HomeMy WebLinkAboutPD 47-02
REPORT TO THE
PLANNING COMMITTEE
Report Number: PO 47-02
Date: September 27, 2002
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 13/02
591658 Ontario Limited
Lots 1-7 and 10, Plan M1040
(South-west corner of Squires Beach Road and Bayly Street)
Recommendation:
1. That Zoning By-law Amendment Application A 13/02, be APPROVED, subject to the
conditions outlined in Appendix I to Report Number PO 47-02, to expand the range
of employment area related uses on the subject property, submitted by
591658 Ontario Limited, on lands being Lots 1-7 and 10, Plan M1040, (Parts 1 -14
and 17-20, Plan 40R-18728), City of Pickering.
2. That the Applicants' request to permit the parking areas to be treated with a loose
surface material be DENIED.
Executive Summary:
The applicant is proposing to amend the existing zoning to expand the range of
employment uses, including exhibition hall and banquet facility uses. The subject lands
are located on the south-west corner of Squires Beach Road and Bayly Street (see
Location Map & Applicant's Submitted Conceptual Plan, Attachments #1 & #2).
An "exhibition hall" use is requested by the applicant with the intent to facilitate
relocation of the Pickering (Flea) Markets which are currently located at the Metro East Trade
Centre.
The proposed uses are supported as they comply with uses permitted in the
Pickering Official Plan for the General and Mixed Employment designations.
It is recommended that an "(H)" holding provision be applied to restrict development of
the proposed new uses until arrangements have been made to the satisfaction of the
Region of Durham and the City of Pickering respecting site servicing and site
development. It is recommended that City Council approve Zoning By-law Amendment
Application A 13/02, subject to the conditions outlined in Appendix I to Report Number
PO 47-02.
Report PO 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 2
Financial Implications:
Urbanization of Squires Beach Road to Industrial/Commercial standards (including
storm sewers), from 250 metres north of Clements Road to Bayly Street should be
completed in conjunction with the development of these lands. The City has received
contributions from some adjacent benefiting landowners and will require contributions
from this applicant. Further, the urbanization of Squires Beach Road is identified as a
development charge project and funds are anticipated to be proposed by staff in the
2003 capital budget related to this project. The "(H)"-Holding provision of the
implementing zoning by-law will enable the City to require a development agreement
with the property owner respecting the urbanization of Squires Beach Road.
1.0 Comments Received
1.1 At August 22, 2002 Information Meeting
(see text of Information Report and Meeting Minutes, Attachments #3 and #4)
From Residents:
- what is the intended use of the two pads adjacent to Bayly Street
is a turning lane anticipated on Bayly Street
- questioned whether subject property could obtain access from Orangebrook Court
requested that Canadian National Railway improve railway crossing (bump) on
Bayly Street
1.2 Following Information Meeting
From Aqencies:
Toronto and Region Conservation -
Authority
no objections to proposed uses
requires an Environmental Impact
Statement to address appropriate
buffer for existing wetlands
(See Attachment #5)
Durham Planning Department
conforms with Regional Plan
requires the submission of an
Archeological Assessment
indicated that Regional matters
respecting servicing will be dealt with
through the associated site plan
approval process
(See Attachment #6)
Report PO 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 3
Canadian National
Properties Inc.
Veridian Corporation
From City Departments:
Development Control
2.0 Discussion
Railway - requests that the owner install a 1.8
metre high chain link fence along the
property boundary of the subject lands
and the abutting railway right-of-way
- that any alterations to the existing
drainage pattern affecting the railway
property be approved by the Railway
- recommended that the City consider a
noise and vibration analysis in the
design of the development
- recommend a 15 metre building
setback be applied from the railway
right-of-way
(See Attachment #7)
no objections
storm sewer system on Squires
Beach Road to be extended
upgrades to urban cross section on
Squires Beach required
applicant will be required to enter into
development agreement with cost
sharing to be included within
agreement
- the applicant will be required to
submit a detailed storm water
management report
(See Attachment #8)
2.1 Proposed Uses Are Appropriate
The applicant's proposal to amend the existing zoning of the subject lands in order
to permit additional uses permissible under the Pickering Official Plan is similar to
other zoning by-law amendments that have been approved on adjacent properties
within the Brock Industrial Area.
Report PD 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 4
The subject lands are dually designated by the Pickering Official Plan with the
northerly portion, abutting Bayly Street designated as "Employment Area - Mixed
Employment" and the remainder of the site designated as "Employment Area -
General Employment". The "Mixed-Employment" designation permits all the uses
permitted within the "General Employment" designation with greater percentages of
floor space allocated for non-industrial uses. In addition the "Mixed Employmenf'
designation also permits two additional uses not permitted within a "General
Employment" designation, being a convenience store and an office-associated
commercial establishment.
The requested "exhibition hall" use complies with the Pickering Official Plan Mixed
and General Employment designation. An exihibtion hall has similar performance
characteristics to permitted community, cultural and recreational facilities.
Restrictions on certain non-industrial uses are requried to ensure compiance with
Official Plan policies. The recommended conditions outlined in Appendix I to this
report will require the implementing by-law to provide various floor space
restrictions.
2.2 Recommended Parking Standards
The current parking provisions for mixed-use sites within the City of Pickering have
been predominately based on the aggregate of the sums of the minimum parking
requirements for all of uses. The same principle has been applied to the
recommended standards proposed in this report and conceptual by-law.
The proposed uses have been categorized into three main groups being the
exhibition hall use, industrial uses, and non-industrial uses (such as personal
service shop, office-associated commercial establishment, and convenience
stores).
It is recommended that a parking ratio of 10.0 spaces per 100 square metres of
gross leasable floor area be applied to the proposed exhibition hall use. The ratio
is based the existing standard that has been applied to the Metro East Trade
Centre which is the current home of the Pickering (Flea) Markets.
It is recommended that the existing industrial parking ratio of 1 space per 56 square
metres of gross floor area remain applicable to the subject lands for industrial uses.
The remaining non-industrial uses would be subject to a ratio of 5.5 parking spaces
per 100 square metres of gross leasable floor area, which is a standard parking
requirement for commercial uses within the City of Pickering. The more parking
intensive uses of this category such as restaurants, personal service shops,
office-associated commercial establishments and convenience stores have been
restricted to specific floor areas which will assist in maintaining an appropriate
parking supply.
