HomeMy WebLinkAboutAugust 5, 2015Committee of Adjustment
Agenda
Meeting Number: 11
Date: Wednesday, August 5, 2015
(I) Adoption of Agenda
(II) Adoption of Minutes from July 15, 2015
(Ill) Reports
1. PICA 86115
A. & J. Greenall
716 Leaside Street
2. PICA 87115
C. & M. Stanois
1995 Glendale Drive
3. PICA 88115
S. Mosher
2-361 Chickadee Court
4. PICA 89115
M. & R. Gosling
12-1290 Old Orchard Avenue
5. PICA 91115
SSTI Granite Pickering
600 Granite Court
(IV) Adjournment
Committee of Adjustment
Agenda
VVednesday,August5,2015
7:00pm
Main Committee Room
Page Number
1-3
4-8
9-13
14-19
20-23
24-29
Accessible •--For information related to accessibility requirements please contact:
Lesley Dunne PICKE~G T. 905.420.4660, extension 2024
TTY 905.420:1739
Email ldunne@pickering.ca
Pending Adoption
Present:
Tom Copeland-Vice-Chair
David Johnson -Chair
Eric Newton
Denise Rundle
Also Present:
Melissa Markham, Secretary-Treasurer
Lesley Dunne, Assistant Secretary-Treasurer
Amy Emm, Planner II
Absent:
Sean Wiley
(I) Adoption of Agenda
Moved by Eric Newton
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes
Wednesday, July 15,2015
7:00pm
Main Committee Room
That the agenda for the Wednesday, July 15, 2015 meeting be adopted.
(II) Adoption of Minutes
Moved by Eric Newton
Seconded by Tom Copeland
Carried Unanimously
That the minutes of the 9th meeting of the Committee of Adjustment held
Wednesday, June 24, 2015 be adopted as amended.
Carried
. Page 1 of 3
1
2 Committee of Adjustment
(Ill) Reports
1. PICA 85115
A. & M. Garcia
2152 Blue Ridge Crescent
Meeting Minutes
Wednesday, July 15, 2015
7:00pm
Main Committee Room
The applicant requests relief from Zoning By-law 3036, as amended by By-law
2015185 to permit a second-storey uncovered platform (deck) with a height of
2. 7 metres above grade to project a maximum of 2.5 metres into the required
rear yard; whereas the by-law permits uncovered decks or platforms not
exceeding 1.0 metre in height above grade only project a maximum of 1.5 metres
into the required rear yard.
The applicant requests approval of this variance in order to permit a
second-storey uncovered platform (deck) in the rear yard.
The Secretary-Treasurer outlined the staff recommendation from the City
Development Department recommending approval subject to conditions. Written
comments were also received from the City's Engineering & Public Works ·
Department expressing no concerns.
Alfonso and Monique Garcia, owners, were present to represent the application.
No further representation was present in favour of or in objection to the
application.
In response to a question from a Committee Member, Alfonso Garcia explained
that the property has a walk-out basement and therefore the deck will be
projecting from the main floor of the house, however due to the grading of the
property the main floor is the 2nd storey at the rear of the property.
Moved by Tom Copeland
Seconded by Eric Newton
That application PICA 85115 by A. & M. Garcia, be Approved on the grounds
that the maximum projection of 2.5 metres into the required rear yard for a
second-storey uncovered platform (deck) with a height of 2.7 metres above
grade are minor in nature, desirable for the appropriate development of the land,
and in keeping with the general intent and purpose of the Official Plan and the
Zoning By-law, subject to the following conditions:
1. That this variance applies only to the proposed second-storey uncovered
deck, as generally sited and outlined on the applicant's submitted plans.
Page 2 of 3
Committee of Adjustment
Meeting Minutes
Wednesday, July 15, 2015 ·
7:00pm
Main Committee Room
2. That the applicant obtain a building permit for the proposed construction by
July 14, 2017, or this decision shall become null and void.
Carried Unanimously
(IV) Adjournment
'
Date
Chair
Moved by Eric Newton
Seconded by Denise Rundle
That the 1Oth meeting of the 2015 Committee of Adjustment be adjourned at
7:04 pm and the next meeting of the Committee of Adjustment be held on
Wednesday, August 5, 2015.
