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HomeMy WebLinkAboutPLN 06-25Report to Planning & Development Committee Report Number: PLN 06-25 Date: March 3, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. 5329 Brock Road (“Old Brock Road”) Recommendation: 1. That Zoning By-law Amendment Application A 14/21, submitted by 197229 Ontario Inc., to legalize an existing landscape and pool installation business at 5329 Brock Road (“Old Brock Road”), be approved, subject to the provisions contained in Appendix I to Report PLN 06-25; and 2. That staff be authorized to finalize and forward an implementing Zoning By-law to Council for enactment, after the applicant has executed a Site Plan Agreement and submitted all required financial obligations and letters of credit, to the satisfaction of the Director, City Development & CBO. Executive Summary: The purpose of this report is to seek Council approval for a Zoning By-law Amendment application, submitted by 197229 Ontario Inc. The subject property is located on the east side of Old Brock Road, west of Brock Road (the Claremont By-pass), and north of the Canadian Pacific Railway (see Location Map, Attachment 1). In September 2018, the City issued a notice of zoning contravention to the applicant for operating a landscape and pool installation business without the required zoning permissions. In January 2022, the applicant submitted a rezoning application to legalize the industrial land use. The applicant is requesting to rezone the developable portion of the property from Oak Ridges Moraine – Agricultural (ORMA) zone to Oak Ridges Moraine – Employment (ORME) zone, to permit the landscape and pool installation business and to support a redevelopment of the property. The remaining portion, which contains a wetland and associated vegetation protection buffer, will be zoned to Oak Ridges Moraine – Environmental Protection (ORMEP) zone. As part of the redevelopment, the applicant proposes to construct a 370 square metre, single-storey metal fabricated barn for storing landscaping materials and equipment, as well as office space (see Revised Site Plan, Attachment 3). The proposal also includes a new parking layout and designated areas for additional outdoor and indoor storage. A Site Plan Approval application is required to recognize the existing operations of the property and to permit the construction of the storage barn. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 2 5329 Brock Road City Development staff support the rezoning application. The proposal conforms with the 2024 Provincial Planning Statement, which encourages the growth and development of Hamlets in a way that is appropriately scaled and respects local rural characteristics. It also conforms to the Rural and Hamlet designations in the Oak Ridges Moraine Conservation Plan and Regional Official Plan, both of which allow small-scale commercial or industrial uses that serve the needs of residents and the surrounding area. Additionally, the proposal conforms to the Oak Ridges Moraine Rural Hamlets and Hamlet Employment designations in the Pickering Official Plan, which permit various employment uses. Staff support Zoning By-law Amendment Application A 14/21, and recommend that the zoning provisions, as set out in Appendix I to this report, be incorporated into the final implementing by-law to be brought before Council for enactment, after the applicant has executed a site plan agreement and submitted all required financial obligations and letters of credit to the City. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: The purpose of this report is to seek Council approval for a Zoning By-law Amendment application, submitted by 197229 Ontario Inc. The applicant proposes to rezone the developable portion of the subject property to legalize an existing landscape and pool installation business, including associated outdoor storage, and to support the property’s redevelopment. The remaining portion, which contains natural heritage features, will remain environmentally protected. This report highlights how the proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan, and the Pickering Official Plan. It also summarizes the applicant’s response to questions and concerns raised by the Planning & Development Committee at the Statutory Public Meeting. 1. Background 1.1 Property Description The subject property is located on the east side of Old Brock Road, west of Brock Road (the Claremont By-pass), and north of the Canadian Pacific Railway (see Location Map, Attachment 1). The property has an area of 0.6 of a hectare, with approximately 56 metres of frontage along Old Brock Road. A wetland area is situated in the southeast corner of the property, with several trees located adjacent to the wetland area. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 3 5329 Brock Road A landscape and pool installation business currently operates on the property. There are six storage bins used for indoor storage of landscape materials and equipment, as well as additional outdoor storage, and parking of vehicles, associated with the business. A 2-metre-high wood fence is erected along the front lot line. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): North & Immediately to the north and east is a large parcel of land that contains a East: barn and a detached dwelling (5359 Old Brock Road). Further north, another large parcel (5435 Old Brock Road) contains a detached dwelling and two industrial buildings with associated outdoor storage and vehicle parking. The businesses that currently operate at 5435 Old Brock Road include a machinery sales and repair shop and a landscape business. The City is currently reviewing a Zoning By-law Amendment application (A 09/21) for this property, which seeks to legalize existing industrial uses, and expand the list of permitted uses to facilitate a future redevelopment of the property for industrial and commercial uses. South: Immediately to the south is a smaller parcel of land that contains a detached dwelling. Further south is an industrial building occupied by an auto repair shop and the Canadian Pacific Railway. West: Across Old Brock Road is a vacant parcel of land owned by the Toronto and Region Conservation Authority, which contains woodland and a stream. At the northwest corner of Old Brock Road and Hoxton Street, there is a commercial building occupied by a retail store selling household and farm supplies, and a restaurant. At the southwest corner, an industrial building is occupied by a fencing and deck business. 1.2 Background 1.2.1 Toronto and Region Conservation Authority – Notice of Violation The applicant stated that shortly after acquiring the property in 2017, they placed fill on the property and built a wood fence along the front lot line to prevent trespassing, and illegal dumping of household and construction garbage on the property. On September 10, 2018, the Toronto and Region Conservation Authority (TRCA) served a notice of violation to the applicant for the placement of illegal fill on the property without a TRCA permit, in contravention of Ontario Regulation 166/06, pertaining to the regulation of development, interference with wetlands, and alterations to shorelines and watercourses. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 4 5329 Brock Road 1.2.2 City of Pickering – Notice of Zoning Contravention After purchasing the property in 2017, the applicant began using it to operate a landscape and pool installation business. In 2018, the City of Pickering received a complaint from an area resident about the change in use. The City’s By-law Enforcement staff completed a site visit and confirmed that the site was being used illegally for an industrial business; whereas, the zoning by-law only permits residential, agricultural, and conservation uses. On September 5, 2018, the City of Pickering issued a notice of zoning contravention to the applicant for the unauthorized operation of the landscape and pool installation business. To address the notice of violation from the TRCA, and to legalize the existing business operation on the property, the applicant submitted a Zoning By-law Amendment in January 2022. 1.3 Applicant’s Proposal The applicant is requesting to rezone the developable portion of the property from ORMA zone to ORME zone. This rezoning is intended to legalize the existing landscape and pool installation business and associated outdoor storage of landscape materials, as well as support a redevelopment of the property. The remaining portion of the property, which contains the wetland area and its associated 10-metre-wide vegetation protection buffer, is to be rezoned to ORMEP zone (see Revised Site Plan, Attachment 3). The existing trees located within the buffer will remain, and additional plantings are proposed. A grassed area adjacent to the buffer will provide further protection from the developable area. As part of the redevelopment of the property, the applicant proposes to construct a 370 square metre, single-storey, metal fabricated barn for storing landscape materials and equipment (see Figure 1 on the next page). The barn will also include office space and washroom facilities for employees. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 5 5329 Brock Road Figure 1: Rendering of proposed storage barn The 6 existing storage bins (totalling approximately 88 square metres) will remain on the property to provide additional indoor storage for landscape materials and equipment. Based on discussions with staff, the applicant has agreed to limit outdoor storage to a maximum of 176 square metres. A total of 26 parking spaces (including two accessible spaces) are proposed, to be used by employees, and for the parking of trucks and trailers used for the business. The site will continue to be accessed via the existing driveway from Old Brock Road. The applicant must remove the 2-metre-high wooden fence along the front lot line, as the height of the fence contravenes the City’s Fence By-law. To screen the outdoor storage and parking areas from the street, the applicant is proposing: • a 3.8-metre-wide landscaping strip along the front lot line • a new 1.8-metre-high fence, setback 4.0 metres from the front lot line, to provide additional screening and help deter illegal dumping The property does not have municipal servicing. The applicant proposes to use the existing well on the property and install a new sewage disposal system for the washroom. Permits from the Region of Durham Health Department will be required for any new or proposed changes to the private service. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 6 5329 Brock Road An application for Site Plan Approval is required to recognize the existing operations of the property and to facilitate the proposed redevelopment. 