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REPORT TO COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: February 25,2002
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REPORT NUMBER: PD 15-02
SUBJECT:
Zoning By-law Amendment Application A 29/01
Pine Ridge Properties Inc.
Part of Lot 21, Concession 1
1465 Pickering Parkway
(south side of Pickering Parkway, west ofValleyFann Road)
City of Pickering
RECOMMENDATION:
1.
That Zoning By-law Amendment Application A 29/01, submitted by Mr. Robert Oldman
on behalf of Pine Ridge Properties Inc., on lands being part of Lot 21, Concession 1
(Part 2 to 12, Plan 40R-12896), City of Pickering, to amend the zoning on the subject
lands to pennit the establishment of business and professional offices (excluding medical
offices), be APPROVED as set out in the draft by-law attached as Appendix I to
Report Number PD 15-02; and
2.
That the amending zoning by-law to implement Zoning By-law Amendment
Application A 29/01, as set out in the draft in Appendix I to Report Number PD 15-02, be
forwarded to City Council for enactment.
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ORIGIN:
Zoning By-law Amendment Application A 29/0 1 submitted to the City of Pickering.
AUTHORITY:
The Planning Act, RS.O. 1990, chapter P.13
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result ofthe proposed development.
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EXECUTIVE SUMMARY:
The subject property currently supports a building under construction and nearing completion.
The building is to be leased by Veridian Corporation for office use. The existing zoning
provisions for the site pennit the development of storage and light manufacturing uses.
However, the Zoning By-law also contains general provisions that pennit use of the land by a
public utility (Veridian Corporation).
Report to Council 15-02
Date: February 25, 2002
Subject: Zoning By-law Amendment Application A 29/01
Page 2
00:3
The office building under construction on these lands was approved under the public utility
provision of the By-law and an office use on the site is currently restricted to that of a public
utility. A location map and a reduction of the approved site plan are included as Attachments #1
and #2 to this Report.
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The applicant proposes to amend the existing Light Industrial zoning on the subject lands to an
appropriate Office Employment zone to pennit the establishment of Business and Professional
offices (excluding medical) within the existing building. This will provide full leasing flexibility
for all business and professional office uses. The lands are situated within the City's downtown
core and are appropriate for the establishment of office uses as proposed by the applicant.
It is recommended that zoning requirements pertaining to the building envelope and height be
reflective of the current built condition on the subject property. A parking standard should be
provided that is reflective of more current parking standards within the City for office
development, excluding medical offices.
It is recommended that Council approve Zoning By-law Amendment Application A 29/01, and
that the draft amending zoning by-law set out in Appendix I to Report Number PD 15-02 be
forwarded to City Council for enactment.
BACKGROUND:
1.0
Infonnation Meeting
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A Public Information Meeting was held on February 21, 2002, to discuss the applicant's
proposal. Information Report No. 03-02, which summarizes the applicant's proposal and
outlines issues identified through the circulation of the application, was prepared for the meeting.
The text of the Information Report is provided for reference (see Attachment #3).
At the Public Information Meeting, Planning & Development Staff gave an explanation of the
application. No landowners or residents appeared at the Public Information Meeting.
2.0
Additional Information
Since the preparation of Information Report No. 03-02, the following comments have been
received:
The City's Supervisor, Development Control advised that if the additional parking stalls
identified on the site plan to the rear of the Veridian transfonner station were to be installed,
revisions to the site plan will be required.
The Durham District School Board has advised that they have no objection to the application.
Veridian Connections have no comments concerning the application.
3.0
Discussion
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3.1
Permitted Uses
The subject property currently supports a three-storey office building, nearing completion. The
building is to be leased by Veridian Corporation for office use. The existing zoning provisions
for the site permit the development of storage and light manufacturing uses.
Report to Council 15'-02
Date: February 25,2002
OOtl
Subject: Zoning By-law Amendment Application A 29/01
Page 3
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However, the Zoning By-law also contains general provisions that pennit use of the land by a
public utility (Veridian Corporation). The office building on these lands was approved under this
public utility provision and an office use on the site is cUlTently restricted to that of a public
utility. The amendment of the zoning on the site to an office category to pennit the establishment
of general business and professional offices within the exiting building confonns to the City's
Official Plan provisions and is considered a positive change from existing zoning and does not
negatively impact the area.