Carried Unanimously
Assistant Secretary-Treasurer
Page 3 of 3
3
4
From:
Subject:
Application
Melissa Markham, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 86115
Meeting Date: August 5, 2015
Principal Planner-Development Review
Committee of Adjustment Application PICA 86115
A. & J. Greenall
716 Leaside Street
The applicant requests relief from Zoning By-law 2520, as amended, to permit a
partially covered porch to project a maximum of 1.0 metre into the required front yard,
whereas the by-law permits uncovered steps, or platforms not exceeding 1.0 metre in
height above grade to project a maximum of 1.5 metres into the required front yard.
The applicant requests approval of this variance in order to obtain a building permit to
construct an addition to an existing covered porch in the front yard.
Recommendation
The City Development Department considers a partially covered porch to project a
maximum of 1.0 metre into the required front yard to be minor in nature, desirable for
the appropriate development of the land, and in keeping with the general intent and
purpose of the Official Plan and the Zoning By-law, and therefore recommends
Approval of the proposed variance, subject to the following conditions:
1. That this variance applies only to the partially covered porch in the front yard as
generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
August4, 2017, or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Urban Residential -Low
Density Areas" within the West Shore Neighbourhood.
The subject property is currently"zoned "RM1"-First Density Multiple Family Dwelling
Zone within Zoning By-law 2520.
Report PICA 86/15 August5,2015
Page 2
Appropriateness of the Application
Partially Covered Platform Projecting into the required Front Yard Variance:
• the intent of the zoning by-law in permitting a maximum porch projection into the
required front yard is to ensure an adequate buffer space between buildings and
street activity is provided, and to ensure an adequate landscaped area within the
front yard is also maintained
• the by-law permits uncovered steps and platforms not exceeding 1.0 metre in
height above grade to project a maximum of 1.5 metres into the required front
yard
• the requested variance is required to permit a partially covered porch to project a
maximum of 1.0 metre into the required front yard
• the proposed addition to an existing covered porch will provide a sufficient buffer
space between the dwelling and Leaside Street, and will enhance the residential
streetscape
• the proposed addition to the covered porch is in.keeping with the character of the
neighbourhood as several other properties on the street have similar porches,
and will maintain an adequate landscaped area within the front yard
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
Input From Other Sources:
Building Services • no objections
• detailed design will be considered
during the building permit process
Engineering & Public Works Department • no concerns
Date of report: July 29, 2015
Comments prepared by:
\~
Deepak Bhatt, MCIP, RPP
Planner II
DB:MM:df
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
J:\Documents\Development\0·3700 Committee of Adjustment (PCA Applications)\2015\PCA 86·15 A. & J. Greenall\Report\PCA 86-15.doc
Enclosures
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FILE No: P/CA 86/15
APPLICANT: A. & J. Greenall
FRENCHMAN'S
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PROPERTY DESCRIPTION: Plan M19 S Pt Lot 686 (716 Leaside Street)
ota Sources~ Teranet Enterprises Inc. and Ita suppliers. All rights Reserved. Not a plan of survey. 2013 MF'AC and Its suppliers. All rl hts Reserved. Not a Jan of Surve •
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DATE: July 20, 2015
From:
Subject:
Application
Melissa Markham, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 87115
Meeting Date: August 5, 2015
Principal Planner-Development Review
Committee of Adjustment Application PICA 87115
C. & M. Stanois
1995 Glendale Drive
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
minimum front yard setback of 5.5 metres, whereas the by-law requires a minimum front
yard setback of 7.5 metres.
The applicant requests approval of this variance in order to obtain a building permit to
construct a one-storey addition in the front yard.
Recommendation
The City Development Department considers a minimum front yard setback of
5.5 metres to a one-storey addition in the front yard to be minor in nature, desirable for
the appropriate development of the land, and in keeping with the general intent and
purpose of the Official Plan and the Zoning By-law, and therefore recommends
Approval of the proposed variance, subject to the following conditions:
1. That this variance applies only to a maximum 9.0 square metre addition in the front
yard, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
August 4, 2017, or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject lands as "Urban Residential -Low
Density Areas" within the Dunbarton Neighbourhood.
The subject property is currently zoned "R3" -Third Residential Zone within Zoning
By-law 3036, as amended.