Report PD 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 5
The final design of the site has not been determined but the preliminary proposed
floor spaces provide sufficient information to formulate a recommendation for the
parking space requirements which is anticipated to provide adequate parking and
efficient site functioning.
2.3 Denial of Applicant's request for a loose surface treatment for the parking
areas
The Planning & Development Department does not support the applicant's request
to permit a loose surface treatment for the proposed parking area. The applicant
has requested this amendment citing reasons that due to the location of the
wetlands, storm drainage concerns and on-site soil conditions, a more permeable
surface would be preferred. The applicant has not provided evidence to support
this request. We expect that proper storm water management design can be
accommodated with a hard surfaced parking area. If environmental issues are
present, other methods\techniques of storm water management are available to
address the issue. In addition, the proposed uses are parking intensive, therefore
proper demarcation through line painting is required to guide traffic movements
on-site and clearly control on-site parking. Further details of the parking
configuration and design will be addressed through the review of the future site
plan application.
2.4 Traffic, Road, and Servicing Improvements to be reviewed through the
Site Plan approval process and secured through appropriate agreements.
In order to facilitate the development of the subject lands, substantial
improvements, both on-site and off-site, to the servicing, traffic and road networks
may be required.
The urbanization of Squires Beach Road to Industrial/Commercial standards
(including storm sewers), from 250 metres north of Clements Road to Bayly Street
should be completed in conjunction with the development of these lands. The
City of Pickering has received contributions from some adjacent benefiting
landowners towards the urbanization of Squires Beach Road and will require
contributions from this applicant. The City has identified the urbanization of
Squires Beach Road as a development charge project and funds are anticipated to
be proposed by staff in the 2003 capital budget related to this project.
It is recommended that City Council approve this zoning by-law amendment
application based on a condition that requires the application of an "(H)"-Holding
provision to the implementing by-law. The "(H)"-Holding provision will enable the
City to require a development agreement with the property owner respecting the
urbanization of Squires Beach Road prior to development of the proposed new
uses.
Report PD 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 6
The City and the Region of Durham will be evaluating the nature and extent of the
improvements through the submission of supporting reports to be provided by the
applicant. The submission of the reports will be required through the site plan
approval process, prior to the removal of the "(H)"-Holding provision.
2.5 Building Location Acceptable and Urban Design to be addressed through the
Site Plan Approval Process
The subject property is in a prominent location within the City and possesses a
large amount of visibility to Bayly Street. The City has not received a formal
application for site plan approval therefore details of the proposed building designs
have not been reviewed. The applicant has indicated that the subject lands
possess soils of poor quality, particularly at the northern portion of the site. The
applicant has advised that the siting of the principal building (exhibition
hall\industrial building) is a direct result of the existing soil conditions. The
applicant has made efforts to provide architectural treatment at the street frontage
through the potential location of free-standing buildings at the corners of the
northern edge of the property. The principal building will be required, through the
site pan approval process, to provide appropriate architectural treatment in order to
distinguish its significance on the subject property.
2.6 Wetland Boundaries to be Finalized and Appropriately Zoned for
Conservation Purposes Only
The Planning & Development Department, the applicant and staff from the
Toronto and Region Conservation Authority (TRCA) conducted a site walk of the
subject lands in order to review the location and presence of the Provincially
significant wetland that exists at the north portion of the subject property. The
applicant had previously completed a survey of the wetland boundaries and the
TRCA has subsequently reviewed and accepted the limits illustrated on the survey.
The TRCA have indicated that they have no objections to the proposed additional
uses. Prior to final approval of an implementing zoning by-law, the applicant will be
required to submit an environmental impact statement which is intended to provide
a review and recommendations regarding an appropriate buffer for the wetlands.
This statement will assist in establishing development standards to be incorporated
into the zoning by-law. Further consultation with the TRCA will be conducted prior
to forwarding an implementing by-law to City Council.
2.7 Proposed Implementing By-law included for information and discussion
A draft by-law is included as Appendix II to this report. City Council is not being
requested to consider this by-law at this time, as some of the technical issues have
not been completed to date, such as the required buffer for the wetland complex.
Report PD 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 7
The conceptual by-law has been included for informational purposes only and will
be forwarded to City Council for consideration when the technical issues have been
resolved. The draft by-law provides a greater range of uses for the subject
property, and incorporates appropriate provisions to implement the
Pickering Official Plan's Mixed Employment and General Employment
designations.
APPENDICES:
APPENDIX I:
APPENDIX II:
Recommended Conditions of Approval for A 13/02
Draft By-law
Attachments:
1. Property Location Map
2. Applicant's Conceptual Plan
3. Information Report
4. Statutory Public Information Meeting Minutes
5. Comment - Toronto and Region Conservation Authority
6. Comment - Durham Regional Planning Department
7. Comment - Canadian National Railway Properties Inc.
8. Comment - Supervisor, Development Control
Report PD 47-02
Date: September 27, 2002
Subject: Zoning By-law Amendment A 13/02
Page 8
Prepared By:
Approved I Endorsed By:
pp
ng & Development
Ct
Lynda TaylorM ,RPP
Manager, Development Review
TB:td
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
~
.-,
APPENDIX I TO
REPORT NUMBER PD 47-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 13/02
APPENDIX I TO
REPORT NUMBER PD 47-02
RECOMMENDED CONDITIONS OF APPROVAL FOR
ZONING BY-LAW AMENDMENT APPLICATION A 13/02
1.
That the implementing zoning by-law:
(a)
permit the establishment of employment area uses in accordance with the
following provisions:
(i)
(ii)
(iii)
(iv)
(v)
(vi)
(vii)
(viii)
(ix)
(x)
(xi)
(xii)
2.
provide an (H)-Holding zone preceding the "MC-17" designation
until satisfactory arrangements have been made respecting site
servicing and site development;
identify the limits of the existing wetland and zone with
conservation designation;
no outdoor storage or display;
the gross leasable area (GLA) of a sales outlet shall not exceed
25 per cent of the GLA of the associated employment use;
however, the GLA of a sales outlet may increase to 40 per cent of
the GLA of the associated employment use providing the GLA of all
sales outlets in the building does not exceed 25 per cent of the
GLA of the building;
provide a maximum aggregate GLFA of 12,500 square metres for
all exhibition halls;
consider establishing restrictions on the maximum aggregate GLA
for non-industrial uses on-site;
"sales outlets" are permitted only if accessory to certain
employment area uses;
parking ratio for the exhibition hall to be 10 spaces per 100 m2 of
GLFA;
parking ratio for non-industrial uses to be 5.5 spaces per 100 m2;
parking ratio for industrial uses to be 1 space per 56 m2;
hard surface treatment of parking areas required;
a waste transfer facility is not permitted;
That prior to any implementing zoning by-law being forwarded to Council for
consideration, the following condition must be fulfilled to the satisfaction of the
City's Director, Planning & Development:
(a)
that the boundaries and assocaited buffer areas of the wetlands be
identified to the satisfaction of the Toronto and Region Conservation Authority.
