HomeMy WebLinkAboutPD 03-09
Citq o~
REPORT TO
PLANNING & DEVELOPMENT
COMMITTEE
Report Number: PO 03-09
Date: January 5, 2009
: I ~ .
09
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment A 10/08
S. Whiffin
2330 Dixie Road
(North Part of Lot 25, Concession 2)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 10/08 submitted by S. Whiffin to
amend the existing zoning on the subject property to allow for a commercial dog
kennel and associated uses, a caretaker's residence (within the existing building)
and a new detached dwelling on lands situated on the North Part of Lot 25,
Concession 2 be approved; and
2. Further, that the amending zoning by-law to implement Zoning By-law
Amendment Application A 10/08 as set out in Appendix I to Report PO 03-09 be
forwarded to City Council for enactment.
Executive Summary: The applicant proposes to amend the existing zoning on the
subject property to permit a commercial dog kennel and associated uses ipcluding
boarding, daycare, exercise facilities, grooming, training, veterinary hospital (for
domestic animals), and the sale of dogs and animal merchandise.
The existing 512 square metre dwelling on site is proposed to be converted to
accommodate the kennel use (also known as the "Puppy Palace") and associated uses,
as well as a caretaker's residence. A new detached dwelling is also proposed to be
constructed on the site for the owners of the facility (see Location Map and Applicant's
Submitted Plan, Attachments #1 & 2).
The applicant commissioned three studies: a Railway Vibration Study to address
vibration concerns from the abutting Canadian Pacific Railway (C.P.R.) to the north; a
Noise Control Feasibility Study to address noise concerns from the C.P.R. and a
Dog Barking Noise Assessment to address the impact of barking dogs in the facility on
the surrounding area. There were no concerns respecting the use identified in the
studies, however the Noise Control Feasibility Study report recommended that an
acoustical barrier be constructed to shield the Outdoor Living Area of the residential
uses from the noise generated by the C.P.R.
Report PD 03-09
January 5, 2009
; I.
Subject: Zoning Amendment Application A 10/08
1 0
Page 2
At the request of the Toronto and Region Conservation Authority (TRCA) the applicant
has agreed to revise their site plan to provide a 10 metre landscaping buffer from the
watercourse on the property and to relocate the proposed detached dwelling to an area
that will minimize any negative impacts on the surrounding environment.
It is recommended that this application be approved and 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 zoning by-law amendment.
Sustainability Implications: The proposed development will utilize an existing
building and services, and will not negatively impact existing environmental features on
the property.
Background:
1.0 Comments Received:
1.1 Before the Information Meeting (see Information Report Attachment #4)
Veridian Connections
no objections
1.2 At the May 5, 2008, Information Meeting
- one comment was received from a Pickering resident requesting additional
information pertaining to dog fencing (see Minutes, Attachment #5);
1.3 Following the Information Meeting
The Regional Municipality
of Durham
Comments - May 9, 2008
proposed commercial and associated
uses will not be permitted on lands
identified as "Key Natural Heritage
Features and Hydrological Features";
Report PD 03-09
January 5, 2009
Subject: Zoning Amendment Application A 10/08
Page 3
1 1
The Regional Municipality
of Durham (continued)
a noise impact and vibration study is
required to identify the potential
impacts from railway disturbance and
identify appropriate mitigation
measures;
Comments - November 21, 2008
the City should ensure that sound
attenuation measures as outlined in
both the Noise and Vibration Reports
are implemented prior to the
issuance of building permits;
The Toronto and Region
Conservation Authority (TRCA)
a 10 metre landscape buffer from the
watercourse is required and should
be placed into an Open Space
zoning category.
2.0 Discussion:
2.1 All uses proposed by the applicant comply with the Official Plan policies of
the City of Pickering and the Region of Durham
The subject property is designated "Open Space System - Natural Areas" and
"Greenlands System - Major Open Space Areas" under the City of Pickering and
the Durham Regional Official Plan respectively.
The proposed use complies with the provisions of the Region and City Official
Plans.
