItl;;. Details Il;;gllxding OJ. service upgraf.le c~n be obrwed
from 01.11: offices.
2. Ol'her:
Should electric:,' ~ervicing needs change as a result of this Ilpplicatic)n, early c:olll:llct with V l;;cidian Tech~uclll
Reprcscnralive will be e~sellti"l in avoiding sel."Vicing conflkL
Technical Representative:: Ken Gallen
'l't:lephonc: E.'([, 3262
It
PP / df
F;\~lrli~~dl\l)<::v<::lc)I\tl1Cl1t Al'pliClltinn Rcvi~,,,,\I'icke,jnll'2(1l)7\fiMC ~ayl~ Pack [nc. . 1400, 1410 & 1420 ~ayly Sttcct.Ul.>C
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
I .! .
Report Number: PO 30-07
Date: October 1, 2007
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 2/07
Doumouras Properties Ltd.
1010 Brock Road
Part of Lot 19, Concession 1
(Part 1, 40R-21855)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 2/07 be approved to amend the
permitted uses for the subject property to include a financial institution, convenience
store, personal service shop, professional office and limited sales outlets, on lands
being Part of Lot 19, Concession 1, Part 1, 40R-21855; and
2. Further, that the zoning by-law to implement Zoning By-law Amendment
Application A 2/07, as set out in Appendix II to Report PO 30-07, be forwarded to
City Council for enactment.
Executive Summary: The applicant requests an amendment to the zoning by-law
to permit a broader range of uses by adding business office, financial institution,
personal service shop, professional office, retail store, and sales outlets as permitted
uses on the lands, located at the northwest corner of Brock Road at Bayly Street, within
the Brock Industrial Neighbourhood (see Attachment #1 - Location Map).
Official Plan policies for the Mixed Employment designation applicable to this property
permit a greater range of uses than the current "CA2 (S)" - Commercial Automotive
Specific zoning allows. Appropriate uses for inclusion in the zoning by-law should be
determined considering the operational character, site location, and limited available
parking (see Attachment #2 - Applicant's Submitted Plan). Recommended additional
uses for the lands included a financial institution, convenience store, limited personal
service shops, professional offices and limited sales outlets. These uses are generally
compatible and appropriate for the subject lands and conform to the Pickering Official
Plan. A unlimited retail store use is not recommended.
It is recommended that this application be approved, subject to restrictions on the
percentage of floor area associated with sales outlets, and that the draft by-law be
forwarded to City Council for enactment.
Report PD 30-07
Date: October 1, 2007
Subject: Doumouras Properties Ltd. (A 2/07)
Page 2
97
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
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.
Background:
1.0 Comments Received
1.1 At the June 4, 2007 Public Information Meeting
No public comments were received at the Public Information meeting (see text of
Infonnation Report and Meeting Minutes, Attachments #3 & #4).
1.2 Written Public Submissions on the application
No other public comments have been received.
1.3 City Department and Agency Comments
Region of Durham
Planning Department
No matters of provincial interest are applicable to
this application;
Municipal water supply and sanitary sewer
services are available to the subject property;
Specific uses, such as conveniences, financial
institutions, sales outlets and professional offices
may be defined in the municipal zoning by-law;
Unrestricted retail operations not supported on
lands designated for Employment uses (Verbal);
(see Attachment #5);
No objections;
Toronto and Region
Conservation Authority
Veridian Connections
Existing service may be inadequate;
- Applicant should contact Veridian should zoning
change affect supply requirements;
(see Attachment #6);
No other agency that provided any comments has any objection to the subject
applications.
Report PO 30-07
Date: October 1, 2007
Sl:Ibject: Doumouras Properties Ltd. (A 2/07)
98
Page 3
2.0 Discussion
2.1 Use and Compatibility
2.1.1 The Durham Reaional Official Plan and Pickerina Official Plan desianation permit
limited retail. personal service uses and office uses
The applicant's proposal conforms to the Region of Durham Official Plan which
designates the subject property Urban Area - Employment Area and permits
limited retail, personal service, and office use.s in these areas.
The subject property is designated Employment Area - Mixed Employment in the
Pickering Official Plan. This designation permits offices and limited retailing of
goods and services serving the area. Approval of the zoning by-law amendment to
permit the limited retail, personal service, and office uses, would conform with the
City's Official Plan.
2.1.2 The proposed uses are appropriate and compatible uses within the Brock
Industrial Neiahbourhood
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. The adjacent properties in the area are
generally used for small scale sales and service-oriented operations.
