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Home My WebLink AboutPD 30-05PICKERING REPORT TO EXECUTIVE COMMITTEE Report Number: PD 30-05 Date: June 6, 2005 From: Neil Carroll Director, Planning & Development 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 Recommendation: That Zoning By-law Amendment Application A 7/05, be REFUSED to amend the existing zoning to expand the floor space of a permitted business office to include the second and third floor of the existing dwelling and to amend the parking requirements for property known as 1295 Wharf Street, Unit 9, as submitted by Marshall Homes (Village) Ltd., on lands being Part of Block 1, Plan 40M-2177, Part 9, Plan 40R-22540, City of Pickering. Executive Summary: The applicant is requesting a change to the zoning to allow permitted business office uses to occupy the second and third floor of the existing dwelling unit known as 1295 Wharf Street, Unit 9, and to amend the parking requirements to accommodate the expanded business office use (see Location Map, Attachment #1 ). The proposed expansion of the business office use complies with the City's Official Plan, however, the property does not have sufficient area to provide for required on-site parking. The applicant has proposed to provide an additional five parking spaces at the north end of the subject property within the Wharf Street boulevard (see Applicant's Submitted Site Plan, Attachment #2). The introduction of vehicle parking in the City boulevard is contrary to the overall urban design objectives established for the Liverpool Road Waterfront Node. The applicant has not pursued alternative off-site parking, therefore it is recommended that City Council REFUSE the application on the basis that appropriate parking cannot be provided on-site or off-site. Report PD 30-05 Subject: Zoning By-law Amendment Application A 7~05 Date: June 6, 2005 Page 2 Financial Implications: proposed development. No direct costs to the City are anticipated as a result of the Background: 1.0 Introduction The existing zoning for the property 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. Commercial uses are only permitted within the ground floor and basement of a dwelling unit. Marshall Homes (Village) Ltd., submitted a zoning amendment application to expand the floor space of a permitted business office from the existing ground floor area of 44 square metres, to include the second and third floor of 87 square metres of the existing dwelling for a total of 131 square metres and to amend the parking requirements for property known as 1295 Wharf Street, Unit 9 (see Location Map, Attachment #1 and Applicant's Submitted Floor Plan, Attachment #3). The applicant has proposed a parking arrangement to serve the unit which introduces five parking spaces on the north side of Unit 9 within the City's Wharf Street boulevard (see Applicant's Submitted Site Plan, Attachment #2). In addition, the applicant has requested the Municipal Property & Engineering Division to lift the "no parking" restriction currently in force on the north side of Wharf Street. 2.0 Comments Received 2.1 At the May 19, 2005, Public Information Meeting A few residents appeared at the meeting to raise concerns regarding; traffic safety; the precedent that this application may establish; and the ability of a future owner to establish a more intensive office use (see text of Information Report and Meeting Minutes, Attachments #4 and #5). 2.2 Written Public Submissions on the application (received at or following the Public meeting) Keith and Judy Avis, on behalf of Joan Avis of 640 Liverpool Road (located across Wharf Street directly north of the subject property) expressed concern respecting the lack of parking, traffic congestion, potential for additional office tenants within the unit and objected to the lifting of "no parking" restrictions on Wharf Street (see Attachment #6). Report PD 30-05 Subject: Zoning By-law Amendment Application A 7~05 Date: June 6, 2005 Page 3 2.3 2.4 3,0 Harold Hough, President of the Pickering Harbour Company has forwarded a letter of support for the application, stating that he believes the parking requirements for this use to be modest and that the proposed use is compatible with the surrounding area (see Attachment #7). lan McCullough of Marshall Homes has submitted a cover letter and petition stating that 46 unit owners within their development have expressed support for the application as proposed (see Attachment #8). Agency Comments Region of Durham · The proposal is permitted by the policies of the Durham Region Official Plan; · The application has been screened with the terms of the provincial plan review responsibilities; · The application