APPENDIX II TO
REPORT NUMBER PD 47-02
DRAFT ZONING BY-LAW
FOR
ZONING BY-LAW AMENDMENT APPLICATION A 13/02
THE CORPORATION OF THE CITY OF PICKERING
Db/"
BY-lAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 2511, as
amended, to implement the Official Plan of the City of Pickering District
Planning Area, Region of Durham in lots 1-7 and 10, Plan M1040, City of
Pickering.
(A13/02)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to
broaden the range of permitted employment area uses on the subject lands, being lots
1-7 and 10, Plan M1040, City of Pickering;
AND WHEREAS an amendment to By-law 2511, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOllOWS:
1.
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 Lots 1-7 and 10, Plan
M1040, City of Pickering, designated "(H)MC-17" and "OS-Hl" on Schedule I
attached hereto.
3.
GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected,
moved, or structurally altered except in conformity with the provisions of this By-
law.
4.
DEFINITIONS
In this By-law,
(1 )
"Adult Entertainment Parlour" shall mean a building or part of a building in which is
provided, in pursuance of a trade, calling, business or occupation, services
appealing or designed to appeal to erotic or sexual appetites or inclinations;
(2)
"Bakery" shall mean a building or part of a building in which food products are
baked, prepared and offered for retail sale, or in which food products baked and
prepared elsewhere are offered for retail sale;
(3)
"Banquet Facility" shall mean a building or part of a building used for the purposes
of catering to banquets, weddings, receptions, or similar functions for which food
and beverages are prepared and served on the premises but shall not include a
restaurant;
(4)
"Business Office" shall mean any building or part of a building in which one or
more persons are employed in the management, direction or conducting of an
agency, business; brokerage, labour or fratemal organization and shall include a
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telegraph office, newspaper plant and a radio or television broadcasting station
and its studios or theatres, but shall not include a retail store;
(5)
"Club" shall mean a building or part of a building in which a not-for-profit or non-
commercial organization carries out social, cultural, welfare, athletic or
recreational programs for the benefit of the community;
(6)
"Commercial Club" shall mean an athletic or recreational club operated for gain
or profit and having public or private membership, but shall not include an adult
entertainment parlour as defined herein;
(7)
"Commercial-Recreational Establishment" shall mean a commercial
establishment in which indoor recreational facilities are provided, and which may
include an athletic or recreational club, but shall not include any uses permissible
within a place of amusement or entertainment as defined herein;
(8)
"Commercial School" shall mean a school which is operated for gain or profit and
may include the studio of a dancing teacher or music teacher, an art school, a
golf school or any other school operated for gain or profit;
(9)
"Convenience Store" shall mean a retail store in which food, drugs, periodicals or
similar items of day-to-day household necessities are kept for retail sale primarily
to residents of, or persons employed in, the immediate neighbourhood;
(10) "Dry Cleaninq Depot" shall mean a building or part of a building used for the
purpose of receiving articles, goods, or fabrics-.to be subjected to dry cleaning
and related processes elsewhere, and of distributing articles, goods or fabrics
which have been subjected to such processes;
(11) "Dry Cleaninq Establishment" shall mean a building or part of a building where
articles, goods or fabric are subjected to dry cleaning and related processes, are
received or distributed, or where a dry cleaning plant is operated, or both, and
which may include the laundering, pressing or incidental tailoring or repair of
articles, goods or fabric;
(12) "Exhibition Hall" shall mean a building or part of a building where the temporary
exhibition of music, art, goods, wares, and the like are displayed and made
available for sale and which may include a flea market use;
(13) "Financial Institution" shall mean a building or part of a building in which money is
deposited, kept, lent or exchanged;
(14) "Flea Market" shall mean a building or part of a building in which stalls or sales
areas are set aside and rented or otherwise provided where groups of individual
sellers offer goods, new and used, for sale to the public;
"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;
(16) "Gross leasable Floor Area" shall mean the aggregate 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;
(15)
(17) "Liqht Machinery and Equipment Supplier" shall mean a building or part of a
building in which office furniture and machines, carpet and drapery cleaning
equipment, painting, gardening and plumbing equipment, small hand power tools
and similar products are stored, offered or kept for wholesaler retail sale to
industrial or commercial establishments;
(18) "Liqht Manufacturinq Plant" shall mean a manufacturing plant used for: the
production of apparel and finished textile products other than the production of
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synthetic fibers; printing or duplicating; the manufacture of finished paper other
. than the processing of wood pulp; the production of cosmetics, drugs and other
pharmaceutical supplies; or, the manufacture of finished lumber products, light
metal products, electronic products, plastic ware, porcelain, earthenware,
glassware or similar articles, including but not necessarily restricted to, furniture,
housewares, toys, musical. instruments, jewellery, watches, precision
instruments,radios and electronic components;
(19)
(a)
"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
(b)
"Lot Coveraqe" shall mean the percentage of lot area covered by all
buildings on the lot;
(c)
"Lot Frontaqe" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front lot
line;
(20)
"Manufacturinq Plant" shall mean a building or part of a building in which is
carried on any activity or operation pertaining to the making of any article, and
which shall include altering, assembling, repairing, ornamenting, finishing,
cleaning, polishing, washing, packing, adapting for sale, breaking up or
demolishing the said article;
(21) "Merchandise Service Shop" shall mean an establishment where articles or goods
including, but not necessarily limited to, business machines, appliances, furniture
or similar items are repaired or serviced, and includes the regular place of
business of a master electrician or master plumber, but shall not include a
manufacturing plant or any establishment used for the service or repair of vehicles
or a retail store;
(22) "Office-Associated Commercial Establishment" shall mean an establishment
providing retail goods or equipment required for the daily operation of a business
office or professional office, such as a stationery store, a computer store, or an
office furniture store;
(23) "Personal Service Shop" shall mean an estqblishment 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, RS.O.