The building is located in the City's downtown core where offices of the greatest intensity and
scale are encouraged to locate. Applying the standard office definitions to the subject site will
allow a broader range of office uses (excluding medical) to be pennitted on the lands. Resultant
office uses will be similar in function to a public utility office, which are appropriate for the
downtown area. The development is compatible with the established surrounding land uses and
is in keeping with the City's Mixed Use Area - Downtown Core Official Plan designation
applicable to the subject lands.
3.2
Zoning / Parking Requirements
An off-street parking background report was prepared by the Planning Department several years
ago for use as a guide to Staff in establishing parking requirements. The recommendations of the
study have been implemented within zoning by-laws passed by City Council. The study
recommended that, rather than having a single parking provision for office buildings of all sizes,
larger office buildings should be pennitted slightly lower requirements. The peak parking
demands experienced by individual tenants of larger buildings will not usually occur
simultaneously. The study recommended the following parking standard for offices:
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Offices (minimum);
(a)
for the first 1000 square meters of gross leasable floor area;
4.5 spaces per 93square meters gross leasable floor area
(b)
for all leasable floor area in excess of 1000 square meters;
2.5 spaces per 93 square meters gross leasable floor area
The site is situated within an area of the City that provides alternative parking options. The
Pickering Town Centre is within walking distance of this site, and on-street parking is available
in the immediate area. Sometime in the future, traffic signals may be installed at
Glenanna Road / Pickering Parkway and / or at Valley Fann Road / Pickering Parkway,
providing for additional pedestrian safety in walking from off site parking to the subject lands.
The applicant's site plan indicates the opportunity for an additional 22 parking spaces on the
adjacent Veridian Corporation substation property. This property is not in the control of
applicant, however it is anticipated that should additional spaces be required in the future,
appropriate arrangements may be made between Veridian Corporation and Pine Ridge
Properties Inc. for the use of this property for additional parking spaces.
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The approved site plan identifies 105 parking spaces. It is recommended that the parking ratio
applicable to the subject property be amended slightly fÌom the parking study recommendation,
to accommodate the 105 spaces, given the downtown location of the site. It is recommended that
the parking ratio be based on 100 square meters gross leasable floor area rather then
93 square meters for a ratio of:
Report to Council 15-02
Date: February 25,2002
Or.)"'"
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Subject: Zoning By-law Amendment Application A 29/01
Page 4
Offices (minimum);
(a)
for the first 1000 square meters of gross leasable floor area;
4.5 spaces per 100 square meters gross leasable floor area
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(b)
for all leasable floor area in excess of 1000 square meters;
2.5 spaces per 100 square meters gross leasable floor area
If the parking ratio is applied to the exiting building using the 93 square meter requirements,
110 parking spaces would be required. If a 100 square meter requirement is applied to the site,
102 spaces would be required. The approved site plan indicates a supply of 105 parking spaces.
The existing 105 spaces on-site appear adequate based on the recommended parking ratio.
Site Plan approval has been granted for the existing building on the site. The building was built
as a public utility structure, therefore not all zoning requirements of the light industrial zoning
were met. It is recommended that an appropriate office zoning be implemented on the site,
including recognition of the exiting building envelope, building height, parking location and the
above noted parking ratio.
It is further recommended that the building height prOVISIOns of the by-law reflect the
Downtown Core guidelines, for a minimum height of two storeys and a maximum height of
six storeys. The guidelines also encourage base buildings to be designed to contain the street.
Consequently, the implementing by-law will define an appropriate building envelope.
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4.0
Applicant's Comments
The applicant has reviewed the contents of this report and concurs with the recommendation for
approval.
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006
Report to Council 15-02
Date: February 25,2002
Subject: Zoning By-law Amendment Application A 29/01
Page 5
A TT A CHMENTS :
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1.
2.
3.
Location Map
Approved Site Plan
Information Report No. 03-02
Prepared By:
'~l~j(t-yêcA- "
Lynda Taylor, Mdp, RPP
Manager, Development Review
Approved / Endorsed By:
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LDT /j f/pr
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of Pickering
City Council
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APPENDIX I TO 0 n 17
REPORT NUMBER 15-02
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D RAFT BY -LAW
ZONING BY-LAW AMENDMENT APPLICATION A 29/01
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008
THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NO.
