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Home My WebLink AboutOctober 1, 2007 2. Planning & Development Committee Agenda Monday, October 1, 2007 7:30 pm Council Chambers Chair: Councillor Johnson PLANNING & DEVELOPMENT REPORTS 1. Planning, Planning & Development, Report PO 23-07 Zoning By-law Amendment Application A 34/05 Altridge Properties Inc. 1482 - 1484 Altona Road & 1490 - 1498 Altona Road Part of Lot 33, B.F.C Range 3, (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86) Part of Lot 33, B.F.C Range 3, (40R-5045, Part 1) City of PickerinQ PAGES 1-42 [This matter was referred from the September 17th, 2007 Council meeting] RECOMMENDATION That Draft Plan of Subdivision S-P-2005-03 and Zoning By-law Amendment Application A 34/05 submitted by Altridge Properties Inc., on lands being Part of Lot 33, B.F.C Range 3 (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86), Part of Lot 33, B.F.C Range 3 (40R-5045, Part 1), City of Pickering, to permit the development of 10 lots for detached dwelling units, be refused. Director, Planning & Development, Report PO 24-07 Liverpool Finch Developers Inc. - Plan of Subdivision 40M-1447 Blanche Construction Limited - Plan of Subdivision 40M-1450 Claremont Estates Ontario Inc. - Plan of Subdivision 40M-1482 Final Assumption of Plans of Subdivision 43-49 RECOMMENDATION 1. That Report PO 24-07 of the Director, Planning & Development regarding the Assumption of Plans 40M-1447, 40M-1450 and 40M-1482, be received; 2. That the highway being Anton Square within Plan 40M-1447 be assumed for public use; 3. That the highways being Forestview Drive, Lawson Street and Starview Court within Plan 40M-1450 be assumed for public use; Planning & Development Committee Agenda Monday, October 1, 2007 7:30 pm Council Chambers Chair: Councillor Johnson 4. That the highway being William Street within Plan 40M-1482 be assumed for public use; 5. That the services required by the Subdivision Agreements relating to Plans 40M-1447, 40M-1450 and 40M-1482, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance, save and except from Blocks 80, 83, 84, 85, 88, 89, the remainder of Block 87 being Parts 2 to 5, Plan 40R-10194, Plan 40M- 1447; Blocks 47,48 and 49, Plan 40M-1450 and Block 24, Plan 40M- 1482; and 6. That the Subdivision Agreements and any amendments thereto relating to Plans 40M-1447, 40M-1450 and 40M-1482, be released and removed from title. 3. Director, Planning & Development, Report PD 27-07 Norvalley Homes Ltd. Plan of Subdivision 40M-2068 Final Assumption of Plan of Subdivision 50-54 RECOMMENDATION 1. That Report PD 27-07 of the Director, Planning & Development regarding the Assumption of Plan 40M-2068, be received; 2. That the highways being Rockwood Drive and Prohill Street within Plan 40M-2068 be assumed for public use; 3. That the services required by the Subdivision Agreement relating to Plan 40M-2068, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance, save and except from Block 27 and Block 28 except from Part 3, Plan 40R-21447, Plan 40M-2068; Planning & Development Committee Agenda Monday, October 1, 2007 7:30 pm Council Chambers Chair: Councillor Johnson 4. That the Subdivision Agreement and any amendments thereto relating to Plan 40M-2068, be released and removed from title; and 5. That Council enact a By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as public highway. 4. Director, Planning & Development, Report PO 29-07 Zoning By-law Amendment Application A 3/07 BMC Bayly Park In.c. 1400, 1410 & 1420 Bayly Street Part of Lots 21 & 22, Concession 1 (Part 1, 40R-12889), City of Pickerinq 55-95 RECOMMENDATION 1. That Zoning By-law Amendment Application A 3/07 be approved to broaden the range of permitted uses for the subject property to include a brew-on-premises establishment, a convenience store, a financial institution, personal service shop, professional offices and limited retail stores on lands being Part of Lots 21 & 22, Concession 1, Part 1, 40R- 12889; and 2. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 3/07, as set out in Appendix 11/ to Report PO 29-07, be forwarded to City Council for enactment. 5. Director, Planning & Development, Report PO 30-07 Zoning By-law Amendment Application A 2/07 Doumouras Properties Ltd. 1010 Brock Road Part of Lot 19, Concession 1 (Part 1. 40R-21855), City of Pickerinq 96-116 RECOMMENDATION 1. That Zoning By-law Amendment Application A 2/07 be approved to amend the permitted uses for the subject property to include a financial institution, convenience store, personal service shop, professional office and limited sales outlets, on lands being Part of Lot 19, Concession 1, Part 1, 40R- 21855; and, . Planning & Development Committee Agenda Monday, October 1, 2007 7:30 pm Council Chambers Chair: Councillor Johnson 2. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 2/07, as set out in Appendix II to Report PO 30-07, be forwarded to City Council for enactment. (II) OTHER BUSINESS (III) ADJOURNMENT -ew, o~ REPORT TABLED REPORT TO PLANNING & DEVELOPMENT COMMITTEE Resolution No. 161/07 Dated July 23,2007 Report Number: PO 23-07 Date: July 23, 2007 From: Neil Carroll Director, Planning & Development 01 SUBJECT: Draft Plan of Subdivision S-P-2005-03 Zoning By-law Amendment Application A 34/05 Altridge Properties Inc. 1482 - 1484 Altona Road & 1490 - 1498 Altona Road Part of Lot 33, B.F.C Range 3, (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86) Part of Lot 33, B.F.C Range 3, (40R-5045, Part 1) City of Pickering Recommendation: 1. That Draft Plan of Subdivision S-P-2005-03 and Zoning By-law Amendment Application A 34/05 submitted by Altridge Properties Inc., on lands being Part of Lot 33, B.F.C Range 3 (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86), Part of Lot 33, B.F.C Range 3 (40R-5045, Part 1), City of Pickering, to permit the development of 10 lots for detached dwelling units, be refused. Executive Summary: The applicant proposes to develop a draft plan of subdivision at the southwest corner of Altona Road and Twyn Rivers Drive, consisting of 10 residential lots for detached dwellings, fronting onto a new internal public road. Access to the site is proposed from Altona Road. The draft plan of subdivision incorporates a block of City-owned land along the western side of the site, which was conveyed to the City for future road purposes through a previous draft plan of subdivision. Richardson Street was constructed with a temporary turning circle to allow for its future extension into the subject site. Development of the site as proposed by the applicant would create an isolated pocket of residential lots that does not provide cohesive development with the existing residential neighbourhood. The proposed access onto Altona Road is not appropriate as the site can be accessed through the extension of Richardson Street. Further, approval of the proposed access onto Altona Road may prejudice future redevelopment opportunities for the lots opposite this property, on the east side of Altona Road. Report PO 23-07 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) 02 Date: July 23, 2007 Page 1211 More appropriate alternative design options are available for the site. Development of this site would be best suited at a time when comprehensive development involving the adjacent property to the south can be achieved. It is recommended that proposed Draft Plan of Subdivision and Zoning By-law Amendment Application be refused, as the proposal is considered premature and does not provide for appropriate development of the site. Financial Implications: None with refusal recommendation. Sustainability Implications: The development proposal is an infill project that would utilize existing infrastructure. However, the proposed access to the site from Altona Road does not represent a sustainable approach for the development of the subject lands as the proposal creates an isolated development that does not provide appropriate connections or integration to the existing neighbourhood. Background: 1.0 Introduction Altridge Properties Inc., has submitted applications for approval of a draft plan of subdivision and an amendment to the zoning by-law in order to create 10 lots for detached dwellings on lands located at the southwest corner of Twyn Rivers Drive and Altona Road (see Location Map, Attachment #1). Access to the development is proposed from Altona Road. All 10 lots would front onto a new public road and are oriented to face Altona Road (see Applicant's Revised Road Pattern, Attachment #4). The proposed lots would have minimum lot frontages ranging from approximately 11.0 metres to 17.2 metres and minimum lot areas ranging from 408 square metres to 561 square metres. The subject lands are designated "Urban Residential Area - Low Density Area" within the Rougemount Neighbourhood in the Pickering Official Plan. This designation permits residential development at a density of up to and including 30 dwellings per net hectare. The proposal is consistent with this designation at 13.3 units per net hectare. At the Statutory Information Meeting held in April 2006, a request was made by area residents that an additional Information Meeting be held should the applicant revise the proposal. Although staff worked with the applicant following the Information Meeting in an attempt to achieve a mutually acceptable development plan, agreement has not been achieved and the applicant wishes to pursue their original submission. Consequently a second Information Meeting has not been held. Residents who commented on the application have been notified of this meeting, to consider the application as initially submitted. Report PD 23-07 . . Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) Date: July 23, 2007 Page 3 - 2.0 Comments Received 03 2.1 At the April 20, 2006 Public Information Meeting Twelve area residents appeared at the Public Information Meeting to voice their comments respecting the application. They raised concerns regarding: traffic problems on Altona Road due to the proposed access; safety for school children in the area; compatibility of the proposed lot sizes with existing development; grading and drainage issues; and declining property values (see text of Information Report and Meeting Minutes, Attachments #9 & #10). 2.2 Written Public Submissions on the application Three written submissions were received from area residents. The concerns identified in the correspondence related to: lotting pattern; decrease in property value; walkway connections for school children; unsafe access to the development from Altona Road and traffic congestion; grading and drainage, and existing flooding in backyards (see Attachments #11, #12 & #13). 2.3 City Department and Agency Comments Development Control Region of Durham Planning Department Canadian National Railway access to Altona Road should not be permitted and development of the lands should only occur as part of the extension of Richardson Street; the extension of Richardson Street would provide a better connection to the abutting school as the existing sidewalk on the north side of Richardson Street could connect directly to the sidewalk on the west side of the cul-de-sac, and would also provide a direct connection to the existing walkway on the south side of Richardson Street; - various additional technical comments are also provided (see Attachment #14); - the proposal is permitted by the policies of the Durham Region Official Plan and is consistent with Community Strategic Plan Actions; municipal water supply and sanitary sewer services are available to the subject property; - as the site is adjacent to Altona Road and Twyn Rivers Drive, a noise study is required to identify any potential impacts as well as any noise mitigation and warning clauses (see Attachment #15); - warning clauses are required within the subdivision agreement and any agreements of purchase and sale for the proposed lots; - a noise and vibration study should be conducted (see Attachment #16); Report PO 23-07 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) 04 Date: July 23, 2007 Pag~l~ " Region of Durham Works Department Durham Student Transportation Services Toronto and Region Conservation Authority Durham Catholic District - School Board _ right-of-way dedications and a sight triangle must be conveyed to the Region; _ submission of a detailed design for the intersection of AI~ona Road and the proposed internal road is required prior to the Region providing favourable comments on the proposed development (see Attachment #17); - the school board would like to pursue a sidewalk (walkway) connection from Richardson Street to St. Monica's Catholic School; - this request has now been brought forward as the walking area to the school has been amended, meaning more students could use the pathway to get to the school site (see Attachment #18); - no objection (see Attachment #19); no objection (see Attachment #20). No other agency that provided comment has objection to the application. 3.0 Discussion 3.1 Background - A portion of the lands subject to this application are City-owned and intended for road purposes The conceptual road pattern for this neighbourhood originally included the extension of Fawndale Road north to connect with Richardson Street, and the northward extension of Richardson Street to a cul-de-sac (see Conceptual Road Development Plan (1986), Attachment #2). However, through Council's approval of Draft Plan of Subdivision 18T-84005 in 1986, this connection was removed and replaced with a walkway connection from Fawndale Road to Richardson Street. The block of City-owned land within this application (see Applicant's Submitted Plan, Attachment #3) comprises approximately 0.14 hectares and was conveyed to the City for future road purposes as a condition of approval of Draft Plan 18T -84005 (which developed this general area). This land provides for the northward extension of Richardson Street as originally anticipated and approved by Council. Richardson Street was constructed with a temporary turning circle at its terminus to allow for the future extension of the street northward into the subject property to end in a permanent cul-de-sac. The applicant has not acquired the City-owned lands, but has included them in their application knowing that Council's approval for the disposal of these lands would be required. Report PO 23-07 Date: July 23, 2007 Page 5 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) 05 3.2 Access to the site from Altona Road for this development proposal is not supported Altona Road is designated as a Type B Arterial Road in the Region's and City's Official Plans. Type B Arterial Roads are designed to carry moderate volumes of traffic at moderate speeds and have some access restrictions. The Environmental Assessment currently underway for Altona Road proposes a four or five lane cross-section along this portion of the road. The Region of Durham Works Department advise that they are unable to provide favourable comments on the proposed access from Altona Road at this time. Detailed design drawings for the intersection of the new internal road and Altona Road are required to ensure the proposed intersection provides safe vehicle movements in and out of the site. Area residents have expressed concern regarding the safe functioning of the site and the possible traffic impacts of the proposed access from Altona Road. Vehicular and pedestrian connectivity within this neighbourhood are important. The proposed access from Altona Road would create an isolated development that is separated from the existing residential development to the southwest and the abutting school property. A walkway connection is proposed through the applicant's proposal to provide a pedestrian connection to Richardson Street and St. Monica's Catholic School, however this connection would not provide the same benefits as having a direct road and sidewalk connection to the surrounding neighbourhood. Residents on the east side of Altona Road, south of Sheppard Avenue, have previously expressed an interest in developing the rear portions of their properties by way of a new internal public or private road with direct access from Altona Road. Planning staff have been verbally advised by the Region of Durham Works Department that only one access point onto Altona Road would be permitted in this area. The proposed access on the west side of Altona Road for this development proposal could jeopardize any future development potential for the properties on the east side of Altona Road. The subject site has an alternate access route by way of Richardson Street, whereas alternate access to the properties on the east side of Altona Road is very unlikely. 3.3 The site has alternative development potential and staff are willing to work with the applicant if an acceptable alternative design is achieved or an alternate use is proposed. Planning & Development staff have prepared three examples of alternative development options for this site, and will continue to explore these alternatives with the applicant if they so desire. Report PO 23-07 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) Date: July 23, 2007 Page 6- o 6 Staff Alternative Option 1 - Connect Richardson Street northward to a cul-de-sac as oriainallv anticipated throuah previous approval of the abuttina development The extension of Richardson Street on lands already secured for future road purposes creates direct vehicular and pedestrian connections to the existing neighbourhood (see Staffs Alternative Design - Option 1, Attachment #5). This design would maintain a cohesive neighbourhood and would be an integral part of completing the neighbourhood. A sidewalk connection to the abutting school site could be provided through this design as the existing sidewalk on the north side of Richardson Street could connect directly to a sidewalk on the west side of the cul-de-sac extension. The sidewalk would provide a safe and secure connection for school children walking to the school, and the design of the development would provide more eyes on the street and the school site. A direct connection to the existing walkway between Littleford Street and Richardson Street could also be achieved. This design also provides for efficient garbage pick-up and snow removal. Although this design would result in the development of lots backing onto Altona Road and Twyn Rivers Drive, with rear yard fencing (noise fencing) along the rear lot lines, this is similar to the existing development along Altona Road to the south, as reverse lot frontages were implemented through the design of many developments in this neighbourhood. In order to provide a minimum road allowance 16.5 metres, with a minimum pavement width of 8.5 metres, for the northward extension of Richardson Street, additional land area (approximately 7.0 metres in width) is required from the abutting property to the south, municipally known as 1478 Altona Road. This design maintains future development options for 1478 Altona Road onto Richardson Street, and may be more economically viable than other designs. However, the partial involvement of the owner of 1478 Altona Road is required. Municipal Property & Engineering staff have advised that this design would generate an estimated 17 and 14 vehicle trips during the morning and evening peak hours respectively, and that no significant traffic impacts would be anticipated on Richardson Street or the surrounding street network (see Attachment #21). Staff Alternative Option 2 - Extend Richardson Street east to a cul-de-sac adiacent to Altona Road Richardson Street could be extended eastward though 1478 Altona Road to a cul-de-sac adjacent to the west side of Altona Road (see Staffs Alternative Design - Option 2, Attachment #6). This design would eliminate lots backing onto Altona Road. This design would also eliminate access onto Altona and would provide vehicular and pedestrian connections to the existing neighbourhood. A walkway connection to the school could be provided on the City-owned lands, immediately east of the last residential lot fronting onto Richardson Street. Report PO 23-07 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) Date: July 23, 2007 Page 7 07 Staff acknowledge that this option requires the full involvement of the property at 1478 Altona Road for road purposes, with only a moderate increase in available lotting frontage. Staff Alternative Option 3 - Provide an alternate use on the property Although different from the low density residential land use originally envisioned for these lands, the subject property and abutting City-owned lands could be developed for a mixed-use project that serves the broader community. In 1989 consideration was given to a zoning by-law amendment application to permit a mixed-use commercial and residential development on this site, however the application was abandoned. Access to the site, site function and compatibility with the surrounding neighbourhood would need to be thoroughly reviewed and addressed prior to consideration being given to an alternate use. 3.4 Two alternative designs proposed by the applicant are not supported by staff, and the applicant wishes to proceed with the application as initially submitted The alternative designs for this site as prepared by staff have been discussed with the applicant. The applicant advises that they have not been able to secure land from the abutting landowner to the south (1478 Altona Road) to pursue either Option 1 or 2 as proposed by staff. Instead, the applicant has prepared two alternative designs for the site which propose the construction of the Richardson Street cul-de-sac on the west side of the site with temporary road conditions until 1478 Altona Road is developed. The first alternative design involves the extension of Richardson Street northward with a reduced right-of-way width in front of 1478 Altona Road (see Applicant's Submitted Alternative Plan - Option A, Attachment #7). The second alternative plan proposes the construction of a temporary road through the south end of the site from Altona Road until a permanent connection to the existing portion of Richardson Street is completed (see Applicant's Submitted Alternative Plan - Option B, Attachment #8). Staff do not support the alternative designs proposed by the applicant as there is no guarantee that the temporary conditions would be removed, and there is a risk that the temporary roads would become permanent if the property to the south does not develop. There would also be no incentive for the applicant to complete the full road connection for Richardson Street for either of these designs once their development is complete. The proposal to provide a temporary road connection from Altona Road to Richardson Street would still not address staff's concerns regarding access onto Altona Road. Report PO 23-07 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) Date: July 23, 2007 Page 8 08 As the Planning & Development Department does not support either of the proposed temporary scenarios, the applicant is continuing to pursue the original submission as initially applied for. 4.0 Applicant's Comments The applicant is aware of the staff recommendation for refusal of the application. Attachments: 1. Location Map 2. Conceptual Road Development Plan (1986) 3. Applicant's Submitted Plan 4. Applicant's Revised Road Pattern 5. Staff's Alternative Design - Option 1 6. Staff's Alternative Design - Option 2 7. Applicant's Submitted Alternative Plan - Option A 8. Applicant's Submitted Alternative Plan - Option B 9. Text of Information Report 10. Minutes from April 20, 2006 Statutory Public Information Meeting 11. Resident Comment - D. & J. Coughlin 12. Resident Comment - L. & G. Scavuzzo and J. & I. Comeau 13. Resident Comment - T. Dupnak 14. City Department Comments - Development Control 15. Agency Comments - Region of Durham Planning Department 16. Agency Comments - Canadian National Railway 17. Agency Comments - Region of Durham Works Department 18. Agency Comments - Durham Student Transportation Services 19. Agency Comments - Toronto and Region Conservation Authority 20. Agency Comments - Durham Catholic District School Board 21. City Department Comments - Municipal Property & Engineering Division Report PD 23-07 Subject: Altridge Properties Inc. (S-P-2005-03, A 34/05) Date: July 23, 2007 Page 9 09 Prepared By: Approved I Endorsed By: c'a/l.1Q Pc'?", ~ Carla Pierini Planner" Neil Carroll, , RPP Director, Planning & Development ~~~#. Lynda {aylor, MCIP PP Manager, Development Review CP:ld Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering Ci ,/c; iI ~I .,./ A TT ACHMENl # I TO REPORT # PO 1.:3 - D7 1 0 ~o -~3/ ~~ g Tfh~t==(\~ ~~ - l.ll.JJ~~ LANCREST ST. ~~ ==:; =:: ~l'. _ = - ~'" ----4 I- - .