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HomeMy WebLinkAboutInformation Report PD 10-13 City 00 Information Report to - Planning & Development Committee PICKERING Report Number:10-13 Date: November 4, 2013 From: Catherine Rose Chief Planner Subject: Zoning By-Law Amendment Application A 7/13 Picore Holdings Limited 1305 and 1315 Pickering Parkway 1. Purpose of this Report The purpose of this report is to provide preliminary information on a Zoning By-law Amendment application, submitted by Picore Holdings Limited, to expand the list of permitted uses within the existing buildings to include 'Professional Office' and seek relief from the site specific'parking standards to accommodate the additional use. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description • the subject property is located at the southeast corner of Liverpool Road and Pickering Parkway and has an area of approximately 1.8 hectares (see Location Map, Attachment#1) • the property currently supports two eight-storey office buildings of 5,763 square metres and 6,774 square metres in size and a two-storey parking structure • • the buildings share a total of 444 parking spaces, consisting,of 168 parking • spaces within the parking structure and 276 surface parking spaces • the site has three accesses onto Pickering Parkway (see Air Photo, Attachment#2) • surrounding land uses include: north and east - a gas station, the Pickering Town Centre, the Go Transit parking structure, an office building and Durham/Centennial College south - Highway 401 west - commercial development on the west side of Liverpool Road 1 • • Information Report No.10-13 Page 2 3. Applicant's Proposal. • the applicant is requesting to amend the existing "MIS"— Storage and Light Manufacturing Zone, which only permits `Restaurant' and 'Business Office' uses, to include `Professional Office' • the applicant has indicated that within the two buildings, approximately 35 percent of the floor space is vacant(roughly 43,000 square feet of vacant office space) • • the definition for'Business Office' within the current zoning by-law is out-of-date and would not permit many of the uses that would•be permitted based on today's definition of an 'Office' • a number of professional offices currently occupy space within the two existing office buildings • the rezoning application is a technical housing keeping amendment to • recognize the existing professional offices and to provide clarification for the owners and prospective tenants of the permitted uses on the subject property • the additional use will provide greater flexibility to attract a broad range of tenants including, but not limited to, medical, legal and other professional services such as the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician • the site specific parking requirement for the subject property requires parking to be supplied at a rate of 1.0 space per 32 square metres; while the general provisions for a 'Professional Office' use requires parking to be supplied at a rate of 1.0 space per 17 square metres • the applicant is also seeking relief from the parking standards of'Professional Office' and requests that the site specific parking standard of 1.0 space per 32 square metres of gross floor area be applied for all uses on the subject property • no redevelopment or changes are proposed to the existing buildings or the property 4. Policy Framework 4.1 Durham Regional Official Plan • the Regional Official Plan designates the subject property as "Regional Centre" • lands within this designation are intended to be developed as the main concentration of commercial, residential, cultural and government functions in a well designed and intensive land use form • the Plan states that"Regional Centres" shall be the primary and priority locations for public investment, including public buildings and community • facilities and services that promotes pedestrian-oriented development and transit supportive land uses • the proposal conforms to the policies and provisions of the Durham Regional Official Plan 2 Information Report No.10-13 Page 3 4.2 Pickering Official Plan • the Pickering Official Plan designates the subject property as "Mixed Use Areas— Downtown Core"within the Town Centre Neighbourhood • this designation is the City's main focus for business, employment, entertainment, shopping, major community and cultural uses, major indoor recreation facilities, and high density residential accommodation to encourage the highest levels of activities in the City • the Downtown Core has the most