HomeMy WebLinkAboutPD 28-05PICKERING
REPORT TO
EXECUTIVE COMMITTEE
Report Number: PD 28-05
Date: June 6, 2005
F rom:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 02/05
Paul & Rochelle Avis
931 Liverpool Road
(Lot 68, Plan M-14)
City of Pickering
Recommendation:
That Zoning By-law Amendment Application A 02~05 be APPROVED, to permit
the establishment of a day spa use on the subject property, as submitted by Paul
and Rochelle Avis, on lands being Lot 68, Plan M-14, City of Picketing.
2
That the amending zoning by-law, to implement Zoning By-law Amendment
Application A 02/05, as set out in Appendix I to Report PD 28-05, be
FORWARDED to City Council for enactment.
Executive Summary: The subject property is located on the east side of Liverpool
Road, south of Bayly Street, and currently supports an existing building (see Location
Map, Attachment #1 and Applicant's Submitted Plan, Attachment #2). Current zoning
permits a detached dwelling and professional office uses. The applicant proposes to
amend the zoning of the property to include a day spa as an additional permitted use within
the ground floor of the existing building, while retaining a dwelling unit in the basement.
The applicant does not propose to expand the existing building. Consequently, the
attached amending by-law permits the proposed day spa use, and presently permitted
uses to be carried out within the existing building. In the event the property is
redeveloped, any new development will be required to comply with the updated
requirements set out in the new amending by-law. Approval of this zoning by-law will
establish a zoning for the property which is consistent with the draft zoning proposed for
the abutting property immediately to the south. This proposal is compatible with the
surrounding neighbourhood and conforms to the Pickering Official Plan.
Required parking for the proposed day spa use can be accommodated by existing
on-site parking. Presently, parking is located within the front yard and partially within
the municipal boulevard. It is recommended that the owner be required to enter into an
encroachment agreement with the City to recognize the existing boulevard parking
condition. The City's requirement for an encroachment agreement will be secured
through the site plan approval process for the property.
It is recommended that this application be approved, and the draft by-law be forwarded
to City Council for enactment.
Report PD 28-05
Subject: Paul & Rochelle Avis (A 02~05)
Date:
June 6,2005
Page 2
Financiallmplications:
pmposed development.
No direct costs to the City are anticipated as a result of the
Background:
1.0 Comments Received
1.1 At the March 24, 2005, Public Information Meeting
No public spoke at the Public Information Meeting (see Text of Information
Report, Attachment #3 and Meeting Minutes, Attachment #4). Written
comments from the Peace Lutheran Church regarding parking for the site were
received after the Public Meeting. The church expressed concern over the
adequacy of parking for this use. These concerns have since been addressed
through discussions with the applicant.
1.2 City Department and Agency Comments
Veridian Connections
no objections;
Region of Durham
Planning Department
no objections;
the proposal is permitted by the policies of the
Durham Region Official Plan, and there are no
matters of provincial interest related to this
application (see Attachment #5);
Development Control -
Department _
no objections;
parking and access to the site will be addressed
through any redevelopment of the site.
2.0
2.'1
Discussion
The Proposed Use Complies with the Pickering Official Plan and is
Compatible with Surrounding Uses
The City of Pickering Official Plan designates the subject property as Mixed Use
Area - Mixed Corridor within the Bay Ridges Neighbourhood - Detailed Review
Area. Permissible uses within this designation include: residential, retailing of
goods and services (generally servicing the needs of the surrounding
neighbourhood), offices, restaurants, community and special purpose
commercial uses. In addition, the property is subject to the Liverpool Road
Waterfront Development Guidelines. The guiding vision for this area is to
provide a mix of uses in an attractive and inviting setting.
Report PD 28-05
Subject: Paul & Rochelle Avis (A 02/05)
Date: June 6, 2005
Page 3
2.2
2.3
The property is surrounded by a mixture of commercial and residential land uses
that have existed in this local area for numerous years. The proposed additional
use is considered to be compatible with existing development in this
neighbourhood.