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Being a By-law to amend Restricted Area (Zoning) By-law 3036, as amended, to
implement the Official Plan of the City of Pickering District Planning Area,
Region of Durham in Part of Lot 21, Concession 1, Part of Block I and 2,
Plan 40M-1231 (Parts 2 to 12, Plan 40R-12896), City of Pickering.
(A29/01)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to pennit
the establishment of business office and professional office-non-medical uses on the subject
lands, being Part of Lot 21, Concession 1, Part of Block 1 and 2, Plan 40M-1231 (Parts 2 to 12,
Plan 40R-12896), City of Pickering;
AND WHEREAS an amendment to By-law 3036, as amended, is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
1.
SCHEDULE I
Schedule I attached hereto with notations and references shown thereon is hereby
declared to be part of this By-law.
2.
AREA RESTRICTED
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The provisions ofthis By-law shall apply to those lands in Part of Lot 21, Concession 1,
Part of Block 1 and 2, Plan 40M-1231 (Parts 2 to 12, Plan 40R-12896), City of Pickering,
designated "CO" on Schedule I attached hereto.
3.
GENERAL PRO VISIONS
No building, land or part thereof shall hereafter be used, occupied, erected, moved, or
structurally altered except in confonnity with the provisions ofthis By-law.
4.
DEFINITIONS
In this By-law,
(1)
"Business Office" shall mean any building or part of a building in which one or
more persons are employed in the management, direction or conducting of an
agency, business, brokerage, labour or IT.atemal organization and shall include a
telegraph office, newspaper plant and a radio or television broadcasting station
and its studios or theatres, but shall not include a retail store;
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(2)
"Functional Floor Level" shall mean an enclosed building storey containing an
area of at least 50% of the building's ground floor area, and having a ceiling
height suitable to pennit the intended use;
(3)
"Gross Leasable Floor Area" shall mean the aggregate of all storeys above or
below established grade, designed for owner or tenant occupancy or exclusive use
only, but excluding storage areas below established grade;
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(4)
(5)
(6)
(f)
(g)
(h)
(i)
(j)
2
009
(a)
"Lot" shall mean an area of land fronting on a street which is used or
intended to be used as the site of a building, or group of buildings, as the
case may be, together with any accessory buildings or structures, or a
public park or open space area, regardless of whether or not such lot
constitutes the whole of a lot or block on a registered plan of subdivision;
(b)
"Lot Coverage" shall mean the percentage of lot area covered by all
buildings on the lot;
(c)
"Lot Frontage" shall mean the width of a lot between the side lot lines
measured along a line parallel to and 7.5 metres distant from the front lot
line;
"Professional Office - Non-Medical" shall mean a building or part of a building in
which legal or other professional service is performed or consultation given, and
which may include the offices of an architect, a chartered accountant, an engineer,
or a lawyer, but shall not include a body-rub parlour as defined by the Municipal
Act, RS.O. 1990, c.M. 45, as amended from time-to-time, or any successor
thereto;
(a)
"Yard" shall mean an area of land which is appurtenant to and located on
the same lot as a building or structure and is open, uncovered, and
unoccupied above ground except for such accessory buildings, structures,
or other uses as are specifically permitted thereon;
(b)
"Front Yard" shall mean a yard extending across the full width of a lot
between the front lot line of the lot and the nearest wall of the nearest
main building or structure on the lot;
(c)
"Front Yard Depth" shall mean the shortest horizontal dimension of a
front yard of a lot between the front lot line and the nearest wall of the
nearest main building or structure on the lot;
(d)
"Rear Yard" shall mean a yard extending across the full width of a lot
between the rear lot line of the lot, or where there is no rear lot line, the
junction point of the side lot lines, and the nearest wall of the nearest main
building or structure on the lot;
(e)
"Rear Yard Depth" shall mean the shortest horizontal dimension of a rear
yard of a lot between the rear lot line of the lot, or where there is no rear
lot line, the junction point of the side lot lines, and the nearest wall of the
nearest main building or structure on the lot;
"Side Yard" shall mean a yard of a lot extending from the front yard to the
rear yard, and from the side lot line to the nearest wall of the nearest main
building or structure on the lot;
"Side Yard Width" shall mean the shortest horizontal dimension of a side
yard of a lot between the side lot line and the nearest wall of the nearest
main building or structure on the lot;
"F1ankage Side Yard" shall mean a side yard immediately adjoining a
street or abutting on a reserve on the opposite side of which is a street;
"Flankage Side Yard Width" shall mean the shortest horizontal dimension
of a flankage side yard of a lot between the lot line adjoining a street or
abutting on a reserve on the opposite side of which is a street, and the
nearest wall of the nearest main building or structure on the lot; and
"Interior Side Yard" shall mean a side yard other than a flankag, e"" "sidß"<
yard."" "r/"'<-," ,
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5.