9
10
Report PICA 87/15
Appropriateness of the Application
Front Yard Setback Variance
August 5, 2015
Page2
• the intent of a minimum front yard setback is to ensure that an adequate buffer
space between a building and street activity is provided, and to ensure an
adequate landscape and parking area is maintained in the front yard
• the applicant is requesting to reduce the minimum front yard setback to
5.5 metres in order to construct a 9.0 square metre one-storey addition
• the by-law requires a minimum front yard setback of 7.5 metres
• the owners are proposing a 9.0 square metre addition in the front yard to
accommodate a foyer to an existing dwelling which projects 3.6 metres from the
front wall
• the proposed addition is setback 5.5 metres from the front lot line, 9.3 metres
from the north side lot line and approximately 14.0 metres from the south side lot
line
• due to the existing grading of the lot to the north of the dwelling and a detached
garage located to the south of the dwelling, the owners are limited as to where
the foyer addition could be constructed
• the existing windows in the front of the dwelling also limit the location and
orientation of the proposed addition
• the proposed front yard setback of 5.5 metres applies only to a 2.5 metre wide
addition; the remainder of the existing dwelling will maintain a 9.1 metre front
yard setback and appropriate side yard setbacks which will provide a sufficient
buffer space between the dwelling arid the street, and will not negatively impact
the parking area, abutting neighbours or the residential streetscape along
Glendale Drive
• the requested variance is minor in nature and meets the intent and purpose of.
the Official Plan and the Zoning By-law
Date of report: July 29, 2015
Comments prepared by:
Amy Emm, MCIP, RPP
Planner II
AE:MM:df
Ill/( tw~)j,1{L
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2015\PCA 87·15 c. & M. Stanois\Report\PCA B7_15.doc
Enclosures
City Development
Department
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Location Map
FILE No: P/CA 87/15
GLENDALE
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APPLICANT: C. & M. Stanois
PARK
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PROPERTY DESCRIPTION: Plan 521 Lot 21 (1995 Glendale Drive)
Data Sources: Teranet Enterprises lne. ond Its suppliers. All right• Reserved. Not a plan of survey.
2013 ~PAC and Its suppliers. All rl hts Reserved. Not a plan of Surve .
DATE: June 16, 2015
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DATE: July 16, 2015C.Al
14
From:
Subject:
Melissa Markham, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 88115
Meeting Date: August 5, 2015
Principal Planner-Development Review
Committee of Adjustment Application PICA 88115
S. Mosher
361 Chickadee Court -Unit 2
The applicant requests relief from the following provisions of Zoning By-law 3036, as
amended by By-law 4645195:
• to permit minimum side yard widths of 0.6 of a metre; whereas the by-law
requires that a minimum 1.2 metre interior side yard width shall be provided
adjacent to the extension of that wall on the lot upon which that dwelling is
located if an abutting interior side yard is not provided on the other lot
• to permit a second-storey uncovered balcony and associated steps to project a
maximum of 3.4 metres into the required rear yard; whereas the by-law permits
uncovered steps or platforms not exceeding 1.0 metre in height to project a
maximum of 1.5 metres into the required rear yard
The applicant requests approval of these variances in order to obtain a buildihg permit
to construct a second-storey uncovered balcony and associated steps in the rear yard.
Recommendation
The City Development Department considers the minimum side yard widths of 0.6 of a
metre and a maximum projection of 3.4 metres into the required rear yard for a
second-storey uncovered balcony and associated steps to be minor in nature, desirable
for the appropriate development of the land, and in keeping with the general intent and
purpose of the Official Plan and the Zoning By-law, and therefore recommends
. Approval of the proposed variances, subject to the following conditions:
1. That these variances apply only to the proposed second-storey uncovered balcony
and associated steps, as generally sited and outlined on the applicant's submitted
plans.
2. That the applicant obtain a building permit for the proposed construction by
August 4, 2017, or this decision shall become null and void.