A veterinary establishment and one residential dwelling on an existing lot of
record are currently permitted on the property by the City's zoning and official
plan policies.
2.2 The business will initially cater to dogs, with the potential in the future to
cater to other domesticated animals
The applicant has advised that the proposed commercial kennel (also known as
the "Puppy Palace") will be restricted to providing care to domestic dogs at this
time. The owners currently operate a kennel facility at 2970 Golf Club Road in
the City of Pickering, which caters to dogs. Through this application, they are
proposing to relocate their business to this site.
Report PD 03-09
January 5, 2009
Page 4
Subject: Zoning Amendment Application A 10/08
i " I. 1 2
Even though the current business is limited to puppies/dogs, the owner requests
that the zoning permit the option to expand the business (in particular the
accessory veterinarian clinic) in the long term, so that it can accommodate other
domesticated animals such as cats and birds. This care will not be extended to
livestock farm animals.
2.3 TRCA has no objection to the proposal but has requested an Open Space
Zone on parts of the property to protect the existing Environmentally
Significant Area
There are environmental restrictions on the property. A watercourse exists in the
north sector of the property, north of the existing dwelling. The property is
partially situated within the TRCA fill regulated zone. The City's Official Plan
designates the property as an Environmentally Significant Area (ESA) within the
Rouge-Duffins Wildlife Corridor.
In order to support the application and to minimize any negative environmental
impacts to the existing ESA, TRCA has requested that the site plan be revised to
restrict the developmental boundaries to the unforested area, and to incorporate
a 10 metre buffer from the watercourse. The applicant has agreed to these
revisions (see Applicant's Revised Site Plan, Attachment #3).
Further, to ensure protection of natural features on the property, TRCA has
requested that an Open Space Zone category be applied to the undeveloped
portions of the property. Staff supports TRCA's request and will ensure that the
Draft By-law establishes this category (see Appendix I, Draft By-law Schedule).
2.4 Railway Vibration and Noise Studies submitted by the applicant for the
commercial kennel identify no concerns
The applicant commissioned three studies: a Railway Vibration Study to address
vibration concerns from the abutting Canadian Pacific Railway (C.P.R.) to the
north; a Noise Control Feasibility Study to address noise concerns from the
C.P.R. and a Dog Barking Noise Assessment to address the impact of barking
dogs in the facility on the surrounding area. The reports did not identify any
concerns respecting the proposed use.
The dogs are kept indoors overnight and the distance between the kennel and
the nearest residential development is sufficient to avoid noise impacts.
The Noise Control Feasibility Study report recommended that an acoustical
barrier of 2.0 metres be constructed to shield the Outdoor Living Area of the
proposed residential uses on the subject property from the noise generated by
the C.P.R.
Report PD 03-09
January 5, 2009
Subject: Zoning Amendment Application A 10/08
Page 5 1 3
2.5 Site Functioning Issues will be addressed through the Site Plan Review
Process
The proposed development will require site plan approval. This process will
address all matters pertaining to site function. The applicant's revised site plan
illustrates the proposed commercial dog kennel with accessory uses located in
the existing 512 square metre building and a moderate expansion to that building
to accommodate a caretaker's residence. A new detached dwelling is also
proposed to the south of the existing building, to serve as the owner's residence
(see Applicant's Revised Site Plan - Attachment #3).
The proposed Zoning By-law will restrict the size of the caretaker's residence to
186 square metres, the combined kennel and caretaker residence to 700 square
metres, and impose other development restrictions. The outdoor area for the
dogs will be fully fenced and will be located to the north of the kennel (see
Appendix I).
A number of items such as but not limited to: lighting, landscaping, noise
attenuation fencing, parking, location of proposed caretaker's residence to
existing building and location of proposed new detached dwelling, location of
septic system(s) and location of dog runs will be addressed through the Site Plan
Review process.
2.6 Applicant is aware of other City Municipal By-laws affecting the subject
property and proposed uses
The City has recently passed three municipal by-laws (Animal Pet Shop
Licensing, Breeder Licensing and Boarding Kennel Licensing) that can be
applied to the proposed use, and require the securement of appropriate licenses.
