HomeMy WebLinkAboutPD 23-06
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REPORT TO
EXECUTIVE COMMITTEE
Report Number: PO 23-06
Date: March 27, 2006
From:
Neil Carroll
Director, Planning & Development
Subject:
Zoning By-law Amendment Application A 26/05
1044910 Ontario Inc.
1890 Glenview Road
(Part of Lot 41, Plan 509)
City of Pickering
Recommendation:
1. That Zoning By-law Amendment Application A 26/05 be APPROVED, as set out
in the draft by-law attached as Appendix I to Report PO 23-06, to amend the
existing zoning on the subject property to permit professional office uses, on
lands being Part of Lot 41, Plan 509, City of Pickering.
2. That the amending zoning by-law to implement Zoning By-law Amendment
Application A 26/05, as set out in Appendix I to Report PO 23-06, be
FORWARDED to City Council for enactment.
Executive Summary: The applicant requests a zoning by-law amendment to
permit the establishment of professional office uses for the property located at the
southerly intersection of Glengrove Road and Glenview Road, adjacent to the north side
of Kingston Road in the Town Centre Neighbourhood (see Attachment #1 - Location
Map). A one-storey detached dwelling currently exists on the property.
The applicant is proposing a one-storey expansion of the existing dwelling to accommodate a
chiropractic clinic (see Applicant's Revised Submitted Plan, Attachment #3). Future
redevelopment of the site would be subject to the requirements set out in a new
amending by-law (see Appendix I). The proposed development is compatible with the
surrounding neighbourhood and conforms to the Pickering Official Plan.
It is recommended that this application be approved, and the draft by-law be forwarded
to City Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Report PO 23-06
Date: March 27, 2006
Subject: 1044910 Ontario Inc. (A 26/05)
Page 2
Background:
1.0 Comments Received
1.1 At the January 19, 2006 Public Information Meeting
(See text of Information Report and Meeting Minutes, Attachment #3)
· Bob Martindale of Martindale Planning Services, authorized agent,
attended;
· Four area residents expressed concern respecting additional traffic
movements, access to Glengrove Road, pedestrian safety and requested
clarification of the applicant's proposal;
· Dr. David Fletcher of 1044910 Ontario Inc., registered owner, attended
and advised that he has now decided to expand the existing dwelling to
double the current size, indicated that he would employ a limited staff and
treat a small amount of patients on a daily basis; Dr. Fletcher further
indicated that he preferred access to the property to be provided on
Glengrove Road;
1.2 Following the Information Meeting
· A letter was received from William Mankinen, owner of 1899 Glengrove Road,
(abutting owner to the north) expressing concern with the compatibility of
the proposal with the existing residential uses in the neighbourhood, the
proposed parking location on the applicant's conceptual plan, and the
long-term land use objectives for the subject property (see Attachment
#7);
· A revised conceptual plan was received from the applicant on
February 10, 2006, which utilizes the existing vehicular access location on
Glenview Road and relocates the parking area to the front yard adjacent to
Glenview Road (see Applicant's Revised Submitted Plan, Attachment #3);
1.3 City Department and Agency Comments
Municipal Property &
Engineering Division
no objection as the conversion and expansion of
the existing dwelling for professional office uses
will not generate significant trips (see Attachment
# 6);
2.0 Discussion
2.1 Proposal
The applicant is proposing an expansion and conversion of the existing dwelling
on the subject property for the purpose of establishing a chiropractic clinic on the
subject property. The residential use of the building is proposed to be
terminated.
Report PO 23-06
Subject: 1044910 Ontario Inc. (A 26/05)
Date: March 27, 2006
Page 3
2.2 Use and Compatibility
2.2.1 The proposed professional office use complies with the Pickerinq Official Plan
desiqnation and is an appropriate and compatible use within the Town Centre
Neiqhbourhood.
The subject property is designated Mixed Use Areas - Downtown Core within the
Town Centre Neighbourhood. This designation permits professional office uses.