~O -tJ- ~O - Q:~ GATE - ti I-- - '--- J -w- \ = ~ ~=~=~~ - z ~ .............7ti rEEurrr - STARVIEW CRT. -Q: w r'. - _::::l Q:-.. :t- CD '- I- _ ,..,...., ,...-- w_ ~_ (1)_ f--~_ EO- w ~ (I)-I- ...J w _ I- f-- Q: - ~ f--o- LAWSON U STREET u.. -'- Vr C.N.R. 1'1 I TWYN RIVERS I ~ --- I - - - - - - - - - -~ mHOWELL W:= ~[IT o "RiCHARDSON CRESCENT ~ ~ STREET I I I SUBJECT PROPE~ --- r--...... ,1 I-...II~LE:oRD f--- Q: ~o --" ---< - ti _...J ...J ~ Q: W > g = .-t STOVER :I: =1/ r r I I f-- f--- f---w =~ ~R 1JW1 ~\~\I - ~ City of Pickering - ~ V"'2'-=""- \ 1 ).l. :::::3 ~ Sq \\\_~ ~7 <t: ott\O? 3. ~ \1\ ( T::l' \ / ~~ / J:~t "" r f~ I ~~ r I I I \ DRIVE ~ ~ r---- I--- C.N.R. - SHEPPARD \ \. \ '\ ~- I U T 1,..-""'" STREET - -'-~H N1 ~ = OUR_ _ _r-- r-- ---1- r-- I ---:0 == <- CRESCENT ~- w- <i. <( o Z Z 0 ~'-- ~ i--- <( - r--- AVENUE I \ \ l ~ - '\ - - - - .\ - " ~ o < o Q: ...~ ROUGEMOUN ~ - - IT FIDDLERS - w > ~ ~ ~ I I I ~ TOMUII $DN CRT I 1 Planning & Development Department PROPERTY DESCRIPTION PART LOT 33, BFC, R 3, 40R-5045, PT 1 & PT LT 33 BFC 40R9096, 1-5 & 40M-1515 BLK 85 & 86 OWNER ALTRIDGE PROPERTIES INC. FILE No. SP 2005-03 & A034/05 a 0 :itourc..: ~-~o8;.~:~.~:~.~~. 1;~'a.:.::.~..it~I.~r:~~~r.Re~~~~Qd~l.N~.':..'::ad,; :tts~rv':.I:.n of .urv.y. DATE MAR, 2, 2006 DRAWN BY JB SCALE 1 :5000 CHECKED BY GR l' PN-10 ,e;TT/\CHMENT # 2- TO REPORT # PO 23-07 1 1 CONCEPTUAL ROAD DEVELOPMENT PLAN (1986) -.JI Twyn Rivers Drive I I \. (~. -y- I J "-':::'=~~~~'::':'I r-::'-:-:' ........ ..,.-1-" ... . ;1 I I ! I I i .._.._~ ..............,. . .:u......_............1 i . . I , I I '0 I ~ 'e:: I III i s . - :< I i I i , i ; .-,.. ....~.-..., .., ( /" ^ I ,.., ,,/ 'I I ./" /." /. . ..-/ ATTACHMENT 11.3 TO REPORT # PO 23 --C/7 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN AL.TRICGE PROPERTIES INC SP-2005-03 & A 34/05 1 2 ST. MONICA'S ELEMENTARY SCHOOL CITY OWNED LANDS II I I LI TWYN RIVERS DRIVE 0 (N i..! 47.52 r-.J @ ~ (N 48.57 r-.J @ 48.88 i..! r-.J CD ~ (N 48.88 r-.J 67.19 _RICHARDSON STR~L, l I .1 o <( o a:: <C Z ~ -.J <C ONE STOREY BRICK DWELLING TO BE DEMOLISHED I --l l' Fl/Ll SCALE COPICS OF THC APPlICANT's SI.IBUlTTCD PUlN AI/[ A VAlU8lC FOR V1CWWC AT THE: CITY OF PICKCRINC PUlNNINC #: DCVCLOPMCNT Dt'PAI1TMCNT. THIS /lAP WAS PROD/JCt'D BY THC CITY OF P1CKE:RINC PUlNNINC .t DCVClOPMCNT OlPARrMCNr, /NFORIIA"ON I: SUPPORT SCIIVICCS. IMRCN 2. 2006. ATTACHMENT # ~ TO AEPORl # PO ._~ INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN ALTRIDGE PROPERTIES INC. SP 2005/03 & A 35/05 REVISED ROAD PATTERN TWYN RIVERS DRIVE ---------.....,-----_._--------_._- I f- L -T------,------- I I I I I I I I I I I I I , ,------------ , \ \ \ \ , \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ @ G ----t--.---- .-..------ ------------~----- G G e e , I I I , I I I : I I I I I I I I I I I , I I I I -.1 I I I 't,' _..1______...1.-_____", " .f 't " If Il ., Il If " ---------------..... I' , 1L----1------------------------- 1---,,1, I I . I , I I I RIC HARDSON STREET 1 3 o <( o 0::: <( Z o I- -.-J <( , THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, JUNE 25. 2007. I I 1 4 ;~:'TjiCHiVipn # ~ .6 TO HEPOIH 11 PD. -1~Z '"""""""""~~'-'-'""'''----.--''''< STAFF'S ALTERNATIVE DESIGN - OPTION 1 TWYN RIVERS DRIVE @ ST. MONICA'S CATHOLIC SCHOOL II I I LI ~ ....J <: ~ w (:) Vi @ G) G @ CD 1478 ALTONA ROAD I ---i o <( o Ct: <( z o I- --.J <( l' FULL SCALE COPIES OF' THE APPLICANT'S SUBMITTED PIAN ARE A VAILABLE FOR V/EWINC AT THE CITY OF PICKERING PlANNING .. OEVELOPUENT DEPARTMENT. THIS MAP WAS PRODUCED 81' THE CITY OF' PlCKERlNC PlANNINC .. DEVELOPUENT DEPARTMENT, INFOR/J,WDN .. SUPPORT SERVICES. JUNE 29. 2007. .#,:~,~"~;,Ja,",,C;'~"<'" "j".",'fO Ii PD._",~c: 92.,...",,-,. 1 5 STAFF'S ALTERNATIVE DESIGN - OPTION 2 TWYN RIVERS DRIVE I ST. MONICA'S CATHOLIC SCHOOL II I I LI >- <C 3: ~ @ G) 8) o @ CD 1478 ALTONA RICHARDSON STREET ROAD o <( o 0::: <( z o I- -1 <( l' FULL SCALE COPIES OF THE APPI./CANT'S SUBMITTE'O PlAN ARE AVAIlABlE FOR II/EWINC AT THE CITY OF PICKERING PlANNING ... OFYfiOPMENT DEPARTMENT. THIS MAP WAS PRODUCED BY THE CITY OF PlCKERlNC PlANNING ... OFYfiOPMENT DEPARTMENT. INFORUmON ... SUPPORT SE1MCES. JUNE 29. 2007. 1 6 ATTACHMDn fj,_..,L.".,.c,."IL;' REPORi il !?D<."_,~:!d.1.,,, APPLICANT'S SUBMITTED ALTERNATIVE PLAN-OPTION A SP-2005-03 & A 34/05 ST MONICA'S TWYN RIVERS DRIVE SUB.Eel TO EASEWENT AS IN INST No. L T 5OJJOI @) @ CA THOLIC SCHOOL @ o 0) )> r -i o Z )> o ::u o )> o r- o -f IV r- o -f G) ! ! .. I' i I 1478 ALTONA ROAD RICHARDSON STREET l' FULL SCALE COPIES OF THE APPLlCA/llrS SUB/,/IT7EJ) PLAN ARE A VA/LADLE FOR VIEWING AT THE CITY OF PICKERING PLANNING d' OEIIELOPI./ENT DEPARTMENT. THIS IoIAP lK4S PRODUCED BY THE CITY OF PICKERING PLANNING d' OEIIELOPI./ENT OEPARTMENT, INFORI./ATION d' SUPPORT SERVICES. JUNE 29. 2007. ATTACHMENT #--12_ TO REPORT # PO - ~:-&9"Z._~,,_~~ 1 7 APPLICANT'S SUBMITTED ALTERNATIVE PLAN-OPTION B SP-2005-03 & A 34/05 SUI.Ecr TO EASDCNT AS IN INST Net. LT 5OJJOI ~M'l --- N7J"Ol'SO"[ NT.... .... TWYN RIVERS DR/VE i: z 5 .. . ;; .. . @ /: ;; @ ~T. !.lON/CAS CA THOLlC SCHOOL 8 @ @ 0 47.24 0 J . > f ,... ~ d z @ .. . > ~r: ~ eUC ;u " 0 > A..a:lt ,0 VI -l ::0 ,., ,., -l e >: E ,... o .... '" RESIDENTIAL (SINGlE F A!.lll Y) BLOCK 94 0..10 ........ I ,... o .... 1478 ALTONA ROAD RICHARDSON STREET l' FUU. SCA/.~ COPIES or THE APPt./CANrs SUBIIITTED PIAN AR~ AVAIlABLE FOR l1EltfM;" AT THE CITY or PICKERING PlANNING ... OEVflOPMENT DEPARTMENT. THIS IJAP WAS PRODUC~D BY TH~ CITY or PlCK~R1NG PlANNING ... OEVflDPMENT 0EPAR11IENT. INFDR4lATION... SUPPORT SERVICES. JVNE 28. 2007. ATTACHMEMT#_3 ~TO REPORT # PO 2.:rO'" 1 8 CUlJ o~ INFORMATION REPORT NO. 05-06 FOR PUBLIC INFORMATION MEETING OF April 20, 2006 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O.1990, chapter P.13 SUBJECT: Draft Plan of Subdivision Application - S-P-2005-03 Zoning By-law Amendment Application - A 34/05 Altridge Properties Inc. (Southwest corner of Twyn Rivers Drive and Altona Road) Part of Lot 33, B.F.G. Range 3, (40R-5045, Part 1) & Part of Lot 33, B.F.G. Range 3, (40R-9096, Part of Part 5 & 40M-1515, Blocks 85 & 86) (1482 - 1484 Altona Road & 1490 - 1498 Altona) Gity of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION _ the subject property is approximately 0.75 hectares in size; _ located on the southwest corner of Twyn Rivers Drive and Altona Road (see Attachment #1 - Location Map); _ the surrounding uses are detached dwelling units to the north, south and east and an elementary school to the west. 2.0 APPLICANT'S PROPOSAL _ the applicant proposes to establish 10 detached dwelling units fronting onto one new public street; - access to the property is proposed from Altona Road; _ all 10 lots will be oriented to face Altona Road (see Attachment #2 - Proposed Draft Plan); _ minimum lot frontages for this proposal are approximately 12 metres; _ minimum lot depths for this proposal range from 30 metres to 50 metres approximately; _ the proposed zoning by-law amendment would permit the 10 detached dwelling units to be constructed, and would set specific zoning standards for the development to adhere to. Information Report No. 05-06 ATTACHMENT 1_ q TO REPORT # PD 2.3-67 ,.... .~._-- Page 2 1 9 f . 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reaional Official Plan - the Durham Regional Official Plan identifies the subject lands as being designated Living Area, which permits development predominately for housing purposes; - the applicant's proposal complies with this designation; 3.2 Pickerina Official Plan - the subject property is designated "Urban Residential - Low Density" within the Rougemount Neighbourhood; - this designation permits residential uses and a mix of community, cultural and recreational uses; low density residential development is permitted, up to and including 30 units per net hectare; - the proposed development would provide a net density of 13.3 units per net hectare; - the applicant's proposal conforms to the applicable Official Plan policies; 3.3 Zonina By-law 3036 - the subject lands are zoned "R3" - Residential Zone by By-law 3036; - the existing zoning permits detached dwellings with minimum lot frontages of 18 metres and minimum lot areas of 550 square metres; an amendment to the zoning by-law is required to allow for the development of 1 0 detached dwelling units with lot frontages less than 18 metres. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no written resident comments have been received; 4.2 Aaency Comments have received written comments from: . Canada Post; · Veridian Connections; · The Durham District School Board; . Bell Canada; · Conseil Scolaire De District Catholique Centre-Sud; 4.3 City Comments have received written comments from: · Development Control (see Attachment #3). 20 Information Report No. 05-06 ATfACHMENT "q__.~ TO REPORT # PO.._o . ~:-C;L-.... Page ,3 5.0 STAFF COMMENTS 5.1 Backaround _ the City acquired land from the subject property during the development of the surrounding neighbourhood; it was anticipated that the lands would be used to connect Richardson Street to a cul-de-sac extending northwards, east of St. Monica's Separate School, resulting in lots backing onto Altona Road and Twyn Rivers Drive; _ in 1989 consideration was given to a rezoning application to permit a mixed use commercial! residential! daycare facility, however the application was abandoned; 5.2 Applicant's Proposal preliminary review of the proposed lot frontage and lot area appears to indicate compatibility with lots in the neighbourhood; _ the proposed road access from Altona Road isolates the development from the neighbourhood; _ vehicular and pedestrian connectivity within a neighbourhood is important; _ staff will review the opportunity to connect Richardson Street to the proposed cul-de-sac; _ consideration will be given to completing the neighbourhood road pattern using the City owned land, for establishment of a cul-de-sac; _ any road ! cul-de-sac location will affect the determination as to whether the City desires to dispose of its land (the City maintains control of the disposition of the lands cross hatched on Attachment #2); _ the location, length, and width of a walkway connection to St. Monica's Separate School must be determined; _ flooding concerns in this area of the neighbourhood have been expressed by several residents; _ submission of a preliminary grading and drainage plan is required to address on-site management of stormwater; _ the visual and aesthetic impacts of the proposed rear lots adjacent to Twyn Rivers will be reviewed in conjunction with any required noise attenuation fencing; _ the development that is proposed through this application differs from that shown to staff at the preliminary level and staff requests that the applicant make arrangements to meet with City staff to review the proposal and address some of the concerns outlined in this section; This Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies and the public. Information Report No. 05-06 :#9 ,.'?f:PGRi if PO ,:~:~E24'''b'N'''.. Page 4 21 , ...-;-- 6.0 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 be notified of Council's decision regarding either the proposed plan of subdivision or zoning by-law amendment application, you must request such in writing to the City Clerk; if a person or public body that files an appeal of a decision of the City of Pickering in respect of the proposed draft plan of subdivision does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Pickering in respect of the zoning by-law amendment does not make oral submission at the public meeting, or make a written submission to the City of Pickering before the zoning by-law is passed, the Ontario Municipal Board may dismiss all or part of the appeal. if you wish to reserve the option to appeal Council's decision of the proposed zoning by-law amendment application, you must provide comments to the City before Council adopts any by-law for this proposal. 7.0 OTHER INFORMATION 7.1 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; 7.2 Information Received - full scale copies of the applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Information Report No. 05-06 ,~ q n "':'~'_'_' ,J I"ii 23:o;;'''~7"" )' ,...... ~..""'."'...,.,..,.....,.,,.....,...- -"--...........- ,- '".~,..~-" '-..,-..- Page 5 22 7.3 Property Owner _ the owner of this property is Altridge Properties Inc.; _ the principal of this company is Honeywood Properties Inc.; ORIGINAL SIGNED BY . .., ORIGINAL SIGNED BY Geoff Romanowski Planner II Lynda Taylor, MCIP, RPP Manager, Development Review GXR:ld Attachments Copy: Director, Planning & Development ,~--5i_ '!iT, '/ pn.___~_~91_~__~___ , ,. APPENDIX NO. I TO INFORMATION REPORT NO.OS-06 23 COMMENTING RESIDENTS AND LANDOWNERS (1) no written comments from residents or landowners have been received to date COMMENTING AGENCIES (1) Canada Post (2) Veridian Connections (3) The Durham District School Board (4) Bell Canada (5) Conseil Scola ire De District Catholique Centre-Sud COMMENTING CITY DEPARTMENTS (1) Planning & Development Department (2) Development Control Ie 1.3- 67 Excerpts from Minutes / Meeting Summary Statutory Public Information Meeting Council Chambers Thursday, April 20, 2006 7:00 pm. ?4 I .' .... ~-- Attendees: Councillor Brenner - Chair Lynda Taylor, Manager Development Review Geoff Romanowski, Planner II Rick Cefaratti, Planner II Birgit Wilson - Recording Secretary Also Attending: Ian McCullough, Authorized Agent of Marshall Homes Lauralei Jones, Planner Altridge Properties Inc. Lynda Taylor, Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. 1. DRAFT PLAN OF SUBDIVISION APPLICATION -S-P-200S-03 ZONING BY-LAW AMENDMENT APPLICATION A-34/0S AL TRIDGE PROPERTIES INC. (SOUTHWEST CORNER OF TWYN RIVERS DRIVE AND ALTONA ROAD) PART OF LOT 33, B.F.C. RANGE 3, (40R-S045, PART 1) & PART OF LOT 33, B.F .C. RANGE 3, (40R-9096, PART OF PART 5 & 40M-1515, BLOCKS 85 & 86) (1482 -1484 AL TONA ROAD & 1490 -1498 ALTONA) CITY OF PICKERING Item I Details & Discussion & Conclusion Ref. # (summaryofdiscussion) 1. Planner Comments Geotf Romanowski, Planner II provided an overview of property location, applicant's proposal and City's Official Plan policies pertaining to this site, as outlined in Information Report #05-06. 2. Applicants Comments Lauralei Jones, Planner, Altridge Properties Inc. gave assurance that the applicant will address all concerns and issues raised at this meeting and will provide additional information for this proposal. Page 1 CORP0228-2/02 Item / Details & Discussion & Conclusion Ref # (summary of discussion) ATTACHHEN'It' .,' Dm __.,J REPORl ii ~1[j -,,?-.~~~'Z,m. ..__ 25 II '~. ~ Comments from Members of the Public Cy Durdle 1497 A/tona Rd. Mr. Durdle is a 20year resident of the subject area. He agrees with the development, but expressed concerns in the area of: . Water drainage - there are problems now, will they be addressed properly. . Lots sizes are too small for the existing neighborhood. . If new road is built, will it be private . Service, Le. snow removal for new road . Proposed access will create traffic problems . Safety for school in the area . Fencing - on Altona Rd.? David Goulding 283 Richardson St. Mr. Goulding expressed concerns that if the applicant makes changes to his original proposal that the public will not be notified of these changes. In addition he expressed the following concerns: . Water drainage - there are problems now, will they be addressed properly. . Lots sizes are too small for the existing neighborhood. . Proposed access will create traffic problems . Safety for school in the area Len Scavuzzo 1478 Altona Rd. Rd. Mr. Scvuzzo had grave concerns with respect to water run-off. He is now experiencing major problems on his property and has hired an independent firm to check out the foundation of his home to see if water has structurally damaged his foundation. He stated that in his opinion the builder of the new subdivision will not properly address the water run-off issues and his property will be in a "valley" with water draining directly onto his property. Mr. Scavuzo brought pictures of his property and wan invited to speak with members of the Planning Department after the meeting. Anna Agraso 307 Tomlinson Crt. Ms. Agraso expressed concerns as follows: . Lots sizes are too small for the existing neighborhood. . Property values will decrease. . Once Altona Road had beautiful trees, when will these be replaced . Proposed access will create traffic problems . Safety for school in the area . City will change by-law without notifying anyone in the area . Did not receive notification of meeting - was informed by a neighbour Page 2 CORP0228-2102 Item I Details & Discussion & Conclusion Ref # (summary of discussion) ?f.. ATfACH!V:W1;J,,",j(? ..010 REPORT iJ P[j.,,_._.~.:q:L..p H, G Di Donato 1491 Altona Road Mr. Di Donato expressed concerns as follows: . Lots sizes are too small for the existing neighborhood. . Property value will decrease. . Once Altona Road had beautiful trees, when will these be replaced . Proposed access will create traffic problems . Safety for school in the area . City will change by-law without notifying anyone in the area . Did not receive notification of meeting - was informed by a neighbour Lorraine Watkins Richardson Sf. Ms. Watkins stated that she was not informed of proposal or the Statutory Information Meeting. Her concerns are for the safety of the residents, children going to St. Monica's Separate School due to increased traffic pattern. Debbie & Jim Coughlin 278 Richardson Sf. Mr. & Mrs. Coughlin did receive notification of the proposal and of the meeting, however, their written comments are not noted. They do agree with the development however do have concerns with declining property values. Also, they would like clarification whether the access will be from Alton Road or Richardson St. The height of any fencing that would go up was also a concern and asked staff for clarification of the fencing height restriction by-law. James Callan 1483 Altona Rd. Mr. Callan expressed concerns as follows: . If a new road is built will it be private or public. . Widening Altona Road will increase traffic pattern . Will new access road be a traffic light intersection . If new by-law is passed what are the boundaries it will effect Mr. & Mrs.Seres 306 Sheppard Ave. Mr. & Mrs. Seres are very concerned with the lot sizes of the subdivision. The esthetics are not compatible with the existing large homes. They ask that the builder re-size the lots. They also expressed safety concerns about placing a house on Plan site # 10. Page 3 CORP0228-2102 Item / Details & Discussion & Conclusion Ref # (summary of discussion) '0 2.3':(17 27 'ff Lome Hewie 1469 Altona Rd. Mr. Hewie expressed concerns as follows: . If access from Alton, increased traffic pattern poses a safety hazard. . Safety for school children. . Lot sizes are too small in comparison with the existing properties. . Decrease in property values. Joan & Carl Chivers 267 Richardson St. Mr. & Mrs. Chivers expressed concerns as follows: . If access from Alton, increased traffic pattern poses a safety hazard, especially if large trucks are making turns. . Safety for school children. . Lot sizes are too small in comparison with the existing properties. . Decrease in property values . No notification of meeting or plans. Dan Farren 1485 Altona Road Mr. Farren wanted to know when The Region of Durham is going to make a commitment in regard to widening Alton Road and the continuation of Richardson Street. 