Presently Permitted Uses and the Proposed Day Spa Use will be Permitted
Within the Existing Building; any New Development will be Required to
Comply with the Updated Requirements of the Amending Zoning By-law
It is recommended that a day spa, in addition to presently permitted residential
and professional office uses, be included as a permitted use on the property. No
new development is proposed as part of this application. The proposed day spa
and a basement dwelling unit are proposed to be located within the existing
building on-site. Future redevelopment of the property will be controlled by the
proposed amending by-law. Any redevelopment of the site, through demolition
or extensive expansion, will be required to comply with the updated zoning
standards set out in the amending by-law.
An application to redevelop the property immediately south of the Avis property
to permit business and professional office uses within a new structure
(Goodman et al.) was approved by Council in 2001, subject to conditions. The
amending by-law proposed for the Avis property is similar to the draft by-law that
has been prepared for the Goodman property. The proposed amending by-law
includes provisions respecting build-to-zones, height restriction, and parking
requirements to ensure that future redevelopment encompasses streetscape and
pedestrian friendly elements, as well as implementing the development
guidelines of the Pickering Official Plan. Applying a similar zoning to both
properties ensures that the any future development is consistent and compatible
with surrounding development.
The existing zoning of the subject property provides a specific list of professional
office uses including a physician, dentist, lawyer, architect, engineer, chartered
accountant, and real estate or insurance agent. It is recommended that the
amending by-law update and simplify these provisions by permitting professional
and business offices as permitted uses. A day spa will also be included as a
separate use. The subject property will be designated "CO-DS".
An Encroachment Agreement with the City Respecting Parking in the
Municipal Boulevard will be Required As Part of the Site Plan Review
Process
The property currently supports parking within the front and side yards, and a
portion of the parking area is located within the Liverpool Road municipal
boulevard. This is an existing condition that is similar to other properties located
on the east side of Liverpool Road, between Bayly Street and Tatra Drive.
Report PD 28-05 Date: June 6, 2005
Subject: Paul & Rochelle Avis (A 02/05)
Page 4
In the event the site is redeveloped, consideration may be given to allow a
portion of the required parking to be provided on the lands owned by the City
(Block AZ, Plan M-14), located on the west side of Liverpool Road (subject to
agreement with City). This would ensure that any parking generated through
redevelopment of the site will not negatively impact the surrounding
neighbourhood, or interfere with the flow of traffic along Liverpool Road.
As no new development is proposed through this application, staff recommends
that the existing parking area within the front yard and municipal boulevard be
allowed to continue. However, the encroachment condition should be formally
recognized through an agreement between the property owner and the City. The
owner is required to obtain site plan approval to address parking and signage for
the property, therefore it is recommended that an encroachment agreement be
obtained as part of the site plan review process.
2.4 The Gross Floor Area for the Day Spa is Limited
A day spa is currently operating on-site as a home based business, with a
restricted floor area of 50 square metres. An increase in floor area for this use is
requested by the applicant, however as the site is constrained by both the
availability of space within the existing building and the availability of on-site
parking, it is recommended that the total floor area for the day spa be restricted
to a maximum of 110 square metres within the existing building. This restriction
will not adversely effect the operation of the day spa, and will ensure that the
parking generated from the proposed use will not exceed the existing parking
available on-site (see Owner's Explanation of the Operation of the Day Spa,
Attachment #6).
A dwelling unit can continue to function within the existing building, in addition to
the proposed day spa. Tandem parking spaces are located on the south side of
the existing structure for use by residents of the dwelling unit.
3.0 Applicant's Comments
The applicant is aware of the content of this report and has agreed to enter into
an encroachment agreement with the City as part of the associated site plan
approval process.
Report PD 28-05
Subject: Paul & Rochelle Avis (A 02~05)
Date: June 6, 2005
Page 5
Appendix:
Appendix I: Draft Implementing By-law
Attachments:
2.
3.
4.
5.
6.