The Official Plan policies encourage the highest mix and intensity of uses and
activities in the City to be located within the Town Centre Neighbourhood.
The subject property is appropriate for modest intensification. The site is located
at the edge of the City's Downtown Core area adjacent to Kingston Road, and is
on the periphery of the abutting residential neighbourhood. The applicant's
proposal would add to the mix of uses at the edge of Downtown Pickering, as
encouraged in the City's Official Plan.
2.2.2 The subject property is suitable for the proposed use
The proposed chiropractic clinic is compatible with the abutting residential
neighbourhood to the north of the property. The scale of the applicant's revised
proposal will maintain a residential character on the subject property, with
minimal impact on the existing neighbourhood.
The visual impacts of front yard parking can be minimized through performance
standards of the implementing zoning by-law and screening provisions required
through the site plan approval process.
2.3 Zoning By-law Performance Standards
2.3.1 A Schedule to the proposed zoninq by-law illustrates a Buildinq Envelope for the
subject property
Schedule I to the draft Zoning By-law, attached as Appendix I to this report,
indicates a maximum Building Envelope on the subject property which provides
flexibility for redevelopment of the subject lands, in the event that the existing
dwelling is demolished.
2.3.2 The proposed by-law will require a minimum landscape buffer to be provided
between a surface parkinq area and any lot line
It is recommended that a minimum landscape buffer of 2.0 metres be provided on
the lot between any surface parking area and a lot line, to screen vehicle parking
from Glenview Road and / or Glengrove Road.
Report PO 23-06
Date: March 27, 2006
Subject: 1044910 Ontario Inc. (A 26/05)
Page 4
2.3.3 The proposed by-law will require a minimum rate of parkinq to be provided for
professional office uses
It is recommended that parking for professional office uses on the subject
property be provided at a rate of 5.5 spaces per 100 square metres gross floor
area, to ensure that an adequate parking supply is available on-site.
2.3.4 The proposed by-law will limit the maximum qross leasable floor area and
maximum heiqht of all buildinqs and structures
It is recommended that the gross floor area of all buildings and structures on the
lot be limited to 300 square metres and that the height of all buildings and
structures on the lot be limited to a maximum of 9 metres. These limitations will
ensure that the scale of development remains compatible with the abutting
residential development positioned to the north and west.
2.4 Site Plan Approval is required for Professional Office Uses
2.4.1 The City's requirements with respect to development of the subject property will
be addressed throuqh the site plan review process. Amonqst other matters. the
owner will be required to address:
· appropriate levels of buffering/screening for parking areas adjacent to
Glenview Road and / or Glengrove Road;
· the maintenance of privacy fencing adjacent to existing residential
development to the north;
· whether a landscaping encroachment agreement should be considered by
the City to augment landscaping/screening/buffering provisions;
· a pedestrian connection at the southwest corner of the property toward the
intersection of Glenview Road and Glengrove Road.
2.5 The concerns I issues of abutting Residents have been addressed
At the Statutory Public Information meeting, several abutting area residents
voiced concern with the conceptual site plan that was included with the initial
circulation Notice. The initial plan indicated a proposed vehicular access on
Glengrove Road and a parking area toward the north lot line. A revised
conceptual plan was submitted by the applicant following the Statutory Public
Meeting and it is this revised plan that forms the basis of Staff's review (see
Attachment #3). The revised plan relocates the parking area for the proposed
chiropractic 'clinic adjacent to Glenview Road, and relocates the proposed
vehicular access to the site from Glengrove Road to the existing access location
on Glenview Road. It is our understanding that, following the Statutory Public
Meeting, the applicant met with the abutting area residents to address their
issues / concerns with the proposed site alterations and continues to maintain an
open dialogue with them.