4. Response from the Applicant Lauralei Jones, Planner, Altridge Properties Inc. stated that Altridge Properties will work very closely with The School Board to address safety issues regarding access road and also address esthetic issues raised this evening, Le.: fencing, trees. She further assured that new signs would be erected. 5. Staff Response Geoff Romanowski, Planner II stated that when The Region of Durham initiates plans to widen Alton Road notification of that proposal will go out to the public to advise of the Statutory Public Meeting. In regard to not everyone receiving notification of this proposal and Statutory Meeting, he will look into the matter and ensure that all future notification will be expanded from the present radius. ~ ~ i+ \.LIH 1I1.:1t-1<X ~F'r1.......d.4, ~+ l'& .::.dlr.e..o..:;l.J $-OWl l.:u ' 6. Comments from the Chair Vkuv r~~' Councillor Brenner explained that to date no decision has been made. He also assured all concerned that if this proposal changes significantly then, under The Planning Act, a second Statutory Information Meeting must take place. Page 4 CORP0228-2102 28 AfJ AGHfliiENT 1},TI "" TO ,HEPOR)' 11 PD.,~=:r3=':07 '-"--'=~-=-:-~''''~"","'''.''''''''''''''''''' . ,- Romanowski, Geoff From: Sent: To: Cc: Subject: Bentley, Debi April 4, 2006 8:40 AM 'The Coughlins' Romanowski. Geoff RE: Zoning Amendment Application - A 34/05; Subdivision S-P-2005-03 -----Original Message----- From: The Coughlins [mailto:debbie.coughlin@sympatico.ca] Sent: April 3, 2006 11:11 PM To: Bentley, Debi Cc: Debbie Coughlin Subject: Zoning Amendment Application - A 34/05; Subdivision S-P-200S-03 As outlined in a letter I received today I am requesting: 1. To receive notice of any future meetings on this matter 2. To receive notification of any decisions of the City with respect to the proposed new subdivision Additionally, I have some questions/concerns ~egarding this subdivision: I live at 278 Richardson which is the property closest to this new development. Ideally, I would like to see the property not developed but understand this is not realistic. I do have a real concern about protecting the privacy of my home and the appearance/value of my property. My husband and I are original owners and have lived her for 18 years. 1. The drawing would appear to have a property running up to my front lawn. A backyard abutting another backyard is one thing but it is not right to have a backyard running against a homes front lawn. Visually, this will not be appealing and it will lower the value of my home. Can you please confirm if I have understand the drawing correctly. Can you please advise as to the steps to oppose any abutment to my front lawn. 2. If the zoning of the property is changed, is the builder committed to developing single family homes? I am trying to understand if after approvals they can change their plans to build semi detached or town homes. 3. Currently there is a walkway from Littleford to Richardson which children use to walk to the catholic school and also ,the local high school, alongside the property that abuts my house and the school. Has any consideration been given to the impact on neighbourhood children who will now have to walk considerably further? Was any consideration given to building fewer homes to accommodate a walk way through to Sheppard? We would really appreciate it if you could provide answers to our questions. Thanks. Debbie and Jim coughlin 278 Richardson Street pickering, Ontario LIV 6BS tIt ATTACHMENT ,,_ 12 TO REPORT # PO l.3 -.0"7 29 We the registered owners of 1478 Altona Rd. are extremely concerned with numerous issues with regards to "Proposed application S-P-2005-03/ zoning A034/05. ACCESS 1. The access of 10 or more vehicles to an already deemed heavily used road. Comment justified with proposed widening of Altona Rd.(since 1999) 2. Narrow bridge -causing a bottleneck effect with regards to traffic congestion at the intersection ofTwyn Rivers and Altona Rd. (South west comer), also to mention -degree of incline approaching this specific comer. 3. This proposal's increase of traffic to an already established 2 school zones heavily used areas, 2 established traffic lights and the narrow bridge's congestion, all within a one block radius, is a risk to community safety. Also access to and from our home will be greatly affected. FYI-last traffic accident April 09,2006 4. The safety of our own property with regards to multiple vehicle road way so close to our housing structure. We did not buy our property as a comer lot. This proposed usage of multiple vehicles around our children is of great concern. 5. Won't proposed roadway off of Altona create extra frontage to our property? Consequently will our land taxes reflect this change? DWELLINGS 1. Number one concern of the proposed housing is the overall elevation orland. Is the City of Pickering going to allow us to be flooded out with regards to water flow? As it did in the past with regards to the development of Littleford. The land to the south of our property was on average, level with us, when originally purchased in 1996, as is the property in question. (See picture) 2. Currently we have at the west side of our property a culvert, to deal with surface water. Will the surface water flow in or out or proposed property? 3. What will happen to mature trees lining our property? Will our chain link fence remain standing as it currently does, with regards to this development if proposal accepted? 4. How will this development affect under ground water flow? As we are so low on the water table, with already discovered natural water flow approximately 6-7' down on the north side? This was found during connection to sewer system, inspected by a Pickering employee. What will be done to deal with it? ATTACHMENT # 1'2_ TO REPORT I PO ~~Ci1 t ,. 30 5. I spoke with GeoffRomanowski on March 23. I mentioned the concerns regarding previous development, he asked me to write all concerns down and bring them to April 20 information meeting.........The first of these concerns is that our backyard was flooded, after we attended that City meeting. (See picture) 6. The fact that our chain link fence stood prior to development but has been supported by beams since it fell and was mentioned to Ian at Marshall homes. (See picture) 7. The sidewalk along Altona Rd. between 1478 and Littleford is constantly flooded out with rains and snow melting. The city has cleared this particular sidewalk via plough/salter for past 10 years or so and has had continuous ditching ofthe machine since the building ofthe backyard sound barriers facing Altona, recently this past winter they have started using a hand plough in that specific area and have gained access to the remaining sidewalk north of us via our road way access. This makes the usage of the sidewalk difficult, during these times. Also the trapped garbage and water are perfect conditions for breeding mosquitoes. (See picture) 8. The height difference regarding the property south of us has definitely affected the natural flow of water, as their front entrance is 7feet above our property. Their driveway sits approximately at same level as the roof our garage. Entrance off of Richardson. (See picture) 9. If this proposal is approved, who will make sure the value our property is not affected at the gain of another? 10. And if the city's proposal of widening Altona is the solution to heavy traffic issues, we are left with the concern of how high will Altona Rd. be after the widening? How long will it take in comparison to the building ofthese 10 homes? 11. Please acknowledge this letter as our official request to be informed of any decisions regarding this property and or proposal. All future communications are requested in writing. Sincerely very concerned taxpayers at 1478 Altona Rd. Leonard and Gayle Scavuzzo Jamie and Ina Comeau 13 r.t.:!" C:rO II t~L ._".--~.~~'Q:-Zr-e~'_',"~,~",_"."____,, 31 Romanowski, Geoff From: Sent: To: Subject: Rourke, Heather on behalf of Planning Web Email August 23, 2006 1: 12 PM Romanowski, Geoff FW: Draft Plan of Subdivision S-P-2005-03 Twyn Rivers and Altona Road Hi Geoff. please review the email below which was received through the Planning Web Email. Thanks! Heather -----Original Message----- From: Terry Dupnak (mailto:t_business@yahoo.com] Sent: Wednesday, August 23, 2006 12:29 PM To: Planning Web Email Subject: Draft Plan of Subdivision S-P-2005-03 Twyn Rivers and Altona Road I agree with your staff recommended design for the development of 8-10 lots for detached dwellings on an extension of Richardson Street. An addition entrance to Altona Road so close to two other intersections would cause hazards for children walking to near by school and congestion caused by cars turning on and off of Altona Road. Please consider my opinion in your final decision. Thank you Terry Dupnak 1038 Riverview Crescent Pickering, Ontario 905-509-6045 Do You Yahoo!? Tired of spam? Yahoo! Mail has the best spam protection around http://mail.yahoo.com 1 , , t.Jrn iEHJRI ;if PD .:'",,,~I; ::.~~t~:~."".r"" 32 PLANNING & DEVELOPMENT DEPARTMENT MEMORANDUM April 4, 2006 To: Geoff Romanowski Planner II From: Robert Starr Supervisor, Development Control Subject: Draft Plan of Subdivision S-P-2005-03 Zoning By-law Amendment Application A 034/05 Altridge Properties Inc. Part of Lot 33, B.F.C. Range 3, (40R-5045, Part 1) & Part of Lot 33, B.F.C. Range 3, (40R-9096, Part of Part 5 & 40M-1515, Blocks 85 & 86) Altona Road (1482 - 1484) & (1490 - 1498) City of Pickering We have reviewed the above-noted application and provide the following comments: 1) Street "A" should not be permitted to access onto Altona Road. The development of this property should only occur as part of the extension of Richardson Street. Richardson Street presently ends with a temporary turning circle condition as it was anticipated to be extended in the future. Property was conveyed to the City for future road as a condition of that draft approval, and as a condition of the approval of lots to the south. Development should not be permitted to proceed unless this connection is completed. 2) A storm sewer is not available on Altona Road. Street "A" is required to connect to the existing storm sewer on Richardson Street. Downstream cost sharing for the existing trunk storm sewer will also be identified for this development. 3) Connecting Street "A" to Richardson Street and maintaining Street "A" adjacent to Altona Road is possible; however, relocating street "A" to the proposed extension of Richardson Street (Fawndale Road) on those parts of lands already provided for future road creates a better connecting to the school. There is an existing sidewalk on the north side of Richardson Street that would connect directly to a sidewalk proposed on the west side of street "A". This would also provide a direct connection to the walkway that is between Littleford Street and Zo~ing By-law ~mendment Application A 034~~~\r'~"r:riT' 'Lf ", Altndge Properties Inc. ' 'f!,."H1/1l., #,_,~=,:..,=Jtl >1[',,'uRl fJ PD_~__..__~. April 4, 2006 I 'I Page 2 33 Richardson Street. This design requires only the maintenance of a sidewalk, where the other option would require a longer sidewalk and another walkway connection. Although rear yard fencing (noise fence) would be required adjacent to Altona Road, this is similar to previous development on Altona Road south of Sheppard Avenue / Twyn Rivers Drive. 4) A geotechnical report will be required. 5) The City will need to be satisfied with regard to stormwater quality. 6) Applicant/owner will need to enter into an agreement with the City to address such matters as, but not limited to, engineering plans, roads, services, stormwater, utilities, sidewalks, street lighting, fencing, lot grading securities, insurance, driveway aprons, tree planting, etc. 7) Cost sharing for downstream storm sewer oversizing and/or quality control measures will be addressed in the Subdivision Agreement. 8) A Tree Preservation Plan will be required. 9) A Boulevard Tree Planting Plan will be required. 10) All easements required by the City for stormwater management purposes must be provided. 11) A Construction Management Report is required. It must address such items as erosion and sedimentation control, mud and dust control on site and on the adjacent site during all phases of construction, hours of work, material stockpiles, storage of materials, servicing supplies, building supplies, construction vehicles, construction access, fencing temporary and permanent. 12) City of Pickering has recently passed a By-law restricting the placing and/or removal of fill and/or topsoil. A copy of that By-law No. 6060/02 is provided with these comments and should be forwarded to the applicant for their information. \\, - /~.~"~ ..'.':~- .. " .........., . -.. .....-'. Robert Starr RS:jlm J:\Oocumenll\DeYelopfMlll CO......o/\8OBSTARR\lMmOIWpplicllioM~DNng 8fMndment\Allridge Proptttift Inc..doc Copy: Coordinator, Development Approvals Technician, Development Approvals The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4TH FLOOR PO BOX 623 WHITBY ON L1N 6A3 CANADA 905-668-7711 Fax: 905-666-6208 E-mail:' planning@ region.durham.on.ca, www.region.durham.on.c;a A.L. Georgieff, MCIP, RPP Commissioner of Planning 34 AT'! ACHME~n #_"J~"""-:fO it Pi) 'J'1.-0'1 "",".~"""",~_"""."""",,___ '__~".~W--'." June 16, 2006 Mr. Geoff Romanowski Planning & Development Department City of Pickering I The Esplanade Pickering ON LlV 6K7 RECEI\IED ,JUN '/- 9 2006 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT,' , Dear Mr. Romanowski: Re: Regional ,Review or an 'Application for Plan of Subdivision File No.: S-P-2005-03 Applicant: Altridge Properties Inc. Municipality: City of Pickering Please Quote Ref. No.: This application has been reviewed and the following comments are offered. ' Reeional Official Plan The lands subject to this application are designated "Living Area" in the Durham Regional Official Plan. Living Areas are to be used predominantly for housing purposes. The proposed plan of subdivision conforms to the policies of the Regional Plan. ' Provincial Policies and Deleeated Review Responsibilities . " - . , ' The application has been screened in accordance with the terms of the provincial plan review responsibilities. As the' subject property is adjacent to Altona Road and Twyn Rivers Drive, Type B and Type C Arterial Roads in the Durhain Regional Official Plan, a Noise Study is required to identify any potential impacts as well as any noise mitigation and warning clauses. The Noise study may, be submitted to this department for review. A Phase I Environmental Site Assessment, prepared by Marshall Macklin Monaghan Limited, has been conducted on the subject property. The report concludes that the potential for adverse impacts on the subject property is considert~d to be low, No additional environmental investigations were recommended. Reeional Services Municipal water supply and sanitary sewer services are available to the subject property from existing utilities on Altona Road. Any unused service connections. are to be disconnected or plugged. ' @ 100% Post Consumer I .. 'A'rr.ACHfv:Ff"l"lk /J"~'"'""t""'~~~t~1"'""~'..'" jj"T ...__~2:~:.f?,7 35 Page 2 Communitv Strateeic Plan The proposal is consistent with Community Strategic Plan Actions including developing a viable, affordable and integrated transit plan by promoting land uses along arterial roads. The proposed infill development implements effective land use planning which sustains firm urban boundaries and supports effective compact development and healthy neighborhoods. Conditions of draft approval will be forwarded along with additional comments regarding transportation and site access once they become available. Please contact Dwayne Campbell, Planner in this department, with any questions or concerns. Yours truly, ~ . 1.7 !t.... Ii:. f. ~.} ~....) j/ . JI ~ ~,...~A~,>' . . Richard Szarek, Project Planner Current Planning cc: Regional Works Department ~ Peter Castellan sbbconlpS 36 It? 23~07 t . Romanowski, Geoff From: Sent: To: Cc: Subject: Geoff.Woods@cn.ca May 1, 2006 2:21 PM Bentley, Debi Romanowski, Geoff Proposed Draft Plan of Subdivision and Zoning By-law Amendment, File Nos. S-P- 2005-03 and A 34/05, Altridge Properties Inc., southwest corner of Altona Road and Twyn Rivers Drive Debi, CN has reviewed the above noted applications and requests that the following comments be included as conditions of approval, to be cleared by CN: 1. The following warning clause shall be include in the Subdivision Agreement and insert in all Agreements of Purchase and Sale or Lease for each dwelling unit. Provisions must be included in the Subdivision Agreement to ensure that the warning clause survives the release of the Owner's obligations under the Subdivision Agreement and remain on title. - "Warning: Canadian National Railway Company or its assigns or successors in interest has or have a right-of-way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the rail facilities on such right-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CN will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid right-of-way." 2. The Owner is required to engage a consultant to undertake an analysis of noise and vibration in order to recommend abatement measures necessary to achieve the maximum level limits set by the Ministry of Environment and Canadian National Railway. Upon review and approval of the noise and vibration reports, all recommendations provided must be included in the Subdivision Agreement. e We request notice of any meetings or approvals regarding the subject property. Regards, iiiii##i##i########################i###### Geoff Woods, BES, MClP, RPP Manager, Community Planning and Development CN Business Development & Real Estate 1 Administration Road Concord ON L4K 1B9 Tel.: 905-760-5007, Fax: 905-760-5010 Email: geoff.woods@cn.ca i##############ii#ii##i###ii###i#ii##i#### 1 The Regional Municipality of Durham Works Departmfilnt , . i\""'l'A'f"'\'L"I'" I) '"'' H f S J,,;f""il.'iU,t ~ ~..c.;;~;.,,_,_;-.;,",=~,c,~, 'Jr-,) :'::':D['Rf j' >:In 2..3"07 :. 1Lr' ..J ~ /1 .~ ~-, ."C.'.";"-'.~"':',_',.,."-". "'.,",':.,....~,: ....".'"""."..-'" RECEIVED 37 June 26, 2006 .JUN 2 7 2006 Hayes Line Group of Properties 33 Bloor Street East, Suite 901 Toronto, Ontario M4W 3H1 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT Attention: Aaron Knight Dear Sir: Re: Draft Plan of Subdivision Altridge Properties Inc. City of Pickering , Our File: 06-P-02 605 ROSSLAND RD, E, P.O, BOX 623 WHITBY ON L 1 N 6A3 CANADA 905-668-7711 "ax: 905-668-2051 ~-mail: , ' ,:,' '. The Region of Durham's Transportation Infrastructure Division has reviewed , works@reglOn.durham,on,ca the above mentioned draft plan of subdivision and has provided us with the www,region.durham.on.ca following comments. C. R. Curtis, P. Eng., MBA Commissioner of Works ~ ~<;~'::>; " Servlc;~~xc;~lIe.nce for our(;9!JJF!~n;t;es" " ';','" ':i:~~ As you know,theRegion has undertaken an Environmental Assessment for AltonaRoad with an anticipated completion date for late summer of 2006. As such, the alignment cannot be considered final until the notice of completiorihas been filed and the 30 day Public Review period closes, providing there are,no Part II Order requests. 'Attached for your reference is a marked up drawing indicating rightof way . dedications to be conveyed to the Region. "Inaddition, we will require conveyance of a 20m x 8m sight triangle. We are also including aCD with digital files of both the plan view and cross sections for your use. The cross . section details also include grading information at the future property' tine. , ' Priorto the Region providing favourable comment for this plaq of subdivision, we will require submission of a detailed design for the intersection of Alton a Road and future Street 'A'. Please provide this information to our office at your.earliest convenience for our review and approval. We trust the above is sufficient for your purpose. Yours truly, '~ Qro I' " ' '<-c. .. . .. .... .... , . Pete Castellan '. . . Development Approvals Division c. Dwayne Campbell, Region of Durham Planning Dept. Geoff Romanowski, Ci@f Pickering "~~;';7' , . . "-,-".,,... , 100% Post Consumer , -,-' ,~TT ACHiViENT #~l~~,-~.TC ':1r::PflR"'li! ,....\'1 22. ";~;1 ,_ -"$"l ,<if It",.,) ~ ......... ""''''''''''''~''''''T""."..____~~. -,....., , :1 - '}-""":'; 38 .;tf3. OISTRIC1" t~~~ i 'I~ t.~~ Durham Student Transportation Services .. '"",' '{"':,:!:'; j~JUNIC1Pt~t F'nCFb~T'/ ~~: ;:l\:GH\;EEF;\i\lG May 23, 2007 t.t.r.".~.'." ,.,;Z;;", ~ ~C'l~ ~"'>' ~ Richard Holborn, Division Head Municipal Property & Engineering Branch Operations and Emergency Services Department The Corporation of the City of Pickering One The Esplanade Pickering, ON L 1 V 6K7 n !f\; 0 {~ ')on7 J I,j' "1 (J~' J.