The applicant and owner were provided with copies of all three municipal by-laws
and are aware of, their regulations.
2.7 By-law to be forwarded to Council
The attached by-law schedule included as Appendix I to this report, implements
Staffs recommendation to approve the applicant's request for an "A-CK1" zone
and TRCA's request for an Open Space ("OS-:-HL") zone.
The Site Plan Approval process will ensure that the proposed development
complies with this proposed zoning by-law and that adjacent land owners/tenants
will not be negatively impacted by the proposed development. It is recommended
that the attached draft zoning by-law amendment be forwarded to Council for
enactment should Council approve this application.
3.0 Applicant's Comments
The owner is aware of and supports the recommendations of this Report.
Report PD 03-09
January 5, 2009
Page 6
I I, .
S~bj~Ct: Zoning Amendment Application A 10/08
APPENDIX
APPENDIX I: Draft Implementing Zoning By-law
Attachments:
1. Location Map
2. Applicant's Submitted Plan
3. Applicant's Revised Site Plan
4. Information Report
5. Statutory Public Information Meeting Minutes
Prepared By:
Approved I Endorsed By:
Ne~
Director, Planning & Development
AY:jf
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering CitY- I
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APPENDIX I TO
REPORT PD 03-09 "I 5
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 10/08
1 6
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3036, as
amended, to implement the Official Plan of the City of Pickering District
Planning Area, Region of Durham, in North Part of Lot 25, Concession 2,
in the City of Pickering. (A 10/08)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of a commercial kennel with accessory uses and to allow, a
separate caretaker's residence as part of the existing building, as well as construction
of a detached dwelling on the subject property in the City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1. SCHEDULE I
Schedule I attached to this By-law with notations and references shown thereon
are hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in North Part of Lot 25,
Concession 2, in the City of Pickering, designated "A-CK1" and & "0S-HL" on
Schedule I attached hereto.
3. GENERAL 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.
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4.
DEFINITIONS
In this By-law,
(1) "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, but shall not include a retail store;
(2) "Breeder" shall mean a person who keeps animals for the purpose of
breeding the offspring for sale;
(3) "Commercial Kennel" shall mean a building or a part of a building
which is used for the purposes of the boarding, breeding, daycare,
grooming, training and a veterinary hospital for domesticated animals; dog
exercise facilities; a pet shop and the retail sale of animal merchandise as
an accessory use, but shall not include a business office or a retail store;
(4) (a) "Dwellinq" shall mean a building or part of a building containing one or
more dwelling units, but does not include a mobile home or trailer;
(b) "Dwellinq Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary facilities;
(c) "Dwellinq, Sinqle or Sinqle Dwellinq" shall mean a single dwelling
containing one dwelling unit and uses accessory hereto;
(d) "Dwellinq, Detached or Detached Dwellinq" shall mean a single
dwelling which is freestanding, separate, and detached from other
main buildings or structures;
(5) (a) "Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
(b) "Gross Floor Area - Residential" shall mean the aggregate of the floor
areas of all storeys of a building or structure, or part thereof as the
case may be, other than a private garage, an attic, or a cellar;
(c) "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;
- 3 -
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(6) (a) "Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or 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 Coveraqe" shall mean the percentage of lot area covered by all
buildings on the lot;
(7) "Pet Shop" shall mean every shop, place, or premise in which animals are
sold or kept for sale as pets but does not include a breeder;
(8) "Private Garaqe" shall mean an enclosed or partially enclosed structure
for the storage of one or more vehicles, in which structure no business or
service is conducted for profit or otherwise;
(9) "Retail Store" shall mean a building or part of a building in which goods,
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public;
(10) (a) "Yard" shall mean an area of land which is appurtenant to and located
on the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings,