1990, as amended fromtime-to-time, or any successor thereto;
(24) "Place of Amusement or Entertainment" shall mean a building or part of a building
in which facilities are provided for amusement or entertainment purposes, and
which may include a billiard or pool room, a dance hall, a music hall, a theatre, but
shall not include a room or an area used for any video lottery terminal use as
governed by the. Gaming Services Act, or an adult entertainment parlour as
defined herein;
(25) "Place of Assembly" shall mean a building or part of building in which facilities are
provided for civic, educational, political, recreational, religious or social meeting
purposes and may include facilities for entertainment purposes such as musical
and theatrical performances, but shall not include a place of amusement or
entertainment as defined herein;
(26) "Place of Worship" shall mean a building or part of building dedicated to religious
worship and may include a church, synagogue, temple or assèmbly hall along
with accessory office space and nursery facilities, but shall not include a day
nursery, day care centre, or nursery school;
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(27) "Printinq Establishment" shall mean an establishment used for blueprinting,
engraving, electro-typing, photocopying, plotting from disk, printing, stereotyping
or typesetting;
(28) "Professional Office" shalllT)ean a building or part of a building in which medical,
legal or other professional service is performed or consultation given, and which
may include a clinic, the offices of an architect, a chartered accountant, an
engineer, a lawyer or a physician, but shall not include a body-rub parlour as
defined by the Municipal Act, RS.O. 1990, c.M. 45, as amended from
time-to-time, or any successor thereto;
(29) "Restaurant - Type F" shall mean a building or part of a building where food is
prepared and offered or kept for retail sale to the public for .immediate
consumption on the premises or off the premises, or both on and off the premises,
and which may include a drive through, order and pick-up service;
(30) "Retail Store" shall mean a building or part of a building in which goods, wares,
merchandise, substances, articles or things are stored, kept and offered for retail
sale to the public;
(31) "Sales Outlet" shall mean a building or part of a building accessory to a bakery, a
food preparation plant, a light manufacturing plant, a manufacturing plant, a
merchandise service shop, a printing establishment, or a warehouse, wherein
products manufactured, produced, processed, stored, serviced or repaired on the
premises are kept or displayed for rent or for wholesale or retail sale, or wherein
orders are taken for future delivery of such products;
(32) "Scientific. Medical or Research Laboratory" shall mean a building or part of a
building wherein scientific, research or medical experiments or investigations are
systematically conducted, or where drugs, chemicals, glassware or other
substances or articles pertinent to such experiments or investigations may be
manufactured or otherwise prepared for use on the premises;
(33) "Vehicle Repair Shop" shall mean an establishment containing facilities for the
repair and maintenance of vehicles on the premises, in Which vehicle accessories
are sold and vehicle maintenance and repair operations are performed, but shall
not include a body shop or any establishment engaged in the retail sale of motor
vehicle fuels;
(34) 'Vehicle Sales or Rental Establishment" shall mean an establishment used for the
sale, service, rent or lease of vehicles and which may include as an accessory
use thereto a vehicle repair shop, but shall not include any establishment
engaged in the retail sale of motor vehicle fuels;
(35) '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;
(36) 'Waste Transfer and Manaoement Facility" shall mean a building or part of a
building which is used primarily for the storage, handling or processing of
household, institutional, commercial or industrial waste;
(37)
(a) "Yard" shall mean an area of land which is appurtenant to and located
on the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings;
structures, or other uses as are specifically permitted thereon;
5.
5
(b) "Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
(c) "Front Yard Depth" shall mean the shortest horizontal dimension of a
front yard of a lot between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
(d) "Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, or where there is no rear lot line, the
junction point of the side lot lines, and the nearest wall of the nearest
main building or structure on the lot;
(e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line of the lot, or where there is
no rear lot line, the junction point of the side lot lines, and the nearest
wall of the nearest main building or structure on the lot;
(f) "Side Yard" shall mean a yard of a lot extending from the front yard to
. the rear yard, and from the side lot line to the nearest wall of the
nearest main building or structure on the lot;
(g) "Side Yard Width" shall mean the shortest horizontal dimension of a
side yard of a lot between the side lot line and the nearest wall of the
nearest main building or structure on the lot;
(h) "Flankaqe Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a street;
(i) "Flankaqe Side Yard Width" shall mean the shortest horizontal
dimension of a ffankage side yard of a lot between the lot line adjoining
a street or abutting on a reserve on the opposite side of which is a
street, and the nearest wall of the nearest main building or structure on
the lot; and
(j) "Interior Side Yard" shall mean a side yard other than a ffankage side
yard.
PROVISIONS
(1 )
Uses Permitted ("MC-17" Zones)
No person shall within the lands designated "MC-17" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or structure
for any purpose except the following:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
(j)
(k)
(I)
-(m)
(n)
(0)
bakery;
banquet facility;
business office;
club;
commercial club;
commercial-recreational establishment;
commercial school;
convenience store;
dry cleaning depot;
dry cleaning establishment;
exhibition hall;
financial institution;
food preparation plant;
light machinery and equipment supplier;
light manufacturing plant;
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(p) merchandise service shop;
(q) office-associated commercial establishment;
(r) personal service shop;
(s) place of amusement or entertainment;
(t) place of assembly;
(u) place of worship;
(v) printing establishment;
(w) professional office;
(x) restaurant - Type F;
(y) sales outlet;
(z) scientific, medical or research laboratory;
(aa) vehicle repair shop;
(bb) vehicle sales or rental establishment;
(cc) warehouse;
DI4¡:r
(2)
Zone Requirements ("MC-17" Zone)
No person shall within the lands designated "MC-17" on Schedule I
attached hereto, use any lot or erect, alter or use any building except in
accordance with the following provisions:
(a)
BUILDING LOCATION AND SETBACKS (minimums):
A
B
from Bayly Street and Squires Beach Road
7.5 metres;
from the railway right-of-way
15.0 metres;
C
from all other lot lines
3.0 metres;
(b)
(c)
BUILDING HEIGHT (maximum):
OPEN STORAGE:
12.0 metres;
All uses, other than parking, shall take place entirely within
enclosed buildings or structures with no outside storage or display
permitted.