Report PO 23-06
Subject: 1044910 Ontario Inc. (A 26/05)
Date: March 27, 2006
Page 5
The Municipal Property & Engineering Division has advised that, based on their
review of the applicant's proposal, no significant traffic impacts are anticipated
from the chiropractic clinic operation as described in the application (see
Attachment #6).
3.0 Applicant's Comments
The applicant has been made aware of the content of this report, has reviewed
the draft zoning by-law, and is in agreement with the recommendations of this
report.
Appendix:
Appendix I: Draft Implementing By-law
Report PO 23-06
Subject: 1044910 Ontario Inc. (A 26/05)
Date: March 27, 2006
Page 6
Attachments:
1 . Location Map
2. Applicant's Initial Submitted Site Plan
3. Applicant's Revised Submitted Site Plan
4. Text of Information Report
5. Minutes from Statutory Public Meeting
6. Comments from the Municipal Property & Engineering Division
7. Public Comments - G. William Mankinen
Prepared By:
Approved / Endorsed By:
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Rick Ce aratti . .
Planner"
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Neil Carro IP, RPP
Director, Planning & Development
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Lynda Taylor, MCI?; RPP
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Manager, Developmént Review
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Attachments
Copy: Chief Administrative Officer
Recommended for the Ç.
Pickering City Coun if
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APPENDIX I TO
REPORT PD 23-06
DRAFT BY-LAW
ZONING BY-LAW AMENDMENT APPLICATION A 26/05
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, Region of
Durham on Part of Lot 41, Plan 509, in the City of Pickering.
(A 26/05)
WHEREAS the Council of The Corporation of the City of Pickering deems it desirable to
permit the establishment of professional office uses on the subject lands, being Part of
Lot 41, Plan 509, in the 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 to By-law 3036, attached hereto with notations and references shown
thereon is hereby declared to be part of this By-law.
2. AREA RESTRICTED
The provisions of this By-law shall apply to those lands in Part of Lot 41,
Plan 509 in the City of Pickering, designated "CO" on Schedule I attached hereto.
3. 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.
4. DEFINITIONS
In this By-law,
(1) "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 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-rub parlour as defined by the Municipal Act, R.S.O. 1990, c.M. 45, as
amended from time-to-time, or any successor thereto;
- 2 -
(2) "Business Office" shall mean a building or part of a building in which the
management of direction of business, a public or private agency, a brokerage
or a labour or fraternal organization is carried on and which may include a
telegraphic office, a data processing establishment, a newspaper publishing
office, the premises of a real estate or insurance agent, but shall not include a
retail store;
(3) "Gross Leasable Floor Area" shall mean the aggregate of the floor areas of
all storeys above and below established grade designed for an owner or
tenant occupancy or exclusive use only, but excluding storage areas below
established grade;
5. PROVISIONS
(1) Uses Permitted ("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 or structure for any
purpose except the following:
(a) professional office;
(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 or structure for any
purpose except in accordance with the following provisions:
(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.
(b) BUILDING HEIGHT:
(i) maximum 9 metres.
(c) PARKING REQUIREMENTS:
(i) There shall be provided and maintained on the lot a minimum
of 5.5 parking spaces per 100 square metres of gross
leasable area;
(ii) Notwithstanding clause 5.21.2 (g) 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;
- 3 -
(d) SPECIAL REGULATIONS:
(i) The maximum gross leasable floor area for any professional
office use shall be 300 square metres;
(ii) A minimum landscape buffer of 2.0 metres shall be provided
between all surface parking areas and lot lines;
(iii) the building existing on the lands designated "CO" 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 3036,
as amended. Any major additions or redevelopment shall
comply with the provisions set out herein.
6. BY-LAW 3036
By-law 3036 is hereby 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 the relevant provisions of By-law 3036, as amended.
7. EFFECTIVE DATE
This By-law shall come into force in accordance with the provisions of the
Planning Act.
BY-LAW read a first, second, and third time and finally passed this
2006.
day of
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David R~plJhMayor
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City of Pickering
PROPERTY DESCRIPTION PART OF LOT 41, PLAN 509
OWNER 1044910 ONTARIO INC.