2. Comments Received 2.1 Comments received at the May 2, 2022, Statutory Public Meeting A Statutory Public Meeting for the application was held on May 2, 2022. No residents spoke at the meeting, but the City received written comments from one area resident. The resident’s key concerns included: • concerns that the applicant is operating an illegal business on the property, and the precedent this could set for other landowners • concerns with trucks that enter and exit the property, and the impact these vehicles will have on the maintenance of Old Brock Road • stated that the City should be encouraging housing development in Claremont instead of industrial development, given the ongoing housing shortage Key questions and comments raised by members of the Planning & Development Committee included: • concerns about the illegal fill that was placed on the property, and its potential impact on the wetland • questions about the due diligence the applicant completed regarding the property’s zoning before purchasing it • questions about whether hazardous materials are being stored on the property • questions about whether the applicant is compliant with the Occupational Health and Safety Act, and the Workplace Hazardous Materials Information System A detailed summary and responses to these questions and concerns can be found in Section 3.6 of this report. 2.2 Agency Comments 2.2.1 Toronto and Region Conservation Authority • no objections to the rezoning application • the Owner must apply for and receive a TRCA Permit under the Conservation Authorities Act prior to the issuance of any municipal building permits • matters related to erosion and sediment control, and ecological compensation, must be addressed through the site plan approval and TRCA permitting process 2.2.2 Region of Durham • as of January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 7 5329 Brock Road • comments on this rezoning application were received in August 2024, from the Region of Durham Planning Department, stating no objections to the application • the Health Department and Works Department have reviewed this application and have no objections 2.2.3 Canadian Pacific Railway • no objections to the rezoning application • the proposed redevelopment must follow the 2013 Proximity to Railway Operations Guidelines, prepared by The Federation of Canadian Municipalities and The Railway Association of Canada 2.3 Comments from City Departments 2.3.1 Engineering Services • no objections to the rezoning application • the submission of a Construction Management Plan, Erosion & Sediment Control Plan, and Lighting Plan will be required as part of a future site plan approval application 2.3.2 Fire Services • no objections to the application 2.3.3 Sustainability On September 20, 2022, City Council adopted new Integrated Sustainable Design Standards (ISDS) for all new developments in the City, replacing the 2007 Sustainable Development Guidelines. Applications submitted (and deemed complete) before December 31, 2022, will continue to follow the 2007 guidelines and must achieve at least Level 1, or a minimum of 19 points. Since the proposed application was received in 2021, before the new standards took effect, the 2007 guidelines apply. Sustainability staff have reviewed the Sustainable Development Report, prepared by Grant Morris Associates Ltd., dated February 14, 2024, and have no objection to the approval of the proposed Zoning By-law Amendment application. The proposal aims to achieve a total of 24 points, which exceeds the minimum Level 1 (19 points) required. The applicant has identified the following sustainability measures to be incorporated into the redevelopment: • planting of a 10-metre-wide vegetation buffer and grassed areas, and installation of a fence surrounding the wetland area to filter run-off and mitigate impacts to on-site features and aquatic life PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 8 5329 Brock Road • planting 100 percent native species in the vegetation buffer and elsewhere on the property • installing swales to direct drainage from the developable portion of the property away from the wetland area As part of a future Site Plan Application, the applicant will be required to provide a completed ISDS Checklist for non-residential buildings and, at a minimum, achieve Tier 1 performance standards. Sustainability staff will work with the applicant to ensure the proposal complies with the City’s new ISDS standards. The final sustainable design features to be incorporated into the development will be presented to the Site Plan Review Panel for their feedback before the Director, City Development & CBO issues site plan approval. 