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Home My WebLink AboutAugust 22, 2002(Statutory Public Information Meeting Agenda Pursuant to the Planning Act Thursday, August 22, 2002 7:00 P.M. Chair: Councillor Holland (I) 2. 3. 4. 5. 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 STREET) BAYLY Explanation of application, as outlined in Information Report #22-02 by Planning Staff. Comments from the applicant. Comments from those having an interest in the application. Response from applicant. Staff response. 1-6 (V) ADJOURNMENT PICKERING INFORMATION REPORT NO. 27-02 FOR PUBLIC INFORMATION MEETING OF August 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, Plan M1040 (South-west corner of Squires Beach Road and Bayly Street) 1.0 2.0 PROPERTY LOCATION AND DESCRIPTION - located on the south-west corner of Squires Beach Road and Bayly Street; (see Location Map - Attachment #1); - comprises a total land area of approximately 16 hectares and is currently vacant; - the subject lands are surrounded by industrial uses. 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 Commerdal Recreational Establishment Convenience Store Exhibition Hall (includes a Flea Market Use) Financial Institution Food Preparation Plant Light Machinery and Equipment Supplier Merchandise Service Shop Offlce-~ted Commercial Establishment Personal Service Shop Place of Assembly Place of Amusement or Entertainment Place of Worship Restaurant - Type A Rental Establishment Sales Outlet 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 Light 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 subject lands, 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 Page 2 3.0 3.1 3.2 3.3 4.0 4.3 OFFICIAL PLAN AND ZONING Durham Re.qional Official Plan the Durham Regional Official Plan identifies the subject lands as being within an Employment Area which permits a wide range of employment and employment-related uses. Pickerinq Official Plan - the Pickering Official Plan identifies the portion of subject lands fronting Bayly Street as being located in an Employment Area - Mixed Employment with the remainder of the subject lands being designated Employment Area - General Employment within the Brock Industrial Neighbourhood; - the General Employment 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 office business parks; hotels; financial institutions serving the area; light manufacturing; light service industries; equipment and vehicle suppliers; automotive and vehicle sales and repair; - Schedule ill - Resource Management to the Official Plan designates a portion of the subject lands within a Shorelines and Stream Corridor; - Schedule III - Resource 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 for "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. Zoning By-law 2511 - zoning By-law 2511, as amended by By-law 61/74, zones the portion of the subject lands fronting Bayly Street as "(H)MI" - Storage and Light Manufacturing Zone, while the remainder 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. RESULTS OF CIRCULATION - no resident or agency comment received 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 in 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 omsite and off-site must be reviewed with the intent to determine what traffic improvements may be necessary as a result of the Information Report No. 27-02 Page 3 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 unit sizes, or maximum aggregate floor areas for certain uses; - the applicant's proposal for a loose 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 architectural 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 servicing of the proposed development will require further review. 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 Applicant's submitted plan are available for viewing at the offices of the City of Picketing Planning & Development Department; the applicant has submitted a phase 1 site assessment report in support of the application. 6.3 Company Principal - applicant advises that the pdndpal of 591658 Ontario Limited is Mr. Frank Spain. Lynda Ta~lor ~ Manager, Development Review TB:td Attachments Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO. 27-02 COMMENTING RESIDENTS AND LANDOWNERS (1) none to date COMMENTING AGENCIES (1) none to date COMMENTING CITY DEPARTMENTS (1) Planning & Development INFORMATION REPOET#~ 5 CLEMENTS SUBJECT PROPERTY $1UCON II City of Pickering 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. DRAWN BY RC Planning & Development Department FILE No. A 13/02 DATE JULY 17, 2002 SCALE 1:7500 CHECKED BY TB FOR DEPARTMENT USE ONLY PN-4 PA- INFORMATION'COMPILED FROM APPLICANT'S SUBMITTED PLAN .591658 ONTARIO LTD. A 13/02 JillllllllllrllllllllllllllJjjh IIIIIllllllllllllllllllllllllllT[ 111111111111111111111t Iq f"lllllllllllllllllllllll ri /~ILIIIIIIIIIIIIIiiii ~ III11 Itlllllllllllllllll L. 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