FILE No. A 26/05
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INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN
A 26/05 -1044910 ONTARIO INC.
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PROPOSED CONVERSION OF EXISTING
DWELLING TO A CHIROPRACTIC OFFICE
EXISTING GROSS FLOOR AREA -148.5·SQUARE METRES
PROPOSED PARKIN.G - 11 SPACES
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THIS MAP WAS PRODUCED BYTHE CITY OF PICKERING PLANNING &
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INFORMATION COMPILED FROM APPLICANTS
REVISED SUBMITTED PLAN
A 26/05 -1044910 ONTARIO INC.
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING &
DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERVICES
DIVISION MAPPING AND DESIGN, MARCH 2, 2006
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ATTACHMEN1 H_ r __T
REPORi # PD .~ ~ .. ~Q..."~....~.
CitLl tJ~
INFORMATION REPORT NO. 27-05
FOR PUBLIC INFORMATION MEETING OF
January 19, 2006
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 26/05
1044910 Ontario Inc.
1890 Glenview Road
Part of Lot 41, Plan 509
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
_ the subject property is approximately 0.13 hectares in size, and located at the
southerly intersection of Glengrove Road and Glenview Road, adjacent to the
north side of Kingston Road in the Town Centre Neighbourhood
(see Attachment #1 - Location Map);
_ the subject property is surrounded by residential, low density land uses to the
north and west, residential, high density to the south and commercial retail
uses to the east.
2.0 APPLICANT'S PROPOSAL
_ the applicant proposes to amend the existing zoning of the subject lands to
permit professional office uses on the subject property including a chiropractic
clinic;
_ a conceptual plan showing the proposed site alterations / parking layout of the
subject property is provided for reference (see Attachment #2 - Applicant's
Submitted Conceptual Plan);
_ the proposal would convert the existing residential dwelling for professional
office uses on an interim basis; the applicant's long-term goal is to redevelop
the subject property and replace the existing residential dwelling with a new
professional office building.
Information Report No. 27-05
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Page 2
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham ReQional Official Plan
identifies the subject property as being designated Urban Areas - Main Central
Area;
recognizes that Central Areas shall be developed as the main concentration of
activities, at the highest densities, within Urban Areas;
permits a diverse array of uses including community, office, service, shopping
and residential uses;
_ the proposal appears to conform to the Durham Region Official Plan;
3.2 PickerinQ Official Plan
identifies the subject lands as being designated Mixed Use Areas - Downtown
Core within the Town Centre Neighbourhood;
Mixed Use Areas permit a wide assortment of uses including residential,
commercial, offices, restaurants, community, cultural and recreational uses;
establishes the Downtown Core as the highest zone of pedestrian activity in
the City, that functions as a true "main street" for Pickering;
_ City Council has adopted development guidelines through this neighbourhood
as follows:
. "Pickering Downtown Core Development Guidelines";
. "Kingston Road Corridor Development Guidelines";
_ the above-mentioned development guidelines promote the Downtown Core
as the ideal location for the highest intensity of cultural, residential and
economic activity, and the greatest density and diversity of land use mix;
_ the subject proposal appears to conform with the Pickering Official Plan;
however, a further assessment will be made together with the policies and
provisions of the Pickering Official Plan during the additional processing of
this application;
3.3 Zoning By-law 3036
_ the subject property is zoned "R3" - One Family Detached Dwelling, Third
Density Zone, which permits detached dwellings;
_ a zoning by-law amendment is required to permit professional office uses
including a chiropractic clinic on the subject property;
_ the applicant has requested an appropriate zoning designation that would
permit the proposed uses.