Location Map
Applicant's Submitted Plan
Text of Information Report
Minutes from Statutory Public Meeting
Region of Durham Planning Department
Owner's Explanation of Day Spa Use
Prepared By:
Car~ Pierini '
Planner II
Approved / Endorsed By:
Nei['Carroll,. ~, --
D~rector, Planmng & Development
Lynda 'r'aylor, MCIP, I:~P
Manager, Development Review
CP:Id
Attachments
Copy: Chief Administrative Officer
Recommended for the consideration of
Pickering~o~u~i~.~ ,~ //
Thom"~/J. ~uinn,~'def/~inistrati~r/
APPENDIX I TO
REPORT PD 28-05
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 02~05
CORPORATION OF THE,el
B,_,A J r '
PICKERING
Being a By-law to amend Restricted Area (Zoning) By-law 2520, as
amended, to implement the Official Plan of the City of Pickering District
Planning Area, Region of Durham, in Lot 68 Plan M-14, in the City of
Pickering. (A02/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the development of a day spa on the subject property, being Lot 68, Plan M-14,
in the City of Picketing;
AND WHEREAS an amendment to By-law 2520, as amended, is therefore deemed
necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING HEREBY ENACTS AS FOLLOWS:
SCHEDULE I
Schedule I attached to this By-law with notations and references shown thereon
are hereby declared to be part of this By-law.
AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Lot 68, Plan M-14, in
the City of Pickering, designated "CO-DS" on Schedule I attached hereto.
GENERAL PROVISIONS
No building, land or part thereof shall hereafter be used, occupied, erected,
moved or structurally altered except in conformity with the provisions of this By-law.
DEFINITIONS
In this By-law,
(1)
"Adult Entertainment Parlour" shall mean a building or part of a building in
which is provided, in pursuance of a trade, calling, business or
occupation, services appealing to or designed to appeal to erotic or sexual
appetites or inclinations;
(2)
"Body Rub" include the kneading, manipulating, rubbing, massaging,
touching, or stimulating, by any means, of a person's body or part thereof
but does not include medical or therapeutic treatment given by a person
otherwise duly qualified, licensed or registered so to do under the laws of
the Province of Ontado;
(3)
"Body Rub Parlour" includes any premises or part thereof where a
body-rub is preformed, offered or solicited in pursuance of a trade, calling,
business or occupation, but does not include any premises or part thereof
where the body-rubs performed are for the purpose of medical or
therapeutic treatment and are preformed or offered by persons otherwise
duly qualified, licensed or registered so to do under the laws of the
Province of Ontario;
-2-
"Build-to-Zone" shall mean an area of land within which all or part of a
building or buildings are to be located;
"Business Office" shall mean a building or part of a building in which the
management or direction of business, a public or private agency, a
brokerage or a labour or fraternal organization is carried on and which
may include a telegraph office, a data processing establishment, a
newspaper publishing office, the premises of a real estate or insurance
agent, or a radio or television broadcasting station and related studios or
theatres, but shall not include a retail store;
(6)
"Day Spa" shall mean a building or part of a building in which beauty and
aesthetic treatments are provided, such as hair removal, make-up
application, cosmetic tattooing, massage therapy, and weight loss
treatments, but shall not include a body rub parlour, and shall not provide
over night accommodations;
(7)
"Dwellinq Unit" shall mean one or more habitable rooms occupied or
capable of being occupied as a single, independent, and separate
housekeeping unit containing a separate kitchen and sanitary facilities;
(8)
"Gross Leaseable Floor Area" shall mean the aggregate of the floor areas
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;
(9)
"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;
(lO)
"Professional Office" shall mean a building or part of a building in which
medical, or other professional service is performed or consultation given,
and which may include a clinic, the offices of an architect, a chartered
accountant, an engineer, a lawyer or a physician, but shall not include a
body-mb parlour;
(11)
"Retail Store" shall mean a building or part of a building in which goods,
wares, merchandise, substances, articles or things are stored, kept and
offered for retail sale to the public.
5. PROVISIONS
(1) Uses Permitted ("CO-DS" Zone)
No person shall, within the lands zoned "CO-DS" on Schedule I attached
to this By-law, use any lot or erect, alter or use any building or structure
for any purpose except the following:
a) business office
b) professional office
c) day spa
d) dwelling unit
(2) Zone Requirements ("CO-DS" Zone)
No person shall within the lands designated "CO-DS" on Schedule I
attached hereto use any lot or erect, alter or use any building except in
accordance with the following provisions:
(a) BUILDING RESTRICTIONS
(i) Building Location and Setbacks:
A Buildings and structures shall comply with the building
envelope illustrated on Schedule I attached hereto.