The existing zoning for the property is dated and is generally restricted to
automobile service type uses. In recent years, the City has provided additional
land use flexibility to properties in the immediate area (Le. 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.
2.1.3 Unlimited retail uses not supported at this time
The applicant requested unlimited retail commercial uses such as retail stores to
be added as a permitted use for this property. However, to be consistent with
other properties designated Mixed Employment and due to the limited ability to
provide additional parking for such uses, it is recommended that an unrestricted
'retail store' use not be permitted. The introduction of unlimited retail commercial
uses within a Mixed Employment Area is considered premature until Planning &
Development staff understand the implications of such permission through the
Official Plan review.
Report PO 30-07
Date: October 1, 2007
Subject: Doumouras Properties Ltd. (A 2/07)
Page 4
, " . 99
This approach is consistent with the Planning & Development Department position
on similar requests for other lands within the Employment Area - Mixed
Employment designation.
2.1.4 Sales Outlets to be permitted on a limited basis
The addition of a Sales Outlet use on this property is supported. A Sales Outlet
use differs from unlimited retail as it would operate only as an ancillary component
of a permitted use on the property.
It is recommended that, in keeping with the spirit and intent of the Pickering Official
Plan policies for Mixed Employment Areas, that the maximum area for a sales
outlet be limited to no more than 30 percent of the gross floor area of a permitted
use. This approach is similar of other zoning by-laws in the immediate area.
2.1.5 Professional Office use shall not include a medical office or clinic
It is recommended that a medical office or clinic not be included within the
definition of a professional office use for this property. The current parking
supply (76 spaces or 5.2 spaces per 100 square metres of gross leasable floor
area) is not sufficient to support medical office uses on this property.
2.2 Text Amendments to Zoning By-law 2511 should be enacted
It is recommended that any additional uses and associated zone requirements
approved for the lands be regulated by way of text amendments to the existing
"CA2 (S)" - Commercial Automotive Specific Zone, to permit limited retail and
commercial uses on the property, including:
bakery
business office
- convenience store
dry cleaning establishment
- financial institution
merchandise service shop
personal service shop
professional office
printing establishment
rental establishment
- sales outlet, in association with a
merchandise service shop, a
printing establishment, a rental
establishment or a warehouse
The recommended conditions of approval for the implementing zoning by-law are
described in Appendix I to this report.
2.2.1 Site Specific ParkinQ Rate
It is recommended a site specific minimum parking requirement of 5.0 spaces
per 100 square metres of gross leasable floor area be included in the text
amendments to the "CA2 (S)" - Commercial Automotive Specific Zone.
Report PO 30-07
Date: October 1, 2007
Subject: Doumouras Properties Ltd. (A 2/07)
100
Page 5
3.0 Applicant's Comments:
The applicant does not support Planning & Development Staffs recommendation
that the maximum area for a sales outlet be limited to no more than 30 percent of
the gross floor area of a permitted use. The applicant requests that the maximum
area for a sales outlet be limited to no more than 40 percent of the gross floor area
of a permitted use.
APPENDICIES:
Appendix I: Recommended Conditions of Approval
Appendix II: Draft Text Amendment to By-law 2511
Attachments:
1 . Location Map
2. Applicant's Submitted Plan
3. Text of Information Report
4. Minutes from June 4, 2007 Statutory Public Meeting
5. Comments from Durham Region Planning Department
6. Comments from Veridian Connections
Prepared By:
Approved / Endorsed By:
~~~-
Rick C faratti
Planner II
RC:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering. unci!
II
APPENDIX I TO
REPORT PO 30-07
1 0 1
Recommend Conditions of Approval for Implementing Zoning By-law
Zoning By-law Amendment Application A 2/07
1. That the implementing zoning by-law:
a) add the following as permitted uses on the property:
bakery
business office
convenience store
- dry cleaning establishment
- financial institution
merchandise service shop
personal service shop
professional office
printing establishment
rental establishment
sales outlet, in association with
a merchandise service shop, a
printing establishment, a rental
establishment or a warehouse
b) limit the maximum area for a sales outlet to no more than 30 percent
of gross floor area of a permitted use;
c) required parking to be provided for this site at a minimum rate of
5.0 spaces per 100 square metres of gross leasable floor area.
