HomeMy WebLinkAboutPD 18-09
City REPORT TO
PLANNING & DEVELOPMENT
PICKERING COMMITTEE
Report Number: PD 18-09
Date: June 1, 2009 23
From: Neil Carroll
Director, Planning & Development
Subject: Zoning By-law Amendment - A 21/08
Mikalda Farms Ltd.
155 Uxbridge Pickering Townline Road
(Part of Lot 34, Concession 9)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 21/08 submitted by Mikalda Farms
Ltd., on lands being Part of Lot 34, Concession 9, City of Pickering, to amend the
zoning of the subject property to add low intensity recreational uses with
accessory small-scale environmental education facilities as a permitted use on
the subject property as outlined in Report PD 18-09 be approved;
2. That the amending Zoning By-law to implement Zoning By-law Amendment
Application A 21/08, as set out in Appendix I to Report PD 18-09 be forwarded to
Council for enactment, and
3. Further, that the Ministry of Municipal Affairs and Housing be requested to revise
the City's Oak Ridges Moraine Conformity Zoning By-law to permit small scale
environmental education facility uses within the "ORM-A-2" zone for the subject
property in its approval of the Conformity By-law, as outlined in Appendix I to
PD Report 18-09.
Executive Summary: The applicant proposes to rezone the subject property,
located on the south side of Uxbridge Pickering Townline Road east of Markham
Pickering Townline Road (also known as Durham Road 30), to permit low intensity
recreational uses with accessory small-scale environmental education facilities in
addition to the agricultural uses currently permitted (see Attachment #1).
The proposed uses are appropriate and compatible for the rural area. Effective
integration of the requested uses with existing agricultural uses can be achieved by
ensuring the provision of adequate parking, adherence to the revised Proposed Use
and Natural Heritage Protection Plan (see Attachment #3), and through the site plan
review process.
Report PD 18-09 June 1, 2009
Subject: Mikalda Farms Ltd. (A 21/08) Page 2
24
-The City is currently awaiting Ministry of Municipal Affairs and Housing approval of the
Oak Ridges Moraine Conformity Zoning By-law Amendment which does not permit
small scale environmental education facility uses within the "ORM-A" zone as of right.
Staff recommend that the Ministry be requested to revise the conformity by-law to add
this use and specific zone classification for the subject property in its approval of the
By-law. It is recommended that this application be approved and the draft by-law be
enacted by Council.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Sustainability Implications: The applicant's proposal is aligned with the principle of
adaptive reuse of buildings and utilization of existing buildings for additional purposes.
The proposal also takes advantage of existing infrastructure and retains existing
agricultural land cultivation within the City.
The applicant has been encouraged to introduce sustainable elements in the site plan
submission and is exploring several opportunities with their designer/engineer (pervious
paving/landscape materials, drought resistant landscaping).
Background:
1.0 Introduction
The owner of the property, Mikalda Farms Ltd., proposes to develop the subject
lands, located on the south side of Uxbridge Pickering Townline Road east of
Markham Pickering Townline Road (also known as Durham Road 30), to permit
low intensity recreational uses with accessory small-scale environmental
education facilities on the subject site in addition to the Agricultural uses
permitted in the "A" zone (see Location Map Attachment #1).
The subject property is approximately 29.3 hectares and contains one detached
dwelling, a large barn, a machinery shed and a Quonset building along with
smaller out-buildings. The site is currently being used for agricultural purposes.
The applicant intends to continue to use the majority of the site for agricultural
uses (native tree cultivation). The owner also intends to construct a small
ancillary commercial outbuilding in proximity to Uxbridge Pickering Townline
Road, to be used primarily for the sale of trees grown on site (see
Attachment #2).
A small portion of the property in close proximity to the existing buildings will be
developed for low intensity recreational uses (see extracts from Applicant's
Justification Report, Attachment #4).
Report PD 18-09 June 1, 2009
Subject: Mikalda Farms Ltd. (A 21/08) Page 3
25
Small scale institutional uses, supplementing the low intensity recreational uses,
are intended to be conducted within the existing renovated structures. These
latter uses include programs for preschool and kindergarten classes emphasising
education in environmental conservation from September to June, and day camp
programs during the summer months with operating hours between 9:00 am and
4:00 pm.
2.0 Comments Received
2.1 At the February 2, 2009 Public Information Meeting
(see text of Information Report & Meeting Minutes, Attachments #5 & #6)
No members of the public in attendance at the public information meeting spoke
in support or opposition to the application.
The applicant addressed the committee and indicated that a day care use was
also being sought as a potential use on the site. However, day care uses do not
conform with the policies of the Pickering Official Plan. The applicant
subsequently withdrew the request for this use (see Attachment #11).
2.2 Written Public Submissions on the Application
No written public submissions were received on the application.
2.3 Agency Comments
Region of Durham - the application is in conformity with the
Regional Plan;
- a Natural Heritage Evaluation is required
to address requirements of Section 22 of
the Oak Ridges Moraine Conservation
Plan;
- the proposed uses will not result in a high
risk use relative to the areas of the subject
site identified as high aquifer vulnerability
area;
- should the proposed 'Farm Store' and
'Area for Farm Animal Shed' fall within the
wellhead protection area, a
hydrogeological investigation and/or
contaminant management report will be
required for the Region's review to assess
whether the proposal will be a potential
risk to groundwater;
- detailed information on sewage disposal
systems, Total Daily Design Sewage Flow
and well locations will be required at the
site plan approval stage (see
Attachment #7).
Report PD 18-09 June 1, 2009
Subject: Mikalda Farms Ltd. (A 21/08) Page 4
26
Development Control - grading, drainage and Stormwater
Management will be addressed with the
Site Plan Application (see Attachment #8).
Veridian - no comment on this application (see
Attachment #9).
Toronto and Region - a site visit was conducted on
Conservation Authority March 31, 2009 to review the Proposed
(TRCA) Use and Natural Heritage Protection Plan
which resulted in the requirement for
minor revisions to the plan;
- the plan was revised, resubmitted and
approved by the TRCA (see
Attachment #10).
3.0 Discussion
3.1 The proposed use complies with the Oak Ridges Moraine Conservation
Plan, the Regional Official Plan and the City's Official Plan, and is
compatible with existing uses in the area
The subject property is within the Oak Ridges Moraine with the largest portion
designated "Countryside Area" and a small portion along the property's eastern
boundary designated "Key Natural Heritage" and "Hydrologic Feature" in the
Durham Regional Official Plan. Countryside Areas provide for the continuation of
agricultural and other rural land uses including small-scale commercial and
recreational uses.