Report PICA 88/15
Comment
Official Plan and Zoning By-law
August 5, 2015
Page2
Pickering Official Plan-"Urban Residential-Medium Density Areas" within the
Highbush Neighbourhood
· Zoning By-law 3036, as amended by By-law 4645/95-"RMM"-Multi-Unit Residential
Zone ·
Appropriateness of the Application
Side Yard Width and Uncovered Steps and Platform projecting into the required Rear
Yard Variances
• the intent of requiring interior side yard setbacks and maximum projections into
the required rear yard for any additions or decks in the rear of townhouses is to
ensure that any additions/structures can be appropriately· maintained without
having to encroach onto abutting properties, to minimize any adverse impact on
adjacent neighbours such as privacy and to ensure that an adequate outdoor
amenity area is provided within the rear yard
• the by-law requires any structure that projects from a townhouse unit (which has
a side yard setback of 0.0 metres) maintains a minimum side yard setback of
1.2 metres
• the applicant is requesting to reduce the minimum required side yard width from
1.2 metres to 0.6 of a metre, and to permit a maximum rear yard projection of
3.4 metres to accommodate the proposed second-storey uncovered balcony and
associated steps to access the rear yard
• the proposed second-storey uncovered balcony has a width of 4.2 metres and
depth of 1.9 metres, the proposed steps project an additional 1.5 metres into the
required rear yard
• the proposed 0.6 of a metre side yard setbacks to the uncovered balcony and
associated steps in the rear yard could be maintained without encroaching onto
abutting properties
• there will be minimal adverse impacts on adjacent neighbours due to the
projection of the second-storey balcony and associated steps into the rear yard
as the subject property abuts the Altona Forest to the rear
• an adequate buffer space between the proposed uncovered balcony and the rear
lot line as well as from abutting property will be maintained
• the proposed development will provide for additional outdoor amenity area and
maintains an adequate soft landscaped area for the townhouse unit
• the requested variances are minor in nature, desirable for the appropriate
development of the land, and maintains the intent of the Pickering Official Plan
and Zoning By-law
15
16 Report PICA 88/15
Input From Other Sources
Building Services
Engineering & Public Works
Date of report: July 29, 2015
Comments prepared by:
V/
Deepak Bhatt, MCIP, RPP
Planner II
DB:MM:df
August 5, 2015
• no objections
• detailed design will be considered
during the building permit process
• no concerns
!h{ .m/~})vO~~r,_
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
Page 3
J:\Documents\Development\0·3700 Committee of Adjustment (PCA Applications)\2015\PCA 88-15 Sharon Mosher\Report\PCA 88-15.doc
Enclosures
~
City Development
Department
0 (§
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<{ z 0 ~ <{
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Location Map
FILE No: PICA 88/15
APPLICANT: S. Mosher
SUBJECT
PROPERTY
PROPERTY DESCRIPTION: Plan 40M-1827 Blk 18, 40R27385 Part 2, 16
(2-361 Chickadee Court) DATE: June 16, 2015
Data Sources: Teranet Enterprises Inc. end Its suppliers. All rights Reserved. Not a plan of survey. 2013 MPAC and Ita suppliers. All r• hta Reserved. Not a tan of Surve • SCALE 1:5,000 PN-10
17
PRIVATE ROAD
... --
r------~ -~:--r-p.;-! ::-:~ .
.I :r
.. L -l
r---------,+ ,[. To permit a second
storey uncovered
balcony and associated
steps to project a
maximum of 3.4 metres
into the required rear
yard
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.l
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EXISTING
"ATTACHED
DWELLING E
• I
11:1·,... , ~ "" --~~~~-JIIr-'~~~-....tJ...----
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To permit a minimum
aside yard widths of 0.6
of a metre
Submitted Plan
FILE No: P/CA 88/15
APPLICANT: S. Mosher
h
PROPERTY DESCRIPTION: Plan 40M-1827 Blk 18, 40R27385 Part 2, 16
City Development
Department (2-361 Chickadee Court)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: July 20, 2015
7.5m
----+------------------------------,
1------5.6m
DECK HEIGHT 3.8m
_j
I
I
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I
I
I
I
I
I
' _,
~~-L------------------------------~
PROPOSED REAR YARD PLAN
Patio door D
E co
C'0
5.4m ______ ____,
PROPOSED SOUTH (REAR) ELEVATION
Submitted Plan
FILE No: P/CA 88/15
APPLICANT: S. Mosher
PROPERTY DESCRIPTION: Plan 40M-1827 Blk 18, 40R27385 Part 2, 16
City Development
Department (2-361 Chickadee Court)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: July 20, 2015
1
20
From:
Subject:
Application
Melissa Markham, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 89115
Meeting Date: August 5, 2015
Principal Planner-Development Review
Committee of Adjustment Application PICA 89115
E. & R. Gosling
1290 Old Orchard Avenue-Unit 12
The applicant requests relief from Zoning By-law 2511, as amended by By-law 6375104
and By-law 7201112 to permit an uncovered platform (deck and stairs) to project 0.8 of a
metre outside the building envelope; whereas the by-law requires all buildings and
structures to be located entirely within a building envelope having a minimum setback of
7.5 metres from the north lot line.
