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HomeMy WebLinkAboutInformation Report 14-08INFORMATION REPORT NO. 14-08 FOR PUBLIC INFORMATION MEETING OF August 18, 2008 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: Zoning Amendment Application A 13/08 1410967 Ontario Inc. 1866 Liverpool Road (Lot 22, Plan 492) . City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION - the lands are located on the west side of Liverpool Road, north of Kingston Road and south of Glenanna Road;. - a property location map is provided for reference (see Attachment #1 — Location Map); - a detached dwelling currently exists on the property; - the property abuts residential dwellings to the north, south and west; - Durham Condominium Corporation #44 is located on the east side of Liverpool Road, opposite the subject property; - in addition to residential uses, the broader surrounding area is comprised of a mix of office, retail and service uses. 2.0 APPLICANT'S PROPOSAL - the applicant has requested to add a business office, a professional office and a veterinary clinic as permitted uses, in addition to the currently permitted residential use, on the subject property; - the applicant is proposing to relocate the Millenium City Veterinary Clinic from its current location at 1225 Bayly Street to this property; - the proposed veterinary clinic would operate within the existing dwelling on the property; Information Report No. 14-08 Page 2 02 - the request to add a business office and a professional office as permitted uses would provide the applicant with greater leasing flexibility in the future; - parking is proposed in the front and the rear yard (see Attachment #2 — Applicant's Conceptual Site Plan); - access to the proposed rear parking area is proposed to be provided by installing a large overhead door at the rear wall of the existing attached garage or by converting the existing garage into a carport. 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan - The Durham Region Official Plan designates the subject lands as Urban Area — Living Area; - Living Areas shall be used predominantly for housing purposes, certain home occupations, limited office development and limited retailing of goods and services in appropriate locations; - the proposed uses appear to conform to the D.R.O.P., however the subject application will be assessed against the policies and the provisions of Plan during further processing of the application; 3.2 Pickering Official Plan - designates the subject lands as .Urban Residential - Medium Density Area within the Liverpool Neighbourhood;, - permissible uses within, this designation include residential uses, home occupations, limited offices 'serving the area, and limited retailing of goods serving.the area; - the Liverpool Neighbourhood' policies of the Pickering Official Plan state that consideration should be given to the partial use or reuse, of existing dwellings on the west side of Liverpool Road, south of Glenanna Road, for business and professional offices, studios, custom workshops, personal service uses and limited retail shops; - the applicant's proposal appears to conform to the Pickering Official Plan, however, the proposal will be further assessed against the policies and the provisions of the Plan during the further processing of the application; 3.3 Zoning By-law 3036 - the property is currently zoned "R3" Detached Dwelling Zone by By-law 3036; - the current zoning permits a residential detached dwelling only; - a zoning by-law amendment is required to implement the applicant's proposed uses on the property; - the applicant has requested that a business office, a professional office and a veterinary clinic be added as permitted uses on this property. Information Report No. 14-08 Page 3 1• 03 4.0 RESULTS OF CIRCULATION 4.1 Resident Comments - no comments received to date from area residents; - three emails have been received in support of the application from non - Pickering residents. 4.2 Agency Comments no agency comments received to date; 4.3 Staff Comments - in reviewing the application to date, the following matters have been identified by staff for further review and consideration`. • reviewing the application in terms of its level of sustainable development components; • reviewing the proposed development in terms of compatibility with, and sensitivity to, surrounding lands; • reviewing the adequacy of the number. of parking spaces proposed and their location on site to support additional non-residential uses on the property; • reviewing the driveway/internal road pattern and access to rear yard parking, to ensure appropriate vehicle flow; • reviewing the proposal to ensure that adequate information is provided, that technical. requirements are met and that the proposed site design is appropriate and pedestrian friendly for the requested additional uses; - the Planning & Development Department will conclude its position on the application and its design after it has received and assessed comments from the circulated departments, agencies and public. 