Building Height:
-3-
The build-to-zone illustrated on Schedule I attached hereto
shall have located within it a building or buildings, or part of
a building or buildings, which must occupy a minimum of
50% of the build-to-zone.
maximum 12.0 metres
(b) PARKING REQUIREMENTS
(i)
A minimum of 5 parking spaces shall be provided for every
100 square metres of gross leasable floor area or part thereof,
and a minimum of 1 parking space shall be provided for any
dwelling unit;
(ii)
Despite Clause 5(b)(i) above, a minimum of 2 spaces of the
required parking must be located on the lands designated
"CO-DS" on Schedule I attached hereto, while the remaining
required parking spaces may be considered to be provided on
the lands owned by the City of Pickering (Block AZ, Plan M-14)
provided an agreement exists with the City of Pickering and the
owner of the lands designated "CO-DS" on Schedule I attached
hereto;
(iii)
Clauses 5.21.2 a) and b) of By-law 2520, as amended, shall not
apply to the lands designated "CO-DS" on Schedule I attached
hereto;
(iv)
Despite Clauses 5.21.2 g) and 5.21.2 k) of By-law 2520, 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.
(c) SPECIAL REGULATIONS
(i) All uses, other than parking, shall take place entirely within
enclosed buildings or structures with no outside storage or display;
(ii) A dwelling unit shall only be permitted if a business office,
professional office, or day spa exist on the property;
(iii) Despite the provisions outlined above:
A
a day spa, as defined herein, with a maximum gross
leaseable floor area of 110 square metres; a residential
detached dwelling, as per Section 8.1 of By-law 2520; and, a
professional office, as per Section 8.5 of By-law 2520, shall
be permitted within the building existing, on the lands
designated "CO-DS" on Schedule I attached hereto, on the
date of passing of this by-law;
a minimum of 3 parking spaces shall be provided on-site for
any day spa use contained within the building existing on the
date of the passing of this by-law, on the lands designated
"CO-DS" on Schedule I attached hereto. Clause 5.21.2 d) of
By-law 2520, as amended, shall not apply;
C
the building existing on the lands designated "CO-DS" on
Schedule I attached hereto, on the date of the passing of this
by-law, shall be deemed to comply with the provisions of
By-law 2520, as amended. Any major additions or
redevelopment shall comply with the provisions set out herein.
-4-
BY-LAW 2520
By-law 2520, 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.
(2)
Definitions and subject matters not specifically dealt with in this By-law
shall be governed by relevant provisions of By-law 2520, as amended.
o
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
,2005.
· day of
David Ryan, May
Debi A.B. :ley, City Clerk
__ I_ BUILDING ENVELOPE
BUILD-TO-ZONE
SCHEDULE I TO~~~05
PASSED THIS
DAY OF__
MAYOR
CLERK
~F~CH~EN~ ~1 /
REPORI # PD
TO
BAYLY ST~'EET
'OPRAD
STREET
_TATRA
· GRENOBLE -~
FU$OHtA
DRIVE
FORDO
LOT i~8, P.LAN
BOULEVARD
Piannin9 & DeveloPment Department
RLE No. A 02/05
DATE 'FEB. 2i, 2005 t DP~A. WN BY JB
SCALE 1:5000 J CHECKED BY p~
PN-3,
REPORI ~ PD~
INFORMATION COMPILED FROM APPLICANT'S
SUBMITTED PLAN
A 02~05 - P. & R. AVIS
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i I
THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, JUNE 3, 2005.
'~T'~ACH~,EI~T #,, ~ TO
PICKERING
INFORMATION REPORT NO. 03-05
FOR PUBLIC INFORMATION MEETING OF
March 24, 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 2/05
Paul & Rochelle Avis
931 Liverpool Road
(Lot 68, Plan M-14)
City of Pickering
1.0
2.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the east side of Liverpool Road, south of
Bayly Street (see Attachment #1 - Location Map);
the subject property fronts onto Liverpool Road, has an area of approximately
480 square metres, a lot frontage of approximately 15 metres, and currently
supports a one-storey detached dwelling;
the surrounding land uses are:
North - Commercial
East - Residential
South - Commercial & Residential
West - Commercial & Institutional
APPLICANTS PROPOSAL
the applicant proposes to amend the existing zoning on the subject property
to permit personal service uses, specifically a spa and weight loss treatment
centre;
the proposed spa and weight loss treatment centre will operate on the main
level of the one-storey detached dwelling and the basement will be used for
residential purposes;
the applicant's submitted plans are provided for information (see Attachments
#2 and #3 -Applicant's Submitted Plans).
