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HomeMy WebLinkAboutApril 24, 2006 Executive Committee Meeting Agenda Monday, April 24,2006 7:30 pm Council Chambers Chair: Councillor Pickles 1. PRE-MEETING HAS BEEN SCHEDULED FOR 6:45 pm. (I) ADOPTION OF MINUTES PAGES Meeting of April 1 0, 2006 1 - 12 (II) DELEGATIONS 1. Edith Montgomery 104 Invergordon, Scarborough Re: Report PO 30-06 905 Dillinqham Road (III) MATTERS FOR CONSIDERATION PAGES 1. Director, Planning & Development, Report PO 28-06 Zoning By-law Amendment Application A 30105 AI-Karim & Sholina Rhemtulla 1778 Fairport Road Part of Lot 10 & 11, Plan 820 (Part 2, 40R-9255 & Part 2, 40R-11Ej04) City of Pickerinq 13 - 34 1. That Zoning By-law Amendment Application A 30105 be approved to add a day nursery use as a permitted use on lands being Part of Lot 10 & 11, Plan 820, City of Pickering, submitted by AI-Karim & Sholina Rhemtulla; and 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 30105, as set out in Appendix I to Report PO 28-06, be forwarded to City Council for enactment. Executive Committee Meeting Agenda Monday, April 24, 2006 7:30 pm Council Chambers Chair: Councillor Pickles 2. Director, Planning & Development, Report PO 30-06 Zoning By-law Amendment Application A28/05 Renata Trent 905 Dillingham Road Part of Lot 19, B. F.C. Range 3 (Durham Condominium Plan 105) City of Pickerinq 35 - 56 1. That Zoning By-law Amendment Application A 28/05, be approved as set out in the draft by-law attached as Appendix I to Report PO 30-06, to amend the existing zoning on the subject lands to permit an increase in floor area of an existing body rub parlour use on lands being Part of Lot 19, B.F.C. Range 3, (Durham Condominium Plan 105) City of Pickering; and 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 28/05, as set out in Appendix I to Report PO 30-06 be forwarded to City Council for enactment. 3. City Clerk, Report CS 22-06 2006 Municipal Elections 57 - 61 1. That the Clerk's Report CS 22-06 regarding the 2006 Municipal Elections be received; 2. That the draft by-law to provide for reduced hours of voting in institutions and retirement homes on voting day be enacted; 3. That the draft by-law to provide for advance voting on Saturday, November 4, 2006, between the hours of 10:00 am. and 6:00 pm. and Monday, November 6, Tuesday, November 7 and Wednesday, November 8, 2006. between the hours of 1 :00 pm. and 8:00 pm. be enacted; and 4. That the 2006 Schedule for Council meetings be revised to delete the November 20, 2006 Meeting in accordance with Section 232(1) of the Municipal Act, 2003. Executive Committee Meeting Agenda Monday, April 24, 2006 7:30 pm Council Chambers Chair: Councillor Pickles 4. Director, Operations & Emergency Services, Report OES 21-06 Tender T-3-2006 Tender For Trail Construction and Boulevard Works For Finch Avenue File: A-2130 62 - 71 1. That Report OES 21-06 regarding Trail Construction and Boulevard Works For Finch Avenue be received; 2. That Tender T-3-2006 submitted by Royalcrest Paving & Contracting Limited for Trail Construction and Boulevard Works For Finch Avenue in the amount of $87,748.03 (GST included) be accepted; 3. That the total gross project cost of $107,000 (GST included) and a net project cost of $100,000 including the above tender amount and other project costs identified in this report be approved; 4. That Council authorize the Director, Corporate Services & Treasurer to finance the project through the issuance of debentures through the Region of Durham; and a) debt financing not exceeding the amount of $100,000 for a period not exceeding 10 years, at a rate to be determined; and b) annual repayment charges in the amount of approximately $13,110 be included in the annual Current Budget for the City of Pickering commencing in 2007, and any financing cost, continuing thereafter until the loan is repaid; and c) the Director, Corporate Services & Treasurer has certified that this loan and the repayment thereof falls within the City's Debt Financial Obligations approved Annual Repayment Limit for debt and other financial obligations for 2006 as established by the Province for municipalities in Ontario; and d) the Treasurer is authorized to take any actions necessary in order to effect the foregoing; and 5. That the appropriate City of Pickering officials be authorized to take necessary action to bring effect thereto. Executive Committee Meeting Agenda Monday, April 24, 2006 7:30 pm Council Chambers Chair: Councillor Pickles (IV) OTHER BUSINESS (V) ADJOURNMENT 001 Executive Committee Meeting Minutes Monday, April 10,2006 7:30 pm Council Chambers Chair: Councillor Mclean PRESENT: Mayor Ryan COUNCILLORS: K. Ashe M. Brenner D. Dickerson R. Johnson B. McLean D. Pickles ALSO PRESENT: N. Carroll - Director, Planning & Development G. Paterson - Director, Corporate Services & Treasurer D. Bentley - City Clerk C. Rose - Manager, Policy D. Shields - Deputy Clerk (I) DISCLOSURE OF INTEREST Councillor Johnson declared a conflict of interest in accordance with the Municipal Conflict of Interest Act with respect to Report PO 27-06 of the Director, Planning & Development. Councillor Johnson did not take part in the discussion or vote on the matter. (I) ADOPTION OF MINUTES Moved by Councillor Johnson Seconded by Councillor Pickles Meeting of March 27, 2006 CARRIED Executive Committee Meeting Minutes Monday, April 1 0, 2006 7:30 pm Council Chambers Chair: Councillor Mclean (II) DELEGATIONS 1. Anthony Biglieri The Biglieri Group Ltd. Re: PO 27-06 Zoning By-law Amendment Application A29/05 Anthony Biglieri, the representative for the applicant, appeared before the Committee in support of Zoning By-law Amendment Application A29/05. Mr. Biglieri noted that although they would have liked to have a full range of "C2" uses, they were in agreement with Planning's recommendations. He stated that his client was looking to develop the property in the future and that the uses requested would only be temporary. He also stated that his client agreed with the City about not wanting a Flea Market or Exhibition Hall at the site. Mr. Biglieri questioned whether the Committee would accept a change in the definition for an Antique Market in the zoning by-law and stated that the amended wording would define the use more appropriately. A copy of the proposed definition was provided to the Committee. 2. Anthony Niceforo DOT Patio & Home Re: PD-27 -06 Zoning By-law Amendment Application A29/05 Anthony Niceforo, the owner of the subject property, appeared before the Committee in support of Zoning By-law Amendment Application A29/05. He stated that they had completed extensive work on the property to clean it up and noted that he wanted to be proud of his site and was willing to work with the City in this regard. He noted that he understood the City's mistrust as to what went on previously at this location but stated that he was at the site on a daily basis and would be able to monitor the tenants and make sure they abided by the zoning regulations. (III) MATTERS FOR CONSIDERATION 1. Director, Planning & Development, Report PO 19-06 Rougecrest Construction Inc. 1 Grand Oak Homes (Eastern Division) Inc. Plan of Subdivision 40M-1439 Rougecrest Construction Inc. 1 Headgate Investments Limited Plan of Subdivision 40M-1440 1 Plan 40R-1 0805 Rougecrest Construction Inc. Executive Committee Meeting Minutes Monday, April 10, 2006 7:30 pm Council Chambers Chair: Councillor Mclean ("0 r"'.' I ., . ...J Plan of Subdivision 40M-1441 Final Assumption of Plans of Subdivision Moved by Councillor Pickles Seconded by Councillor Dickerson That by-laws be enacted to: 1. Assume roads and services within Plan 40M-1439 (save and except from Blocks 75,80 and 82), Plan 40M -1440 and Plan 40M-1441; 2. Amend By-law 1416/82 (Places of Amusement) to include the roads within Plans 40M-1439, 40M-1440 and 40M-1441; and 3. Authorize the release and removal of the Subdivision Agreements and related Amending Subdivision Agreements from title relating to Plan 40M-1439 (save and except from Blocks 75, 80 and 82), Plan 40M-1440 1 Plan 40R-10805 and Plan 40M-1441. CARRIED 2. Director, Planning & Development, Report PO 21-06 Plan of Subdivision 40M-2014 Final Assumption of Plan of Subdivision Moved by Councillor Ashe Seconded by Councillor Brenner That by-laws be enacted to: 1. Assume roads and services with Plan 40M-2014 (save and except from Blocks 29 and 32); 2. Amend By-law 1416/82 (Places of Amusement) to include the roads within Plan 40M-2014; and 3. Authorize the release and removal of the Subdivision Agreement from title relating to Plan 40M-2014 (save and except from Lots 8 and 9 and Blocks 30,31 and 32). CARRIED Executive Committee Meeting Minutes Monday, April 1 0, 2006 7:30 pm Council Chambers Chair: Councillor Mclean 3. Director, Planning & Development, Report PO 26-06 Official Plan Amendment Application OPA 02-004/P Zoning By-law Amendment Application A 21/02 Minister's Zoning Order Application 18-Z0-02903-01 Bill & Ann Clancey (Part of Lot 8, Concession 5, Parts 1, 2 and 3, Plan 40R-16157) (South side of Concession 6, east of Westney Road) City of Pickerinq Ann and Bill Clancey appeared before the Committee in opposition to Report PO 26-06 of the Director, Planning & Development. Mr. and Mrs. Clancey stated that they did not want a Temporary Use By-law, but rather permanent zoning put in place for the driving range. They felt that it could be years before the decision on the by-pass location was made and noted that they would be spending a large amount of money on this endeavour, so they wanted the zoning to be permanent. It was noted to the Clancey's that the Regional Municipality of Durham would object to the permanent use therefore the temporary use on the property was being recommended. Serge Rielau, 345 Greenwood Road, appeared before the Committee and noted his support of the driving range. He stated that a driving range was better than a subdivision on the property. Mr. Rielau stated that his concerns for any development in the area related to how the development would affect the Duffins & Carruthers Creek system. He stated that he didn't feel traffic would be a problem, however if a problem were encountered, it would not be hard to rectify. Joel Dahl, 2745 Concession 6, appeared before the Committee and noted his concerns with possible drainage issues as his property was immediately east of the subject property and sloped down from the site. He also noted his concerns on how the development would affect Duffins & Carruthers Creek system and stated that they needed to be protected. He further advised he had no problem with a driving range use provided his drainage concerns were addressed. Michael Fearon, 3620 Westney Road, appeared before the Committee and expressed concerns with the effect of the development on the Carruthers and Duffins Creek system. He felt that pesticides and herbicides used on the property would damage the water and felt that the area was environmentally sensitive. Mr. Fearon stated that the Toronto & Region Conservation Authority should review the Executive Committee Meeting Minutes Monday, April 1 0, 2006 7:30 pm Council Chambers Chair: Councillor Mclean iì Of) L: t,., use to make sure the development would not be environmentally detrimental to the area. Russell Phillips, 2595 Concession 6, appeared before the Committee and stated that he was west of the property and expressed concern with increased traffic in the area. He stated that traffic calmin~J devices were put in this area to reduce traffic and the traffic would increase due to this development. Mr. Phillips felt that by approving the application it would be giving false hope due to the fact that no decision had been made on the Westney Road by-pass. The