Information Report No. 27-05
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Page 3
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
none received to date;
4.2 AQencv Comments
Regional Municipality
Planning Department
of Durham - advise that the application conforms
to the Regional Official Plan,
adequate municipal water supply
and sewer services are available to
the subject property, and that the
application has been screened in
accordance with the terms of the
provincial plan review responsibilities
(see Attachment #3);
- no objections (see Attachment #4);
Veridian Connections
4.3 Staff Comments
in reviewing the application to date, the following matters have been identified
by staff for further review and consideration:
· the appropriateness and compatibility of the proposed use with the
adjacent residential area to the north and west;
· the evaluation of the proposed use to ensure that it is appropriate for the
subject lands;
· the examination of the overall site functioning, including parking
requirements, to ensure that the on-site circulation and parking supply is
adequate;
· the assessment of adaptable zoning provisions to facilitate the future
potential for redevelopment on the subject property;
· the examination of this application to ensure that it is consistent with the
polices of the 2005 Provincial Policy Statement;
_ this Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies
and the public.
Information Report No. 27-05
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Page 4
5.0 PROCEDURAL INFORMATION
_ all 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 Councilor a Committee of Council;
_ if you wish to reserve the option to appeal Council's decision, you must
provide comments to the City before Council adopts any by-law for this
proposal;
_ if you wish to be notified of Council's decision regarding this proposal, you
must request such in writing to the City Clerk.
6.0 OTHER INFORMATION
6.1 Appendix No. I
_ list of neighbourhood residents, community associations, agencies and
City Departments that have commented on the applications at the time of
writing report;
6.2 Information Received
_ copies of the Applicant's Submitted Plans are available for viewing at the
offices of the City of Pickering Planning & Development Department;
_ the need for additional information will be determined through the review and
circulation of the applicant's current proposal;
6.3 Property Principal
_ the owner of 1890 Glenview Road is 1044910 Ontario Inc.; the principal of
1044910 Ontario Inc. is David Fletcher; the agent is Bob Martindale for
Martindale Planning Services.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Rick Cefaratti
Planner II
Lynda Taylor, MCIP, RPP
Manager, Development Review
RC:ld
J:IREPORTSIINFORI2005\27-05 - rc A26-05.doc
Attachments
Copy: Director, Planning & Development
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APPENDIX NO. I TO
INFORMATION REPORT NO. 27-05
COMMENTING RESIDENTS AND LANDOWNERS
(1 ) none received to date
COMMENTING AGENCIES
(1) The Regional Municipality of Durham Planning Department
(2) Veridian Connections
COMMENTING CITY DEPARTMENTS
(1) none received to date
t:::
ATTACHMENT'''';'? _TO
REPOR'T I PD ':;¿.'~'':'' {..
Excerpts from
Cif,! o~
Minutes / Meeting Summary
Statutory Public Information Meeting
Council Chambers
Thursday, January 19, 2006
7:00 pm.
Attendees:
Councillor Ashe - Chair
Councillor Dickerson
Councillor Johnson
Councillor McLean
Lynda Taylor, Manager, Development Review
Geoff Romanowski, Planner II
Rick Cefaratti, Planner II
Joyce Yeh, Planner I
Alison Haines, Recording Secretary
5. ZONING BY -LAW AMENDMENT APPLICATION A 26/05
1044910 ONTARIO INC.
1890 GLENVIEW ROAD
PART OF LOT 41, PLAN 509
CITY OF PICKERING
1. Planner Comments
Rick Cefaratti , Planner II provided an overview of the application and advised that
two letters from adjacent property owners had been received concerning traffic and
parking accommodation abilities of the property.
2. Applicant Comments
Dr. David Fletcher stated that he waned to renovate the dwelling to double the current
size. He further stated the he did not believe parking would be an issue as there will
be only a small number of staff and limited patients. The Applicant further believes the
proposal is a logical transition between high density on the south side of Kingston
Road and low density on the north side. Dr. Fletcher further advised that he would be
planning the ingress and egress on Glengrove Road.