permissible range of uses in the City with the greatest scale and intensity • the application conforms to the policies and provisions of the Pickering Official Plan 4.3 Zoning By-law 3036, as amended by By-laws 334/75, 998/79 and 1346181 • the subject property is dual zoned "MIS"—Storage & Light Manufacturing and "CO" —Commercial Office by Zoning By-law 3036, as amended by By-laws 334/75, 998/79 and 1346/81 • the two existing buildings on the subject property are both located on the portion of lands zoned "MIS", which only permits 'Business Office' and 'Restaurant' • the parking requirement for the subject property is 1.0 space per 32 square metres • an amendment to the zoning by-law is required to implement the applicant's proposal to add a 'Professional Office' use and to establish a site specific parking standard of 1.0 space per 32 square metres be applied for all uses on this site 5. Comments Received 5.1 Resident Comments • none received in response to the circulation to date 5.2 Agency Comments • • none received in response to the circulation to date 5.3 City Departments Comments • none received in response to the circulation to date 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring that the number of existing parking spaces provided on-site is sufficient to accommodate the parking demands for the additional use 3 Information Report No.10-13 Page 4 • reviewing the appropriateness of a site specific restriction on the total gross leasable floor area for medical office and related uses to ensure sufficient on-site parking is available to serve all the uses on the subject property • the City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public • 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Justification and Sustainability Report • Transportation Study with Parking and Traffic Analysis • • Phase 2 Environmental Site Assessment 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of. the Planning & Development Committee, and then Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision - regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information • the owner of the subject property is Picore Holdings Limited . • the applicant for this zoning by-law amendment application is DTZ Eastern Ontario Limited • FOTENN Consultants Incorporated is the agent for this zoning by-law amendment application V Attachments 1. Location Map 2. Air Photo 4 V Information Report No.10-13 Page 5 Prepared By: Approved/Endorsed By: Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review& Urban Design AE:Id Attachments Date of Report: October 10, 2013 • Copy: Director, City Development 5 ' i INIIM Attachment#_I to Information Report# /t-/3 ill . . • pry 0P Veil I. INEIN. wow ui mime mom 4.0 • rioll flit 1 0 or 0000 Li_liii 0, 0'61 A . • ‘,,..c ,-,,,L,, , • • . tool& ,„, „oil. o ,.,GS° I SUBJECT PROPERTY o •••••• ••••••••• ••• -• • ••.•.•.•.•.•.•.•�•� n w ■•••••••••• J ►•••••••••♦ •�1i�0i`. - . -111J I° 401 N,GHW FY CO( ___________________-------7-- . TRANSIT STATION • Ho ,N:x,,,,, ,.•STREET .i...6P�i . BAYLY STREET . t!!!!!!5!i!IN PEACE Location Map 1• FILE No: A 07/13 • - ®; APPLICANT: Picore Holdings Limited • I w cM ti t s loc. PROPERTY DESCRIPTION: 1305 & 1315 Pickering Parkway (Con 1, • City Development Pt. Lt. 22, 40R-6409 Pt. 1,8&40R-7765 Parts 49-53) DATE:Sept 12,2013 Department pats. 5s.r� C terona[ Enterprise_+ Inc..0 and Its suppliers_All rights RoerveG Not a pion of survey. S `ALE 1:5,000 pN-8 f3.3 YPAC ane its suppliers. All rights Reserved. Net a pbn of Survey. r ` • • l 6 ._ Attachment# to Information Bacot#, 2 .� ® t p1< __ . p ',4, i :, 4 .-IA t , _ - r - II t i, a 1 t 1 ti, 0_• . t5' -,1 A c. ffr ' \ /50 -1°. 't" 11:1;' ''. VI rl 17, . 0 iill ,..1 \ Ina. 0 t• mir f 41 ,&1..1y \ , . , ' ,y r ' it. `` n I r ' 171/.-„ It. - i ' ...__ \ , q:t„, \ 1,...' • --,,• — ..5-'---...4 , --I" '' ,; in :le---- - - - ...__. _. ti —Iwo 7 . . _,_ ._! i — 2 2 --_ __ _-_-____.• i , ..1‘N .,. .,.. _, . -,:, ...., . .4. ,.,..___ , ._ .. ...., , .k.,7_7.--., __.. ----__ _____-..„ ,_,,, ....... ,.. ____.__ , $ , it 1 /- , . ..„,.. N.-\\ . ... , ,,,___: _ , ,, 1 : - • , , Th.. _____ ,.,, \\, \ _ ,•,4,,, .... _ \ , , , _ .... . _ ,I.t , -_ _ _ , _ _____ , , _ _ _ ., __ 1 • _________________ _ _ .,-,'-,"k?'■ .I - bi j" - ,"— .--- Air Photo C;tq,? _% FILE No: A 07/13 'Q=°°11 ' APPLICANT: Picore Holdings Limited N ■NCIDIN101 PROPERTY DESCRIPTION: 1305 & 1315 Pickering Parkway City Development 53) Parts 0R 1 ,8 &1 Pt 640 40R 22 Pt. Lt. 22, 40R-6409 Pt. , 40R-7765 arts 4 - 5 Department Pt ) DATE:Oct.11,2013 1