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Home My WebLink AboutInformation Report 12-04PICKERING INFORMATION REPORT NO. 12-04 FOR PUBLIC INFORMATION MEETING OF August 5, 2004 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 5/04 2027424 Ontario Ltd. Durham Condo Plan 110, Level 1, Unit 1 (860 Brock Road) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the subject property is approximately 0.83 hectares in size, and located on the west side of Brock Road between Clements Road and Feldspar Court (see Attachment #1 — Location Map); - a 23 unit multi -tenant industrial condominium occupies the site; Hubbell Canada is located to the north, Brockfeld Equities to the south; - The Shandex Group and OPG offices to the east, and to the west is Tompkins Welding. 2.0 APPLICANT'S PROPOSAL the applicant proposes to amend the existing zoning on the subject lands to add a Body Rub Parlour as a use; this proposed use will occupy Unit #1 within the existing industrial condominium; - total gross floor area of the existing industrial condominium is 3410 square metres; Unit #1 consumes 93 square metres of the floor area (see Attachment #2 — Applicants Submitted Site Plan). Information Report No.12-04 Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan the Durham Regional Official Plan identifies the subject lands as being designated "Employment Area"; this designations goal is to establish Employment Areas and efficiently guide their development to obtain the greatest benefit for the Region; - to increase job opportunities for the residents of the Region; Employment Areas shall be used for limited personal service uses; the applicant's proposal appears to comply with this designation; 3.2 Pickering Official Plan the subject property is designated "General Employment" within the Brock Industrial Neighbourhood; this designation permits a wide range of employment use while allowing for limited personal service uses serving the area; - Schedule II of the Pickering Official Plan — "Transportation Systems" designates Brock Road as a Type C — Arterial Road; 3.3 Zoning By-law 2511 - the subject property is currently zoned "M2" — Industrial Zone by By-law 2511/00; - the current zoning permits the following uses: • All commercial uses permitted under "M1"— Storage & Light Manufacturing; • All industrial uses permitted under "M1" — Storage & Light Manufacturing along with a transportation terminal, manufacturing and industrial uses with limited outdoor storage; - the applicant is requesting to add a Body Rub Parlour use to the existing zoning; - the amendment would only apply to 860 Brock Road; 3.4 Municipal By-law Pertaining to Body Rub Parlours on October 16, 2000, City Council passed Municipal By-law No. 5764/00, which provides requirements for the licensing and regulation of body rub parlours within the City of Pickering; - the by-law includes a provision which restricts the location in which body rub parlours may be considered to operate, to the City's Industrial area, subject to a zoning by-law amendment application to permit the use (see Attachment #3 — Schedule "B" to By-law 5764/00); Information Report No.12-04 Page 3 The definition of a Body Rub Parlour is as follows: • A "Body Rub Parlour" is defined as any premises or part thereof where a body rub is performed, offered or solicited in pursuance of a trade, calling, business or occupation, but does not include any premises or part thereof where the body rubs performed are for the purpose of medical or therapeutic treatment and are performed or offered by persons otherwise duly qualified, licensed or registered so to do under the laws of the Province of Ontario; • A "Body Rub" includes the kneading, manipulating, rubbing, massaging, touching, or stimulating, by any means, of a person's body or part thereof but does not include medical or therapeutic treatment given by a person otherwise duly qualified, licensed or registered so to do under the laws of the Province of Ontario. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - a phone conversation with John Ferguson from OPG to discuss the defined Body Rub Parlour Area; 4.2 Agency Comments the Region of Durham, Planning Department commented on the application stating that limited personal service uses are permitted under their official plan and that no provincial interests are affected by this proposal; Pickering Fire Services had no objections, but would reserve the opportunity to make comment at the time of site plan review if one is circulated; 4.3 Staff Comments - in reviewing the application to -date, the following matters have been identified by staff for further review and consideration: Use • the compatibility of the proposed use within the existing industrial condominium; • examine compatibility with existing built form; • examine the entire site to ensure that all uses within the industrial condominium conform with the "M2" — Industrial Zone; • this zoning amendment will evaluate the appropriateness of the requested use; Information Report No.12-04 Page 4 25 Parking • assess the current parking supply on-site and will examine the potential effects that this proposed use may have on the parking supply; Zoning • determine whether or not floor -space limitations for the proposed use should be included in any zoning by-law; this Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. 5.0 PROCEDURAL INFORMATION written comments regarding this proposal should be directed to the Planning & Development Department; oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council or a Committee of Council; if you wish to 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 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 Applicants submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Information Report No.12-04 26 Page 5 6.3 Property Principal & Leasee - the principal of 860 Brock Road is Thomas R. Stevens, the leasee of 860 Brock Road, Unit #1 is 2027424 Ontario Limited represented by Angela Foo. Lynda Taylor, IP, RPP Ian er I Manager, Development Review GXR:jf Attachments Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 12-04 COMMENTING RESIDENTS AND LANDOWNERS (1) John Ferguson - Ontario Power Generation; COMMENTING AGENCIES (1) Region of Durham — Planning Department; COMMENTING CITY DEPARTMENTS (1) Pickering Fire Services; ATTACHMENT #__L_TO INFORMATION REFORT#—.4. e 1 GC 0 0 BROCK ROAD , 0 0>- 1 SUBJECT PROPERTY FELDSPAR COURT \ 0 0 CO CLEMENTS McPHERSON COURT C.N.R. ROAD z City of Pickering Planning & Development Department PROPERTY DESCRIPTION DURHAM CONDO PLAN 110, LEVEL 1, UNIT 1 OWNER 2027424 ONTARIO LTD. DATE FEB. 24, 2004 DRAWN BY JB FILE No. A 05/04 SCALE 1:5000 CHECKED BY Be FOR DEPARTMENT USE ONLY PN -4 PA- ATTACHMENT# TO "FORMATION REPORT# /02- oy INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 05/04 - 2027424 ONTARIO LIMITED 331.8m UNIT 1 BROCK ROAD THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, MAPPING AND DESIGN, RMATION SERVICES 1 DIVISION2004. 3) ATTACHMENT #3_21r0 INFORMATION REPORT # /07 -0 V SCHEDULE `B" TO BY-LAW NUMBER 5764/00 DEFINED AREAS WHERE A BODY RUB PARLOUR MAY OPERATE SCHEDULE' B' TO BY-LAW 5764/00 DEFINED AREAS WHERE A BODY RUB PARLOUR MAY OPERATE