5.0 PROCEDURAL INFORMATION - written comments regarding this proposal should be directed to the Planning & Development Department; - oral comments maybe 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; Information Report No. 14-08 Page 4 04 - if you wish to reserve the option to appeal Council's decision, you must provide comments to the City before Council adopts any by-law for this proposal; - if you wish to be notified of Council's decision regarding this proposal, you must request such in writing to the City Clerk. 6.0 OTHER INFORMATION 6.1 Appendix No. I - list of neighbourhood residents, community associations, agencies and City Departments that have commented on the applications at the time of writing report; 6.2 Information Received - a copy of the Applicant's submitted plan is available for viewing at the offices of the City of Pickering Planning & Development Department - the Applicant's Justification Report is attached to this report (see Attachment #3) 6.3 Company Principal - the owner of the property is 1410967 Ontario Inc; - the applicant and company principal is Dr. J. Sawyer, Millenium Veterinary. Professional Corporation nklr�i� . Lyndaylor, MCIP, PP Manager, Develop ent Review RC:cs Attachments Copy: Director, Planning & Development APPENDIX NO. I TO INFORMATION REPORT NO.14-08 COMMENTING RESIDENTS AND LANDOWNERS (1) none received to date COMMENTING AGENCIES (1) none received to date COMMENTING CITY DEPARTMENTS (1) none received to date OTHERS (1) Heather Rogers/George Larochelle (e-mail) (2) Debra Withers (e-mail) (3) William Withers (e-mail) ATTACHMENT# TO 06 INFORMAnONREPORT# j4-o S, ATTACHMENT# a TO INFORMATION REPORT#- INFORMATION COMPILED FROM APPLICANTS SUBMITTED CONCEPTUAL PLAN A 13108 - 1866 LIVERPOOL ROAD 1410967 ONTARIO INC.. 54.4 m EXISTING DWELLING ,. PROPOSED PARKING E , N GARAGE 54.4 m 07 O E J IN O N a LULU J N THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING 8 DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, JUNE 7, 2008. To amend the zoning to love back door and add a business.office, a to create a covered prfoessional and a ort veterinary clinic as permitted uses on the subject property 07 O E J IN O N a LULU J N THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING 8 DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN, JUNE 7, 2008. ATTACHMENT# -? TO OB INFORMATION REPORT# l �O Justification Report for Zoning Amendment Application for 1866 Liverpool Road; Pickering, ON _ Jeff Wormald / Dr. Janet Sawyer Millennium City Veterinary Hospital ATTACHMENT#3__TO INFORMATION REPORT# �y U� III 09 Millennium City Veterinary Hospital (MCVH) is an accredited, full-service companion animal hospital which has been operating in Pickering's Bay Ridges Plaza since May 2000. In October 2006, City Council passed a rezoning By-law enabling the redevelopment of the Bay Ridges Plaza. Since that time, MCVH has, with the ongoing assistance of numerous. real estate agents, sought out an alternative location for the business, without success. Our top priority criteria in relocation of hospital operations have included: (i) location south of the 401, where we are the only veterinary hospital in Pickering; (ii) minimum 2,000 square feet of appropriately zoned commercial space; (iii) grassy area in which to walk dogs; (iv) proximity to the 401 for ease of access of clients travelling distances (MCVH has a special interest in birds & exotic animals — services which are uncommon in companion animal hospitals); (v) sufficient parking capacity; and, (vi) non -industrial location. To date, a location satisfying the above criteria has not been identified. In an effort to move beyond its current conditions and allow unfettered development of the Bay Ridges Lands, MCVH has been forced to consider locations that do not meet their criteria. In doing so, we have recently identified a possible location at 1866 Liverpool Road (located n. of Kingston Road and s. of Glenanna on the west side). Although this location specifically forces us to compromise item i), above, we believe it to be the only currently available location which would allow us to continue to serve our largely south Pickering clientele, who we hope would find the trip up Liverpool Rd. to be acceptable. 1866 Liverpool Road is presently zoned Residential (R3). However, our proposed use (details of which are shown on the included conceptual drawing) fits with Pickering's Official Plan to allow commercial uses in this area. Quoting from Chapter 11, Neighbourhood 12: Liverpool, City Policy, Section 11.14: "City Council shall, (d) consider the use in part, or reuse, of existing dwellings on the west side of Liverpool Road, south of Glenanna Road, for business and professional offices...". The size of the existing brick dwelling at 1866 Liverpool lends itself to conversion to a veterinary hospital of similar size to our current location. Further, the entranceway and layout of the existing building lends itself to conversion to barrier -free access. ATTACHMENTiR_�_TO 10 INFORMAMON REPORT!