Committee was provided with correspondence from the Director of Current Planning, Region of Durham dated April 1 0, 2006 advising that the Region did not require the applicant to enter into an agreement with the Region to address the future alignment of Westney Road, as part of the temporary use by-law process. Moved by Councillor Ashe Seconded by Mayor Ryan 1. That Official Plan Amendment Application OPA 02-004/P, submitted by Bill & Ann Clancey, to amend the Pickering Official Plan to permit the development of a golf driving range on lands being Part of Lot 8, Concession 5, Parts 1, 2 and 3, Plan 40R-16157, City of Pickering, be tabled, until such time as an Environmental Assessment for the Westney Road By-pass is complete; 2. That Zoning By-law Amendment Application A 21/02, submitted by Bill & Ann Clancey, to amend Zoning By-law 3037 to permit a golf driving range on lands being Part of Lot 8, Concession 5, Parts 1, 2 and 3, Plan 40R-16157, City of Pickering, be approved as revised, as a temporary use for an initial period of three years, subject to the conditions outlined in Appendix I to Report PD 26-06; and 3. That Council recommend to the Minister of Municipal Affairs and Housing that Minister's Zoning Order Application 18-Z0-0293-01 to permit a golf driving range be approved as revised, to permit the golf driving range as a temporary use subject to the conditions outlined in Appendix II to Report PO 26-06. CARRIED LATER IN THE MEETING (See Following Motions) OOG CiÚ¡ o~ Executive Committee Meeting Minutes Monday, April 10, 2006 7:30 pm Council Chambers Chair: Councillor Mclean Moved by Councillor Ashe Seconded by Councillor Pickles That Item #2 of the main motion be amended by adding the following after the words 'Appendix I'; 'as amended to reflect the deletion of Condition 1 (a) '; and That Item #3 of the main motion be amended by adding the following after the words 'Appendix II'; 'as amended to reflect the deletion of Condition 1 (a). CARRIED The main motion, as amended, was then put to a vote and CARRIED AS AMENDED. 4. Director, Planning & Development, Report PO 27-06 Zoning By-law Amendment Application A 29/05 2075729 Ontario Inc. 1962 Guild Road and 1640 Kingston Road (Part of Lots 1 & 2, Plan 316 and Part of Lot 20, Concession 1) City of Pickerinq Ian Rankin, owner of the Pickering Markets appeared before the Committee in support of the revised definition for an Antique Market. He noted that an additional clause should be placed in all lease agreements for the property, which would state the definition of an Antique Market and felt that would give more support to the enforcement of the zoning on the property. He stated that he believes the owner would like to do the right thing and supported the application with the definition change. Based on the delegation heard earlier in the meeting, it was the consensus of the Committee that the definition of Antiques Market be amended to reflect the following definition; Antiques Market - shall mean a building or part of a building in which is provided for the sale of any old, used, collectible and authentic objects of personal property and which has unique appeal and enhanced value mainly because of its age andlor, due to public demand, has attained a value in a recognized commercial market which is in excess of its original value, but shall not include a flea market or exhibition hall. Executive Committee Meeting Minutes Monday, April 1 0, 2006 7:30 pm Council Chambers Chair: Councillor Mclean aO'l Moved by Councillor Ashe Seconded by Councillor Johnson 1. That Zoning By-law Amendment Application A 29/05 be approved, as set out in the draft by-law attached as Appendix I to Report PO 27-06, as amended to reflect a revised antiques market definition, to amend the existing zoning on the subject property to permit limited retail and commercial uses including a patio furniture outlet and an antiques market for a temporary period of three years, on lands being Part of Lots 1 & 2, Plan 316 and Part of Lot 20, Concession 1, City of Pickering; 2. That the applicant's request to permit the full range of uses permitted under Section 12, "C2" - General Commercial Zone, By-law 3036, as amended, be denied; and 3. That the amending zoning by-law to implement Zoning By-law Amendment Application A 29/05, as set out in Appendix I to Report PO 27-06, be forwarded to City Council for enactment. CARRIED LATER IN THE MEETING (See Following Motions) Moved by Councillor Dickerson Seconded by Councillor Ashe That Item #1 of the main motion be amended by replacing the words "period of three years", with the following, "period of two years". MOTION LOST The Committee then had before it the main motion, which was CARRIED. 5. Director, Operations & Emergency Services, Report OES 01-06 Quotation Q-7-2006 Quotation for Street Liqhtinq - Capital Installation A question and answer period ensued. Staff were requested to obtain information related to energy efficient and solar powered lighting. Executive Committee Meeting Minutes Monday, April 10, 2006 7:30 pm Council Chambers Chair: Councillor Mclean Moved by Councillor Ashe Seconded by Mayor Ryan 1. That Report OES 01-06 regarding Street Lighting Capital Installation be received; 2. That Quotation Q-7-2006 submitted by Dundas Power Lines Limited for Street Lighting Capital Installation in the amount of $116,630 (GST included) be accepted; 3. That the total gross project cost of $130,527 (GST included) and a net project cost of $121 ,988 including the above quotation amount and other project costs identified in this report be approved; and 4. That the appropriate City of Pickering officials be authorized to take necessary action to bring effect thereto. CARRIED 6. Director, Operations & Emergency Services, Report OES 16-06 Encroachment of City of Pickering lands, Milton Road road allowance Web-Tech Safety Products Inc., 500 Rosebank Road, Pickering, Part Lots 82,83 & 84 on Plan 350 File: A-2130 Moved by Councillor Ashe Seconded by Councillor Brenner 1. That Report OES 16-06 regarding an encroachment agreement be received; 2. That the request by Web-Tech Safety Products Inc. (the "Owner") to encroach upon the Milton Road road allowance (the "Highway") be approved; and 3. That the Mayor and the City Clerk be authorized to sign an encroachment agreement with Web-Tech Safety Products involving City lands, subject to certain terms and conditions as set out in the Encroachment Agreement prepared by the City Solicitor. CARRIED oon Executive Committee Meeting Minutes Monday, April 10, 2006 7:30 pm Council Chambers Chair: Councillor Mclean 7. Director, Operations & Emergency Services, Report OES 17-06 Encroachment on City of Pickering lands, Milton Road road allowance Harold Lloyd Ferguson and Carol Ferguson, 503 Oakwood Drive, Pickering,. Lot 81 on Plan 350, Save and Except Part 1 on Plan 40R-11951 - File A-2130 Moved by Councillor Ashe Seconded by Councillor Brenner 1. That Report OES 17-06 regarding an encroachment agreement be received; 2. That the request by Harold Lloyd Ferguson and Carol Ferguson (the "Owners") to encroach upon the Milton Road road allowance (the "Highway") be approved; and 3. That the Mayor and the City Clerk be authorized to sign an encroachment agreement with Harold Lloyd Ferguson and Carol Ferguson involving City lands, subject to certain terms and conditions as set out in the Encroachment Agreement prepared by the City Solicitor. CARRIED 8. Director, Operations & Emergency Services, Report OES 18-06 Encroachment on City of Pickering lands, Milton Road road allowance Monica Porter, 481 Oakwood Drive, Part Lot 110 on Plan 350 - File: A-2130 Moved by Councillor Ashe Seconded by Councillor Brenner 1. That Report OES 18-06 regarding an encroachment agreement be received; 2. That the request by Monica Porter (the "Owner") to encroach upon the Milton Road road allowance (the "Highway") be approved; 3. That the Mayor and the City Clerk be authorized to sign an encroachment agreement with Monica Porter involving City lands, subject to certain terms U J 1.1 Executive Committee Meeting Minutes Monday, April 10, 2006 7:30 pm Council Chambers Chair: Councillor Mclean and conditions as set out in the Encroachment Agreement prepared by the City Solicitor. CARRIED 9. Director, Operations & Emergency Services, Report OES 19-06 Extension of Encroachment 1 Licence Agreement between Gerard Cryan and Lorrie Cryan and City of Pickering upon lands Known as Block 50, Plan 40M-1627, Pickering - File: A-2130 Moved by Councillor Ashe Seconded by Councillor Brenner 1. That Report OES 19-06 regarding the extension of an Encroachment 1 Licence Agreement be received; 2. That the request by Gerard Cryan and Lorrie Cryan, collectively called "Cryan" to encroach upon the land known as Block 50, Plan 40M-1627 be approved; and 3. That the Mayor and the City Clerk be authorized to sign an Extension Agreement with Gerard Cryan and Lorrie Cryan involving City lands, subject to certain terms and conditions as set out in the Extension Agreement prepared by the City Solicitor. CARRIED 10. Director, Operations & Emergency Services, Report OES 20-06 Extension of Encroachment / Licence Agreement between Caryn Johnston and John Johnston and City of Pickering upon lands Known as Block 50, Plan 40M-1627, Pickering - File: A-2130 Moved by Councillor Ashe Seconded by Councillor Brenner 1. That Report OES 20-06 regarding the extension of an Encroachment 1 Licence Agreement be received; Executive Committee Meeting Minutes Monday, April 10, 2006 7:30 pm Council Chambers Chair: Councillor Mclean 011 2. That the request by Caryn Johnston and John Johnston, collectively called "Johnston" to encroach upon the land known as Block 50, Plan 40M-1627 be approved; 3. That the Mayor and the City Clerk be authorized to sign an Extension Agreement with Caryn Johnston and John Johnston involving City lands, subject to certain terms and conditions as set out in the Extension Agreement prepared by the City Solicitor. CARRIED 11. Director, Corporate Services, Report CS 12-06 Section 354 of the Municipal Act - Write-off of Taxes Moved by Councillor Dickerson Seconded by Councillor Ashe 1. That Report CS 12-06 of the Director, Corporate Services & Treasurer be received; 2. That under the authority of the Municipal Act, 2001, Section 354(3) provides for the write-off of property taxes due to an unsuccessful tax sale; and 3. That the appropriate officials of the City of Pickering be authorized to take the necessary action to give effect hereto. CARRIED 12. Director, Corporate Services, Report CS 13-06 Section 357/358 of the Municipal Act- Adjustment to Taxes Moved by Councillor Dickerson Seconded by Councillor Ashe 1. That Report CS 13-06 of the Director, Corporate Services & Treasurer be received; 2. That the write offs of taxes as provided under Section 357/358 of the Municipal Act, 2001 be approved; and Executive Committee Meeting Minutes Monday, April 1 0, 2006 7:30 pm Council Chambers Chair: Councillor Mclean 3. That the appropriate officials of the City of Pickering be authorized to take the necessary action to give effect hereto. CARRIED 13. Director, Corporate Services, Report CS 21-06 Cash Position Report as at December 31.2005 Moved by Councillor Dickerson Seconded by Councillor Ashe That Report CS 21-06 from the Director, Corporate Services & Treasurer be received for information. CARRIED (IV) OTHER BUSINESS (V) ADJOURNMENT The meeting adjourned at 9:35 pm. C¡tL¡ (1~ REPORT TO EXECUTIVE COMMITTEE 01:3 Report Number: PD 28-06 Date: April 24, 2006 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 30/05 AI-Karim & Sholina Rhemtulla 1778 Fairport Road Part of Lot 10 & 11, Plan 820 (Part 2, 40R-9255 & Part 2, 40R-11504) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 30/05 be APPROVED to add a day nursery use as a permitted use on lands being Part of Lot 10& 11, Plan 820, City of Pickering, submitted by AI-Karim & Sholina Rhemtulla. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 30/05, as set out in Appendix I to Report PO 28-06, be FORWARDED to City Council for enactment. Executive Summary: The subject property, which currently supports a detached dwelling, is located on the southwest corner of Fairport Road and Welrus Street, in the Dunbarton Neighbourhood (see Location Map, Attachment #1). The applicant has applied to amend the existing zoning on the subject property to allow a day nursery use in addition to the currently permitted residential use. The applicant proposes to convert a portion of or the entire dwelling to a Montessori day nursery to accommodate a maximum of 65 children, between the ages of eighteen months and seven years (see Applicant's Submitted Site Plan, Attachment #2). The proposal represents appropriate development that is compatible with the surrounding land uses and conforms to the Pickering Official Plan. It is recommended that this application be approved and the draft by-law be forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 014 Report PO 28-06 Subject: A. & S. Rhemtulla (A 30105) Date: April 24, 2006 Page 2 Background: 1.0 Comments Received 1.1 At the January 19, 2006 Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 & #4) Christine Gibson of 1772 Fairport Road expressed a concern respecting noise but has no objection to this application; Victor Lesiks of 1773 Fairport Road expressed a concern respecting traffic at the intersection of Fairport Road and Welrus Street, but has no objection to this application; 1.2 City Department and Agency Comments Conservation Authority Development Control Fire Services Municipal Property & Engineering Regional Municipality of Durham Veridian Connections 2.0 Discussion no objections (see Attachment #5); requests that any vegetation proposed for removal be replaced with native and non-invasive species; no objections; no objections; no objection (see Attachment #6); to minimize the impact on Fairport Road and Welrus Street intersection, relocating the access or providing additional access on Welrus Street will be investigated through site plan review process; no objections (see Attachment #7); a sanitary sewer service connection will be required; no objections. 2.1 The proposed day nursery use is in conformity with the Official Plan and the proposal is compatible with the surrounding development The residential designation of these lands in the Pickering Official Plan allows for community uses and special purpose commercial uses serving the area to be considered. Zoning to allow both residential and commercial uses would be appropriate provided the commercial component is limited to a local scale. The proposed use would provide needed childcare services for the surrounding area. A day nursery within an existing dwelling is not an uncommon arrangement in Pickering nor is it out of character with the neighbourhood. 'ì 1 ~..' L .) Report PO 28-06 Date: April 24, 2006 Subject: A. & S. Rhemtulla (A 30105) Page 3 The subject property is surrounded by similar detached residential development. The subject property, 97 metres in depth, with significant vegetation in the rear yard and along its north lot line, is a corner lot, adjacent to two streets. The future development to the north, on the opposite side of WE;!lrus Street, will be reverse lot development. The applicant also owns the abutting property to the south. These characteristics offer a level of separation/buffer between the proposed use and other detached dwellings in the area, which represents a unique opportunity to provide a childcare facility for the community. 2.2 The impact on local traffic and other site functioning issues will be addressed through the site plan review process At the public information meeting, two neighbours spoke respecting the application. While they did not object to the proposed use, they expressed concems regarding noise and local traffic. Municipal Property & Engineering suggests that an alternativelsecondary access off Welrus Street may be possible. While this option will be explored, we note that this option may not be feasible due to the significant grade difference between the road and the lot. Three-way stop signs exist at the intersection of Welrus Street and Fairport Road to assist with the traffic flow. In addition, other site functioning matters such as tree preservation, grading and drainage, sewer services connection, parking, child pick-up/drop-off area, landscaping and buffering (e.g. perimeter fencing), residential appearance of the property, and noise control, will all be addressed through site plan review process. 2.3 Secondary residential uses should not be allowed to co-exist with the day nursery use This rezoning, if approved, would allow both a dwelling unit and a day nursery to operate at the same location. It is recommended that the residential use of the dwelling be limited to the extent necessary to accommodate the living needs of the day care operator while a day nursery is operating. To limit the intensity of uses in a residential neighbourhood, secondary residential uses, being a home-based business and an accessory dwelling unit, should not be permitted when a childcare facility is operating from the site (see Appendix I, Draft By-law). 2.4 Various aspects of the proposed day nursery will be regulated through new zoning standards In order to maintain the residential character of the property, it is recommended that the existing provisions of the "R3" zone remain applicable and that new zoning standards for the day nursery be added to the by-law to ensure its compatibility with the neighbourhood (see Appendix I, Draft By-law). 01\) Report PO 28-06 Date: April 24, 2006 Subject: A. & S. Rhemtulla (A 30/05) Page 4 2.4.1 Floor Area Limitation and Total Number of Children Limitation The applicant has submitted conceptual floor plans (see Attachment #8) showing a scenario whereby the entire dwelling would be converted into a day nursery of approximately 285 square metres in activity room floor area for a maximum of 65 children. Staff has conducted an analysis, comparing the applicant's proposal with the existing Valley Farm Day Care (located at the southeast corner of Valley Farm Road and Finch Avenue). Valley Farm Day Care, similar to the applicant's proposal, is located on a corner lot at the edge of a residential area, serviced by an arterial road and a local road. Valley Farm Day Care has a floor area of approximately 260 square metres and a maximum number of 90 children is permitted in the applicable zoning by-law. Based on the comparison analysis, the proposed number of children and the proposed floor area is considered reasonable. The intent of restricting the total number of children and the maximum floor area is to regulate the scale of the proposed day nursery to a local scale to ensure compatibility with the neighbourhood, especially respecting its impact on local traffic and noise. It is recommended that the maximum activity room floor area associated with the day nursery be restricted to a maximum of 300 square metres and that the maximum number of children enrolled should not exceed 70 at anyone time. 2.4.2 Location of the Outdoor Playqround To control the impact of noise on the neighbours, it is recommended to implement setback requirements in the by-law to provide proper buffer space between the outdoor playground and the abutting residential properties. Also, in order to maintain the residential appearance of the subject property, the outdoor playground should be restricted to the rear yard. 2.4.3 Parkinq Requirements The introduction of a day nursery requires provisions in the by-law to ensure sufficient parking supply on-site. It is recommended that a minimum of two parking spaces be required for a residential dwelling unit (when one exists on the property) and that a minimum of five parking spaces be required for each 93 square metres of activity room floor area associated with the day nursery. 2.5 The amending by-law to be forwarded to Council It is recommended that a new zoning "R3/DN 1" be applied to the subject property, and the new provisions be added into By-law 3036 under Section 9. The attached draft by-law, included as Appendix I to this report, implements staff's recommendation to permit a day nursery in addition to the permitted residential use on the subject property. It is recommended that the attached draft by-law be forwarded to Council for enactment. 3.0 Applicant's Comments The applicant concurs with the recommendations contained in this report. () 1 i? Report PO 28-06 Subject: A. & S. Rhemtulla (A 30105) Date: April24,2006 Page 5 APPENDIX: Appendix I: Draft By-law Attachments: 1. Location Map 2. Applicant's Submitted Site Plan 3. Text of Information Report No. 01-06 4. Minutes from Statutory Public Meeting 5. Comments received from the Toronto Region Conservation Authority 6. Comments received from Municipal Property & Engineering 7. Comments received from the Region of Durham 8. Applicant's Submitted Floor Plan Prepared By: Approved I Endorsed By: Joyce Y h Planner ',,/ Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council ~/ 6 Th Ulð APPENDIX I TO REPORT PD 28-06 DRAFT BY-lAW ZONING BY-lAW AMENDMENT APPLICATION A 30/05 BY-LAW NO. Cî ,J THE CORPORATION OF THE CITY OF PICKERING Being a By-law to amend Restricted Area (Zoning) By-law 3036 as amended, to implement the Official Plan of the City of Pickering, Region of Durham in Part of Lots 10 and 11 Plan 820, in the City of Pickering. (A 30/05) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to rezone the subject property, being Part of Lots 10 and 11, Plan 820, in order to permit a day nursery use in addition to the residential use; AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE I Schedule A to By-law 3036, is hereby amended by changing the zoning from "R3" zoning designation to "R3/DN1" zoning designation for the lands being Part of Lots 1 0 and 11, Plan 820, in the City of Pickering, as shown on Schedule I attached thereto. 2. AREA RESTRICTED The provisions of this by-law shall apply to those lands in Part of Lots 10 and 11, Plan 820 in the City of Pickering, designated "R3/DN 1" on Schedule I attached hereto. 3. TEXT AMENDMENTS Section 9 - Residential Detached Dwelling Zone - R3 is hereby amended by adding a new Subsection 9.3.3.8, after Subsection 9.3.3.7: 9.3.3.8 Part of Lots 10 and 11, Plan 820 (1778 Fairport Road) In addition to the residential use permitted under Subsection 9.1, the lands designated "R3/DN1" on Schedule I to this by-law may be used for the purpose of a Day Nursery, subject to the following provisions In addition to the provisions in Subsection 9.2: (a) For the purpose of this subsection, the term "Activity Room Floor Area" shall mean the floor area within a day nursery that is used by children for their day-to-day activities but shall exclude all floor area allocated to corridors, storage areas, washroom and kitchen facilities and offices; (b) Any outdoor playground associated with a day nursery use is permitted in the rear yard, no closer than 20 metres from the rear lot line and 3 metres from the side lot line. 020 -2 - (c) The maximum number of children enrolled in a day nursery shall not exceed 70 at anyone time; (d) The maximum aggregate activity room floor area for a day nursery shall not exceed 300 square metres; (e) No home-based business or accessory dwelling unit is permitted to co-exist with a day nursery; (f) Parking requirements: (i) There shall be provided and maintained a minimum of 2 parking spaces when there is a dwelling unit; (ii) There shall be provided and maintained a minimum of 5 parking spaces for each 93 square metres of activity room floor area associated with a day nursery. 