The applicant requests approval of this variance in order to permit an uncovered
platform and stairs in the rear yard.
Recommendation
The City Development Department considers an uncovered platform and stairs to
project 0.8 of a metre outside the building envelope to be minor in nature, desirable for
the appropriate development of the land, and in keeping with the general intent and
purpose of the Official Plan and the Zoning By-law, and therefore recommends
Approval of the proposed variances, subject to the following conditions:
1. That this variance applies only to the proposed uncovered platform with a maximum
size of 4.3 square metres and associated stairs, as generally sited and outlined on
the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
August 4, 2017, or this decision shall become null and.void.
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject lands as "Urban Residential -Low
Density Areas" within the Bay Ridges Neighbourhood.
The subject lands are currently zoned "MO-S-SO"-Detached Dwellings and Semi-
Detached Dwellings within Zoning By-law 2511, as amended by By-law 6375104 and
By-law 7201112.
Report PICA 89/15
Appropriateness of the Application
Uncovered Platform to Project Outside the Building Envelope Variance
August 5, 2015
Page 2
• the intent of the zoning by-law in establishing a building envelope is to restrict the
location of all buildings and structures within a specific area on a lot in order to
maintain the character of the surrounding neighbourhood
• a building envelope was established for the subject lands to minimize the impact
of a common element condominium development on existing residential
dwellings
• Schedule I of the site specific by-law for these lands requires all buildings and
structures to be located entirely within a building envelope having a minimum
setback of 7.5 metres from the abutting properties to the north, due to concerns
of privacy and potential overlook impacts on existing dwellings to the north
• the owners are proposing an uncovered platform with a maximum size of
4.3 square metres, approximately 1.5 metres in height above grade, to project a
maximum of 0.8 of a metre outside the building envelope
• the owners have requested the proposed uncovered platform in order to provide
access to the rear yard from an existing door at the rear of_the dwelling
• staff are of the opinion that the proposed platform will not negatively impact
adjoining properties to the north with respect to privacy or overlook as the
platform will not be large enough to accommodate a gathering of people
• the proposed uncovered platform will be setback 6.7 metres from the rear lot line
of abutting properties which will continue to provide an appropriate amount of
amenity area in the rear yard and maintain the privacy of abutting property
owners
• the requested variance is minor in nature, desirable for the appropriate
development of the lands and in keeping with the intent and purpose of the
Zoning By-law
Input From Other Sources
Engineering & Public Works Department • no concerns
Date of report: July 29, 2015
Comments prepared by:
' .
4' ~~lita Paray,~CIP, RPP
Planner I
LP:MM:df
!1!1 m!WJow\_
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
J:\Documents\Development\0~3700 Committee of Adjustment (PCA Applications)\2015\PCA 89-15 E. & R. Gosling\Report\PCA 89-15.doc
Enclosures
21
22
ST. MARTIN'S
ANGLICAN
CHURCH
FRENCHMAN'S
BAY
City Development
Department
Location Map
FILE No: PICA 89/15
APPLICANT: E. & R. Gosling
1-----l--1--
t=:i=j~ 1-----l----j 1--1-----l----j (J)
PROPERTY DESCRIPTION: Plan 40M-2494 Pt Blk, 40R-27923 Part 2
(12-1290 Old Orchard Avenue)
Data Sources:
Tercnot Enterprises Inc. and lts suppliers. All rights Reserved. Not a plan of survey. 2013 MPAC and Its su pliers. All rl hts Reserved. Not a plan of surve .
DATE: June 16, 2015
SCALE 1:5,000 PN-3
.---1 L BUILDING
--ENVELOPE
(BY-LAW7201 /12)
City Development
Department
,_,
11.2m
EXISTING
TWO STOREY
DWELLING
r-·--·
~·--•1"
1
:: EXISTING . DRIVEWAY
OLD ORCHARD AVENUE
Submitted Plan
FILE No: P/CA 89/15
APPLICANT: E. & R. Gosling
To permit an uncovered
platform (deck and
stairs) to project 0.8 of a
metre outside the
building envelope
PROPERTY DESCRIPTION: Plan 40M-2494 Pt Blk, 40R-27923 Part 2
(1290 Old Orchard Avenue Unit 12)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT . DATE: July 21, 2015
24
From:
Subject:
Application
Melissa Markham, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 91115
Meeting Date: August 5, 2015
Principal Planner-Development Review
Committee of Adjustment Application PICA 91115
SSTI Granite Pickering, LLC.
