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Home My WebLink AboutInformation Report 33-0218 INFORMATION REPORT NO. 33-02 FOR PUBLIC INFORMATION MEETING OF NOVEMBER 21ST, 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 11/02) The GIMI Construction Company Ltd. 550 Finch Avenue Parts 1 and 3 of 40R-10641; and Part 2, 40R-11450 Part of Lot 30, Concession 2 City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the subject property is located on the north side of Finch Avenue, east of Rosebank Road, west of Ameretto Avenue (see location map, Attachment #1). 2.0 APPLICANT'S PROPOSAL the subject property is approximately 0.3 hectares in area; the applicant is proposing two buildings with an approximate total floor area of 806 square metres (8,675 square feet). Building A is approximately 218 square metres and Building B is approximately 588 square metres (see Applicant's Submitted Plan, Attachment #2). the applicant proposes to change the zoning on the subject property to permit retail, convenience commercial, and personal service uses; the applicant has also submitted an application for Site Plan approval (file # S-005/02). 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - subject property is designated as "Living Area" and "Open Space Linkage" in the Durham Region Official Plan; Information Report No. 33-02 Page 2 1 9 - the Region of Durham Planning Department will provide comments regarding conformity with the Durham Region Official Plan, servicing and delegated Provincial review responsibilities. 3.2 Pickering Official Plan the subject property is designated "Low Density — Urban Residential" in the City of Pickering Official Plan; - the "Low Density — Urban Residential" designation permits primarily housing and related uses and activities. However, compatible employment uses, and compatible special purpose commercial uses serving the surrounding area are also permitted; - Section 3.9(b) of the City of Pickering Official Plan states that City Council may zone to permit the above -noted uses, and in doing so, will apply appropriate performance standards, restrictions and provisions; Section 3.9(c) of the City of Pickering Official Plan states that in establishing performance standards, restrictions and provisions, particular regard shall be had for the following: o protecting and enhancing the character of the established neighbourhoods, considering such matters as building height, yard setback, lot coverage, access to sunlight, parking provisions, and traffic implications; o restricting the size height and/or floorspace of non-residential development in response to provisions specified in a Part Three Neighbourhood Plan to prevent excessive commercial development, or where neighbourhood character and/or environmental constraints warrant; - the subject property is located within the "Amberlea Neighbourhood" of the City of Pickering Official Plan; 3.3 Zoning By-law 3037 the subject property is currently zoned "02" — Public and Private Open Space Zone, in Zoning By-law 3036, as amended; the "02" zone permits such uses as parks, walks, statues, fountains play lots, playfields, playgrounds, athletic fields, etc.; - retail, convenience commercial, and personal services uses are not permitted under the current zoning; - a zoning by-law amendment is required to permit the proposed uses. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - none received to date; 20 Information Report No. 33-02 Page 3 4.2 Agency Comments - none received to date; 4.3 Staff Comments 4.3.1 Information Submitted by the Applicant: Environmental Report the subject property backs onto the Rouge Duffin's Wildlife Corridor identified on Schedule III to the City of Pickering Official Plan; Section 15.9 of the Official Plan requires that an environmental report be completed for the subject property because it is located within 50 metres of the Rouge Duffin's Wildlife Corridor; the Environmental Report prepared for the applicant by Niblett Environmental Associates Inc. concluded that the proposed development will not have an impact on the features and functions of the Rouge -Duff -ins Wildlife Corridor, provided the following mitigation measures are implemented: 1 Use and storage of heavy equipment, stockpiles, debris and site grading