4. BY-LAW 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out on Schedule I attached hereto. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 3036, as amended. 5. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. BY-LAW read a first, second and third time and finally passed this ,2006. day of David Ryan, Mayor Debi A. Bentley, City Clerk ----- ----- ----(\ ~ ~ o ~ 16 ö 021 ----- ----- ----- ----- -- ----- ----- ----- S\R(f\ ----- ----- ----- ----- ----- "I(\.W-'6 \j \ 91.\ (i\ ~ "\ ~f1.1 0 eZO. I'~,,"t Z "0,,_9Z~~ , ~ 1'1.1'''' ,~o" t:J. '\ ,·.oft...., \.o"'f. '\0Ç'p.~"'t '1. I'~,,"t !I' 1 \ (i\ 9 . "t ,'1. ----- e'1.°' \..0 ----- 1'1.1'''' ----- ----- ----- ----- ----- ----- ----- \ ----- ----- ----- -- "t ,:!> ----- ----- ðZO. \..0 ----- ----- ----- ,,----- 1'1.1'''' ----- ----- -- \ ----- - ----- ,,, ----- -- eZO. \..o"t ----- \- -- pl.1'''' ----- ..--- ----- - l' N SCHEDULE I TO BY-LAW PASSED THIS DAY OF 2006 DAVID RYAN - MAYOR DEB I A. BENTLEY - CLERK "'2" U L /i._.L,.~.___ TO PU .{i.:R..~..Q.~,. b.,~~J=-'-= ~~ t::\ ~ ---- v ~ HEDGEROW PL. ---- þì / L - ~-- / =~ ~-I -~ - - - - - TmvMJ1TFr II T ìJ - - o « o oc ( { \ " 3: w > W ..J 0.. 0.. « l I ...J- :::!-- I_ f--- L-J \ \ \ \ Gu,JGl ~ ~ T I I I ~ ~~ - "ì {~ lk~ 1773 h ---1 G \ I ~ I I II \ I RUSHTON ROAD I I II II " - - I-- :==~ ~I /_ (Õ "~ '10:' u;, .~r'T </=; I ) I PߺPERTY --- L5 Ä<V' -TTO". -..... --,.. _ _ JACQUELINE '?- "- Tt;;:; 1\ '\ ~ EWOOD ~ ~ I ~~ ~idOC~25-1-- ~~ OC ~ Y » -I-- « \ I 0.. I t- """/ 0 - 0 V1 V1 I 1---1 « ~ =~ SPRUCE T ¿ =/: F I - - - ,(JI I I T f- UE WELRUS .....REET 1772 I l / --- I r r I -I l g I ~=n~i - Q:; ~'-J.'-J - ¡-I '(1 -_ . I DUNBARTON C.N.R. OK I :;0 o » o C,N,R. I J\ jJ lJ III í -~ SHEPPA] ~ \)} T~J \ ~ \ ~r ~o¡>.\) '\\ \~ ~~~ ~\,,\ /ú-\~G/~\ \\\ City of Pickering ~~ ~~\\ \olIo¿~R\íí ~ ~o¡>.D AÜÎ \ '~ /À --{ \ d\G0 \ ~~ í' Planning & Development Department PROPERTY DESCRIPTION PART LOT 11 PLAN 820, PART 2 40R-9255 AND PT 2 40R-11504 OWNER A. & S. RHEMTULLA FILE No. A 30/05 DATE APR. 11, 2006 DRAWN BY JB SCALE 1 :5000 CHECKED BY JV l' o 0 ::'ourc..: . ~- ~~~;.~p~~.~:~a~~s 1~~~p~~~..it~I:.':F:~~~".Re~~"';~9:t·No~e~er~~odn ~r\~~I~n of BUryay. PN-7 .,;.:'1 ./) ~~~""~.~. ' ::1 'V . .~ / U1 <). c· (:-> 023 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 30105 - A. & S. RHEMTULLA WELRUS STREET ~_..._~ (<4.5'7M) (6.7H) tXTS1JN(ì þlUvc..../ly ~____J / ì Q « o 0:: I- 0:: o c.. 0:: Lt --- (7.62H) -PROPOSED NE'J ASPHALT PAVING (266M) PROPOSED FENCED PLAYGROUND {3.QM PRC!PQS[Ð 11:\1 ClJU ,'I' (<4.(j2M) (3.4SH) ..v Larger scale copies of the Applicant's Submitted Plan are available for viewing at the offices of the City of Pickering Planning & Development Department $ THIS MAP WAS P¡;ODUCED BY THE CITY OF PICKERING PLANN!r-;C, & DEVELOPMENT DEP.t,RTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, DECEMBER 9, 2085. 024 ,,--, :? "'J ç 01) , ' (, INFORMATION REPORT NO. 01-06 FOR PUBLIC INFORMATION MEETING OF January 19, 2006 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 30/05 AI-Karim & Sholina Rhemtulla 1778 Fairport Road Part of Lot 10 & 11, Plan 820 (Part 2, 40R-9225 & Part 2, 40R-11504) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION _ the subject property is located at the southwest corner of Fairport Road and Welrus Street (see Attachment #1 - Location Map); _ the subject property is approximately 0.28 hectares in size with a lot frontage of approximately 27 metres onto Fairport Road; _ the subject land currently supports a detached dwelling and is surrounded by existing detached residential developments; _ development applications (A 23/02 & SP-2002-04) pertaining to the lands immediately north of Welrus Street propose the development of 27 detached dwellings and are currently under review. 2.0 APPLICANT'S PROPOSAL _ the applicant proposes to amend the existing zoning on the subject property to allow a Montessori day nursery, in addition to the currently permitted residential use; _ the applicant is proposing to locate the outdoor playground, the parking area, and the drop-off/pick-up area at the rear of the property (see Attachment #2 - Applicant's Conceptual Site Plan); _ the applicant has submitted conceptual floor plans showing a scenario whereby the entire dwelling would be converted into a day nursery (approximately 285 square metres in activity room floor area) for a maximum number of 65 children between the ages of 18 months to 7 years (see Attachment #3 - Applicant's Conceptual Floor Plans). Information Report No. 01-06 þT1 #_,:j _~TO ¡; PD,_ç,i~> ~"~:~,f,L, Page 2 n 2- r_~ -' '.' .._,----~._-~- -_.._--"---~-_._-".- -.----.--- 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reç¡ional Official Plan the Durham Regional Official Plan identifies the subject lands as being within a 'Urban Areas - Living Area' designation, which allows for limited service uses in appropriate locations; _ the applicant's proposal appears to conform with this designation; 3.2 Pickerinç¡ Official Plan _ the subject property is designated "Urban Residential - Low Density Area" within the Dunbarton Neighbourhood and its Development Guidelines Area; this designation permits community uses and compatible special commercial uses serving the area; Dunbarton Neighbourhood Development Guidelines permits detached dwellings along existing roads; _ this application does not propose any exterior changes to the existing detached dwelling; Fairport Road is a Type C Arterial Road and Welrus Street is a Collector Road; both types of roads can provide access to individual properties and have a right-of-way width of greater than 20 metres; _ the applicant's proposal conforms to the applicable Official Plan policies; 3.3 Zoninç¡ By-law 3036 _ the subject property is currently zoned "R3" - Detached Residential Zone, by Zoning By-law 3036; _ "R3" zone only allows one detached dwelling on one lot; an amendment to the zoning by-law is required to permit the proposed Montessori day nursery use on the subject property. 4.0 RESULTS OF CIRCULATION 4.1 Resident and Aç¡ency Comments no resident or agency comments have been received to date; 4.3 Staff Comments in reviewing the application to date, planning staff has identified the following matters for further review and consideration: · assessing the impact of having both a residential use and a Montessori day nursery use on the subject property and its compatibility with the surrounding lands and uses; · evaluating the impact on the local traffic, especially during rush hours; · determining whether or not floor-space limitation or number-of-children limitation for the proposed use should be included in any zoning by-law; 02ß Information Report No. 01-06 TO 1'''-.,.,?1?,:..QJ::,. .3 Page 3 . ensuring that the development of the site is sensitive to surrounding lands, especially regarding its residential appearance, gradingldrainage, access, traffic, parking, noise control, buffering, and tree preservation; this Department will conclude its position on this application after it has reviewed and assessed the above-noted comments, and any comments received 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 Councilor 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 at the time of writing report; 6.2 Information Received copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Property Principal AI-Karim & Sholina Rhemtulla are the owners of the subject property. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Joyce Yeh Planner I Lynda Taylor, MCIP, RPP Manager, Development Review JY:ld Attachments Copy: Director, Planning & Development .,.I'. ......' 02'7 8~ ..~ ~^.> h APPENDIX NO. I TO INFORMATION REPORT NO. 01-06 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date "'28 u ." t ' , i! 'i rr, ~\L;\ìFn t PD~j~re,:~2r..'. Excerpts from .. -- ---- 7. ZONING BY-LAW AMENDMENT APPLICATION A 30/05 AL-KARIM & SHOLINA RHEMTULLA 1778 FAIRPORT ROAD PART OF LOT 10 & 11, PLAN 820 (PART 2 40R-9225 & PART 2, 40R-1l504) CITY OF PICKERING 1. Planner Comments Joyce Yeh, Planner I provided an overview of the application. 2. Applicant Comments The Applicant believes there is a profound need for quality daycare in the neighbourhood. 3. Comments from Members of the Public Christine Gibson 1772 Fairport Road The resident raised concerns with the noise levels but mentioned she has recently spoken to the applicant and has been ensured that the daycare will be moved away from her yard and trees etc. planted to eliminate noise. She would like to see restrictions placed on the times and days the daycare may operate. Victor Lesiks 1773 Fairport Road The resident has no objections to the proposed use, however does have concerns with traffic on Fairport Road and questioned if stoplights could be placed at the corner of Welrus Street and Fairport Road. 4. Applicant Response There were no additional comments from applicant 5. Planner Response The Planner stated that the Planning & Development Department would consider traffic and noise concerns. I I Page 1 CORP0228-2/02 õñsê,våNUòn for The Living City January 23, 2006 02H CFN BY FAX AND MAIL Ms. Joyce Yeh, Planner I City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L 1 V 6K7 Dear Ms. Yeh: Re: Zoning By-law Amendment Application No. A30/05 1778 Fairport Road Part of Lot 10 & 11, Plan 820 City of Pickering (AI-Karim and Sholina Rhemtulla) Thank you for the opportunity to review the above-referenced zoning by-law amendment application, received on December 19, 2005, Staff has had an opportunity to review the submission and offers the following comments. Background The subject property is located at 1778 Fairport Road, on the southwest side of Fairport Road and Welrus Street, in the City of Pickering. It is our understanding that the applicant wishes to amend the existing zoning to allow a Day Nursery with a Montesorri learning theme, in addition to the permitted residential use. The proposed works include the construction of a parking lot at the rear of the existing residence as well as a fenced-in playground area. The rear portion of the subject property maintains vegetation and is partially proposed for removal through the construction of the proposed works. Applicable Reguiaiions and Poiicies The subject property is located outside of the Regulated Area, pursuant to Ontario Regulation 158 (Fill, Construction and Alteration to Waterways) as well as the Regional Storm Floodplain of the Petticoat Creek Watershed. Therefore, an Ontario Regulation 158 permit is not required for any proposed development/ construction related works on the subject property. Recommendations In light of the above, the TRCA has no objections to the approval of the subject zoning by-law amendment application, as submitted. However, we request that any vegetation proposed for removal be replaced with native and non-invasive species, on the subject property. A TRCA approved list of native, non-invasive species is available by request. Please contact the F:\HomePublicDe\'eiopment Services\Durham Reglon\P!ckermg'A30-05 1778FairportRd CoP 01-23-06wpd 5 Shore ham Drive, Down;;view, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www_trca.on.ca .s. ·W' '--,.,.!.,> ,- "0 U ,:-}, "1 11-_:::'" ~._"__ TO ¿;.~ Y ... (:~ Joyce Yeh - 2 - January 23,2006 undersigned for additional information, We trust that these comments are of assistance. If you have additional questions, please contact the undersigned. F\Home\Publi:\Development Servlces\Durharn Reglon\Pickerlllg\A30-05 1778Fairpor1Rd CoP G1-23-06.wpd ~".