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INFORMATION REPORT NO. 08-05
FOR PUBLIC INFORMATION MEETING OF
May 19, 2005
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Zoning By-law Amendment Application A 7/05
Marshall Homes (Village) Ltd.
1295 Wharf Street
Part of Block 1, Plan 40M-2177
Part 9, Plan 40R-22540
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject property is located on the south-west corner of Wharf Street and
Liverpool Road and is approximately 0.023 hectares;
- a property location map is provided for information (see Attachment #1);
- the subject property currently supports a three-storey unoccupied residential
dwelling with commercial uses permitted on the ground floor;
- the surrounding land uses are primarily residential to the north and west, and
residential uses with limited commercial uses to the south and east;
- a reduced site plan and floor plan, compiled from the applicant's submitted plan,
showing the existing site, is provided for information (see Attachment #2 and #3).
2.0 APPLICANTS PROPOSAL
the applicant proposes to amend the existing zoning on the subject lands to
expand the permitted floor space of a business office to include the second and
third floors and to amend the parking requirements for Unit 9, 1295 Wharf Street;
the applicant proposes internal building alterations to accommodate the office
use and is proposing to provide parking on the north side of the building with
access from Wharf Street.
Q;i Information Report No. 08-05 Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan identifies the subject lands as being within
a "Living Area" designation, where lands are to be used predominantly for
housing purposes;
- in addition, limited office development and limited retailing of goods and
services, in appropriate locations, as components of mixed use
developments, provided that the Community and .Local Central Areas are
designated in the area municipal official plan, and the functions and
characteristics of such Central areas are not adversely affected; _
- the applicant's proposal appears to comply with this designation;
3.2 Pickering Official Plan
- the subject property is designated "Open Space System — Marina Area" within
the Bay Ridges Neighbourhood;
- Marina areas permit Marinas, yacht clubs and ancillary uses; Marina
supportive uses, restaurants, limited retail uses; limited residential uses in
conjunction with marinas and yacht clubs;
- despite the uses permitted in a Marina Area; City Council has adopted the
"Liverpool Road Waterfront Node Development Guidelines" which further
identifies the subject property as being within the Liverpool Road Corridor;
- the Liverpool Road Corridor permits limited residential uses, and restricts the
permissible uses to retailing of goods and services, offices and community,
cultural and recreation uses, to serve the tourist, recreational boating and
other community needs;
- Schedule II to the Pickering Official Plan designates Liverpool Road, south of
Bayly Street, a collector road and Wharf Street as a local road;
collector roads generally provide access to individual properties, to local
roads, to other collector roads and to Type C Arteria! Roads; carry greater
volumes of traffic than local roads, including automobiles, pedestrians,
bicycles and transit; and generally have a right-of-way width ranging from
20 to 22 metres;
local roads generally provide access to individual properties, to other local
roads and to collector roads; carry local traffic; and generally have a right of
way of up to 20 metres;
the applicant's proposal appears to comply with this designation;
3.3 Liverpool Road Waterfront Node Development Guidelines
- the Liverpool Road and Wharf Street intersection is subject to the Council
adopted "Liverpool Road Waterfront Node Development Guidelines';
- the guiding vision for the entire Node is that of a "Great Lakes Nautical
Village" with a mix of uses and an ambiance that is inviting;
Information Report No. 08-05
3.4
4.1
4.2
4.3
Page 3 0'0 JS
the area designated as "Liverpool Road Corridor" requires development to
achieve a high level of design and architectural quality, featuring a vibrant
pedestrian environment;
the guidelines provide for alternate parking strategies for developments such
as on -street parking, public parking areas, commercial parking lots and
off-site parking under long term leases and consideration of cash -in -lieu of
parking in this area, particularly for the small-scale commercial developments
anticipated along Liverpool Road and in Fairport Village;
Zoning By-law 2511
- the subject property is currently zoned "MU -16" — Mixed Use Zone by
By-law 2511, as amended by By-laws 6090/03 and 6147/03;
- this zoning permits the establishment of multiple dwelling -horizontal,
semi-detached dwellings, business office, commercial school, personal
service shop, professional office, restaurant type A, and a retail store;
- the commercial uses listed above are only permitted within the ground floor
and basement of a dwelling unit; .
- an amendment to the by-law would be required to implement the applicant's
proposal.
RESULTS OF CIRCULATION
Resident Comments
- no resident comments have been received to date;
Agency Comments
- no agency comments have been received to date;
Staff Comments
in reviewing the application to date, staff has identified the following issues for
further review and consideration:
with the full conversion of the dwelling unit for commercial purposes; staff
have concerns with respect to the location and availability of parking to
serve the business office users; and;
the acceptability of the applicant's request to provide parking within the
City's road allowance on Wharf Street as it relates to streetscape design
and pedestrian safety.
Information Report No. 08-05
5.0 PROCEDURAL INFORMATION
Page 4
- 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 commented on the applications at the time of
writing report;
6.2 Information Received
- copies of the applicant's submitted plan are available for viewing at the offices
of the City of Pickering Planning & Development Department;
6.3 Property Principal
- Ian McCullough P. Eng., is the Vice President of Marshall Homes.
Tyler
= Site Planning
TB:Id
Attachments
Copy: Director, Planning & Development
Lynda,Taylor, mcip, RPP
Manager, Development Review
005
APPENDIX NO. I TO
INFORMATION REPORT NO. 08-05
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
AT7ACHMENT#/ To
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INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED SITE PLAN
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WHARF STREET
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNINGAND
DEVELOPMENT DEPARTMENT. PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN SECTION,
APRIL 18, 2005.
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INFORI�PRi ICttw R�PORP#
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED FLOOR PLAN
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THIRD FLOOR PLAN I
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OFFICE 3 �.
SECOND FLOOR PLAN
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THIS MAP WAS PRODUCED BYTHE CITY OF PICKERING PLANNING AND
DEVELOPMENTDEPARTMENT.. PLANNING INFORMATION SERVICES
DIVISION MAPPINGAND DESIGN SECTION.
APRIL 18. 2005.