The City of Pickering Official Plan designates the subject property Oak Ridges
Moraine Countryside Area. These areas are intended primarily for agricultural
uses including growing both nursery and horticultural crops. The Plan further
permits complementary and supportive agricultural uses including roadside
produce stands retailing products from the farming operation. Other uses
permitted include conservation, environmental protection, restoration,
low-intensity recreational and similar uses. The site lies within an Identified Area
of Influence in the Oak Ridges Moraine Conservation Plan and requires the
submission of an Environmental Impact Statement for this development.
The applicant submitted a Proposed Use and Natural Heritage Protection Plan to
address the requirements of both Official plans in order to identify potential
impact of the development on, and to ensure the conservation of, the identified
Key Natural Heritage and Hydrologic Feature. The TRCA and the Applicant
conducted a site visit to review the submitted plan on March 31, 2009 and as a
result of the site walk the TRCA requested minor changes to the Proposed Use
and Natural Heritage Protection Plan. The applicant made the required changes
and resubmitted the plan which has been subsequently approved by the TRCA
(see Attachment #10).
Report PD 18-09 June 1, 2009
Subject: Mikalda Farms Ltd. (A 21/08) Page 5
27
The proposed agricultural and accessory farm business uses are permitted by
the current zoning of the site, under By-law 3037. The proposed low-intensity
recreational and accessory small-scale institutional uses are compatible with
existing activities on the site and surrounding land uses. In order to ensure that
the small-scale institutional uses remain "accessory" to the low-intensity
recreational uses, a maximum total gross floor area for institutional uses of 350
square metres has been established in the draft by-law.
3.2 Minister requested to amend ORM Conformity By-law to reflect this
amendment
The City adopted its Oak Ridges Moraine Plan (ORMP) conformity zoning by-law
(By-law 6640/06) on March 6, 2006. The By-law is currently being reviewed by
the Ministry of Municipal Affairs and Housing and their approval is expected in
the near future. The uses proposed by the applicant were not contemplated at
the time that the ORMP conformity zoning by-law was approved. Should Council
support the subject application, the Minister will be requested to revise the
conformity zoning by-law accordingly. In the interim the proposed site specific
zoning by-law amendment to By-law 3037 "ORM-A-2" (see Appendix I to report
PD18-09) would apply.
3.3 All Development Matters Concerning the City will be addressed through the
Site Plan Review Process
The applicant's goal is to promote children's contact with nature, to get them
outside and provide a chance to experience nature. Their aim will be to give the
children social confidence, a sense of responsibility and respect for the
environment and the community.
The applicant intends to renovate the existing structures to accommodate the
operation of environmentally oriented educational and recreational programs for
young children during the school year, followed by environmentally oriented
children's summer camp programs.
The owner/applicant is aware of the Region's restrictions and requirements
respecting the wellhead protection area located on the subject property.
Accommodation of the Region's wellhead protection area provisions will be
addressed through the site plan and building permit approval process.
The proposed development is sensitive to the environmental conditions found on
site. The conceptual site plan is well considered and addresses existing site
characteristics and constraints. Required vehicular circulation and parking is
accommodated and the site's attractive rural setting will be maintained. Through
the site plan review process the function of the site will be reviewed further.
Matters such as fencing, lighting, landscaping, parking, grading, stormwater
management, and accessibility for persons with a disability will be reviewed
further through the site plan review process.
Report PD 18-09 June 1, 2009
Subject: Mikalda Farms Ltd. (A 21/08) Page 6
T
4.0 Applicant's Comments
The applicant is aware of the contents of this report and concurs with the
contents of the report.
APPENDIX
APPENDIX I Draft Zoning By-law
Attachments:
1. Location Map
2. Applicant's Conceptual Site Plan
3. Applicant's Revised Proposed Use and Natural Heritage Protection Plan
4. Applicant's Justification Report (Extracts)
5. Text of Information Report No. 02-09
6. Minutes from February 2, 2009 Statutory Public Information Meeting
7. Agency Comment - Region of Durham Planning Department
8. Planning & Development Department - Development Control
9. Veridian Connections
10. Toronto and Region Conservation Authority
11. Email from applicant withdrawing verbal request for day care uses
Report PD 18-09 June 1, 2009
Subject: Mikalda Farms Ltd. (A 21/08) Page 7
29
Prepared By: Approved/Endorsed By:
40-' YOWZAl - - .
Isa James Neil Carr , RPP
Planner II 0 Director, Planning & Development
Lynda Ta or, MCIP, PP
Manager, Development Review
I.J:LT: jf
Copy: (Acting) Chief Administrative Officer
Chief Administrative Officer
Recommended for the consideration
of Pickering City Council
Thomas J. uinn DMR, M III
Chief Administra e Officer
Z0
1 APPENDIX I TO
REPORT PD 18-09
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 21108
31
THE CORPORATION OF THE CITY OF PICKERING
AMAM
BY-LAW NO.
Being a By-law to amend Restricted Area (Zoning) By-law 3037,
as amended, to implement the Official Plan of the City of
Pickering, Region of Durham in Part of Lot 34, Concession 9,
in the City of Pickering. (A 21/08)
WHEREAS the Council of The Corporation of The City of Pickering deems it
desirable to permit low intensity recreational uses with accessory small-scale
environmental education -facilities, in The City of Pickering;
AND WHEREAS an amendment to By-law 3037, as amended, is therefore
deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING ENACTS AS FOLLOWS:
1. SCHEQUILE11
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 only apply to those lands in Part of Lot
34, Concession 9, Pickering, designated "ORM-A-2" and "ORM-EP" 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.
4. DEFINITIONS
In this By-law,
(1) "Accessory Use" shall mean a use of land, buildings or structures
that is normally incidental or subordinate to the principal use, building
or structure located on the same lot.
AWAW
32 -2-
AORN-PI&I
(2) "Agricultural Use" shall mean the growing of crops, including nursery
and horticultural crops, raising of livestock and other animals,
including poultry and fish, for food and fur, aquaculture, and
agro-forestry and maple syrup production.
(3) "Agriculture-Related Uses" shall mean commercial and industrial
uses that are small-scale, directly related to a farm operation, and
required in close proximity to the farm operation.
(4) "Animal Agriculture" shall mean the growing, producing and raising
farm animals including, without limitation, livestock, including, without
limitation, livestock, including equines, poultry and ratites, fur-bearing
animals, bees, cultured fish, deer and elk, and game animals and
birds.
(5) "Bed and Breakfast Establishment" shall mean an establishment that
provides sleeping accommodation (including breakfast and other
meals, services, facilities and amenities for the exclusive use of
guests) for the traveling or vacationing public within a detached
dwelling that is the principal residence of the proprietor of the
establishment.
(6) "Conservation" shall mean the wise use, protection and rehabilitation
of natural resources according to principles that will assure their
highest economic, social and environmental benefits.
(7) "Exterior Side Yard" shall mean a side yard immediately adjoining a
street or abutting a reserve on the opposite side of which is a street.