3. Planning Analysis 3.1 The proposal conforms to the Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The new PPS directs Planning authorities to support a diversified economic base by maintaining a range and choice of suitable sites for employment uses. This includes accommodating various economic activities and ancillary uses, while considering the needs of both existing and future businesses. Additionally, the PPS also states that rural settlement areas, such as Hamlets, should be the focus of growth and development. However, planning authorities must give consideration to locally appropriate rural characteristics, the scale of development, and the provision of appropriate service levels. This rezoning application seeks to recognize an existing industrial business and facilitate its redevelopment to meet growing operational needs. The business is a small-scale operation with a maximum of seven employees, which is in keeping with existing small-scale industrial operations in the area. The proposal is appropriate for the rural character of Claremont and the Oak Ridges Moraine. The applicant’s proposal conforms to the new PPS. 3.2 The proposal conforms to the Oak Ridges Moraine Conservation Plan The Oak Ridges Moraine Conservation Plan (ORMCP) designates the subject property as “Countryside Area – Rural Settlement”. Small-scale commercial and industrial uses are permitted in Rural Settlement Areas, provided the uses do not require large-scale modifications of terrain and/or vegetation, or large-scale buildings and structures. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 9 5329 Brock Road The ORMCP states that an application for a small-scale commercial or industrial use within a Countryside Area may not be approved unless the applicant demonstrates that the buildings and structures will be planned, designed, and constructed so as not to adversely affect the rural character of the Countryside Areas, and the ecological integrity of the Plan Area. Within the ORMCP, major development is defined as the construction of a building or buildings with a ground floor area of 500 square metres or more. The proposed storage barn and existing storage bins, located entirely within the developable area of the property, will result in a total building area of 460 square metres. The minimum 10-metre-wide vegetation protection buffer, and proposed landscaping within the buffer, are intended to protect the wetland area from further site alterations and ensure that any buildings or structures on the lot will not adversely affect the ecological integrity of the Oak Ridges Moraine. Additionally, the proposed storage barn is in keeping with the rural character of the Hamlet and the Oak Ridges Moraine. The proposed landscaping strip in the front yard, adjacent to Old Brock Road, will maintain the rural character of the area and screen the operation of the business from the road. The ORMCP identifies the subject property as being within a Landform Conservation Area (Category 2). An application for development within a landform conservation area must identify planning, design, and construction practices that will keep disturbance to landform character to a minimum. In support of this application, the applicant submitted a Landform Conservation Assessment (LCA), prepared by Cunningham Environmental Associates, dated December 18, 2023. The LCA concludes that the subject property is generally flat, having a slope differential from north to south and west to east of less than one percent. As such, the landform feature within the property is not considered a Category 1 or 2 Landform Conservation Area, as defined by the ORMCP. Staff are satisfied with the conclusions of the submitted LCA. The applicant’s proposal conforms to the ORMCP. 3.3 The proposal conforms to the Durham Regional Official Plan “Envision Durham” On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3, 2024. The remaining parts of the Plan were subsequently approved by the MMAH on December 13, 2024. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 10 5329 Brock Road respect of any area in the City to which it applies and will remain in effect until the City revokes or amends it. The new Regional Official Plan (ROP) designates the subject property as “Rural Systems – Hamlets”. The ROP encourages development within hamlets to be compatible with surrounding uses and the rural landscape, consisting of a mix of housing, employment uses, and commercial uses that meet the needs of the residents of the hamlet and surrounding rural area. The existing landscape and pool installation business is a small-scale industrial operation that contributes to the economic base of Claremont and serves the needs of area residents and surrounding Greater Toronto Area municipalities. The applicant’s proposal conforms to the ROP. 3.4 The proposal conforms to the Pickering Official Plan The Pickering Official Plan (POP) designates the subject property as “Rural Settlements – Oak Ridges Moraine Rural Hamlets”. This designation allows for redevelopment and infilling within the existing hamlet boundary, permitting a variety of uses including residential, employment, commercial, community, cultural, and recreational. The Claremont Settlement Map (Schedule IV – 10 to the City’s Official Plan) designates the subject lands as “Hamlet Employment”. Permissible uses within the Hamlet Employment designation include manufacturing, assembly, processing of goods, service industries, research and development facilities, warehousing, storage of goods and materials, offices, limited retailing associated with an industrial operation, and automotive uses. The existing industrial business is a permitted use within both the Oak Ridges Moraine Rural Hamlets and Hamlet Employment designations. The POP identifies the eastern portion of the property, where the wetland area is located, as being within the “Natural Heritage System” and containing Significant Woodlands. The