HomeMy WebLinkAboutPD 12-04
007
PLANNING & DEVELOPMENT DEPARTMENT
MEMORANDUM
March 29, 2004
To:
Anne Greentree
Deputy Clerk
From:
Neil Carroll
Director, Planning & Development
Subject:
Council Referral
A 15/03 - Sunoco
(Block B, Plan M-1024)
Southwest corner of Brock Road & Pickering Parkway
1800 Brock Road North
City of Pickering
At the March 8, 2004 Council meeting, Resolution #36/04(a) referred Council's
consideration of Zoning By-law Amendment Application A 15/03 (Sunoco) to
April 5, 2004. Staff were directed to coordinate discussions between the
applicant and the Region of Durham to explore possible funding by the applicant
toward the cost of introducing an additional southbound traffic lane on Brock Road
running south from Pickering Parkway to the 401 'on-ramp'.
The Region of Durham advise that the Environmental Study Report for
Brock Road is currently in its commenting period, and closes on April 5, 2004. A
third southbound lane on Brock Road is included in this study, however
construction is currently not within the Region's five year forecast. The proposed
future works are a Regional Development Charge project. The Region has
confirmed that no works can be done until the completion of the Environmental
Study Report. Further, should partial project construction be considered, a
minimum improvement section would consist of the full length of Brock Road
from Pickering Parkway to Highway 401.
The Region clarified that the development of an additional southbound lane
would cost approximately $75,000 for only that section of road directly fronting
the Sunoco property. This estimate does not include design works, relocation of
utilities, or road improvement south of Sunoco to Highway 401.
008
Council Referral A 15/03 - Sunoco
March 29, 2004
Page 2
The proposed third southbound lane must be extended in its entirety from
Pickering Parkway to Highway 401 as one project and cannot be limited to the
Sunoco property frontage.
The Region has advised that a very rough estimate of the cost to extend the
southbound lane from the Sunoco site to the Highway 401 ramp is approximately
$400,000 for road works only. .
City staff have also discussed this matter with the applicant. A representative of
Sunoco acknowledges the concerns of Council, but feels strongly that the
proposed additional retail space on the site will not exacerbate current traffic
issues on Brock Road, as supported by their traffic report. Further, Sunoco
noted that their business operation is not the only commercial facility that
contributes to Brock Road traffic.
It is Sunoco's position that the Region of Durham and City of Pickering are
responsible for required road improvements as identified through the Regional
Environmental Study Report. Consequently, Sunoco is not prepared to
financially contribute toward Regional/City projects.
City staff continue to support the recommendation contained in Report PO 12-04.
MD:ld
mduff/A 15-03 - Sunoco/Memorandum
Copy:
Chief Administrative Officer
Director, Operations & Emergency Services
Citlf o~
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 12-04
Date: February 20, 2004
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 15/03
Sunoco Inc.
(Block B, Plan M-1024)
Southwest corner of Brock Road & Pickering Parkway
1800 Brock Road North
City of Pickering
Recommendation:
1.
That Zoning By-law Amendment Application A 15/03, be APPROVED to add
120 square metre accessory retail store to the existing commercial automotive use,
on lands being Block B, Plan M-1024, City of Pickering, submitted by Sunoco Inc.
2.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 15/03, as set out in Appendix I to Report PO 12-04, be FORWARDED
to City Council for enactment.
Executive Summary: The applicant is requesting a change to the existing
CNA-Commercial Automotive zoning on the subject lands to permit the establishment of
a convenience retail use, associated with the existing gas bar facility, as an additional use
on the site. The subject property is located on the southwest corner of Pickering Parkway
and Brock Road (see Location Map, Attachment #1).
The proposed convenience retail use associated with the gas bar will be compatible
with the existing development of the subject property and consistent with the
development of service stations with associated retail throughout the City of Pickering.
Financial Implications:
proposed development.
No direct costs to the City are anticipated as a result of the
Report PO 12-04
Date: February 20,2004
Subject: Sunoco Inc. (A 15/03)
Page 2
Background:
1.0
Comments Received
1.1
At the November 20, 2003, Public Information Meeting
Numerous residents appeared at the meeting to raise concerns regarding traffic
safety issues associated with the proposed By-law amendment (see text of
Information Report and Meeting Minutes, Attachments #3 and #4).