(8) "Farm Vacation Home" shall mean an establishment that provides
sleeping accommodation (including participation in farm activities,
meals, services, facilities and amenities for the exclusive use of
guests) for the traveling or vacationing public in up to three guest
rooms within a single dwelling that is located on a farm and is the
principal residence of the proprietor of the establishment.
(9) "Home Industry" shall mean a business that,
(a) is carried on as a small-scale use that is accessory to a detached
dwelling or agricultural operation;
(b) provides a service such as carpentry, metalworking, welding,
electrical work or blacksmithing, primarily to the farming
community;
(c) may be carried on in whole or in part in an accessory building,
and
(d) does not include uses such as an auto repair or paint shop or
furniture stripping.
-3- 3
_
(10) "Low Intensity Recreational Uses" shall mean recreational uses that
have minimal impact on the natural environment, and require very
little terrain or vegetation modification and few, if any, buildings or
structures, including but not limited to the following:
(e) non-motorized trail uses;
(f) natural heritage appreciation;
(g) unserviced camping on public and institutional land;
(h) accessory uses.
(11) "Resource Management" shall mean the preservation, protection
and improvement of the natural environment through comprehensive
management and maintenance, under professional direction for both
the individual and society's use, both in the present and the future,
and shall also mean the management, development and cultivation
of timber resources to ensure the continuous production of wood or
wood products, the provision of proper environmental conditions for
the preservation of fish and wildlife habitat, the protection against
floods and erosion, the protection and production of water supplies
and the preservation of the recreational resource.
(12) "Small-scale Environmental Education Facilities" shall mean
classrooms and support facilities used in association with low
intensity recreation uses.
(13) "Temporary Detached Dwelling" shall mean a dwelling constructed
in accordance with the requirements of the Building Code, excluding
a permanent foundation that is designed and constructed so as to
enable complete removal of the building within 48 hours of being
required to do so.
5. PROVISIONS
(1) (a) Permitted Uses OAK RIDGES MORAINE AGRICULTURAL
(°ORM-A-2" ZONE)
No person shall within a Oak Ridges Moraine Agricultural
("ORM-A-2" Zone), use any land or erect, alter or use any
building or structure except in accordance with the following:
(i) agricultural use
(ii) bed and breakfast establishment
(iii) conservation projects and flood and erosion control
projects
(iv) detached dwelling
(v) farm vacation home
3 - 4 - 40T411cir
(vi) home-based business
(vii) home industry
(viii) low intensity recreational use
(ix) publicly initiated transportation, infrastructure and utilities
(x) resource management
(xi) small-scale environmental education facilities
(xii) temporary detached dwelling accessory to an agricultural
use
(b) Zone Requirements ("ORM-A-2" ZONE)
(i) Minimum Lot Area 4 hectares
(ii) Minimum Lot Frontage 150 metres
(iii) Minimum Yard Requirements
A Front Yard 15.0 metres
B Interior Side Yard 6.0 metres
C Exterior Side Yard 7.5 metres
D Rear Yard 15.0 metres
(iv) Maximum Lot Coverage 20%
(v) Maximum Height 12.0 metres
(vi) Minimum Dwelling Unit Gross Floor Area 139 square
metres
(vii) Maximum Building Ground Floor Area 500 metres
(c) Special Regulations ("ORM-A-2" ZONE)
(i) The maximum floor area for all buildings used for
accessory small-scale environmental education facilities
shall not exceed 350 square metres;
(ii) A farm vacation home and a bed and breakfast
establishment shall provide a maximum of three guest
rooms;
(iii) Temporary Detached Dwelling Requirements:
A A temporary detached dwelling shall be permitted on a
lot with a minimum lot area of 40 hectares;
-5- 35
B maximum of one temporary detached dwelling shall be
permitted per lot; provided it is used by persons
employed on the farm;
C Where a detached dwelling exists, the maximum
distance between the detached dwelling and a
temporary detached dwelling shall be 50.0 metres,
and the temporary detached dwelling shall not be
located in the front yard.
(iv) Where a home industry is permitted as an accessory use
to a detached dwelling or agricultural operation, the
following provisions shall apply:
A In addition to persons living on the premises not more
than two (2) employees shall be engaged in the home
industry;
B A home industry may be located in part of a dwelling
or in any accessory building located on a lot on which
a dwelling is in existence, provided the total gross floor
area utilized by the home industry does not exceed a
maximum of 140 square metres;
C There shall be no display, other than a non-illuminated
sign having a maximum surface area of 1.0 square
metre;
D There shall be no outside storage of goods, materials
or articles;
E Only motor vehicles associated with the home industry
may be parked or stored on the lot in an interior side
or rear yard;
F A boarding kennel shall not be permitted as a home
industry;
G Home Industry uses shall not include the generation of
or storage of hazardous waste, liquid industrial waste,
or any severely toxic contaminant listed in Schedule 3
to Ontario Regulation 347 RSO, 1990.
(v) Despite any provision of this By-law, with the exception of
those uses legally existing on November 15, 2001, which
may continue until the use(s) ceases, the following uses
are prohibited within an Area of High Aquifer Vulnerability:
A Generation and storage of hazardous waste or liquid
industrial waste;
B Waste disposal sites and facilities, organic soil
conditioning sites, and snow storage and disposal
facilities;
36 -6-
ORM F I
C Underground and above-ground storage tanks that are
not equipped with an approved secondary
containment device;
D Storage of contaminant listed in Schedule 3 (Severely
Toxic Contaminants) to Regulation 347 of the revised
Regulations of Ontario, 1990.
(vi) Despite any other yard or setback provisions of this By-law
to the contrary, all farm and non-farm development for
livestock facilities will comply with the Minimum Distance
Separation formulae established by the Province in order
to minimize odour conflicts between livestock facilities and
development. All non-farm development on lots of record
existing as of the date of this By-law shall be exempt from
Minimum Distance Separation Formulae 1 requirements.
(vii) publicly initiated transportation, infrastructure and utilities
may be permitted to cross an Oak Ridges Moraine
Protection CORM-EP") Zone.
(2) (a) Permitted Uses OAK RIDGES MORAINE ENVIRONMENTAL
PROTECTION ("ORM-EP ZONE")
The Oak Ridges Moraine Environmental Protection ("ORM-EP")
Zone represents lands on the Oak Ridges Moraine that are
located in a Key Natural Heritage Feature, or a Hydrologically
Sensitive Feature and/or the feature's associated minimum
vegetation protection zone. No person shall, within any Oak
Ridges Moraine Environmental Protection ("ORM-EP") Zone
use any lot, or erect, alter or use any building or structure
except in accordance with the following provisions:
(i) conservation projects and flood and erosion control
projects;
(ii) publicly initiated transportation, infrastructure and utilities
with the exception of stormwater management ponds;
(iii) resource management.
(b) Zone Requirements ("ORM-EP" ZONE)
(i) No accessory buildings and structures shall exceed 10
square metres in area.