~,. CITY Of P1Cr;,EFHNG PLANNiNG 8~ DEVELOPMENT DEP,c..RTiliIENT Dear Richard: In 2002, The Corporation of the City of Pickering approached the Durham Catholic District School Board to have a sidewalk (walkway) off of Richard Street leading to St. Monica Catholic School. The board at the time decided not to participate in this venture. However, since that time the idea has been brought forth from the parents of the St. Monica Catholic School community and upon further reflection the Durham Catholic School Board would now like to pursue this initiative. Staff from the Facilities Services and transportation staff from Durham Student Transportation Services have been out to the location to review the area. At this point in time both departments would like to pursue the option of providing access from the walkway to the school. Staff from Facilities Services will be able to provide a gate and a walking area on the school site from the paved walkway. Tim Robins Senior Manager Durham Catholic 650 Rossland Ro Oshawa, Ontario L 1 J 7C4 LyndaSmith ~ CAO, Durham Student Transportation Services 58 Rossland Road West, Unit 217 Oshawa, Ontario L 1 G 2V5 Cc: Paul Pulla, Superintendent of Education, Policy and Development and Business Services Mitch LePage, Superintendent of Education Michelle Richard, Principal, St. Monica Catholic School onservaNiIon - T'or The Living City April 21, 2006 ',;)'J I'" '~'" Iq ~, ; ~; ..'~ t "t.AI r-j} - , ,.). ""~ ' '; ''<:'_.J",-, ~ ,.l ..'...,.....,,,-.,' _,.~,,'.''',._,__ ""'T.-' _ '.C'-, ~r{- .'i()j) "".""~,:'p 7 39 I .. CFN 37517 XREFCFN 35953 BY FAX AND MAIL Mr. Geoff Romanowski Planner /I City of Pickering Pickering Civic Centre One The Esplanade Pickering, Ontario L1 V 6K7 RECEIVED APR 2 7 2006 CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT Re: Draft Plan of Subdivision No. SP-2005-03 Zoning By-law Amendment Application No. A34/05 1482-1484 & 1490-1498 Altona Road Southwest Corner of Altona Road and Twyn Rivers Drive City of Pickering (Altridge Properties Inc.) Thank you for the opportunity to review the above-referenced Draft Plan of Subdivision, Zoning By-law Amendment Application and related Phase I Environmental Site Assessment, received on March 31,2006. The Toronto and Region Conservation Authority (TRCA) has reviewed the submissions and offers the following comments. Background The subject property is locatedat the southwest corner of Altona Road and Twyn Rivers Drive, in the City of Pickering. It is our understanding that the applicant wishes to amend the existing zoning to permit the construction of 10 single detached dwelling units. Currently, the property is undeveloped and abuts existing residential and institutional development. Site-specific Comments Please note that the property is situated outside of the TRCA's Fill Regulated Area and related Regional Storm Floodplain of the Petticoat Creek Watershed, pursuant to Ontario Regulation 158 (Fill, Construction and Alteration to Waterways). Therefore an Ontario Regulation158 Permit is not required prior to any works taking place on the subject property. Furthermore, there are no natural features on, or adjacent to, the site that are of concern to the TRCA. Due to the size of the site (less than 5 hectares), the TRCA defers the review of stormwater management design to the City of Pickering, but supports any initiatives to manage water quality and quantity on site. Recommendation Inlight of the above, TRCA staff have no objections to the Draft Plan of Subdivision No. SP- 2005-03 and Zoning By-law Amendment No. A34/05 applications as submitted and provide TRCA clearance herein. ,F :\Home\p'ublic\Development S,e rvices\Durham Reg!on\Pickering\SP.2D05:03.&A34:05Altri(jge cofP21.:04-OlU .:V\'pq, 5 5horeham Drive, Downsview, Ontario M3N 154 (416) 661-6600 FAX 661-6898 www.trca.on.ca ;~~ ."-~. #,........19... AI' 11 iPo_Z:;::.oi '" ".''''.~''',",'.. "0 ,--'... ','_ _'~" _'"',,,,.,, .. >_. .... .. 40 Geoff Romanowski - 2 - April 21 , 2006 We trust that these comments are of assistance. If you require additional information, please do not hesitate t c ntact me. c.c.: Aaron Knight (fax: 416.283.0350) F:\Home\Public\Developmenl Services\Durham Region\Pickering\SP-2005-03&A34-05 Allridge CofP 21-04-06_1.wpd J. _lQ__J U .23_.':92._..---.--..- 41 Durham Catholic District School Board 00 DISTRIC,. -?-O <5'0 ~ 't (j 0 < i"' <l: . CD a ~ ?o ~ April 11, 2006 rBE~~ fJ~/l~ F1~ th~~~~.~ b~i City of Pickering Planning Department One The Esplanade Pickering, Ontario L 1 V 6K7 APR i 2 2006 ~N~I~l&.~~~~~~J~S~ ':_ ~. " '_ ~ " , .' I... Attention: Geoff Romanowski RE: Plan of Subdivision S-P-2005-03 Zoning By-law Amendment Application A034/05 Altridge Properties Inc. Part of Lot 33, BFC Range 3 (40R-5045, Part 1)& Part of Lot 33, BFC Range 3 (40R-9096, Part 5 & 40M-1515, Blocks 85 & 86) (1482 -1484 Altona Road & 1490 -1498 Altona Road) City of Pickering Please be advised that at the regular Board Meeting of Monday, April 1 0, 2006, the following motion was approved: "THAT the Durham Catholic District School Board indicate in its comments to the City of Pickering that the Board has no objection to Draft Plan of Subdivision Application S-P-2005-03 or Zoning By-law Amendment Application A 034/05." Should you have any questions please contact me. Yours truly, (j IJ ~U Gerry O'Neill Controller of Planning and Admissions GON:AD:ad 650 Rossland Road West, Oshawa, Ontario L1J 7C4 Tel 905 576-6150 Toll Free 1 877 482-0722 Patricia A. Manson B.A.. M. Ed. Director of Education I Secretary I Treasurer i 2.\ 2,.3 ':9'7 ..i' 42 OPERATIONS & EMERGENCY SERVICES DEPARTMENT MUNICIPAL PROPERTY & ENGINEERING DIVISION MEMORANDUM July 17, 2006 To: Geoff Romanowski Planner II From: Shahid Matloob Coordinator, Transportation Engineering - Subject: Projected Trip Generation - Altridge Properties Ltd. S-P-2005-03 & A-34/05 _ 1482 - 1484 & 1490 - 1498 Altona Road - File: 0-2400 Please be advised that, the Municipal Property & Engineering Division have reviewed the zoning by-law amendment application A-34/05 with respect to the proposed 10 single detached homes on Richardson Street from a traffic impact perspective. The proposed development is expected to generate 17 and 14 vehicle trips durin~ morning and evening peak hours respectively as per ITE Trip Generation Manual, 6t Edition. Therefore, no significant traffic impact is anticipated on the surrounding street network due to the proposed development. e If you have any questions regarding the above, please do not hesitate to contact me. ~~a.!~~ Shahid Matloob"'" \ SM: Copy: Division Head, Municipal Property & Engineering Supervisor, Engineering & Capital Works REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PD 24-07 Date: October 1, 2007 43 From: Neil Carroll Director, Planning & Development Subject: Liverpool Finch Developers Inc. - Plan of Subdivision 40M-1447 Blanche Construction Limited - Plan of Subdivision 40M-1450 Claremont Estates Ontario Inc. - Plan of Subdivision 40M-1482 Final Assumption of Plans of Subdivision Recommendation: 1. That Report PD 24-07 of the Director, Planning & Development regarding the Assumption of Plans 40M-1447, 40M-1450 and 40M-1482, be received; 2. That the highway being Anton Square within Plan 40M-1447 be assumed for public use; 3. That the highways being Forestview Drive, Lawson Street and Starview Court within Plan 40M-1450 be assumed for public use; 4. That the highway being William Street within Plan 40M-1482 be assumed for public use; 5. That the services required by the Subdivision Agreements relating to Plans 40M-1447, 40M-1450 and 40M-1482, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance, save and except from Blocks 80, 83, 84, 85, 88, 89, the remainder of Block 87 being Parts 2 to 5, Plan 40R-10194, Plan 40M-1447; Blocks 47, 48 and 49, Plan 40M-1450 and Block 24, Plan 40M-1482; and 6. That the Subdivision Agreements and any amendments thereto relating to Plans 40M-1447, 40M-1450 and 40M-1482, be released and removed from title. Report PO 24-07 October 1, 2007 Subject: Final Assumption of Plans of Subdivision 4 4 40M-1447, 40M-1450 and 40M-1482 Page 2 Executive Summary: The City entered into Subdivision Agreements with the above-noted developers for the development of Plans 40M-1447, 40M-1450 and 40M-1482. As all works and services within these plans have been completed to the satisfaction of City staff, it is appropriate to assume the roads and services within these plans under the jurisdiction of the City and release the developers from the provisions of the Subdivision Agreements. Financial Implications: There are no new financial implications to the City as a result of this recommendation. Sustainability Implications: The final assumption of these plans of subdivision is an administrative process that legally concludes the City's acquisition of necessary roads and other infrastructure. It does not directly impact the City's sustainability initiatives. Background: The City entered into Subdivision Agreements with the above-noted developers for the development of Plans 40M-1447, 40M-1450 and 40M-1482. As the developers have now completed all works and services to the satisfaction of City staff, it is appropriate to assume the roads and services within these Plans, save and except from: Plan 40M-1447 1. Blocks 80, 88 and 89 in the Region's ownership; 2. Blocks 83 and 84 Liverpool Road reserve; 3. Block 85 Finch Avenue East reserve; and 4. Remainder of Block 87 Reserve - being Parts 2 to 5, Plan 40R-10194. Plan 40M-1450 1 . Blocks 47 and 48 in the Region's ownership; and 2. Block 49 Lawson Street reserve. Plan 40M-1482 1. Block 24 this block was developed by Registered Plan 40M-2257 and will be assumed through that plan assumption. Report PD 24-07 October 1, 2007 Subject: Final Assumption of Plans of Subdivision 40M-1447, 40M-1450 and 40M-1482 Page 3 45 Further, it is also appropriate to release the developers from the provisions of their respective Agreements with the City, as follows: 1. Plan 40M-1447 Subdivision Agreement dated September 22, 1986 and registered as Instrument No. L T304067; 2. Plan 40M-1450 Subdivision Agreement dated August 5, 1986 and registered as Instrument No. LT305638;and 3. Plan 40M-1482 Subdivision Agreement dated May 19, 1987 and registered as Instrument No. L T343118. Accordingly, it is being recommended: 1. That the highway being Anton Square within Plan 40M-1447 be assumed for public use; 2. That the highways being Forestview Drive, Lawson Street and Starview Court within Plan 40M-1450 be assumed for public use; 3. That the highway being William Street within Plan 40M-1482 be assumed for public use; 4. That the services required by the Subdivision Agreements relating to Plans 40M-1447, 40M-1450 and 40M-1482, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance, save and except from Blocks 80, 83, 84, 85, 88, 89, the remainder of Block 87 being Parts 2 to 5, Plan 40R-10194, Plan 40M-1447; Blocks 47,48 and 49, Plan 40M-1450 and Block 24, Plan 40M-1482; and 5. That the Subdivision Agreements and any amendments thereto relating to Plans 40M-1447, 40M-1450 and 40M-1482, be released and removed from title. Attachments: 1 . Location Map - Plan 40M-1447 2. Location Map - Plan 40M-1450 3. Location Map - Plan 40M-1482 Report PD 24-07 October 1, 2007 46 Subject: Final Assumption of Plans of Subdivision 40M-1447, 40M-1450 and 40M-1482 Page 4 Prepared By: Approved I Endorsed By: ;J2 . &t~ Denise Bye, Supervisor Property & Development Services ~ Neff Carr P, RPP Director, Planning & Development DB:bg Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering CityCou /1 /jlt? 1 Director, Planning & Development L-... Recommendation approved: Chief Administrative Officer Director, Corporate Services & Treasurer Director, Office of Sustainability Director, Operations & Emergency Services City Clerk ~~ ~ ~ w~~~ 47 T ~ u g .~ I u I~~=CD II rm~~ J :L- STREET ~\J I f~' I II ~~ -=lg~' e FERNCLlFF )=~\jl /~c;;r==l~~ ~ ~ ~~ ~==8=1//~~ ::::: c-- - f;tH -~ I C:: -w- ____ ___ I-- '-' - C:: - --.. CIRCLE B PARKDALE Ue I I II II I U U ATH\CHMENl # REPORi 1/ PD - >1 --' - - BUSHMILL STREET g~ JHFAr<l;Ht.AF U - Vi - ,,--, LjAl~t \---J _-w-,"L I ~ >--- C:: _r-...... " _~ u _I "'" BARNWOOD.~ _-w -~ _ -~ - '-' ,.-- m1 \'11 (rr IIf FINCH AVENUE IIII~ I-- C: I - _ t::(\~ = - =~UTTERWOR rr- _~RT""'--' '--- = - - -1--- ~ 1::= g= ~~C::_ R CR~ >--- u \~~ = I I-- = ROUGH t-- \"--- .(/ EN l.- I I f-C")- ;;0 I-- Ul - C") - r'1 Z --1>--- >--- ---- J ~r5:: - -=>- =0_ -.,u Ii ::--:r- d-' '-- - .7 'I \ SQUARE ~ \""- WJ/~ ~ l FINCH ~ "\ ~ gs ~. u,,::~, ~ SQUARE SUBC IV{SI N I \ L=z __ I--- 0 I-- _z - -< - - ---- I ,.-- i~ ANTON T ~\\ ~.............: CRESCENT o -----' C:: _ f--- - ~ I- f-- _wr-- _w- -~- I-- ~ r- '---- f- I--- r- I--- I-- I--- ,.-- r- 6 n o I n. ~V//T// I ~ ..J '--- ~ >--- ' LL <i: >--- a z I--- w -' I--- '-' - ~E=~l City of Pickering PROPERTY DESCRIPTION 40M-1447 OWNER VARIOUS FILE No. SUBDIVISION COMPLETION AND ASSUMPTION rt:r:~:{CE~~.rpri... Inc. and it. auppliera. All ri9hta R...rved. Not 0 pion of aul'Vey. 2005 MPAC and it. .unplle,... All riciht. Re..rved. Not (I Dlo" of Surv.... , TO t2! '+ Q3.. ,.,.. ~"'-' L~ - 77~ g t==~ J III 11111 II ~ EVERTON STREET ~I will 1111 III ZI 51_ I I I ~ I >-~ cz,~ ~ ~? a -' w G: w UJ o C:: ~ FIELDLlGHT I - ~ t;;;'<(" ,:)" <cO I ROSEFIELD I I ~ ~ <:)" '('-.~ STREET AVENUE - L - 0J1 ~ r:: - >-r:: == (L I-- -g,~ (L ~ RO -1 -..-.. ~II~ ~i"r~ I~ ~ d~ Planning & Development Department DATE MAY 10, 2006 DRAWN BY JB SCALE 1 :5000 CHECKED BY DB l' PN.12 48 ATTACHMENT # REPORT 1/ PO ~ TO ~l.f- 0::1_ - tffi1K SQUARE ~Ol ~ I I WESTCREEK -I I ~ ~T~~nVVJ i~ ~~ \~~ [E: r- -w -w i---- a:: _- t; - - - ~ .....DRIVE - - - - - - =~ T/'- BUTTERNUT ~T jif3 STREET I 1 g:;J w- ~- _ a:: I-- a:: _'-- Cl - ~~~ -- - I-- <z I-- / ~ wi \ ~= I I-- Vl ~I-- f--- 1 J-. ~ ~ w~ r-- :U~~ LANCREST ST. ~= f-- ~l'. _ - I r- t:=: ~-?,('o 1 /7 w I--- ~^ W I--- v a:: I-- GATE t;~c~ UJ ==~= 1 I ~ WJ~_25= V ~ ~==I-..."""'~lJRI = STARVIE ~..).~T. / 15 ~f- " -~- ~ Vlf- _-- <( - ~- I 0 ~ Vl- I r- -~- .... Vl -0- , I <( ~ LAWSON '-' S EET - '\.. I coi'.a lEe r SUBDIV~S' z a:: ::J CD ~ <( -0 - :/ I C.N.R. -- TWYN I RIVERS DRIVE r \ II II ( I f- _ - - ~ -- I '" - -- _ HOWELL ;== I J=\~~II City of Pickering I-- PROPERTY DESCRIPTION 40M-1450 OWNER VARIOUS FILE No. SUBDIVISION COMPLETION AND ASSUMPTION .-/ ~ ~~ o ~ <( \ U~)/l ~ ~ S~UDS IfA ~ ~ 1.J>.~t.. (\.-1'(\ ~ \\\~ ~ ~~0\\~~~\~ '1 'i~\\\\\~~b~ ...,.. "'\ ~~~ \ \ \\\ -~~ \ ==*- / 1m ~ r \ 11- \~ l ) / C.N.R. \ '-- ~ \ ~ k -- SHEPPARD AVENUE I \ , --- I \ 1 ~ Planning & Development Department DATE JUNE 20, 2006 DRAWN BY JB SCALE 1 :5000 CHECKED BY DB l' ~!..a ~ourc..: " Teron.t Enterpri.e. Inc. and it. supplier.. All riljlhta R...rved. Not 0 pion of aurvey. 2005 MPAC and it. aupttUer.. All ririhta R...rved. Not 0 pion of Survev, PN.10 / :3. ........ iirU "._ "" .:.aY:::J::i:i:.._._. 49 / t f..... !:f - If; / 2~ / . < #b 'j ~~ c~~. ~ ,l 0-0 ~ c.; I J Iff -----= ~ ~ I- _ (fl ~ J: Q- I- V--::::::: :::;; llJ e -- ~/ J.NE ISTRE T I I ~ - I I I - - BLOCK 24 ~'-- T NOW PLAN 40M-2257 Cl c j <t: I- 0 ~ w e::: 0 w e::: ~ e::: I- (fl I :::;; I <t: ....J TREkT ....J ---1 ~ -em / hA 'In I ~ PH c ,/ r cr/ ~~ - SUBJ~ ~ SUBDIVI SiaN ~ - ~ 1'1- U~ - - \UJ ~ (fl - - ~ - u r I 5 I I T l - 0 - Cl e::: u I -r- lD e::: ~ <t: City of Pickering Planning & Development Department PROPERTY DESCRIPTION 40M.1482 1- OWNER VARIOUS DATE JULY 10, 2007 DRAWN BY JB FILE No. SUBDIVISION COMPLETION AND ASSUMPTION SCALE 1 :5000 CHECKED BY DB ~!.o :.ourc..: PN.RUR T.ronet Enterpri... Inc. ond it. auppli.,... All riQhta R...rved. Not 10 plan af .urv.Yo 2005 MPAC ond It. ."'Dpn.r.o All ,r';hta R...rved. Not 10-- ':'fon of Su..v.v. 50 REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PO 27-07 Date: October 1, 2007 From: Neil Carroll Director, Planning & Development Subject: Norvalley Homes Ltd. Plan of Subdivision 40M-2068 Final Assumption of Plan of Subdivision Recommendation: 1. That Report PO 27-07 of the Director, Planning & Development regarding the Assumption of Plan 40M-2068, be received; 2. That the highways being Rockwood Drive and Prohill Street within Plan 40M-2068 be assumed for public use; 3. That the services required by the Subdivision Agreement relating to Plan 40M-2068, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance, save and except from Block 27 and Block 28 except from Part 3, Plan 40R-21447, Plan 40M-2068; 4. That the Subdivision Agreement and any amendments thereto relating to Plan 40M-2068, be released and removed from title; and 5. That Council enact a By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as public highway. Executive Summary: The City entered into a Subdivision Agreement with the above-noted developer for the development of Plan 40M-2068. As all works and services within this plan have been completed to the satisfaction of City staff, it is appropriate to assume the roads and services within this plan under the jurisdiction of the City and release the developer from the provisions of the Subdivision Agreement. Financial Implications: There are no new financial implications to the City as a result of this recommendation. Report PD 27-07 October 1, 2007 Subject: Final Assumption of Plan of Subdivision 40M-2068 Page 2 51 Sustainability Implications: The final assumption of this plan of subdivision is an administrative process that legally concludes the City's acquisition of necessary roads and other infrastructure. It does not directly impact the City's sustainability initiatives. Background: The City entered into a Subdivision Agreement with the above-noted developer for the development of Plan 40M-2068. As all works and services within this plan have been completed to the satisfaction of City staff, it is appropriate to assume the roads and services within this plan, save and except from Blocks 27 and 28, except Part 3, 40R-21447 as these reserve blocks will not be dedicated. Further, it is also appropriate to release the developer from the provisions of the Subdivision Agreement with the City dated November 6, 2000 and registered as Instrument No. DR47383. Accordingly, it is being recommended: 1. That the highways being Rockwood Drive and Prohill Street within Plan 40M-2068 be assumed for public use; 2. That the services required by the Subdivision Agreement relating to Plan 40M-2068, which are constructed, installed or located on lands dedicated to, or owned by the City, or on lands lying immediately adjacent thereto, including lands that are subject to easements transferred to the City, be accepted and assumed for maintenance, save and except from Block 27 and Block 28 except from Part 3, Plan 40R-21447, Plan 40M-2068; 3. That the Subdivision Agreement and any amendments thereto relating to Plan 40M-2068, be released and removed from title; and 4. That Council enact a By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as public highway. Attachments: 1. Location Map - Plan 40M-2068 2. Draft By-law to dedicate Blocks 25 and 26, Plan 40M-2068 as public highway Report PD 27-07 October 1, 2007 52 Subject: Final Assumption of Plan of Subdivision 40M-2068 Page 3 Prepared By: Approved I Endorsed By: D:!e ~y~~sor Property & Development Services C ,RPP ning & Development DB:bg Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering City Council II ;'" Recommendation approved: Chief Administrative Officer Director, Corporate Services & Treasurer Director, Office of Sustainability Director, Operations & Emergency Services Director, Planning & Development City Clerk V: STREET ~ ~ tIT 0:: I- _I-- ~t- ~ ;- ~=-V! ]~~"'=~LAN c:::' 11:.,J; ~ I--- ('~ :!: f- -, J ;<'0 W l:::l = N. ~O L ~ g:- o 0 Vl- 1 g ~ ~WiLc.l\ W I--- :!: 'r;Q I r;. ~_ Lt=~o~~ I. ... ~ ~ r-i ---r- z I--- --It ,.foURr r- O::t-- wf ......"" c== /ff((.. STREET L ~ ~ = I\. 1./#\.>1 I -, <\ ~~ r(] SWEETBRIAR ~ i LAWSON ~ STREE WI I I I -lll"-r-< I /7 II I I I I Planning & Development Department ATTACHMENT'~TO .. REPORT I POd. d_ o-:+- I-- .....<0... ~ \\~ / mO~ES:!:~ ~ ~o\:F~t ~ T ----' 0 :::::;1 ~ ---{ CRESCENT i//T I I I T ~ SANDC~ I PINE I GROVE T~VENUE = BIB = ~ - f-- _ v \\~o y\...J.,V V, I I-- w () :::> 0 z ~I-- w 1 > -i I--- II~~ T CRESCENT ~II~ _w > -~- 0_ I-- --'-< o o o :!: ~ u o 0:: ~ f-- \~~~ ~ - - STREET - f-- ~- PROHIL C:::T u- Vl w 0 0:: 0 u- W 0 - > :!: 0 ~ - 0:: U 0 0 I-- 0:: I--- I STREET I 'I CRESCENT ... I--- I-- .~/ S~'ONI I I I I I WHITE PINE - lIffiBi = II f--- CRESCENT WEST LANE r I = -II - - "" C~ I \ I--~ I- ~~~?II ~ ~ II1I City of Pickering PROPERTY DESCRIPTION 40M-2068 OWNER VARIOUS FILE No. SUBDIVISION COMPLETION AND ASSUMPTION I I I I I '--- w -~ _0:: o 53 ~~t:::\. MELDRON t:: Ill--- o~ T" ~C ~ t= SANDHURST C f--- I-- R(',s: !-pjNE ~ === 0:: 11 _0 ===w ==~ ~~R\ I Z,.--~ / [E -.. MOSSBROOK C =W~~ [IIl ~ w [ill I--- _ g: ./ SQUARE t= Vl _ /" / I--- - I-- '-.J I I--- I-- I--- - I I--- ~ WESTCREEK ~ --= II I - - - - - - z=~ 0:: :::> CD ~ ~ o I-- r-- 1== 1-- DATE AUG. 15, 2007 DRAWN BY JB SCALE 1 :5000 CHECKED BY DB l' ~ -SOurc..: reronet Enterpri... Inc. and it. .up~lie"', All ri9hte R...t'V~d. Not 0 plan of ."""8)'. 2005 MPAC and It. ."Dpl1.r.. All r;....ht. R...,..,.d. Not a alan of SurveY'. PN-10 54 ATTACHMENT II d... TO REPORT 1/ PO ~ '":} - 0 '~ THE CORPORATION OF THE CITY OF PICKERING BY-lAW NO. -LIlA" Being a By-law to dedicate Blocks 25 and 26, Plan 40M-2068, Pickering as public highway. WHEREAS The Corporation of the City of Pickering is the owner of Blocks 25 and 26, Plan 40M-2068, Pickering and wishes to dedicate them as public highway; NOW THEREFORE, the Council of The Corporation of the City of Pickering HEREBY ENACTS AS FOllOWS: 1. Blocks 25 and 26, Plan 40M-2068, Pickering are hereby dedicated as public highway (Rockwood Drive). BY-lAW read a first, second and third time and finally passed this 15th day of October, 2007. David Ryan, Me~ Debi A. Bentley, City Clerk REPORT TO PLANNING & DEVELOPMENT COMMITTEE Report Number: PO 29-07 Date: October 1, 2007 5 5 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 3/07 BMC Bayly Park Inc. 1400, 1410 & 1420 Bayly Street Part of Lots 21 & 22, Concession 1 (Part 1 , 40R-12889) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 3/07 be approved to broaden the range of permitted uses for the subject property to include a brew-on-premises establishment, a convenience store, a financial institution, personal service shop, professional offices and limited retail stores on lands being Part of Lots 21 & 22, Concession 1, Part 1 ,40R-12889; and 2. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 3/07, as set out in Appendix III to Report PO 29-07, be forwarded to City Council for enactment. Executive Summary: The applicant requests an amendment to the zoning by-law to broaden the range of uses permitted on the property to include a brew-on-premises establishment, convenience store, financial institution, personal service shop, professional offices, and automotive service garages. The lands are located on the north side of Bayly Street, immediately east of the Go Station, and within the Brock Industrial Neighbourhood (see Attachment #1 - Location Map). The applicant is seeking approval of these uses to expand leasing opportunity and flexibility for the site. The property is designated Mixed Use Area - Mixed Corridor in the Pickering Official Plan. This designation permits a greater range of uses than the current mixed industrial-commercial zoning for the property allows. The applicant's proposal represents an appropriate interim improvement to the range of land uses permitted on the subject lands, conforms to the Pickering Official Plan, and will recognize two existing uses that are not permitted under current zoning (GoGo Sports and Daisy Mart) (see Attachment #2 - Applicant's Submitted Plan). The applicant does not propose any physical changes to the existing buildings on the property. The site was originally designed to support mixed industrial-commercial uses, and this design has brought various functional limitations to the site. In view of these limitations it is recommended that specific floor area limitations be applied to retail uses, that the current limitations on floor area devoted to restaurants be retained and that the request to permit automotive service garage uses on the property be denied. Report PO 29-07 Subject: BMC Bayly Park Inc. (A 3/07) Date: October 1, 2007 Page 2 56 It is recommended that this application be approved, subject to conditions, and that the draft by-law be forwarded to City Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Sustainability Implications: The applicant's proposal represents an expansion of uses on the property that will provide additional local employment opportunities. Background: 1.0 Application The applicant proposes to amend the zoning on the lands to permit additional industrial and commercial uses within the existing buildings. The list below outlines new uses requested by the applicant: A) Within all units of the three existing buildings - All uses permitted by existing - zoning - fitness club indoor garden centre pet grooming and boarding - animal hospital place of worship religious institutions day care/nursery rental establishment service and repair shop commercial school/private school service garage where no auto body repairs are conducted merchandise service shop B) Within units fronting the Go Station and Bayly Street only all uses requested in "A" above - retail store personal service shop art/antique shop printing establishment additional restaurant space - tanning salon travel agency optical shop - video sales and rental outlet photo processing studio mobile phone sales and service brew-on-premises establishment - tailor or dressmaking shop For clarity purposes, several uses requested by the applicant can be condensed into single definitions. Please refer to Appendix I to this report which provides an interpretation how the requested uses will be classified under the new definition structure. Report PO 29-07 Date: October 1, 2007 Subject: BMC Bayly Park Inc. (A 3/07) Page 3 57 The initial catalyst for this application was a complaint filed with By-law Enforcement regarding the "Daisy Mart" convenience store currently operating on the subject lands. The current zoning for the property does not permit a convenience store use on the property. By-law Enforcement advised the applicant to address this non-compliance issue either through the removal of the convenience store or obtain the necessary approval Council. 2.0 Comments Received 2.1 At the July 23, 2007 Public Information Meeting (see text of Information Report and Meeting Minutes, Attachments #3 & #4) . Rob Freeman of Freeman Planning Solutions, authorized agent, provided an explanation of the application; . Sylvain Trepanier, resident at 1218 Marcia Cook Place, attended in objection to the application. Mr. Trepanier questioned the effect of the tax leve~ for this rezoning on other tenants, and indicated that the applicant should have submitted the subject rezoning before the existing "Daisy Mart" convenience store occupied this location. 2.2 Letter of Objection On July 20, 2007, a letter of objection was received from 2081917 Ontario Ltd, operator of Sandybeach Convenience Store located at 1477 Bayly Street. The objection is specific to the requested "Convenience Store" due to traffic and safety issues on Bayly Street and market saturation for convenience stores in the neighbourhood (see Attachment #6). 2.2 City Department and Agency Comments Region of Durham Planning Department No matters of provincial interest are applicable to this application; Municipal water supply and sanitary sewer services are available to the subject property; Mixed use developments are permitted provided that the functions and characteristics of Central Area are not adversely affected; (see Attachment #7); Pickering Fire Services Internal roadways (fire routes) serving 1400 & 1410 Bayly Street are designed for one-way traffic only; (see Attachment #8); Report PD 29-07 Subject: BMC Bayly Park Inc. (A 3/07) Date: October 1, 2007 Page 4 I " I. 5 ~unicipal Property & 'Engineering Division No significant additional trips will be generated as the new usage will replace the existing business in the plaza; (see Attachment #9); Veridian Connections Existing service may be inadequate; - Applicant should contact Veridian should zoning change affect supply requirements; (see Attachment #10); No other agency that provided any comments has any objection to the subject applications. 3.0 Discussion 3.1 Use and Compatibility 3.1.1 The proposed uses complv with the Durham Reoional Official Plan The Region of Durham Official Plan designates the subject property Urban Area - Main Central Area which promotes urban activities and permits a wide range of office, service, and shopping related uses. The applicant's proposal conforms to the Region of Durham Official Plan. The subject property is designated Mixed Use Area - Mixed Corridor in the Pickering Official Plan. This designation permits retailing of goods and services on a scale which serves the needs of a broader area, offices, restaurants, community and cultural uses. Approval of the zoning by-law amendment to permit the requested uses would implement the Mixed Use Area - Mixed Corridor policies of the City's Official Plan. 3.1.2 The proposed additional uses provide the prospect for oreater flexibilitv of land uses on site while the Urban Growth Centre Boundary is determined and future development opportunities are explored The provincial government recently established a Growth Plan under the Places to Grow Act, 2005. The Growth Plan, prepared under the Places to Grow Act, provides growth management policy direction for the Greater Golden Horseshoe area of Ontario, which includes Pickering. The legislation affects how the City of Pickering will manage issues pertaining to transportation, infrastructure and land use planning, urban form, housing and others. The Ministry of Public Infrastructure Renewal, in conjunction with the City of Pickering, is currently in the process of determining the approximate size and location of the Urban Growth Centre boundary for the municipality. Urban Growth Centres are focal areas for investment in institutional and region-wide public services, commercial, recreational, cultural and entertainment uses. They will serve as high density major employment centres that will accommodate a significant share of population and employment growth and support major transit infrastructure. Report PO 29-07 Subject: BMC Bayly Park Inc. (A 3/07) Date: October 1, 2007 Page 5 59 Although the final Urban Growth Centre boundary for Pickering has not yet been determined, it is anticipated that the subject property will be located within the boundary of Pickering's Urban Growth Centre. It is further anticipated this site and surrounding properties will undergo significant redevelopment in the future. The property owner has expressed an interest to redevelop this site in the future. The applicant's request to broaden the range of permitted uses on the property is required to provide greater leasing flexibility and to help maintain the economic viability of the site until redevelopment is feasible. Additional uses will assist the leasing opportunities through the transition period between today and the time for redevelopment. There are currently a significant number of vacancies within the industrial commercial complex. Staff will be reviewing this site and the surrounding area through the downtown intensification study. It is our intent to review the area and implement new land uses through a City initiated rezoning of the lands. The additional uses requested represent an incremental step between the existing zoning, the current Official Plan designation and future Official Plan policies. 3.1.3 Maximum floor area and location of retail uses to be limited. additional restaurant floor space not supported The existing site was developed and built between the period of 1982 and 1983 as an industrial complex under the combined Restricted Light Industrial and Associated Industrial Facilities land use designations under Brock Industrial Area policies of the Pickering District Plan in effect at the time. The Mixed Use Area - Mixed Corridor designation became applicable to the site in 1997 with approval of the Official Plan. It is recommended that, due to the orientation of the existing buildings, site functioning and operational characteristics of the site as built for industrial-commercial, that all retail uses on the property be limited to those units fronting the Go Station and Bayly Street and that additional restaurant floor space not be added through this application. The existing zoning for the property permits a maximum aggregate gross leasable floor area of 1500 square metres for restaurant uses. One restaurant currently exists on the property: "Irish Times". This restaurant occupies approximately 400 square metres of floor area. Given the above noted site constraints and the significant amount of additional vacant floor area available for restaurant uses (approximately 1100 square metres), the current combined floor area limit for restaurants is adequate for this property. Report PD 29-07 Subject: BMC Bayly Park Inc. (A 3/07) Date: October 1, 2007 Page 6 60 It is recommended that the aggregate floor area for all permitted retail store uses be limited to a maximum of 2500 square metres. Since the property is located outside of the Downtown Core, the applicant would be required to submit a retail impact study which demonstrates that additional floor space for retailing of goods and services beyond 2500 square metres does not affect the viability of other lands designated for retailing of goods and services such as the Pickering Town Centre shopping complex. 3.1.4 Automotive Service Garaqes Not Supported Due to the manner in which service garages tend to function, with parking spaces occupied with vehicles waiting to be serviced and often significant outdoor storage, and the potential to negatively impact other uses due to noise and operational characteristics, automotive service garages are not considered to be a compatible use on this site. Automotive Centres are available for this type of use. Service garages do not support a transition to higher order uses for this property when we are supporting a transition to higher order uses for this property. 3.2 Text Amendments to Zoning By-law 2511 It is recommended that the zone requirements for the proposed development be regulated by way of text amendments to the "MC-5" - Industrial Commercial Zone and the "M1-6" - Storage & Light Manufacturing Zone, By-law 2511, as amended by By-law 2188/86 (see Attachment #5), to broaden the range of permitted uses on the property uses on the property. ' The recommended conditions of approval for the implementing Zoning By-law are described in Appendix II to this Report. 4.0 Applicant's Comments: The applicant is aware of the content in this Report and does not support the Planning & Development Department staff recommendation to retain the current limitations on floor area devoted to restaurants. APPENDICIES: Appendix I: Interpretation of Requested Uses Appendix II: Recommended Conditions of Approval Appendix III: Draft Text Amendment to By-law 2511 Report PD 29-07 Subject: BMC Bayly Park Inc. (A 3/07) Date: October 1, 2007 Page 7 61 Attachments: 1. Location Map 2. Applicant's Submitted Plan 3. Text of Information Report 4. Minutes from July 23, 2007 Statutory Public Meeting 5. Copy of Zoning By-law 2188/86 6. Letter of Objection from 2081917 Ontario Ltd. 7. Agency Comments - Region of Durham Planning Department 8. City Department Comments - Fire Services 9. City Department Comments - Municipal Property & Engineering Division 10. Agency Comments - Veridian Connections Prepared By: Approved / Endorsed By: ~~ Rick Cefar i . Planner II RC:ld Attachments Copy: Chief Administrative Officer Recommended fo Pickering Ci~ C cil , ,.1 62 APPENDIX I TO REPORT PO 29-07 Interpretation of Various Requested Uses Requested uses: Indoor garden centre - Art or antique shop - Optical Shop - Mobile phone sales and service - Video Sales and Rental Outlet Interpretation: - Retail Store - Tanning Salon - Tailor or Dressmaking Shop Personal Service Shop - Travel Agency - Business Office (a currently permitted use) - Animal Hospital! Veterinary Clinic - Professional Office (a currently permitted use) APPENDIX II TO 6 3 REPORT PD 29-07 Recommended Conditions of Approval for Implementing Zoning By-law Zoning By-law Amendment Application A 2/07 1. That the implementing zoning by-law: a) add the following as permitted uses on the property: Within all the units of the three existing buildings - all uses permitted by Zoning - By-law 2188/86 - fitness club - pet grooming and boarding - place of worship - religious institutions brew-on-premises establishment - day care/nursery - rental establishment - commercial school/private school Within units fronting the Go Station and Bayly Street only - all above-noted uses retail store - personal service shop - photo processing studio - printing establishment b) that the maximum gross leasable area devoted to retail stores be limited to a maximum of 2500 square metres. I I" 6 4 DRAFT BY-LAW APPENDIX III TO REPORT PD 29-07 ZONING BY -LAW AMENDMENT APPLICATION A 3/07 THE CORPORATION OF THE CITY OF BY-LAW NOof\ Being a By-law to amend Restricted Area (Zoning) By-law 2511, as amended qy By-law 2188/86, to implement the Official Plan of the City of Pickering, Region of Durham, on Part of lot 21 & 22, Concession 1, (Part 1 & Part 2, 40R-6033 & Part 1, 40R-12889), in the City of Pickering. (A 3/07) 65 WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to broaden the range of retail commercial uses in lot 21 & 22, Concession 1, (Part 1 & Part 2, 40R-6033 & Part 1, 40R-12889), in the City of Pickering; AND WHEREAS a further amendment to By-law 2511, as amended by By-law 2188/86, is therefore deemed necessary; NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOllOWS: 1. TEXT AMENDMENTS 1. By-law 2188/86 is hereby amended as follows: (1) Section 4. Definitions, is hereby amended by adding in new definitions and renumbering all of the definitions in this Section so that the definitions are in alphabetical order as follows: (a) That a new definition be added after Subsection (2) as follows: "Brew-on-Premises Establishment" shall mean a building or part of a building where persons can make and package beer, wine or other spirits for their personal consumption off the premises only, and may include the sale of raw material ingredients and related equipment to such persons; (b) That 2 new definitions be added after Subsection (5) as follows: "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessities are kept for retail sale primarily to residents of, or persons employed in, the immediate neighbourhood; "Day Nursery" shall mean lands and premises duly licensed pursuant to the provisions of the Day Nurseries Act, or any successor thereto, for use as a facility for the daytime care of children; - 2- That a new definition be added after Subsection (8) as follows: "Fitness Club" shall mean a building or part of a building in which facilities are provided for recreational athletic activities including but not limited to body-building and exercise classes, and may include a sauna; (d) That a new definition be added after Subsection (14) as follows: "Pet Groominq and Soardinq Facility" shall mean a building or part of a building where grooming services are provided to domestic pets, may include accessory retail sales of associated products and may provide short term boarding accommodation on the premises; (e) That a new definition be added after Subsection (15) as follows: "Place of Worship" shall mean a building or part of a building dedicated to religious worship and may include a church, synagogue, temple or assembly hall along with accessory office space and nursery facilities, but shall not include a day nursery, day care centre or nursery school; "Printinq Establishment" shall mean an establishment used for blueprinting, engraving, electro-typing, photocopying, plotting from disk, printing, stereotyping or typesetting; (f) That a new definition be added after Subsection (19) as follows: "Rental Establishment" shall mean a building or part of a building in which goods, wares, merchandise, substances, articles or things are offered or kept for offer for rent directly to the public, but does not include the rental of motor vehicles, and does not include a video store; (2) Section 5 Provisions is amended by repealing and replacing subclause (1) (a) with the following: (1) (a) Uses Permitted ("M1-6" Zone) No person shall within the lands designated M1-6 on Schedule "I" hereto, uses any lot or erect, alter or use any building or structure for any purpose except one or more of the following uses: (i) assembly hall (ii) bakery (iii) brew-on-premises establishment (iv) business office (v) commercial club (vi) commercial-recreational establishment f.('U) , ~~~.) P., ~ (i~)' Ify.l' (x) (xi) (xii) (xiii) (xiv) (xv) - 3- 67 commercial school day nursery dry cleaning establishment dry cleaning depot, subject to the provisions of Section 5 (1)(c)(iii) financial institution food preparation plant light manufacturing plant merchandise service shop personal service shop, subject to the provisions of Section 5 (1)( c)(i),(iii) (xvi) pet grooming and boarding facility (xvii). place of worship (xviii) private club (xix) professional office (xx) public club (xxi) rental establishment (xxii) restaurant type A, subject to the provisions of Section 5 (1)(c)(ii), (iii) (xxiii) retail store, subject to the provisions of Section 5 (1 )(c)(v) (xxiv) sales outlet, subject to the provisions of Section 5 (1)(c)(iv) (xxv) scientific, research or medical laboratory (xxvi) transportation support store, subject to Section 5 (1 )(c)(i), (iii) (xxvii) warehouse (3) Section 5 (b) Additional Uses Permitted is hereby repealed (4) Section 5 Special Reaulations is hereby amended by repealing and replacing subclause (5) (1)(c) (iv) with the following: (iv) A sales outlet shall be permitted only if it is accessory to a food preparation plant, a light manufacturing plant, a merchandise service shop, a rental establishment, or a warehouse, and the gross leasable floor area of the sales outlet does not exceed 20 percent of the gross leasable floor area of the food preparation plant, light manufacturing plant, merchandise service shop, rental establishment, or warehouse. (5) Section 5 Special Reaulations is hereby amended by adding the following to subclause (5) (1)(c): (v) A retail store shall be permitted only within the hatched area shown on Schedule I attached hereto, and provided that the maximum combined gross leasable floor area for retail stores on lands zoned "M1-6" and "MC-5" does not exceed 2500 square metres. (6) Section 5 Provisions is amended by repealing and replacing subclause (2) (a) with the following: (2) (a) Uses Permitted ("MC-5" Zone) -4- 68 t person shall within the lands designated "MC-5" on Schedule "I" 6. ~ reto, uses any lot or erect, alter or use any building or structure for t1 ~.;~ y purpose except one or more of the following uses: t1{l~ (i) assembly hall V (ii) bakery (iii) brew-on-premises establishment (iv) business office (v) commercial club (vi) commercial-recreational establishment (vii) commercial school (viii) day nursery (ix) dry cleaning establishment (x) dry cleaning depot, subject to the provisions of Section 5 (2)(b)(i) (xi) financial institution (xii) food preparation plant (xiii) light manufacturing plant (xiv) merchandise service shop (xv) personal service shop (xvi) pet grooming and boarding facility (xvii) place of worship (xviii) printing establishment (xix) private club (xx) professional office (xxi) public club (xxii) rental establishment (xxiii) restaurant type A, subject to the provisions of Section 5 (2)(b )(ii) (xxiv) retail store, subject to the provisions of Section 5 (2)(b )(iv) (xxv) sales outlet, subject to the provisions of Section 5 (2)(b )(ii) (xxvi) scientific, research or medical laboratory (xxvii) transportation support store (xxviii) warehouse (7) Section 5 Special ReQulations is hereby amended by adding the following to subclause (5) (2)(b): (iv) The maximum combined gross leasable floor area for retail stores on lands zoned "M 1-6" and "MC-5" shall not exceed 2500 square metres. 