~¡ Page 1 of 2 r~,? ¡{:J,'~!rt :j:' PD 031 Yeh,Joyce From: Matloob, Shahid Sent: February 17, 2006 1 :56 PM To: Yeh, Joyce Subject: RE: Zoning Bylaw Amendment Application A30/05 You are right Joyce, and I would like to add also that the owner should be informed about City's view on access, so that they have it in mind while preparing site plan. Shahid -m-Original Message--m From: Yeh, Joyce Sent: February 17, 2006 12:56 PM To: Matloob, Shahid Subject: RE: Zoning Bylaw Amendment Application A30/05 Thanks Shahid! Please allow me to confirm the followings with you: 1. A traffic study is not required at this stage 2. You have no objection to the rezoning application 3. The access issue can be dealt with through the site plan review process Thanks, Joyce mnOriginal Message--m From: Matloob, Shahid Sent: February 17, 2006 11:34 AM To: Yeh, Joyce Subject: FW: Zoning Bylaw Amendment Application A30/05 Please be advised that, I have reviewed the zoning by-law amendment application A 30/05 with respect to the proposed day nursery on 1778 Fairport Road for a maximum of 65 children. The proposed facility will generate 52 trips during morning and 56 trips during evening peak hours. Fairport Road classified as Type C Arterial can accommodate the generated traffic, however, the access on Fairport Road due to its close proximity to Fairport Road and Welrus Street intersection could have operational impacts on the intersection during peak hours. In order to minimize the effect on Fairport Road and Welrus Street intersection, I would recommend that the feasibility of either relocating the access or providing additional access on Welrus Street should be investigated during site plan approval process. If you have any questions regarding the above, please do not hesitate to contact me. Shahid Mat/oob, MSc. PE, PTOE Coordinator, Traffic Engineering City of Pickering Municipal Property & Engineering Division Operations & Emergency Services Department 905.420.4660, Ext. 2043 Fax: 905.420.4650 -----Original Message-m- From: Yeh, Joyce 17/02/2006 °3r) v (_ 17/02/2006 {.." Page 2 of 2 () ¿? ,- (~. (c, Sent: February 1, 20069:17 AM To: Matloob, Shahid; Holborn, Richard Cc: Schweyer, Donna M. Subject: Zoning Bylaw Amendment Application A30/05 Hi Richard and Shahid: Would you please see if you guys have any concerns or objections to this application A30/05, in terms of its impact on local traffic? The applicant is proposing to locate the outdoor playground, the parking area, and the drop-off/pick-up area at the rear of the property. The applicant has submitted a conceptual floor plan showing a scenario whereby the entire dwelling would be converted into a day nursery for a maximum number of 65 children between the ages of 18 months to 7 years. The public meeting was held in January and no one has any objections to this application so far. Thanks a lot, Joyce ps. A copy of the notice and a copy of the information report are attached for your information. The Regional Municipality of Durham Plannlllg Department 605 ROSSLAND ROAD E 4 TH FLOOR PO BOX 623 WHITBY, ON L 1 N 6A3 (905) 668-7711 Fax: (905) 666-6208 E·mail: planning@ re~)ion.durh;3111.on.ca www.region.durham.011.ca AL Georgieff, MCIP, RPP Commissioner of Planning 'Servlce Excellence COfnrnunitics" January 26, 2006 033 Joyce Yeh, Planner I Pickering Civic Complex One The Esplande Pickering, Ontario L 1V 6K7 Ms. Yeh: Re: Zoning Amendment Application A30/05 Applicant: AI-Karim & Sholina Rhemtulla Location: 1778 Fairport Road Municipality: City of Pickering This application has been reviewed and the following comments are offered. The purpose of this application is to amend the zoning of the subject property to permit a day nursery with a Montessori learning theme, in addition to the existing residential use. Reç¡ional Official Plan The lands subject to this application are designated 'Living Area' in the Durham Regional Official Plan. Certain home occupations which are compatible with their surroundings may be permitted within Living Areas. Reç¡ional Services According to Regional records, the existing residential dwelling is connected to municipal water supply service only. A sanitary sewer service connection is available at the property line. The applicant is required to submit a site plan for review and approval, by the Regional Works Department, prior to connecting to the sanitary sewer. The applicant will be assessed a fee for the sewer connection and frontage charges. Provincial Policies & Deleqated Review Responsibilities This application has been screened in accordance with the terms of the provincial plan review responsibilities. There are no matters of provincial interest applicable to this application. If you have any questions or require further information, please do not hesitate to contact me. ,j 1/1,1 ./' I ~ \ (--.I , Dwayne Campbell, Planner Current Planning cc: Peter Castellan, Regional Works Department Karl Kiproff, Regional Health Department 034 ,',." {', ;'Tn !i',_.f.~_._TO i \,:,£8.':..:«(,. '::l-i-;- INFORMATION COMPILED FROM APPLICANTS SUBMITTED FLOOR PLAN - A. & S. RHEMTULLA A30/05 ~~OOM 1 V- --1:- --- ¡ (FA~~~~50M) I I 4 LITI HALLWAY I I I " I~ I"' 1"- I I 109m E ~ ROOM 3 (FORMAL AREA) PROPOSED ROOM 4 /'--.... LGARAGE 1 J.6m E LAUNDRY .. ROOM " 'I GARAGE 2 I I GARAGE 3 I GROUND FLOOR PLAN 4.5m T J9m I 5.1m i I l~ ¡ E ROOM 3 '" ROOM 2 '" I I ll~ ,.: ROOM 4 ! 45m ~ ROOM 5 I'" I I 8.5m ''- I ,~ ," ROOM 1 I i ¡ L_-.-L SECOND FLOOR PLAN l' rH/S MAP 1.~5 PPODu:;[D B,v THE CITY OF PICK£R//VC, P'-AN~.ïNC &: DEV!:LOPM£N'r O£PARTM[Iv,-, INFORMArlo.\l &: SUPPO,RT SERVICES, J4NUA.'i'~· 5. 2006. CitJ¡ a~ REPORT TO EXECUTIVE COMMITTEE l~ 3 :... . ,) Report Number: PD 30-06 Date: April24,2006 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 28/05 Renata Trent 905 Dillingham Road Part of Lot 19, B.F.C Range 3 (Durham Condominium Plan 105) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 28/05, be APPROVED as set out in the draft by-law attached as Appendix I to Report PO 30-06, to amend the existing zoning on the subject lands to permit an increase in floor area of an existing body rub parlour use on lands being Part of Lot 19, B.F.C. Range 3, (Durham Condominium Plan 105) City of Pickering. 2. That the amending zoning by-law to implement Zoning By-law Amendment Application A 28/05, as set out in Appendix I to Report PO 30-06 be FORWARDED to City Council for enactment. Executive Summary: The applicant requests a change to the zoning by-law to increase the floor area from 160 square metres to 310 square metres for an existing licenced body rub parlour located at the south-east corner of Quigley Street and Dillingham Road (see Location Map, Attachment #1). Alterations to the multi-tenant industrial condominium, necessary to accommodate the requested floor area increase, would be restricted to interior works to suit the tenant's needs (see Applicant's Submitted Plan, Attachment #2). The property is located in the area of the City defined by Municipal By-law 6648/06 as an area where a body rub parlour use may operate, subject to obtaining zoning approval. The applicant advises they have operated from this property for the past six years. Through discussion with Municipal Law Enforcement Services and Durham Regional Police Services, staff is not aware of any documented complaints respecting the use. With the floor area expansion, parking and site function will not be impacted. It is recommended that the application be approved and that the draft by-law be forwarded to Council for enactment. ~~:~ta Trent - A 28/05 April 24, 2006 Page 2 --------~--"-------_._.__._~..._--"_._._-_._-_._--------- Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. -------- Background: 1.0 Comments Received 1.1 At the January 19, 2006 Information Meeting (see text of Information Report, Attachment #3) Public Comments _ No public comments were conveyed at the public meeting; _ Received a request for further notification from two parties: Edith Montgomery (see Attachment #4) Colin Hunter - Colin Hunter Electric (see Attachment #5) 1.2 Agencies Durham Region Planning Department Veridian Connections Toronto and Region Conservation Authority 1.3 City Departments Development Control Pickering Fire Services Applicant's Comments _ applicant's solicitor spoke on their behalf; _ solicitor provided a written statement (see Attachment #6); _ conforms with Regional Official Plan; _ municipal water supply and sanitary sewer are available; - no Provincial interests identified; - no objection; _ located outside of the TRCA's Fill Regulated Area; - no permits are required for the proposed development; - no objections; - no comments; - no objection; Renata Trent - A 28/05 April 24, 2006 (j 3';1 Page 3 --~----~---- -_._~-~_.---~----_._-_._--_.._-------~--~- 2.0 Discussion 2.1 Use and Compatibility 2.1.1 Proposed Use Conforms to the Pickerinq Official Plan The subject property is designated "Employment Area - General Employment" in the Pickering Official Plan. This designation permits the proposed expansion in floor area of the existing body rub parlour to be considered. Approval of the rezoning would conform to the Pickering Official and the Region of Durham Official Plan. 2.1.2 The Site is Suitable to Accommodate the Expanded Floor Area The proposed expanded floor area for the body rub parlour use can be accommodated on this site, within the existing condominium building. Vehicle parking on this property is provided in excess of the minimum by-law requirements (12 additional parking spaces), and offsetting hours of operation from regular business hours allows for the sharing of parking spaces. The Director of Durham Condominium Corporation 105, Mr. Mike Sharpe, provided authorization for the submission of this rezoning application (A 28/05) by the applicant. Further, Mr. Sharpe advises that he does not object to the rezoning (see Attachment #7). The existing use is located in an area of the Brock Industrial Neighbourhood that has no visual presence along the major transportation corridors of Brock Road, Clements Road or Bayly Street. The proposed expansion is contained within the existing condominium building, and will be achieved by extending the use into Unit #4 (see Attachment #2). The City is aware of the operation of this business at this location over the past six years and, through discussion with Municipal Law Enforcement Services and Durham Regional Police Services, staff is not aware of any documented complaints or policing issues respecting the use. 2.2 Zoning By-law Performance Standards 2.2.1 The Proposed By-law will Limit the Gross Leasable Floor Area The existing by-law limits the gross leasable floor area of the body rub parlour use to a maximum of 160 square metres. This floor area is presently provided through a combination of main floor and mezzanine floor space. The applicant proposes to increase the total allowable floor area to 310 square metres, consisting of both main floor and mezzanine floor space. Even with the increased floor area, this use will not constitute the dominant tenant in the condominium. At 310 square metres, the use will constitute approximately 10 percent of the gross leasable floor area of the entire building. A mix of uses will be maintained. "!38 ~enata Trent - A 28/05 April 24, 2006 Page 4 ._~._.__.._,-_.---~~~----- 2.2.2 The Existing By-law will Govern all Other Zoninq Requirements No further amendments to the current 'M2' zoning are proposed or required. The current by-law requirements will continue to apply to the property. 