HomeMy WebLinkAboutPLN 04-14 Ca,/00• Report to
' - - �. Planning & Development Committee
ICKERIN Report Number:PLN 04-14
Date: February 3, 2014
From: Thomas Melymuk
Director, City Development
Subject: Zoning By-law Amendment Application A 7/13
Picore Holdings Limited
1305 and 1315 Pickering Parkway
Recommendation:
1. That Zoning By-law Amendment Application A 7/13, submitted by Picore Holdings
Limited, to permit a "Professional Office" use on lands municipally know as
1305 and 1315 Pickering Parkway, be approved, and that the draft Zoning By-law
Amendment as set out in Appendix Ito Report PLN 04-14 be forwarded to Council
for enactment.
Executive Summary: The subject lands are located at the southeast corner of
Liverpool Road and Pickering Parkway, within the Town Centre Neighbourhood. The
site currently supports two eight-storey office buildings and a two-storey parking
structure.
Picore Holdings Limited has submitted an application for a Zoning By-law Amendment
proposing to expand the list of permitted uses on the subject lands to include
"Professional Office". The additional use complies with the policies of the Official Plan
and is an appropriate use for the subject lands. The rezoning application is technically
a housekeeping amendment to recognize the existing Professional Offices, attract
additional tenants to the building to fill the current vacancies and provide clarification for
the owners and prospective tenants of the permitted uses on the subject lands.
The draft zoning by-law includes a provision restricting medical office and related uses
within the existing buildings to 10 percent of the total gross floor area to ensure
sufficient parking supply is available to accommodate all the uses. Accordingly, staff
recommend that Zoning By-law Amendment Application A 7/13 be approved, as
outlined in Appendix I to Report PLN 04-14, and forwarded to Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
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Report PLN 04-14 February 3, 2014
Subject: Zoning By-law Amendment Application A 7/13 Page 2
1. Background
1.1 Property Description
The subject property is located at the southeast corner of Liverpool Road and
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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 meters in size
(12,537 square metres in total) and a two-storey parking structure. The site has
three accesses onto Pickering Parkway (see Air Photo, Attachment#2).
To the north and east of the subject lands, across Pickering Parkway, is a
recently renovated gas station, the Pickering Town Centre, a GO Transit parking
structure, a 10-storey office building and Durham/Centennial College. To the
south is Highway 401, and to the west are various commercial developments on
the west side of Liverpool Road.
1.2 Applicant's Proposal
The applicant has requested to amend the existing "MIS" — Storage and Light
Manufacturing Zone, which only permits "Restaurant" and "Business Office"
uses, to include "Professional Office". Professional Office uses could include, but
are 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 applicant has also requested that the current parking supply of 444 spaces
. be maintained and that the site specific parking requirements for exisiting uses
on the subject lands (at a rate of 1.0 space per 32 square metres) be applied to
the proposed additional use. No redevelopment or changes are proposed to the
existing buildings on the subject lands.
2. Comments Received
2.1 At the November 4, 2013 Public Information Meeting and in written
submission
No members of the public attended the November 4, 2013 Public Meeting and no
written or telephone comments from the public have been received to date.
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Report PLN 04-14 February 3, 2014
Subject: Zoning By-law Amendment Application A 7/13 Page 3
2.2 City Departments &Agency Comments
Region of Durham • the proposal appears to be technical in nature
and is permitted by the Region's Official Plan
• the Region has no objection to the application
Engineering & Public Works • no objections to the application
3. Planning Analysis
3.1 The proposed additional use complies with policies of the Pickering Official
Plan, and will complement the exisiting uses permitted on the subject lands
The Official Plan designates the subject property as "Mixed Use Area —
Downtown Core" within the Town Centre Neighbourhood. Lands within this
designation are intended to be 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 proposed additional use complies
with the policies of the Pickering Official Plan.
The proposed additional use of Professional Office would complement the
existing "Business Office" and "Restaurant" uses currently permitted within the
two existing buildings. The additional use will provide greater opportunities for
the applicant to attract a broader range of tenants to fill their current vacancies. It
also brings into compliance existing Professional Office uses currently occupying
space within the existing two buildings.
3.2 Medical office and related uses will be restricted to 10 percent of the total
gross floor area within the two existing office buildings to ensure sufficient
parking supply is available on-site to accommodate the additional uses
A total of 444 parking spaces are currently provided on the subject lands,
consisting of 276 surface parking spaces and 168 parking spaces within a
parking structure. With a total gross floor area of 12,537 square metres, the
current parking standards of 1.0 space per 32 square metres requires a minimum
of 392 parking spaces be provided on site. Therefore, there is currently a surplus
of 52 parking spaces.
The survey results from the applicant's submitted Parking Study, prepared by
IBI Group, indicate that the peak parking demand is currently 213 spaces, which
is an existing 48 percent utlilzation rate. Additionally, Picore Holdings Limited
has limited tenant parking to a maxmimum 1 parking space per 31 square
metres. Therefore, even if the building would be fully leased out, there would be
a parking surplus of 12 parking spaces.