1.2
Written submissions following the Information Meeting
Residents in the neighbourhood west of the subject property and business
owners directly abutting the property expressed objection to the application.
Along with individual submissions, a petition was submitted with approximately
300 signatures opposing the application (see Attachment #5).
All submissions received cited variations of the following reasons for opposing
the proposal:
. Large volumes of traffic already associated with Sunoco Service Station and
Tim Horton's;
. Safety issues associated with increased traffic volumes;
. On-site pedestrian danger associated with cars queuing at the Tim Horton's;
. Already severe traffic issues caused by the redevelopment of the Metro East
Trade Centre.
1.3
Agency Comments
Veridian Connections
No objections subject to the applicant
fulfilling certain conditions prior to
receiving a building permit (see
Attachment #6);
Region of Durham
- The proposal is permitted by the
policies of the Durham Region Official
Plan;
Municipal water supply and sanitary
sewer service are connected;
- The Region has no objection to the
proposal, but may impose further
access control as a condition of future
site plan approval (see Attachment #7).
Report PO 12-04
Date: February 20, 2004
Subject: Sunoco Inc. (A 15/03)
Page 3
1.4
City Departments
Development Control
No objection;
Municipal Property and
Engineering
Fire Services
No objection;
No objection.
2.0
Discussion
The proposal complies with the City's Official Plan designation
The City's Official Plan designates the subject property "High Density Area",
within the Village East Neighbourhood. This designation permits, amongst other
uses, retailing of goods and services.
The proposed by-law amendment to add retail use (which would permit a
convenience store) implements the City's Official Plan policies and contributes to
the retail / commercial nature of the designation.
Modernizing and Updating the service station to current standards
Current zoning on the property limits the permitted use to an Automobile Service
Station - Type 'A' and Restaurant Drive-Thru Take Out. This zoning was
established in 1984 and does not fully implement the current Official Plan
designation or provide appropriate flexibility of uses.
Within the City of Pickering and throughout Ontario, service stations have
evolved to now include an associated convenience store as a standard
component of a gasoline retail outlet.
Proposed development will not further disrupt existing traffic movements
on or off the site
A traffic report, prepared by the applicant's consultant, supports the proposal and
concludes that the addition of an associated convenience store use will not
further impact the already congested site. The report was reviewed by Municipal
Property & Engineering staff who concur with the findings of the report. A retail
use will not generate sufficient additional traffic to merit the refusal of the
application based on safety and traffic requirements. A retail use, though minor,
at approximately 50 square metres, is currently operating from the gas station
'kiosk' and does not appear to be impacting the function of the property.
Increasing the retail/convenience floor space to 120 square metres will not
generate sufficient additional traffic to impact site functioning.
Report PO 12-04
Date: February 20, 2004
Subject: Sunoco Inc. (A 15/03)
Page 4
Both the Region of Durham and City Staff acknowledges that the current site
conditions are not ideal in terms of traffic congestion and pedestrian and vehicle
interaction. However, introduction of an expanded retail facility will require the
reconfiguration of buildings on the site. This change will require site plan
approval and will provide the opportunity to better address existing traffic
conditions. Existing high traffic volumes will remain after construction of the
proposed expanded facility, but should not worsen.
The Site Plan Review process will address appropriate site functioning
A Site Plan Application has recently been received by the City and has been
reviewed at a Development Application Review Team (DART) meeting. Through
the DART meeting it has been determined that the proposed site reconfiguration
will assist in improving internal traffic problems by clearly defining drive-thru
lanes, relocating the garbage enclosure, and generally formalizing traffic flow
routes (see Attachment #2).
The existing By-law requires that the site provide a minimum of 5 parking spaces.
The applicant does not propose to provide additional parking spaces for the
increased retail floor area. The consultant report indicates that additional parking
is not required due to minimal increase of customers attending the site solely for
shopping needs. Staff concurs with this position.
On-site movement of vehicles may be improved through a revised site plan which
the proposed 120 square metre development. However, any floor area increases
over 120 square metres may result in traffic flow issues. As such, the By-law
should restrict the area of any retail/convenience use to 120 square metres.
It is recommended that the application be approved and the amending by-law be
forwarded to Council for enactment.