600 Granite Court
The applicant requests relief from Zoning By-law 2511, as amended by By-law 789178:
• to permit a minimum of 64 parking spaces; whereas the by-law requires a
minimum of 228 parking spaces
• to permit front yard parking to be limited to 36 percent of the total required
parking area; whereas the by-law limits front yard parking to 20 percent of the
total required parking area
• to permit a sales outlet accessory to a self-storage facility use, not exceeding
50 square metres; whereas the by-law does not permit a sales outlet accessory
to a warehouse use
The applicant requests approval of these variances in order to obtain site plan approval
for an addition to an existing self-storage facility.
Recommendation
The City Development Department considers the requested variances to permit a
minimum of 64 parking spaces, to permit front yard parking to be limited to 36 percent of
the total required parking area and to permit a sales outlet accessory to a self-storage
facility use, not exceeding 50 square metres, to be minor in nature that are desirable for
the appropriate development of the land, and in keeping with the general intent and
purpose of the Official Plan and the Zoning By-law, and therefore recommends
Approval of the proposed variances, subject to the following conditions:
1. That these variances apply only to the proposed addition to a self-storage facility, as
generally sited and outlined on the applicant's submitted plans.
2. That only one sales outlet accessory to a self-storage facility is permitted within the
building.
------------------------------------
Report PICA 91115 August 5, 2015
Page2
3. That the previous Minor Variance application (PICA 04/14), approved by the
Committee of Adjustment on February 5, 2014, affecting the subject property, be
repealed.
4. That the applicant obtains Site Plan Approval for the proposed addition by
February 5, 2016, or this decision shall become null and void.
Background
The owner has submitted a site plan amendment application for an addition to an
existing self-storage facility. The applicant is proposing a 3,785 square metre addition to
the existing building for a total gross floor area of 11,199 square metres. Based on the
changes to the existing building, a total of 228 parking spaces are required to be provided
on-site, whereas the revised site plan illustrates a total of 64 parking spaces.
To facilitate the proposal, the applicant is requesting variances to reduce the total
number of required parking spaces to accommodate the increase in gross floor area, to
permit an accessory sales outlet and to permit front yard parking to be limited to
36 percent of the total required parking area.
A previous Minor Variance application (A 04/14) was approved by the Committee of
Adjustment on February 5, 2014 in order to establish th~ self-storage facility and office
spaces within an existing industrial building with a reduction in required parking, an
increase in front yard parking area and to permit an accessory sales outlet.
Comment
Official Plan and Zoning By-law
The subject property is designated "Prestige Employment" in the Official Plan. This
designation provides for a variety of industrial uses including, but not limited to, light
manufacturing, assembly and processing of goods, and warehousing. Retailing sales
as a minor component of an industrial operation is also permitted.
The subject property is currently zoned "M1-1"-Storage and Light Manufacturing within
Zoning By-layv 2511, as amended by By-law 789/78, which permits warehousing.
Appropriateness of the Application
Minimum Parking Variance .