(d)
PARKING REQUIREMENTS:
A
There shall be provided and maintained on the lot a
minimum of 10.0 parking spaces for each 100 square metres
or part thereof gross leasable floor area of the exhibition hall;
B
There shall be provided and maintained on the lot a
minimum of 1.0 parking space for each 56 square metres or
part thereof gross floor area of all industrial uses;
C There shall be provided and maintained on the lot a
minimum of 5.5 parking spaces for each 100 square metres
. of gross leasable floor area for all other uses;
D
Sections 5.21.2(a) and 5.21.2(b) of By-law 2511 as
amended shall not apply to the lands designated "MC-17" on
Schedule I attached hereto;
E
Notwithstanding section 5.21.2(g) of By-law 2511, as
amended, all parking areas shall be surfaced with brick,
asphalt or concrete, or any combination thereof.
(er- SPECIAL REGULATIONS:
(3)
7
DRAFT
A
A sales outlet shall be permitted only if accessory to a
bakery, a food preparation plant, a light manufacturing plant,
a merchandise service shop, a printing establishment, or a
warehouse, provided the gross leasable area of the sales
outlet does not exceed 25% of the gross leasable floor area
of the bakery, food preparation plant, light manufacturing
plant, merchandise service shop, printing establishment, or
warehouse;
8
Notwithstanding Clause A above, a sales outlet may exceed
25% of the gross leasable floor area up to a maximum of
40% of the gross leasable floor area of the bakery, food
preparation plant, light manufacturing plant, merchandise
service shop, printing establishment, or warehouse, provided
the aggregate gross leasable floor area of all sales outlets in
a building does not exceed 25% of the total gross leasable
floor area that buildings;
C
The maximum aggregate gross leasable floor area shall be:
(i) for all convenience stores on the lot: 325 square
metres;
(ii) for all office-associated commercial 325 square
establishments on the lot: metres;
(iii)
for all personal service shops on the lot: 325 square
metres;
(iv)
for all restaurants - Type A on the lot:
1300 square
metres;
D
The maximum aggregate gross leasable floor area for all
exhibition halls shall be 12500 square metres;
E
office-associated commercial establishment and
convenience store uses shall be permitted only on the lands
diagonally-hatched on Schedule I attached hereto;
F
Notwithstanding any other provision in this By-law, a waste
transfer and management facility shall not be permitted on
lands designated "MC-17" on Schedule I attached hereto.
(a)
Uses Permitted ("{H)" Holding Zone)
(b)
Despite the provisions of Clause 1 (a), while the "(H)" holding
symbol is in place, no person shall, within the lands zoned "{H)MC-
17" on Schedule I attached hereto, use any lot or erect, alter or use
any -buildings or structure for any purpose except those uses in
Section 16.1 of By-law 2511.
Removal of "(H)" Holdinq Svmbol
Prior to an amendment to remove the "(H)" Holding Symbol
preceding the "MC-17" zone designation, the owner is required to
execute appropriate agreements with and to the satisfaction of the
City of Pickering (and\or the Region of Durham), and such
agreements have been registered on title to the lands, to provide
for the development of buildings or structures in--accordance with
the provisions of subsection 5.{1) of this By-law.
8
DRAFT
(4)
(a)
Uses Permitted ("OS-HL" Zone)
No person shall within the lands designated "OS-HL" on Schedule I
attached hereto use any lot or erect, alter or use any building or
structure for any purpose except the following:
(i) preservation and conservation of the natural environment, soil
and wildlife;
(ii) resource management;
(Hi) pedestrian trails and walkways;
(b)
Zone Requirements ("OS-HL" Zone)
No buildings or structures shall be permitted to be erected, nor shall
the placing or removal of fill be permitted, except where buildings or
structures are used only for purposes of flood and erosion control,
resource management, or pedestrian trail and walkway purposes.
6.
BY-LAW 2511
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 attached hereto. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 2511, as amended.
7.
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the
approval of the Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and finally passed this
,2002.
day of
Wayne Arthurs, Mayor
Bruce Taylor, .Clerk
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City of Pickering Planning & Development Department
PROPERTY DESCRIPTION LOTS 1 TO 7 AND LOT 10, M-1040; PARTS 1 TO 14 AND 17 TO 20, 40R-18728
OWNER 591658 ONTARIO LTD. DATE JOL Y 17, 2002 DRAWN BY RC "/'
FILE No. A 13/02 SCALE 1 :7500 CHECKED BY TB
FOR DEPARTMENT USE ONLY
PN-4
PA-
ATTACHMENT~ TO
REPORT # PD - 02
INFORMATION COMPILED FROM APPLlCJ\NrS SUBMIITED PLAN
591658 ONTARIO LTD.
A 13/02
BAYlY STREET
§::::::::::::::::::::::::::::::~
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128
EXHIBITION
HALL
135.000SF
INDUSTRIAL
UNIT
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING
PLANNING &- DE:V£LOPMENT DEPARTMENT,
INFORMATION &<- SUPPORT SERVICEs,
JULY 25. 2002.
. ATT~CHMËNT.l1~3 TO
REPORT I PO .- 02
INFORMATION REPORT NO. 27-02
F.OR PUBLIC INFORMATION MEETING OF
. .. . A49ust 22, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF'THE PLANNING ACT, R.S.O.1990~ chapter P.13
SUBJECT:
Zoning By-law Amendment Application A 13/02, .
591658 Ontario Limited (Invar Building Corporation)
Lots 1-7 and 10.PlanM1040 .
(South-west comer of Squires Beach Road and Bayly Street)
1.0
PROPERTY LOCATION AND DESCRIPTION.
- located on the south-west comer of Squires Beach Roadçmd Bayly Street;
. (see Location Map-Attachment #1);
- comprises a total land area of approxinîately 16 hectares anq is currently
vacant; . .
- thesubjectlands are surrounded by Industrial uses.
2.0
APPLICANT'S PROPOSAL
to amend the existing zoning of the subject lands in order to permit
additional uses permissible under the Pickering Official Plan~ The
following uses have been requested: .
. Banquet Facility'
Club
Commercial Club
Commercial School
CòmmEircial. Recreational Establishment
Conv¡;¡nlence Store'. .
ExhiJb Hal (Includes a Flea Market Use)
Financial Institution. . .
Food Preparation Plant .
Light Machinery and Equipment Supplier
Merchandise Service Shop
0IIiœ-ass0èia!ed Commercial Eslablisliment
Personal Service Shop ,
Place of Assembly.
Place of Amusement or Entertainment
Place of Worship
. Restauranf- Type A
Rentål Establlshmént
Sales Ol,ltlet .