2. BY-LAW 2511 By-law 2511, as amended by By-law 2188/86, 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 in Schedule I to By-law 2188/86. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 2511, as amended. - 5 - 69 3. EFFECTIVE DATE This By-law shall come into force in accordance with the provisions of the Planning Act, if required. BY-LAW read a first, second, and third time and finally passed this - i~f _,2007. Q~~ David Ryan, Mayor Debi A. Bentley, City Clerk i " I. 70 ATTACHrJ:EiJT # REPORT Ii PO I TO 2.'1-67 ~ ~ ~------ ._L.------- PICKERING TOWN CENTRE ::u o ~ o ,?p..?\<.~p..i ~~ ~ - ,?\c\<.(.?\\,\G - ~\G~~p..i C.N.R. 40' ~~ ___~ ~ ALlI4NCE C - " SUBJECT PROPERTY ART THOMPSON ARENA I U <( w a:l GO TRANSIT STA TlON - >- o z <( U1 -- - "- \ II IIJN~~~r CE .i( ~ ~ ~~ ~.~ ~~ \ ~\ \) '\ IIII X ~\J(~ ~ I 1~ l'0~ I~~\ - f-- = MITCHEL ~ - _ - FUSCHIA - ~ .---l _ - !ANE - BAYVIEW ,- .-- z _ ~ i== HEIGHTS I-- - ~ _ I--- I- 0 PUBLIC SCHOOL - >- ~ =_1--- ~ ~ _ ~~ PARK j >-- - R~GA ~ (D f- _ c-- -rT1lT\. - PLAC Vl - ~ g - \ \L\J-L A\J~, l_11- City of Pickering Planning & Development Department PROPERTY DESCRIPTION PT LT 21 & 22, CONCESSION 1, PART 1 & 2, 40R.6033 & PART 1, 40R.12889 OWNER BMC BAYLY PARK INC. DATE JUNE 18,2007 DRAWN BY JB FILE No. A 03/07 SCALE 1 :5000 CHECKED BY RC n BAYLY 1/ POPRAD r ~ '--- STREET U f--A f-j ~ I II I IT I I 1T\ II T 1 DRIVE ......... I I-- slo\NG ~C L~tJlE AVENUE I I I TATRA I I~ / /1== ~ I-- I GRENOBLE I FORDON II II I I o ~ CD ~ I- - l' ~o ::.ourc..: T.ron.t Enterpri... Inc. ~nd it. auCPU.,... All rilQlhta Re..rved. Not a pion of aurv.y. 200!!t MPAC and it. .uDolI.,... All ,. ht. R...rved. Not 0 pion of Survev. PN-3 ATlACHMENT II '1. TO REPORT /I PO l q - 07 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 03/07 - BMC BAYLY PARK INC. 71 TO EXPAND ON THE PERMITTED USES TO INCLUDE RETAIL AND COMMERCIAL USES " ., ," ;:, "1' , .. , , ' . , . . It. , 1-. , 0, ,.,' . :1 ._,- t II. . " It, . .'; , , I" . :. "... , ,. ,. ", , . . II . ID i '.It .............1 1.- ,'. '" :111 ;0 fATION . . ID-, "'-I~ ; " .. .- " T.' . : , . . ..i . ~' . , . , . " t " " ....._~ . "1 ;' T T' i' '.' 'II{' z, I :1 .., , . . I --- ---. GO GO SPORTING SUPPLIES ~ THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, INFORMATION AND SUPPORT SERVICES SECTION, SEPT 14, 2007, ~""J\r!-1~""\J'T 4 3, /f'\.l .;-i......!.;.{It~.j . u__...__..""...........-~.~.J REFOH T Ii PD_k9..:Q~1__~_.-, 72 CUlf o~ INFORMATION REPORT NO. 05-07 FOR PUBLIC INFORMATION MEETING OF July 23,2007 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning Amendment Application A 3/07 BMC Bayly Park Inc. 1400,1410 & 1420 Bayly Street Part of Lot 21 & 22, Concession 1 (Parts 1 & 2, 40R-6033 & Part 1, 40R-12889) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION _ the property is located on the north side of Bayly Street, east of Liverpool Road and west of Sandy Beach Road; - a property location map is provided for reference (see Attachment #1); _ three, multi-tenant one-storey buildings exist on the property, all fronting Bayly Street in a north-to-south orientation; _ the site is surrounded by the Canadian National Railway (CN) to the north, a GO Train station/parking facility to the west, and the Krosno Creek to the east; _ the broader surrounding area is comprised of a mix of limited retail, service and repair shops, warehousing, trucking and manufacturing as well as residential on the south side of Bayly Street. 2.0 APPLICANT'S PROPOSAL _ the applicant has requested to expand the permitted uses for all three buildings on the subject lands to include: - fitness club - indoor garden centre - pet grooming and boarding - animal hospital/ veterinary clinic place of worship religious institutions - day care / nursery rental establishment - service and repair shop - commercial/ private school - service garage Information Report No. 05-07 AITACHMErrr 11 -3 TO nFJ'ORT tf PD__ 2.'1-67 -----~__o_,~.""'-,.~ Page 2 73 in addition to the above-noted uses, the applicant also requests that the following uses be permitted within units in all three buildings that front on to Bayly as well as the units within the most westerly building facing the GO Train station: retail store personal service shop art or antique shop printing I copying establishment additional restaurant floor area tanning salon mobile phone sales and service establishment electronic and video sales and rental outlet - travel agency optical shop photo processing I photo studio brew-on-premises establishment - tailor or dressmaking shop 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reaional Official Plan - the Durham Region Official Plan designates the subject lands as Urban Area - Main Central Area; - establishes that the designated Main Central Areas shall be used as the main concentration of urban activities within area municipalities; - permits a wide range of office, service, shopping, recreational and residential uses; - the proposed uses appear to conform to the Durham Region Official Plan, however, the subject application will be assessed against the policies and the provisions of the this Plan during the further processing of the application; 3.2 Pickerina Official Plan - the Pickering Official Plan designates the subject lands as Mixed Use Area - Mixed Corridors within the Bay Ridges Neighbourhood; permissible uses within this designation include the retailing of goods and services serving the needs of a broader area, offices, restaurants, community, cultural and recreation uses; - the applicant's proposal will be assessed against the policies and the provisions of the Pickering Official Plan during the further processing of the application; . . Information Report No. 05-07 , II . 7 4 ., 3 :~.~=".~3~~Ql... Page 3 3.3 Zonina By-law 2511 _ the subject lands are currently dual zoned "M1-6" - Storage and Light Manufacturing Zone, and "MC-5" - Manufacturing and Commercial Zone by By-law 2511, as amended by By-law 2188/86 (see Attachment #2); _ the permitted uses on the portion of the property zoned "M 1-6" includes business and professional offices, dry cleaning establishments, financial institutions, light manufacturing, scientific, research or medical laboratories, and warehousing; _ the permitted uses on the portion of the property zoned "MC-5" includes all of the uses mentioned above, but also includes assembly halls, bakeries, service shops, clubs, commercial recreational establishments and restaurants, subject restrictions; _ a zoning by-law amendment is required to implement the applicant's proposed uses on the property; _ the applicant has requested that the permitted uses for the subject property be expanded to include limited retail, service other more specific commercial uses. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no objections or concerns received to date; 4.2 Aaency Comments no comments received to date; 4.3 Staff Comments _ in reviewing the application to date, the following matters have been identified by staff for further review and consideration: . reviewing the application in terms of its level of sustainable development components; . reviewing the proposed uses in terms of compatibility with the existing development on the property, and with the surrounding lands; . reviewing the adequacy and location of on-site parking to support the proposed uses; . reviewing the proposed development to ensure that adequate information is provided, that technical requirements are met and that the proposed site design / functioning is appropriate for the proposed uses; . what uses may be added to this site while maintaining the intent of the current Official Plan designation; Information Report No. 05-07 - ""-Z?.CI.--.'. "=....0.....:. ...7....... ... ..... '::>()PI .f PG,.,... ...J ,. ','" ,~~...~~ Page 4 75 . whether any floor area limitations may be required for the additional uses proposed by the applicant; - the Planning & Development Department will conclude its position on the application and its design after it has received and assessed comments from the circulated departments, agencies and public. 5.0 PROCEDURAL INFORMATION this application has been deemed complete in accordance with the Planning Act, - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; - all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council and/or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed zoning by-law amendment application, you must request such in writing to the City Clerk; if you wish to reserve the option to appeal a decision of the City of Pickering, you must provide oral comments at the public meeting, or written comments to the City before Council adopts for this proposal any zoning by-law amendment; if a person or public body does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the by-law is passed, such persons or public bodies are not entitled to appeal the decision of Council to the Ontario Municipal Board, may not be entitled to be added as a party to the hearing unless, in the opinion of the board, there are reasonable grounds to do so. 6.0 OTHER INFORMATION 6.1 Appendix No. I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received - full scale copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; the City of Pickering has not received any technical information / reports on the proposed application; - the need for additional information will be determined through the review and circulation of the applicant's current proposal; Information Report No. 05-07 76 "';)-C:::V:ENT #, . . 3 '1"1": !'HflJ if PD_,:_ 2A-:C;7 Page 5 6.3 Company Principal _ the owner of the subject property is BMC Bayly Park Inc., and the property is managed by Martin Brown of Concordian Management Inc.; - the authorized agent is Rob Freeman of Freeman Planning Solutions Inc. ORIGINAL SIGNED BY .--- ORIGINAL SIONED BY Rick Cefaratti Planner II .. Lynda Taylor, MCIP, RPP Manager, Development Review RC:ld Attachments Copy: Director, Planning & Development 3 7"t'j b=1~9 1______ _ . APPENDIX NO. I TO INFORMATION REPORT NO. 05-07 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date 77 78 ii",. '-i,...'\) .'b/:1~,:e7~......" Excerpts from the Council Meeting Minutes Monday, July 23, 2007 7:30 PM Council Chambers (I) ADOPTION OF MINUTES Moved by Councillor Johnson Seconded by Councillor Dickerson Council Meeting Minutes June 18, 2007 In Camera Council Meeting Minutes June 18 and 25, 2007 (III) COMMITTEE REPORTS a) REPORT PO 2007-04 OF THE PLANNING & DEVELOPMENT COMMITTEE A question and answer period ensued. 4. INFORMATION REPORT NO. 05-07 SUBJECT: Zoning Amendment Application A 03/07 BMC Bayly Park Inc. 1400, 1410 & 1420 Bayly Street Part of Lot 21 & 22, Concession 1 (Parts 1 & 2, 40R-6033, Part 1, 40R-12889) City of Pickerina A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to an application submitted by BMC Bayly Park Inc. for property municipally known as 1400, 1410 & 1420 Bayly Street. Ross Pym, Principal Planner - Development Review gave an outline of the requirements for a Statutory Meeting under the Planning Act. He noted that if a person or public body does not make oral or written submissions to the City before a by-law is passed that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. Rick Cefaratti, Planner provided a brief overview of zoning amendment application A 03/07. Rob Freeman, Planning Consultant for the owner, appeared before Council and outlined the reason for the application. Mr. Freeman noted that they would be taking a look at the parking to make sure it conforms to the new uses if approved. 1 yl t.L__,;to> Excerpts from the ,,'bt1.:.f21___., Council Meeting Minutes 7 9 'l:::~'Ofrf ); Pf::, Monday, July 23,2007 7:30 PM Council Chambers Sylvain Trepanier, 1218 Marica Cook Place, appeared before Council in opposition to the application. Mr. Trepanier stated that he felt the rezoning was being completed for one tenant and questioned what this would do to the tax level for the other tenants. He noted that the applicant should have applied for the rezoning before allowing the tenant to occupy the space, not move in and then seek compliance. 2 '80 5 2Ct':'O'7 -.,..,..,,,.,,"',...-.,...,..,',"""'....,"""""'-,,,""-",,,.,,,..,,.---....... THE CORPORAT I ON OP THE TOWN OP PI CKERIN1 R r;'c :...: 1'/ E D BY-LAW HUMBER 2188/86 ' l;)lSa8 T'"",'" .-;; r :~. "NG "'.~.~ 'I' ~ ~~?^QH.'.~NT - -" ....------ Being a By-law to amend Restricted Area (Zoning) By-law 2511, as amended, to implement the Official Plan of the Town of Pickering District Planning Area, Region of Durham, Part of Lots 21 and 22, Concession 1, in the Town of Pickering. (A 13/85; OPA B5-14/P) WHEREAS the Codncil of the Corporation of the Town of Pickering deems it desirable to permit the development on the subject lands of associated industrial facilities, in add~tion to certain commercial GO-Transit related facilities and restricted light industrial uses; AND WHEREAS an.amendment to By-law 2511, as amended, is therefore deemed necessary; NOW THERE~ORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF. PICKERING HEREBY ENACTS AS FOLLOWS: 1. SCHEDULE "I" Schedule "I" attached hereto with notations and references shown thereon is hereby declared to be part of this By-law. 2. AREA RESTRICTED The provisions of this By-law shall apply to those lands in Part of Lots 21 and 22, Concession 1, Pickering, designated "M1-6" and "MC-5" on Schedule "I" attached hereto. ,. GEHERAL PROVISIONS No building, land or part thereof shall hereafter be used, occupied, erected; moved or structurally altered except in conformity with the provisions of this By-law. 4. DEPINITIONS In this By-law, (1) "Assembly Hall" shall mean a building or part of a building in which facilities are provided for purposes such as civic, educational, political, religious or social meetings and may include an auditorium or a banquet hall, but shall not incluQE a place of amusement or entertainment as defined herein; (2) "Bakery" shall mean a building or part of a building where . baked food products are prepared and offered for retail sale, and which may include incidental baking; continued... . r::::. '((:. at-c/j ..-"'...~:L. ~.~~,.......,........~,' 81 (3) ~Busi~ess Office" shall mean.a bu~lding or part of a building 1n wh7cn the ~anagement or dlrectlon of a business, a public or prlvate agency, a brokerage or a labour or fraternal org~nization is carried on and which may include a telegraph ~fflce,.a data proce~sing establishment, a newspaper publish- 1ng off1~e, the pre~l~es of a real es~ate or insurance agent, or a.rad1o or televlslon broadcasting station and related stud10S or theatres; but shall not include a retail store; "Commercial Club" shall mean an athletic, recreational or social club operated for gain or profit and having public or private membership; (4 ) (5) "Commercial-Recreational Establishment" shall mean a commercial establishment in which indoor recreational facilities such as bowling alleys, miniature golf courses, roller skating ririks, squash courts, swimming pools and other similar indoor recreational ~acilities are provided and operated for gain or profit, and may include an arena or stadium but shall not include a place of auusement or entertainment as defined herein; (6 ) "Drl Cleaning Depot" shall cean a building or part of a . bU1lding used for the purpose of receiving articles, goods, or fabrics to be subjected to dry cleaning and related process as elsewhere, and of distributing articles, goods or fabrics which have been subjected to any such processes; "Dry Cleaning Establishment" shall mean a building or part of a building used for dry cleaning and related processes, but does not include a laundromat; (7) (8) "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (9) (a), "Floor Area" shall mean the aggregate of the floor areas of all s~oreys above or below establishefr grade, but shall exclude the floor area of any parts of the building used for mechanical equipment, stairwells, elevators, and and part of the building below established grade other than that used for retail commercial or office purposes; "Gross Leasable Floor Area" shall mean the aggregate of the floor areas of all storeys above or below established grade, designed for owner or tenant occupancy or exclusive use only, but excluding storage areas below established grade; (10) "Food Preparation Plant" shall mean a building or part of a building in which processed food products are cooked, baked, mixed, packaged or otherwise prepared for distribution to retail or institutional outlets; (b) (11) "Light Manufacturing Plant" shall mean a manufacturing plant used for: (a) the production of apparel and finished textile products other than the production of synthetic fibres; (b) printing or duplicating; (c) the manufacture of finished paper other than the processing of wood pulp; continued... 82 (d) the production of cosmetics, drugs and other pharmaceutical supplies; or (e) the manufacture of finished lumber products, light metal products, electronic products, ~lasticware, pcrc~lain, earthenware, glassware or similar articles, including but not necessarily re.stricted to furni ture, housewares, toys, musical instruments,jewellery, watches, precision instruments, radios and electronic components; . (12) (a) "Lot" shall mean an area of land fronting on a street wnich is used or intended to be used as the site of a building, or a group of buildings, as the case may be, together with any accessory buildings or structures, or a public park or open space area, regardless of whether or not such lot constitutes the whole of a lot or block on a registered plan of subdivision; (b) "Lot Coverage" shall mean the percentage of lot area covered by all buildings on the lot; (c) "Lot Frontage" shall mean the width of a lot betweeri the side lot lines measured along a line parallel to arid 7.5 metres distant from the front lot line; (13) "Merchandise Service Shop" shall mean an establishm~nt where articles or goods including, but not necessarily limited to business machines, appliances, furniture or similar items, are repaired or serviced, and includes the regular place of business of a master electrician or master plumber, but shall not include a manufacturing plant, any establishment used for the service or repair of motorized vehicles, or a retail store other than a sales outlet; (14) "Personal Service Snop" shall mean an establishment where a personal service is performed and may include a barber shop, a beauty salon, a shoe repair shop, a tailor or dressmaking shop or a photographic studio, but shall not include a body-rub parlour as defined in The Municipal Act, R.S.O. 1980, Chapter 302, as amended from time to time, or' any successor thereto; (15) "Place of Amusement or Entertainment" shall mean a building or part of a building in which facilities are provided for amusement or entertainment purposes, and may include a billiard or pool room, a dance hall, a music hall, a pin- ball arcade, or a theatr~; (16) "Private Club" shall mean an athletic, recreational or social club not operated for gain or proiit and having private membership; (17) "Professional Office" shall mean a building or vart of a building ill whicn medical, legal. or other l'rofessional service is performed or consultation given, and which may include a clinic, the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician, but shall not include a body-rub parlour as defined in The Municipal Act, H.S.O. 1980, Cha~ter 302, as amended from time to time, or any successor thereto; (18) "Public Club" shall mean an athletic, recreational or social . club not operated for gain or profit and having public membership; continued... 5 2.9.tP 1 83 (19) "Re~~~urant, Ty~e A",shall mean a building or part of a bU1L~lng wnere !ooa 1S ~repare~ and offered or kept for reta1l sale to the publlC for l~mediate consumption on the premises or off the premises, or both on and off the premises; (20) "li.etail Store" shall mean a building or part of a building in whicn goods, wares, cerchandise, foods, substances, articles or things are stored, kept and offered for retail sale to the public, but does not include any establishment otherwise defined herein; (21) "Sales Outlet" shall mean a building or part of a building accessory to a manufacturing plant, a merchandise service shop, a food preparation plant or a warehouse, wherein products manufactured, produced, processed, stored, serviced or repaired on tne premises are kept or displayed for rent or for wholesale or retail sale, or wherein orders are taken for future delivery of such products; (22) "Scientific, Research or Medical Laborator " shall mean . a building or part of a ul1ding wherein scientific, research or medical experiments or investigations are systematically. conducted, and where drugs, chemicals, glassware or other substances or articles pertinent to such experiments or investigations ~lay be manufactured or otherwise prepared for use on the premises; (23) "Transportation ~upport ~tore" shall mean a retail store in which food, drugs, periodicals or similar itecs of day-to-day household necessity are kept for retail sale primarily to patrons of a public passenger transportation facility and persons employed in the industrial area; (24) "Warehouse" shall mean a building or part of a building which is used primarily for the housing, storage, adapting for sale, packaging, or wholesale distribution of goods, wares, merchandise, food-stuffs, substances, articles or things, and includes the premises of a warehouseman but shall not include a fuel storage tank except as an accessory use; '(25) (a) "Yard" shall mean an area of land which is appurtenant to and located on the same lot as a building or stTucture and is open, uncovered and unoccupied above ground except for such accessory buildings, structures, or other uses as are specifically permitted thereon; (b) "Front Yard" shall mean a yard extending across the full width of a lot between the front lot line of the lot and the nearest wall of the nearest main building or structure on the lot; (c) "Front Yard Depth" shall mean the shortest horizontal dimension of a front yard of a lot betwee~ the front lot line~nd the nearest wall of the nearest main building or structure o~ the lot; (ei) "Rear Yard" shall mean a yard extending acrosS the fu~- width of a lot between the rear lot line of the lot, ~. where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of.the nearest cain building or structure on the lot; (e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a rear yard of a lot between the rear lot line or, where there is no rear lot line, the junction point of the side lot lines, and the nearest wall of the . nearest main building or structure on the lot; .".5...".