Recommendation: That, on the
recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application of 2353034 Ontario
Limited, relating to the properties located at 510 Central Avenue and 609
William Street:
a)
the
proposed by-law, as appended to the staff report dated November 18, 2014, BE
INTRODUCED at the Municipal Council meeting to be held on November 25, 2014,
to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to
change the zoning of the subject property FROM a Residential R3 (R3-2) Zone
and a Residential R9 (R9-3•H15) Zone TO a Holding Residential R3 Special
Provision (h-5•h-__•R3-2(_)) Zone and a Holding Residential R9 Special
Provision/Restricted Office Special Provision (h-__•R9-3(_)•H15/RO1(_)) Zone;
b) the
Site Plan Approval Authority BE REQUESTED to consider, through the site plan
approval process, a building design that is generally consistent with the conceptual
front elevation, as appended to the staff report dated November 18, 2014 and
subject to possible design modifications consistent with the following design
principles:
i) to
ensure the building is compatible and in keeping with the character of the
existing
buildings in the neighbourhood:
A)
designing
the proposed building’s Central Avenue façade with an appropriate width for
the building to be in keeping with existing massing rhythm found along the
street; a step-back may be implemented into the building façade to address a
wider building form;
B)
incorporating
articulation in the proposed roof, such as but not limited to: gables, step
backs, varied heights, etc., in order break up the massing of the roof;
C)
incorporating
a porch which is in harmony with the scale, massing and design considerations
of the building;
D)
providing
window style(s) and sizes that are in keeping with the architectural style
proposed for the building as well as being consistent with the existing
buildings in the neighbourhood in order to ensure architectural continuity;
E)
ensuring
the building massing respects the one storey cottage to the east, including
the possible further reduction in height of the east roof line;
F)
including
a high level of architectural detail in the Central Avenue façade, such as,
gables, wood trim detailing, triangular knee brackets, barge boards, window
sills, keystones, stone and brick detailing, etc., in order to be in keeping
with the majority of the existing buildings in the neighbourhood; and,
G)
incorporating
brick cladding on the majority of the proposed building in order to ensure a
high quality finish in keeping with the existing buildings in the
neighbourhood;
ii) ensure
appropriate consideration is given to detailed site design issues identified
by the surrounding property owners by:
A) providing
for one-way on-site traffic circulation with the entrance on Central Avenue
and the exit on William Street;
B) maximizing
safety where possible, to mitigate potential for conflict between the
abutting driveways at 609 William Street and 518 Central Avenue;
C) locating
any outdoor garbage storage facilities away from existing dwellings and
outdoor amenity areas on adjacent properties;
D) maintaining
the tree on the Central Avenue boulevard;
E) maintaining
the maple tree to the rear of 518 Central Avenue;
F) accurately
locating new privacy fencing on the property line behind existing dwellings
on Central Avenue, if site plan approval in accordance with Section 41 of the
Planning Act, R.S.O., 1990, is required for 609 William Street;
G) providing
safe lighting of the parking area while respecting possible lighting impacts
on neighbouring properties;
H) reserving
off-site parking at 609 William Street for residential use by the occupants
of 510 Central Avenue; and,
I) providing
for appropriate on-site parking arrangements;
ii)
ensure
Canadian Pacific Railway requirements are met; it being noted that Canadian
Pacific Railway has indicated that it will not require a noise study but
requested that its standard warning clause for development within 300 metres
of the railway be included in the development agreement;
c) the
request to amend Zoning By-law No. Z.-1 to change the zoning of the subject
property FROM a Residential R3 (R3-2) Zone and a Residential R9 (R9-3•H15) Zone TO a
Residential R8 Special Provision (R8-1( _)) Zone and Residential R9 Special
Provision/Restricted Office Special Provision (R9-3(_)•H15/RO1(_)) Zone
BE REFUSED for the following reasons:
i) a
Residential R3 Special Provision (R3-2(_)) Zone is recommended instead of the
Residential R8 Special Provision (R8-1(_)) Zone, to achieve the same
development proposal;
ii) holding
provisions are recommended in addition to the requested zoning to ensure that
the public site plan approval process is followed and to ensure that
appropriate arrangements are made for off-site parking for the residential
uses at 510 Central Avenue, on the adjacent property at 609 William Street;
iii) the
full range of office uses requested by way of special provisions are being
recommended within the standard Restricted Office (RO1) Zone and a special
provision to permit these uses is not required;
iv) the
requested retail store use has been refined by providing for specific
inclusions and exclusions from the standard definition; and,
v) special
provisions other than lot frontage and north interior side yard at 609
William Street should be considered when a new development proposal is
available for review;
it being pointed out that at the public
participation meeting associated with these matters, the individuals
indicated on the attached public participation meeting record made
oral submissions in connection therewith. (2014-D14)
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