PLANNING ADVISORY COMMITTEE AUGUST 18, 2015 The regular meeting of the Planning Advisory Committee was held in the Council Chamber, Lobby Level. PRESENT Eric Falkjar, Chair Andrew Miller, First Vice-Chair Philip Hovey, Second Vice-Chair Councillor Gerry Lowe Anne McShane Keith Brideau Rick Stephen Patrick Beamish Mark Reade, Senior Planner Jody Kliffer, Planner Kristen Flood, Planner Lynda Lockhart, Recording Secretary REGRETS Derrick Mitchell Item 1: Agenda and Minutes It was MOVED and SECONDED that the minutes of the July 21, 2015 meeting be approved as circulated. PH/RS
August 18, 2015 Page: 2 Item 2: Irving Oil Limited 9-19 First Street East Application Type: Temporary Approval Two letters opposed and/or expressing concerns and one letter in support were received. Kristen Flood provided a brief overview, via a Power Point Presentation, of the Temporary Approval application to allow for the establishment of a crushed gravel parking lot for employees on the subject site. Additional parking is necessary because the number of employees working across the street is increasing from 40 to 100. Staff are recommending approval on the basis that the parking lot must be removed and the site returned to its present state if the applicant s request to rezone the property is not successful. Beth Peddle, Senior Manager for the Corporate Real Estate Group, Irving Oil Limited appeared before the Committee and indicated Jim Sherrard, Project Manager, Irving Oil Limited was also in attendance. Ms. Peddle indicated the applicant was in agreement with the recommendations as contained in the staff report and provided a brief history of the subject site indicating the property, and a number of surrounding properties, were purchased in 2009 with the intent to repurpose the former school to an office building, however work on the project stopped in 2010. Work resumed two months ago and it is their intent to increase the number of employees to 100 by mid- September which will require additional parking. It is their intent to rezone the subject site at a later date and complete all the necessary landscaping, curbing and paving at that time, however due to the urgency, the applicant is requesting the Committee consider temporary approval to provide parking for employees. Ms. Peddle responded to questions from the Committee indicating it is their intent to soften the visual impact of the parking lot by creating a treed buffer along the rear of the property. Ms. Peddle responded they had considered using 251 Bayside Drive as alternate parking; however determined there would be no safe way for employees to gain access to the office building. Ms. Peddle addressed the concerns expressed in the above mentioned letters stating in her opinion the parking lot complete with curbing, paving and landscaping would be an improvement over the existing vacant lot. She further responded they would be agreeable to explore moving the parking lot further towards First Street East thereby creating a larger buffer between the fire lane and properties on Second Street. Mr. Jim Sherrard appeared before the Committee to address the drainage concerns indicating water will be contained to the subject site in accordance with a Storm Water Management Plan that will be submitted to the City Chief Engineer for approval with the rezoning application. There was a concern expressed with the speed and urgency of the application and Committee members suggested perhaps it might be prudent to explore other options i.e. stop up and close First Street, carpooling, and/or other modes of transportation, etc.
August 18, 2015 Page: 3 Ms. Peddle reappeared before the Committee to address the concerns expressed by the Committee indicating the Temporary Approval was necessary to accommodate the phased transition of the employees over the next number of weeks. The subsequent rezoning application which will be considered by the Committee next month will address, in detail, items such as landscaping, buffers, curbing, and site drainage. She commented they are aware they are in a residential area and intend to make the parking lot as unobtrusive as possible. Staff responded that stop up and closure of streets is handled through the City s Real Estate Services as well as Infrastructure Development service areas. It would be up to the applicant to approach the above service areas to determine if they would be amenable to closing First Street. No one else appeared before the Committee. After considering the report, the presentations and lengthy discussions, the Committee determined because of the negative impact to the residents on Second Street, that a detailed site plan which depicts items such as buffers, landscaping, curbing, and site drainage be submitted for their consideration. It was further suggested the applicant contact the neighbours to fully explain the proposal in an attempt to understand and mitigate their concerns. It was MOVED and SECONDED that the Planning Advisory Committee deny the proposed parking lot at 9-19 First Street East for a temporary period of up to one year. NAY GL/RS KB/PH Item 3: David McCashion 100 Watson Street and 304-306 King Street West Application Type: Rezoning Kristen Flood provided a brief overview, via Power Point Presentation, of the Rezoning application to allow for the establishment of a wedding chapel and restaurant in the existing building located on the subject site. The site is in a Heritage Conservation Area and the building is currently used as a church and a hall. Staff are recommending approval of the rezoning subject to conditions regarding the future development of the site as there is a commercial node located to the north of the subject site, the proposed use is similar to the existing use, and the adaptive reuse of a heritage building is supported by the Municipal Plan. David McCashion, the applicant, appeared before the Committee and indicated he was in agreement with staff recommendations and responded to questions from the Committee indicating he did not envision any need for additional parking. No one else appeared before the Committee.