APPENDIX:
Appendix I: Draft By-law
Report PO 12-04
Date: February 20, 2004
Subject: Sunoco Inc. (A 15/03)
Page 5
Attachments:
1. Location Map
2. Conceptual Site Plan
3. Text of Information Meeting Report
4. Minutes from Statutory Public Information Meeting
5. Community Comments
6. Veridian Comments
7. Region of Durham Comments
Prepared By:
Approved I Endorsed By:
~
Neil Carro, C ,RPP
Director, Planning & Development
\ Ct- ¿ð\ .
Lynda Taylor, M , RPP
Manager, Development Review
MD:ld
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering City Council
APPENDIX I TO
REPORT NUMBER PD 12-04
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 15/03
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
DRAFT
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended by By-law 1840/84, to implement the Official Plan of the City of
Pickering, Region of Durham, (Block B, Plan M-1024) 1800 Brock Road
North, City of Pickering. (A 15/03)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to
change the zoning of the lands to permit a retail store, on the subject land, being;
(Block B, Plan M-1024) 1800 Brock Road North, City of Pickering.
AND WHEREAS an amendment to By-law 3036, as amended by By-law 1840/84, is
therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
(1)
TEXT AMENDMENT
(1 )
Section 4. DEFINITIONS of By-law 1840/84, is hereby further amended
by re-alphabetizing section 4 and by adding thereto the following:
"Retail Store" shall mean a building or part of a building in which goods,
wares, merchandise, substances, articles or other things are stored, kept
and offered for retail sale to the public.
(2)
Section 5(1) of By-law 1840/84, is hereby further amended by adding
thereto the following under (1) Uses Permitted ("CA(A)" Zone) heading:
(c)
retail store (only when ancillary to a automobile service station -
type 'A')
(3)
Section 5 of By-law 1840/84, is hereby further amended by adding thereto
the following under (2)(b) Uses Permitted ("CA(A)" Zone) heading:
(vi)
GROSS LEASABLE AREA OF RETAIL STORE USE: 120m2
(2)
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof.
BY-LAW read a first, second and third time and finally passed this
,2004.
day of
rAFT
7flAFT
Bruce Taylor, Clerk
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PROPERTY DESCRIPTION PARCEL B-1, SECTION M-1024 BEING BLOCK B PLAN M.1024
OWNER SUNOCO INC. DATE JULY 28, 2003 DRAWN BY JB
FILE No. A 15/03
FOR DEPARTMENT USE ONLY
SCALE 1 :5000
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L¡fv,;<r#PD /2-04
INFORMATION REPORT NO. 19-03
FOR PUBLIC INFORMATION MEETING OF
OCTO8ERR 16th, 2003
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 15/03
Sunoco Inc.
1800 Brock Road North
Block B, Plan M-1024
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
- the subject property is situated at the south-west corner of Brock Road and
Pickering Parkway;
- the site currently contains a Tim Horton's drive-thru facility, service station
with ancillary sales of merchandise, and associated parking;
- surrounding land uses include residential properties to the west of the subject
site and a large-scale commercial development on the east side of
Brock Road (see Attachment #1).
2.0
APPLICANT'S PROPOSAL
- the applicant proposes to amend the existing CA(A) - Commercial Automotive
(Type A) zoning on the subject lands to an appropriate site specific zone that
will permit the addition of a 110m2 convenience store (see Attachment #2).
3.0
OFFICIAL PLAN AND ZONING
3.1
Durham Reç¡ional Official Plan
- the Durham Regional Official Plan identifies the property as being within the
'Living Area' designation. 'Living Areas' should be developed predominantly
by a wide variety of housing forms;
3.3
4.0
4.1
4.2
4.3
Information Report No. 19-03
i.. ~1 Þ,:;;'::: '.¡.f,,:' 11 3," «
hL'Jr<'t'pu ..I2..-,Qtj
Page 2
convenience stores, which are compatible with their surroundings, are also
permitted within the 'Living Area' designation;
- the applicant's proposal appears to comply with this designation;
3.2
PickerinQ Official Plan
the Pickering Official Plan identifies the subject property as being designated
'Urban Residential Areas - High Density Area' within the Village East
Neighbourhood;
- this designation, among other uses, permits the limited retailing of goods and
services;
land uses, including limited retailing of goods and services, are intended to
take place for serving the local area; .