achieves the objectives of the Community Strategic Plan which encourages balanced growth and livable communities by encouraging development that enables an improved live-work relationship; (see Attachment #9); No other agency that provided comments has any objection to the subject applications. City Departments Municipal Property & Engineering Division · Oral comments provided by R. Holborn, Division Head; · The proposed parking scheme for the Wharf Street boulevard is not supported; The location of the proposed boulevard parking spaces has the potential for vehicular conflict with both pedestrians and other vehicles. Discussion The property at 1295 Wharf Street, Unit 9 is the end unit of a row of residential townhouses situated at the southwest corner of Liverpool Road and Wharf Street. Some of the townhouse units fronting Liverpool Road have been designed for commercial convertibility (see Location Map, Applicant's Submitted Site Plan, and Applicant's Submitted Floor Plan, Attachments #1 - #3). The existing unit was approved by the City as a residential townhouse with a ground floor that has the potential for commercial convertibility. The applicant intends to relocate its head office to this unit and occupy the entire unit for a business office. Report PD 30-05 Subject: Zoning By-law Amendment Application A 7/05 Date: June 6, 2005 Page 4 3.1 3.2 3.3 The proposed Rezonin.q complies with the City's Official Plan and the policies within the Bay Ridges Nei.qhbourhood The subject property is designated "Open Space System - Marina Area" within the Bay Ridges Neighbourhood. This designation permits marinas, yacht clubs and ancillary uses; marina supportive uses, restaurants, limited retail uses; limited residential uses in conjunction with marinas and yacht clubs. Further, the "Liverpool Road Waterfront Node Development Guidelines" 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, community cultural and recreation uses to serve the tourist, recreational boating, and other community needs. Proposed office expansion generates the need for additional on-site parkin~ spaces The current by-law provisions for the property require off-street parking for the residential use only. Parking for the potential ground floor commercial uses is to be accommodated by on-street parking on Liverpool Road. The full conversion of the residential unit to a business office use generates the requirement for additional parking beyond the on-street parking that may be accommodated on Liverpool Road. The additional office space generates a requirement for five additional parking spaces, which cannot be provided on-site. There are currently two on-site parking spaces provided for Unit 9. In order to comply with the City's office parking standards the applicant is required to accommodate an additional three spaces for their business office. Alternate parking strategies are provided in the Liverpool Road Waterfront Node Development Guidelines The Liverpool Road Waterfront Node Development Guidelines state that creative parking arrangements, not previously used in Pickering, are required for this area. The guidelines indicate that alternative parking arrangements may be explored, such as but not limited to: on-street parking; commercial parking lots; off-site parking under long term leases, cash-in-lieu of parking (particularly for the small-scale commercial developments anticipated along Liverpool Road); and opportunities to partner with Ontario Power Generation for additional parking on its adjacent lands. The Planning & Development Department would be supportive of the proposed business office expansion, as it is a small-scale development, provided the applicant made the necessary arrangements to secure off-site parking under a long-term lease for the required (three) additional parking spaces. Report PD 30-05 Subject: Zoning By-law Amendment Application A 7/05 Date: June 6, 2005 Page 5 3.4 Parkin.q on Wharf Street not supported The applicant has attempted to satisfy the parking requirements by proposing five additional parking spaces on the north side of Unit 9, with access from Wharf Street (see Applicant's Submitted Site Plan - Attachment #2). A majority of the proposed parking spaces would be located within the City's boulevard on the south side of Wharf Street, near the Liverpool Road intersection. The Liverpool Road Waterfront Node Development Guidelines stress the importance of design between curb and private property, and note this element to be critical to the successful development of the area. The guidelines call for special attention to developing a cohesive streetscape element that can be applied to private development and the public realm throughout the