Information Report No. 03-05
/?rTACHMEI~IT,~ ~ TO
Page 2
3.0
3.'1
3.2
3.3
OFFICIAL PLAN AND ZONING
Durham Re.qional Official Plan
the Durham Regional Official Plan identifies the subject lands as being within
a "Living Area" designation, which shall be used predominantly for housing
purposes;
limited office development and limited retailing of goods and services, in
appropriate locations, as components of mixed use developments may be
permitted also;
the applicant's proposal appears to comply with this designation;
Pickerinq Official Plan
- the subject property is designated Mixed Use Area - Mixed Corridor within the
Bay Ridges Neighbourhood - Detailed Review Area;
- Mixed Use Areas are areas and corridors of development having the highest
concentration of activity in the City and the broadest diversity of community
services and facilities;
- permissible uses within this designation are: residential, retailing of goods
and services generally serving the needs of the surrounding neighbourhood,
offices and restaurants, community, cultural and recreational uses, and
special purpose commercial uses;
- Schedule II of the Pickering Official Plan -"Transportation System" designates
Liverpool Road where it abuts the subject property as a Collector 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;
- the applicant's proposal complies with this designation;
Bay Ridges Nei.qhbourhood
- the subject property is located within a detailed review area of the Bay Ridges
neighbourhood;
- the property is also subject to the 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 inviting ambiance;
the intersection of Liverpool Road and Bayly Street is intended to create a
gateway to the area and is intended to attract vehicles travelling on Bayly Street;
Information Report No. 03-05
~?TACHMENT #_ 3 TO
~' "~" ~:"~ ~"~-'~-~ Page 3
3,4
4.0
4.1
4,2
4.3
5.0
Zoning By-law 3036
the subject property is currently zoned "RMI"- Residential Multiple Zone by Zoning
By-law 2520, as amended by By-law 822/78;
the current zoning permits the following uses, subject to specific zone
requirements:
· Residential, and
· Professional Office
- a zoning by-law amendment is required to permit personal service uses.
RESULTS OF CIRCULATION
Resident Comments
- Peace Lutheran Church is in objection to the proposed zoning amendment
due to potential parking limitations (see Attachment #4);
Agency Comments
- Veridian Connections has no objections;
Staff Comments
- in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· compatibility with, and sensitivity to, surrounding existing residential,
institutional and commercial development;
· the impact the proposed use / site changes may have on the streetscape,
the character of the neighbourhood and on adjacent properties;
· traffic generation, adequacy of parking and landscaping; and
· overall site design and function;
further issues may be identified following receipt and review of comments
from circulated departments, agencies, and the public.
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;
Information Report No. 03-05
Page 4
6.0
6.1
6.2
6.3
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
- full scale copies of the applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
Property Principal
- Paul and Rochelle Avis are the owners and agents of 931 Liverpool Road.
ORIGINAL SIGNED BY
Perry Korouyenis
Planner I
PK:jf
Attachments
Lynda Taylor, MCIP, RPP
Manager, Development Review
Copy: Director, Planning & Development
APPENDIX NO. I TO
INFORMATION REPORT NO. 03-05
COMMENTING RESIDENTS AND LANDOWNERS
(1) Reverend Mark Van House (Peace Lutheran Church) - 928 Liverpool Road
COMMENTING AGENCIES
(1) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) Planning & Development Department
Statutory Public Information Meeting
Pursuant to the Planning ACt
Minutes
Thursday, MarCh 24, 2005
7:00 P.M.
PRESENT:
Councillor Dickerson - Chair
STAFF:
Lynda Taylor- Manager, Development Review
Debbie Watrous - Committee Coordinator
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.
(;)
ZONING BY-LAW AMENDMENT APPLICATION A 02~05
PAUL & ROCHELLE AVIS
931 LIVERPOOL ROAD
(LOT 68, PLAN M-14).