Zoninq By-law
- the subject property is currently zoned "CA(A)" - Commercial Automotive -
Type 'A' and restaurant drive-thru /take out by By-law 3036 (and amended by
By-laws 1840/84 & 4549/95). The current zoning permits only sales of
merchandise that is ancillary to the automobile service station;
an amendment to the zoning By-law is therefore required in order to
implement the applicant's proposal for adding a convenience store to the
subject property.
RESULTS OF CIRCULATION
Resident Comments
no resident comments have been received to-date;
Aqency Comments
no agency comments have been received to-date;
Staff Comments
in reviewing the application to-date, the following matters have been identified
by staff for further review and consideration:
. the impacts of realigned traffic flow within the site boundaries and the
ability to adequately provide safe and suitable access to existing and
future development;
. the appropriateness of the proposed relocated garbage bin enclosure on
the surrounding area. The impact of its visibility to abutting neighbours
and passing vehicular traffic needs to be addressed; .
Information Report No. 19-03
ATTACHMENT # .j TO
REPORT 1/ PO /2 -ùtf
Page 3
. a comprehensive review of the traffic report submitted by the applicant to
determine whether it adequately addresses traffic flow issues and to
assess its findings and results.
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
6.1
OTHER INFORMATION
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 Pickering Planning & Development Department;
- a traffic report prepared by Paul Hill Consulting is available for viewing at the
offices of the City of Pickering Planning & Development Department;
Company Principal
6.3
- the applicant is Stephen Lerner, of Suncor Energy Products Inc., who has
advised that he is working on behalf of the owner, Sunoco Inc.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Mike Duff
Planner II
Lynda Taylor, MCIP, RPP
Manager - Development Review
MD:jf
Attachments
Copy: Director, Planning & Development
ATTACHMENT I 3m
REPORT' PO /2. -04
APPENDIX NO. I TO
INFORMATION REPORT NO. 19-03
COMMENTING RESIDENTS AND LANDOWNERS
(1 )
none received to date;
COMMENTING AGENCIES
(1 )
none received to date;
COMMENTING CITY DEPARTMENTS
(1 )
none received to date;
7.
8.
ATTACHMENT # if. TO
REPORT tI PO /2. -at. . Excerpts from
Statutory Public Information Meeting
Thursday, October 16, 2003
7:00 P.M.
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 15/03
SUNOCO INC.
1800 BROCK ROAD NORTH
BLOCK B, PLAN M-1024
1.
Mike Duff, Planner II, provided an explanation of the application, as outlined in
Information Report #19-03.
2.
Steve Lerner, Suncor Energy Products Inc., advised that the items to be added
would be those similar to what is sold in most service stations. He further
advised that new pumps are being installed that will provide the convenience of
paying at the pump rather than having to enter the store, this speed up the
process and alleviate some of the traffic problems.
3.
Paul Hill, Traffic Consultant, advised that a traffic study ahs been completed
which concludes that 85% of the traffic is due to Tim Horton's. Reorganization of
the site should help the traffic flow and lessen the traffic on Pickering Parkway.
4.
Preet Singh, 25 Rotherglen Road North, advised that this development will create
more traffic congestion on Brock Road which will inevitably cause more accidents
and back-up. Another convenience store is not required in the area and with the
build-up of businesses across the street all needs are addressed.
5.
Carolyn Oliver, 1655 Pickering Pkwy., Unit 514, advised that there is a solid
stream of traffic on Brock Road now and another convenience store is not
needed which will just increase the problem.
6.
Raymond Ada, 1655 Pickering Parkway, advised of his opposition to the
convenience store stating that the service station will loose business if the traffic
congestion gets any worse.
Percell Thompson, 1566 Alwin Circle, stated his opposition to the application
adding that the traffic is already overly congested.
Lynda Taylor, Manager, Development Review, advised that comments are still to
come from Property & Engineering, Development Review and various agencies.
ATTACHMENT' 5 TO
REPORT I PO /2 - {)Lj.
N eighbourhood Memo
to Sunoco:
Your proposed store
is not a
"convenience"! !