corridor. The introduction of perpendicular parking spaces on the Wharf Street boulevard will create potential conflict with pedestrian and vehicular movement. Boulevard parking on Wharf Street will detract from the corner element streetscape that was envisaged by the guidelines and that is being developed at this entry location. The Municipal Property & Engineering Division also expressed objection to any parking within the Wharf Street boulevard. They concur that boulevard parking at this location is too close to the Liverpool Road / Wharf Street intersection and to the entrance to the condominium. The parking design would increase the potential for both vehicular and pedestrian conflict. Consequently, staff does not support the applicant's request to introduce boulevard parking. 4.0 Applicant's Comments The applicant has been advised of the recommendations of this report and does not concur with staff's recommendation. The applicant believes that their proposal to provide additional parking will assist in alleviating current parking supply problems and is not a detriment to the urban design objectives for this area. Report PD 30-05 Subject: Zoning By-law Amendment Application A 7/05 Date: June 6, 2005 Page 6 Attachments: 1. Location Map 2. Applicant's Submitted Site Plan 3. Applicant's Submitted Floor Plan 4. Information Meeting Report 5. Minutes from Statutory Public Information Meeting 6. Resident Comment - J. Avis 7. Resident Comment- Pickering Harbour Company 8. Letter and Resident petition- provided by Marshall Homes 9. Region of Durham Planning Department Comment S~- Site Planning Approved / Endorsed By: ~iel cCtoa~~~P~evelop ment Lynd~ T~'ylor, MC~, RPP Manager, DevelOpment Review TB:Id Attachments Copy: Chief Administrative Officer Recommende~or th~F, en~ideration of Pickering_.~~~ '~ ,~._.~ T~r~a~ J.-Quin~hief A, d~r~nistratl~%~ ER P~J~NT ST~r I WATERF ~/~ EA/ C /-/ /WA A~ '~ ILONA PARK ROAD DRIVE COMMERCE STREET COMMERCE STREET WHARF BROADVIEW STREET SHEARER ANNLAND STREET STREET LA /~E OA/7-,4/~/0 City of Pickering Planning & Development Deoartment PROPERTY DESCRIPTION PLAN 40M2177 BT BLK 1 NOW RP 40R22540 PART 9 OWNER MARSHALL HOMES DRAWN BY JB FILE No. A 07/05 ' DATE APRIL 8, 2005 SCALE 1:5000 CHECKED BY TB PN-3 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED SITE PLAN A 07~O5 WHARF STREET PROPERTY LINE ~ PROPOSED PARKING 1295 WHARI STREET UNIT 9 ' il 9 CKA 10 THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 18, 2005. INFORMATION COMPILED FROM APPLICANT'S SUBMITTED FLOOR PLAN A 07~05 THIRD FLOOR PLAN DECOR CENTRE UTILITY SECOND 'FLOOR PLAN GARAGE GROUND FLOOR PLAN THIS MAP WAS PRODUCED BY THE CiTY OF PtCKERING PLANNING AND DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES DIVISION MAPPING AND DESIGN SECTION, APRIL 18, 2005, /-T~ ACHF,-~i'.]~ #_ ':'/ ,TO RE.g'OR1/./ PD ,,~0 - (,")..5' ICKERING 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 2.0 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). 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. Information Report No. 08-05 Page 2 3.0 3.1 3.2 3.3 OFFICIAL PLAN AND ZONING 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; 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 Arterial 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; 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 Page 3 3.4 4.0 4.1 4,2 4.3 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; Zonin~ 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; A_qenc¥ 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 Page 4 5.0 6.0 6.1 6.2 6.3 PROCEDURAL INFORMATION - 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. OTHER INFORMATION 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; Information Received - copies of the applicant's submitted plan are available for viewing at the offices of the City of Pickering Planning & Development Department; Property Principal - lan McCullough P. Eng., is the Vice President of Marshall Homes. ORIGINAL SIGNED BY Tyler Barnett Site Planner- Site Planning TB:Id Attachments ORIGINAL SIGNED BY Lynda Taylor, MCIP, RPP Manager, Development Review Copy: Director, Planning & Development 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 ~ ', ,: .... 2~<') ' ~ .