Lynda Taylor, Manager, Development Review, on behalf of Perry KorouYenis,
Planner 1, provided an overview of property location, applicant's proposal and
City's Official Plan policies pertaining .to this site, as outlined in Information
Report #03/05.
Paul' Avis, applicant,, report that they have invested more than $100,000 in
renovations and upgrades since purchasing the property in May, 2004. They
further intend 'to replace the shingles, eaves trough, explore granite facing on
the building, remove metal sign posts on roOf, clean up the backyard, relocate
the metal shed and install railings on the front concrete steps. He also wanted
to reassure the neighbouring church that the parking on their property is
adequate and they would not need to encroach on the church property.
ADJOURNMENT
The meeting adjourned at 7:10 pm
-1-
March 24, 2005
The Regional
Municipality
of Durham
Perry Korouyenis, Planner
Pickering Civic Complex
One The Esplande
Pickering, Ontario
L1V 6K7
Mr. Korouyenis:
Re:
Zoning Amendment Application A2105
Applicant: Raul and Rochelle Avis
Location: 931 Liverpool Road, Pickering
Planning Department
1615 DUNDAS ST. E.
4TM FLOOR, LANG TOWER
WEST BUILDING
PO BOX 623
WHITBY ON L1N 6A3
CANADA
905-728-7731
Fax: 905-436-6612
E~mail: planning@
region .durham .on .ca
www. reg on.durha'm.on.ca
A.L. Georgieff, MCIP, RPP
~ommissioner of Planning
This application has been reviewed by the. Region of Durham and the following
comments are offered.
The purpose of this application is' to amend the existing zoning of the subject property
from "Residential (RM1)" to permit personal service uses: a spa and weight loss
treatment centre.
ReRional Official Plan
The lands subject to this application are designated "Main Central Area" in the Durham
Regional Official Plan. Limited personal service uses may be'permitted within this
designation.
ReRional Services
Municipal water supply and sanitary sewer services are available to the site.
Provincial Policies & Dele.qated 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.
!f you have any questions or require further information, please do not
hesitate to contact me.
Dwayne Campbell, Planning Analyst
Current Operations Branch
cc: Rod Bolahood, Regional Works Department
"Service Excellence
for our Cornmu~ifies"
N :\pim~dc~Zo ning\Comme nts\PickeringV~,2-05.doc
100% Post Consumer
Fdday, April 8, 2005
Ms. Lynda Taylor, Manager
P ling & Development Department
T~,,. Corporation of the C~. of Picketing
One The Esplanade
Pickering ON L1V 6K7
RE: Parking space requirement at 93i Liverpool Rd
Dear Lynda,
Wr~h only my wife and me working in our one-to-one business (client to service provider) we can never foresee the
need for more than three parking spaces at any one time at our 931 Liverpool Road location,
Re majodty of our business is by appointments; however, we do have the occasional walk-in where people park
briefly to make future appointments.
Uh,,,,e a retail outlet, our clients spend on average one hour of their time with us. Although our history is bdef, our
c, iht traffic records indicate that at the most we could only be taking care of a total of two customers at the same
time and on a few occasions one person may arrive early for their appointment, thus the three parking space
requirements.
For example, on Wednesday, Apdl 6, 2005, my wife had a client that arrived at 10:00 a.m. and left at 1:30 p.m.
During that same period, I also had one client.
in addition, we have also reached an understanding with our neighbour to the our immediate Western boarder, the
Peace Lutheran Church, who no longer has any opposition to our rezoning application, as documented in an emait
which we forwarded to our City Councillor, Doug Dickerson.
Should you require any further clarification or have any additional questions, please do not hesitate to call
905-420-0020, dudng business hours 10:00 a.m. to 8:00 p.m. TUesday to Saturday, or our home number
at 905-420-0867 for all other non-business hours.
~v~ would like to thank you for this opportunity to provide clarification to our parking space requirements.
Thank you,
~aul ^vis
Partner
Cc: Geoff P, oma~ow.~i, Deug
,,~,t~. Avis Ar~ilect
931 Liverpool Rd, Pickering ON Canada L1W 1S7 Tel. 905-420-0020 www.beautyfullspa.ca
Open Tuesday to Saturday 10 a.m. - 8 p.m. Closed Sunday & Monday