We, the undersigned, oppose the construction of a convenience store by
Sunoco on their property at Brock Road and Pickering Parkway because:
. there are already tremendous traffic congestion problems at the site
involving both Sunoco and Tim Horton's customers;
. this congestion already sometimes endangers other motorists and
pedestrians using Pickering Parkway and other adjacent streets;
. customers will face potential danger while entering and departing the
convenience store by being forced to navigate between automobiles
awaiting service at Tim Horton's drive-through service;
. construction of the larger retail complex at the site of the former
Metro East Trade Centre already exaggerates traffic problems in the
community, and this store will simply contribute to difficulties
without delivering any substantial benefit to customers or the
neighbourhood;
.
ATTACHMENT # 5 TO
REFOR111 PO 12 :QL-,....
NEIGHBOURHOOD "FIGHT" STATEMENT
It is time to see development and its affects on neighbourhoods in a full
perspective that includes cause-and-effect consideration in great detail.
Sun OillSunoco's proposed convenience store on their property at Brock
Road and Pickering Parkway will contribute to further major traffic
congestion and endanger pedestrians and drivers alike as a result.
Safety will continue to be further compromised, with the potential for
personal injuries and property damage escalating greatly. It is not a question
of if accidents will happen but, as with the redesigned nearby intersection
dealing with much greater traffic volumes and changes, only a question of
how many accidents and how bad.
Residents in the immediate area emotionally oppose the expansion of the
retail cluster because there is no apparent advantage and numerous
dangerous and frustrating results that will evolve from the development.
Local politicians also oppose the development and police voice personal
concerns about growing traffic hazards in the immediate area.
It is time that politicians and business leaders in the community recognize
the cause-and-effect results that follow decisions permiting development that
everyone wants... but which must meet the needs and desires of the larger
community.
The residential streets streaming off Pickering Parkway already suffer from
higher traffic flow and dangerous driver complacency that is a result of the
growing truck and automobile flow that accompanies growth.
The Tim Horton's retail outlet already on the site daily creates stand-still
overflow traffic at all hours of the day that unpredictably (1) stops traffic
altogether on Pickering Parkway, (2) blocks traffic flow as a result, (3) often
backs up traffic turning from Brock Road and (4) has repeatedly caused
accidents and near-accidents that sometimes has involved pedestrians.
ATTACHMENT' .5 TO
REFOATI PO /2 -eLf
The retail expansion already underway in the expanding plaza property that
once was the Metro East Trade Centre and Pickering Flea Market has
created traffic flows that move three lanes of traffic westbound into two
lanes coming eastbound off Pickering Parkway.
Completion of the construction on the site and the opening of the retail
outlets will only expand these problems.
, ,
ATTACHMENT ,- LTO
REFúRT fJ PO /2 -DII-
PE'fl'TION AG¡\J f~S'r C~()NS'11.{U(J~'.1.~'I~
.. OF SUNO(~() (:()NVltINEN(~E s'r()I{~<
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ATTACHMENT #_= ..5.. TO
oqrr',¡-'"r'l nr~ ti':-Ò'l
TO WHOM IT MAY CONCERN
Monday, October 20, 2003
I could not attend the hearing last Thursday about the rezoning application
submitted by Sunoco for construction of a convenience store at Pickering
Parkway and Brock Road.
Any suggestion, as stated by a consultant on behalf of the company, that
there are no traffic problems associated with the property due to the Tim
Hortons outlet other than peak periods is absolutely wrong.
The congestion, and resulting accidents and potential to personal injury, can
and do occur at all hours of the day due to the existing traffic volumes.
This neighbourhood is also enduring traffic problems brought about by the
development of the First Pro shopping centre on the northeast corner of
Brock Road and Pickering Parkway. These problems will be expanded by
the Sunoco construction.
There is also no visible need for the convenience store, other than great
profit for the company.
The neighbourhood must come first.
~~
John J. Dunlop
12-1655 Geta Circle
Pickering Ll V 3B5
905-426-2551
ATTACHMENT#..... 5.
HH JHI tI PO '12 :'¿;i.¡ J
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To whom it may concern,
I am a homeowner at 1655 Geta Circle, a town house complex adjacent the intersection of Brock
and Pickering Parkway. As it pertains to the application to place another convenience store at the
aforementioned intersection, I humbly submit my disapproval.
