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Home My WebLink AboutPLN 04-14 Ca,/00• Report to ' - - �. Planning & Development Committee ICKERIN Report Number:PLN 04-14 Date: February 3, 2014 From: Thomas Melymuk Director, City Development Subject: Zoning By-law Amendment Application A 7/13 Picore Holdings Limited 1305 and 1315 Pickering Parkway Recommendation: 1. That Zoning By-law Amendment Application A 7/13, submitted by Picore Holdings Limited, to permit a "Professional Office" use on lands municipally know as 1305 and 1315 Pickering Parkway, be approved, and that the draft Zoning By-law Amendment as set out in Appendix Ito Report PLN 04-14 be forwarded to Council for enactment. Executive Summary: The subject lands are located at the southeast corner of Liverpool Road and Pickering Parkway, within the Town Centre Neighbourhood. The site currently supports two eight-storey office buildings and a two-storey parking structure. Picore Holdings Limited has submitted an application for a Zoning By-law Amendment proposing to expand the list of permitted uses on the subject lands to include "Professional Office". The additional use complies with the policies of the Official Plan and is an appropriate use for the subject lands. The rezoning application is technically a housekeeping amendment to recognize the existing Professional Offices, attract additional tenants to the building to fill the current vacancies and provide clarification for the owners and prospective tenants of the permitted uses on the subject lands. The draft zoning by-law includes a provision restricting medical office and related uses within the existing buildings to 10 percent of the total gross floor area to ensure sufficient parking supply is available to accommodate all the uses. Accordingly, staff recommend that Zoning By-law Amendment Application A 7/13 be approved, as outlined in Appendix I to Report PLN 04-14, and forwarded to Council for enactment. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1 Report PLN 04-14 February 3, 2014 Subject: Zoning By-law Amendment Application A 7/13 Page 2 1. Background 1.1 Property Description The subject property is located at the southeast corner of Liverpool Road and • Pickering Parkway, and has an area of approximately 1.8 hectares (see Location Map, Attachment#1). The property currently supports two eight-storey office buildings of 5,763 square metres and 6,774 square meters in size (12,537 square metres in total) and a two-storey parking structure. The site has three accesses onto Pickering Parkway (see Air Photo, Attachment#2). To the north and east of the subject lands, across Pickering Parkway, is a recently renovated gas station, the Pickering Town Centre, a GO Transit parking structure, a 10-storey office building and Durham/Centennial College. To the south is Highway 401, and to the west are various commercial developments on the west side of Liverpool Road. 1.2 Applicant's Proposal The applicant has requested to amend the existing "MIS" — Storage and Light Manufacturing Zone, which only permits "Restaurant" and "Business Office" uses, to include "Professional Office". Professional Office uses could include, but are not limited to, medical, legal and other professional services such as the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician. The applicant has also requested that the current parking supply of 444 spaces . be maintained and that the site specific parking requirements for exisiting uses on the subject lands (at a rate of 1.0 space per 32 square metres) be applied to the proposed additional use. No redevelopment or changes are proposed to the existing buildings on the subject lands. 