102
APPENDIX n TO
REPORT PO 30-07
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 2/07
Being a By-law to amend Restricted Area ( oning) By-law 2511, as amended
by By-laws 929f78, 1201/80 and 1444/82, to implement the Official Plan of
the City of Pickering, Region of Durham, on Part of lot 19, Concession 1,
(Part 1 , 40R-21855), in the City of Pickering. (A 2/07)
ERING
103
BY-LAW NO.
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
broaden the range of employment uses in Part of lot 19, Concession 1, (Part 1, 40R-
21855), in the City of Pickering;
AND WHEREAS a further amendment to By-law 2511, as amended by By-laws 929/78,
1201/80, and 1444/82, is therefore deemed necessary;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOllOWS:
1. TEXT AMENDMENTS
By-law 2511, as amended by By-laws 929f78, 1201/80 and 1444/82, is hereby
further amended as follows:
(1) Section 16.3.7. A. Definitions, is hereby amended by adding in new
definitions and renumbering all of the definitions in this Section so that the
definitions are in alphabetical order as follows:
(a) That two new definitions be added after Subsection (b) as follows:
"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;
"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, and may include a sales
outlet component;
104
-2-
(b)
That three new definitions be added after Subsection (c) as follows:
"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;
"Dry Cleanino 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;
"Financial Institution" shall mean a building or part of a building in
which money is deposited, kept, lent or exchanged;
(c) That four new definitions be added after Subsection (e) as follows:
"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 and may include a sales outlet
component, but shall not include a manufacturing plant;
"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;
"Printino Establishment" shall mean an establishment used for
blueprinting, engraving, electro-typing, photocopying, plotting from
disk, printing, stereotyping or typesetting;
"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 the offices of an
architect, a chartered accountant, an engineer, a lawyer, but shall
not include a physician or 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;
- 3-
I" 1 0 5
<,
o~~f
That a new definition be added after Subsection (f) as follows:
"Sales Outlet" shall mean a building or part of a building accessory
to a merchandise service shop or a warehouse, wherein products
are 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;
(2) Section 16.3.7 B. Uses Permitted, is amended by repealing and replacing
subclause B with the following:
B. Uses Permitted
No person shall within the lands designated "CA2 (S)" on Schedule "I"
hereto, uses any lot or erect, alter or use any building or structure
for any purpose except one or more of the following uses:
(a) automobile service stations, self-serve
(b) bakery
(c) business office
(d) car washes
(e) convenience store
(f) dry cleaning establishment
(g) farm and recreational vehicle service and sales establishments
(h) financial institution
(i) merchandise service shop
m personal service shop
(k) printing establishment
(I) professional office
(m) rental establishment
(n) restaurants
(0) sales outlet, subject to the provisions of Section 16.3.7(C)(k)
(p) vehicle repair shops
(q) vehicle sales shop
(r) warehouses
(3) Section 16.3.7 C. Zone ReQuirements, is hereby amended by adding the
following new clauses (k) and (I) as follows:
(k) SPECIAL RESTRICTION FOR SALES OUTLETS
The maximum area for a sales outlet shall be limited to no more
than 30 percent of gross floor area of a permitted use.
(I) PARKING REQUIREMENTS (minimum)
There shall be provided and maintained 5.0 spaces per 100 square
metres of gross leasable floor area for all permitted uses on the
property. .
106
2. BY-LAW 2511
-4-
By-law 2511, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule I to By-law 929/78. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 2511, as amended.
3. 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
,2007.
day of
D~Af1
David Ryan, Mayor
~Af1
Deb; A. BenQ, City Clerk
ATTACHMENT' / TO
REPORT I PO 3o-D7
107
w
:::>
z
w
>
<(
o
D::
o
>-
:r::
PLUMMER
STREET
QUARTZ
ST.
~
-I
<(
(/)
~
u
o
a::
m
>-
o
I-
BAYLY
STREET
BAYLY
STREET
City of Pickering Planning & Development Department
PROPERTY DESCRIPTION PART OF LOT 19, CONCESSION 1 (PART 1, 40R-21855)
OWNER DOUMOURAS PROPERTIES LTD. DATE MAR. 26, 2007 DRAWN BY IB
FILE No. A02/07 SCALE 1 :5000
DILLINGHAM ROAD ~
U
o
cr:
ill
CHECKED BY RC
l'
o a our-c..:
Tel"on.t Enterpri... Inc. and It. 8uppll.,... All right. Re..rved. Not a pion of BUrv.y.