Plan states that the Natural Heritage System plays a key role in defining Pickering’s natural landscape and in sustaining a healthy ecological system. It states that Council shall endeavour to protect, conserve, and enhance its Natural Heritage System. To support this application, the applicant submitted a Natural Heritage Evaluation (NHE), prepared by Cunningham Environmental Associates, dated March 11, 2021. The NHE confirms that the area of the proposed redevelopment is located entirely outside of the Natural Heritage System and Significant Woodlands designations. It also recommends mitigation measures to avoid potential negative impacts to on-site features, and their ecological functions during and after construction, which include, but are not limited to: PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 11 5329 Brock Road • maintaining a minimum 10-metre-wide vegetation protection buffer between the developable portion of the property and the wetland area • installing an erosion and sedimentation control fence during construction between the developable portion of the property and the wetland area • installing tree protection fencing around all trees during construction that are proposed to remain on the property Additionally, the applicant submitted a Landscape and Naturalization Buffer Plan, prepared by Marton Smith Landscape Architects, revised on March 4, 2024. This plan proposes the planting of new native trees and shrubs within the vegetation protection buffer, to fill in the gaps between existing trees located in the buffer for further protection of the wetland area. TRCA staff have reviewed the submitted NHE and Landscape Plan, and are satisfied with the proposed vegetation protection buffer, proposed planting, and recommended mitigation measures. Through the site plan review process, staff will continue to work with the applicant and TRCA to ensure all proposed planting and mitigation measures are implemented before, during, and after construction. The applicant’s proposal conforms to the POP. 3.5 Outdoor storage on the property will be restricted through the implementing zoning by-law amendment At the Statutory Public Meeting, the Planning & Development Committee raised questions about the type and amount of outdoor storage proposed on the property. They also inquired whether pool chemicals or other hazardous materials were or would be stored on-site. In response, the applicant worked with staff to limit the amount of outdoor storage to a maximum of 176 square metres, approximately 5 percent of the developable portion of the lot (see Attachment 3, Revised Site Plan). The applicant has confirmed that the following materials will be stored outside on the property: • wood framing and pallets • plumbing pipes • concrete blocks • pool tiles The following materials will be stored inside the proposed barn and enclosed storage bins: • landscape machinery (including small backhoes and excavation machines) PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 12 5329 Brock Road • snow blowers • pool pumps • pool electrical equipment • garden tools • bags of sand, gravel, and concrete mix • wheelbarrows • construction tools The applicant has also confirmed that no pool chemicals are stored on the property. These materials, along with other hazardous materials, will continue to be stored at their other property in Markham. As part of the implementing zoning by-law, staff will limit the amount of outdoor storage in the rear yard to a maximum of 6 percent of the developable portion of the lot. Additionally, the implementing zoning by-law will prohibit the storage of hazardous materials (including salt, pesticides, and fertilizers) on the property. 3.6 Response to questions/concerns raised by the Planning & Development Committee The following is a summary of questions and concerns raised by Committee members at the Statutory Public Meeting, and the applicant’s or staff’s responses. Questions from Committee Applicant’s or Staff’s Response Questioned if the illegal fill that was placed on the property had impacts to the wetland area. The submitted NHE states that the illegal fill that was placed on the property has not resulted in any negative impacts or adverse effects to the on-site features and local natural environment. TRCA staff have reviewed the NHE and are satisfied with the findings of the study. TRCA will continue to work with the applicant to resolve the open violation through TRCA’s permitting process. Questioned if the applicant considered conveying the portion of the property containing the wetland area and associated buffer into public ownership. TRCA staff have indicated that the portion of land containing the wetland area and buffer would not benefit from public ownership, as the land is isolated due to its location next to a railway and other privately-owned property. TRCA staff have indicated that the best practice is to zone the wetland area and buffer as ORMEP zone. PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 13 5329 Brock Road Questions from Committee Applicant’s or Staff’s Response Asked for the name of the company that operates on the property. The applicant has confirmed that the name of the company is Simpatico Property Services Ltd. Asked what due diligence the applicant completed (related to zoning, location within the Oak Ridges Moraine, etc.) before purchasing the property. The applicant confirmed that they met with City staff to discuss the Regional and City Official Plan policies and zoning provisions that applied to the property. The applicant also understood that a rezoning application would be required to permit the industrial land use. Asked whether the applicant complies with the Occupational Health and Safety Act and The Workplace Hazardous Materials Information System (WHMIS), as it relates to the operation of heavy equipment and the handling of hazardous materials. The applicant has confirmed that they are aware of the Occupational Health and Safety Act and WHMIS. However, the applicant has indicated that no heavy equipment or hazardous materials will be operated or stored on the property. 