Scientific, Medical. or Research laboratory
Vehicle Sales or Rental Establishment
- in addition to the following permitted uses:
Bakery
Business Office
Dry Cleaning Depot
Dry Cleaning Establishment
lignt Manufacturing Plant
Printing Establishment
Professional Office .
Vehicle Repair Shop
Warehouse.
- to permit the parking. areas to be treated with a loose surface material
- to rezone the portion of the subjectiands. occupied by existing wetlands, to a
conservation zone category;
- a reduced copy of the applicant's conceptual plan is included with this report
as Attachment #2.
Information Report No. 27-02
ATTACHMENTI 3 TO
. REPORH PO t-. ì-O?
Page 2 .
3.0
OFFICIAL PLAN AND ZONING
3.1
.Durham Regional.Official Plan
- . the Durham Regional Official Planidentifiås the subject lands as being within
an Employment Area which permits a wide range of employment and.
employment-related uses, . . .
3.2
Pickering Official Plan
- the Pickering Official Plan identifies the portion of subject lands fronting Bayfy
Street as being located in an Employment. Area - Mixed Employment with the
remahider of the 'subject lands being designated Employment Area -. General
. Employment withil') the Brpck Industrial Neighbourhood;. .
- the General ËrtJployment designation permits the establishment of: industrial
uses; offices; restaurants serving the area; . limited personal service uses
serving the area; retail sales as a minor component of an industrial.operation;
community, cultural and recreational uses, and other uses with similar
performance characteristics that are more appropriately located in the
employment area; .'
. - the Mixed Employment designation permits: limited retailing of goods and
services serving the area; offices; corporate offi~e business parks; hotels;
. financial institutións serving the årea;' light manufacturing; light service.
industries; equipment and vehicle suppliers; automotive and vehicle sàles and
~~. ..
- Schedule 11\ - Resource Management to the OffiCial Plan designates a portion
. of thesubjectlandswithin a Shorelines and Stream Corridor,
- Schedule III - Resourèe Management to the Official Plan identifies the
presence of a Class 3 Wetland abutting the Bayly Street frontage;
- section 15.9 of .the Pickering Official Plan states that City Council shall for
"major" development, and. may. foJ "minor" development, require the
submission and approval of an Environmental Report as part of the
consideration of a development application within 50 metres of a Shoreline
and stream Corridor designation or within 120 metres of a Class 3 Wetland;
- the application appears to conform.
3.3
Zoning Bv-Iaw 251'1
- zoning By-law 2511, as amended by By-law:6117 4, zones the portion of the
subject. lands fronting Bayly Street as "(H}M1" - Storage and light
Manufacturing Zone, while the reinainder"of the site is zoned "(H}M2S. -Yard
Storage. and Heavy Manufacturing Zone. Both zone categories permit a
variety of industrial uses at different intensities with the latter being the most
intensive;. . ..
- an amendment to the zoning by-law would be required to implement the'
proposal.
4.0
RESULTS OF CIRCULATION
4.3
- no resident or agency comment reèeived to date.
Staff Comments
- based on our preliminary review of the requested amendments, the proposed
. uses appear appropriate for the employment area, however the scale and
design of the development requires further review. The following issues must
be reviewed fn greater detail prior to preparing a recommendation' report for
Council's consideration: . .
- the parking demand for the proposed uses must be examined;
- the traffic impacts both on-site and off-site must be reviewed with the intent to
. determilie what traffic improvements may be neces~ary as a result of the
Information Report No. 27-02
-ATTACHMENTI~TO. TO
REPORT I PD~ '
Page 3
proposed uses' which will. be evaluated through the. preparation and
submission of a required traffic assessment report: .
- further review is required to determine if restrictions on the proposed uses
may be required, such as maximum ul1it sizes, or maximum aggregate floor
areas for certain uses; ,
- the applicant's 'proposal for a'ioose surface treatment for the parking area
would be difficult to demarcate parking spaces which would not facilitate
appropriate on-site traffic movements; .
- due to the location and visibility of the subject lands and the proposed
building locations, a high level of archit~ctural treatment for the development
will be required;. . .
- a more detailed review of the existing wetland complex. with the intent to
determine its boundaries and the establishment of an appropriate buffer from
development activity on-site;
the proposed vehicular access points will require further review in
consultation with the Region of Durham; .
- the servicìng of the proposed develQpmentwill require further review.
5.0
PROCEDURAL INFORMATION
. ,
- written comments regarding this proposal should be d!rected to the Planning.
& Development Department; .
- oral comments may be made at the Public Information Meeting;
all comniemts'receivedwill be noted.and used:as input in a Planning Report
prepared by the Planning & Development Department for ~ subsequent
meeting of Counci~ or a Committee of Council;
- i(you wish to reserve the option to appeal Council's deçision, you must
provide comments to the City before Council adopts any by-law for this
proposal; . . .
if you wish to be notified of Council's decision, regarding this proposal, you
must request súch in writing to. the City Clerk. '. '.
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 th~ time of. writing
repo~ .
6.2
Information Received
full scale copies of the Applicant's submitted plan are available for viewing at
. the offices of the City of Pickering Planning & Dève/opment Department;
the applicant has submitted a phase 1 site .asséssment. report in support of .
the application..
6.3
Company Principal
-' applicant advises ihat the principal of 591658 Ontario Umitedis Mr.. Frank Spain. .
. cr;4~ .
Lynda Taylor
Manager, Development Review
TB:td-. .
Attachments
Copy: Director, Planning & Development
'ATTACHMENT ~ZO '~"
REPORT I PO - , '
APPENDIX NO. I TO
INFORMATION RI:PORT NO. 27-02
COMMENTING .RESIDENTS AND LANDOWNERS
(1 )
none to date
COMMENTING AGENCIES
(1)
none to. date
COMMENTING CITY DEPARTMENTS
(1J
Planning & Òeve/opment
3.
4.
ATTACHMENT #--..tL- . Te
~EPORT I po-HJ::QZ..
Statutory Public Information Meeting
Pursuant to the Planning Act
Thursday, August 22, 2002
7:00 P.M.
PRESENT:
Councillor Holland - Chair
STAFF:
L. Taylor
D. Kearns
- Manager, Development Review
- Committee Coordinator
The Manager, Development Review, provided an overview of the requirements of the Planning
Act and the Ontario Municipal Board respecting this meeting and matters under consideration
there at.
(I)
ZONING BY-LAW AMENDMENT APPLICATION A 13/02
591658 ONTARIO LIMITED (INVAR BUILDING CORPORATION)
LOTS 1-7 AND 10, PLAN M1040
(SOUTH-WEST CORNER OF SQUIRES BEACH ROAD AND BAYLY
STREET)
1.