200~ MPAC and It. 8uppll.,... All rl Me Re..rved. Not a pion of Surv. .
PN-4
108
ATTACHMENT' '2 TO
REPORT # PO .3crCJ7
INFORMATION COMPILED FROM
APPLICANT'S SUBMITTED PLAN
A 02/07 -
DOUMOURAS PROPERTIES LTD.
..
~."....:.n .
(:::l
=
J.DJ)
..
I
!. I.
I
i
.j ~.
I
1.1I" i
,
U IlL !i i
I
i
i
I
I
8 @ i
I
" i
i
I i
i
.~ i
I un I
I
i
i
i
!
,. i
n!
.
i
;
i
i
i
j
i
. i
i
I
j
i
,
;
.1
;
i
f
.oj
BAYlY STRa:T
_..._......--_...._---------.-.-.~----_..-.-----
Q~~LAN (jj
TO AMEND THE ZONING BY-LAW
FOR THE PURPOSE OF ADDING
COMMERCIAL USES TO THE
LIST OF PERMITTED USES
,
THIS MAP WAS PROOUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT
DEPARTMENT. INFORMATION AND SUPPORT SERVICES SECTION, MARCH 26, 2007.
,ATiACHIV1E1\fT ,_ 3 TO
fTE?OR T 11 PI) __..?q,"~6 2..",~..,_..
109
INFORMATION REPORT NO. 03-07
FOR PUBLIC INFORMATION MEETING OF
June 4, 2007
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O.1990, chapter P.13
SUBJECT:
Zoning Amendment Application A 02/07
Doumouras Properties Ltd.
1010 Brock Road
Part of Lot 19, Concession 1
(Part 1 & Part 2, 40R-3816)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the property is located at the northwest corner of Brock Road and ,Bayly Street;
- a property location map is provided for reference (see Attachment #1);
- a one-storey building currently exists on the property, fronting both Brock
Road and Bayly Street;
- primarily mixed industrial commercial uses exist to the north and west, a
gasoline service station to the south, and a trucking / outdoor storage yard
exists to the east;
- the broader surrounding area is comprised of a mix of retail, personal service,
warehousing, trucking and manufacturing uses.
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to expand the permitted uses for the subject
property to include a convenience store, a financial institution, a sales outlet,
a personal service shop and professional offices;
- the applicant's submitted plan is provided for reference (see Attachment #2).
Infoimrtpn Report No. 03-07
1=- ~~=
11 PD =_.~::e.1,~~~"__,,,
Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Reaional 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, 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 Pickerina Official Plan
_ the Pickering Official Plan designates the subject lands as Employment Area
_ Mixed Employment within the Brock Industrial Neighbourhood;
_ permissible uses within this designation include offices and limited retailing of
goods and services serving the area;
_ the applicant's proposal will be assessed against the policies and the
provisions of the Pickering Official Plan during the further processing of the
application;
3.3 Zonina By-law 2511
_ the subject lands are currently zoned "CA2 (S)" - Commercial Automotive
Specific Zone by By-law 2511, as amended by By-laws 1442/82, 1201/80,
and 928/78;
_ the current permitted uses of this property include automobile service
stations, restaurants, vehicle repair shops, vehicle sales, and warehouses;
_ a zoning by-law amendment is required to implement the applicant's
proposed uses on the property;
_ the applicant has requested that the permitted uses for the subject property
be expanded to include limited retail, commercial and office uses.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
no objections or concerns received to date;
4.2 Aaency Comments
no comments received to date;
Information Report No. 03-07
3
Ii ,~'O ~-::~JQ:(;/i____
Pa~e 3 1 1 1
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 location 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;
- 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 INFORMA liON
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 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 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;
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.
Information Report No. 03-07
~2
I' 3 ~,~,
., . ',"
,t' iF'D~:~~E~'].~:~.._____
Page 4
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
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;
_ the City of Pickering has not received any technical information I reports on
the proposed application;
_ the need for additional information will be determined through the review and
circulation of the applicant's current propc;>sal;
6.3 Company Principal
_ the owner of the subject property is Doumouras Properties Ltd., and the
Principal is Bill Doumouras, President;
_ the authorized agent is Aristotle Christou of Polis Plan Municipal Planners Inc.
ORIGINAL SIGNED BY
'..--
ORIGINAL SIGNED BY
Rick Cefaratti
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
RC:ld
Attachments
Copy: Director, Planning & Development
,3
:f:~"- --"~r!;
."~. . -.--.".."