PROVISIONS
3
(1)
Uses Permitted ("CO" Zones)
No person shall within the lands designated "CO" on Schedule I attached hereto,
use any lot or erect, alter, or use any building or structure for any purpose except
the following:
(a)
(b)
business office;
professional office - non-medical;
(2)
Zone Requirements ("CO" Zone)
No person shall within the lands designated "CO" on Schedule I attached hereto,
use any lot or erect, alter or use any building except in accordance with the
following provisions:
(b)
(c)
(d)
(a)
BUILDING LOCATION AND SETBACKS:
(i)
Buildings and structures shall be located entirely within the building
envelope illustrated on Schedule I attached to this By-law.
BUILDING HEIGHT:
(i)
minimum 6 metres and two functional floors;
(ii)
maximum 18 metres.
OPEN STORAGE:
All uses, other than parking, shall take place entirely within enclosed
buildings or structures with no outside storage or display permitted.
PARKING REQUIREMENTS:
A
There shall be provided and maintained on the lot a minimum of:
(1)
4.5 parking spaces per 100 square metres of gross leasable
floor area for the first 1,000 square metres of gross leasable
floor area, and;
(II)
2.5 parking spaces per 100 square metres of gross leasable
floor area for all floor area in excess of 1,000 square
metres.
B
Clauses 5.21.2 a) and 5.21.2 b) of By-law 3036, as amended, shall
not apply to the lands designated "CO" on Schedule I attached
hereto;
C
Despite Clauses 5.21.2 g) and 5.21.2 k) of By-law 3036, as
amended, all entrance and exits to parking areas and all parking
areas shall be surfaced with brick, asphalt, or concrete, or any
combination thereof.
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6.
BY-LAW 3036
(1)
By-law 1346/81, as it applies to the area set out in Schedule I attached to this
By-law, is hereby repealed.
(2)
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 it applies to the area set out in
Schedule I attached hereto. Definitions and subject matters not specifically dealt
with in this By-law shall be governed by relevant provisions of By-law 3036, as
amended.
7.
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
BY -LAW read a first, second, and third time and finally passed this
,2002.
day of
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W ayne Art'Ý~or '
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Bruce Taylor, Clerk
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BAYLY STREÊT BAYLY
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City of Pickering Planning & Development Department
PROPERlY DESCRIPTION PT. LOT 21, CON. 1; PT. BLKS. 1 AND 2, 40M-1231; PTS. 2 TO 12, 40R-12896
OWNER PINE RIDGE PROPERTIES INC. DATE JAN 28, 2002 DRAWN BY RC
APPLICATION No. A 29/01 SCALE 1:7500 CHECKED BY LT
STREET
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ATTACHMENT ,.:j TO
REPORT # PO /.5- 0 ?-
Ciú¡ 0#
015
INFORMATION REPORT NO. 03-02
-
FOR PUBLIC INFORMATION MEETING OF
February 21, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.B
SUBJECT:
Zoning By-law Amendment Application A 29/01
Pine Ridge Properties Inc.
Part of Lot 21, Concession 1
Part 2 to 12, Plan 40R-12896
1465 Pickering Parkway
(South side of Pickering Parkway, west of Valley Farm Road)
City of Pickering
1.0
PROPERTY LOCATION AND DESCRIPTION
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the subject property is located on the south side of Pickering Parkway, west of Valley
Farm Road (see Attachment #1 - location map);
a three storey office building is currently under construction on the subject property
(see Attachment #2 - Applicant's Submitted Site Plan);
surrounding land uses include residential apartment buildings to the north on the
opposite side of Pickering Parkway, the Veridian Corporation sub-station to the east,
the Pickering Town Centre and associated parking area to the north-west, and
Highway 401 to south.