-7- 37
6. BY-LAW 3037 0, v? 4 Fir .
By-law 3037, 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 3037 as amended.
7. 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 day of
June, 2009.
David Ryan, ANY
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Debi A. Wilcox, Clerk
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SerdiKa Consulting Inc. ATTACHMENT#_.L4-TO
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8 REPORT# PD 8 9
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
COVER LETTER
' '2)
Ms. Lynda D. Taylor, MCIP, RPP
Manager of Development Review
Planning and Development Department
City of Pickering
Date: October 39, 2008
Subject. MINOR APPLICATION TO AMEND CITY OF PICKERING BY-LAW No.3037 &
6640106 TO ALLOW FOR THE OPERATION OF `ENV/ROOT FAMILY TREE
NURSERY' AND ENVIRONMENTALLY ORIENTED EDUCATIONAL AND
RECREATIONAL PROGRAMS FOR CHILDREN AT 155 UXBRIDGE PICKERING
TOWNL/NE IN THE CITY OF PICKERING
Dear Ms. Taylor:
Following our meeting on September 08, 2008, we are pleased to submit our application to amend
City of Pickering By-Law No. 3037 & 6640/06 (A 16/05) to allow for the property uses described
herein. We thank you for your cooperation and guidance and are looking forward to working with you
throughout this process.
A. PROPERTY DESCRIPTION:
Property: 155 UXBRIDGE PICKERING TOWNLINE
ROLL # 030-001-09200 PART OF LOT 34 CONCESSION 9
CITY OF PICKERING / REGIONAL MUNICIPALITY OF DURHAM
Size: 29.3 HECTARES (292,549 SQ.M.)
Designations: CITY BY LAW No. 3037 & 6640/06 (A 16/05)
ORM-A COUNTRY SIDE AND LINKAGE AREA
Owner: MIKALDA FARMS LTD
2350 NEW STREET UNIT 6
BURLINGTON, ONTARIO L7P 4P8
Contact: MRS. CAROL NORTON
TEL 905 201 0358 FAX 905 201 8727
B. APPLICATION BACKGROUND:
June 12. 2008
Meeting between Mr. Rick Gefaratti, Planner II (COPickering), Mrs. Carol Norton, Property Co-Owner
and Ms. Zori Petrova, Applicant's Agent to discuss a `Preliminary Concept Plan' illustrating potential r..q
future uses for the 155 Uxbridge Pickering Townline property and to receive feedback on allowable
uses. a
Enviroot Tree Nursery and Children Programs 1155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
SerdiKa Consulting Inc. ATTACHMENT#_~L--TO
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8 HEPORT# 4 P®.-~----
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
COVER LETTER
July 04, 2008
'Report on Proposed Low Intensity Recreation Use and Agricultural Use', dated July 04, 2008 and a
revised 'Preliminary Concept Plan' submitted to the City of Pickering for review.
September 08, 2008
Meeting between Ms. Lynda Taylor, Development Review Manager (COPickering), Mr. Grant
McGregor, Principal Planner-Policy (COPickering), Mrs. Carol Norton, Property Co-Owner and Ms.
Zori Petrova, Applicant's Agent to review the July 04, 2008 'Report on Proposed Low Intensity
Recreation Use and Agricultural Use' and revised 'Preliminary Concept Plan' and to receive guidance
on submitting an application to permit the proposed uses.
October 06, 2008
Meeting between Mr. Chris Jones, Senior Planner (TRCA) and Mrs. Carol Norton, Property Co-
Owner to review the July 04, 2008 'Report on Proposed Low Intensity Recreation Use and
Agricultural Use' and revised 'Preliminary Concept Plan' and to receive information on the TRCA
regulations affecting the proposed uses.
C. PROPOSED USES:
1. Listed below are the proposed uses for the 155 Uxbridge Pickering Townline property, as
illustrated on Drawing A2, 'Proposed Use and Natural Heritage Protection Plan', Submission No.
3, dated October 31, 2008.
a. 2% of the total area to have small scale institutional use and small scale commercial use
within existing structures, allowable additions to existing structures and within allowable
new structure(s) in accordance with Section No.40 of the Oak Ridges Moraine
Conservation Plan and as further described in Section G.3 herein and illustrated on the
'Proposed Use and Natural Heritage Protection Plan'.
b. 20% of the total area to be programmed for 'Low Intensity Recreation' in accordance with
Section No.37 of the Oak Ridges Moraine Conservation Plan, as further described in
Section G.4 herein and illustrated on the 'Proposed Use and Natural Heritage Protection
Plan'.
c. 78% of the total area to continue being used for 'Agricultural Use' in accordance with City
By-Law 3037 & 6640/06, as further described in Section G.5 herein and illustrated on the
'Proposed Use and Natural Heritage Protection Plan'.
D. INTENTS:
1. That the City of Pickering receive this letter, attached supporting materials (see attachments list at
end of this letter) and completed application forms for the proposed uses described in Section C
herein on the 29.3 hectares (292,549 sq.m.) 155 Uxbridge Pickering Townline property.
2. That the City of Pickering grants approval to amend the City By-Law No. 3037 & 6640/06 to
permit the proposed uses described herein and proceed onto the Site Plan Application and N
Construction Stages.
Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
SerdiKa Consulting Inc. ATTACHMENT#_..L_TO
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8 REPORT# PD_._L
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
4 COVER LETTER
E. DESCRIPTION OF PROPERTY AND PROPOSED USES:
G. I Our Goal
The way children understand and experience nature has changed radically. Today kids are aware of
threats to the environment such as pollution and global warming. However, their physical contact and
intimacy with nature is fading. Accumulating research reveals the necessity of contact with nature for
healthy child development.
Enviroot Kids is a creative collaboration between All About Kids, a camp operator with programs in
Durham, Metro and York Region and Enviroot Nurseries, previously known as Tree Transplanting, a
family owned farm which has been dedicated to the growing and preservation of Canada's native
trees for the last 25 years.
The strength of this collaboration is rooted in All About Kids' experience in delivering successful
summer camp programs year after year and their shared philosophy with Enviroot Nurseries that a
beautiful, healthy natural environment supports healthy family and strong community roots.
So together, our goal is to get the children outside and to provide, instead of talk about nature, a
chance to experience it and understand why something simple like planting a tree makes a big
difference to the health of our planet. Our aim will be to give the children social confidence, a sense of
responsibility and respect for the environment and our community. With thoughtful, inspiring programs
in the context of a true working tree farm, we will foster leadership in protecting the environment and
a feeling that they can make a difference.