-...j 8 4 5 -. ~~t~.e7. (f) "Side Yard" shall mean a yard of a lot extending from the front yard to the rear yard and from the side lot line to the nearest wall of the the nearest main building or structure on the lot; (g) "Side Yard Width" shall mean the short~st horizontal dimension 01' a side yard of a lot between the side lot line and the nearest wall of the nearest main building or structure on the lot; (h) "Flank~ge Side Yard" shall mean a side yard immediately adjoining a street or abutting on a reserve on the opp6site side of which is a street; (i) "Interior Side Yard" shall mean a side yard other than a flankage side yard. 5. PROVISIONS (1). (a) Uses Permitted ("M1-6" Zone) No person shall within the lands designated "M1-6" on Schedule "I" attached hereto use any lot or erect, alter or use any building or structu~e for any purpose except the following: (i) business office (ii) dry cleaning establishment (iii) financial institution (iv) food preparation plant (v) light manufacturing plant (vi) professional office (vii) scientific, research or medical laboratory (viii) warehouse. (b) Additional Uses Permitted ("Ml-6" Zone)' Where the lands immediately adjacent to the westerly boundary of the lands designated "MI-6" on Schedule "I" attached hereto are being used as a public passenger transportation facility, the purposes excepted from the prohibition set out in Section 5(1)(a) above shall be deemed to include the following: (i) dry cleanin~ de~ot, subject to the provisions of Section 5(1)(c)liii) and (tv); (ii) personal service shop and transportation suppo~t store, subject to the ~rovisions of Section 5 ( 1 ) ( c) ( i), (i i i) and t i v); and (iii) restaurant, type A, subject to the provisions of Section 5(1)(c)(ii), (iii) and (iv). (c) Special Regulations ("Ml-6" Zone) (i) The gross leasable floor area of a transporta- tionsupport store or a personal service shop shall not exceed 465 square cetres; (ii) The aggregate of the gross leasable floor areas of all restaurants, type A shall not exceed 500 square metres; continued... 5-c H 1 CJ-07 '0;' '- "'''''~''''''-''''''''~'''._-. ~- 85 (iii) The 6ross leasable floor area of all transport- ation support.stores, dry cleaning depots, personal serVlce shops and restaurants tYDe A shall not exceed 1600 square metres; , - (iv) A dry cleaning depot, personal service shop, restaurant, type A and a transportation support store shall be permitted only on the lands hatched on Schedule "I" attached hereto. (2) (a) Uses Permitted ("MC-5" Zone) No person shall within the lands designated "MC-5" on Schedule "I" attached hereto use any lot or erect, alter or use any building or structure for any purpose except the following: (i) assembly hall ( ii) bakery (iii) business office (iv) commercial club (v) commercial-recreational establishment (vi)" dry cleanin~ depot, subject to the provisions of Section 5(2)(b)(i) (vii) dry Cleaning establishment (viii) financial institution (ix) food preparation plant (x) light manufacturing plant (xi) merchandise service shop (xii) private club (xiii) professional affice (xiv) public club (xv) restaurant, ty. ~e A, subject to the provisions of Section 5(2)(b)(ii) (xvi) sales outlet, subject to the provisions of Section 5(2)(b)(iii) (xvii) scientific, research or medical laboratory (xviii) warehouse (b) Special Regulations ("MC-5" Zone) (i) A dry cleaning depot shall be permitted only if it is accessory to a dry cleaning establishment and the gross leasable floor area of the dry cleaning depot does not exceed 20% of the gross leasable floor area of the dry cleaning establishment; (ii) The gross leasable floor area of a restaurant, type A shall not exceed 500 square metres, and the aggregate of the gross leasable floor areas of all restaurants, type A shall not exceed 1500 square metres; . (iii) A sales outlet shall be permitted only if it is accessory to a food preparation plant, a light manufacturing plant, a merchandise service shop, or a warehouse, and the gross leasable floor area of the sales outlet does not exceed 20~ of the gross leasable floor area of the food preparation plant, light manufacturing plant, merchandise service shop or warehouse. continued. .. i II . 86 5.._- 2ci~c:>7 7 (3) Zoning Requirements ("MI-6" and "MC-5" Zones) No person shall within the lands designated "Ml-6" and "MC-5" on Schedule "I" attached hereto, use any lot or erect, alter or use any building except in accordance with the following provisions: (a) LOT AREA (minimum): (b) LOT FRONTAGE (minimum): (c) FRONT YARD DEPTH (minimum): 0.4 hectares 30 metres 30 metres 4.5 metres 7.5 metres 50 percent 12 metres ( d) SIDE YARD WIDTH (clinimum) : (e) REAR YARD DEPTH (mi l!imum) : ( f) LOT COVERAGE (maximum): ( g) BUILDING HBIGHT (maximum) : (h) OPEN STORAGE: no open storage shall be permitted in any yard - (4) Parking Requirements ("MI-6" and "MC-5" Zones) There shall be provided and maintained on each lot comprising the lands designated "Ml-6" and "MC-5" on Schedule "I" attached h~reto a minimum of 437 parking spaces. 6. BY-LAV 2511 (1) By-law 2511, as amended, is hereby further amended only to the ~xtent necessary to give effect to the provisions of this By-law.as it applies to the area set out. in Schedule "I" attached hereto. (2) Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provlSlons of By-law 2511, as amended, with the exception of subsection 5.21.2b) which shall not apply to the area set out in Schedule "I" attached hereto. (3) By-law 1808/84 amending By-law 2511 is hereby repealed. 7 . EN'PORCEMEHT (1) Any person who contravenes any of the provisions of this By-law is guilty of an offence and on conviction is liable, (a) on a first conviction to a fine of not more than $20,000; and (b) on a subsequent conviction to a fine of not more than $10,000 for each day or part thereof upon which the contravention has continued after the day on which he w~s first convicted. (2) Where a corporation is convicted under subsection (1), the maximum penalty that may be imposed is, (a) on a first conviction a fine of not ~ore-ihan $50,000; -and continued... ,6 29 -C?7 8 87 (b) on a subsequent conviction a fine of not more than $25,000 for eacn day or part thereof upon which the contravention has been continued after the day on which the corporation was first convicted. and not as provided in subsection (1). (3) Where a conviction is entered under subsection (1), in addition to any other remedy or penalty by law, the court. in which the conviction has been entered, and any court ot competent jurisdiction thereafter, may make an order prohibiting the ~ontinuation or repetition of the offence by the person convicted. 8. EFFECTIVE DATE This By-law shall take effect from the day of passing hereof subject to the approval of the Ontario Municipal Boar~, if required. READ A FIRST AND SECOND TIME THIS 5th DAY OF May , 1986. READ A THIRD TIME AND PASSED THIS 5th DAY OF May , 1986. /'~ . ;- L ~. :._::f.~f/ <..~ / NlfYOR - ~ JOHN E. ANDERSON L7 ., c~, .... --...t:.,. 4.A. /' /Cr.Effi(. . BRUCE J. TAYLOR / 88 .! . ., 5 2"1:"07 R.~ ~N. . .c. __..._--, ...._-- -. - I , .-_J ............, I · ... I L I i : I I.. ~ I ,r I I 1 1 I I I ,I I ,. II I L I M 11 - 6 I ~ I I I I 1 1 I I I. I r LI I , I I I-I r' I I 1 I I , I L. I I 1 toO.. . ,.--------, I " : 1 L., I I I r" , L, , I 1 ,., I L, I I I rJ I L. I I I I ,J , I I I .- , 1_. I I I I I 1 L__;-" -!.. _ _ J--',-_J I I I I I I 1 1__ .r-~_ _ _ ..I--"__J Me - 5 ,..... BAYLY STREET BUILDINGS SHOWN FOR INFORMATION PURPOSES ONLY SCHEDULE 'I' TO BY- LAW 2188/86 PASSED THIS 5th DAY OF May 1986 . ~~' . I. ,.- / . ~ ~ '- p /;.t.L/t{ '(.{V'- ~AYO~ (J"E~'Anderson) ,// . \ . :"n~'<"<"( /1 CLERK (B.J. faylor) (~ fC') ,., " ... CI) I c: ~) ~ N ;- j c: co( o. N & .. . . "", lo '2.9 -0"7 2081917 Ontario Ltd. a/A SANDYBEACH Milk Convenience store 1477 Bayly street Pickering ON. L1V 3R5 July 16 2007 City of Pickering Planning and Development Department Pickering Civic Complex One the Esplanade Pickering ON. L1 V 6K7 RE: Proposed Additional uses 1400/1410/1420 Bayly Street BMC Bayly Park Inc 89 REceIVED .11 1'- 2 0 2007 CITY OF PIC PLANNING & DEVJ1&til~G DEPARTMENT T Dear Madam/Sir Weare operating Convenience store at 1477 Bayly Street. We oppose the application for the use of Convenience store for the subject land. We are concerned about the safety of children and residents from heavy traffic on Bayly Street. There are no residents at the subject land side. The residential area and 2 schools are located across Bayly Street from the subject land. The children and residents have to cross the street in order to go to the convenience store where heavy traffic exists, especially after school. According to municipality of Durham Region, a total of 31 collisions have occurred on Bayly Street in between Liverpool and Sandy Beach Road between 2003 August and 2006. 18 collisions out of the total resulted in :;erious injury. It is needless to say convenience stores create a large amount of traffic and brings many children customers. The Cleaner and Tile & Carpet, located at the next unit to the Daisy Mart convenience store had to put up 4 sign posts each for securing their customers parking in front of their Unit a few months ago because of the traffic that comes with a convenience store, which could explain how the parking lot is constantly busy (0 bc:l-q-7 90 There are 8 convemence stores within lkm from the subject land which is already too much convenience stores for this area. After laws regarding cigarette regulations in the government of Ontario and increase of cigarette tax, convenience business has been suffering. There is no reason to bring another convenience store within this area, which will cause a lot of serious problems. Please reject this application. It would be much appreciated if could inform us of your decision. Yours truly, The Regional Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4TH FLOOR P.O. BOX 623 WHITBY, ON L 1 N 6A3 ''105) 668-7711 x (905) 666-6208 E-mail: planning@ region.durham.on.ca AnAGHME~!l' /1-._..7. . T(l BEPOR1 f! PD._..~ 2.~i~iz~._._..._ 91 July 30, 2007 Rick Cefaratti, Planner II Planning and Development Department City of Pickering One The Esplanade Pickering, Ontario L 1V 6K7 Sent via email to: rcefaratti@citv. pickerina. on. ca Mr. Cefaratti: Re: Zoning Amendment Application A03/07 Applicant: BMC Bayly Park Incorporated Location: 1400, 1410, 1420 Brock Street Part of Lots 21 & 22, Concession Municipality: City of Pickering www.region.durham.on.ca We have reviewed this application to amend the zoning of the subject A.L. Georgleff, MCIP, RPP property. The purpose of the application is to permit limited retail and Commissioner of Planning commercial uses in addition to the uses permitted within the existing buildings. The following comments are offered. ';SerVlce Excellence forOu(..gQ(fIl'lwnities" Reoional Official Plan The lands subject to this application are designated "Living Area" in the Durham Regional Official Plan. "Living areas" are predominantly for housing purposes. Limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed use developments, are permitted provided that the functions and characteristics of Central Areas are not adversely affected. The proposal may be permitted by the policies of the Regional Official Plan. Reoional Services Municipal water supply and sanitary sewer services are available to the subject property, Provincial Policies & Deleoated 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. 92 ,; 7 C((~~ ,:i",,=c.,..c.~,.=c,"cc,,' " :;;EPOHT Ii PDo,.,_,291.:Q2"". Please contact me should you have any questions or require any additional information. a~W\~MVl Dwayne Campbell, Planner Current Planning Cc (via email): Regional Works Department - Pete Castellan 8 29-07 93 Operations & Emergency Services Department Fire Services Division Memorandum September 14, 2007 To: Rick Cefaratti, Planner 11 From: Rex Heath Fire Prevention Officer Re: Zoning By-law Amendment Application A 03/07 BMC Bayly Park Inc. Northeast corner of Fairport Road at Welrus Street City of Pickering The Pickering Fire Service has reviewed the applicant's proposal and forwards the following comments. It may be useful to inform the applicant that the internal roadways (fire routes) serving 1400 and 1410 Bayly Street are designed for one-way traffic only. Rex Heath Fire Prevention Officer Pickering Fire Services Cefaratti, Rick 94 q 20[-0/ From: Sent: To: Subject: Matloob, Shahid Thursday, September 13, 20072:52 PM Cefaratti, Rick RE: Zoning By-law Amendment Application A 03/07 Further to our discussion with respect to the Zoning By-law Amendment Application A 03/07 submitted by the BMC Bayly Park Inc. information regarding additional peak hours vehicle and pedestrian trips is not required at this time. Our understanding is that no significant additional trips will be generated as the new usage will replace the existing business in the Plaza. Shahid Matloob -----Original Message----- From: Matloob, Shahid Sent: September 7,20073:19 PM To: Cefaratti, Rick Cc: Selsky, Darrell; Booker, Scott; HOlborn, Richard Subject: Zoning By-law Amendment Application A 03/07 Rick, Further to our discussion with respect to the Zoning By-law Amendment Application A 03/07 submitted by the BMC Bayly Park Inc. information regarding additional peak hours vehicle and pedestrian trips generated due to the proposed uses is required to review the proposed application. Shahid Matloob, MSc, P.Eng., P.E., PTOE Coordinator, Transportation Engineering City of Pickering Municipal Property & Engineering Division Operations & Emergency Services Department Direct Dial: 905.420.4660 ext 2043 Toll Free: 1.866.683.2760 Fax: 905.420.4650 www.cityofpickering.com Please consider your environmental responsibility - think before you print! www.sustainablepickering.com 1 10 2..'1-07 95 ~ VERIDIAN cONNECTIONS DEVELOPMENT APPLICATION REVIEW PROJECT NAME: BMC Bayly Park Inc. CEIVED MUNICIPALITY: Pickt:nng JUl2 ADDRESS/PLAN: 1400,1410 &. 1420 Bllyly Street REF NO,; II. 03/07 SUBMISSION DATE: June 27. Z007 1. Tht: (:}cisting sexvice to this b~ildillg may be: inadc.qulItl;;. Details Il;;gllxding OJ. service upgraf.le c~n be obrwed from 01.11: offices. 2. Ol'her: Should electric:,' ~ervicing needs change as a result of this Ilpplicatic)n, early c:olll:llct with V l;;cidian Tech~uclll Reprcscnralive will be e~sellti"l in avoiding sel."Vicing conflkL Technical Representative:: Ken Gallen 'l't:lephonc: E.'([, 3262 It PP / df F;\~lrli~~dl\l)<::v<::lc)I\tl1Cl1t Al'pliClltinn Rcvi~,,,,\I'icke,jnll'2(1l)7\fiMC ~ayl~ Pack [nc. . 1400, 1410 & 1420 ~ayly Sttcct.Ul.>C REPORT TO PLANNING & DEVELOPMENT COMMITTEE I .! . Report Number: PO 30-07 Date: October 1, 2007 From: Neil Carroll Director, Planning & Development Subject: Zoning By-law Amendment Application A 2/07 Doumouras Properties Ltd. 1010 Brock Road Part of Lot 19, Concession 1 (Part 1, 40R-21855) City of Pickering Recommendation: 1. That Zoning By-law Amendment Application A 2/07 be approved to amend the permitted uses for the subject property to include a financial institution, convenience store, personal service shop, professional office and limited sales outlets, on lands being Part of Lot 19, Concession 1, Part 1, 40R-21855; and 2. Further, that the zoning by-law to implement Zoning By-law Amendment Application A 2/07, as set out in Appendix II to Report PO 30-07, be forwarded to City Council for enactment. Executive Summary: The applicant requests an amendment to the zoning by-law to permit a broader range of uses by adding business office, financial institution, personal service shop, professional office, retail store, and sales outlets as permitted uses on the lands, located at the northwest corner of Brock Road at Bayly Street, within the Brock Industrial Neighbourhood (see Attachment #1 - Location Map). Official Plan policies for the Mixed Employment designation applicable to this property permit a greater range of uses than the current "CA2 (S)" - Commercial Automotive Specific zoning allows. Appropriate uses for inclusion in the zoning by-law should be determined considering the operational character, site location, and limited available parking (see Attachment #2 - Applicant's Submitted Plan). Recommended additional uses for the lands included a financial institution, convenience store, limited personal service shops, professional offices and limited sales outlets. These uses are generally compatible and appropriate for the subject lands and conform to the Pickering Official Plan. A unlimited retail store use is not recommended. It is recommended that this application be approved, subject to restrictions on the percentage of floor area associated with sales outlets, and that the draft by-law be forwarded to City Council for enactment. Report PD 30-07 Date: October 1, 2007 Subject: Doumouras Properties Ltd. (A 2/07) Page 2 97 Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Sustainability Implications: The applicant's proposal represents an expansion of allowable uses on the property that will provide additional service oriented local employment opportunities within the Brock Industrial Neighbourhood. Background: 1.0 Comments Received 1.1 At the June 4, 2007 Public Information Meeting No public comments were received at the Public Information meeting (see text of Infonnation Report and Meeting Minutes, Attachments #3 & #4). 1.2 Written Public Submissions on the application No other public comments have been received. 1.3 City Department and Agency Comments Region of Durham Planning Department No matters of provincial interest are applicable to this application; Municipal water supply and sanitary sewer services are available to the subject property; Specific uses, such as conveniences, financial institutions, sales outlets and professional offices may be defined in the municipal zoning by-law; Unrestricted retail operations not supported on lands designated for Employment uses (Verbal); (see Attachment #5); No objections; Toronto and Region Conservation Authority Veridian Connections Existing service may be inadequate; - Applicant should contact Veridian should zoning change affect supply requirements; (see Attachment #6); No other agency that provided any comments has any objection to the subject applications. Report PO 30-07 Date: October 1, 2007 Sl:Ibject: Doumouras Properties Ltd. (A 2/07) 98 Page 3 2.0 Discussion 2.1 Use and Compatibility 2.1.1 The Durham Reaional Official Plan and Pickerina Official Plan desianation permit limited retail. personal service uses and office uses The applicant's proposal conforms to the Region of Durham Official Plan which designates the subject property Urban Area - Employment Area and permits limited retail, personal service, and office use.s in these areas. The subject property is designated Employment Area - Mixed Employment in the Pickering Official Plan. This designation permits offices and limited retailing of goods and services serving the area. Approval of the zoning by-law amendment to permit the limited retail, personal service, and office uses, would conform with the City's Official Plan. 2.1.2 The proposed uses are appropriate and compatible uses within the Brock Industrial Neiahbourhood The employment designations of the Pickering Official Plan are divided into three categories: General Employment, Prestige Employment and Mixed Employment. The Mixed Employment category is intended to accommodate the widest range of uses, including limited retailing of goods and services, offices and financial institutions, in addition to general industrial uses. The proposed uses are compatible with the surrounding uses. The adjacent properties in the area are generally used for small scale sales and service-oriented operations. The existing zoning for the property is dated and is generally restricted to automobile service type uses. In recent years, the City has provided additional land use flexibility to properties in the immediate area (Le. 1054, 1084 Salk Road & 1735 Bayly Street). It is considered appropriate to allow this property to benefit from updated zoning provisions that implement the policies of the Pickering Official Plan. 2.1.3 Unlimited retail uses not supported at this time The applicant requested unlimited retail commercial uses such as retail stores to be added as a permitted use for this property. However, to be consistent with other properties designated Mixed Employment and due to the limited ability to provide additional parking for such uses, it is recommended that an unrestricted 'retail store' use not be permitted. The introduction of unlimited retail commercial uses within a Mixed Employment Area is considered premature until Planning & Development staff understand the implications of such permission through the Official Plan review. Report PO 30-07 Date: October 1, 2007 Subject: Doumouras Properties Ltd. (A 2/07) Page 4 , " . 