• the intent of regulating the minimum number of required parking spaces is to
ensure that parking demand can be accommodated on-site
• the applicant has requested relief to reduce the total number of required parking
spaces from 228 spaces to 64 spaces which will accommodate employees, office
tenants and self-storage facility customers
25
26
Report PICA 91115 August 5, 2015
Page 3
• in support of this variance, the applicant has submitted a Parking Reduction
Justification-Phase 2 Study, prepared by Glen Schnarr & Associates, dated
April 2015, demonstrating that the proposed parking supply will satisfy the needs
of the facility
• to assess the anticipated traffic and parking requirements, the consultant has
provided gate log information collected from a comparable self-storage facility at
4548 Dufferin Street in Toronto
• the Dufferin Street facility showed an average of 3.5 clients per hour, over
18 consecutive hours on Saturday, June 25, 2011, and an average of 2.0 clients
per hour, over 18 consecutive hours on Sunday, June 26, 2011
• the consultant has advised that traffic generated by a self-storage facility is
typically very low and indicated that based on recorded usage, a maximum of
10 parking spaces for the proposed self-storage facility is adequate
• the proposed addition of 292 rental units to the Pickering self-storage facility
would provide a total of 720 rental units
• based on the Parking Reduction Justification-Phase 2 Study, it was concluded
that a total of 720 rental units would generate approximately 75 vehicles at the
gate per (18 hour) day, or 4.1 vehicles per hour
• staff are satisfied that the proposed 64 parking spaces are sufficient to
accommodate the parking requirements for the existing self-storage facility uses
and the proposed addition
• the requested variance is minor in nature and maintains the general intent and
purpose of the Official Plan and Zoning By-law
Front Yard Parking Variance
• the intent of limiting front yard parking to 20 percent of the total required parking
is to restrict the supply of parking within the front yard and to establish a well-
defined, visually appealing streetscape
• previous Minor Variance application PICA 04114 was approved by the Committee
to allow 44 percent of the total required parking within the front yard
• this percentage was based on a previously approved site plan to locate 23 of the
total 52 proposed parking spaces within the front yard
• due to a proposed increase to the maximum gross floor area, riew variances, are
required to facilitate the applicant's proposal
• the applicant is proposing an additional 12 parking spaces to be provided on-site
for a total of 64 spaces
• the proposed site plan does not increase the number of parking spaces provided
in the front yard, however with the additional 12 parking spaces being provided
on the site the percentage of the total parking being provided in the front yard
(23 spaces) has been revised to 36 percent of the total required parking
• the existing landscaping along Granite Court is sufficient to screen the parking
area from the street
• the requested variance to permit front yard parking area to be limited to
36 percent of total required parking area is minor in nature and maintains the
general intent and purpose of the Official Plan and Zoning By-law
---------------
Report PICA 91115 August 5, 2015
Page 4
Sales Outlet Variance
• the intent of the zoning by-law in restricting sales outlet is to ensure that retail
sales do not become a dominant use on the subject lands
• a sales outlet, not to exceed 100 square metres, accessory to a self-storage
facility use was permitted through a previous minor variance application
(PICA 04114) to allow the use on the subject lands
• due to the proposed change to the owners site plan, new variances are required
to facilitate the proposal
• the application to permit a sales outlet, not exceeding 50 square metres, will
replace the previous minor variance approval
• the accessory sales outlet is a minor function within the proposed industrial
building and represents less than one percent of the total gross floor area
• the function of the accessory sales outlet is for the rental of lockers; and the sale
of boxes, locks and storage packaging supplies to assist tenants in packing and
safekeeping of their goods and materials
• as noted above, the Official Plan permits sales as a minor component of an
industrial operation
• the requested variance to permit one sales outlet accessory to a self-storage
facility use is minor in nature and maintains the general intent and purpose of the.
Official Plan and Zoning By-law
Date of report: July 29, 2015
Comments prepared by:
Jfl/ {. m/fJkv\
Melissa Markham, MCIP, RPP
Principal Planner-Development Review & Urban Design
MM:df
J:\Documents\Development\0·3700 Committee of Adjustment (PCA Applications)\2015\PCA 91-15 SSTI Granite\Report\PCA 91-15.docx
Enclosures
27
28
I I ~ ==
City Development
Department
Location Map
FILE No: PICA 91/15
APPLICANT: SSTI Granite Pickering, LLC
PROPERTY DESCRIPTION: Range 3 Part Lot 29, Broken Front Concession
(600 Granite Court) DATE: June 16, 2015
Data Sources:
Teranet Enterprises Inc. and Its suppliers. All rights Reserved. Not a plan of survey. 20,3 MPAC and Its sup~llers. All rl ht& Reserved. Not a plan of Surve • SCALE 1:5,000 PN-2
1-\IG\-\WAY 401 .,.
To permit a minimum of 64 parking
spaces
To permit a retail sales outlet
accessory to a self-storage
facility use not exceeding 1--...-.""""1'
50 square metres
City Development
Department
Submitted Plan
FILE No: P/CA 91/15
To permit front yard parking to be
limited to 36 percent of the total
required parking area
APPLICANT: SSTI Granite Pickering, LLC
PROPERTY DESCRIPTION: Range 3 Part Lot 29, Broken Front Concession
(600 Granite Court)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: July 20, 2015
29