G.2 Existing Property Conditions:
The farm property currently comprises of crop farm fields, existing farm buildings, an existing
residential building, areas covered with native Oak Ridges Moraine remnant vegetation (these are
relatively small in comparison to the size of the property), a gravel vehicular access road, a hydro
service, a ground water well and' a septic system. (see photographs of existing property attached)
G.3 Proposed Small Scale Institutional and Commercial Use on 2% of Total Area:
Small Scale Institutional:
In accordance with Section 40 of the Oak Ridges Moraine Conservation Plan, we propose that the
small scale institutional uses consist of the operation of environmentally oriented educational and
recreational programs for preschool and kindergarden children during the school year (September -
June), followed by environmentally oriented summer camp children programs. There will be two
classrooms (one preschool room and one kindergarten room) and associated amenities such as
small kitchen and bathrooms. The classrooms and associated amenities will be housed in existing
building(s) with renovated interior(s) and possible future addition(s). (see 'Proposed Use and Natural
Heritage Preservation Plan' for buildings locations).
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Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
ATTACHMENT#~TO
SerdiKa Consulting Inc. REPORT# PD c~
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4108 45
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
COVER LETTER
The small scale institutional uses and respective educational and recreational programming will be
consistent with `Our Goal' as described in Section G.1 herein. The programming envisioned would
have been impossible to accomplish within a 'Settlement Area' due to the lack of a natural heritage
context. The natural heritage context was the underlying cause for the purchase of this particular
property within the Oak Ridges Moraine and commitment to the cause of educating children about the
importance of protecting and enhancing Canada's natural heritage.
Any new addition(s) to existing buildings will be designed and constructed in accordance with
governing regulatory requirements and in a manner which will have no adverse affect to the rural
character of the Countryside and the ecological integrity of the Oak Ridges Moraine.
Small Scale Commercial:
In accordance with Sections 40 of the Oak Ridges Moraine Conservation Plan, we propose that the
small scale commercial use consist of the operation of a small farm store for the purposes of selling
trees and produce grown on the property. We propose that this use be housed in new, country market
type structure(s). (see `Proposed Use and Natural Heritage Preservation Plan' for approximate
location).
The new structure(s) will be designed and constructed in accordance with goveming regulatory
requirements and in a manner which will have no adverse affect to the rural character of the
Countryside and the ecological integrity of the Oak Ridges Moraine.
G.4 Proposed Low Intensity Proarrammin4 on 20% of Total Area:
Careful consideration has been given to ensuring that the programs to be offered will operate in
harmony with the Oak Ridges Moraine and the agricultural use of the remaining 78% of the property.
Our three main design objectives are as follows:
■ That we make use of all the existing farm buildings (see Section G.6, Buildings)
■ That nature it-self is the playground; and
■ That we ensure child safety at all times.
We would maintain most of the existing land as agriculture space and will let children experience a
real working farm through our programming. Therefore our modification of the property will be limited
to creating the following environmentally sustainable features:
• Animals & agriculture - daily activities to help demonstrate care and concern for animals and
agriculture.
• Horsemanship and riding.
• Outdoor "classrooms" - places for interactive discussion, performances, and guest speakers.
• Informal open grassed play areas.
• Limestone and mulch pathways through the farm:
o bird and butterfly walk
o native tree walk
• Natural obstacle course.
Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
pt 4 E) ATTACHMENTS 1 TO
SerdiKa Consulting Inc. REPORT# PO / L 2
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
COVER LETTER
Awareness of the surrounding ecologically diverse Oak Ridges Moraine will be reinforced through fun
interpretive signage.
We would like to note that there is no intent to have any lighted, irrigated and storm serviced sports
fields such as soccer, baseball, football, play courts, etcetera. The intent is to only have some open
grass areas for informal, spontaneous and supervised play.
Use of the property will be as follows:
• Preschool/kindergarden programs September to June.
• Summer camp kids programs from July to August.
• Hours of operation will be from 9 to 4pm daily.
• Bussing into the camp so there would be relatively little traffic.
• Complete use of existing buildings (see Section G.6, Buildings) with improvements for
better energy and water efficiency such as:
o Solar panels
o Living walls, roofs
o Eco-flow septic system
Materials to be used on the property will be as follows:
• Re-usable, recyclable materials:
o Reclaimed wood boards for barn, sheds and fencing
o Salvaged recyclable plastics only
o Natural fibre products
• Sustainable landscaping materials:
o Low maintenance turf grasses
o Native wildflower gardens
o Natural fibres for erosion control
o Native trees, plants and seeds
o Re-claimed wood for fencing and sheds
o Trees for wind and sound barriers
o Organic vegetable gardens
o Outdoor classrooms to be created out of natural stone, logs, trees
o Use of rain barrels for watering children's gardens
o Compost for fertilizer
G.5 Continued AgHcultural Use on 78% of Total Area:
A family tree nursery will occupy 78% of the total property area for the purposes of growing trees to
be used for landscaping projects. Irrigation operations for the trees will be through the use of the
existing on-site water well.
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Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
ArracHMEnlr# TO
SerdiKa Consulting Inc. REPORT# PDT'
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8 47
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
COVER LETTER
G.6 Preservation of Existing Buildings, Topography, Surfacing and Vegetation:
Buildings:
All existing buildings on the site will be used. Any necessary improvements to the existing buildings
and/or additions will be for the purposes of adapting them for agricultural use, the housing of livestock
and for support of the educational and camp programs. Such improvements and/or additions will be
designed and constructed in accordance with governing regulatory requirements and in a manner
which will have no adverse affect to the rural character of the Countryside and the ecological integrity
of the Oak Ridges Moraine.
As shown on the `Proposed Use and Natural Heritage Preservation Plan', the proposed uses for the
existing buildings will be as follows:
Building 1 - agricultural/recreational use.
Building 2 - agricultural use.
Building 3 - agricultural use.
Building 4 - agricultural use.
Building 5 - agricultural use.
Building 6 - agricultural use.
Building 7 - agricultural/small scale institutional use.
Building 8 - recreational/small scale institutional use.
Topography:
Major grading and surface run-off alterations to the existing terrain are not planned for this property.
All grading will be for the purposes of defining circulation and maintenance access pathways in
working with the existing topography.
Pathway, Access Road Surfacing and Parking:
All pathways will be non-motorized except for the existing access road which will be used for
vehicular entry and exit into the property. All surfaces will be limestone screenings, gravel or mulch.
No asphalt or concrete surfaces are intended.
Gravel parking areas will be provided with stall numbers that meet governing regulatory requirements.
Vegetation:
Vegetation removals are not intended but rather vegetation restoration areas are planned at various
locations throughout the property. These will be in addition to the nursery tree growth and will be
incorporated into the low intensity recreation programs for introduction to Canada's native trees and
birds.
Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31; 2008
SerdiKa Consulting Inc. ATTACHMENT#_.'~_TO
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8 REPORT# PD
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
48 COVER LETTER
G.7 Preservation of Oak Ridges Moraine Natural Heritage Features:
All proposed uses will be located to respect the limits of the natural heritage features within and along
the boundaries of the property. As illustrated on the `Proposed Use and Natural Heritage Preservation
Plan', native vegetation restoration is planned within the 30m buffer zones with some non-motorized
pathways for passive recreation in limited areas, as permitted by the TRCA. (see TRCA e-mail letter
attached)
F. COMPLIANCE WITH REGULATORY REQUIRMENTS:
The proposed uses for the 155 Uxbridge Pickering Townline property will be in compliance with all
governing regulatory requirements such as:
1. City of Pickering By-Law, Official Plan and Site Plan.
2. Toronto Region Conservation Authority.
3. Ministry of Community and Social Services.
4. Durham Public Health.
5. Regulation 170/03 Small Water Works Servicing Designated Facilities.
6. Ontario Building Code.
7. Other, as may be specified through the Zoning Amendment process and Site Plan approval
process.
G. CONCLUSION:
The proposed uses will be under the control of the private owners with established limits for use
capacity, at any one time, to maintain compliance with the Oak Ridges Moraine Conservation Plan,
City of Pickering Official Plan and Zoning By-law No. 3037 & 6640/06. The uses, as described herein
are for the health, common knowledge, and environmental awareness benefit of our future generation
and are planned for contribution to the Oak Ridges Moraine's long term preservation and restoration.
Our proposed walking trails, outdoor "classrooms", horsemanship, housing of farm animals, etcetera
are tools for creating "passive" recreational programs with some allowance for supervised active play
on informal grass areas and on play structures. All design and construction will be performed as to
not adversely affect the rural character of the Countryside and the ecological integrity of the Oak
Ridges Moraine. Our approach to programming and maintaining of the property will be through
conservation, restoration, environmental sensitivity and sustainability.
ATTACHMENTS:
In accordance with City of Pickering's `Planning and Development Application to Amend Zoning By-
Law - Instructions and Information', we are attaching six (6) copies of this report and six (6) copies of
the materials listed below including plan reductions.
1. Application Forms:
Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
#TO
SerdiKa Consulting Inc. ATTACHMENT
7305 Woodbine Avenue Unit 94 Markham Ontario L7P 4P8 REPORT# PD /L O / 49
905 771 6169 tel 905 771 9092 fax zori@serdika.ca
COVER LETTER
1.1. Screening Questionnaire for Identifying Potentially Contaminated Sites
1.2. Minimum Distance Separation Form - Not Applicable
1.3. Application to Amend Zoning By-Law
2. Correspondence from TRCA, dated October 09, 2008 summarizing TRCA requirements.
3. Soils Report.
4. Property Deed.
5. Plan of Survey for 155 Uxbridge Pickering Townline - Drawing Al.
6. Proposed Use and Natural Heritage Protection Plan - Drawing A2.
7. Schedule 1 to By-Law 3037 Amendment No. 6640/06.
8. Photographs of Existing Property.
We thank you for accepting our application and look forward to hearing from you very soon.
Sincerely:
Ms. Zorl etrova, Landscape Architect OALA.CSLA
SerdiKa Consulting Inc. for
M/KALDA FARMS LTD.
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Enviroot Tree Nursery and Children Programs / 155 Uxbridge Pickering Townline / City of Pickering
Application to Amend City of Pickering By-Law No. 3037 & 6640/06
October 31, 2008
ATTACHMENT#®-TO
REPORT# PD.,-/-,?
50
I KE RI
INFORMATION REPORT NO. 02-09
FOR PUBLIC INFORMATION MEETING OF
February 2, 2009
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment - A 21/08
Mikalda Farms Ltd.
155 Uxbridge Pickering Townline Road
(Part of Lot 34, Concession 9)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the south side of Uxbridge Pickering
Townline Road east of Markham Pickering Townline Road (also known as
Durham Road 30) (see Attachment #1);
the subject property is approximately 29.3 hectares (see Applicant's
Submitted Plan, Attachment #2);
one detached dwelling, a large barn, a machinery shed and a Quonset
building along with smaller out buildings occupy the site currently being used
for agricultural purposes;
the surrounding land uses are:
north - two lots with residential dwellings and the Township of Uxbridge;
south - agricultural land;
west - agricultural land and the Town of Markham and the Town
Whitch urch-StouffviIle west of the Markham Pickering Townline
Road;
east agricultural land.
ATTACHMENTA
Information Report No. 02-09 REPORTS PD A ~ " Page 2
51
2.0 APPLICANT'S PROPOSAL
- the applicant has requested to amend the zoning by-law to add low intensity
recreational uses with accessory small-scale environmental education
facilities as a permitted use on this site in the Agriculture "A" zone;
- the City of Pickering is currently awaiting Ministry of Municipal Affairs and
Housing approval of the Oak Ridges Moraine Conformity Zoning By-law
Amendment which does not permit low intensity recreation uses within the
`ORM A" zone;
- should the Ministry of Municipal Affairs and Housing approve the By-law
Amendment prior to adoption of any zoning by-law amendment resulting from
this application, an amendment to permit low intensity recreational uses in the
"ORM A" zone will also be required for the subject property;
- the subject site is intended to be used for the following purposes:
a. the majority of the site is to remain in agricultural use (native tree
cultivation). The owner intends to construct a small ancillary commercial
outbuilding in proximity to Uxbridge Pickering Townline Road, to be used
primarily for the sale of trees grown on site (see attachment #3
b. a small portion of the property in close proximity to the existing buildings
is for low intensity recreational uses;
c. small scale institutional uses, supplementing the low intensity
recreational uses, are intended to be conducted within existing renovated
structures. These uses include programs for preschool and kindergarten
classes emphasising education on environmental conservation from
September to June and day camp programs during the summer months
with operating hours between 9:00 am and 4:00 pm.
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Regional Plan designates the subject property Greenlands System -Oak
Ridges Moraine Area with the largest portion being Countryside Area and a
small portion running along the property's eastern boundary designated as a
key natural heritage system and hydrologic feature;
- Countryside Areas provide for the continuation of agricultural and other rural
land uses including small-scale commercial and recreational uses;
- the proposal complies with the Durham Regional Official Plan;
3.2 Pickering Official Plan
- the City of Pickering Official Plan designates the subject property Oak Ridges
Moraine Countryside Areas and Oak Ridges Moraine Natural Linkage Areas;
- these areas are intended primarily for agricultural uses including growing both
nursery and horticultural crops;
- the Plan further permits complementary and supportive agricultural uses
including roadside produce stands retailing products from the farming
operation;
Information Report No. 02-09 ATTACHMENT# cT0 Page 3
REPORT# PD 1
- other uses permitted include conservation, environmental protection,
restoration, low-intensity recreational and similar uses;
- the site lies within an Identified Area of Influence in the Oak Ridges Moraine
Conservation Plan;
- the Plan requires the assessment of the impact of the development on the
natural heritage features within the Oak Ridges Moraine Natural Linkage
Area;
- the applicant has submitted a Proposed Use and Natural Heritage Protection
Plan to address this requirement;
- the proposal complies with the Pickering Official Plan.