3. Comments from Members of the Public
Richard Spows
1890 Glengrove Road
Richard Spows stated that this building is part of the original downtown core. He is
interested in how the structure will be increased and what exactly the Applicant
means by mixed use. He is concerned about the impact on the school and other
traffic concerns.
Page 1
CORP022B-2/02
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Excerpts from
Bill Mankinen
1899 Glengrove Road
Bill Mankinen is hoping that as the subject property is adjacent to a residential area
the application will be considered with the least amount of change as to not disturb
the neighbourhood. He would like to know the proposed structure usage and
maximum size, including the parking layout. He is concerned with the proposed
egress for the structure as its location could potentially clog the area.
Doreen Adair
1892 Glengrove Road
Doreen Adair is concerned with the increase in traffic and students in the area. She
also wants specifics on the size of the new building and how many doctors will
practice at the facility.
Kathy Smith
1896 Glenview Road
Kathy Smith is concerned with seniors and students in the area who utilize the street
and the bus stop, as there are no sidewalks in the area.
4. Applicant Response
The applicant advised that the conceptual study has been completed for the subject
property and it was determined that the area could accommodate a two storey
structure approximately 500 sq feet. The Applicant revised his plans and is proposing
an "L" shaped building in order to retain topical geography. The Applicant also
advised his intent to use the property as a clinical facility and be the sole doctor.
5. Planner Response
The Planner responded that they have not received any comments from Municipal
Property & Engineering. He emphasized that the plan is conceptual and the applicant
would be required to proceed to the site plan process before being approved and at
that time the appropriate entrance would be determined. The Planner advised that the
City has no current plans to urbanize the area.
6. Applicant Response
The Applicant emphasized that they have not submitted a site plan and would be
agreeable to moving the driveway.
Page 2
CORP0228-2/02
ATTACHMENT' b TO
REPOR1 # PO .;( 3" i) (..,
OPERATIONS & EMERGENCY SERVICES DEPARTMENT
MUNICIPAL PROPERTY & ENGINEERING DIVISION
MEMORANDUM
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February 27, 2006
CiTY OF P¡G~\ER!N:G
PLANN!NG &. DEVELOPMENT
DEP.t\RTiIi1ENT
To:
Rick Cefaratti
Planner II
From:
Richard W. Holborn, P. Eng
Division Head, Municipal Property & Engineering
Subject:
Zoning By-law Amendment Application A 26/05
- 1044910 Ontario Inc.
- 1890 Glenview Road
- File: 0-2400
Please be advised that, the Municipal Property & Engineering Division have reviewed
the zoning by-law amendment application A 26/05 with respect to the proposed 300
square metres professional office building on 1890 Glenview Road.
The proposed professional office will generate 12-14 trips during morning and evening
peak hours. Therefore, no traffic impact is anticipated on Glenview Road and the
surrounding street network due to the proposed development.
If you have any questions regarding the above, please do not hesitate to contact me.
RH:SM
Copy: Supervisor, Municipal & Capital Works
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1899 Glengrove Road
Pickering, ON, Canada L 1V 1X3
Tel: 905 839 0934 Fax: 9058399186
Email: <mankinen@sympatico.ca>
January 23, 2006
Neil Carroll, Director, Planning & Development
City of Pickering
One The Esplanade
Pickering, ON
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CiTY OF P!CKER!NG
PLl~NNING & DEVELOPMENT
DEPARTMENT
Dear Mr. Carroll:
Re: Zoning By-Law Amendment Application - A 26/05
My wife and I are the owners of the residential property immediately to the north of, and
adjacent to, the "subject property" of the above application. Further to my oral comments made
at the Public Meeting held on January 19, 2006, I wish to make further clarification of our
concerns.
1. The subject property is currently zoned "R3", but has been designated in the Town
Centre Development Guidelines as a "Mixed Use Area". Since the Subject Property is
adjacent and, in fact, currently part of a long established residential area, it is expected
that city planners will only consider a zoning change in such a transition area to be the
least possible, to be compatible with adjacent uses of land. Is the application being
considered consistent with the least amount of change to the area? At the meeting, the
chairman informed us that this application may warrant a special zoning designation.