should not occur outside of the property boundary; 2. The property boundary should be clearly marked and staked prior to site grading. Temporary silt fencing would help operators visually to avoid entering the corridor; 3. use of diffuse lighting and directing lighting away from the corridor (facing south) to limit pollution of the corridor. Security lighting should be diffuse and splash onto the paved areas only; 4. A solid wooden fence should be constructed along the entire northern boundary of the development to prevent light pollution and disturbance to the wildlife using the corridor; 5. A wildlife -monitoring program is not recommended for this development due to the small scale of the development and adjacent development. Phase I Environmental Site Assessment (ESA) City Staff understand that, due to filling and grading on the subject property, as well as unknown former land uses, a Phase I Environmental Site Assessment (ESA) was needed to determine potential contamination on the subject property; the Phase I ESA prepared for the applicant by Pinchin Environmental, submitted with the rezoning application, concluded that "due to the presence and unknown source of the fill material on [the subject property], a subsurface investigation is recommended to determine the presence or absence of contaminants at the Site". Information Report No. 33-02 Page 4 21 4.3.2 Staff Comments In reviewing the application to date, the following matters have been identified by staff for further review and consideration: o appropriateness of the site for the proposed use; o development constraints; o compatibility with surrounding land uses; o impact on surrounding land uses; o servicing constraints; o conformity with the City of Pickering Official Plan, the Durham Region Official Plan and other applicable policies; o impact on Amberlea Neighbourhood; o review of Phase I Environmental Site Assessment regarding potential site contamination; o review of the Environmental Report regarding impact on Rouge-Duffin's Wildlife Corridor; and o agency and department comments. approval of the Site Plan application is also required prior to development proceeding. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Information Received copies of the following information submitted by the applicants are available for viewing at the offices of the City of Pickering Planning & Development Department: o applicant's submitted conceptual site plan; o Phase I Environmental Site Assessment (ESA); o Environmental Report. 22 Information Report No. 33-02 Page 5 6.2 Company Principal Mitko Stankovsky is President of The GIMI Construction Co. Ltd.; The GIMI Construction Co. Ltd. is the registered owner of the subject property; Bob Martindale, Martindale Planning Services, is the agent for the Zoning By-law Amendment application; Suu-Dda Patkar, Suu-Dda Patkar Architectural Corporation, is the agent for the associated Site Plan application (File # S-005/02). Edward W. Belsey Lynda Taylor, MCIP; RPP Manager, Development Review Planner 11 EB:td Attachments Copy: Director, Planning & Development ARTAA/if lg.. .. ATTACH MENT#�TO INFORMATION REPORT# ?2"C )2. 23 INCH INCH AVENUE. 0 O i i i i 5's SUBJECT PROPERTY 0 -441 ♦:* 0 11 11 111 SUMMERPARK CRSS. occuli°i n _111111111111111 Er11111I11/ %all = Ag - U Imia 0 w=_ 111111 SUMMERPARK ORES MOM 0 0 Ulm EMIIIIMM O - .� ��, III III °=_Illlllli -- �—NM= z--°-- ---- -- w —w •—om.—.s —� —m- m' SEGUIN SQ. 2Q�C VriiIiITiEI&i AMBERLEA 111I11I11I11 t ��I�j�I� R1401P.10961.,�RT�,1111111WI W IIIA �� ERAMOSA lam_ notnmini mosMININI C_mommit 21. co �`'� 111 ` i.,= W' fit 11111h11111.• ■� t 111111111111& 0 0 Vika RO AVENUE 0 0 NIPISSING w w z a Z GRACELAND COURT ROAD Rc M11111i1.,, r A,.._ SAUGEEN ' `�tv �� ""' �I.��11�1 111►►I�j �0I� 1111111E 11►/��i,�Q HIGHVIEW a ARESCENT o_I 1� 11►`s ��-..-5111%.111111111 0- 4 211111111 Y 111111111111►��%/�j� SPRINGVIEW DRIVE w z 0 O 1- w 0 z r Pr .3111reti = 0 MIRY -- CRESCENT ROAD ARCADIA SQUARE w z a 4% J 5 City of Pickering Planning & Development Department PROPERTY DESCRIPTION CON 2 PT LOT 30 NOW RP 40R10541 PART 1 TO 3 AND RP 40R11450 PART 2 APPLICANT GIMI CONSTRUCTION CO. LTD. DATE OCT. 9, 2002 DRAWN BY IB APPLICATION No. A11/02 SCALE 1:7500 CHECKED BY EB FOR DEPARTMENT USE ONLY PN -11 PA-