2.0
APPLICANT'S PROPOSAL
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the subject property currently supports a three storey office building under
construction;
the building is to be leased by Veridian Corporation for office use;
the existing zoning provisions for the site permit the development of storage and light
manufacturing uses;
the zoning by-law also contains a provision that permits the use of land by a 'public
utility' such as Veridian Corporation;
the office building under construction was given zoning clearance under the 'public
utility' provision and consequently, any office use on the site is restricted to that of a
public utility (such as Veridian);
in applying the 'public utility' provisions to the Veridian office development, a level
of relief was provided to the number of vehicle parking spaces required to be
provided;
the applicant is proposing to amend the existing zoning to an appropriate office zone
category to permit the establishment of general business and professional offices
within the existing building.
ATTACHMENT I 3 TO
REPORT # PO /5" d ;;L..
Page 2
016
Inforn1ation Report No. 03-02
3.0
3.1
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3.2
3.3
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4.0
4.1
4.2
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4.3
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
the Durham Regional Official Plan identifies the subject lands as being within a
Main Central Area. Main Central Areas are to be planned and developed as the main
concentration of urban activities within municipalities, providing a fully integrated
array of community, office, service and shopping, recreational, and residential uses;
the applicant's proposal appears to comply with this designation;
Pickering Official Plan
the Pickering Official Plan identifies the subject lands as being located in an
Mixed Use Area - Downtown Core within the Town Centre Neighbourhood;
this designation permits, among other uses, the establishment of offices at the greatest
scale and intensity in the City, serving Citywide and Regional levels;
the subject property is situated within an area of the City regulated by the Council
Adopted "Pickering Downtown Core - Development Guidelines";
these guidelines are intended to guide the development or re-development of lands
within the Downtown Core;
these guidelines encourage street related mixed use buildings and employment uses
(office, research facilities, etc.) along Pickering Parkway;
the streetscape and landscaping is to provide a "downtown" character;
the applicant's proposal complies with the requirements of the Pickering Official
Plan;
Zoning By-law
Zoning By-law 3036 as amended by By-law 1346/8Izones the subject lands "Ml-2"
- Light Industrial which permits the development of storage and light manufacturing
uses such as, light manufacturing plants, food preparation plants, scientific, research
or medical laboratories, dry cleaning establishment or warehouse uses;
the By-law also contains a provision permitting the use of the land by a public utility
for the purpose of public service (Veridian Corporation qualifies as a public utility
under the By-law);
an amendment to the zoning by-law is required to implement the applicant's proposal
for the establishment of general business and professional office uses other than a
public utility office use.
RESULTS OF CIRCULATION
Resident Comments
no written resident comments have been received to date;
Agency Comments
Ministry of Transportation advised that an MTO / Building / Land Use Penuit was
issued for the site on September 7, 2001. A sign penult will be required for any sign
visible to Highway 401. MTO has no concerns with the proposal;
Staff Comments
staff are generally supportive of the proposed amendment to permit the establishment
of business and professional offices in the existing building;
an assessment of the current parking provided on site, in relation to the demand for
business and professional office space use, will be conducted;
the applicant is proposing a parking ratio of 1 space per 344 square feet
(approximately 1 space 1100 square meters);
the parking / floor area ratio requirement to be established in the new zoning by-law
for this site must be carefully reviewed to ensure appropriate parking supply and
effective site functioning.
Infonnation Report No. 03-02
ATTACHMENT II 3 TO
REPORT # PO / 5- ô ';t.
P 301?
age
5.0
PROCEDURAL INFORMATION
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written comments regarding this proposal should be directed to the Planning &
Development Department;
oral comments may be made at the Public Infonnation Meeting;
all comments received will be noted and used as input in a Planning Report prepared
by the Plmming & 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 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
full-scale copies of the applicant's submitted site plan are available for viewing at the
offices of the City of Pickering Planning & Development Department.
ORIGINAL SIGNED BY
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Lynda Taylor
Manager, Development Review
L T ¡pr
Attachments
Copy: Director, Planning & Development
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