structures, or other uses as are specifically permitted thereqn;
(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 between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
(d) "Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, 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;
(e) "Rear Yard Depth" shall mean the shortest horizontal dimension of a
rear yard of a lot between the rear lot line of the lot, 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;
(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
nearest main building or structure on the lot;
1 9
(g) "Side Yard Width" shall mean the shortest horizontal dimension of 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;
- 4 -
(h) "FlankaQe Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a
street;
(i) "FlankaQe Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line adjoining
a street or abutting on a reserve on the opposite side of which is a
street, and the nearest wall of the nearest main building or structure on
the lot;
U) "Interior Side Yard" shall mean a side yard other than a flankage side
yard;
5. PROVISIONS
(1) (a) Uses Permitted ("A-CK1" Zone)
No person shall, within the lands zoned "A-CK1" on Schedule I
attached to this By-law, use any lot or erect, alter or use any building
or structure for any purpose except the following:
(i) All uses permitted in Section 7, Rural Agricultural Zone "A" of
By-law 3036
(ii) Commercial Kennel
(iii) Detached Dwelling Unit
(b) Zone Requirements ("A-CK1" Zone)
No person shall within the lands designated "A-CK1" on Schedule I
attached hereto, use any lot or erect, alter, or use any building except
in accordance with the following provisions:
(i) LOT AREA (minimum):
0.8 hectares
(ii) LOT FRONTAGE (minimum):
60.0 metres
(iii) FRONT YARD DEPTH (minimum):
12.0 metres
(iv) INTERIOR SIDE YARD WIDTH (minimum):
A 3.0 metres
B All buildings shall have a minimum setback of 10.0
metres from an OS-HL Zone
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20 (v) REAR YARD DEPTH (minimum): 10.0 metres from
an OS-H L Zone
(vi) LOT COVERAGE (maximum): 20 percent
(vii) BUILDING HEIGHT (maximum): 12.0 metres
(viii) DWELLING UNIT REQUIREMENTS: maximum one
(ix) PARKING REQUIREMENTS:
A minimum of 2 parking spaces shall be provided and
maintained on each lot for every 100 square metres of
gross leasable floor area or part thereof for a commercial
kennel establishment;
B Clauses 5.21.2a) to 5.21.2e) inclusive, of By-law 3036,
as amended, shall not apply to the lands designated "A-
CK1" on Schedule I attached hereto;
C Despite Clause 5.21.2b) of By-law 3036, side yard
parking shall only be permitted no closer than 1.5 metres
from any side lot line;
D minimum 2 parking spaces per dwelling unit;
E any vehicular entrance for a detached dwelling and/or a
caretaker's residence shall be located not less than
6 metres from the front lot line;
(c) SPECIAL REGULATIONS
(i) Despite Sections 5.(1 )(a)(i) and 5.(1 )(a)(ii), agricultural uses are
not permitted in conjunction with a commercial kennel;
(ii) Despite Section 5.(1 )(a)(ii), an accessory veterinary clinic
associated with a commercial kennel shall not include a clinic
for the care of livestock animals;
(iii) The aggregate gross floor area of a commercial kennel and
caretaker's residence shall not exceed 700 square metres;
(iv) A caretaker's residence not exceeding a maximum gross floor
area of 186 square metres shall be permitted within the building
containing a commercial kennel;
(v) Despite Section 5.32 of Zoning By-law 3036, an accessory
dwelling unit is not permitted in conjunction with a commercial
kennel and/or a caretaker's residence.
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6. PROVISIONS
(1) (a) Uses Permitted ("OS-HL" Zone)
No person shall, within the lands zoned "OS-HL" on Schedule I
attached to this By-law, use any lot or erect, alter or use any building
or structure for any purpose except the following:
(i) Preservation and Conservation of the natural environment, soil
and wildlife
(ii) Resource Management
(iii) Pedestrian Trails and Walkways
(b) Zone Requirements ("OS-HL" Zone)
No buildings or structures shall be permitted to be erected, nor shall
the placing or removal of fill be permitted, except where buildings or
structures are used only for purposes of flood and erosion control,
resource management, or pedestrian trail and walkway purposes.
7. BY-LAW 3036
. By-law 3036, as amended, is hereby further amended only to the extent
necessary to give effect to the provisions of this By-law as it applies to the area
set out in Schedule I attached hereto. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
8. EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the
approval of the Ontario Municipal Board, if required.