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Report PLN 04-14 February 3, 2014
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Subject: Zoning By-law Amendment Application A 7/13 Page 4
As noted in Section 1.2 of this report, the Professional Office use would allow for
medical office and related uses on the subject lands. Medical office and related
uses have historically resulted in a higher demand for parking. To mitigate future
potential parking issues on the site, Staff are recommending that the amending
by-law restrict medical office and related uses within the exiting two buildings to
10 percent of the total gross floor area (a maximum of 1,254 square metres
devoted for medical office and related uses). Other typical Professional Office
uses such as an architect, a chartered accountant, an engineer or lawyer
generally have a lower parking demand. Introducing the Profectional Office use
while restricting the amount of medial office space will ensure a sufficient parking
supply is available to serve all uses permitted on-site.
3.3 Zoning By-law to be finalized and forwarded to Council for enactment
The lands are currently zoned "MIS" —Storage and Light Manufacturing Zone by
Zoning By-law 3036, as amended by By-laws 334/75, 998/79 and 1346/81. The
draft implementing zoning by-law attached as Appendix I to this report, amends
"Ml S" to permit Professional Office as an additional permitted use. The'draft
by-law also adds a clause limiting medical office and related uses to no more
than 10 percent of the total gross floor area of the two existing buildings.
Staff supports the rezoning application and recommends that the site specific
implementing by-law containing the standards outlined on Appendix I, be
approved and forwarded to Council for enactment.
4.0 Applicant's Comments
The applicant is aware of the recommendations of this report.
Appendix
Appendix I Draft Implementing Zoning By-law
Attachments
1. Location Map
2. Air Photo
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Report PLN 04-14 February 3, 2014
Subject: Zoning By-law Amendment Application A 7/13 Page 5
Prep ed By: Approved/Endorsed By:
/0&/;:-cd
Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP
Plann-r II Chief Planner
/fry/ L
Nil- h rti, MIP, RPP Tom Melymu , IP, RPP
Manager, Development Review & Director, City De elopment
Urban Design
AE:Id
Recommended for the consideration
of Pickering City Council
jam. . i 3, zo 14
Tony Prevedel, P.Eng.
Chief Administrative Officer
Appendix I to
Report PLN 04-14
Zoning By-law Amendment Application A 7/13
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The Corporation of •- i ickering
By-I. ,f 14
Being a By-law to amend Restricted Area (Zoning) By-law
3036, as amended by By-laws 334/75, 988/79 and 1346/81,
to implement the Official Plan of the City of Pickering,
Region of Durham, in Part of Lot 22, Concession 1, Parts 1
&-8 of Plan 40R-6409, and Parts 49 to 53 of Plan 40R-7765,
in the City of Pickering (A 7/13).
Whereas the Council of The Corporation of the City of Pickering deems it desirable to
add a "Professional Office" use to the permitted uses for the subject lands being Part
of Lot 22, Concession 1, Parts 1 & 8 of Plan 40R-6409, and Parts 49 to 53 of Plan
40R-7765, in the City of Pickering;
And whereas an amendment to By-law 3036, as amended by By-laws 334/75, 988/79
and 1346/81, is therefore deemed necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Area Restricted
The provisions of this By-law shall apply to those lands in Part of Lot 22,
Concession 1, Parts 1 & 8 of Plan 40R-6409, and Parts 49 to 53 of Plan
40R-7765, in the City of Pickering.
2. Text Amendment
In this By-law,
(1) Section 4, Definitions, of By-law 334/75, is hereby amended by adding the
following new definition:
"Professional Office" shall mean a building or part of a building in which
medical, legal or other professional service is performed or consultation
given and may include a clinic and the offices of an architect, chartered
accountant, engineer, lawyer or physician but shall not include a bodyrub
parlor as defined in the Municipal Act, R.S:O 1970, Chapter 284, or any
successor thereto;
(2) Schedule "B"to By-law 334/75 is hereby amended by adding the following
permitted use:
Professional Office;
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By-law N Page 2
Oggi Schedule"B" to By-law 334/75, is hereby amended by adding the
following new column:
Special Restriction
All medical office and related uses shall not exceed 10 percent of the total
gross floor area of the buildings
3. 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 set out in Section 1
and 2 above. Definitions and subject matters not specifically dealt with in this
By-law shall be governed by relevant provisions of By-law 3036, as amended.
4. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By-law passed this xxxxx day of xxxxx, 2014.
pRAFT
David Ryan, Mayor
pRAPT
Debbie Shields, City Clerk
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Location Map
Cilf4 ar� _ FILE No: A 07/13
{'1 r± - _ — APPLICANT: Picore Holdings Limited
Id Ce N N N OI PROPERTY DESCRIPTION: 1305 & 1315 Pickering Parkway(Pt. Lot 22,
City Development Con. 1, Pt. 1 &8 40R-6409 &Parts 49-53, 40R-7765) DATE:Jan.7,2014
Department Data Sources:
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FILE No: A 07/13
s;r.aii°4-'-11,,Ai'l.-71eidligismi-r:7-r• APPLICANT: Picore Holdings Limited
to um. 16.■MN 0 I W l PROPERTY DESCRIPTION:1305& 1315 Pickering Parkway (Pt. Lot 22,
City Development Con. 1, Pt. 1 &8 40R-6409 &Parts 49-53, 40R-7765)
Department
DATE:Jan.7,2014
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