2. Although the location map provided with Information Report No. 27-05 states "Proposed
conversion of existing dwelling to a chiropractic office", the proposed parking layout
indicated to us the possibility of either an extension or a new building planned for the
future. This point was clarified at the public meeting where the applicant (Mr. Fletcher)
explained that his intent is to renovate the existing building and add an extension of
equal size (to a total, he stated, of about 2400 sq. f1. (or 223 sq. m.)). He further stated
that the use of the facility would be for his personal chiropractic practice only. These
comments are at odds with the Information Report 27-05 (which was only made
available to us at the meeting), paragraph 2, which states that the "long term goal is to
re-develop the subject property and replace the existing residential dwelling with a new
professional office building".
3. Immediately after the meeting, in the lobby, Mr. Fletcher addressed myself, my wife and
5 other concerned neighbours and re-assured us that he is "not a developer", that his
aim is simply to re-establish his professional practice in a more suitable location. He
stated that he originally found that the site was capable of a 5000 sq. ft. building or 4 or 5
townhouses, but that he had scaled back his original plans. He re-iterated his current
intention to double the existing size of building toward the south with an "L-shaped
addition". He stated that the building would be used for his own private clinic and that the
"traffic flow would be low", only 3 people at a time is what he can accommodate,
although he has a massage therapist as well.
4. As we stated, we take issue with the layout of the proposed new driveway shown
adjacent to the Mankinen existing driveway, and across the street from two more
driveways. It seems unusual to create such a node, considering the fact that two other
paved driveway entrances to the subject property already exist off Glenview Road. As
well, Glengrove Road has a school further along the street. Little children, parents and
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the school bus constantly use this street. Again, outside council chambers, Mr. Fletcher
assured us that the driveway entrance poses no problem, and that he expects to have
no problem to place it on Glenview S1.
5. A large cedar hedge separates properties to the north from the Subject Property along
its northern boundary, almost the full length. As measured recently, the centerline of the
hedge follows the lot line very closely (+/- a few inches). It is about 5 to 6 feet wide and
at least 10 feet high. If adds greatly to our enjoyment and generally blocks traffic views
and sounds from the south for our neighbours as well. Again, in our further discussions
with Mr. Fletcher, he stated that he had no objection to leaving the hedge in place as he
preferred same instead of a fence. We mentioned the problem of exhaust fumes to him,
and he stated that the parking places could be moved to the other end of the property.
6. The Mankinen dwelling has a solarium on the south side (southwest corner of building)
with windows that open facing south. During the warmer months, this is the main room
for eating and relaxation. The location plan (see Information Report No. 27-05), shows
the bulk of proposed parking spaces immediately abutting the solarium (within 6 to 8 feet
of) and car exhausts would damage and prevent enjoyment of this part of the house due
to the porous nature of the hedge. We request that council give serious consideration to
our request that customer parking is not located immediately outside our windows, This
is our most serious concern.
7. Attached to our letter is a map (Map 1) of the adjoining Mankinen property, immediately
to the north of the Subject Property, which shows the hedge location, the Mankinen
dwelling, the solarium location, and the location of the Subject dwelling for reference.
8. In CONCLUSION, if indeed Mr. Fletcher will limit new construction to renovation of the
existing building and an addition of equal size (to the existing building), and use of the
building for a single professional practice, then we would not object to that. As well, if he
will re-Iocate the parking away from the northern edge of the property, and put the
entrance/exit along Glenview Rd., then I think our concerns could be considered
adequately addressed.
We trust that you will handle this application with your usual careful consideration. Please do not
hesitate to contact us if you have any questions.
Mr. G. William Mankinen, P. Eng.
Cc by email to Rick Cefaratti, Planner 1/
.
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