# Our total staff and clientele parking requirements for the proposed location are based on numerous considerations, including the following: a) our business is based on consecutive, scheduled appointments resulting in a predominantly predictable and limited number of concurrent clients at the hospital. b) Our six full time employees work in shifts. c) Two of our six employees live in Pickering and one employee makes use of public transit to get to MCVH. Based on the above, and our current traffic patterns, our intention is to provision a total of 13 parking spots to ensure that sufficient parking for our business is fully facilitated. The overall lot size also affords sufficient room for the above parking needs, while leaving a significant portion of the grassy areas of both the front and back yards intact. As such, we do not anticipate that the proposed usage would significantly interfere with the neighbours' enjoyment of their properties. We do not realistically anticipate that noise will be an issue for neighbours. To be clear, MCVH is a veterinary hospital, not a boarding kennel. As a result, overnight boarding of animals is not a routine event, and typically occurs only during recovery, post surgery and for hospitalized patients. For this purpose, dog wards will be sound -proofed to minimize sound transfer within and beyond the building, as they are with MCVH's current leaseholds. And although hospitalized dogs will be walked, they will be. walked in the back yard, on leashes, typically one at a time. It is our experience that the potential for dog -barking noise would be greater if the property remained residential and a pet dog was placed unsupervised in the fenced -in backyard. Sustainability issues also favour rezoning for two significant reasons. First, rezoning would permit the reuse of an existing brick dwelling, as opposed to the need to build a new structure specifically for MCVH. Second, rezoning would potentially avoid the substantial waste of resources associated with a temporary building in which to house MCVH. Based on all of the above, and in keeping with the Official Plan, we believe rezoning 1866 Liverpool Road to retain residential uses and allow professional offices would be consistent with the City of Pickering's planning and development goals. Note: MCVH hours of customer operation are as follows: Mon -Fri: Sam to 7pm' Sat: 9am to 3pm Sun: closed customer appointments do not begin until 9:30am. 1 ATTACRR EDIT #_� TO REPORT # PD`LtL_UO--.—_.__ Taylor, Lynda From: Georges Larochelle [geolar@sympatico.ca] Sent: August 3, 2008 2:25 PM To: Taylor, Lynda Subject: Zoning Amendment for 1866 Liverpool Rd Dear Lynda, This is to inform you that we support the proposal to amend the zoning bylaw in order for Millennium City Veterinary Hospital to take up residence at 1866 Liverpool Rd. Sincerely, Heather Rogers Georges Larochelle geolar &svmoatico.ca (416)293-2155 1 4TTACH,MiENT 0_ TO REPORT r PO l - wM 12 Taylor, Lynda From: Withers, Debbie[mailto:Debbie.Withers@scotiabank.com] Sent: Thursday, July 31, 2008 3:12 PM To: Cefaratti, Rick Liverpool Rd Subject: Rezoning Proposal. -.1866 .P To the attention of R. Cefaratti: I fully support the rezoning application for 1866 Liverpool Rd. to be used for Millennium City Veterinarian Hospital. In my opinion, this is.good planning and appropriate. use of the location for a small business. Please ensure my support for this proposal is recognized at the'public meeting on August 18, 2008. Regards, De6na• Zvitlwcd .. 905 4.96-9960 .56'WaMe# s�llaz, dKtanla Please consider the environment before printing this email. Notice of Confidentiality: The information transmitted is intended only. for the person or entity to which it is addressed and may contain iew re -transmission dissemination or other use. of or taking of confidential and/or privileged material. Any rev any action in reliance upon this information by. persons or entities other than the intended recipient is prohibited. i ATTACHMIENIT #_ REPORT # PD (y n RTO I J Taylor, Lynda . — ---- -- From: Cefaratti, Rick Sent: July 31, 2008 4:15 PM To: Taylor, Lynda Subject: FW: Re -zoning application for Millenium City Vetrinary Hospital Sincerely, Rick Cefaratti Planner II Planning & Development Department City of Pickering T: 905.420.4660 ext. 2194 Toll Free: 1.866.683.2760 F: 905.420.7648 rcefaratti(o)city. pickering.on.ca www.citvofpick6ring.com Consider your environmental responsibility - think before you print! www.sustainablepickering.com From: WILLIAM WITHERS [mailto:wwithers09l4@rogers.com] Sent: Thursday, July 31, 2008 4:11 PM To: Cefaratti, Rick .Subject: Re -zoning application for Mil!enium City Vetrinary Hospital Dear.Mr. Cefaratti, I would like to voice my support of the re -zoning proposal which will allow Millenium City Veterinary Hospital to relocate to 1866 Liverpool Rd. As there are many existing businesses located on Liverpool Rd. (North and South of the 401) that service the Kingston Rd retail corridor, this proposed location appears to be a.compatibe fit with town plan. Historical planning decisions have allowed many of the existing businesses, both retail and commercial, in Pickering to operate out of what used to be single family homes, and more recently the new townhouses on Liverpool Rd. by the waterfront. I would appreciate it if you would please have my support and comments logged and noted in the staff report to be presented at the Public Meeting in Council Chambers on Monday August 18 2008 at 7:30 PM. Regards, William Withers, (905) 426-8260