3.4 Zoning By-law 3037
- the subject property is currently zoned 'A'- Agricultural Zone;
- the City endorsed the Oak Ridges Moraine Conformity Zoning By-law
Amendment in 2006.
- the Oak Ridges Moraine 'A' - Agriculture zone for the subject property
requires amendment to permit the low-intensity recreational and accessory
educational facility uses;
- the applicant requests to amend the existing zoning to add low intensity
recreational uses with accessory small-scale environmental education
facilities.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- none received to date;
4.2 Agency Comments
- none received to date;
4.3 City Department Comments
- Development Control - no objections (see Attachment #4);
4.4 Staff Comments
in reviewing the application to date, the following matters have been
identified by staff for further review and consideration:
• reviewing the Proposed Use and Natural Heritage Protection Plan to
ensure no adverse impacts on the environment;
• ensuring that the proposed development is compatible with and sensitive
to existing surrounding development, including traffic, noise, level of
activity, scale and intensity of the uses;
• reviewing the application in terms of its level of sustainable development
components;
Information Report No. 02-09 ATTACHMENT#.Page 4 REPORT# PD Z _ U 53
• reviewing the application in terms of the constraints and benefits the
proposed use will have on both the subject property and on the
surrounding community, given the function of the surrounding community;
• reviewing that adequate information has been provided, that technical
requirements are met and that the proposed development is appropriate at
this location.
5.0 PROCEDURAL INFORMATION
- written comments regarding this proposal should be directed to the Planning
& Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix No. I
• List of neighbourhood residents, community associations, agencies and City
Departments that have comments on the applications at the time of writing
report;
6.2 Information Received
• Full scale copies of the Applicant's submitted Proposed Use and Natural
Heritage Protection Plan are available for viewing at the offices of the City of
Pickering Planning & Development Department;
6.2 Company Principal
- the owner of the subject property is Mikalda Farms Limited;
- Carol Norton is the applicant and co-owner of Mikalda Farms Limited.
ORIGINAL SIGNED BY ORIGINAL SIGNED BY
Isa James Lynda Taylor
Planner II Manager, Development Review
IJ:jf
Attachments
Copy: Director, Planning & Development
ATTACHMENTo Excer is from
Planning & Development
AAA- 4 REPORT# PO p
Committee Meeting Minutes
Monday, February 2, 2009
7:30 pm - Council Chambers
Chair: Councillor Johnson.
(1) PART W- PLANNING INFORMATION MEETING
2. Zoning By-law Amendment A 21/08
Mikalda Farms Ltd.
155 Uxbridge Pickering Townline Road
(Part of Lot 34, Concession 9)
City of Pickering
A public information meeting was held under the Planning Act, for the purpose of
informing the public with respect to the above noted application.
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 the 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.
Isa James, Planner II, gave an overview of zoning amendment application A
21/08.
Carol Norton, the applicant appeared before the Committee in support of zoning
amendment application A 21/08. Ms. Norton stated that the majority of the site
would remain agricultural for the growing and selling of native plantings. She
also noted that they wanted to provide an educational and recreational
component to the property for children and introduce to them education on
environmental conservation.
No members of the public in attendance at the public information meeting spoke
in support or opposition to zoning amendment application A 21/08.
1
ATTACHMENT# 7
TO
REPORT# PD 1 0
January 19, 2009 5 5
Isa James, Planner II
' Planning - Development Review
City of Pickering C3T s~ 'r G
a r3 i,a
One The Esplanade .AN f3N r :r
Pickering, Ontario
The Regional L1 V 6K7
Municipality
of Durham
Ms. James:
Planning Department
605 ROSSLAND ROAD E Re: Zoning Amendment Application A21/08
4TH FLOOR Applicant: Mikalda Farms Ltd.
PO BOX 623, Location: 155 Uxbridge-Pickering Townline Rd.
WHITBY ON L1 N 6A3 Part Lot 34, Conc. 9
CANADA
905-668-7711 Municipality: City of Pickering "
ax: 905-666-6208
E-mail` planning@ We have reviewed this application to amend the zoning on the above noted
region. durham.on.ca
property. The following comments are offered for your consideration.
www. reg i on. d u rh am. o n. ca
A.L. Georgieff, MCIP, RPP The purpose of the application is to amend the zoning on the subject property to
Commissioner of Planning permit a small scale institutional/commercial use and low intensity recreational
uses. The site is currently zoned Agriculture 'A' and Oak Ridges Moraine -
Agriculture '0RM A'. -
Regional Official Plan
The majority of the subject lands are designated "Oak Ridges. Moraine -
Countryside Area", and the eastern portion designated "Oak Ridges Moraine -
Natural Linkage Area in the Durham Regional Official Plan. Oak Ridges Moraine
Countryside Areas shall provide for the continuation.of agricultural and other
rural land uses. Low intensity recreation and institutional uses are permitted within
this designation. Oak Ridges Moraine - Natural Linkage Areas are to be
maintained, improved and restored to the ecological integrity of -the Moraine.
Based on the information provided, this proposal to permit small scale
institutional/commercial and low intensity recreational uses within the lands
designated Oak Ridges Moraine - Countryside Area is permitted by the Plan.
The subject lands contain "Key Natural. Heritage and Hydrologic Features" as
identified in Schedule 'B'- Map'B1d' of the Plan. Section 2.3.1.4 of the Plan
indicates development is not permitted in key natural heritage and/or hydrologic
features. In accordance with section 2.3.16 of the Plan, this Department advises
that an environmental impact study (EIS) or a Natural Heritage Evaluation be
completed to identify the appropriate vegetation protection zone. Regard shall be
had from the Toronto and Region Conservation Authority (TRCA) on proper
mitigation measures.
The subject lands are within lands designated "High Aquifer Vulnerability Area", as
shown on Schedule 'B'- Map B2' of the Plan. Section 2.3.31 of the Plan indicates
"service Excellence proposed high risk land uses within a high aquifer vulnerability area shall be
for our Communities" accompanied by a contaminati®management that defines the approach to
protect water resources. The lawposed uses will not result in a high risk use.
ATTACHMENT _2. TO
REPORT# Q0 LL_ :O I
The northern portion of the subject lands are within a "Wellhead Protection Area",
as shown on Schedule 'B'- Map 'B2' of the. Plan. Section 2.3.25 of the Plan
indicates land uses that pose a risk to the quality and quantity of groundwater
.within the wellhead protection areas are prohibited or restricted. In particular, the
proposed 'Farm Store - New Country Market Type Structure' and the 'Area for
Farm Animal Shed' on drawing no. 'A2' may be within the wellhead protection
area. A hydrogeological investigation and/or a contaminant management report to
assess whether the proposal will be a potential risk to groundwater within the
groundwater protection area shall be completed for the Region's review.