2. Comments Received 2.1 At the November 4, 2013 Public Information Meeting and in written submission No members of the public attended the November 4, 2013 Public Meeting and no written or telephone comments from the public have been received to date. 2 Report PLN 04-14 February 3, 2014 Subject: Zoning By-law Amendment Application A 7/13 Page 3 2.2 City Departments &Agency Comments Region of Durham • the proposal appears to be technical in nature and is permitted by the Region's Official Plan • the Region has no objection to the application Engineering & Public Works • no objections to the application 3. Planning Analysis 3.1 The proposed additional use complies with policies of the Pickering Official Plan, and will complement the exisiting uses permitted on the subject lands The Official Plan designates the subject property as "Mixed Use Area — Downtown Core" within the Town Centre Neighbourhood. Lands within this designation are intended to be the City's main focus for business, employment, entertainment, shopping, major community and cultural uses, major indoor recreation facilities, and high density residential accommodation to encourage the highest levels of activities in the City. The proposed additional use complies with the policies of the Pickering Official Plan. The proposed additional use of Professional Office would complement the existing "Business Office" and "Restaurant" uses currently permitted within the two existing buildings. The additional use will provide greater opportunities for the applicant to attract a broader range of tenants to fill their current vacancies. It also brings into compliance existing Professional Office uses currently occupying space within the existing two buildings. 3.2 Medical office and related uses will be restricted to 10 percent of the total gross floor area within the two existing office buildings to ensure sufficient parking supply is available on-site to accommodate the additional uses A total of 444 parking spaces are currently provided on the subject lands, consisting of 276 surface parking spaces and 168 parking spaces within a parking structure. With a total gross floor area of 12,537 square metres, the current parking standards of 1.0 space per 32 square metres requires a minimum of 392 parking spaces be provided on site. Therefore, there is currently a surplus of 52 parking spaces. The survey results from the applicant's submitted Parking Study, prepared by IBI Group, indicate that the peak parking demand is currently 213 spaces, which is an existing 48 percent utlilzation rate. Additionally, Picore Holdings Limited has limited tenant parking to a maxmimum 1 parking space per 31 square metres. Therefore, even if the building would be fully leased out, there would be a parking surplus of 12 parking spaces. 3 Report PLN 04-14 February 3, 2014 • Subject: Zoning By-law Amendment Application A 7/13 Page 4 As noted in Section 1.2 of this report, the Professional Office use would allow for medical office and related uses on the subject lands. Medical office and related uses have historically resulted in a higher demand for parking. To mitigate future potential parking issues on the site, Staff are recommending that the amending by-law restrict medical office and related uses within the exiting two buildings to 10 percent of the total gross floor area (a maximum of 1,254 square metres devoted for medical office and related uses). Other typical Professional Office uses such as an architect, a chartered accountant, an engineer or lawyer generally have a lower parking demand. Introducing the Profectional Office use while restricting the amount of medial office space will ensure a sufficient parking supply is available to serve all uses permitted on-site. 3.3 Zoning By-law to be finalized and forwarded to Council for enactment The lands are currently zoned "MIS" —Storage and Light Manufacturing Zone by Zoning By-law 3036, as amended by By-laws 334/75, 998/79 and 1346/81. The draft implementing zoning by-law attached as Appendix I to this report, amends "Ml S" to permit Professional Office as an additional permitted use. The'draft by-law also adds a clause limiting medical office and related uses to no more than 10 percent of the total gross floor area of the two existing buildings. Staff supports the rezoning application and recommends that the site specific implementing by-law containing the standards outlined on Appendix I, be approved and forwarded to Council for enactment. 