~ Excerpts from StatutorY Public Information Meeting Pursuant to the Planning Act Minutes Thursday, May 19, 2005 7:00 P.M. The Manager, Development Review, provided an overview of the requirements of the Planning Act and the Ontario Municipal Board respecting this meeting and matters under consideration there at. (i) ZONING BY-LAW AMENDMENT APPLICATION A 7/05 MARSHALL HOMES (VILLAGE) LTD. 1295 WHARF STREET PART OF BLOCK 1, PLAN 40 M-2177 PART 9, PLAN 40R-22540 Tyler Barnett, Site Planner, provided an overview of property location, applicant's proposal and City's Official Plan policies pertaining to this site, as outlined in Information Report #08/05. Marshall Homes representative lan McCullough, advised of his presence but made no comments at that time. Sylvain Trepanier, 1218 Monica Cook Place stated several concerns for the property in question. The issue of the lack of parking, the building code and whether the ceilings between the second and third floor are up to that code and will modification be required. Concerned with a petition that is currently being circulated by Marshall Homes to gain support for the re-zoning: believes current residents of existing units may feel compelled to sign in order to remain on the priority list for house repairs that many units require. Speaker believes if the City accepts this proposal they will be setting precedent and they will be unable to refuse others who wish to do the same. Speaker feels a compromise is required and that Marshall Homes should reapply in one year when residents are satisfied with the units they have purchased. If there is no objection from residents in the area, the speaker will not object to the proposal at that time. Joe Brown, 1295 Wharf Street Unit 23, states several concerns with the proposal. The re-zoning request contradicts the original sales pitch by Marshall Homes: An area with community business that attracts people to the waterfront. Also believes that this would set a precedent. The Speaker is concerned with parking, the issue of the petition that is circulating, the destruction of his -1- HCKER]NG StatutorY 3~ .c.5' Excerpts from Public Information Meeting Pursuant to the Planning Act Minutes Thursday, May 19, 2005 7:00 P.M. J investment and, when considering the inevitable change in ownership, the City's inability to control future establishments on the property. Judy Avis, 640 Liverpool Road South, states concerns being the traffic problems that already exist and the lack of space to maneuver with the inevitable increase in cars, and the future use of the building if zoning was changed. Believed the area was intended to be pedestrian friendly. Marshall Homes representative, lan McCullogh states that this would not necessarily set precedent and that Marshall Homes would be open to site specific zoning. He does not believe that traffic or parking constraints will increase and believes the existing residential units could cause parking issues as well. Informed public he is available for discussion after the meeting. Staff member stated that the building has been inspected and compliance to the building code is mandatory. -2- May 17th, 2005. 595 Annland Street, Pickering, Ontario. LlW lA6 To: City of Pickering One The Esplanade Pickering, Ontario L1V 6K7 ATTENTION' Clerk's Division Response to the Zoning By-Law Amendment Application A7/05 - Marshall Homes Ltd. This letter of concern is being sent to the cormrfittee on behalf of Mrs. Joan Avis, 640 Liverpool Rd. S., north side of Wharf St. resident, and Keith & Judy Avis, 595 Annland St., driveway access on Wharf St. Our concern is the number of people that would be using the facility on a daily basis if there are 3 floors of office space. They are only receiving parking space on their own property for possibly 3 cars in the existing driveway on Liverpool Road and then 5 on Wharf Street. This area is becoming very congested for traffic movement with the new development. Also, maybe at this time in the use of the building the office staff use and visitors may be considered small (enough spaces for all presently employed ), there is nothing to say in the future each floor of office space could be rented out to other tenants or sold for other office use that has a larger number of daily employees and daily visitors. How far are people willing to walk once they leave their vehicles? Also of concern is the view of drivers turning east on Wharf Street. Is a driver's view going to be obstructed with parked velficles, facilitating a swing in their turn into the west bound lane. This would be a possibility ifa cube van were parked on one of these new spaces. This is a street being used for commercial access and any overhanging parked cars, if someone decides to overhang the curb, may cause an obstruction of flow also and maybe a danger to pedestrians and drivers using the street. We would also not be pleased if in the planning the option of having the NO PARKING restrictions removed along the street as being a parking alternative be at all thought about. But, we feel that maybe the issue beyond the zoning change is not just parking but, is this change to 3 stories of office space going