I have resided at my current address for the last five years and in the last two years, I have seen
the traffic situation grow to an unmanageable impediment. Oftentimes, it takes minutes to leave the circle
to go north unto Pickering Parkway. Outside of the inconvenience, the increased traffic poses a
considerable risk to pedestrians, many of which are small children. Within the last six months I have heard
of two accidents, involving motor vehicles, one involving a small boy, and have witnessed several close
calls. I am wary of the safety of my own children, in regards to the seemingly growing vehicle abundance
in the area. Another convenient store in the area would surely worsen the problem.
Please, contact me at (905) 426-7160 if you require any further feedback on my part. Thank you,
Dale Sammy
>:L~(
r-=--
CEIVED
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CiTy' OF P¡C¡<:EHING
FI.J,NNiNG AND
DEVELOPMENT DEPARTMENT
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t,TTACHMENT #_..-~TO
REf OAT # PO -12.-o!1
VERIDIAN CONNECTIONS
DEVELOPMENT APPLICATION REVIEW
~ PROJECT NAME:
Sunoco Inc/Stephen Lemer
II
1800 Brock Road
MUNICIPALITY:
Pickering
REF. NO.:
A 15/03
SUBMISSION DATE:
Sept. 26, 2003
1.
The Applicant must make direct appJication to the Co,tpomtion to obtain specific approval of the electrical
service arrangements and related wo.tk for this project. An electrical consultant or electrician is strongly
recommended to co-ontinate servíce details. The applicant is cautioned that tenders, contt:acts, or wo.tk
initiated prior to ob1:ainmg specific approval will be subject to change.
2.
The existing service to this building may be inadequate. Details.regarding a servíce upgrade can be obtained
from OU! offices.
3.
All wo.tk from the pubJic road allOWlltlce to the servíce enttance and the metering attangements must comply
with the Co,tporation's .requitements and specifications.
4.
Prior to obtaining a building permit, the AppJicant shall, by agreement, confum acceptance of the temlS and
conditions of providing electrical service.
5.
I will not be attending the scheduled City of Pickering DART Meeting for this development.
6.
Veridian Connections has no objection to this proposed zoning change.
Technical Representative - Don Bamett
Telephone 427-9870 Ext.- 3253
/
The Regional
Municipality
of Durham
Planning Department
1615 DUNDAS ST. E.
4TH FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
.~WHITBY ON L1N6A3
( )ANADA
'. 905-728-7731
Fax: 9Ò5-436-6612
Email: planning@
region.durham.on.ca
www.region.durham.on.ca
. A.L.Georgleff, MCIP, RPP
Comrrii$sioner of Planning
ATTACHMWT II. . 7 oro.
. REf IÌR11I PO. /2 -oct
. ---~..- '--""--"-""'-
October 6, 2003
RECEIVED
OCT 0 9 2003
Mike Duff, Planner /I
Planning & Development Department
One the Esplanade
Pickering, Ontario
L 1V 6K7
CITY OF PICKERING
PLANNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Duff:
Ae:
Zonin mendment Application A 15/03
ASunoco.lnc./Stephen Lerner
. L Part of Lot 19, Concession 1
.' unIcipality: City of Pickering'
We hå.vel'êviêW$C!<thiSå.þplication and the following comments are
offeredwithtl3spectto the Durham Regional Official Plan, the proposed
methoåolsetV¡clng, and the delegated provincial plan review
responsibilitie§. .
The application proposes to rezone the subject property to permit a
convenience store use.
Durham Reaional Official Plan
The subject lands are designated "Living Area" in the Durham Regional
Officia.l Plan. Convenience stores, which are compatible with their
surroúndings, are permitted within this designation.
MUhicipal Servicing
The subject property is connected to full municipal services.
Transportation
Access to the site from Pickering Parkway has an impact on the.
functioning of the Brock Road/Pickering Parkway intersection. If the
capacity and/or traffic operations of this entrance demonstrate the need
for higher orders of control, the Region reserves the right to impose
furtheraccess control, as a condition of site plan approval.
@
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Page 2
Provincial Plan Review Responsibilities
The application has been screened in accordance with the provincial
plan review responsibilities. No provincial interests are affected by the
proposal. . .
If you havE:! any questions or require additional information, please call
me. .
;¡.."
90'
Y-ours truly, .,
.'Û. ... .......n./..~
/~,~.
Ray.Davies, Planner
. Current Operations Branch.
cc. Rob Hoy, Durham Region Works Department
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