4. Staff recommended that the applicant obtain Site Plan Approval before a site- specific by-law amendment is finalized and forwarded to Council for enactment An application for Site Plan Approval is required to recognize the existing operations of the property, and to permit the construction of the proposed storage barn. However, the applicant is already using the property to operate their business without site plan approval, which is a violation of the City’s Site Plan Control By-law 7632/18. Staff recommend that the zoning provisions, as set out in Appendix I to this report, be incorporated into the final implementing by-law to be brought before Council for enactment, after the applicant has executed a site plan agreement, and submitted all required financial obligations and letters of credit to the satisfaction of the Director, City Development & CBO. Through the site plan review process, the City will have the opportunity to review detailed design issues, including, but not limited to: • landscaping and fencing • lighting • grading and drainage • construction management • sustainability PLN 06-25 March 3, 2025 Subject: Zoning By-law Amendment A 14/21 197229 Ontario Inc. Page 14 5329 Brock Road 5.Applicant’s Comments The applicant has been advised of and concurs with the recommendations of this report. Appendix Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/21 Attachments: 1. Location Map 2.Air Photo Map 3.Revised Site Plan Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer Appendix I to Report No. PLN 06-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 14/21 Recommended Zoning By-law Provisions for Zoning By-law Amendment A 14/21 Staff recommend that the following zoning provisions be incorporated into the implementing by-law and be finalized and brought before Council for enactment: Oak Ridges Moraine – Environmental Protection (ORMEP) zone 1.Permitted Uses (i)Conservation Oak Ridges Moraine – Employment (ORME) zone 1.Definitions Landscape and Pool Installation Business: means an establishment that is engaged in providing landscaping care, pool installation, and associated maintenance services, and which may include accessory office use and indoor and outdoor storage areas, but shall not include retail sales. 2.Permitted Uses (i)Landscape and Pool Installation Business 3.Zone Regulations Provision Exception 438 (ORME) Zone Minimum Front Yard (m) 5.0 Minimum Interior Side Yard (m) 2.5 Maximum Building Height (m) 12 Minimum Landscaped Open Space (%) 20 4.Parking Requirements Parking shall be provided and maintained on the lot as follows: Permitted Use Minimum Requirement Landscape and Pool Installation Business 4.5 spaces per 100 m2 of Gross Leasable Floor Area 5.Outdoor Storage (a)Outdoor storage as accessory to a Landscape and Pool Installation Business shall be permitted in the rear yard, so long as the area used for outdoor storage does not exceed 6 percent of the lot area. (b)The storage of hazardous materials on the lot shall be prohibited, which may include, but is not limited to, salt, pesticides, fertilizers, and other similar materials. 25.6m 14.6 m 32.6m 11m 36 . 3 m 52 . 3 m 56.8m 24.8m 72 m 5.6m 101.2m 4.3 m ORMEP X438 (ORME) Bro c k R o a d Track S t r e e t Hoxton Street Clerk Mayor N Schedule I to By-Law Passed This Day of XXXX/25 XXrd XXXX 2025 Attachment 1 to Report PLN 06-25 City Development Department Location MapFile:Applicant:Municipal Address: A 14/21 Date: Jan. 31, 2022 197229 Ontario Ltd. 5329 Brock Road ("Old Brock Road") SubjectLands L:\PLANNING\01-MapFiles\A\2021\A 14-21 - 197229 Ontario Ltd\A14_21_LocationMap.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. Br o c k R o a d ( C l a r e m o n t B y - p a s s ) Bro c k R o a d ( " O l d B r o c k R o a d " ) Hoxton Street Attachment 2 to Report PLN 06-25 Air Photo MapFile:Applicant:Municipal Address: A14/21 Date: Jan. 31, 2025 ¯ E 197229 Ontario Ltd.5329 Brock Road ("Old Brock Road") SubjectLands L:\PLANNING\01-MapFiles\A\2021\A 14-21 - 197229 Ontario Ltd\A14_21_AirPhoto.mxd 1:4,000 SCALE:THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.; © Her Majesty the Queen in Right of Canada, Departmentof Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Br o c k R o a d ( C l a r e m o n t B y - p a s s ) Bro c k R o a d ( " O l d B r o c k R o a d " ) Hoxton Street Attachment 3 to Report PLN 06-25 /?3ODQQLQJ?0DS)LOHV?$? -DQ'$7( $SSOLFDQW 0XQLFLSDO$GGUHVV )LOH1R 5HYLVHG6LWH3ODQ )8//6&$/(&23,(62)7+,63/$1$5($9$,/$%/()259,(:,1*$7 7+(&,7<2)3,&.(5,1* &,7<'(9(/230(17'(3$570(17 &LW\'HYHORSPHQW 'HSDUWPHQW $ %URFN5RDG 2OG%URFN5RDG 2QWDULR/WG 1