to set a precedent to the landowners and tenants who already have a first floor/and or basement commercial zoning on Liverpool to expand to more floors of commercial activity and going beyond the vision of a "Great Lakes Nautical Village" being lost'to just another node of commercial activity beyond the expected pedestrian environment. Thank you for receiving our comments as long time residents ( 100 years + ) within this neighbourhood. Yours truly, Joan Avis Keith & Judy Avis( 905 - 839 - 9996 ) - javis52~hotmail.com Associate Company FRENCHMAN'S BAY HARBOUR & MARINE SERVICE CO. LIMITED · Executive Offices 591 LIVERPOOL ROAD PICKERING, ONTARIO L1W 1R1 Telephone (905) 839-5036 Fax (905) 839-4380 E-mail: in fo~frencl~mansbaymarina, corn April 27, 2005 Mr. Tyler Barnett, Senior Planner- Site Plann~ G ~ } V ~ D City of Pickering One The Esplanade Pickering, Ontario L1V 6K7 Dear Mr. Barnett: Pickering Harbour Company Limited has no objections to the above referenced zoning By- law Amendment Application. Parking requirements for this application are modest and we believe that the nature of the use intended is compatible with the surroundingarea and would not impinge in any way with the character of the condominium development in which it is located. Yours very truly THE PICKERING HARBOUR COMPANY LIMITED pH~e~'deH~U~l~ City of Pickering re Marshall Homes Amend Apr 05 May 26, 2005 /.TTACH,~¢,E~'~tT ¢/~T0 r;?~F~ ¢, ~?_.~¢._'__~_,5' RECEIVED 2005 OF PICKERItN(~ pI,~NNING & DEVELOPMENT DEPARTMENT City of Pickering One The Esplanade Pickering, Ontario L1V 6K7 Attention: Mr. Tyler Barnett Dear Mr. Barnett: SUBJECT: 1295 Wharf Street, Unit 9 Business Office Conversion Further to our ongoing meetings and discussions, we are pleased to enclose a petition of support from the residents at 1295 Wharf Street for the business office conversion of unit 9 and the creation of the 5 parking spots along the Wharf Street side yard and boulevard. As discussed, the petition was a follow-up to the informal public meeting we held which was attended by you, Linda Taylor, our office, 5 members of Council and the residents. In reviewing the petition, please note that 3 of the properties are still under our ownership and 2 have a conflict in dealing with this matter. Accordingly, we only consider 61 of the 66 units to be eligible to sign. Of the 61 residents, we had a handful that Simply dOn't sign petitions, however, do not object to our application (as demonstrated at the public meeting) and there were 4 property owners who could not be contacted. Enclosed is a combination of a signed petition and e-mails (for those who could not be seen) totaling 46 units or over 75% direct support for our application. In addition to this direct support, it is very clear from our public meeting held last week that the remaining resident's who did not sign, excluding the one who spoke, simply don't object. Through the public participation to date, it is quite clear that the vast majority of residents support our plans. 345 Kingston Road, Suite 31 t, Pickering, Ontario, Canada L1V 1A1 Teh 905-509-8278 Fax: 905-509-3615 We further wish to highlight that most residents acknowledge that the area in general has parking problems. Accordingly, we wish to reiterate that multi-tenanting this unit with the existing commercial permitted: and an upstairs residential user will result in more vehicles being generated than our proposed use. Permitting our use and the parking, will ensure this unit does not burden the already stressed parking situation in the area for now and years to come. Simply put, we do not solve a parking problem by not creating additional parking were possible irregardless of the use. We maintain the opinion that this application will help solidify the commercial base on Liverpool South and will improve parking by taking this unit out of the public parking demands associated with the remaining commercial units. We also feel this is a unique opportunity as it is the only unit in the area with a full Municipal corner, thus, we do not anticipate this application will establish any new precedents. We trust that the enclosed is complete and in order, and we look forward to advancing to the May public meeting for the application. In the meantime you have any questions or require any further information, please call. Yours truly, //~ Marshall Homes ¢orl:Coration Vice President cc. Councilor Mclean Councilor Dickerson 05/16/2005 90§5093615 MARSHALL HOMES 'MARSHALL HOMES PAGE FACSIMILE TRANSMITTAL SHEET TO: ~ Lymae Rempel COMPANy: Pe~onal FAX NUMBER: 90~-665-7552 FROM: Cameron McKinnon PHONE NUMBER: 905-665-7788 RE: DATE-: May 16, 2005 TOTAL NO. F PAGEs: SENDER,S FAX NUMBER: 905-$0¢3615 