BY-LAW read a first, second, and third time and finally passed this 19th day of
January, 2009.
David Ryan,
Debi A. Wilcox, City Clerk
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CONCESSION
THIRD
ROAD
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CON 2 N PT LOT 25, 26,
40R-20520 PART 7, 8, 9, 10, 11,12,13
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CON 2, NORTH PART OF LOT 25, 26
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SUBJECT
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CHERRYWOOD
TRANSFORMER
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City of Pickering
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Planning & Development Department
PROPERTY DESCRIPTION NORTH PART OF LOT 25, CONCESSION 2
OWNER S. WHIFFIN
FILE No. A 010/08
DATE MAR. 19, 2008
SCALE 1 :5000
a a oure..:
TCl'"onet Enterprises Inc. and its suppHer1!l. All r-ights Reserved. Not a plan of survey.
2005 MPAC and Its sup tiers. All ri hb Reserved. Not c Ion of Survey.
DRAWN BY JB
CHECKED BY RP
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INFORMATION COMPILED FROM APPLICANTS
SUBMITTED PLAN
A 10108. S. WHIFFIN
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, MARCH 25, 2008,
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REPORT I PD_ 03 -oli
INFORMATION COMPILED FROM APPLICANTS
REVISED SUBMITTED PLAN
S. WHIFFIN.
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THIS MAP WAS PROOUCED BY THE CITY OF PICKERING.
PLANNING ct DEVELOPMENT DEPARTMENT.
INFORMATION 4c SUPPORT SERVICES.
DECEMBER J. 2008.
26
An ACHMENl #!:t.. TO
REPORT # PO 0 3 - () q
INFORMATION REPORT NO. 11-08
FOR PUBLIC INFORMATION MEETING OF
May 5, 2008
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT:
Zoning By-law Amendment - A 10/08
S. Whiffin
North Part of Lot 25, Concession 2
(2330 Dixie Road)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the s'ubject property is located on the west side of Dixie Road on the south
side of the C.P. Railway tracks and north of the Cherrywood Transformer
Station (see Location Map, Attachment #1);
- the subject property is irregular in shape with a lot frontage of 169.7 metres
and a lot area of approximately 2.7 hectares (see Applicant's Submitted Plan,
Attachment #2);
- the site currently supports a detached dwelling and is heavily vegetated on its
north and south-western limits;
- the subject property is within the urban area.
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to amend the existing zoning by-law to allow a
commercial dog kennel and associated uses such as: puppy sales; dog
boarding; dog daycare; dog grooming; dog training; dog exercise facilities;
veterinary hospital (for domestic animals); the retail sale of dogs and animal
merchandise; and a caretaker's residence within the existing building as well
as to construct a new detached dwelling;
- the commercial uses are proposed to occur within the existing dwelling;
- the applicant has proposed an addition to the existing dwelling which will
accommodate the proposed caretaker's residence;
Information Report No. 11-08
""1-"-" # U Y(
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REPORJ II PO () 3 -0 CJ
Page 2
27
- the owner's have indicated that they will be living in the new detached
dwelling and that the caretaker's residence will be employed by the owners of
the site;
- the owner of the subject property currently operates a dog kennel called
"Rainbow Park" at 2970 Golf Club Road in Pickering;
- the property at 2970 Golf Club Road does not comply with the Central
Pickering Development Plan, the Provincial Minister's Zoning Order or the
City of Pickering's Zoning By-law Number 3037.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Regional Plan designates the subject property Greenlands System -
Major Open Space Areas, where the predominant use of lands shall be
conservation, a full range of agricultural, agricultural-related, and secondary
uses;
- the subject property is partially designated as a Key Natural Heritage and
Hydrologic Features; appropriate development within these natural areas and
features may proceed within these areas in accordance with this policy;
non-agricultural uses such as but not limited to commercial kennels and major
recreational uses may be considered subject to policies under the Plan;
- the Plan allows local municipal official plans to further distinguish between
non-agricultural uses which are compatible with the character of the Major
Open Space Areas in urban and rural areas;
- the Regional Plan designates Dixie Road as a Type-B Arterial Road, which
permits the ability to accommodate the movement of moderate volumes of