Lynda Taylor, Manager, Development Review, provided an explanation of the
application, as outlined in Information Report #13-02.
2.
Sal Crimi, representing the applicant, advised that this application is being made to
bring the zoning in line with the Official Plan. He suggested that if there is to be a
seamless transition for the vendors at the Metro East Trade Centre to move to this
location there must be cooperation between staff, Council and both groups involved but
the issues needing to be addressed such as reconstruction of Squires Beach Road
must be moved on expeditiously.
Alan Toms, 1794 Bayly St., questioned what the intended use of the two blue concrete
pads is, if a turning lane has been considered going east on Bayly St., what is the
possibility of opening up Orangebrook Crt. and could CN make improvements to the
bump on Bayly Street.
Lynda Taylor, Manager, Development Review, advised that for Orangebrook Court to
be opened up the City would need to own easements which she doesn't believe is the
case. A traffic study will likely be requested and undertaken by the Region of Durham,
the Traffic Engineering & Waste Management Supervisor and the applicant.
ATTACHMENT ~TO
REPORT II PO -
Citt¡ O~
Statutory Public Information Meeting
Pursuant to the Planning Act
Thursday, August 22,2002
7:00 P.M.
5.
Sal Crimi, representing the applicant, advised that there are no predetermined users for
the two pads.
í!D
ADJOURNMEfiI
The meeting adjourned at 7:20 p.m.
ATTACHMENT # 5 TO
REPORT # po-!::lì - 02
)Côñsêrvãiíon
for The Living City
August 16, 2002
CFN
BY FAX AND MAIL
'"l
1 RECEIVED
A\JG 2 Î 2002
OF PICKERING
CITY PLANNINgtt~TME~
DEVELOPMENT
Mr. Tyler Barnett
City of Pickering
Planning & Development Department
Pickering Civic Complex
One The Esplanade
Pickering, Ontario
L1V 6K7
Dear Mr. Barnett:
"I'"
,,"',
Re:
Zoning By-law Amendment Application A 13/02
591658 Ontario Limited
Lots 1-7 and 10, Plan M1040
Parts 1-14 and 17-20, Plan 40R-18728
Southwest Corner of Squires Beach Road and Bayly Street)
City of Pickering
This will acknowledge receipt of the above noted application, Authority staff have reviewed the
proposal and now offer the following comments.
It is our understanding that the purpose of this application is to amend the current zoning to
permit additional uses permissible under the Pickering Official Plan.
Authørity staff note that the subject property is located partially within the Bayly Street Wetland
Complex. In accordance with the Provincial Policy Statement and the Authority's policies, no
new development should encroach within the wetland boundary. Development and site
alteration may be permitted on adjacent lands however; only if it can be demonstrated that
there will be no negative impacts on the natural features or on the ecological functions of the
wetland. An appropriate buffer from the wetland must also be provided.
".",
'...."
",",'
Please be advised that Authority staff require assurances that the wetland portion of the
property will be protected and in order to ensure that adequate protection is provided, a site
inspection/meeting with Authority staff and the applicant is required. In this regard, a meeting
has been scheduled for August 20, 2002, with Russel White, TRCA Senior Planner in
attendance. Further, please be advised that prior to development on the property, an
Environmental Impact Statement may be required in order to demonstrate that there will be no
negative impacts to the wetland.
F:\PRS\NORA259\PUBLlC\A 13-02.WPD
5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca
~,
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',_.'
AfTACHMENT~ TO
REPORT # PO -(')2.
,~
,.j
- 2-
August 16, 2002
Based on the above, we would have no objections to the approval of this application, subject to
the following conditions:
1)
2)
The applicant and Authority staff meet on site to define the wetland boundary.
The wetland portion of the site, as defined on site, be identified as a separate part and
be zoned in an appropriate restrictive designation to prohibit development and/or be set
aside for public ownership.
We trust this is satisfactory. Should you have any questions, please do not hesitate to contact
the undersigned.
Yours truly, .
7t~. ~~~~
Nora Jamieson
Acting Plans Analyst
Development Services Section
Extension 5259
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F:\PRS\NORA259\PUBLlC\A 13-02.wPD
ATTACHMENT ~ TO
REPORT # PO - D2. . .'
TORONTO AND REGIONt:Y' R E ~E ~ \1 E '.
onserva Ion --.mw~D ,
for The Living City '"' SE~ 2 3 2002 I
..' ¡.../Ty OF PICKER!NG !
S "~"p PLANNING AND '" ,- i
~~~"!lJl,P~~~~
~~~~~~o~~
CITY OF PICKERING
PICKERING. ONTARIO
September 18, 2002
CFN 32928.07
Mr. Tyler Barnett
City of Pickering
Pickering Civic Centre
One The Esplanade
Pickering, Ontario
L1 V 6K7
Dear Mr. Barnett:
Re:
Zoning By Law Amendment Application A 13/02
Lots 1-7 and 10, Plan M1040, Part Lot 1-14 and 17-20 Plan 40R-18728
South West Corner of Squires Beach and Bayly Street
City of Pickering
(591658 Ontario Limited)
Further to our letter of August 16th, 2002 and our site meeting at the above location, TRCA staff
provide the following comments.
At our site walk staff reviewed the location of the Provincially Significant Wetland which is
located on the north portion of the subject property. We were also provided with a surveyed
copy of the wetland limit and a letter of confirmation by the Ministry of Natural Resources on
their acceptance of the wetland limit. Upon examination of this information and given our site
reconnaissance we accept the wetland limit provided to the TRCA.
Staff were also shown a copy of a plan showing the proposed buffers around the wetland.
While this buffer may be acceptable, TRCA staff have not received an Environmental Impact
Statement to justify the buffers being proposed. Therefore prior to acceptance of the zoning
amendment, staff require to review the necessary environmental information and confirm the
limits of the buffer. We would have no objections to the proposed redesignation of the property
once the buffer limits are finalized and the wetland and buffer are appropriately designated to
secure their protection.
We trust that this is satisfactory. If you have any questions please contact the undersigned.