99 This approach is consistent with the Planning & Development Department position on similar requests for other lands within the Employment Area - Mixed Employment designation. 2.1.4 Sales Outlets to be permitted on a limited basis The addition of a Sales Outlet use on this property is supported. A Sales Outlet use differs from unlimited retail as it would operate only as an ancillary component of a permitted use on the property. It is recommended that, in keeping with the spirit and intent of the Pickering Official Plan policies for Mixed Employment Areas, that the maximum area for a sales outlet be limited to no more than 30 percent of the gross floor area of a permitted use. This approach is similar of other zoning by-laws in the immediate area. 2.1.5 Professional Office use shall not include a medical office or clinic It is recommended that a medical office or clinic not be included within the definition of a professional office use for this property. The current parking supply (76 spaces or 5.2 spaces per 100 square metres of gross leasable floor area) is not sufficient to support medical office uses on this property. 2.2 Text Amendments to Zoning By-law 2511 should be enacted It is recommended that any additional uses and associated zone requirements approved for the lands be regulated by way of text amendments to the existing "CA2 (S)" - Commercial Automotive Specific Zone, to permit limited retail and commercial uses on the property, including: bakery business office - convenience store dry cleaning establishment - financial institution merchandise service shop personal service shop professional office printing establishment rental establishment - sales outlet, in association with a merchandise service shop, a printing establishment, a rental establishment or a warehouse The recommended conditions of approval for the implementing zoning by-law are described in Appendix I to this report. 2.2.1 Site Specific ParkinQ Rate It is recommended a site specific minimum parking requirement of 5.0 spaces per 100 square metres of gross leasable floor area be included in the text amendments to the "CA2 (S)" - Commercial Automotive Specific Zone. Report PO 30-07 Date: October 1, 2007 Subject: Doumouras Properties Ltd. (A 2/07) 100 Page 5 3.0 Applicant's Comments: The applicant does not support Planning & Development Staffs recommendation that the maximum area for a sales outlet be limited to no more than 30 percent of the gross floor area of a permitted use. The applicant requests that the maximum area for a sales outlet be limited to no more than 40 percent of the gross floor area of a permitted use. APPENDICIES: Appendix I: Recommended Conditions of Approval Appendix II: Draft Text Amendment to By-law 2511 Attachments: 1 . Location Map 2. Applicant's Submitted Plan 3. Text of Information Report 4. Minutes from June 4, 2007 Statutory Public Meeting 5. Comments from Durham Region Planning Department 6. Comments from Veridian Connections Prepared By: Approved / Endorsed By: ~~~- Rick C faratti Planner II RC:ld Attachments Copy: Chief Administrative Officer Recommended for the consideration of Pickering. unci! II APPENDIX I TO REPORT PO 30-07 1 0 1 Recommend Conditions of Approval for Implementing Zoning By-law Zoning By-law Amendment Application A 2/07 1. That the implementing zoning by-law: a) add the following as permitted uses on the property: bakery business office convenience store - dry cleaning establishment - financial institution merchandise service shop personal service shop professional office printing establishment rental establishment sales outlet, in association with a merchandise service shop, a printing establishment, a rental establishment or a warehouse b) limit the maximum area for a sales outlet to no more than 30 percent of gross floor area of a permitted use; c) required parking to be provided for this site at a minimum rate of 5.0 spaces per 100 square metres of gross leasable floor area. 102 APPENDIX n TO REPORT PO 30-07 DRAFT BY-LAW ZONING BY-LAW AMENDMENT APPLICATION A 2/07 Being a By-law to amend Restricted Area ( oning) By-law 2511, as amended by By-laws 929f78, 1201/80 and 1444/82, to implement the Official Plan of the City of Pickering, Region of Durham, on Part of lot 19, Concession 1, (Part 1 , 40R-21855), in the City of Pickering. (A 2/07) ERING 103 BY-LAW NO. WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to broaden the range of employment uses in Part of lot 19, Concession 1, (Part 1, 40R- 21855), in the City of Pickering; AND WHEREAS a further amendment to By-law 2511, as amended by By-laws 929/78, 1201/80, and 1444/82, is therefore deemed necessary; NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE CITY OF PICKERING HEREBY ENACTS AS FOllOWS: 1. TEXT AMENDMENTS By-law 2511, as amended by By-laws 929f78, 1201/80 and 1444/82, is hereby further amended as follows: (1) Section 16.3.7. A. Definitions, is hereby amended by adding in new definitions and renumbering all of the definitions in this Section so that the definitions are in alphabetical order as follows: (a) That two new definitions be added after Subsection (b) as follows: "Bakery" shall mean a building or part of a building in which food products are baked, prepared and offered for retail sale, or in which food products baked and prepared elsewhere are offered for retail sale; "Business Office" shall mean a building or part of a building in which the management or direction of business, a public or private agency, a brokerage or a labour or fraternal organization is carried on and which may include a telegraph office, a data processing establishment, a newspaper publishing office, the premises of a real estate or insurance agent, or a radio or television broadcasting station and related studios or theatres, and may include a sales outlet component; 104 -2- (b) That three new definitions be added after Subsection (c) as follows: "Convenience Store" shall mean a retail store in which food, drugs, periodicals or similar items of day-to-day household necessities are kept for retail sale primarily to residents of, or persons employed in, the immediate neighbourhood; "Dry Cleanino Establishment" shall mean a building or part of a building where articles, goods or fabric are subjected to dry cleaning and. related processes, are received or distributed, or where a dry cleaning plant is operated, or both, and which may include the laundering, pressing or incidental tailoring or repair of articles, goods or fabric; "Financial Institution" shall mean a building or part of a building in which money is deposited, kept, lent or exchanged; (c) That four new definitions be added after Subsection (e) as follows: "Merchandise Service Shop" shall mean an establishment where articles or goods including, but not necessarily limited to, business machines, appliances, furniture or similar items are repaired or . serviced, and includes the regular place of business of a master electrician or master plumber and may include a sales outlet component, but shall not include a manufacturing plant; "Personal Service Shop" shall mean an establishment in which a personal service is performed and which may include a barber shop, a beauty salon, a shoe repair shop, a tailor or dressmaking shop or a photographic studio, but shall not include a body-rub parlour as defined in section 224(9)(b) of the Municipal Act, R.S.O. 1990, as amended from time-to-time, or any successor thereto; "Printino Establishment" shall mean an establishment used for blueprinting, engraving, electro-typing, photocopying, plotting from disk, printing, stereotyping or typesetting; "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given, and which may include the offices of an architect, a chartered accountant, an engineer, a lawyer, but shall not include a physician or body-rub parlour as defined by the Municipal Act, R.S.O. 1990, c.M. 45, as amended from time-to-time, or any successor thereto; - 3- I" 1 0 5 <, o~~f That a new definition be added after Subsection (f) as follows: "Sales Outlet" shall mean a building or part of a building accessory to a merchandise service shop or a warehouse, wherein products are processed, stored, serviced or repaired on the premises, are kept or displayed for rent or for wholesale or retail sale, or wherein orders are taken for future delivery of such products; (2) Section 16.3.7 B. Uses Permitted, is amended by repealing and replacing subclause B with the following: B. Uses Permitted No person shall within the lands designated "CA2 (S)" on Schedule "I" hereto, uses any lot or erect, alter or use any building or structure for any purpose except one or more of the following uses: (a) automobile service stations, self-serve (b) bakery (c) business office (d) car washes (e) convenience store (f) dry cleaning establishment (g) farm and recreational vehicle service and sales establishments (h) financial institution (i) merchandise service shop m personal service shop (k) printing establishment (I) professional office (m) rental establishment (n) restaurants (0) sales outlet, subject to the provisions of Section 16.3.7(C)(k) (p) vehicle repair shops (q) vehicle sales shop (r) warehouses (3) Section 16.3.7 C. Zone ReQuirements, is hereby amended by adding the following new clauses (k) and (I) as follows: (k) SPECIAL RESTRICTION FOR SALES OUTLETS The maximum area for a sales outlet shall be limited to no more than 30 percent of gross floor area of a permitted use. (I) PARKING REQUIREMENTS (minimum) There shall be provided and maintained 5.0 spaces per 100 square metres of gross leasable floor area for all permitted uses on the property. . 106 2. BY-LAW 2511 -4- By-law 2511, 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 in Schedule I to By-law 929/78. Definitions and subject matters not specifically dealt with in this By-law shall be governed by 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 ,2007. day of D~Af1 David Ryan, Mayor ~Af1 Deb; A. BenQ, City Clerk ATTACHMENT' / TO REPORT I PO 3o-D7 107 w :::> z w > <( o D:: o >- :r:: PLUMMER STREET QUARTZ ST. ~ -I <( (/) ~ u o a:: m >- o I- BAYLY STREET BAYLY STREET City of Pickering Planning & Development Department PROPERTY DESCRIPTION PART OF LOT 19, CONCESSION 1 (PART 1, 40R-21855) OWNER DOUMOURAS PROPERTIES LTD. DATE MAR. 26, 2007 DRAWN BY IB FILE No. A02/07 SCALE 1 :5000 DILLINGHAM ROAD ~ U o cr: ill CHECKED BY RC l' o a our-c..: Tel"on.t Enterpri... Inc. and It. 8uppll.,... All right. Re..rved. Not a pion of BUrv.y. 200~ MPAC and It. 8uppll.,... All rl Me Re..rved. Not a pion of Surv. . PN-4 108 ATTACHMENT' '2 TO REPORT # PO .3crCJ7 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN A 02/07 - DOUMOURAS PROPERTIES LTD. .. ~."....:.n . (:::l = J.DJ) .. I !. I. I i .j ~. I 1.1I" i , U IlL !i i I i i I I 8 @ i I " i i I i i .~ i I un I I i i i ! ,. i n! . i ; i i i j i . i i I j i , ; .1 ; i f .oj BAYlY STRa:T _..._......--_...._---------.-.-.~----_..-.----- Q~~LAN (jj TO AMEND THE ZONING BY-LAW FOR THE PURPOSE OF ADDING COMMERCIAL USES TO THE LIST OF PERMITTED USES , THIS MAP WAS PROOUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT. INFORMATION AND SUPPORT SERVICES SECTION, MARCH 26, 2007. ,ATiACHIV1E1\fT ,_ 3 TO fTE?OR T 11 PI) __..?q,"~6 2..",~..,_.. 109 INFORMATION REPORT NO. 03-07 FOR PUBLIC INFORMATION MEETING OF June 4, 2007 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O.1990, chapter P.13 SUBJECT: Zoning Amendment Application A 02/07 Doumouras Properties Ltd. 1010 Brock Road Part of Lot 19, Concession 1 (Part 1 & Part 2, 40R-3816) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the property is located at the northwest corner of Brock Road and ,Bayly Street; - a property location map is provided for reference (see Attachment #1); - a one-storey building currently exists on the property, fronting both Brock Road and Bayly Street; - primarily mixed industrial commercial uses exist to the north and west, a gasoline service station to the south, and a trucking / outdoor storage yard exists to the east; - the broader surrounding area is comprised of a mix of retail, personal service, warehousing, trucking and manufacturing uses. 2.0 APPLICANT'S PROPOSAL - the applicant has requested to expand the permitted uses for the subject property to include a convenience store, a financial institution, a sales outlet, a personal service shop and professional offices; - the applicant's submitted plan is provided for reference (see Attachment #2). Infoimrtpn Report No. 03-07 1=- ~~= 11 PD =_.~::e.1,~~~"__,,, Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Reaional Official Plan _ the Durham Region Official Plan designates the subject lands as Urban Areas - Employment Area; _ establishes that designated Employment Areas shall be used for manufacturing, assembly and processing of goods, service industries, research and development facilities, warehousing, business parks; permits limited personal service uses, a limited number of uses for retailing of goods and services, and limited office uses; _ the subject application will be assessed against the policies and the provisions of the Durham Region Official Plan during the further processing of the application; 3.2 Pickerina Official Plan _ the Pickering Official Plan designates the subject lands as Employment Area _ Mixed Employment within the Brock Industrial Neighbourhood; _ permissible uses within this designation include offices and limited retailing of goods and services serving the area; _ the applicant's proposal will be assessed against the policies and the provisions of the Pickering Official Plan during the further processing of the application; 3.3 Zonina By-law 2511 _ the subject lands are currently zoned "CA2 (S)" - Commercial Automotive Specific Zone by By-law 2511, as amended by By-laws 1442/82, 1201/80, and 928/78; _ the current permitted uses of this property include automobile service stations, restaurants, vehicle repair shops, vehicle sales, and warehouses; _ a zoning by-law amendment is required to implement the applicant's proposed uses on the property; _ the applicant has requested that the permitted uses for the subject property be expanded to include limited retail, commercial and office uses. 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments no objections or concerns received to date; 4.2 Aaency Comments no comments received to date; Information Report No. 03-07 3 Ii ,~'O ~-::~JQ:(;/i____ Pa~e 3 1 1 1 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: . reviewing the application in terms of its level of sustainable development components; . reviewing the proposed development in terms of compatibility with, and sensitivity to, surrounding lands; . reviewing the adequacy and location of on-site parking to support the proposed uses; . reviewing the proposed development to ensure that adequate information is provided, that technical requirements are met and that the proposed site design is appropriate; - the Planning & Development Department will conclude its position on the application and its design after it has received and assessed comments from the circulated departments, agencies and public. 5.0 PROCEDURAL INFORMA liON this application has been deemed complete in accordance with the Planning Act, - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments may be made at the Public Information Meeting; all comments received will be noted and used as input in a Planning Report prepared by the Planning & Development Department for a subsequent meeting of Council and/or a Committee of Council; if you wish to be notified of Council's decision regarding either the proposed zoning by-law amendment application, you must request such in writing to the City Clerk; if you wish to reserve the option to appeal a decision of the City of Pickering, you must provide oral comments at the public meeting, or written comments to the City before Council adopts for this proposal any zoning by-law amendment; if a person or public body does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the by-law is passed, such persons or public bodies are not entitled to appeal the decision of Council to the Ontario Municipal Board, may not be entitled to be added as a party to the hearing unless, in the opinion of the board, there are reasonable grounds to do so. Information Report No. 03-07 ~2 I' 3 ~,~, ., . '," ,t' iF'D~:~~E~'].~:~.._____ Page 4 6.0 OTHER INFORMATION 6.1 Appendix No. I _ list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received _ full scale copies of the Applicant's submitted plans are available for viewing at the offices of the City of Pickering Planning & Development Department; _ the City of Pickering has not received any technical information I reports on the proposed application; _ the need for additional information will be determined through the review and circulation of the applicant's current propc;>sal; 6.3 Company Principal _ the owner of the subject property is Doumouras Properties Ltd., and the Principal is Bill Doumouras, President; _ the authorized agent is Aristotle Christou of Polis Plan Municipal Planners Inc. ORIGINAL SIGNED BY '..-- ORIGINAL SIGNED BY Rick Cefaratti Planner II Lynda Taylor, MCIP, RPP Manager, Development Review RC:ld Attachments Copy: Director, Planning & Development ,3 :f:~"- --"~r!; ."~. . -.--.".." -0., '-",c-:-.__ _-:-'-~~-_"'-"'."_"- --', APPENDIX NO. I TO INFORMATION REPORT NO. 03-07 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date 11 3 !4rIACHiViEilJT #"T..~.fi~~=.='JfJ REPORT # PO.~_._~~:.:97~__.=. Excerpts from the Planning & Development Committee Meeting Minutes Monday, June 4,2007 7:30 pm - Council Chambers Chair: Councillor McLean (I) PART lA' - PLANNING INFORMATION MEETING 1. Information Report No. 03-07 Zoning Amendment Application A 02/07 Doumouras Properties Ltd. 1010.Brock Road Part of Lot 19, Concession 1 (Part 1 & Part 2. 40R-3816), City of Pickerinq A public information meeting was held under the Planning Act, for the purpose of informing the public with respect to an application submitted by Doumouras Properties Ltd. for property municipally known as 1010 Brock Road. Lynda Taylor, Manager, Development Review gave an outline of the requirements for a Statutory Meeting under the Planning Act. She also noted that if a person or public body does not make oral or written submissions to the City before a by-law is passed that person or public body are not entitled to appeal the decision of City Council to the Ontario Municipal Board, and may not be entitled to be added as a party to the hearing unless, in the opinion of the Board, there are reasonable grounds to do so. Rick Cefaratti, Planner appeared before the Committee to give a brief overview of zoning amendment application A 02/07. Aristotle Christou of Polis Plan Municipal Planners Inc. appeared before the Committee in support of the application. No members of the public in attendance at the public information meeting spoke in support or opposition to application A 02/07. 1 The Rp.glonal Municipality of Durham Planning Department 605 ROSSLAND ROAD E 4TH FLOOR P.O. BOX 623 WHITBY, ON UN 6A3 1005) 668-7711 IX: (905) 666-6208 E-mail: planning@ region.durham.on.ca www.region.durham.on.ca A.L. Georgieff, MCIP, RPP Commissioner of Planning -'1 ..~ ,.,~;~)4:_~yF:'.". "SerV,ce E)(~tllence fex our Communities" ,,:,t:j~L:'~:y'?~~'2-, i~' C' ATTACHMENT I REPORT # PO g..... TO 30-07 11 5 May 31, 2007 Rick Cefaratti, Planner II Planning and Development Department City of Pickering One The Esplanade Pickering, Ontario L 1V 6K7 Sent via email to: rcefaratti@citv. oickerina.on. ca Mr. Cefaratti: Re: Zoning Amendment Application A02/07 Applicant: Doumouras Properties Limited Location: 1010 Brock Road Lot 19, Concession 1 Municipality: City of Pickering We have reviewed this application to amend the zoning of the subject property to permit limited retail and commercial uses in addition to the uses permitted in an existing building. The following comments are offered. Reqional Official Plan The lands subject to this application are designated "Employment Area" in the Durham Regional Official Plan. The examples of permitted uses in the Employment Area policies of the Regional Official Plan illustrate the range of activities permitted. Specific uses such as, convenience stores, financial institutions, sales outlet stores and professional offices, may be defined in the area municipal zoning by-law. Reqional Services Municipal water supply and sanitary sewer services are available to the subject property . Provincial Policies & Delegated 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. Please contact me should you have any questions or require any additional information. (lmplw1/( Dwayne Campbell, Planner Current Planning Cc (via email): Regional Works Department - Pete Castellan JUL-23-200? MaN 11:34 AM VERIDIAN FAX NO. 9056190210 P. 02/02 ... ATTACHMENT' REPORT I PO .(0 .. TO ~o'o/ 11 6 wi VE R.I. 0 IA.N CONN,<;'fIOl"S DEVELOPMENT APPLICATION REVIEW PROJECT NAME: Doumom:as Propertie,s Ltd. lVED JUL 2 3 1 ADDRESS/PLAN': 1010 Brock Road MUNICIPALITY: Pickering REF NO.: A 02/07 SUBMISSION DATE: April 25, 2007 1. The cxistit1g lic::N"ice to this building may be inadequate. Details regard.ing a service upgrade: can be obtained from out offices. 2. Other: Should zoning change affect ele:cniclll supply rctlQirexnents please CC}Ilt.act a Technical Representative 1I~ soon as possible. Tech.nical Rcprelic:ntative: l'del'bone: ~ 1)1' / M F:\dfci~y.c::ll\Developmcllt Application Itevie\X7\Pickcnng\2007\Doumol.Ul\S Propc.rtie~ L~d. - 1010 ~f()c" Road.doe Kevin Philp Ext. 3264