2.3 Municipal By-law 6648/06 - Body Rub Parlours 2.3.1 The proposed body rub parlour complies with the Municipal By-law & licensinq requirements On April 3, 2006, City Council passed Municipal By-law 6648/06, which provides requirements for the licensing and regulating of body rub parlours within the City of Pickering. The by-law includes provisions which restrict the location in which body rub parlours may be considered to operate, and limit the number of body rub parlours within the designated area. The designated area is within the Brock Industrial Neighbourhood, subject to a zoning by-law amendment being approved by the City. The subject property is located within the designated area as per Municipal By-law 6648/06 (see Attachment #8). This body rub parlour use is an existing permitted body rub parlour and is currently zoned and licenced by the City. It holds one of the three body rub parlour licences that the Cìty of Pickering is able to issue. By expanding the floor area of the use, Municipal By-law 6648/06 is not contravened, as it is not a separate operation. The licence covers the entire operation, which operates from one location only and is only valid for the endorsed location. 3.0 Applicant's Comments The applicant is aware of the content of this report, has reviewed the draft zoning by-law, and concurs with the recommendations. APPENDIX: Appendix I: Draft By-law Renata Trent - A 28/05 April 24, 2006 Û 3 B Page 5 ----_._._-_.._-,--~-_._._--------- Attachments: 1 . Location Map 2. Applicant's Submitted Plan 3. Information Report 4. E-mail request for notification from Edith Montgomery 5. Letter of objection from Colin Hunter Electric 6. Applicant's Solicitors Written Statement 7. Letter of Authorization from the Director of Durham Condominium Corporation 105 8. Municipal Body Rub Parlour By-law - 6648/06 Prepared By: Approved / Endorsed By: H «C#<a,{J anowski '" ,~;J!_, ,l¡ -~) ,3/ ./' ,{,../ tift" '.....' /' "l '·..l"". -J I: .i '/ /:./ 0..../' -c -<:¡q.. '-(.. .' ," Neil tarroll, GIP,FÞP Director, Plan . 9 & Development - GXR: Id Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering C!~y Council ~ . ' <..0' { 040 APPENDIX I TO REPORT NUMBER PD 30-06 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 28/05 THE CORPORATION OF THE CITY OF PICKERING 041 BY-LAW NO. Being a By-law to amend Restricted Area (Zoning) By-law 2511, to implement the Official Plan of the City of Pickering, Region of Durham, for Part of 19, B.F.C. Range 3, (Durham Condominium Plan 105), City of Pickering. (A 28/05) WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to change the zoning of the lands to permit an additional use being a Body Rub Parlour Use, on the subject lands, located in Part of Lot 19, B.F.C. Range 3, (Durham Condominium Plan 105), City of Pickering. AND WHEREAS an amendment to By-law 2511, as amended, is therefore deemed necessary; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. TEXT AMENDMENT Section 17.4.4 - Industrial Zone - "M2" is hereby amended by repealing and replacing Section 17.4.4(2)(a) with the following: (a) No more than one Body Rub parlour shall be permitted and the aggregate gross leasable floor are of the Body rub Parlour shall not exceed 310 square metres; 2. BY-LAW2511 Definitions and subject matter not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 2511, as amended. 3. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act. BY-LAW read a first, second and third time and finally passed this ,2006. day of Dave Ryan, Mayor' Debi A. Bentley, City Clerk v ... ..'" ¡·'···t /,t·¡..iif:Tli # I 1'0 .,:...··. ¡~I&....·\ - 'C . ., . P' 2( ~. :,' \J:.' Ii LJ __..;'J J-( }fr) I l l I J l \ II I l BAYLY STREET BAYLY STREET I " cr:: I 0 I I ~ 0 \\ - I-- cr:: cr:: 0 () '-- 7í 0 I ORANGEBROOK COURT « ~ 0 æ i---- I \ QUIGLEY STREET I 0 « I 0 I æ f-- I ~ I-- SUBJECT ----....- PR01ERTY __c________ ,---___.__ 0 ¿ « a: I - CJ :0.:: 0 ~ u -' 0 >-- ..J Õ æ CO I I - ""- CLEMENTS ROAD V 0 - City of Pickering Planning & Development Department PROPERTY DESCRIPTION DCC 105, LEVEL 1, UNIT 4 l' ---- OWNER E. ALFRED & R. TRENT DATE NOV. 4, 2005 DRAWN BY JB FILE No. A 28/05 SCALE 1 :5000 CHECKED BY GR o o-So.....ce. PN-4 1.ro",.1 Enlllrpr¡81115 Inc. O....d il. 8"'~p¡;O(.. All ";9h\. Ro..,,,,,.d. Nol 0 p'o.... of ....''''·Y· 2005 MÞAC ond ;le supplie..s. All "'9"'~1I Rcee"'Ved. NDt 0 pIon of S...rve, ATTACHMENT I;.L TO REPORT I PD 30 - Ob INFORMATION COMPILED FROM'J(PPLlCANT'S SUBMITTED PLAN A 28/05 - E. ALFRED & R. TRENT UNIT4 SUBJECT TO A 28/05 (PROPOSED EXPANSION) '--. . ~I E"'~'"("'· ¡ l , , ~ ' c « o 0:: :! « J: C-' Z ...I ...I C t -":,'1 . ., i~ I 't' .' ~ :; l".... -. "> . ,,,t.." QUIGLEY STREET II',J ..~ ;'-1 .1: '" . ~ -. '1 "'_w'_ __ ....__...-___ ~"""'f\'}.JIit...."....._~- ~,;¡,¡r.< ~'" ......,.-......~....,1_~._ .'(.<,I..!"~Ìft rtI_....<".... ...........~ ~. e'__ .." .~.. '~l==r=,- ¡ I I 1 f ¡ í' UNIT3 SUBJECT TO A 16/04 (EXISTING) 043 ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, NOVEMBER 4,2005, n44 ÞTT ACHMENT # L TO REPORT 1/ PD 3)--06 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED FLOOR PLANS A 28/05 '" E. ALFRED & R. TRENT :~J ~¿\ ~~ ~; ;;t\., ~i~_ ;~~ :~; ./i\, , ~. J£~.:_ ~,»~~ ._.,":~,,-..I'r:~m~~"~:í~J t;i: i~'~ ..',;/" j,lf ~~ ~~ ~¡ ~f,:, '''~ t~~ f¡~: ~~12Y:·Z:;?;:if.~~~~' i¡(¡! ¡~.>~ ~¡{?..:: ~~. ~_"Jt: ~lf~:: "" ./ ".'" .~.~ ·····-!'~l..· \~~j~ ,"...,''''',.,.··~..:f,4', ¡~'Ol""'"_ '.T..~~!MÕt;;¡.r~ i1~~, ~, It,¡ ~, ~~ ~þ',. ~~~: ~~ :{.¡j I~;¡¡ EXISTING LNIT :; Unit #3 and Unit #4 will function as one unit with one entrance and partial removal of demising wall 161< DN 20'1' X 40'3" (37'7") LNIT 4 SECOND FLOQl:? THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, DECEMBER e, 2005, /;!I .,¡·,'::,,~¡'i ! :¡; --- 'u '- "",..' . .' -:3(5 P PD .;_,~..-c~=... ,~-ci::~~"'_""~~4' INFORMATION COMPILED FROM APPLICANT'S SUBMITTED FLOOR PLANS A 28/05 - E. ALFRED & R. TRENT û4~) ~, '::::,;~I~'~:~"~I 'Ii" ~~, ""'.<;, ~~!i ~1. ~l ~ :~!~>,¡r¡U!iWJlt'Yl1l!~' '1l'~;¡~'ri<,"Mitl ..~~ 16RUP .' WORK SPACE 20'1" X 28'0" (13'10") EXISTiNG I-fr'DRO PAra .., UTILITY ROOM 8'6' X 5'IJ" : 'fI =~-~:._,.¡ ~ ¡t:l1í'i\'>~:1J\'I:,W11; .~ _.. - 0"'-._--0"___".- .~ ;~;G:./,;ï"::--Q COUf',¡'TER .-.-.--- ~ ¡~ ~~ ~, LOBBY 20'1" X 11'11' (9'3') EXISTING LNIT 3 LNIT 4 GQOUND F'..OOR Unit #3 and Unit #4 will function as one unit with one entrance and partial removal of demising wall THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING [. DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, DECEMBER 8, 2005. 04G ". ATTACHMENT # __ <~. ..JO REiJOm it PO '?L\ C~..2 CitJ¡ {J~ INFORMATION REPORT NO. 25-05 FOR PUBLIC INFORMATION MEETING OF January 19, 2006 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 28/05 Renata Trent Durham Condo Plan 105, Level 1 Unit 4 (905 Dillingham Road) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION _ the subject property is approximately 0.81 hectares in size, and located on the south east corner of Dillingham Road and Quigley Street (see Attachment #1 - Location Map); _ a 23 unit multi-tenant industrial condominium occupies the site; - the property is surrounded by industrial-commercial uses. 2.0 APPLICANT'S PROPOSAL _ the applicant proposes to amend the existing zoning on the subject lands to permit an increase in floor area to the existing body rub parlour use; _ the expansion of the permitted use will occupy Unit #4 within the existing industrial condominium; _ total gross floor area of the existing industrial condominium is 3,010 square metres; Unit #4 consumes approximately 85 square metres of the floor area (see Attachment #2 - Applicant's Submitted Site Plan); _ the total floor area of Unit #3 (existing body rub parlour) and Unit #4 (proposed expansion) is approximately 245 square metres; 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reqional Official Plan _ the Durham Regional Official Plan identifies the subject lands as being designated "Employment Area"; _ this designation 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; Information Report No. 25-05 ,c~ .3 .w 'It'k~J"'~"""~·/ 11 PD_,_-1.D:9,!..;,-~~_.._-- Page 2 047 .--~_.~--- Employment Areas shall be used for limited personal service uses; the applicant's proposal appears to comply with this designation; 3.2 Pickerinq Official Plan the subject property is designated "General Employment" within the Brock Industrial Neighbourhood; this designation permits a wide range of employment uses while allowing for limited personal service uses serving the area; Schedule II of the Pickering Official Plan - "Transportation Systems" designates Dillingham Road and Quigley Street as Local Roads; 3.3 Zoninq By-law 2511. as amended by By-law 6514/05 the subject property is currently zoned "M2" - Industrial Zone by By-law 2511, as amended by By-law 6514/05; the current zoning permits the following uses: · all commercial uses permitted under "M1" - Storage & Light Manufacturing; · all industrial uses permitted under "M 1" - Storage & Light Manufacturing along with a transportation terminal, manufacturing and industrial uses with limited outdoor storage; · body rub parlour; the applicant is requesting to permit an increase in floor area to the existing body rub parlour use; the amendment would only apply to 905 Dillingham Road; 3.4 Municipal By-law Pertaininq to Body Rub Parlours on October 16, 2000, City Council passed Municipal By-law 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); 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; \)¡~~ation Report No. 25-05 Page 3 --------- ~_.."-----,~~.._~_._.~-".._~ ------~~-- . 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 no comments have been received; 4.2 Aqency Comments no comments have been received; 4.3 Staff Comments The following list identifies matters and issues to date, which require further review and examination by staff: . the compatibility of the proposed expansion to the existing use recently approved within the existing industrial condominium; . the examination of: · the appropriateness of the requested expansion to ensure the use does not dominate the site; · the potential effects the proposed expansion may have on the current parking supply; · the floor-space of the expansion to ensure that the floor-space is accurate (clarify if a mezzanine exists); · whether or not a floor-space limitation should be included in any zoning by-law; · the application to ensure that it is consistent with the polices of the 2005 Provincial Policy Statement; _ 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 Councilor a Committee of Council; Information Report No. 25-05 .' ::< :",': ~,: !\( Y iF.....,. ,:,'"'~ '~::"::';:'~7¡:J:{J) ¥ PD 3û·-ch _·....,...r.r>;,~!I""_~.w.-,.:>"":.t\""=i~~..··.-,··~·,,,,.,..·.,. Page 4 0 4 G -~--------_._- _ 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 are submitted plan is available for viewing at the offices of the City of Pickering Planning & Development Department; 6.3 Property Principal & Leasee _ the principal of 905 Dillingham Road is Mike Sharpe, the leasee of 905 Dillingham Road, Unit #4 is Renata Trent represented by Noel D. Gerry. ORIGINAL SIGNED BY ORIGINAL SIGNED BY Geoff Romanowski, CPT Planner II Lynda Taylor, MCIP, RPP Manager, Development Review GXR:ld Attachments Copy: Director, Planning & Development O~) n t. j rr¡,,r'L'".Ii'·1·n· Jj .3 'ff''') ,. 'e.\.q~hlt¡UP tt~~.r.n.::Z"~êg n[PJRl :ß PD . :J,)-Ck; ~~"""'~D""""''''''''''~~·~':;¡.'i!'':¡¡O:'~·''': APPENDIX NO. I TO INFORMATION REPORT NO. 25-05 COMMENTING RESIDENTS AND LANDOWNERS (1) no comments received to date COMMENTING AGENCIES (1) no comments received to date COMMENTING CITY DEPARTMENTS (1) no comments received to date Romanowski, Geoff 051 From: Buchan, Adriana Sent: March 2, 2006 11: 16 AM To: Bentley, Debi Cc: Romanowski, Geoff; Shields, Debbie Subject: Edith Montgomery 416-291-451011 :10 a.m. Ms. Montgomery would like to be notified of any council meetings, or other meetings, and also have sent to her any documentations pertaining to Renata Tent Rezoning Application A 28-05-905 Dillingham Road-Body Rub rezoning. Please note that Ms. Montgomery is not within the radius status of the rezoning property. Adriana 02/03/2006 c.t! tfHfef' il' ..5'. ,:;¡') , :)D ·C\~:. . .....,..,).,...,.",,,. 