traffic (the City has requested a deferral to redesignate Dixie Road to a
Type-C Arterial Road);
3.2 Pickering Official Plan
- the City of Pickering designates the subject property Open Space System -
Natural Areas within the Liverpool Neighbourhood;
- among other uses, these areas are intended for conservation, environmental
protection, restoration, education, passive recreation and similar uses, as well
as existing lawful residential dwellings;
- the Plan designates the subject property as an Environmentally Significant
Area and as part of the Rouge-Duffins Wildlife Corridor, which is intended to
function as a significant vegetated connector providing for species migration
between the Rouge and Duffins Valley systems;
- the Plan designates Dixie Road as a Type C - Arterial Road which is
designed to carry lower volumes of traffic, at slower speeds, providing access
to properties;
Information Report No. 11-08
() 8
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Page 3
- the City Official Plan does not depict whether uses associated with
commercial kennels are permitted, however such uses are considered under
the Regional Official Plan, which is the higher order Plan;
the subject application will be further reviewed to determine if it complies with
the intent of the City's Official Plan;
3.3 Zoning By-law 3036
- the subject property is currently zoned 'A' - Rural Agricultural, which allows
for a variety of agricultural uses;
an accessory agricultural residence in association with a bona-fide
agricultural operation is permitted in a Rural Agricultural Zone;
the applicant requests to amend the existing zoning on the subject property to
allow for a caretaker's residence in association with a commercial dog kennel
operation in addition to other associated uses and a new detached dwelling.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
Ralph Sutton (President of Marshall Farms Community Association) provided
questions such as but not limited to the requirement of a noise study, odour
control and waste management, site inspections, types of dog services
provided and the resting location of the dogs during the night for the proposed
Dog Kennel facility (see Attachment #3);
4.2 Agency Comments
Veridian Connections
no comments (see Attachment #4);
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
a Phase 1 Environmental Site Assessment Report is required;
- to confirm if other animals such as but limited to cats, birds, horses etc. will be
able to use the proposed facility;
to ensure that all uses proposed by the applicant is in compliance with the
City of Pickering and Region of Durham Official Plan;
to establish a developable limit for the proposed new detached dwelling, the
proposed addition to the existing building, proposed parking area, the
proposed outdoor training area, as well as the location of the septic tank
system;
Information Report No. 11-08
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Page 4
29
- to ensure that the proposed use and development will not cause any adverse
impacts to the existing Environmentally Significant Area or the Rouge-Duffins
Wildlife Corridor;
- to ensure the site has sufficient amount of parking without adversely
impacting Dixie Road.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Councilor a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing
report;
6.2 Company Principal
- the owner of the subject property is Sandra Whiffin;
- the applicant is Grant Morris c/o Grant Morris & Associates.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Ashley Yearwood
Planner I
Lynda Taylor
Manager, Development Review
AY:ld
Attac~ments
Copy: Director, Planning & Development
30
.5
03 -09 Excerpts from
Planning & Development Committee
Meeting Minutes
Monday, May 5, 2008
7:30 pm - Council Chambers
Chair: Councillor Johnson
(I) PART 'A' . PLANNING INFORMATION MEETING
Zoning By-law Amendment Application A 10/08
S. Whiffin
North Part of Lot 25, Concession 2
(2330 Dixie Road)
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 S. Whiffin for
pro"perty municipally known as 2330 Dixie 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.
Ashley Yearwood, Planner I, gave an overview of zoning amendment
application A 10/08.
Grant Morris, Planning Consultant for the applicant appeared before the
Committee in support of the application.
Ralph Sutton, 1104 Timber Court, appeared before the Committee and
questioned whether the dogs recreation area would be fenced and where it was
located on the property. Mr. Sutton also questioned whether the property
would be gated so that if the dogs got loose they could not get out into the
neighbourhood.
1