SENDER,S PI-tONE NUMBER: 905-$09-8273 URGENT E] FOR REVIEw [J PLEASE COMMENT [~ PLEASE REPLY please contain immediately//y~U cxg~ence any ttn~or~ problcms NOTES/COMMENT~: could you please acknowledge yo agreement and ~ ./'/7 ream via f~tx. r~ it 2~ Picketing date / / As per our telephone conversation regarding your support of the rezoning application by Marshall Homes to add business nfl]ce uses to ~hc upper 2 floors at 1295 llZlaarf Street, Unit 9, and to create our parking along the ~rharf Street Side yard, Thankyou 01/01 343 KINGSTON ROAD . PICKERING, ON L1V 1Al Diane Page 1 of From: Cameron McKinnon [cameron@marshailhomes.ca] Sent: Tuesday, May 17, 2005 9:22 AM To: diane@marshallhomes.ca Subject: FW: lot 9 frenchman's bay ..... Original Message ..... From: Darlene Flatman [mailto:darleneflatman@hotmail.com] Sent: Hay 17, 2005 8:31 AM To: cameron@marshallhomes.ca Subject: RE: lot 9 frenchman's bay Yes Cameron I do support the change in zoning so Marshall cart have their offices there. Hope the meeting goes well. Darlene Flatman >From: "Cameron McKinnon" <cameron~marshallhomes.ca> >To: <darleneflatman~hotmail.com> >Subject: lot 9 frenchman's bay >Date: Mon, 16 May 2005 14:05:46 -0400 > > > >Hi Darlene. >as per our telephone conversation, I understand your are supportive of the >rezoning application by Marshall Homes to add business office uses to the >upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking >along the Wharf Stree side yard. You're acknowlegement of this via return >response is appreciated. > >Thank you >Cameron > 5/17/05 Page 1 of Diane From: Cameron McKinnon [cameron@marshallhomes.ca] Sent: Tuesday, May 17, 2005 9:23 AM To: diane@marshallhomes.ca Subject: FW: FW: lot 9 frenchman's bay ..... Original Message ..... From: HIKE CAMPBELL [mailto:camfam4@rogers.com] Sent: May ::[6, 2005 4:23 PM To: Cameron McKinnon Subject: Re: FW: lot 9 frenchman's bay yes if you fix my stairs. Mike Campbell Cameron McKinnon <cameron~marshallhomes. ca> wrote: Hi Micheal. as per our telephone conversation, I understand your are supportive of the rezoning application by Marshall Homes to add business office uses to the upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking along the Wharf Stree side yard. You're acknowlegement of' this via return response is appreciated. Thank you Cameron Remember, life is not a rehersal ! 5/17/05 Diane From: Sent: To: Subject: Cameron McKinnon [cameron@marshallhomes.ca] Thursday, May 19, 2005 2:41 PM diane@marshallhomes.ca FW: lot 9 frenchman's bay ..... Original Message ..... From: KARL WALD [mailto:kwaldsolidimage@bellnet.ca] Sent: May 17, 2005 3:36 PM To: Cameron McKinnon Cc: kwaldsolidimage@bellnet.ca Subject: Re: lot 9 frenchman's bay Mr Cameron I have no issue with Marshall Homes application for rezoning of this unit but I would not like to see this lead to the whole street changing to spoil the reason we bought this unit in the first place. Original Message From: "Cameron McKinnon" <cameron@marshallhomes.ca> To: <kwaldsolidimage@bellnet.ca> Sent: Monday, May 16, 2005 4:20 PM Subject: FW: lot 9 frenchman's bay > > hi Karl > > > as per our telephone conversation, I understand your are supportive of the > rezoning application by Marshall Homes to add business office uses to the > upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking > along the Wharf Stree side yard. You're acknowlegement of this via return > response is appreciated. > > Thank you > Cameron > > > Page 1 of Diane ATTACHMENT #, ~' TO REPORI # PD 3~ '~ ~'> ~' From: Cameron McKinnon [cameron@marshallhomes.ca] Sent: Tuesday, May 17, 2005 10:02 AM To: diane@marshallhomes.ca Subject: FW: FW: lot 9 frenchman's bay ..... Original Message ..... From: Sherrie Johnston [mailto:SJohnston@iapa.ca] Sent: May 17, 2005 9:53 AM To: Cameron McKinnon Subject: Re: FW: lot 9 frenchman's bay Please accept this email as my agreement to this rezoning application as stated below. Sherrie Johnston "Cameron McKinnon" <cameron@marshallhomes.ca> 05/17/200S 09:49 AH To: <sjohnston@iapa.ca> Subject: FW: lot 9 frenchman's bay Hi Sherrie as per our telephone conversation, I understand your are supportive of the rezoning application by Marshall Homes to add business office uses to the upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking along the Wharf Stree side yard. You're acknowlegement of this via return response is appreciated. Thank you Cameron 5/17/05 Page 1 of 1 lan From: vbody [vbody@rogers.com] Sent: May 19, 2005 2:39 PM To: lan McCullough Subject: Re: lan, We would support the zoning change for Marshall Homes to occupy the space. ..... Original Message ..... From: lan McCullough_ To: 'vbody~ Sent: Tuesday, May 17, 2005 4:14 PM Hi Val, I was just going through the support for our office application with Cameron and see he was waiting on your reply while you considered things. In speaking with yourself and Jim at our meeting, my sense was you guys do support what we are doing (in fact Jim said the info at the meeting was what turned his view from against to support). I was wondering if you could provide a positive reply to this e-mail as your support for our rezoning and creation of the parking on Wharf Street. Please let me know. Thanks and Regards, lan 19/05/2005 Diane From: Sent: To: Subject: ATTAC!