6!ect(4cat Ltd. '3" .', 'ìE"'" "D-" :.~ "è ,fj f~"''''' ~ ¡~ \f,¡ ~V è~-¡,;rJ '. _.JJ;' Planning and Development Department Pickering Civic Complex 1 The Esplanade Pickering, Ontario L 1 V 6L 7 ,~,t. January 16,2006 Attention: Mr. Geoff Romanowski Re: Zoning Bylaw Amendment application A28/05 Dear Mr. Romanowski I have objections to the above mentioned application and I would like to address Counsel on this matter. Could you please advise me prior to the matter coming to counsel so that I can plan to attend. 905 Dillingham Road, Unir 23, Pickering, ON LlW 3X1 Tel 905·83] -6122 ¡;ax 905-831-6133 Toll Free 1-8ì7 -312-6999 E-mail info@chunteLca NOEL D. GERRY BARRISTER & SOLICITOR November 1,2005 City of Pickering One The Esplanade Pickering, Ontario L 1 V 6K7 Dear Sirs: Re: Application for Zoning Approval 905 Dillingham Road, Unit #4 ~ E C' i:;',;; ¡:¡ ". ft~ If'>:'" n~,gm.'1 ~ ';c ~ SkJ JAN 0 ~, 2(]Ofi CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT 05:~ 50 Richmond Street East Suite #100 Toronto, Ontario M5C 1 N7 Telephone: 416-972-1161 Fax: 416-362-9954 Please accept these submissions, which are submitted in support of the application by Renata Trent in support of her application to have body-rub parlour added as site specific use at 905 Dillingham Road, Unit #4. This letter is provided pursuant to section 34(14.1) of the Planning Act. Ms. Trent already operates a body-rub parlour at 905 Dillingham Road, Unit #3 and seeks to expand into the adjoining unit. Please consider the following points in support of the application: 1. By virtue of By-law 6514/05 a body-rub parlour is permitted at Unit #3; 2. The proposed use is an expansion of an existing business and will not create a new body- rub parlour; 3. The existing business has been licensed by the Ci ty of Pickering for over five years; 4. The premises are situated within the area designated for the licensing of body-rub parlours by virtue of By-law 574/2000. No amendments ¥e...r.~~~~ \¡,:jtl+.re~t7~t tg H~i i Licensing By-law; !'~0:(::f.~ì.~~¡3_~ s DI _~SION _,_, . . .. . " .. ':C"':'JN'RD~ j By acqumng U111~#4, addItIOnal parkll1g spaces have beeq;.~£Eml~d··~.c!.:~~~Ç) '. . -.,~s=¡::1 .__. the expanded busmess. '.' ...........11 LEGAL SERVICES J ~:J /-'I.L. ,LIBRARY ,¡ . "'-':!-;Alur~, PROP. & ENG. ¡ '-; ·.~·Î~·~t::Ej-~~::~~~~~EV r4/ ..:. ¡ ; :OROJ,~ POL. ì ····;·.....:.·:f~!~~f~.r_ER\Î'· 5. ¡', " :,~..~~....,~ ;'J-L\!";~<~~..-.::L ~,.:..}:: ~:~.: ~w_"",L~",,;.~',_ ~ ,._~"u.",...~...,,~.~___ 05/4 /.~ b i? i)~)., !X~=<~Qt?; It is submitted the same planning considerations apply to this application as did in the passage of By-law 6514/05 and therefore the application should be approved. We thank you for taking the time to consider the merits of this application. Yours truly, ~ ..... -,' f .' i Ii C.·····-·-..·..'____._.............,. , Noel D. Gerry July 20, 2005 To Whom It :May Concern: ,D,'~r'T ". 7 ,. ._.~ ,._.,..,.... ~'''',.,n_-'''' 3():{~'Ç:) 05:=) DCC 105 I am aware that Renata Trent acting on behalf of Eddie Alfred, owner of unit #4 in Durham Condominium Corp 105, located at 905 Dillingham Rd. in Pickering is applying to have the premise rezoned for the use of Massage Therapy (body rub). I do not objec//.ect to· bove mentioned application. ¡!tjt¿> C/ ~- .. Director ofDCC 105 Mike Sharpe 'H ";I DURR..\M CONDOMINIUM CORPORATION 105 905 Dillingham Road, Pickering, Ontario, LIW 3Xl RECEiVED OCT 2 0 2005 n CiTY OF PICKERING L í",-i\¡,,," [~G AND , DEVELOPM?NT DSi"ARTMENT . '1:'-".' ~.n' ("" .~~ ¡' iLl ,,".." L.'-' c.' it"fI'. "":_:- ~4'¿ L\.!~ " j \.~- L :L F~ l'\ 5 (I, ." J ATTACHMWT ,_ Ö TO REPORT 1/ PO Be)·· "c""'k..: SCHEDULE 'ß' DEFINED AREAS WHERE A BODY RUB PAf~LOUR MAY OPERATE o=.uNO "'"""'" t1 ~ ~ ~ ~ u "7) r¿] """"" DAM QU ID ~ eUCONE ~ OR"" ~ ~ I i OLO>l<NTS """" ~ ~~ ~ ~ .-C=N ¡~~ =,)7 , Ncl<o'Y 0 ð ~ ~ ~ "--.. ~ ~ 3 :z NON1Gc..tõ:RV ....... OQAO PICKERINQ QENERJrtTlNQ STATION LAKE ONTARIO 1 . BY-LAW NUM8ëR WILL. BE AMENDED TC 6fi48'06 PENDING THE APPROVAc BY COUNCIL Ciú/ c~ REPORT TO EXECUTIVE "5 u " Report Number: CS 22-06 Date: April 24, 2006 From: Debi Bentley City Clerk Subject: 2006 Municipal Elections Recommendation: 1. That the Clerk's Report CS 22-06 regarding the 2006 Municipal Elections be received; 2, That the draft by-law to provide for reduced hours of voting in institutions and retirement homes on voting day be enacted; 3, That the draft by-law to provide for advance voting on Saturday, November 4, 2006, between the hours of 10:00 am. and 6:00 pm. and Monday, November 6, Tuesday, November 7 and Wednesday, November 8, 2006, between the hours of 1 :00 pm. and 8:00 pm. be enacted; and 4. That the 2006 Schedule for Council meetings be revised to delete the November 20, 2006 Meeting in accordance with Section 232(1) of the Municipal Act, 2003. Executive Summary: In accordance with the Municipal Elections Act, 1996, Section 46(3), a by-law is being recommended to provide for early voting and reduced hours of voting in institutions and retirement homes on Voting Day. The facilities included in the by-law are: Village Retirement Centre and Central Park Lodge. In accordance with the Municipal Elections Act, 1996, Section 43(1), a by-law is being recommended to provide for advance voting to be held on Saturday, November 4, 2006, between the hours of 10:00 am. and 6:00 pm. and Monday, November 6, Tuesday, November 7 and Wednesday, November 8, 2006, between the hours of 1 :00 pm. and 8:00 pm., at the Civic Complex. In accordance with Section 232(1) of the Municipal Act, 2003, no meetings of Council can be conducted until the elected representatives have been sworn in at the December 4, 2006 Inaugural. The last Council meeting to be conducted before the 2006 Municipal Elections will be October 10, 2006 and the first meeting of the 2006 - 2009 Council will be December 18,2006. Ü 5 8eport -CS 22-06 Subject: 2006 Municipal Elections Date: April 24, 2006 Page 2 Please note, that as in previous years the City of Pickering will once again be using a paper ballot with electronic vote tabulators as the voting method. Financial Implications: All expenses with the 2006 Municipal Elections are in accordance with the 2006 budget as submitted for Council approval in 2006. Background: Special Votinq Locations The Municipal Elections Act, 1996, provides that voting must be provided on the premises for institutions with 20 or more beds occupied by persons who are disabled, chronically ill or infirm and for retirement homes in which 50 or more beds are occupied. We refer to these locations as "special voting locations". Council may pass a by-law providing for reduced hours of voting for these special voting locations. Voting hours per location are based on the analysis of time required to process electors at each location, and have been established in co-operation with the Administration staff of each facility. Advance Votinq Section 43(1) of the Municipal Elections Act, 1996, requires the City to pass a by-law, at least 30 days before voting day, establishing one or more dates for advance voting and the hours during which voting places shall be open on the advance voting date(s). In previous years, the City of Pickering has provided two advance voting dates, the Wednesday and Saturday immediately before Voting Day. The Civic Complex has traditionally been used as the location for advance voting because of its immediate proximity to the Pickering Town Centre, the Recreation Complex and the Library. As well, the Civic Complex has sufficient parking and is on the public transit route. The two advance voting days provided in previous years has proven successful. Due to the success of those advance voting days, 2 additional advance voting days are recommended, therefore, the City is required to enact a by-law to provide for advance voting on Saturday, November 4, 2006, between the hours of 10:00 am. and 6:00 pm. and Monday, November 6, Tuesday, November 7 and Wednesday, November 8, 2006, between the hours of 1 :00 pm. and 8:00 pm., at the Civic Complex. Electronic Vote Tabulators The City of Pickering will be using the same method of voting as was used in the 2003 Municipal Election and the 2004 By-election; being paper ballots and poll-count tabulators. Report -CS 22-06 Subject: 2006 Municipal Elections Date: April 24, 2006 Page 3 05rr Attachments: 1. Draft By-law for Special Voting Locations 2. Draft By-law for Advance Voting Dates and Times Prepared By: Approved I Endorsed By: SJ.b~ Debbie Shields Deputy Clerk ù ~~-~ " ~. ,b. (¡ Ddts>p j Debi A. Bentley ( . City Clerk " Attachments II ~~'~ ..-...., ~'\f'-' r" Uot} THE CORPORATION OF THE CITY OF PICKERING BY-LAW NO. Being a by-law to provide for early voting and reduced hours of voting in institutions and retirement homes on Voting Day. WHEREAS Section 46(2) of the Municipal Elections Act, 1996, 5.0. 1996, provides that a municipal council may pass a by-law providing that specified voting places shall be open on Voting Day at a specified time before 10:00 a.m.; AND WHEREAS Section 46(3) of the aforesaid Act, provides that a municipal council may pass a by-law with respect to reduced voting hours in voting places in retirement homes or those institutions as defined in Section 45(7) of the said Act, where the voting place is only for the use of the residents; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. That the voting places listed below shall be open during the hours specified: Voting Place Hours of Voting Village Retirement Centre 9:30 a.m. - 3:00 p.m. 1955 Valley Farm Road PickerinÇJ Central Park Lodge 10:00 a.m. - 12:00 noon 900 Sandy Beach Road Pickerinq BY-LAW read a first, second and third time and finally passed this 1st day of May, 2006. David Ryan, Mayor Debi A. Bentley, Clerk THE CORPORATION OF THE CITY OF PICKERING 06l BY-LAW NO. Being a by-law to provide for advance votes to be held prior to the 2006 Voting Day. WHEREAS Section 43(1) of the Municipal Elections Act, 1996 provides that a municipal council shall pass a by-law establishing one or more dates for an advance vote, and the hours during which voting places shall be open on that date or dates; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOLLOWS: 1. An advance vote shall be held on Saturday, November 4, 2006 between the hours of 10:00 a.m. and 6:00 p.m. at the Pickering Civic Complex, One The Esplanade, Pickering. 2. A second advance vote shall be held on Monday, November 6, 2006 between the hours of 1 :00 p.m. and 8:00 p.m. at the Pickering Civic Complex, One The Esplanade, Pickering. 3. A third advance vote shall be held on Tuesday, November 7, 2006 between the hours of 1 :00 p.m. and 8:00 p.m. at the Pickering Civic Complex, One The Esplanade, Pickering. 