-0.,
'-",c-:-.__ _-:-'-~~-_"'-"'."_"- --',
APPENDIX NO. I TO
INFORMATION REPORT NO. 03-07
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
11 3
!4rIACHiViEilJT #"T..~.fi~~=.='JfJ
REPORT # PO.~_._~~:.:97~__.=.
Excerpts from the
Planning & Development Committee
Meeting Minutes
Monday, June 4,2007
7:30 pm - Council Chambers
Chair: Councillor McLean
(I) PART lA' - PLANNING INFORMATION MEETING
1. Information Report No. 03-07
Zoning Amendment Application A 02/07
Doumouras Properties Ltd.
1010.Brock Road
Part of Lot 19, Concession 1
(Part 1 & Part 2. 40R-3816), City of Pickerinq
A public information meeting was held under the Planning Act, for the purpose
of informing the public with respect to an application submitted by Doumouras
Properties Ltd. for property municipally known as 1010 Brock Road.
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 appeared before the Committee to give a brief overview
of zoning amendment application A 02/07.
Aristotle Christou of Polis Plan Municipal Planners Inc. appeared before the
Committee in support of the application.
No members of the public in attendance at the public information meeting
spoke in support or opposition to application A 02/07.
1
The Rp.glonal
Municipality
of Durham
Planning Department
605 ROSSLAND ROAD E
4TH FLOOR
P.O. BOX 623
WHITBY, ON UN 6A3
1005) 668-7711
IX: (905) 666-6208
E-mail: planning@
region.durham.on.ca
www.region.durham.on.ca
A.L. Georgieff, MCIP, RPP
Commissioner of Planning
-'1 ..~
,.,~;~)4:_~yF:'.".
"SerV,ce E)(~tllence
fex our Communities"
,,:,t:j~L:'~:y'?~~'2-,
i~' C'
ATTACHMENT I
REPORT # PO
g..... TO
30-07
11 5
May 31, 2007
Rick Cefaratti, Planner II
Planning and Development Department
City of Pickering
One The Esplanade
Pickering, Ontario
L 1V 6K7
Sent via email to:
rcefaratti@citv. oickerina.on. ca
Mr. Cefaratti:
Re: Zoning Amendment Application A02/07
Applicant: Doumouras Properties Limited
Location: 1010 Brock Road
Lot 19, Concession 1
Municipality: City of Pickering
We have reviewed this application to amend the zoning of the subject property to
permit limited retail and commercial uses in addition to the uses permitted in an
existing building. The following comments are offered.
Reqional Official Plan
The lands subject to this application are designated "Employment Area" in the
Durham Regional Official Plan. The examples of permitted uses in the Employment
Area policies of the Regional Official Plan illustrate the range of activities permitted.
Specific uses such as, convenience stores, financial institutions, sales outlet stores
and professional offices, may be defined in the area municipal zoning by-law.
Reqional Services
Municipal water supply and sanitary sewer services are available to the subject
property .
Provincial Policies & Delegated 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.
Please contact me should you have any questions or require any additional
information.
(lmplw1/(
Dwayne Campbell, Planner
Current Planning
Cc (via email): Regional Works Department - Pete Castellan
JUL-23-200? MaN 11:34 AM VERIDIAN
FAX NO. 9056190210
P. 02/02
...
ATTACHMENT'
REPORT I PO
.(0 ..
TO
~o'o/
11 6
wi
VE R.I. 0 IA.N
CONN,<;'fIOl"S
DEVELOPMENT APPLICATION REVIEW
PROJECT NAME:
Doumom:as Propertie,s Ltd.
lVED
JUL 2 3 1
ADDRESS/PLAN':
1010 Brock Road
MUNICIPALITY:
Pickering
REF NO.:
A 02/07
SUBMISSION DATE:
April 25, 2007
1. The cxistit1g lic::N"ice to this building may be inadequate. Details regard.ing a service upgrade: can be obtained
from out offices.
2. Other:
Should zoning change affect ele:cniclll supply rctlQirexnents please CC}Ilt.act a Technical Representative 1I~ soon as
possible.
Tech.nical Rcprelic:ntative:
l'del'bone:
~
1)1' / M
F:\dfci~y.c::ll\Developmcllt Application Itevie\X7\Pickcnng\2007\Doumol.Ul\S Propc.rtie~ L~d. - 1010 ~f()c" Road.doe
Kevin Philp
Ext. 3264