-II~ENT #-- ~--.,~TO REPORT # PD_ ~ ~ ' 0 .~' Cameron McKinnon [cameron@marshallhomes.ca] Tuesday, May 17, 2005 9:22 AM diane@marshallhomes.ca FW: lot 9 frenchman's bay ..... Original Message ..... From: Mubashir Khalid [mailto:mubashir_khalid@hotmail.com] Sent: May 17, 2005 8:06 AM To: Cameron McKinnon Subject: Re: lot 9 frenchman's bay Hi Cameron / Marshall Homes, Yes, I am 100% in support of this. Thank you and good luck! Mubashir Khalid Owner, ~43 -1295 Wharf Street Original Message From: "Cameron McKinnon" <cameron@marshallhomes.ca> To: <mubashir_khalid@hotmail.com> Sent: Monday, May 16, 2005 4:03 PM Subject: FW: lot 9 frenchman's bay Hi Mubashir as per our telephone conversation, I understand your are supportive of the rezoning application by Marshall Homes to add business office uses to the upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking along the Wharf Stree side yard. You're acknowlegement of this via return response is appreciated. Thank you Cameron Diane From: Sent: To: Subject: Cameron McKinnon [cameron@marshallhomes.ca] Thursday, May 19, 2005 2:38 PM diane@marshallhomes.ca FW: lot 9 frenchman's bay ( ..... Original Message ..... From: Les Iwata [mailto:liwata@sympatico.ca] Sent: May 16, 2005 10:53 PM To: Cameron McKinnon Subject: Re: lot 9 frenchman's bay Hello Cameron, I don't see any negative result for the community having No 9 completely commercial. You have been good neighbours and the community is probably a showcase neighbourhood for Marshall Homes. In that case, I am sure Marshall Homes will take care of the property. Liz Iwata #47 ..... Original Message From: "Cameron McKinnon" <cameron@marshallhomes.ca> To: <liwata@sympatico.ca> Sent: Monday, May 16, 2005 3:57 PM Subject: FW: lot 9 frenchman's bay > > Hi Liz > > as per our telephone conversation, i understand your are supportive of the > rezoning application by Marshall Homes to add business office uses to the > upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking > along the Wharf Stree side yard. You're acknowlegement of this via return > response is appreciated. > > Thank you > Cameron > Page 1 of 2 lan From: Linda Donaldson [lindadonaldson@rogers.com] Sent: May 17, 2005 12:51 PM To: lan McCullough L Subject: Re: Lot 57 FBV Thank you for the information. Since, you have cleared up the issue regarding the parking, Shane & I have no problem with the re-zoning of that unit & look forward to having you as neighbours. Could you please relay this message to Cameron as well as he is the one that originally asked. Thanks again. Linda Donaldson ..... Original Message ..... From: lan McCulloug3. To: lindadonaldson_~.ers.com Cc: 'Diane Davis' Sent: Tuesday, May 17, 2005 12:36 PM Subject: RE: Lot 57 FBV Hi Linda, I was forwarded your e-mail from Diane and am pleased to confirm the followings: · 7 parking spots are required using the ratios required by the City · We have 2 existing spots for the unit, 1 is in the garage and the other is the driveway. · We are creating 5 additional spots on the North side of the unit at Wharf Street. The total provided will be 7 which includes our existing 2 as above. We are not doing anything on the Liverpool side, this is will be on-street parking created by the City for everyone's use. We will not be using the Liverpool parking as the 5 spots on Wharf are all we will require. Please let me know if you have any questions or require any further information. Regards, Ian McCullough ..... Original Message ..... From: Diane Sent: May 17, 2005 12:26 PM To: Ian Subject: FW: Lot 57 FBV Importance: High ..... Original Message ..... From: Linda Donaldson [mailto:lindadonaldson@rogers.com] Sent: Tuesday, May 17, 2005 12:22 PM To: Diane Davis 17/05/2005 Subject: Re: Lot 57 FBV Importance: High Page 2 of 2 Hi Diane, Can you please tell me about the extra parking. I have heard upwards of 7 spaces were to be created - 4 on the north side (Wharf St) - 1 in garage & 2 on the Liverpool side. On the city planning drawings, it does not show any parking on the Liverpool side. Can you verify this? Linda Donaldson ..... Original Message ..... From: "Diane Davis" <diane@marshallhomes.ca> To: <lindadonaldson@rogers.com> Sent: Tuesday, May 17, 2005 10:54 AM Subject: Lot 57 FBV > Hi Linda: Cameron asked me to forward the following message for him: > Diane > > > as per our telephone conversation, I understand your are supportive of the > rezoning application by Marshall Homes to add business office uses to the > upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking > along the Wharf Street side yard. You're acknowledgement of this via return > response is appreciated. > > Thank you > Cameron > > > > > Internal Virus Database is out-of-date. > Checked by AVG Anti-Virus. > Version: 7.0.308 / Virus Database: 266.11.6 - Release Date: 5/6/2005 > > Internal Virus Database is out-of-date. Checked by AVG Anti-Virus. Version: 7.0.308 / Vires Database: 266.11.6 - Release Date: 5/6/2005 17/05/2005 Diane. Page 1 of From: Sent: Tuesday, May 17, 2005 2:48 PM To: 'cameron@marshallhomes.ca' Subject: FW: FBV Diane Davis [diane@marshallhomes.ca] ..... Original Hessage ..... From: Diane Davis [mailto:diane@marshallhomes.ca] Sent: Tuesday, Hay 17, 2005 2:47 PH To: 'Sandra Puddister' Subject: RE: FBV Thank you for your quick response Diane ..... Original Message ..... From: Sandra Puddister [mailto:spuddister@lenbrook.com] Sent: Tuesday, May 17, 2005 2:39 PM To: 'Diane Davis' Subject: RE: FBV Hi Diane, in response to Cameron's message, I am supportive of the rezoning application by Marshall Homes concerning unit #9 at 1295 Wharf Street as indicated in the paragraph below. Sandy Puddister ..... Original Message ..... From: Diane Davis [mailto:diane@marshallhomes.ca] Sent: Tuesday, IVlay 17, 2005 1:23 PM To: 'Sandra Puddister' Subject: RE: FBV Hi Sandy: Cameron asked me to forward the following message for him: Diane as per our telephone conversation, I understand your are supportive of the rezoning application by Marshall Homes to add business office uses to the upper 2 floors at 1295 Wharf St., Unit 9 and to create their own parking along the Wharf Street side yard. You're acknowledgement of this via return response is appreciated. 5/17/05 Thank you Cameron ..... Original Message ..... From: Sandra Puddister [mailto:spuddister@lenbrook.com] Sent: Tuesday, May 17, 2005 2:16 PM To: 'Diane@marshallhomes.ca' Subject: Hi Dianne, sorry I missed your call. I'm at spuddister@lenbrook.com I look forward to receiving your e-mail. Thanks, Sandy Page 2 of 5/17/05 May 24, 2005 Tyler Barnett, Senior Planner Pickering Civic Complex One The Esplande Pickering, Ontario L1V 6K7 Mr. Barnett: /.T'lrACH,r.~EI',!T #_ ~': - TO REPORI' ~ PD ~D "~.'~ ~' The Regional. Municipality of Durham Planning Department 1615 DUNDAS ST. E, 4'"" FLOOR, LANG TOWER WEST BUILDING PO BOX 623 WHITBY ON LIN 6A3 CANADA .905~728~7731 Fax: 905-436-6612 E-mail: planning@ region.durham.on .ca www. region.durham.On.ca A.L. Georgieff, MCIP, RPP Commissioner of Planning Re: Zoning Amendment Application A07/05 AppliCant: Marshall Homes '(Village) Limited Location: 1295 Wharf Street, Unit 9 MuniciPality: City of Pickering This applidation has been reviewed by the Region .of Durham ahd the following comments are offered. The purpose of this application is to expand the permitted floor space, of a business office to .'include second and' third floors of 1295 Wharf Street Unit 9, and to amend to parking requirements for an office use. Re.clional Official Plan The lands subjeCt to this application are designated '~Naterfront" in the Durham Regional OffiCial .Plan.- Predominant uses in this designation include' marina, recreation, tourist a'nd. cultural .and community uses. Residential and employment opportunities may be permitted, which support and complement the predominant Uses. Re.qional Services MUnicipal water supply and sanitary sewer services are available to the, subject property~ Provincial Policies & Deleqated ReView Responsibilities This application has been screened .in accordance with the. terms of the provincial plan review responsibilities. There are no matters of provincial interest applicable to this application. 'r Set~i,,,,ce ~ Exce!ience for4~ ;od~fi~nities '! Community StrateqiC Plan (CSP) A Primary objective of the"'CSP is to ensure balanced grOwth and liVable communities by encouraging development that enables an imprOved live-work relationship, The proposal would appear to 'achieve this objective by contributing to the mix of residential and office development in the area. N~\pim\dc~oning\Comments\Pickering~A07-05.doc 100% Post Consumer If yc~u have any.questions or require further information, please donot hesitate to 'contact me. Dwayne Campbell, Planning Analyst Current Operations Branch cc: Pete Castellan, Regional Works DePartment N:\pim\d c~Zoning\Comments\Pickering~A07-05.doc