Yours truly,
,Q - ~ t
R~'ssel W~~
Senior Planner
Development Services Section
Ext. 5306
RW/dli
cc:
Sal Crimi, Invar Building Corporation (via fax: 416-441-0172)
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The Regional
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, of Durham"
Planning
Department
ATTACHMENT~O
REPORTDPD 4 -"", ""
RECEIVED
SEP 1 3 2002
September 9,2002
Tyler Barnett, Planner II
Planning & Development Department
One the Esplanade
Pickering, Ontario
L 1V 6K7
CITY OF PICKERING
, PLANNING AND
DEVELOPMENT DEPARTMENT
Dear ML Barnett:
1615 DUNDAS ST. E.
4TH FLOOR, LANG TOWER Re:
WEST BUILDING
P.O, BOX 623
WHITBY, ON L1N 6A3
. (905) 728-7731
FAX: (905) 436-6612
www,re9ion.durham.on~ca
A.L. Georgie"ff,MCIP, RPP
Commissioner of Planning
Zoning Amendment Application 'A 13/02
Applicant: . 591658 Ontario Limited,
Location: Part qf Lot 17, Range 3 B.F.C.
Municipality: City of Pickering .
We have reviewed this application and the following comments, are
offered with respect to compliance with the Durham Regional Official
Plan, the"proposed method of servicing and delegated provincial plan
review responsibilities. ' ,
The purpose of the application'is to rezone lands to permit additional
uses permitted by the Pickering Official Plan. The requested uses
include, among other uses, an exhibition hall (which includes a Flea
Market Use)." , ,
The, subject property is designated "Employment Area" in the Durham
Regional Official Plan. Lands within this designation are to be used for
m'an ufactu ring, assembly and processing of goods, service industries,
research and development facilities, warehousing~ business parks, .
limited personal service uses, hotels, storage of goods and ,materials,
retail warehouses, freight transfer and transportation facilities. The' .
proposed amendment is in conformity with the Durham Regional Official
Plan. .
Regional requirements for the provision of Regional services will be
satisfied through appropriate conditions of site ,plan approval:
This application has been screened in accordance with the terms of the
provincial plan review responsibilities. The Bayly Street Wetland, which
is defined as a Class 3 wetland, is located in the northern portion of the
subject lands. The applicant should demonstrate to the satisfacUon of
the TorontO and Region Conservation Authority that the proposed.
, development will have no adverse impacts on the wetland's features or
ecological functions. The site has also been assessed as having a high
-.. '
"SERVI-CE EX-£ELLENCE
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ATTACHMENT # ~. ',' 1:° '
REPORT fJ poÆ ð2 --'.,.
Page 2.
. archaeologicai potential. An archaeological assessment should be
completed for the suqjectsite. No further provincial interests appear to
be affected. ' .
If youhavè any questions or require additional informátión, please call
. me.' ' .
Yours truly, .
.~.,D~
Ray Davies, Planner
Current Operations Branch.
cc. Rob Roy, Durham Region Works ,Department
R:ltraining\rdlzoninglpickering a13,O2.doc .
Canadian Proprlété5
National felTovtalres du
Rllilway Canadien
Properties In~. Nlrtionar IDc.
À.TTA. CHIVlENT # -::1.....- TO
REPORT fI PD E£1.:Q2..
271 FrantStreetWeôt
AoorS
Toron1ø. Oniario
M5V2X7
c:N
Telephone: (416) 217-6961
Facsimile: (416) 217-1i743
271. rue Frant ouest
S' élage
Tatonla (Ontario)
M5V 2X7
Téléphone: (416) 21].6961
Té!écopieur. (416) 217.6743
VIA FAX: 905-420-7648
19 August 2002
Your File: A 13/02
Our Rle: 1Z-450Q-P-O2
Mr. TYler Barnett, Planner II
Planning and Development Department
City of Pickering
One The Esplanade
PIckering ON Ll V 6K7
Dear Mr. Barnett:
Re:
Proposed Zoning By-L.aw Amendment
Lots 1-7 and 10, Plan MI040¡ Parts 1-14 and 11-20, Plan 40R-18728
Southwest corner of Squires Beach Road and Bayly Street
591658 ONTARIO LIMITED
We. have reviewed the letter from the City Clerk dated 30 July 2002, regarding the above
noted application and have the. following comments:
1. The Owner must Install and maintain at his own expense, a chain link fence of
minimum 1.83 metre height along the property boundary of the subject property and
the railway right-of-way.
2. Any proposed alterations to the existing drainage pattern affecting Railway property
must receive prior concurrence from the Railway and be substantiated by a drainage
report to the satisfaction of the Railway.
In addition, rail noise, vibration and safety should be considered in the design of the
development, to the satisfaction of the municipality. CN's current guidelines recommend
that the acceptable protective measures for land uses proposed indude a minimum 15
metre building setback from the railway right-or-way. Appropriate mitigation measures
should be Included In the Zoning By-law Amendment.
We request receiVing notice of the Amendment being approved.
Should you have any further questicms, please do not hesitate to contact the undersigned
at (416) 217-6961.
~
Geoff Woods, B.E.S,
Development Review Coordinator
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AUG 1 9 2002
CITY OF ¡>tCKiAING
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". PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
September 26, 2002
To:
Tyler Barnett
Planner II
From:
Robert Starr
Supervisor, Development Control
Subject:
Zoning By-law Amendment Application A 13/02
591658 Ontario Limited
Lots 1-17 and 10, Plan M-1040 '
Parts 1-14 and 17-20, Plan 40R-18728
(Southwest corner of Squires Beach Road and Bayly Street)
City of Pickering
We have reviewed the above-noted application' and provide the following comments:
1. The existing storm sewer system on Squires Beach Road would need to be
extended in order' to provide a storm sewer outlet for this development. The
storm sewer would need to be sized to accommodate this site and external
drainage areas. At present, the north limit of the storm sewer on Squires Beach
Road is approximately 250 metres north of Clements Road.
2. Squires Beach Road from approximately 250 metres north of Clements Road to
Bayly Street is at present a paved road with rural cross-section. Upgrading of
this portion of Squires Beach Road to an urban cross-section
(industrial/commercial standard) has been identified as a development charge
project and should be completed in conjunction with the storm sewer installation
required by this development.
3. A development agreement with the applicant for works on Squires Beach Road
may be necessary should they require the installation of these works prior to the
City's construction schedule. Cost sharing for the storm sewer and road works
would be identified in this agreement.
4. A detailed storm-water management report will be required for this site at the site
plan stage.
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Robert Starr
RS:td
J:JMGMT/rstarr/MEMOSIZon. By~.w Amand. A 13-02