August 18, 2015 Page: 4 After considering the report and the presentations the Committee resolved to adopt the recommendation based on the reasons outlined in the staff report. It was MOVED and SECONDED 1) That Common Council rezone a parcel of land with an area of approximately 2554 square metres, located at 100 Watson Street and 304-306 King Street West, also identified as PIDs 00361386, 00361394, and 00361535, from Neighbourhood Community Facility (CFN) and Mid Rise Residential (RM) to General Commercial (CG). 2) That, pursuant to Section 39 of the Community Planning Act, the development and use of the parcel of land with an area of approximately 2554 square metres, located at 100 Watson Street, also identified as PIDs 00361386, 00361394, and 00361535 shall be subject to the following conditions: a) The use of the site shall be restricted to a restaurant and wedding chapel within the existing building; b) The site shall not be developed except in accordance with a detailed site plan and building elevations plans, prepared by the developer and subject to the approval of the Development Officer, indicating all buildings, parking areas, driveways, loading areas, freestanding signs, exterior lighting, mainline power poles, concrete curbing, landscaped areas, exterior building finishes and other site features. The approved site plan and building elevation plans must be attached to the application for building permit for any part of the development. c) All work shown on an approved site plan must be completed no later than one year after permit approval. AMcS/AM Item 4: Barry Gallant 30-40 Galbraith Place Application Type: Rezoning One letter in support of the application was received. Jody Kliffer provided a brief overview, via Power Point Presentation of the Rezoning application to facilitate the establishment of a Tim Horton s restaurant on the site. The proposed development includes the establishment of a ground sign at the rear of the property abutting Highway 1. The height and area of the sign require variances from the standards of the Zoning By-law. The associated variances for the proposed ground sign are a significant departure from the standards of the Zoning By-law; however, the proposed size creates greater visibility for motorists on Highway 1 and allows sufficient time to safely access the off-ramp to King William Road. Staff are recommending approval subject to conditions.
August 18, 2015 Page: 5 Barry Gallant appeared before the Committee and indicated he was in agreement with the recommendations as contained in the staff report and responded to questions from the Committee as to why the proposed ground sign was so large. Mr. Gallant responded that the size of the sign is to grant greater visibility to the site. Providing a larger sign allows motorists to switch lanes well before the exit ramp, enhancing the safety of the area. Staff added that while the size of the sign is significantly larger than the By-law requirements, the location of the site next to the highway and at the periphery of the City provided a unique context that could be supported by staff. The Committee asked staff why the Corridor Commercial (CC) zone was chosen from the commercial zones in the Zoning By-law. Staff responded that the Corridor Commercial (CC) zone has a list of uses that are more compatible to the automobileoriented land uses that are proposed for the site, as well as other potential future commercial uses that may be considered for the properties. No one else appeared before the Committee. After considering the report, the letter received, and the comments made by the applicant, the Committee resolved to adopt the recommendation based on the reasons as outlined in the staff report. It was MOVED and SECONDED 1. That Common Council rezone a parcel of land having an area of approximately 1.7 hectares, located at 30-40 Galbraith Place, also identified as PID Nos 55210751 and 55210744 from Medium Industrial (IM) to Corridor Commercial (CC); 2. That, pursuant to Section 39 of the Community Planning Act, the development and use of the parcel of land having an area of approximately 1.7 hectares, located at 30-40 Galbraith Place, also identified as PID Nos 55210751 and 55210744, be subject to the following condition: a. that, before any additional development of the site is undertaken, the proponent shall submit a traffic impact statement to the City indicating that such development can be accommodated by the existing street network in a manner satisfactory to the Chief City Engineer; 3. That the Planning Advisory Committee approve the following variances from the Zoning By-law that would: a) Increase the maximum required area for a ground sign in the Corridor Commercial (CC) zone to approximately 104 square metres, whereas the Zoning By-law permits a maximum area of 22 square metres; and b) Increase the maximum height for a ground sign in the Corridor Commercial (CC) zone to approximately 18.3 metres, whereas the Zoning By-law permits a maximum height of 15 metres. GL/PH There being no further business, the meeting adjourned at 7:25 p.m.
August 18, 2015 Page: 6 Eric Falkjar Chair Lynda Lockhart Recording Secretary