Provincial Policies & Delegated Review Responsibilities
This application has been screened in accordance with the terms of the provincial
plan review responsibilities.
Oak Ridges Moraine Conservation Plan (ORMCP)
The subject lands are within the Countryside and Natural Linkage Areas of the
ORMCP. Section 40 of the ORMCP permits small-scale commercial and
institutional uses provided they are supportive of/or complementary in Countryside
Areas, and do not require large-scale modification of terrain and/or vegetation.
Portions of the subject lands contain key natural heritage features as defined in
section 22 of the ORMCP. A Natural Heritage Evaluation shall be completed.
Further, section 28 of the ORMCP prohibits the following uses on wellhead
protection areas:
- petroleum fuels;
- petroleum solvents and chlorinated solvents;
- pesticides, herbicides and fungicides;
- construction equipment;
- inorganic fertilizers;
road salt; and
contaminants listed in Regulation 347 of the Revised Regulations of
Ontario.
Minimum Distance Separation
The applicant has submitted an incomplete 'Minimum Distance Separation' (MDS)
form: Please forward a copy of the completed and signed MDS form to the Region
for review.
There are no matters of provincial plan review interest applicable to this
application.
Servicing
Municipal water supply and sanitary sewers are not available to the property and
the Region has not made provision in its Capital Budget for extending said
services to this location.
ATTACHMENT# -Z-TO
HEPORT# PD Z - O 57
The subject site is serviced by a private well and private waste disposal. The
Regional Health Department will require the following information:
1.. Details of the proposal including the Total Daily Design Sewage Flow for
the property; and
2. A detailed site plan indicating the existing and proposed location of all
structures, well(s), and private sewage disposal system envelopes
(including prime and reserve areas).
Please contact me should you have any questions or require any additional
information regarding this matter:
Yours truly,
Hi ry Tang, Planner
Current Planning
cc: Regional Works Department - Pete Castellan
Regional Health Department - Karl Kiproff
ATTACHMENT#-L-TO
Calf 0~ REPORT# PD
P-ICKERING MEMO
To: Isa James January 13, 2009
Planner II
From: Robert Starr
Supervisor, Development Control
Copy: Coordinator, Development Approvals
Subject: Zoning By-law Amendment Application A21/08
Mikalda Farms/Carol Norton
155 Uxbridge-Pickering Townline Road
Part of Lot 34, Concession 9
City of Pickering
We have reviewed the documents submitted in support of the Zoning By-law Amendment
Application and provide the following comments:
1. We have no comments at this time with respect to the Zoning By-law Amendment
Application. We will provide comments during the Site Plan Application phase with regards
to Grading and Drainage, Stormwater Management and Construction Management.
2. Any site works prior to approval of the Site Plan Application would require compliance with
the City's Fill and Topsoil Disturbance By-law. A copy of the By-law should be forwarded to
the applicant.
3. Any works required external to the site may require the applicant to enter into an
agreement with the City.
JAN-19-2009 MON 11;11 AM veridian FAX NO. P. 02
ATTACHMENT
mpom PD ~e - 0 2 5 9
VRIDIAN
CO N C C T I O N S DEVELOPMENT APPLICATION REVIEW
PROJECT NAME: Nlilcalda 1~arms / Cntol Norton
ADDRESS/l?IAN: 155 Uxbridge-Pickering Townline Road (Part of Lot 34, Concession 9)
MUNICIPALITY: Pickering
REP NO.: A 21/08 SUBMISSION DATE: January 8, 2009
'(1me following is an ovcl"ew of the general requ.itements the Applicant is likely to meet .in order to ob1.-1= a complete
electrical power supply system to this site and within the site where subdivision in some farm is involved, The
comments below are based on prelimin:uy infonnatiori only anal are subject to revision. In all cases Veridian's standard
Conditions of Service doctunent sel:s out the requirements, terms and conditions for the provision of electric setviee.
"Chia review does not constitute an Offer. to Connect.
1. Veridinn has no conuncn.t on this application.
,Cecluiical Representative: Kevin Philp
Telephone, Ext. 3264•
PP/df
P:\clfrizzcll\Developinent.Apl.)4cation Review\Pickering\2008\M4calda Fanns - 155 Uxbridge Pickering':Cownline
Road.doc
ATTACHMENT#-LP.-T
0 REPORT# PD ' - 0
James, Isa
From: Chris Jones [cjones@trca.on,ca]
Sent: May 7, 2009 10:45 AM
To: James, Isa
Cc: Brian Storozinski; Steve Heuchert; Lisa Roberti
Subject: 155 Uxbridge/Pickering Townline Road (Mikalda Farms/Carol Norton) A21/08
Importance: High
Isa:
Staff at the TRCA have now had an opportunity to review the revised Proposed Use and Natural Heritage Protection
Plan, Drawing A2, prepared by Serdika Consulting Inc. We find that the plan is satisfactory and should provide for the
long-term protection and enhancement of all key natural heritage and hydrologic features on the subject lands. There are
no requirements to obtain a permit from TRCA pursuant to Ontario Regulation 166/06 based upon the uses proposed and
the locations of uses, as set out on the protection plan. Accordingly, TRCA staff have no further comments with respect
to the proposed Zoning Amendment Application A 21/08 and do not object to approval of same.
Please contact me if you have any questions regarding this email.
Thank you,
Chris Jones, MCIP, RPP
Senior Planner
Planning and Development
Toronto and Region Conservation Authority
5 Shoreham Drive
Downsview, Ontario M3N 1S4
Phone: (416) 661-6600 ext. 5718
Fax: (416) 661-6898
cjonesatrca.on.ca
www.trca.on.ca
ATTACHMENT#~TO 61
James, Isa REPORT# PD__ 4 0 1---~
From: Carol Norton [carol.norton@sympatico.ca]
Sent: February 11, 2009 2:07 PM
To: James, Isa
Subject: Mikalda Farms
Good afternoon Isa,
Further to our conversation on Monday, Feb 9th, I am writing to clarify the intent of Mikalda Farms'
by-law amendment application. I misunderstood the zoning process, and had believed that because
the ORM plan does allow for institutional zoning ie. schools at our particular property that we could
include this in the our current application. After reviewing the Official Plan further I do see that this is
not allowed under the OP itself and that in order to do so we would need to do an official plan
amendment. .
As I mentioned in our recent conversation, our objectives at this time are to be able to operate a
summer outdoor camp program and a small commercial operation where we can sell our produce.
'Nerefore I am writing to confirm that our existing application for an amendment to the by-law no.
o037 &
6640/06 does not include any plans for a daycare facility.
If you require any further clarification I can be reached at 905-201-0358.
Thank you for your assistance with this matter.
Carol Norton
1