4. A fourth advance vote shall be held on Wednesday, November 8,2006 between the hours of 1 :00 p.m. and 8:00 p.m. at the Pickering Civic Complex, One The Esplanade, Pickering. . BY-LAW read a first, second and third time and finally passed this 1st day of May, 2006. David Ryan, Mayor Debi A. Bentley, Clerk o 6 2ilLf 01 REPORT TO EXECUTIVE COMMITTEE Report Number: OES 21-06 Date: April 24, 2006 From: Everett Buntsma Director, Operations & Emergency Services Subject: Tender T-3-2006 Tender For Trail Construction and Boulevard - Works for Finch Avenue File: A-2130 Recommendation: 1. That Report OES-21-06 regarding Trail Construction and Boulevard Works For Finch Avenue be received; and that: 2. Tender T-3-2006 submitted by Royalcrest Paving & Contracting Limited for Trail Construction and Boulevard Works For Finch Avenue in the amount of $87,748.03 (GST included) be accepted; and that 3. The total gross project cost of $107,000 (GST included) and a net project cost of $100,000 including the above tender amountand other project costs identified in this report be approved; and that 4. Council authorize the Director, Corporate Services & Treasurer to finance the project through the issuance of debentures through the Region of Durham; and (a) debt financing not exceeding the amount of $100,000 for a period not exceeding 10 years, at a rate to be determined; and (b) annual repayment charges in the amount of approximately $13,110 be included in the annual Current Budget for the City of Pickering commencing in 2007, and any financing cost, continuing thereafter until the loan is repaid; and (c) the Director, Corporate Services & Treasurer has certified that this loan and the repayment thereof falls within the City's Debt Financial Obligations approved Annual Repayment Limit for debt and other financial obligations for 2006 as established by the Province for municipalities in Ontario; and (d) the Treasurer is authorized to take any actions necessary in order to effect the foregoing; and 5. The appropriate City of Pickering officials be authorized to take necessary action to bring effect thereto. 06::1 Report OES 21-06 April 24, 2006 Subject: Tender T-3-2006 Tender for Trail Construction And Boulevard Works for Finch Avenue Page 2 Executive Summary: As part of the 2005 External Subdivision Works Budget, Storm Sewer Installation & Road Reconstruction for Finch Avenue was approved as a construction project. Tender T-5-2005 was called in the Fall of 2005 and was subsequently awarded by Council at the regular meeting on November 3, 2005 to Advice Contracting. In the Report To Council OES 39-05 it was identified that this tender and associated project costs would exceed the budget for Phase One which included the storm sewer installation, an oil/grit separator for water quantity control, and works to base asphalt including the concrete curb and gutter. Phase Two, for which this Tender No. T-3-2006 has been called, is for the completion of the above ground works including boulevard grading Sodding, tree planting, driveway restoration and an asphalt trail. Tender T-3-2006 was issued on Wednesday, March 29, 2006 and closed on Wednesday, April 12, 2006 with eight (8) bidders responding. The total gross project cost for Phase Two is estimated to be $107,000 for an estimated net cost to the City of $100,000 (net of GST rebate). Staff have been directed to report to Council on results of the tender and financing in order to proceed with this project in a timely manner. Financial Implications: 1. TENDER AMOUNT T-3-2006 GST Sub-Total GST Rebate Total $82,007.50 5,740.53 87,748.03 (5,740.53) $82,007.50 2. APPROVED SOURCE OF FUNDS Roads Ca ital Bud et Location Project Code Source of Funds Budqet Required Finch Avenue 06-2320-008-02 Debt (10 Year) FUNDS AVAILABLE 100,000 100,000 100.000 100,000 o S '~eport OES 21-06 April 24, 2006 Subject: Tender T-3-2006 Tender for Trail Construction And Boulevard Works for Finch Avenue Page 3 3. ESTIMATED PROJECT COSTING SUMMARY T-3-2006 - Tender for Trail Construction & Boulevard Work - Finch Ave. $82,007 Associated Costs Materials Testing Miscellaneous Costs Construction Contingency Total GST Total Gross Project Cost GST Rebate Total Net Project Cost 2,500 2,500 12.993 $100,000 7,000 107,000 (7.000) $100,000 5. Project Cost under (over) Approved Funds nil The Director, Corporate Services & Treasurer has reviewed the budgetary implications and the financing of the expenditures contained in this report and concurs. Background: As part of the Phase 1 of the Finch Avenue reconstruction was tendered and awarded in Fall 2005. Advice Contracting commenced work on the project in November 2005 and are anticipated to be complete by May 2006. Phase 2 has just been tendered, as Tender No. T-3-2006 and includes the boulevard works, tree planting, driveway restoration and asphalt trail construction on the south side of Finch Avenue. Phase 3, which will be the top course of asphalt will be budgeted for in 2007 and quoted separately. As part of the Roads Capital 2006 Budget, Trail Construction and Boulevard Works for Finch Avenue was identified as a construction project. Tender T-3-2006 was issued on Wednesday, March 29, 2006 and closed on Wednesday, April 12, 2006 with eight bidders (8) bidders responding. The total gross project cost is estimated to be $107,000 for an estimated net cost to the City of $100,000 (net of GST rebate). Royalcrest Paving & Contracting Limited has previously worked for the City on Quotation Q-17 -2005 for the Removal & Replacement of Concrete Curb and Sidewalk & the Installation of Concrete Pads and Tender T-4-2004 Asphalt & Concrete Sidewalks at Various Locations and are deemed acceptable by the Supervisor, Engineering & Capital Works. The Health & Safety Policy, current Cost and Frequency Record, Certificate of Clearance issued by Workplace Safety & Insurance 06S Report OES 21-06 April 24, 2006 Subject: Tender T-3-2006 Tender for Trail Construction And Boulevard Works for Finch Avenue Page 4 Board, and Certificate of Insurance as submitted by Royalcrest Paving & Contracting Limited have been reviewed by the Coordinator, Safety & Employee Development and are deemed acceptable. Credit information as provided by 0 & B for Royalcrest Paving & Contracting Limited has been reviewed by the Purchasing Analyst and in conjunction with staff's review of previous work experience with the City and the bonding available on this project, is deemed acceptable. Upon careful examination of all quotations, and relevant documents received, the Operations & Emergency Services Department, Municipal Property & Engineering Division recommends the acceptance of the low bid submitted by Royalcrest Paving & Contracting Limited for Tender T-3-2006 in the amount of $87,748.03 (GST included) and that the total net project cost of $100,000 be approved. This report has been prepared in conjunction with the Manager, Supply & Services who concurs with the foregoing. Attachments: 1. Location Map 2. Supply & Services Memorandum 3. Record of Tenders Opened and Checked o 6~eport OES 21-06 April 24, 2006 Subject: Tender T-3-2006 Tender for Trail Construction And Boulevard Works for Finch Avenue Page 5 Prepared By: ~' rØ?i .- " 'f /' 'J /1 " 1/' , ~, '(# Â1v I á:Vt1r:2 . ·V¿I;r--.::...--;. , Darrjlll B. Sels y SuP'\Visor, Engineering & Capital Works )]. \ (-;-. 'I ., '-\Jera A~~lgemacher Manager, Supply & Services -\ '~;tcJ ~ L K. illis A. Paterson Director, Corporate Services & Treasurer / DS:nw Attachments Copy: Chief Administrative Officer // 11ENlt.,..J,. TOREPORT#óES 21"'O~ _.._1,., of.-L- MUNICIPAL PROPERTY & ENGINEERING Attachment For Tender T -3-2006 FINCH AVENUE vi ~ ~'r o I CL ?'" / ~ECT BLUEBIRD AREA :-CRESCENT ROAD w > ¡¡:: o 5: ~I¡ ~ J ~ w I 0 0 ~ I U1 ~~ § iRl ~ U I U ¡;] I c:i cr I De: U I ~ èos::: U o cr: co w Ü o ¡¡:: CD Z :;¡: CD BAINBRIDGE 0 _J BANBURY ¡;: co COU~ ~ LOCA nON MAP PROPOSED CONSTRUCTION INCLUDES: Boulevard Restoration Q I · I · I · 'I ~ i . I o 6~( c::'J © ~ ~ © c::vu ~ @::, ~ Boulevard and Driveway restoration to complete urbanization works from tender T -5-2005 - Brock Road to eastern terminus. Asphalt Trail Construction . § I ~ . Construction of section for the Duffins trail along the southern boulevard. 068 /"('.¡"':I'""'f:N-ít.¡_.,,~.,,.. TOREPORT# uc;;. .J .. '---1_of~ CORPORATE SERVICES DEPARTMENT "" ,-v,,", MEMORANDUM April 13, 2006 Richard Holborn ( Division Head Municipal Property & Engineering REceiVED APR 1 3 2006 To: err" OF PICKERING iIJIYNICìPAL PROPERTY & ENGINEERING Darrell Selsky Supervisor, Engineering & Capital Works From: Barbara Tran Buyer Subject: Tender No. T-3-2006 Tender for Trail Construction and Boulevard Works-Finch Ave. From Brock Road to East Terminus (450m) CLOSING: Wednesday, April 12, 2006, before 2:00 pm Tenders have been received for the above project. Eleven (11) companies were invited to participate. An advertisement was placed in the Daily Commercial News, News Advertiser and on the City's Website all of which yielded interest from additional bidders. Eleven (11) bidders picked up tendering documents for a non-refundable fee of $75.00 per set of which eight (8) responded. A copy of the Record of Tenders Opened and Checked used at the public tender opening is attached. Tenders shall be irrevocable for 90 days after the official closing date and time. Purchasing Procedure No. PUR 010-001, Item 10.03 (r) provides checking tendered unit prices and extensions; unit prices shall govern and extensions will be corrected accordingly, which has been done. All deposits other than the low three bidders may be returned to the applicable bidders as provided for by Purchasing Procedure No. PUR 010-001, Item 10.03(w). Therefore, the tenders of the low three (3) bidders are attached for review. A Dun & Bradstreet report for Royalcrest Paving & Contracting Ltd. will be requested of the Purchasing Analyst and a summary will be provided to you during the evaluation phase of this tender call. 2 TOREPORT~LÓES ~ J~D(., 2. ".j ,., ...",,,,,,,;;,,_,,.,,.~,. (.".h._......,~ Richard Holborn Darrell Selsky April 13, 2006 Page 2 06r¡ Summary (PST included, GST included) Bidder Total Tendered After Calculation Amount $ Check $ Royalcrest Paving 87,748.03 87,748.03 Melfer Construction Inc. 94,192.10 94,192.10 Trisan Construction 99,694.30 99,688.69 Wyndale Paving 104,408.06 104,408.06 Salivan Landscaping 134,766.50 134,766.50 M. MacEwen Contracting 175,040.23 175,040.77 Ashland Paving Ltd. Rejected: Bid bond insufficient. Reference: IB 18, 19, 20 TS 3. PUR 010-001, 10.04 Item 9 (d) Serve Construction Ltd. Rejected: Bid bond insufficient. Reference: IB 18, 19,20 TS 3. PUR 010-001, 10.04 Item 9 (d) Pursuant to Information to Bidders Item 22, the following are being requested of the low bidder for your review during the evaluation stage of this tender call: (a) a copy of the Health & Safety Policy to be used on this project; (b) a copy of the current Cost and Frequency Report issued by Workplace Safety & Insurance Board (in lieu of the Cost and Frequency document, a copy of the current CAD 7, NEER, or MAP reports may be submitted); (c) a copy of the current Certificate of Clearance issued by Workplace Safety & Insurance Board; (d) the City's certificate of insurance shall be completed by the bidder's agent, broker or insurer. {RECEIVED A T CLOSING} ('17 n Richard Holborn " Darrell Selsky i'C!·¡¡"ÎENT#".'~d TOREPORT#_Q.£5 ~,-aCe ..,,~.__.Q_ of _2_ April 13, 2006 Page 3 Please review the copies of the bids. Include the following items in your Report to Council: (a) if items (a) through (f) noted above, are acceptable to the Safety & Training Co- ordinator; (b) any past work experience Royalcrest Paving & Contracting Ltd. including work location; (c) without past work experience, if reference information is acceptable; (d) the appropriate account number(s) to which this work is to be charged; (e) the budget amount(s) assigned thereto; (f) Treasurer's confirmation of funding; (g) related departmental approvals; (h) any reason(s) why the low bid of Royalcrest Paving & Contracting Ltd. is not acceptable; and (i) related comments specific to the project. If you require further information, please feel free to contact me. ~¿fJ~ Barbara Tran /bt Attachments Copy for: Director, Operations & Emergency Services o W ~ o W I o o Z (9<J: ZO a:::W wZ ~W 00.. -0 0.. lL.(/) offi >-0 I-Z OW l- lL. o o a::: o o W a::: ,'. ¡"lENT?:" j-i'PiR1'POr.iT:Lt QE.5; ..2\ ~O(P ,,~_=lÞ: Of..,:""J,~"":~ A, . ,,~. 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