4.0 Applicant's Comments The applicant is aware of the recommendations of this report. Appendix Appendix I Draft Implementing Zoning By-law Attachments 1. Location Map 2. Air Photo 4 Report PLN 04-14 February 3, 2014 Subject: Zoning By-law Amendment Application A 7/13 Page 5 Prep ed By: Approved/Endorsed By: /0&/;:-cd Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP Plann-r II Chief Planner /fry/ L Nil- h rti, MIP, RPP Tom Melymu , IP, RPP Manager, Development Review & Director, City De elopment Urban Design AE:Id Recommended for the consideration of Pickering City Council jam. . i 3, zo 14 Tony Prevedel, P.Eng. Chief Administrative Officer Appendix I to Report PLN 04-14 Zoning By-law Amendment Application A 7/13 • 6 The Corporation of •- i ickering By-I. ,f 14 Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended by By-laws 334/75, 988/79 and 1346/81, to implement the Official Plan of the City of Pickering, Region of Durham, in Part of Lot 22, Concession 1, Parts 1 &-8 of Plan 40R-6409, and Parts 49 to 53 of Plan 40R-7765, in the City of Pickering (A 7/13). Whereas the Council of The Corporation of the City of Pickering deems it desirable to add a "Professional Office" use to the permitted uses for the subject lands being Part of Lot 22, Concession 1, Parts 1 & 8 of Plan 40R-6409, and Parts 49 to 53 of Plan 40R-7765, in the City of Pickering; And whereas an amendment to By-law 3036, as amended by By-laws 334/75, 988/79 and 1346/81, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Area Restricted The provisions of this By-law shall apply to those lands in Part of Lot 22, Concession 1, Parts 1 & 8 of Plan 40R-6409, and Parts 49 to 53 of Plan 40R-7765, in the City of Pickering. 2. Text Amendment In this By-law, (1) Section 4, Definitions, of By-law 334/75, is hereby amended by adding the following new definition: "Professional Office" shall mean a building or part of a building in which medical, legal or other professional service is performed or consultation given and may include a clinic and the offices of an architect, chartered accountant, engineer, lawyer or physician but shall not include a bodyrub parlor as defined in the Municipal Act, R.S:O 1970, Chapter 284, or any successor thereto; (2) Schedule "B"to By-law 334/75 is hereby amended by adding the following permitted use: Professional Office; 7 • By-law N Page 2 Oggi Schedule"B" to By-law 334/75, is hereby amended by adding the following new column: Special Restriction All medical office and related uses shall not exceed 10 percent of the total gross floor area of the buildings 3. By-law 3036 By-law 3036, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as set out in Section 1 and 2 above. Definitions and subject matters not specifically dealt with in this By-law shall be governed by relevant provisions of By-law 3036, as amended. 4. Effective Date This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this xxxxx day of xxxxx, 2014. pRAFT David Ryan, Mayor pRAPT Debbie Shields, City Clerk • • 8 ATTF;CCERn#_ / R; REPORT / PLN by-l_y �_—° Pp ME m i•ii• J 0 J ME z 'OC' o� cF� SN MI _� 0 22 i J►��,� _ killip viii0 o„,, „Nc,s SUBJECT LANDS ' ****�o Oi ** i V p 'O'**i*i******O 'O a •••••••••• -, Ii i4ii ii i iii, (n •�i�iVi�i�i�i�i�i�i�i�i ” RKW P I NV ilir •••••••••■ #01 N,ONW p,Y 1 � GO TRANSIT STATION g.'.: STREET ■. er . BAYLY STREET `''"1"„II 1111111 1\ J. PEACE i♦• POPRAD AVENUE all =� == THERAN IM16.,1111ui !!NIIuIIIIiiuIIu N Location Map Cilf4 ar� _ FILE No: A 07/13 {'1 r± - _ — APPLICANT: Picore Holdings Limited Id Ce N N N OI PROPERTY DESCRIPTION: 1305 & 1315 Pickering Parkway(Pt. Lot 22, City Development Con. 1, Pt. 1 &8 40R-6409 &Parts 49-53, 40R-7765) DATE:Jan.7,2014 Department Data Sources: •T.ran.t Ent.a rbes Ina. and M. .uppg.r. All right. R...,.d. Not a plan a,..ra.. SCALE 1:5000 PN-a 2013 NPAC nd k. .uppll.n4 AN rights R...rv.d. Not a glen d $un..y. 9 I - — ATTACHMENT# a TO REP°131 if P1-- °14,,,,--ig ,s...41------..----- ,_,....i =so 1 s ' I fir iill 12 1 _ , , 1 - „-i-; ,- . • i ' I*. a- ,...f........i. rjoit,' 1, r I 4##: 1 , • - .. IS/1' ' 6.1 '< A . • . 1 . „ ' 0 .4 . ■/ ....2 ' rt. 1011 sul 141 - ''r WO ? ‘ ■\+ ' gg• X tigiP ofa\,t 11 i.- 0411 elit• re rir • to gar 0 t rt .ir-ii 1 — 1 • Il it .., i. ..... , c , . . , 4`.1-• - '4 i. ill 3 'it• f' Pt, • , 4)0 • i 1 I ..,•• ji 7 "." ... eiAlo ir: Or, •'"Iillit •klk‘7 ---„,, ' 1 I - _ _ - _ --- _ -- Air Photo FILE No: A 07/13 s;r.aii°4-'-11,,Ai'l.-71eidligismi-r:7-r• APPLICANT: Picore Holdings Limited to um. 16.■MN 0 I W l PROPERTY DESCRIPTION:1305& 1315 Pickering Parkway (Pt. Lot 22, City Development Con. 1, Pt. 1 &8 40R-6409 &Parts 49-53, 40R-7765) Department DATE:Jan.7,2014 ' 1 10